request for proposals - national council for public …€¦ · · 2015-10-08request for...
TRANSCRIPT
REQUEST FOR PROPOSALS
MAA-RFP-15-001
JUNE 8, 2015
FOR THE DESIGN, DEVELOPMENT, FINANCING, CONSTRUCTION, MANAGEMENT/OPERATION, AND
MAINTENANCE OF AN AIRPORT HOTEL AT
BALTIMORE/WASHINGTON INTERNATIONAL THURGOOD MARSHALL AIRPORT
RFP No. MAA-RFP-15-001
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Table of Contents
I. INTENT AND OBJECTIVES ........................................................................................................... 1 A. Intent ................................................................................................................................................ 1 B. Administration’s Objectives ............................................................................................................ 1 C. Additional Information .................................................................................................................... 2
II. AIRPORT HOTEL SITE DESCRIPTION AND TECHNICAL DESIGN REQUIREMENTS ...... 2 A. Site Requirements ............................................................................................................................ 3 B. Pedestrian Conveyance .................................................................................................................... 4 C. Hourly Parking Garage Pedestrian Connection ............................................................................... 5 D. Parking Plan..................................................................................................................................... 6 E. Utility Systems, Storm Drain and Stormwater Management .......................................................... 7 F. Groundwater Contamination ........................................................................................................... 9 G. Access Roadway Improvements ...................................................................................................... 9 H. Structure and Site Leased Premises ............................................................................................... 10 I. Administration’s Reservation of Rights to Site Leased Premises ................................................. 11 J. Design and Approval Process ........................................................................................................ 12 K. Construction Phasing ..................................................................................................................... 12
III. SCHEDULE, PROCESS, REGISTRATION AND SUBMISSION ............................................. 13 A. Schedule ........................................................................................................................................ 13 B. Process and Registration ................................................................................................................ 13 C. Submission Requirements ............................................................................................................. 15
IV. MANDATORY QUALIFICATIONS ........................................................................................... 16 V. TECHNICAL PROPOSAL FORMAT AND CONTENT ............................................................. 18
A. Technical Proposal Format ............................................................................................................ 18 B. Technical Proposal Content ........................................................................................................... 18
VI. REVIEW AND EVALUATION OF TECHNICAL PROPOSALS ............................................. 30 A. Selection Panel .............................................................................................................................. 30 B. Technical Proposal Evaluation Criteria ......................................................................................... 30 C. Initial Review for Responsiveness ................................................................................................ 31 D. Proposal Evaluation Process .......................................................................................................... 31 E. Clarifications/Discussions ............................................................................................................. 32 F. Short-listing and Interviews .......................................................................................................... 32
VII. FINANCIAL PROPOSALS ........................................................................................................ 32 A. Minimum Monthly Guarantee ....................................................................................................... 32 B. Financial Proposal Content and Format ........................................................................................ 33
VIII. REVIEW OF FINANCIAL PROPOSALS, BEST AND FINAL OFFERS AND AWARD ..... 33 A. Review of Financial Proposals ...................................................................................................... 33 B. Best and Final Offers ..................................................................................................................... 34 C. Final Evaluation and Recommendation for Award ....................................................................... 34 D. Award ............................................................................................................................................ 34 E. Contingent Approval ..................................................................................................................... 35 F. Financial Liability of Administration and Contractor ................................................................... 35
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IX. AIRPORT CONCESSION DISADVANTAGED BUSINESS ENTERPRISE PLAN ................ 36 A. Failure to Achieve ACDBE Participation Goal ............................................................................. 36 B. Use of Subcontractors to Achieve ACDBE Participation Goal ..................................................... 37
X. GENERAL REQUIREMENTS ...................................................................................................... 37 A. Use of Electronic Versions of This RFP ....................................................................................... 38 B. Disqualification ............................................................................................................................. 38 C. Rights of Administration ............................................................................................................... 38 D. Duration of Offer ........................................................................................................................... 39 E. Modification or Withdrawal of Proposal ....................................................................................... 39 F. Discussions .................................................................................................................................... 40 G. Incurred Expenses ......................................................................................................................... 40 H. Economy of Preparation ................................................................................................................ 40 I. Ownership of Proposals ................................................................................................................. 40 J. Public Information Act Notice ...................................................................................................... 40 K. Verification of Registration and Tax Payment .............................................................................. 41 L. Arrearages...................................................................................................................................... 41 M. Contractor Qualifications .............................................................................................................. 41 N. Contract Affidavit .......................................................................................................................... 41
Forms
1. Acknowledgement of Receipt
2. Contractor Comment Form
3. Contractor Registration Form
4. Guaranty of Performance
5. Proposal Affidavit
6. Proposal Affirmation
7. Financial Pro-Formas
8. Non-Collusion Affidavit
9. Technical Proposal Submittal Checklist
10. Financial Proposal
Exhibits
A. Sample Contract - Contract No. MAA-LC-15-XXX
B. Contract Affidavit Form
C. Building Height Limitations
D. Glare Study Guidelines
E. Existing Utility Systems
F. Parking Revenue Control Equipment Specifications
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Weblinks
Anne Arundel County Code and County Charter
Anne Arundel County Code Article 18, Title 3, Subtitle 1 - Parking
General Provisions Article, § 4-101 et seq., Annotated Code of Maryland (Public Information
Act)
Federal ACDBE Regulations, 49 C.F.R., Part 23
Federal ACDBE Regulations, 49 C.F.R., Part 26.51
Federal ACDBE Regulations, 49 C.F.R., Part 26.53
MAA Design Standards 2014 (Office of Design & Construction)
MAA Permit Process and Information Guide
MAA Environmental Planning
MAA Environmental Planning – Short Form Environmental Assessment
MAA Tenant Directive 007.1 Building and Installation Permits at BWI Marshall
Maryland Standards and Specifications for Erosion and Sediment Control Handbook
State Regulations for Stormwater Management (COMAR Section 26.17.02 - Subsections 00
through 11)
State Regulations for Water Quality (COMAR Section 26.08.02 - Subsections 00 through 13)
State Treasurer
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I. INTENT AND OBJECTIVES
A. Intent
Maryland Aviation Administration (Administration) is requesting proposals from any interested and
qualified firm (Contractor) for the design, development, financing, construction,
management/operation and maintenance of an Airport Hotel (Airport Hotel) at
Baltimore/Washington International Thurgood Marshall Airport (Airport) on a site adjacent to the
Airport’s terminal building. It is Administration’s intent to select one (1) Contractor that
successfully demonstrates its ability to design, develop, finance, construct, manage/operate and
maintain an Airport Hotel according to the requirements of this Request for Proposal (RFP). Any
Lease and Concession Contract (Contract) awarded as a result of this RFP will be a non-exclusive
Contract. The term of this Contract is a period of fifty (50) years commencing on the Date of
Beneficial Occupancy, subject to Federal Aviation Administration (FAA) approval.
Each potential Contractor is encouraged to read this RFP carefully. Any submission is deemed an
agreement to comply with all terms and conditions referenced in the RFP. Administration will not
provide any funding for the Airport Hotel.
Administration hereby notifies Contractors that in regard to any Contract entered into pursuant to
this RFP that includes participation requirements for Airport Concession Disadvantaged Business
Enterprises (ACDBE), Contractors will be afforded full opportunity to submit Proposals in response
to this RFP and will not be subjected to discrimination on the basis of race, sex, age, color, creed,
national origin, marital status, sexual orientation, gender identity or disability in consideration for
an award. ACDBEs are encouraged to respond to this RFP. The ACDBE regulations are set forth in
the Code of Federal Regulations, 49 C.F.R. Part 23 (see Weblinks).
B. Administration’s Objectives
Administration’s objectives are as follows:
1. To enhance the Airport with a nationally-branded or independent, first-class, full-service
hotel which connects to the existing Airport Terminal Buildings. The Airport Hotel design
shall be modern, sophisticated and comfortable, with high end finishes to provide an
attractive, welcoming presentation to corporate and leisure guests who expect high quality
accommodations; and
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2. To have an Airport Hotel with a sense of place which reflects the Airport’s role as a gateway
to the Baltimore-Washington Metropolitan Area. This may include meeting spaces with the
highest degree of technology available and superior furnishings, local food and beverage
offerings including an upscale restaurant as well as conveniences expected by airport
patrons such as a coffee/juice bar and a retail/gift shop; and
3. To have an Airport Hotel that is a gateway feature for the Airport with an architectural
expression and/or theme complementing and enhancing the architecture of the Airport
Terminal Buildings; and
4. To have an environmentally responsible Airport Hotel utilizing as much sustainable design
and technology as is financially feasible. The Administration has established a goal of
promoting high performance buildings, environmentally responsible construction, and
sustainable development, and reserves the right to give preference to Airport Hotel proposals
that would achieve LEED certification; and
5. To maximize revenues to the Administration.
C. Additional Information
Upon receipt of this RFP, all entities shall immediately submit Form No. 1 via email to
[email protected]. Any Technical Proposal submitted in response to this RFP shall
include a signed copy of Form No. 1 under Tab 25 – Forms. If an entity elects not to submit a
response to this RFP, Administration requests that said entity submits a completed Form No. 2 to
the Administration. For additional information regarding the Airport Hotel, go to
www.newbwiairporthotel.com (Website)
II. AIRPORT HOTEL SITE DESCRIPTION AND TECHNICAL DESIGN REQUIREMENTS
The Airport Hotel site is located on Airport property adjacent to the Airport’s Hourly Parking
Garage and provides approximately two and one half (2.5) acres of land for development for the
Airport Hotel facility and immediately adjacent hotel parking. In addition, after award of the
Contract to the selected Contractor, Administration may be willing to enter into a license agreement
with Contractor for additional surface parking to accommodate the Airport Hotel employees.
