26-4403 Duluth Sky Harbor Airport - Duluth Airport Authority Development of Aircraft Hangar RFP

Duluth Sky Harbor Airport
Solicitation 26-4403
Request for Proposals for:
Development of Aircraft Hangar
Issued: March 27, 2026
Statements Due: April 16, 2026, 3:00 pm (local time)
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A. INTRODUCTION
The Duluth Airport Authority (DAA) is soliciting proposals from interested parties (Proposers) who
may be interested in leasing land to develop an aircraft hangar located at Sky Harbor Airport. The
proposed Site is identified on Figure 1 shown below in Section C.
B. AIRPORT DESCRIPTION
The Sky Harbor Airport and Seaplane Base (Airport) is located just over four miles southeast of
Duluth Minnesota's Canal Park Aerial Lift Bridge at the end of Park Point on the shores of beautiful
Lake Superior. The Airport is operated by the DAA.
The Airport is certified as a General Aviation Airport and Seaplane Base. The Airport is served by
one asphalt runway, (Runway 14/32; 2,600 feet long x 75 feet wide), and two water runways,
(Water Runway 13/31; 10,000 feet long x 2,000 feet wide) (Water Runway 09/27; 5,000 feet long
x 1,500 feet wide).
Other Amenities at Sky Harbor:
* New terminal building completed in 2024.
* 24/7 Fuel & Pilot Services- Fuel up with Avgas 100 low lead fuel, with self-service
available around the clock via credit card payment. The pilot's lounge is also open
24 hours.
* U.S. Customs (inbound) - U.S. Customs are available with advanced notice.
* Tiedown Service
* Courtesy Car
* Vending Machines
* Under wing camping
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C. DEVELOPMENT AREA AVAILABLE (Site)
The DAA is seeking proposals through this RFP from parties interested in leasing land from the
DAA to develop an aircraft hangar(s) on the Site shown below.
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The approximate size of the Site is 120' by 123.5' (14,820 square feet). The proposed hangar
development must connect to the existing aircraft apron at Proposers' expense. Apron design,
layout and hangar positioning are all subject to DAA approval. Depending on hangar size, more
than one hangar may fit on Site.
All development must comply with FAA airspace protection requirements, including 14 CFR Part
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77. The Developer shall file FAA Form 7460-1 and obtain a Determination of No Hazard prior to
construction. Any modifications required for FAA approval are the sole responsibility of the
Developer. Approximate height limitations for this development site generally range from 20'
above ground level (AGL) closest to the runway, and up to 40' AGL furthest from the runway.
D. UTILITIES
Available utilities are shown above in Section C on Figure 1. All requirements for a fire
suppression system will be determined solely by the Duluth Fire Marshall. All utilities are the
responsibility of the Proposer.
E. DESIGN AND CONSTRUCTION
Design of proposed hangar must be compatible with structures currently at the Airport. Details
of design must be submitted with the proposal. The Airport is zoned AP for airport. All design
and construction must meet local, State, and/or Federal building codes.
1. A paved apron connector to the proposed hangar is required and the sole
responsibility of the Proposer.
2. The Proposer must provide a construction schedule which will be a determining
factor in the award process.
3. The Proposer must complete and submit for approval by the FAA, the Notification
of Proposed Construction or Alteration, FAA form 7460-1, prior to construction
starting. The DAA can assist with this if necessary.
4. Proposed construction must be of an aviation hangar. Uses and design of the
hangar will solely be for aviation uses in compliance with FAA regulations and land
lease agreement.
5. The Proposer must state in the proposal if the Site and hangar will be used for
private or commercial use. Aviation related business use is encouraged but not a
requirement of a successful proposal. If commercial use is desired, an operator
agreement will be required between operator and the DAA. Operator agreement
to include concession fee paid to DAA based on operations at Sky Harbor.
F. CONSTRUCTION TIMELINE
Hangar construction must be completed by December 1, 2027.
G. LAND LEASE AGREEMENT
Successful Proposer will be required to enter into a Land Lease agreement with DAA for lease of
land at the Site. Appendix B is a sample of a land lease agreement. Final lease language to be
negotiated with successful Proposer.
H. PROPOSAL FORMAT
a. Contact Information: Individual/Company name and name of entity leasing the
premises with appropriate contact information.
b. Legal Status: A statement that the Proposer is not currently disbarred or
suspended by the government.
c. Description of proposed use of premises.
d. Proposed term of lease including options.
e. Evidence of the financial capability of the Proposer to complete proposed hangar
construction.
f. New Revenue Generation: increase in new revenue generation for DAA.
g. Number of based aircraft that will occupy hangar.
h. Projected annual aircraft operations.
i. Ability to meet proposed hangar construction timeline.
