Request for Proposals (RFP) for Common Use Lounge Concession, #26-49-9999-018

REQUEST FOR PROPOSALS FOR
COMMON USE LOUNGE
CONCESSION LEASE AND OPERATING AGREEMENT
AT THE SPOKANE INTERNATIONAL AIRPORT
#26-49-9999-018
Spokane Airport Board ("Board") is soliciting proposals from qualified professional lounge
operators/developers ("Proposer") to provide a Common Use Lounge Concession at the
Spokane International Airport ("Airport") for the next ten (10) years, commencing upon
issuance of the Certificate of Occupancy by the City of Spokane ("Beneficial Occupancy")
or by January 1, 2028, whichever is sooner, unless earlier terminated. The Common Use
Lounge will be located in the sterile area of the Airport terminal building. The Board has
identified approximately 1,860 square feet of space (described more specifically in Exhibit
A attached hereto). "Common Use Lounge" as used herein shall mean a restricted-access
facility within the airport terminal that allows access to all passengers flying regardless of
airline or class of ticket purchased, with both membership and pay-per-use options.
Commencing Tuesday, August 25, 2026, proposal and contract documents may be
downloaded from our website: https://business.spokaneairports.net/rfp/.
An optional, in-person Pre-Proposal Conference will be held on Thursday, September 10,
2026, at 1:30 p.m. Pacific Standard Time. The purpose of the conference will be to discuss
the requirements and objectives of the lounge RFP, discuss the contract, review the future
lounge space, answer questions, and tour areas of the Airport relevant to the lounge. This
will be the only opportunity to see the proposed site. Prospective proposers should register
to attend the Pre-Proposal Conference by returning the Pre-Proposal Conference
Registration Form attached to this RFP as Attachment #7 by email no later than September
9, 2026 by 4:00 pm PST. Failure to return the form does not constitute automatic
disqualification from the attending the Pre-Proposal Conference or the RFP proposal
process.
Proposers are encouraged to submit any questions concerning this RFP no less than three
(3) hours prior to the Pre-Proposal Conference. Prospective Proposers may send questions
as well as the Pre-Proposal Conference Registration Form by email to:
Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

Ms. Amy L. Anderson, C.M.
Manager, Properties and Contracts
Spokane International Airport
9000 W. Airport Drive, Suite 204
Spokane, WA 99224
Email: aanderson@spokaneairports.net
During the Pre-Proposal Conference, representatives of the Board will attempt to answer
written questions received not later than three (3) hours in advance of the conference. Any
changes in the requirements of this RFP will be made by addendum to the RFP. The earliest
anticipated posting of addenda is Thursday, October 8, 2026, 4 p.m. PST.
Sealed proposals for the Common Use Lounge Concession will be received by the Board at
9000 W. Airport Dr., Suite 204, Spokane, Washington 99224, until 3:00 p.m. Pacific
Standard Time on Thursday, October 29, 2026.
In accordance with Regulations of the U.S. Department of Transportation, 49 CFR Part 23,
the Board has implemented an airport concession disadvantaged business enterprise
(ACDBE) plan under which qualified firms may have the opportunity to operate an airport
business. The Proposer shall take all necessary and reasonable steps to achieve
participation in the ACDBE concession plan.
One (1) original paper copy and one (1) electronic copy (pdf format on flash drive) of all
documents listed on the "Proposal Submission Checklist - Attachment #1" must be
submitted in a sealed envelope bearing on the outside, the date advertised for the opening
of the proposals and the words, "Common Use Lounge Concession RFP Submittal,
Spokane International Airport". If mailed or delivered via a courier delivery company, the
sealed envelope containing the required proposal documents shall be enclosed in another
envelope and sent to the Spokane International Airport, 9000 W. Airport Dr., Suite 204,
Spokane, Washington, 99224, to the attention of Ms. Amy Anderson, C.M., Manager -
Properties & Contracts. It will be the sole responsibility of Proposers to ensure proposals
are in the possession of the Board by the date and time set forth in this Request for
Proposals. The Board reserves the right to reject any or all proposals, portion or parts
thereof, and to waive all minor irregularities in the Proposals.
For additional information contact: Ms. Amy Anderson, C.M., Manager - Properties &
Contracts, at aanderson@spokaneairports.net or (509) 455-6431.
Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