Figure 1 illustrates the proposed site for the Airport Hotel and the existing roadway configuration.
Currently used as an employee parking lot, the Airport Hotel site is bordered by Elm Road which
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serves as a primary exit path from the terminal complex and by I-195 which provides direct access
to the Airport. Airport Hotel customers will access the site via I-195. Service vehicles will access
the Airport Hotel site via Elm Road. Currently, surface and garage parking flank the proposed site.
FIGURE 1 - Airport Hotel Site Location
The following sections contain technical requirements for the design and development of an Airport
Hotel on the site identified in Figure 1.
A. Site Requirements
The Airport Hotel site has the following requirements:
1. Noise Considerations: Contractor shall take into consideration the Airport environment and
shall design soundproofing features that will protect Airport Hotel customers and visitors by
minimizing or eliminating noise from the immediately surrounding area, such as on-Airport
vehicle traffic or aircraft takeoffs and landings.
2. Building Height Limitations (Exhibit C): Administration has performed a preliminary
analysis of the Maximum Building Height that can be accommodated on the proposed
Airport Hotel site under Federal Aviation Administration (FAA) guidelines. Contractor is
responsible for designing the Airport Hotel in compliance with the applicable FAA
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requirements and for preparing and submitting all necessary documentation to obtain FAA
approval for the Airport Hotel.
3. Architecture Glare Study (Exhibit D): Prior to receiving final approval from Administration
on the design of the Airport Hotel, Contractor shall prepare a glare study utilizing an
industry-accepted methodology as approved by the Administration. The purpose of the
glare study will be to verify that materials and surfaces proposed in the Airport Hotel do not
impair visual acuity in the Airport Terminal Building area, taxiways, runways, runway
approaches and other movement areas on the airfield, or otherwise affect the visual
requirements of air traffic controllers working in the existing and planned future Air Traffic
Control Tower.
4. Remote Transmitter/Receiver (RTR): The Administration is studying possible impacts to the
existing RTR antenna array under FAA guidelines. The proposed Airport Hotel
development is included in the current study and is being modeled at the maximum height
and location provided in this document. The Administration reserves the right to delay the
design and/or start of construction of the hotel until the RTR study/recommendation is
accepted by the FAA and the required improvements are completed.
B. Pedestrian Conveyance
The design of the Airport Hotel site shall also provide for the safe conveyance of pedestrians from
the Airport Employee Parking lot located on the northwestern boundary of the Airport Hotel site to
the 1st floor of the Hourly Parking Garage.
Access from the Airport Hotel site to the existing moving walkway system on the 1st floor of the
Hourly Parking Garage is currently provided by an exterior stairway and ramp system located on
the north side of the Garage. An Administration-approved means of employee and pedestrian access
to the moving walkway system shall be maintained throughout construction as well as included in
the Airport Hotel design.
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C. Hourly Parking Garage Pedestrian Connection
As part of the Technical Proposal, Contractor is required to design, develop, finance, construct, and
maintain a vertical circulation core and an enclosed, conditioned pedestrian bridge connection from
the Airport Hotel to an enclosed, conditioned orientation lobby on the 6th
floor of the Hourly
Parking Garage. The orientation lobby shall be designed to allow for potential future pedestrian
connections to be constructed by Administration or others, as shown in Figure 2, and shall tie into
the existing elevator and stairway core within the lobby area to allow interim vertical circulation to
the parking garage floors and the moving walkways on the 1st floor of the garage.
FIGURE 2 – Pedestrian Connections to Terminal
The pedestrian connection to be constructed by Contractor shall be architecturally similar to the
three (3) existing skybridges between the Hourly Parking Garage and the Airport Terminal
Buildings. The clear walkway width of the pedestrian connection will be a minimum of twelve (12)
feet. Contractor shall provide design concepts that are similar in scale and architecture to the
existing orientation lobby located on the 6th
floor of the Hourly Parking Garage.
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D. Parking Plan
As part of the proposed site design, Contractor shall submit a comprehensive plan that addresses the
parking needs of Airport Hotel employees and customers. Administration is willing to allocate up
to 250 parking spaces at the prevailing rate as established by the Administration (currently $22.00
per vehicle per day) on the 3rd
floor of the existing Hourly Parking Garage as dedicated parking for
customers and/or employees of the Airport Hotel. A possible Hourly Parking Garage Airport Hotel
parking configuration is shown in Figure 3, but Contractor may propose alternatives for
consideration. Should Contractor choose to accept any or all allocated spaces in the Hourly Parking
Garage, Contractor will be required to construct a gated access system for the Airport Hotel parking
area. Such gated access system shall be compatible with the current Airport parking revenue
control system (see Exhibit F).
FIGURE 3 – Possible Airport Hotel Parking Configuration, Third Floor, Hourly Garage
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Additional or alternative Airport Hotel parking configurations must fit within the confines of the 2.5
acre Airport Hotel site; however, Airport Hotel employee parking may be available in an off-site
Administration employee parking lot at the prevailing rate as established by the Administration
(currently $360.00 per space per annum).
Contractor’s parking plan shall:
1. Include elements to ensure that any proposed Hourly Parking Garage access ramp is
maintained for both Airport Hotel customer service and fire safety reasons.
2. State the number of spaces mandated by the Anne Arundel County Code and County
Charter, Article 18, Title 3, Subtitle 1 as it relates to Hotel Development (see Weblinks).
3. Specify how many allocated spaces in the Hourly Parking Garage will be utilized for Airport
Hotel customers or management, if any.
4. Provide an estimate for the number of Airport Hotel employee parking spaces needed.
5. If proposing an alternative parking configuration, describe:
a. Location and number of Airport Hotel parking spaces designated for customers and
for employees.
b. Proposed control system to ensure only Airport Hotel customers and employees may
access proposed parking area.
c. Revenue capture system to be used for customer and/or employee parking and the
rates to be charged. A percentage of any parking revenue collected by the Airport
Hotel shall be submitted to Administration for satisfaction of parking bond
repayment requirements in conformity with the then current Airport parking
management concession contract(s) (currently 87.17%, as established by
Administration).
E. Utility Systems, Storm Drain and Stormwater Management
Contractor shall be responsible for all work necessary to establish utility connections for the Airport
Hotel, including designing, coordinating and permitting. Permitting shall be in accordance with
Anne Arundel County rules and regulations and Administration’s Tenant Directive 007.1 – Building
and Installation Permits at Baltimore/Washington International Thurgood Marshall Airport (see
Weblinks). In performing this work, Contractor shall also be responsible for relocating existing
utility systems from the Airport Hotel site, as necessary, for new utilities, storm drain and
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Figure 4 Possible Utility Connections
stormwater management. Utilities include telecommunications, sanitary sewer, potable water,
electric and natural gas. Contractor is required to perform utility demand studies of the Airport
Hotel and to verify and demonstrate to Administration that sufficient utility capacity exists to
support the Airport Hotel as proposed by Contractor. The Contractor shall be responsible for the
cost of the design and construction of any and all utility system improvements needed to provide
adequate utility services to meet the utility demand of the hotel development.
Administration has performed a limited preliminary investigation and identified the existing utility
systems in the vicinity of the Airport Hotel, which can be found in Exhibit E on the Website.
Existing utilities and possible points of connection are shown on Figure 4. As part of the design
process, Contractor shall be required to confirm the feasibility of the access points and to design and
construct connections to access points and relocate if necessary.
All solutions shall be designed in conformity with Maryland standards for both water quality and
stormwater management (Code of Maryland Regulations - COMAR 26.08.02 and COMAR
26.17.02, respectively (see Weblinks)). In addition, Contractor shall develop and implement erosion
and sediment control measures in accordance with the latest version of the Maryland Standards and
Specifications for Erosion and Sediment Control Handbook and Maryland Stormwater Management
laws and regulations (see Weblinks).
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F. Groundwater Contamination
Contractor is advised that the Airport Hotel site may contain groundwater contaminants. A report
titled “Limited Phase II Environmental Assessment BWI Thurgood Marshall Airport Future Hotel
Site” is included in Appendix G of the Short Environmental Assessment Form for Airport
Development Projects (see Weblinks). Contractor shall be responsible for costs associated with
remediating any contaminated groundwater found on the Airport Hotel site in accordance with the
requirements of the Maryland Department of the Environment (MDE).
G. Access Roadway Improvements
Figure 5 depicts conceptual roadway and site improvements required by Administration and related
to the Airport Hotel site. Contractor shall be responsible to design, develop, finance, and construct
the access roadway improvements described below.
Figure 5 Access Roadway Improvements
1. I-195 Directional Ramp: Contractor shall be responsible for I-195 widening to create a
deceleration lane and access ramp to the Airport Hotel site for Airport Hotel customers. This
improvement shall include changes required to reconstruct and/or modify the existing
overhead guide sign system to provide wayfinding for Airport Hotel customers.