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j. Any other information the Proposer deems necessary and helpful to Evaluation
Committee's consideration of the proposal.
k. Addenda acknowledgement if any.
I. PROPOSAL SUBMISSION
All proposals must be received at the address below no later than local time 3:00 p.m. April 16,
2026. All proposals must be addressed to:
Duluth Airport Authority
Solicitation 26-4403
Development of Aircraft Hangar RFP
Attn: Jana Kayser
4701 Grinden Drive
Duluth, MN 55811
All proposals must be submitted in a sealed envelope clearly marked as shown directly above. All
submittals shall include one printed paper copy of proposal. Any proposal submittal not received
by the deadline may not be considered.
It is the sole responsibility of the Proposer to ensure delivery of statements by the deadline. It is
not the responsibility of DAA to ensure delivery.
It is the obligation of each Proposer to examine instructions, requirements, and specifications before
submitting a proposal. DAA will not be responsible for, nor honor any claims resulting from, or
alleged to be the result of misunderstanding by the Proposer.
Cost of Proposal Development: DAA claims no financial responsibility for any costs incurred by the
Proposer in responding to this RFP, whether it is the successful Proposer or not. These costs
include, but are not limited to, bonding, legal costs for any reason, production, reproduction, travel,
postage and mailing.
J. REQUEST FOR PROPOSAL TIMELINE
Description Date and Time
RFP Issued March 27, 2026
Deadline to submit questions April 3, 2026,10:00am local time
Final response to questions April 9, 2026
Deadline for Proposal Submissions April 16, 2026, 3:00pm local time
K. RFP QUESTIONS
All RFP questions must be submitted in writing via email no later than local time 10:00 a.m. on
April 3, 2026. Questions must be emailed to purchasing@duluthmn.gov. Please be sure to put
"26-4403 Development of Aviation Facility RFP" in the subject line. Any question submitted after
this date will not be answered.
All questions submitted in accordance with the requirements stated above will be answered in
writing and posted to the Purchasing website at http://www.duluthmn.gov/purchasing/bids-
request-for-proposals/ along with the original RFP. The Proposer shall acknowledge receipt of
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any addenda that may be necessary in their proposal.
L. SELECTION AND SCORING CRITERIA
The DAA has selected a group of personnel to act as the Evaluation Committee. All evaluation
personnel will use the evaluation criteria stated below:
a. Revenue to DAA
i. Evaluates the direct financial benefit to the Duluth Airport Authority.
b. Increase in Based Aircraft
i. Ability of project to add based aircraft to the Airport.
c. Increase in Aircraft Operations
i. Expected increase in aircraft activity resulting from the project.
d. Proposal Completeness & Quality
i. Thoroughness, clarity, and feasibility of the proposed project.
During the evaluation process, the DAA may request additional information or clarifications from
the Proposers and/or personal interviews.
M. CONTRACTS
After a pre-qualified entity is selected, DAA and the selected entity will enter into a land lease
agreement to be approved by the Duluth Airport Authority Board of Directors.
In addition to the lease agreement and the provisions of this RFP, successful Proposers will also
need to meet the responsibilities described below which include but are not limited to:
i. Adherence to the Airport's Master Plan which can be found here:
https://skyharbor.duluthairport.com/projects-planning-documents/.
ii. Adherence to the Federal Aviation Administration's (FAA's) standards for aviation use
(e.g., residential, and non-aviation related retail development is prohibited), and the FAA's
policy on Non-Aeronautical Use of Airport Hangars:
https://www.govinfo.gov/content/pkg/FR-2016-06-15/pdf/2016-14133.pdf.)
iii. Conform to FAA Federal Aviation Regulation (FAR) Part 77 height restrictions.
iv. Not to cause the DAA to violate any FAA grant assurances.
Appendix A Required Federal Solicitation/Contract Provisions
Appendix B Sample Land Lease Agreement *All language is subject to change. Final contract to
be negotiated with successful Proposer.