REMINDER OF CRITICAL DATES
Pre-Proposal Conference: September 10, 2026 1:30 p.m.
Question Deadline October 1, 2026 3:00 p.m.
Proposal Due Date: October 29, 2026 3:00 p.m.
Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

TABLE OF CONTENTS
REQUEST FOR PROPOSALS - COMMON USE LOUNGE
1. BACKGROUND INFORMATION ................................................................................................... 2
2. SCOPE OF WORK ..................................................................................................................... 2
3. PRE-PROPOSAL CONFERENCE & FACILITY TOUR ................................................................... 3
4. REQUEST FOR PROPOSALS SCHEDULE ................................................................................. 4
5. GENERAL CONCESSION LEASE AND OPERATING AGREEMENT TERMS .................................... 5
6. EVALUATION CRITERIA ......................................................................................................... 7
7. SUBMISSION REQUIREMENTS ............................................................................................. 10
8. SELECTION PROCESS ......................................................................................................... 12
9. MINIMUM REQUIREMENTS .................................................................................................. 13
10. ADMINISTRATIVE REQUIREMENTS ....................................................................................... 14
11. PROPOSAL GUARANTY ....................................................................................................... 15
12. PROPOSER'S AFFIDAVIT ..................................................................................................... 16
13. WITHDRAWAL OF PROPOSALS ............................................................................................ 16
14. REJECTION OF PROPOSALS................................................................................................. 16
15. BREAKING OF A TIE PROPOSAL ............................................................................................ 17
16. PROHIBITION AGAINST LOBBYING ...................................................................................... 17
17. RESPONSIBILITY OF PROPOSERS ........................................................................................ 17
18. ACCEPTANCE OF PREMISES "AS IS" .................................................................................... 17
19. STATISTICAL INFORMATION ................................................................................................ 17
20. AIRPORT CONCESSION DISADVANTAGED BUSINESS ENTERPRISE (ACDBE) .......................... 18
ATTACHMENT #1 .................................................................................................................................... 19
ATTACHMENT #2 .................................................................................................................................... 20
ATTACHMENT #3 .................................................................................................................................... 22
ATTACHMENT #4 .................................................................................................................................... 25
ATTACHMENT #5 .................................................................................................................................... 26
ATTACHMENT #6 .................................................................................................................................... 27
ATTACHMENT #7 .................................................................................................................................... 29
EXHIBIT A - PROPOSED COMMON USE LOUNGE AREA ............................................................................ 30
EXHIBIT B - STATISTICAL INFORMATION -PASSENGER TRAFFIC ............................................................... 31
EXHIBIT C - SAMPLE COMMON USE LOUNGE CONCESSION LEASE AND OPERATING AGREEMENT ........... 32
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