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2. Airport Hotel Exit to Elm Road: If not using the existing Hourly Garage infrastructure,
Contractor shall be responsible for designing, financing and constructing an exit roadway
from the Airport Hotel site to Elm Road
3. Service Vehicle Access: Service vehicles are not permitted to use I-195 to gain access to the
Airport Hotel site. An existing one-way roadway provides access from Elm Road to the
Airport Employee Parking Lot, located northwest of the Airport Hotel site. Contractor shall
be responsible for converting the existing one-way roadway to a bi-directional roadway,
which will allow service vehicles access to and egress from the Airport Hotel site via Elm
Road. This work will include changes required to relocate the existing access gates and
changes necessary to reconfigure the Airport Employee Parking Lot.
4. Airport Hotel Roadways and Parking Lots: Contractor shall design, finance, construct and
maintain all circulation roadways and parking lots within the Leased Premises, including a
fire lane around the entire Airport Hotel perimeter. In the event the Hourly Parking Garage
is proposed to be used for Airport Hotel parking, the circulation roadways shall also include
a connection to the existing Hourly Parking Garage and gated ingress and egress points.
H. Structure and Site Leased Premises
As part of the design process, Contractor shall engage a land surveyor, registered in the State of
Maryland, to develop a Leased Premises exhibit that, upon acceptance by the Administration, shall
become part of the Contract. The Leased Premises exhibit shall include metes and bounds area
descriptions for the following two distinct portions of the Leased Premises:
1. Structure Leased Premises: the area around the perimeter of the Airport Hotel building
structure at an offset of ten (10) feet from the structure foundation.
2. Site Leased Premises: the remainder of the Airport Hotel site, including the following
systems and facilities associated with the operation of the Airport Hotel: surface parking,
site utilities, storm drain and stormwater management facilities, landscaping, pedestrian
connections to and from the Hourly Parking Garage and Airport Hotel, as well as access and
circulation roadways. Contractor shall design, develop, finance, construct, manage/operate
and maintain such systems and facilities.
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I. Administration’s Reservation of Rights to Site Leased Premises
Administration retains the right to enter the Site Leased Premises to make improvements deemed
necessary for the operation, improvement and/or expansion of the Airport. The improvements may
include, but are not limited to, the following:
1. Changes to the boundary configuration of the Site Leased Premises, if necessary.
2. Installation of new utility systems.
3. Changes or additions to existing utility systems.
4. New storm drain systems.
5. Changes or expansion of the storm drain system and/or the stormwater management
facilities.
6. Relocation and/or widening of airport roadways.
7. Reconfiguration of parking.
8. Construction of new roads.
9. Construction of a people mover system.
10. Modifications to existing Hourly Parking Garage or its access roadways.
11. Construction of any improvements shown on the Airport Layout Plan or any future
improvements deemed necessary to maintain or improve the Airport as deemed necessary by
Administration.
Should Administration make any improvements within the Site Leased Premises that result in
alterations to the configuration of the Site Leased Premises, the Administration will pay all costs
associated with the relocation and reconstruction of the affected Site Leased Premises as necessary
to restore the functionality of any system or facility disturbed by the improvement.
Administration will provide at least ninety (90) calendar days’ advance notice before entering the
Site Leased Premises to make improvements. In the event of an emergency, Administration reserves
the right to enter the Site Leased Premises without advance notice to repair any Administration-
owned existing utility or any new utility or conveyance that may be constructed by Administration
on or through the Site Leased Premises.
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J. Design and Approval Process
If awarded the Contract, Contractor shall be required to comply with Administration’s Design
Standards including requirements to obtain interim design approval from Administration at the
Conceptual, 30%, 60%, & 100% design stages. The Contractor shall also be required to obtain a
building permit from Administration for this project and attend coordination meetings with the
Administration and Permit Committee as needed. Requirements for obtaining a building permit are
found in the Permit Process and Information Guide (see Weblinks).
No less than six (6) months prior to the start of construction Contractor shall submit drawings for
building construction and crane(s); a stormwater management and erosion and sediment control
plan; and plans and specifications for all proposed changes to the existing roadway system to the
Administration. Contractor shall prepare and submit to the Administration an acceptable Notice of
Proposed Construction or Alteration (FAA form 7460-1) and secure a finding that yields a
“Determination of No Hazard” before Administration can issue a Building Permit to Contractor.
Administration will coordinate Contractor’s submittals to Maryland Department of the
Environment, Maryland State Highway Administration and the Federal Highway Administration as
appropriate. Pay particular attention to Contract Article XIV, Pre-Construction Period for additional
details pertaining to the post-award design and approval process.
K. Construction Phasing
Contractor shall ensure that Airport vehicle traffic is maintained at all times during Airport Hotel
construction. Administration reserves all rights to approve or disapprove proposed Airport Hotel
construction phasing to ensure continuous Airport operations.
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III. SCHEDULE, PROCESS, REGISTRATION AND SUBMISSION
A. Schedule
Administration has established the following schedule for the RFP.
1. June 8, 2015 Issuance of RFP
2. July 7, 2015 Pre-Proposal Conference and Airport Hotel Site Tour
Maryland Aviation Administration
Assembly Rooms A/B
Third Floor, Terminal Building
BWI Airport, Maryland 21240-0766
3. July 24, 2015 Deadline to Submit Written Questions via the Website
NOTE: Administration will not answer any questions
(other than questions asked verbally during the Pre-
Proposal Conference) unless submitted electronically via
email.
4. August 14, 2015 RFP addendum with Responses to Written Questions
5. September 14, 2015 Submission of Technical Proposals
6. October 27 & 28, 2015 Interviews and Presentations
7. November 13, 2015 Submission of Financial Proposals (as requested)
8. December 16, 2015 Notice of Recommended Award and Notice to Contractor
9. March 16, 2016 Board of Public Works
10. April 1, 2016 Contract Commencement Date
MAA reserves the right to adjust the schedule as necessary.
B. Process and Registration
1. Registration: REGISTRATION IS MANDATORY. Contractor is required to submit Form
No. 3 to the Administration’s Office of Commercial Management. Form No. 3 may be
emailed, faxed or mailed.
2. Website Registration: Contractor is required to register via the Airport Hotel website in
order to receive RFP documents. If Contractor fails to register via the website, Contractor
will not receive notification of addenda and other pertinent information regarding the RFP,
which will be solely released electronically. Registration information provided by
Contractor shall include the following: legal name of Contractor, name and title of
Contractor’s representative, street address, office telephone number and email address.
Website registration is not a substitute for submittal of Form No. 3.
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3. Pre-Proposal Conference: Attendance at the pre-proposal conference is not mandatory, but
all interested Contractors are strongly encouraged to attend in order to facilitate better
preparation of Proposals. The purpose of the pre-proposal conference will be to discuss the
requirements and objectives of this RFP. Administration staff will be available to answer
questions relating to the Airport Hotel. Administration requests that Contractor provides
notification of planned attendance two (2) weeks prior to the pre-proposal conference
via email ([email protected]) and/or the Website.
4. If there is a need for sign language interpretation and/or other special accommodations due
to a disability, please call 410-859-7992 or 410-850-7227 (TDD) at least five (5) calendar
days in advance of the pre-proposal conference. Administration will make reasonable efforts
to provide such accommodation(s).
Contractor may register at the pre-proposal conference. Contractor may also register via
email ([email protected]) and/or the Website. Any Contractor submitting a
Proposal in response to this RFP that is not registered with Administration, shall be
disqualified and its Proposal rejected.
5. Site Tour: Administration has scheduled a tour of the Airport Hotel site immediately
following the scheduled pre-proposal conference. Administration will escort Contractors
from the terminal building to the site. Administration will not answer questions
pertaining to the RFP during the site tour.
6. Questions: Contractor having questions or comments about this RFP and/or the Contract
(Exhibit A) shall submit them in writing via email no later than 4:00 p.m. local time on July
24, 2015.
Written questions received after 4:00 p.m. local time on July 24, 2015, will not be
answered by Administration and will not become part of the RFP process.
Administration will not answer any verbal questions other than at the pre-proposal
conference. Administration will not respond to any questions received by via telephone,
fax, email or any other means of communication from Contractors after the deadline.
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7. RFP Addenda: Any clarification, interpretation or change to the RFP and/or Contract
documents by Administration will be made by written addendum. Administration is not
responsible for any explanation, clarification, interpretation, or approval made or given in
any manner except by written addendum. If there is a difference between an answer
provided at the pre-proposal conference and a written statement in the RFP (including any
addenda issued) the RFP will govern. A copy of each addendum will be posted on the
Airport Hotel website. Any addendum so issued will be considered a part of this RFP
document.
Administration intends to issue an addendum approximately two to three (2-3) weeks after
the deadline for receipt of written questions to all registered Contractors. Included as part of
this addendum will be the questions submitted both in writing and verbally at the pre-
proposal conference; all other questions submitted in writing by the established deadline
date for written questions and the answers to those questions; a list of pre-proposal
conference attendees; the list maintained by Administration of all known registered
Contractors; and any RFP changes or clarifications.
Contractor shall acknowledge receipt of each addendum by immediately submitting Form
No. 1 via email to [email protected]. A signed copy of Form No. 1 for each
addendum shall be included in the Contractor’s Technical Proposal under Tab 25—Forms.
Failure to acknowledge receipt of an addendum does not relieve the Contractor from
complying with all terms and conditions of any such addendum.
C. Submission Requirements
One (1) signed and bound ORIGINAL Technical Proposal, twelve (12) bound copies, one (1)
unbound copy and one (1) electronic version in Microsoft compatible or PDF format on a USB
flash drive containing all Technical Proposal information shall be submitted to:
Director, Office of Commercial Management
Maryland Aviation Administration
Third Floor, Terminal Building
PO Box 8766
BWI Airport, MD 21240-0766
Note: For documents sent by courier service omit the PO Box in the above address.