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APPENDIX A
REQUIRED FEDERAL SOLICITATION PROVISIONS
General Civil Rights Provisions
In all its activities within the scope of its airport program, the Proposer agrees to comply with
pertinent statutes, Executive Orders, and such rules as identified in Title VI List of Pertinent
Nondiscrimination Acts and Authorities to ensure that no person shall, on the grounds of race,
color, national origin, creed, sex, age, or disability be excluded from participating in any activity
conducted with or benefiting from Federal assistance.
This provision is in addition to that required by Title VI of the Civil Rights Act of 1964.
Compliance with Nondiscrimination Requirements:
During the performance of this contract, the Proposer, for itself, its assignees, and successors
in interest (hereinafter referred to as the "Proposer"), agrees as follows:
A. Compliance with Regulations: The Proposer (hereinafter includes consultants) will
comply with the Title VI List of Pertinent Nondiscrimination Acts and Authorities, as
they may be amended from time to time, which are herein incorporated by reference
and made a part of this contract.
B. Nondiscrimination: The Proposer, with regard to the work performed by it during the
contract, will not discriminate on the grounds of race, color, national origin), creed, sex,
age, or disability in the selection and retention of subcontractors, including
procurements of materials and leases of equipment. The Proposer will not participate
directly or indirectly in the discrimination prohibited by the Nondiscrimination Acts and
Authorities, including employment practices when the contract covers any activity,
project, or program set forth in Appendix B of 49 CFR part 21 including amendments
thereto.
C. Solicitations for Subcontracts, including Procurements of Materials and
Equipment: In all solicitations, either by competitive bidding or negotiation made by
the Proposer for work to be performed under a subcontract, including procurements of
materials, or leases of equipment, each potential subcontractor or supplier will be
notified by the Proposer of the contractor's obligations under this contract and the
Nondiscrimination Acts and Authorities on the grounds of race, color, or national origin.
D. Information and Reports: The Proposer will provide all information and reports
required by the Acts, the Regulations, and directives issued pursuant thereto and will
permit access to its books, records, accounts, other sources of information, and its
facilities as may be determined by the Sponsor or the Federal Aviation Administration
to be pertinent to ascertain compliance with such Nondiscrimination Acts and
Authorities and instructions. Where any information required of a contractor is in the
exclusive possession of another who fails or refuses to furnish the information, the
Proposer will so certify to the Sponsor or the Federal Aviation Administration, as
appropriate, and will set forth what efforts it has made to obtain the information.
E. Sanctions for Noncompliance: In the event of a Proposer's noncompliance with the
non-discrimination provisions of this contract, the Sponsor will impose such contract
sanctions as it or the Federal Aviation Administration may determine to be appropriate,
including, but not limited to:
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a. Withholding payments to the Proposer under the contract until the Proposer
complies; and/or
b. Cancelling, terminating, or suspending a contract, in whole or in part.
F. Incorporation of Provisions: The Proposer will include the provisions of paragraphs
one through six in every subcontract, including procurements of materials and leases
of equipment, unless exempt by the Acts, the Regulations, and directives issued
pursuant thereto. The Proposer will take action with respect to any subcontract or
procurement as the Sponsor or the Federal Aviation Administration may direct as a
means of enforcing such provisions including sanctions for noncompliance. Provided,
that if the Proposer becomes involved in, or is threatened with litigation by a
subcontractor, or supplier because of such direction, the Proposer may request the
Sponsor to enter into any litigation to protect the interests of the Sponsor. In addition,
the Proposer may request the United States to enter into the litigation to protect the
interests of the United States.
CLAUSES FOR TRANSFER OF REAL PROPERTY ACQUIRED OR IMPROVED UNDER THE
AIRPORT IMPROVEMENT PROGRAM
A. The (grantee, Proposer, permittee, etc. as appropriate) for himself/herself, his/her
heirs, personal representatives, successors in interest, and assigns, as a part of the
consideration hereof, does hereby covenant and agree [in the case of deeds and
leases add "as a covenant running with the land"] that:
1. In the event facilities are constructed, maintained, or otherwise operated on
the property described in this (deed, license, lease, permit, etc.) for a purpose
for which a Federal Aviation Administration activity, facility, or program is
extended or for another purpose involving the provision of similar services or
benefits, the (grantee, licensee, Proposer, permittee, etc.) will maintain and
operate such facilities and services in compliance with all requirements
imposed by the Nondiscrimination Acts and Regulations listed in the Title VI
List of Pertinent Nondiscrimination Acts and Authorities (as may be amended)
such that no person on the grounds of race, color, or national origin, will be
excluded from participation in, denied the benefits of, or be otherwise subjected
to discrimination in the use of said facilities.