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Each copy shall be identical to the original. Technical Proposal content and formatting instructions
are detailed in Section V.A of this RFP. A Technical Proposal received after 4:00 p.m. local time on
September 14, 2015 will not be considered.
Upon completion of Administration’s evaluation of the Technical Proposals and initial interviews, if
any, Administration will develop a shortlist of Contractors that will be invited to submit Financial
Proposals. Contractors shall NOT submit a Financial Proposal until invited to do so by
Administration. Upon request, one (1) unbound signed ORIGINAL Financial Proposal and one (1)
electronic version in Microsoft compatible or PDF format on a USB flash drive containing all
Financial Proposal information shall be submitted to the address above. Financial Proposal content
and formatting instructions are detailed in Section VII.B of this RFP. A Financial Proposal received
after 4:00 p.m. local time on November 13, 2015 will not be considered.
After the Administration receives the Financial Proposals, the shortlisted Contractors may be asked
to participate in an additional interview and/or submit Best and Final Offers (BAFOs). In
developing the final ranking, Technical Proposals will be given greater consideration than the
Financial Proposals, including the BAFOs. The Technical Proposal and Financial Proposal,
collectively, are referred to as the Proposal.
IV. MANDATORY QUALIFICATIONS
In order to be considered for award of the Contract, the following requirements (Mandatory
Qualifications) must be met by Contractor (including Guarantors, if any) and team members in their
respective areas. As used in this RFP “team members” shall include all entities participating in the
design, development, financing, construction, management/operation and maintenance of the
Airport Hotel. If the Contractor is a newly formed business entity or otherwise fails to meet all
Mandatory Qualifications, it shall provide to the Administration information concerning another
entity (e.g., a parent firm) together with which all Mandatory Qualifications are met. In addition,
such entity (Guarantor) shall execute a Guaranty of Performance document that shall be
substantively similar to Form No. 4 binding itself to perform the Contract, and correct selected
Contractor’s failure(s) to perform. A signed original Guaranty of Performance shall be included
under Tab No. 9 of Contractor’s Technical Proposal in the event that Contractor has elected to
provide a Guarantor.
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It is incumbent upon Contractor to submit all relevant information to ensure that the Administration
can determine whether the Mandatory Qualifications set forth in this RFP are met. Contractor shall
describe in a comprehensive manner how it meets or exceeds the Mandatory Qualifications
described below.
A. Within the past fifteen (15) years, Contractor or Guarantor (if any), or any team member must
have a minimum of ten (10) years experience in designing, developing, financing, constructing,
managing/operating and maintaining an independent or nationally branded hotel.
B. Contractor or Guarantor (if any), must currently own/control a minimum of two (2) hotel
enterprises of similar service and quality as that proposed for the Airport Hotel.
C. Contractor or Guarantor (if any), and/or its hotel operator must have a minimum of five (5)
years experience operating an independent or nationally branded hotel.
D. Contractor, including all team members and Guarantors (if any), must not be currently barred,
disqualified or suspended (including being issued a limited denial of participation) from
participating in, or bidding on government (federal, State, county or municipal) or airport
contracts or programs.
E. Contractor, including all team members and Guarantors (if any), must have and demonstrate a
strong financial capacity to support its Proposal as determined by the Administration based on
financial information submitted by the Contractor (see Section VI.B.4).
If a joint venture, partnership or limited liability company (LLC) submits a Technical Proposal the
entity holding a controlling interest in the joint venture, partnership or LLC (e.g., majority-voting
rights in company decisions) must meet all of the Mandatory Qualifications in order to be
considered for award of the Contract. If no single entity holds a controlling interest, then each entity
in a group of entities comprising a controlling interest in the joint venture, partnership or LLC must
meet all of the Mandatory Qualifications for Contractor to be considered for award of the Contract.
If Contractor fails to meet the Mandatory Qualifications contained herein, Administration will find
the Contractor’s Technical Proposal to be unacceptable, resulting in Administration’s rejection of
the Technical Proposal.
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V. TECHNICAL PROPOSAL FORMAT AND CONTENT
Contractor shall carefully examine the terms of the RFP, attachments, exhibits and addenda, and
evaluate all of the circumstances and conditions affecting its Proposal, at its own expense.
Contractor shall submit a Technical Proposal to Administration, which may elect to interview some
or all Contractors that have submitted Technical Proposals. Administration is not liable for any
costs associated with any Proposal or material submitted.
A. Technical Proposal Format
Contractor shall respond to this RFP in accordance with the format specified in this Section V to
ensure the submission of information essential to conduct a comprehensive evaluation of the
Proposal. The content may be expanded, but the format shall be adhered to.
The Technical Proposal shall contain the information outlined below, using a 12-point font on
standard 8 ½” x 11” paper, not to exceed two hundred (200) pages single sided, excluding exhibits,
in a three-ring binder, and accompanied by a transmittal letter on the Contractor’s letterhead. All
supporting documentation shall be on paper no larger than 11”x17.” The 200 page limit begins with
the Executive Summary (see Section V.B.6) but excludes Concept Design Plan pages.
B. Technical Proposal Content
Contractor’s Technical Proposal shall, at a minimum, provide the following information in the order
listed below. Contractor shall insert a set of tabs, that is, an indexed sheet that is labeled with a
number that corresponds to the tabs in the list below to identify each section of the Technical
Proposal for quick reference. (e.g., 1. Title Page, 2. Transmittal Letter). The Technical Proposal
content for each section must correspond to the information required for its tab. All tabs must be
labeled. No tabs may be omitted. Tabs do not count toward any page limits.
1. Tab 1 - Title Page: The Technical Proposal shall begin with a title page bearing the legal
name, street address and federal identification number(s) of the Contractor (including its
team members) that would be entering into a Contract with Administration, and the name
and number of this RFP. Contractor’s information shall be provided first.
2. Tab 2 - Transmittal Letter: A one page transmittal letter shall accompany the Technical
Proposal. The letter shall be signed by an individual who is authorized to contractually
obligate the Contractor to the requirements as stated in this RFP and presented in the
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Technical Proposal. In addition, it shall identify the name, title, telephone number(s),
facsimile (fax) number(s) and email address of the primary person to be contacted for
clarifications or questions regarding the Contractor’s Technical Proposal.
3. Tab 3 - Proposal Guaranty: Contractor shall submit a Proposal Guaranty as part of the
Technical Proposal submission as follows:
a. Each Contractor shall submit a Proposal Guaranty in the sum of Fifty Thousand
Dollars ($50,000.00) with its Technical Proposal to guarantee execution of a
Contract by the Contractor on the basis of the Technical Proposal submitted. In the
event that the selected Contractor fails to execute the Contract offered by
Administration on the basis of its Technical and Financial Proposals, the selected
Contractor’s Proposal Guaranty shall be forfeited. The Proposal Guaranty, at the
option of each Contractor, may be in the form of (1) an irrevocable letter of credit in
a form satisfactory to the Attorney General of Maryland and issued by a financial
institution approved by the State Treasurer (see Weblinks); or (2) in the form of a
Proposal Guaranty executed by the Contractor and by a surety meeting the
qualifications set forth in Section V.B.3.d below.
b. The proposal guaranties will be released to those Contractors not awarded a Contract
within fifteen (15) calendar days after approval of the Contract by the Secretary of
Transportation and the Board of Public Works of Maryland (BPW).
c. The Proposal Guaranty submitted by the selected Contractor shall be released upon
execution of the Contract and after receipt of the Performance Guarantee, as
referenced in Article XII, Performance Guarantee in Exhibit A of this RFP.
d. The surety, or sureties, providing the Proposal Guaranty shall be a corporate surety,
or sureties, authorized to do business in the State of Maryland by the Maryland
Insurance Administration and the Maryland Department of Assessments and
Taxation.
4. Tab 4 - Confidential Information: Contractor shall give specific attention to the
identification of those portions of its Technical Proposal that are deemed to be trade secrets
or confidential commercial or confidential financial information. Contractor shall provide
specific reasons why such materials should not be disclosed by the Administration or
MDOT upon request, under the Annotated Code of Maryland, General Provisions, Section
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401 et. seq., Maryland Public Information Act (see Weblinks). A label of “confidential” or
“not for public release” is entitled to some consideration, but is not controlling in any
determination made by the Administration. The Administration may otherwise use or
disclose the data submitted by each contractor for any purpose.
5. Tab 5 - Table of Contents
6. Tab 6 - Executive Summary (5 pages maximum): The Executive Summary shall provide an
overview of the Contractor, team members and Guarantor, if any. Contractor shall describe:
a. Its vision for the design, development, financing, construction,
management/operation and maintenance of the Airport Hotel, and
b. Its vision for the design, development, financing, construction,
management/operation and maintenance of the roadway improvements and other site
improvements; and
c. How Administration’s objectives as described in Section I.B of this RFP will be
accomplished, and
d. Its equity/financing structure for the Airport Hotel, and
e. Its equity/financing structure for the roadway improvements and other site
improvements.
7. Tab 7 - Description of Legal Entity: There are three (3) requirements under this tab. For the
purposes of this Tab 7, “Contractor” shall include Guarantor, if any.
a. Contractor and each team member, if a corporate entity, must provide the state of
incorporation and a certificate of good standing from that state. Contractor’s
information shall be provided first.
b. A statement advising whether the Contractor and each team member is a sole
proprietorship, partnership, LLC, joint venture or corporation:
i. If a sole proprietorship, state the name of the individual doing business and his or
her experience in the design, development, financing, construction,
management/operation and maintenance of hotels, including access roadways
and improvements.
ii. If a partnership, state the full name, street address and other occupation (if any)
of each and every partner; whether each partner is full time or part time; whether
each partner is a general or limited partner; each partner’s experience in the
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design, development, financing, construction, management/operation and
maintenance of hotels, including access roadways and improvements; and the
proportionate share of the business owned by each partner, and provide a copy of
the partnership agreement.
iii. If a joint venture or LLC, state the names of the firms and/or individuals
participating in the joint venture or LLC, and the principal officers in each firm
or the members of the LLC; and indicate each joint venturer’s or LLC member’s
experience in the design, development, financing, construction,
management/operation and maintenance of hotels and the proportionate share of
the business owned by each joint venture partner or LLC participant. Provide a
copy of the joint venture agreement or LLC operating agreement and articles of
organization.
iv. If a corporation, indicate in which state the corporation is incorporated, provide a
copy of the articles of incorporation, and state the full name and title of each
corporate officer and each officer’s experience in the design, development,
financing, construction, management/operation and maintenance of hotels.
c. A complete list of Contractor’s and team members’ affiliates or constituent entities.
For this purpose, affiliates or constituent entities shall mean any individual, company
(including an LLC), corporation, partnership, joint venture, estate, trust,
unincorporated association, any federal, State, county or municipal government,
bureau, department, agency, or any other entity which directly or indirectly has
equitable interests in Contractor and each team member.
8. Tab 8 - Contracts Terminated, Bankruptcy, Debarment, Taxes, Licenses and Other
Affirmations: There shall be six (6) submittal requirements under this tab. For the purposes
of this Tab 8, “Contractor” shall include Guarantor, if any.
a. Contracts Terminated: Provide the names, locations and dates of all of the
Contractor’s hotel contracts or other contracts that have been terminated, either
voluntarily or involuntarily, prior to the expiration of their terms within the past
seven (7) years, and the reasons for termination. For the same period of time, list any
judgment or any other litigation, including those that are pending, that has or could
materially affect any hotel development or other activity operated by the Contractor,
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by any entity that has a direct or indirect controlling interest in the Contractor, by
any subsidiary entity in which the Contractor has a controlling interest, or by any
other affiliate of the Contractor. If there is such litigation, the Contractor shall
provide details including name(s) of court(s) and case number(s) and description of
issues before the court.
b. Bankruptcy: Indicate whether the Contractor, its controlling owner(s), or any of its
principals, officers, directors, or managers have been involved in any bankruptcy
proceedings in the past seven (7) years, and provide information or documentation as
to the current status of any such bankruptcy. If there is such litigation, the Contractor
shall provide details including name(s) of the bankruptcy court(s) and case
number(s), and description of issues before the court.
c. Debarment, Disqualification or Suspension: Indicate if the Contractor, its controlling
owner(s), any of its principals, officers, directors, or managers and team members
have ever been debarred, suspended, or disqualified from participating under any
government programs. Contractor shall provide a fully completed and notarized
copy of the Proposal Affidavit form and Proposal Affirmation form, included as
Forms No. 5 and 6, respectively.
d. Taxes: Provide affirmation that the Contractor, any entity that has a direct or indirect
controlling interest in the Contractor, any subsidiary entity in which the Contractor
has a controlling interest or other affiliate of the Contractor, is not currently
delinquent in filing any tax returns or in payment of any taxes due to the federal
government or the State of Maryland.
e. Licenses: Provide affirmation that the Contractor is aware of the requirements of the
applicable licensing authority, or authorities, concerning licenses, certifications and
permits required to develop the Airport Hotel, and knows of no reason why such
licenses, permits, or other required approvals would be denied.
f. Insurance Requirements: Contractor shall provide an affirmative statement that the
Contractor shall obtain insurance of the types and in the amounts described in Article
XXVIII of Exhibit A of this RFP.
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9. Tab 9 - Mandatory Qualifications: Include a comprehensive description of how the
Contractor meets or exceeds the Mandatory Qualifications in Section IV of this RFP.
Include Form No. 4 in this tab.
10. Tab 10 - References: Provide a minimum of three (3) references for Contractor and for each
team member. References may be contacted by Administration and must be willing to
discuss Contractor’s participation in past hotel projects. At a minimum, the reference
information shall include the name of the company, and the name, title, street address, phone
number, fax (facsimile) number and email address of the individual giving the reference.
11. Tab 11 - Experience at Other Locations: Contractor shall provide examples of previous
projects that were delivered on schedule and are similar in scope and complexity to this
Airport Hotel development opportunity. Provide descriptions of up to ten (10) hotel
location(s) which the Contractor, its controlling owner(s), or its team members designed,
developed, financed, constructed and/or managed/operated in the past fifteen (15) years.
Include in the description the name of Contractor, its controlling owner(s) or its team
members, the name and address of the hotel, the year the hotel opened, the number of years
of operation, the number of rooms and a description of the experience of the Contractor, its
controlling owner(s) or its team members at this location (e.g., design, development,
finance, construction, management, operation). If the Contractor or its controlling owner(s)
financed the hotel project(s) then Contractor shall also describe the financing structure to
complete the hotel project(s).
12. Tab 12 - Design & Development Team: This section shall address proposed teaming or
subcontract arrangements, if any. Contractor shall provide the following:
a. The responsibilities of each team member and an organization chart illustrating the
relationship between the various team members.
b. The legal relationship, if any, between Contractor and each participating team
member.
c. A written acknowledgement from all team members confirming awareness of, and
agreement to, their participation and role on the Contractor’s team.
d. Resumes of any key individuals from each firm and the intended lead
manager/contact person for Airport Hotel Design & Development.
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13. Tab 13 - Airport Hotel Technical Design and Construction Requirements: Contractor shall
submit preliminary plans in sufficient detail to facilitate evaluation of the quality and design
of the Airport Hotel. The preliminary plans shall include:
a. Contractor’s proposed brand for the Airport Hotel including a written letter of
support from the hotel franchisor, if applicable.
b. A detailed and comprehensive written description of Contractor’s design.
Contractor’s written description shall include, but not be limited to the following:
i. Number of guest rooms and average square feet;
ii. Facilities for food and beverage services;
iii. Meeting, banquet and/or ballroom facilities, including square footage;
iv. Concierge space and services, if any;
v. Recreational facilities (e.g., pool, spa, fitness center);
vi. Additional amenities (e.g., business center, sundries shop, valet), if any;
vii. Total gross Airport Hotel building area, building height, footprint and number of
stories;
viii. Number and location of parking spaces required for the Airport Hotel,
including employee parking (See Section II.D);
ix. Level of LEED certification expected and affirmation of commitment to using
environmentally responsible technologies, if any.
x. Access to Airport Hotel for customers and deliveries.
xi. Utility requirements and connections.
14. Tab 14 - Concept Design Plan: Contractor shall provide conceptual drawings in sufficient
detail to depict the Airport Hotel. Contractor shall provide no more than twenty (20) printed
concept drawings. The Airport Hotel concept design shall be detailed in a brief architectural
narrative, as well as two dimensional plans and three dimensional (3D) renderings. The plan
shall also show the relationship of the Airport Hotel to the surrounding Airport structures,
proposed pedestrian connections, roadways and utilities. Contractor shall provide:
a. A set of conceptual floor plans including the major public areas, floors with the total
number of guest rooms per floor, sample room floor plans, meeting and restaurant
facilities plans, as well as building sections and exterior elevations to illustrate the
proposed design. Provide these on 11’’ x 17’’ paper and prepare the drawings in a
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computer-aided design file (compatible with 2012 version of AutoCAD) in Design
Web Format (DWF).
b. At a minimum, a set of at least five (5) high quality, photorealistic, 3D color
renderings of the proposed design. The 3D illustrations should accurately identify the
Airport Hotel in its setting and context, including street level and aerial views of the
structure, major entrances, exterior materials, exterior colors, streetscape and
landscape plans, entry features and signage, major interior spaces, special features,
finishes, ceilings, doors, windows and roofs. Provide these on 11’’ x 17’’ paper and
as a pdf file.
15. Tab 15 - Pedestrian, Parking, Utility and Access Roadway Plan: As described in Section II
(B, C, D, E and G), Contractor is expected to design, develop, finance, construct,
manage/operate and maintain certain site improvements for the Airport Hotel. As part of its
Technical Proposal, Contractor shall provide a description of how it plans to accomplish
these site improvements.
16. Tab 16 - Design, Construction and Pre-Opening Plan: Contractor shall submit a project
schedule in Gantt format (in calendar days) that extends from the award of the Contract
through the opening of the Airport Hotel. Contractor shall submit a schedule detailing
specific tasks that will be completed from Contract Award to final construction of the
Airport Hotel (e.g., obtaining installation and building permits, submitting designs to FAA
and Board of Airport Zoning Appeals for approval). Please refer to Exhibit A, Article XIV,
Pre-Construction Period for additional information regarding the design review process.
Contractor shall highlight major construction milestones and activities.