B. With respect to licenses, leases, permits, etc., in the event of breach of any of the
above Nondiscrimination covenants, (Sponsor) will have the right to terminate the
(lease, license, permit, etc.) and to enter, re-enter, and repossess said lands and
facilities thereon, and hold the same as if the (lease, license, permit, etc.) had never
been made or issued.*
C. With respect to a deed, in the event of breach of any of the above Nondiscrimination
covenants, the (Sponsor) will have the right to enter or re-enter the lands and
facilities thereon, and the above-described lands and facilities will there upon revert
to and vest in and become the absolute property of the (Sponsor) and its assigns.*
(*Reverter clause and related language to be used only when it is determined that such a clause
is necessary to make clear the purpose of Title VI.)
CLAUSES FOR CONSTRUCTION/USE/ACCESS TO REAL PROPERTY ACQUIRED
UNDER THE ACTIVITY, FACILITY OR PROGRAM
The following clauses will be included in deeds, licenses, permits, or similar
instruments/agreements entered into by (
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Sponsor) pursuant to the provisions of the Airport Improvement Program grant assurances.
A. The (grantee, licensee, permittee, etc., as appropriate) for himself/herself, his/her
heirs, personal representatives, successors in interest, and assigns, as a part of the
consideration hereof, does hereby covenant and agree (in the case of deeds and
leases add, "as a covenant running with the land") that (1) no person on the ground of
race, color, or national origin, will be excluded from participation in, denied the benefits
of, or be otherwise subjected to discrimination in the use of said facilities, (2) that in
the construction of any improvements on, over, or under such land, and the furnishing
of services thereon, no person on the ground of race, color, or national origin, will be
excluded from participation in, denied the benefits of, or otherwise be subjected to
discrimination, (3) that the (grantee, licensee, Proposer, permittee, etc.) will use the
premises in compliance with all other requirements imposed by or pursuant to the Title
VI List of Pertinent Nondiscrimination Acts and Authorities.
B. With respect to (licenses, leases, permits, etc.), in the event of breach of any of the
above Non-discrimination covenants, (Sponsor) will have the right to terminate the
(license, permit, etc., as appropriate) and to enter or re-enter and repossess said land
and the facilities thereon, and hold the same as if said (license, permit, etc., as
appropriate) had never been made or issued.*
C. With respect to deeds, in the event of breach of any of the above Non-discrimination
covenants, (Sponsor) will there upon revert to and vest in and become the absolute
property of (Sponsor) and its assigns.*
(*Reverter clause and related language to be used only when it is determined that such a clause
is necessary to make clear the purpose of Title VI.)
Title VI List of Pertinent Nondiscrimination Acts and Authorities. During the performance of this
contract, the Proposer, for itself, its assignees, and successors in interest (hereinafter referred to
as the "Proposer") agrees to comply with the following non-discrimination statutes and authorities;
including but not limited to:
* Title VI of the Civil Rights Act of 1964 (42 U.S.C. 2000d et seq., 78 stat. 252)
(prohibits discrimination on the basis of race, color, national origin);
* 49 CFR Part 21 (Non-discrimination in Federally-Assisted programs of the Department
of Transportation-Effectuation of Title VI of the Civil Rights Act of 1964) including
amendments thereto;
* The Uniform Relocation Assistance and Real Property Acquisition Policies Act of
1970, (42 U.S.C. 4601) (prohibits unfair treatment of persons displaced or whose
property has been acquired because of Federal or Federal-aid programs and projects);
* Section 504 of the Rehabilitation Act of 1973 (29 U.S.C. 794 et seq.), as amended
(prohibits discrimination on the basis of disability); and 49 CFR part 27
(Nondiscrimination on the Basis of Disability in Programs or Activities Receiving
Federal Financial Assistance);
* The Age Discrimination Act of 1975, as amended (42 .U.S.C. 6101 et seq.) (prohibits
discrimination on the basis of age);
* Airport and Airway Improvement Act of 1982 (49 U.S.C. 47123), as amended
(prohibits discrimination based on race, creed, color, national origin, or sex);
* The Civil Rights Restoration Act of 1987 (P.L. 100-259) (broadened the scope,
coverage and applicability of Title VI of the Civil Rights Act of 1964, the Age
Discrimination Act of 1975 and Section 504 of the Rehabilitation Act of 1973, by
expanding the definition of the terms "programs or activities" to include all of the
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