17. Tab 17 - Financing Plan: Contractor shall provide a financing plan which enables
Administration to evaluate Contractor’s financial strength and ability to obtain equity and
debt financing for the Airport Hotel. Contractor shall provide a plan and demonstrate its
ability to obtain both equity capital and, as required, debt financing necessary to undertake
the Airport Hotel, including the cost of capital and/or rates of return these sources are likely
to require. Contractor shall provide written equity capital and debt financing commitments
from financial institutions, partners and other resources. The proposed approach to financing
shall include the following items:
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a. Equity: Contractor shall secure for itself no less than a ten percent (10%) equity
share of total financing for a period of no less than five (5) years from the Date of
Beneficial Occupancy of the Airport Hotel. Contractor shall provide a contact
person, title of contact person, mailing and email address and telephone number for
each intended source of equity.
b. Debt: Describe the amounts, sources and timing of construction and permanent loans
to be secured for the Airport Hotel.
c. Public Incentives: Describe the amounts and timing of public incentives requested, if
any, that will be required to close any potential gap in funding (e.g., incentives
offered by Maryland Department of Economic Development).
d. Other Types of Financing: Identify and explain other proposed types of financing.
Specify the type and amount of financing.
18. Tab 18 - Financial Pro-Forma: Contractor shall provide the following financial analysis:
a. Construction cost budget: A breakdown of all hard and soft costs, such as financing
costs, pre-opening expenses and working capital, as well as the timing and amount of
all construction costs and construction loan draw-down schedule. Contractor shall
provide the requested information using a form substantively similar to the sample
provided as Form No. 7.
b. Financial projections: A five (5) year annual Pro-Forma model commencing on the
projected Date of Beneficial Occupancy of the Contract. The Pro-Forma shall project
the level of cash flow from operations before (1) debt service, (2) income taxes, and
(3) any payments to Administration. Do not include payments to Administration
in the Financial Pro-forma. Contractor shall provide the requested information
using a form substantively similar to the sample provided as Form No. 7. Inflation
shall be assumed at a rate of three percent (3%) annually. Contractor is strongly
encouraged to demonstrate reasonableness of its assumptions (e.g., occupancy level
and average daily room rate) based on the Airport Hotel’s competitive market.
19. Tab 19 - Management, Operation and Maintenance Plan: Contractor shall provide a
detailed description of how it plans to manage, operate and maintain the Airport Hotel. The
description shall include but is not limited to the following items:
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a. A detailed plan to manage, operate, maintain and staff the Airport Hotel following
the Date of Beneficial Occupancy, including a staffing schedule and estimated full
time equivalent employees.
b. Proposed management structure including local management and staffing and/or
third party management. Identify day-to-day contact person or position between the
Airport Hotel operator and Administration.
c. Replacement and maintenance program, including estimated reserves.
d. A system to manage customer and employee parking (see Section II.D), and any
additional proposed parking services (such as valet services).
e. Any proposed additional services or amenities that will enhance the customer
experience.
20. Tab 20 - Marketing Plan: Contractor shall describe its proposed marketing approach for the
Airport Hotel, including descriptions of the following:
a. Contractor’s expertise and experience in marketing to individual business travelers,
groups and meetings, leisure travelers and others.
b. Proposed reservation system for the Airport Hotel, including nationwide and
international access and yield management capabilities.
c. Strategies that can be used to attract customers to the Airport Hotel.
21. Tab 21 – ACDBE Plan: Contractor shall include information concerning its ACDBE Plan
and the ACDBEs that will participate in the Contract. Additional information regarding
ACDBE participation goal can be found in Section IX of this RFP. Contractor shall:
a. Provide to the Administration a description of the overall ACDBE Plan, including
the number of ACDBE participants and the nature of their participation, and how the
selected Contractor intends to meet and maintain the ten percent (10%) ACDBE
participation goal.
b. Provide to the Administration the business experience of each ACDBE that will
participate in the Contract. Firms included must be certified by the Maryland
Department of Transportation (MDOT) as ACDBEs with the appropriate North
American Industry Classifications System (NAICS) code.
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c. Provide to the Administration the name, street address, telephone number, fax
(facsimile) number and Federal Identification Number of each ACDBE that will
participate in the Contract.
d. Provide to the Administration a current copy of the MDOT ACDBE certification for
each ACDBE that will participate in the Contract. Note: ACDBEs must be
currently certified by MDOT with the appropriate NAICS code at the time
Contractor’s plan is submitted to the Administration. Expired MDOT
certifications or certifications from other federal, state, county or local agencies are
unacceptable.
e. Provide to the Administration two (2) written references, dated within six (6) months
of ACDBE Plan submission date, providing positive recommendations for each
ACDBE’s experience, including the work performed, the name of the entity and
name, title, business address, email address and telephone number of person
providing the reference who is most knowledgeable about the work performed.
f. Provide to the Administration and identify items being purchased or services to be
provided by each participating ACDBE.
g. Provide to the Administration a description of the legal relationship(s) to be utilized
(e.g., sublease, joint venture, partnership). If a joint venture, the joint venture
agreement and evidence of all necessary MDOT certifications must be included
under this Tab 21 of the Technical Proposal.
h. Provide to the Administration a total financial value of ACDBE management or
service subcontract(s) for each year of the first ten (10) years of the Contract after the
Date of Beneficial Occupancy; and/or projected gross revenues for ACDBEs (e.g.,
franchisees, joint venture partners).
i. Provide to the Administration a draft copy of the legal document to be executed
between the Contractor and each named ACDBE.
j. Provide the approach Contractor shall employ to help improve performance in the
event that an ACDBE is unable or unwilling to perform during the Contract term. In
the event that approach fails, describe the methods by which Contractor shall replace
that ACDBE with another ACDBE.
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22. Tab 22 - Economic Benefits to the State: Contractor shall provide a complete and detailed
written narrative description of the benefits that will accrue to the economy of the State of
Maryland as a direct or indirect result of the Contractor’s performance of the Contract
resulting from this RFP. Contractor shall not include any detail of the Financial Proposal
with this Technical Proposal. Contractor shall present information pertaining directly to the
Contractor’s operation, as well as that of any possible subcontracts, including:
a. The estimated percentage of contract dollars to be recycled into Maryland’s economy
in support of the Contract, through the use of Maryland subcontractors, suppliers and
joint venture partners. Be as specific as possible and provide a percentage breakdown
of expenditures in this category.
b. The estimated number and types of jobs for Maryland residents resulting from the
Contract. Indicate job classifications, number of employees in each classification and
the aggregate Maryland payroll percentages to which the Contractor has committed
at both prime and, if applicable, subcontract levels.
c. Tax revenues to be generated for Maryland and its political subdivisions as a result
of the Contract. Indicate tax category (sales tax, inventory taxes and estimated
personal income taxes for new employees). Provide a forecast of the total tax
revenues resulting from the Contract.
d. The estimated percentage of subcontract dollars committed to Maryland small
businesses.
23. Tab 23 - Exceptions to RFP or Contract Terms: The Contractor shall be awarded a Lease
and Concession Contract that is substantially similar to the sample Contract included as
Exhibit A, for the non-exclusive right to design, develop, finance, construct, manage/operate
and maintain the Airport Hotel. It is imperative that Contractor review the draft
Contract as it contains the legal terms and conditions of the Airport Hotel. By
submitting a Proposal in response to this RFP, Contractor, if selected for award, shall be
deemed to have accepted the terms of this RFP and both the Contract and General
Provisions (see Exhibit A and Attachment 10 to Exhibit A). Any exceptions to this RFP or
the Contract shall be clearly identified in this section. A Technical Proposal that takes
exception to the terms of the RFP and/or the Contract may be rejected.
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24. Tab 24 - Other Information: Contractor may submit any other information it deems relevant
to assist Administration in determining or understanding the Contractor’s design,
development and operational philosophy, qualifications and overall approach.
25. Tab 25 - Forms: Contractor is required to include a signed original of Form No. 1,
Acknowledgement of Receipt, Form No. 8, Non-Collusion Affidavit, and Form No. 9,
Technical Proposal Checklist under this tab in its Technical Proposal. Additionally, the
following forms shall be included under other tabs within the Technical Proposal, as
indicated:
a. Form No. 4 Guaranty of Performance (if any) (Tab 9)
b. Form No. 5 Proposal Affidavit (for each team member) (Tab 8)
c. Form No. 6 Proposal Affirmation (Tab 8)
d. Form No. 7 Financial Pro-Forma (Tab 18)
VI. REVIEW AND EVALUATION OF TECHNICAL PROPOSALS
A. Selection Panel
Proposals received after the submission deadline will be rejected. All Technical Proposals received
by the submission deadline will be evaluated by Administration’s Selection Panel (Selection Panel).
The Selection Panel may request technical assistance from any other source it deems necessary to
clarify the meaning or content of a Contractor’s Technical Proposal, or to assist in the evaluation.
B. Technical Proposal Evaluation Criteria
The evaluation criteria to be used by Selection Panel for each Technical Proposal are listed below in
descending order of importance. Contractor is encouraged to fully address each category. Please
refer to Section V of this RFP for Technical Proposal format and organization.
1. Achievement of Administration’s Objectives: See Section I.B and provide information in the
format described in Section V.B.6.b.
2. Demonstrated Experience of Contractor and its Team Members: Recent experience, current
references, demonstrated on-time project success and experience in airport hotel
development will be given greater consideration by Administration. Information to be
provided in “References” (Section V.B.10), “Experience at other Locations” (Section
V.B.11) and “Design & Development Team” (Section V.B.12).
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3. Airport Hotel Design: Airport Hotel design concepts that provide a higher level and quality
of design and improvements will be given greater consideration by Administration.
Information to be provided in “Airport Hotel Technical Design and Construction
Requirements” (Section V.B.13), “Concept Design Plan” (Section V.B.14), “Pedestrian,
Parking, Utility and Access Roadway Plan” (Section V.B.15) and “Design, Construction and
Pre-Opening Plan” (Section V.B.16).
4. Financial: Demonstrated ability of Contractor to successfully fund Airport Hotel with an
appropriate mix of equity and debt financing and the reasonableness of Contractor’s
assumptions in developing financial pro-formas will be given greater consideration by
Administration. Information to be provided in “Financing Plan” (Section V.B.17) and
“Financial Pro-Forma” (Section V.B.18).
5. Operational Plans: Higher levels of services and amenities will be given greater
consideration by Administration. Information to be provided in “Management, Operation
and Maintenance Plan” (Section V.B.19) and “Marketing Plan” (Section V.B.20) and
“ACDBE Plan” (Section V.B.21).
6. Economic Benefits to the State of Maryland: Information to be provided in “Economic
Benefits to State” (Section V.B.22).
C. Initial Review for Responsiveness
Technical Proposals will be reviewed for Contractor responsiveness to the RFP requirements,
including, but not limited to, Mandatory Qualifications. Before commencement of the proposal
evaluation process, the Selection Panel may review each Technical Proposal package for
compliance with the submission guidelines of this RFP. The Selection Panel may classify the
Technical Proposals as either reasonably susceptible of being selected for award or not reasonably
susceptible of being selected for award. A Contractor whose Technical Proposal is classified as not
reasonably susceptible for award will be so notified in writing by Administration.
D. Proposal Evaluation Process
If Contractor’s Technical Proposal is determined to be reasonably susceptible for award, the
Technical Proposal will be evaluated by the Selection Panel using the Technical Evaluation Criteria
set forth in Section VI.B.
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E. Clarifications/Discussions
Administration reserves the right to accept or reject any and all Technical Proposals, in whole or in
part, received in response to this RFP, and to waive or to permit cure of minor irregularities, and to
conduct discussions with any qualified or potentially qualified Contractor in any manner necessary
to serve the best interests of Administration. Administration reserves the right to make an award
without holding discussions. Administration may determine Contractor not responsible and/or not
reasonably susceptible for award at any time after the deadline for receipt of Technical Proposals
and the review of those Technical Proposals.
F. Short-listing and Interviews
The Selection Panel will review and rank Technical Proposals that have been preliminarily deemed
reasonably susceptible for award according to the evaluation criteria in this RFP, and will develop a
shortlist of Contractors that may be invited for interviews and presentations to the Selection Panel.
Notice of the date, time and place of its interview will be sent to Contractor. An agenda and a list of
questions to be addressed at the interview may be enclosed with the notice. Representations made
by Contractor during an interview that were not part of the written Technical Proposal shall be
submitted in writing to Administration. All such representations will become part of Contractor’s
Proposal and are binding if the Contract is awarded to Contractor.
VII. FINANCIAL PROPOSALS
Certain Contractors, as determined by Administration, will be invited to submit Financial Proposals.
A Financial Proposal received after 4:00 p.m. local time on November 13, 2015 will not be
considered. Any Contractor’s Financial Proposal that does not adhere to the requirements, that
alters Form No. 10 or that is not submitted in the format specified may be deemed unacceptable.
A. Minimum Monthly Guarantee
The Minimum Monthly Guarantee (MMG) for lease payments under this Contract shall be Thirty-
Three Thousand, Three Hundred Thirty-Three Dollars (US$33,333.00) for Contract Year One,
effective as of the Date of Beneficial Occupancy. For Contract Year Two, and on an annual basis
thereafter, Administration will revise the MMG to the greater of 1) Eighty-Five Percent (85%) of
the previous year’s average monthly payment to Administration or 2) Thirty-Three Thousand,
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Three Hundred Thirty-Three Dollars (US$33,333.00). On Form No. 10, Contractor is required to
submit its proposed percentage of annual gross revenue for each year of the Contract.
B. Financial Proposal Content and Format
Contractors, if invited to submit a Financial Proposal, shall submit a Financial Proposal in the
format specified below:
1. Title Page: The Financial Proposal shall begin with a title page bearing the exact and full
legal name and the street address of the Contractor that will enter into a Contract with
Administration and the name and number of the RFP.
2. Transmittal Letter: A one page transmittal letter shall accompany the Financial Proposal.
This letter shall be signed by an individual who is authorized to contractually obligate the
Contractor to the services and requirements as stated in this RFP, as follows:
a. As an individual: sign with full name and street address;
b. As a partnership: partners shall sign with full names and business addresses;
c. As a corporation: an officer of the corporation shall sign with full name and title and
shall include the name and street address of the corporation. The corporate secretary
shall attest. The corporate seal shall be affixed near the signature; or
d. As an LLC: a member of the LLC shall sign with full name and title and shall
include the name and street address of the LLC.
3. Form No. 10 Financial Proposal
4. Form No. 1: If addenda are issued related to the Financial Proposal, Contractor shall submit
an Acknowledgement of Receipt for each addendum using Form No. 1.
VIII. REVIEW OF FINANCIAL PROPOSALS, BEST AND FINAL OFFERS AND AWARD
A. Review of Financial Proposals
Financial Proposals will be reviewed and ranked from highest to lowest by the Selection Panel.
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B. Best and Final Offers
Upon completion of the evaluation of the Proposals, the Selection Panel will determine whether the
submission of “Best and Final Offers” (BAFOs) is in the best interest of Administration. If BAFOs
are determined to be warranted, the Selection Panel will establish procedures and schedules for the
submission of BAFOs. The Selection Panel may require one or more BAFO submissions. If a
Contractor does not submit a BAFO or a notice of withdrawal in response to Administration’s
request for BAFOs, the Contractor’s previous offer is considered its BAFO. Any BAFOs required
by the Selection Panel will be subject to evaluation using the same technical and financial
evaluation criteria outlined herein.
C. Final Evaluation and Recommendation for Award
In developing the final ranking, the Technical Proposal evaluation will be given greater
consideration than the Financial Proposal review. Following the evaluation of BAFOs, if any, and
discussions or negotiations, if any, with qualified Contractors, the Selection Panel will compile the
results of both the Technical Proposal evaluation and the Financial Proposal review into a final
ranking. Based on the final ranking, the Selection Panel will make a recommendation to
Administration’s Chief Executive Officer for award of a Contract to the Contractor whose Proposal
is determined to be the most advantageous to Administration.
D. Award
Upon the Chief Executive Officer’s concurrence with the Selection Panel’s recommended award,
each Contractor will be notified in writing of its selection or non-selection and may request, in
writing, an opportunity for a debriefing by the Contracting Officer to discuss the strengths and
weaknesses of its Proposal.
Administration will provide a notice of intent to award to the Contractor that meets the criteria
established in the RFP and that submits to the Administration the Proposal which best addresses the
Administration’s objectives.
Along with the notice of intent to award the Contract, Administration will provide the selected
Contractor with four (4) copies of the Contract and associated Contract Affidavit (Exhibit B).
Contractor shall fully execute and deliver to Administration three (3) signed copies each of the
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Contract and Contract Affidavit within sixty (60) calendar days of their receipt unless otherwise
approved by Administration. Failure to execute the Contract within the specified time frame may
result in Administration revoking the Contract offered, and the forfeiture of the Contractor’s
proposal guaranty bond.
By executing the Contract, the selected Contractor represents that it has carefully examined and is
familiar with the site(s) on which any portion of the Contract is to be performed as well as all
performance requirements. Contractor represents and acknowledges that it has made such
examinations and has investigated and is satisfied as to the conditions to be encountered, the
character, quantity, quality and scope of the Contract, services to be provided and the requirement
for performance of the Contract in full.
No information derived from inspection of Administration records or reports of investigation
concerning the Contract will in any way relieve Contractor from its responsibility or from properly
performing its obligations under the Contract.
E. Contingent Approval
The legal effectiveness of any Contract is subject to and contingent upon approval of Contractor’s
Airport security background investigation, if required, and approval of the FAA, the Secretary of
MDOT and the BPW. The Contract shall be construed to bind Contractor and Administration in
accordance with the constitution and laws of the State of Maryland.
After all necessary approvals are obtained, a written Notice to Proceed will be issued to Contractor
to commence Contract services in accordance with the date(s) set forth in the Contract.
F. Financial Liability of Administration and Contractor
Administration and Contractor are not and shall not be considered as co-venturers, partners, or
agents of each other and neither shall have the power to bind or obligate the other. There shall be
no liability on the part of Administration to any person for any debts incurred by the Contractor or
any business conducted on or off the Airport in connection with the operations of the Airport Hotel.
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IX. AIRPORT CONCESSION DISADVANTAGED BUSINESS ENTERPRISE PLAN
The Administration has established a ten percent (10%) ACDBE participation goal for the
Operational Period of the Contract in accordance with federal regulations. “ACDBE” means a
business entity, whether a sole proprietorship, partnership, or corporation of which at least fifty-one
percent (51%) of the interest is owned and controlled by a “socially and economically
disadvantaged individual” as such term is defined in the Airport and Airways Improvement Act of
1982, as amended, and the regulations promulgated pursuant thereto at 49 C.F.R. Part 23, ACDBEs
shall meet the experience and economic guidelines set forth in 49 C.F.R. Part 23 and be certified by
MDOT in the appropriate NAICS code for the type of goods and services to be provided.
Individuals who are rebuttably presumed to be socially and economically disadvantaged include
women, African-Americans, Hispanic Americans, Native Americans, Asian-Pacific Americans, and
Asian-Indian Americans.
Contractor shall provide its ACDBE Plan to Administration under Tab 21 of the Technical
Proposal, as described in Section V.B.21 of this RFP. In the event that an ACDBE identified in
Contractor’s Technical Proposal is unable to perform successfully, Contractor shall replace it with
another ACDBE and submit an updated ACDBE Plan to Administration’s Office of Fair Practices
for written approval, pursuant to Article XXXII of Exhibit A.
A. Failure to Achieve ACDBE Participation Goal
If for any reason Contractor is unable to structure the contract requirements/work in its Technical
Proposal with ten percent (10%) ACDBE participation, Contractor may request in writing a waiver
to the goal under Tab 21 of the Technical Proposal. Contractor is required to justify a waiver
request with sufficient written documentation of its good faith efforts to achieve the ACDBE
participation goal. The following is a list of efforts to be documented for consideration as a part of
Contractor’s good faith efforts to meet the ACDBE participation goal and submitted with a waiver
request, if necessary:
1. Soliciting through all reasonable and available means (e.g., attendance at pre-proposal
meetings, advertising and/or written notices) the interest of MDOT certified ACDBEs who
have the capability to perform the work of the contract.
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2. Selecting portions of the Contract to be performed by MDOT certified ACDBEs in order to
increase the likelihood that the goal will be achieved.
3. Providing interested ACDBEs with adequate information about the requirements of the
Contract in a timely manner to assist them in responding to the RFP.
4. Following up initial solicitations of interest by contacting prospective ACDBEs to determine
if they are interested. Contractors shall provide the names, street addresses, dates and
telephone numbers of the prospective ACDBEs contacted.
5. Effectively using the services of available minority/women community organizations; local,
State and federal minority/women/disadvantaged business enterprise assistance offices;
minority/women contractors’ groups; and other organizations as appropriate to obtain
assistance in identifying ACDBEs.
6. Making efforts to assist interested ACDBEs in obtaining bonding, lines of credit, insurance,
equipment, supplies, materials, or other related assistance or services as needed/appropriate.
7. Negotiating in good faith with interested ACDBEs and not rejecting them as being
unqualified without sound reasons based on a thorough investigation of their capabilities.
Evidence of such negotiations include the names, street addresses and telephone numbers of
ACDBEs that were considered, a description of the information provided regarding the work
and evidence as to why agreements could not be reached for ACDBEs to perform the work.
B. Use of Subcontractors to Achieve ACDBE Participation Goal
Executed agreements with MDOT-certified ACDBE subcontractors, if proposed as a method to
meet the ACDBE participation goal, shall be submitted for approval to the Administration prior to
award of the Contract. Any Contractor which elects to meet the ACDBE goal through joint
ventures with MDOT-certified ACDBEs shall submit to the Administration the joint venture
agreements, and evidence of all necessary MDOT certifications as part of its Technical Proposal.
An ACDBE joint venture partner must demonstrate that it is independently responsible for at least
ten percent (10%) of the clearly defined work and that it shares in the ownership, control,
management responsibilities, risks and profits of the joint venture.
X. GENERAL REQUIREMENTS
The General Requirements section contains specific information about the process and conditions
under which this RFP is issued, and conditions concerning how the project will be completed.
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A. Use of Electronic Versions of This RFP
This RFP will be available for download from the Website. The Contractor acknowledges and
accepts full responsibility to ensure no changes are made to downloaded files. In the event of
conflict between a version of the RFP in the Contractor’s possession and the version maintained by
Administration, the version maintained by Administration will govern.
B. Disqualification
Proposals may be disqualified by Administration in the event of any of the following occurrences:
1. Submission of more than one (1) Proposal from an entity under the same or different
name(s). An entity may submit a Proposal as a Contractor and also appear in the Proposal of
another Contractor as a potential development team member. An entity may be set forth as a
designated subcontractor to more than one (1) Contractor responding to the project
advertisement;
2. Evidence of collusion among Contractors. In its Technical Proposal, Contractor shall submit
a completed and notarized Form No. 8, Non-Collusion Affidavit under Tab 25—Forms;
3. Contractor is, or has been, in default or arrears under any previous or existing Contract with
Administration or the State;
4. Existence of any outstanding claims with Administration or the State;
5. Contractor or any team members is currently barred or suspended from participating in or
bidding on government or Airport contracts or programs;
6. Contractor has not met the Mandatory Qualifications set forth in Section IV of this RFP;
7. There is a finding by Administration of a material misstatement or omission by Contractor
in any part of its Technical or Financial Proposal.
C. Rights of Administration
Without limiting any other provision of this RFP, Administration reserves the right, at any time
prior to execution of a Contract with the Contractor, to exercise all or any of the following rights
and options as it deems to be in its best interests:
1. To postpone the submittal due date;
2. To request additional or supplemental information from Contractor;
3. To accept or reject any or all Proposals submitted in response to this RFP;
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4. To waive any informality, defect, or deviation from this RFP that is not, in Administration’s
sole judgment, material to the Proposal;
5. To re-issue this RFP with or without change or modification;
6. To issue a subsequent RFP for this opportunity with terms and conditions that are
substantially different from the terms and conditions set forth in this RFP;
7. To cancel this RFP with or without issuing another RFP;
8. To reject the Proposal of a Contractor that, in Administration’s sole judgment, is not a
responsible Contractor;
9. To conduct such investigations as Administration considers appropriate with respect to the
qualifications of any Contractor and/or any information contained in any Proposal;
10. To request clarifications of any Proposal; and
11. Not to enter into a Contract pursuant to this RFP.
The Contract to be offered will be in substantially the same form presented in Exhibit A to this RFP.
There will be a maximum allowable negotiations period of ninety (90) calendar days following
commencement of any negotiations to reach an agreement to Contract terms. Thereafter,
Administration reserves the right to cease negotiations and to enter negotiations with another
Contractor. Therefore, if there are any issues with the Contract, they shall be raised during the
question period after issuance of the RFP. If the selected Contractor fails to reach an agreement with
Administration during the negotiation period, then its proposal guarantee will be forfeited.
D. Duration of Offer
Proposals submitted in response to this RFP are irrevocable for one hundred eighty (180) calendar
days following the closing date of Proposals or receipt of BAFOs, if BAFOs are requested. This
period may be extended at Administration’s request with a Contractor’s written agreement,
provided however, that the irrevocability period will be automatically extended while any challenge
pertaining to this RFP is pending.
E. Modification or Withdrawal of Proposal
Proposals may be modified or withdrawn by Contractor via written notice received in the office
designated in Section III.C before the deadline for receipt of Proposals.
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F. Discussions
Administration reserves the right to waive or permit cure of minor irregularities and to conduct
discussions with any qualified or potentially qualified Contractor in any manner necessary to serve
the best interests of Administration. Administration also reserves the right, in its sole discretion, to
award a Contract based upon the written Proposals received without prior discussions or
negotiations.
G. Incurred Expenses
Administration will not be responsible for any costs incurred by a Contractor in preparing and
submitting a Proposal, in making an oral presentation, in providing a demonstration, or in
performing any other activities relative to this solicitation.
H. Economy of Preparation
Proposals shall be prepared simply and economically, providing a straightforward, concise
description of the Contractor's Proposal to meet the requirements of this RFP.
I. Ownership of Proposals
All documents submitted in response to this RFP shall become the property of Administration and
the State.
J. Public Information Act Notice
Contractor shall specifically identify those portions of its Proposal that it considers confidential,
proprietary, commercial and/or financial information or trade secrets, and provide sufficient
justification why such materials, upon request, shall not be disclosed by the Administration under
the General Provisions Article, § 4-101 et seq. Annotated Code of Maryland (Public Information
Act).
Information which is claimed to be confidential shall be clearly labeled as such and listed in
Tab 4 – Confidential Information in the Contractor’s Technical Proposal, immediately before
the Table of Contents. Contractor is advised that, upon receiving a request for this information
from a third party, Administration will make an independent determination whether the information
can be disclosed.
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K. Verification of Registration and Tax Payment
Before a Contractor can do business in the State of Maryland, it must be registered with the
Department of Assessments and Taxation, State Office Building, Room 803, 301 West Preston
Street, Baltimore, Maryland 21201. It is strongly recommended that any potential Contractor
complete registration prior to the due date for receipt of Proposals. A Contractor’s failure to
complete registration with the Department of Assessments and Taxation may disqualify a
Contractor from further consideration and recommendation for Contract Award.
L. Arrearages
By submitting a response to this solicitation, each Contractor represents that it is not in arrears in
the payment of any obligations due and owing to federal, State and local governments, including the
payment of taxes and employee benefits, and that it shall not become in arrears during the term of
the Contract if selected for Contract Award.
M. Contractor Qualifications
The Selection Panel may make such investigations as necessary to determine the ability of the
Contractor to adhere to the requirements specified in this RFP. Administration will reject the
Proposal of any Contractor deemed not a responsible Contractor.
N. Contract Affidavit
Contractor is advised that if a Contract is awarded as a result of this solicitation, Contractor shall be
required to complete a Contract Affidavit. A copy of this Affidavit is included for informational
purposes as Exhibit B of this RFP.
____________________________
Paul J. Wiedefeld, A.A.E.
Executive Director/CEO
Maryland Aviation Administration