INSTRUCTIONS TO PROPOSERS
1. BACKGROUND INFORMATION
Spokane International Airport ("Airport") is jointly owned by Spokane County and the City
of Spokane. The city and county operate the Airport under provisions of RCW 14.08, which
establishes the operation of airports by more than one (1) municipality under joint
agreement. The operating authority of the Airport is the Spokane Airport Board ("Board"),
consisting of seven appointees from the two governmental bodies. The Board oversees a
current capital and operating budget of approximately $185 million from various funding
sources.
The Airport is a 6,400-acre commercial service airport served by eight airlines and three air
cargo carriers. The Airport recorded nearly 4.4 million passengers and 60,153 U.S. air
cargo tons in 2025. It is the second largest commercial service airport in the State of
Washington and categorized by the FAA as a Small Hub. In addition to Amazon Air's sort
facility, FedEx and UPS provide scheduled all-cargo service at the Airport. U.S. Customs
provides Federal Inspection Service for clearing international flights and Signature Flight
Support and Aero Center Spokane provide Fixed Base Operator services.
The Airport is the work site for over 3,000 people serving a variety of aviation and non-
aviation related businesses, providing the region with $1.8 billion in annual economic
impact. The geographic area served by the Airport includes Eastern Washington, Northern
Idaho, Western Montana and portions of Southern British Columbia and Alberta. In total,
1.7 million people reside in this market area.
In June 2026 the Concourse C Expansion Project was completed. The project was the first
phase of the Terminal Renovation and Expansion (TREX) Program, the Airport's long-term
vision to enhance and expand the Airport's terminal facility to meet the needs of current
and future forecasted passenger traffic demand. The $150 million expansion added three
new gates, replaced current ground boarding gates with three passenger loading bridges,
modernized existing gates and added six ticket counter locations for airlines to use.
In May 2026, construction teams began relocating existing infrastructure along the Airport's
front curb to enable the next phase of TREX: creation of a 255,000-square-foot Central Hall
facility to consolidate and connect the Airport's two siloed terminals. The project is
expected to break ground in early 2027.
2. SCOPE OF WORK
The Board is offering the opportunity to design, construct, manage, and operate a
Common Use Lounge concession. One (1) concession lease and operating agreement will
be awarded. The Common Use Lounge location included in the Common Use Lounge
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

Concession Lease and Operating Agreement is shown in Exhibit A of this RFP. The Board
reserves the right to modify the location allocated at its sole discretion.
The selected Proposer may be allocated storage support space in the terminal. The space
is also described in Exhibit A.
Minimum Qualifications:
All Proposers that desire to be considered for the Common Use Lounge Concession Lease
and Operating Agreement must have a minimum of five (5) years prior experience in the
development and operation of a Common Use Lounge at commercial airports or other
types of transportation centers. This experience qualification may be met by the proposing
entity, or if the proposer is a new business, the identified owner(s). Such Common Use
Lounge operations must be of similar or larger size and scope to that planned for the
Airport in terms of sales volume.
Proposals must specifically identify each and every proposed exception or addition to the
terms and conditions of the draft Common Use Lounge Concession Lease and Operating
Agreement attached to the RFP as Exhibit C. The Board reserves the right to reject any and
all proposed exceptions or additions to the terms and conditions of the draft Common Use
Lounge Concession Lease and Operating Agreement.
Proposals not meeting the submittal requirements set forth in this RFP will be considered
non-responsive and may be excluded from consideration in the selection process.
Proposers, including any subsidiaries or affiliates, are limited to the submission of one (1)
Proposal for the Common Use Lounge Concession through this RFP process.
The Board reserves the right to modify, amend, or withdraw RFP documents at any time
prior to the date and time specified for receipt of Proposals.
Requests for interpretations, clarification, or correction of RFP documents should be made
in writing to the Properties and Contracts Manager on or before 3:00 pm PST on October 1,
2026. Any questions or issue that necessitates changes to the RFP or the documents
distributed with the RFP will be the subject of written addendum distributed to all potential
Proposers attending the Pre-Proposal Conference and those who have requested addenda
in writing.
3. PRE-PROPOSAL CONFERENCE & FACILITY TOUR
A. Questions and Pre-Proposal Conference
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

An in-person Pre-Proposal Conference for proposing companies only will be held at the Irv
Reed Event Center located at 9211 W. McFarlane Rd., Spokane, WA 99224. The purpose of
the conference will be to discuss the requirements and objectives of the Common Use
Lounge RFP, review the future terminal plan, answer questions and tour the proposed
location.
Prospective proposers should register to attend the Pre-Proposal Conference by returning
the Pre-Proposal Conference Registration Form attached to this RFP as Attachment #7 by
email no later than September 9, 2026 by 4:00 pm PST. Failure to return the form does not
constitute automatic disqualification from the RFP proposal process.
Proposers are encouraged to submit any questions concerning this RFP no less than three
(3) hours prior to the Pre-Proposal Conference. Prospective Proposers may send questions
on or before 3:00 pm PST on October 1, 2026, as well as the Pre-Proposal Conference
Registration Form by email to:
Ms. Amy L. Anderson, C.M.
Manager, Properties and Contracts
Spokane International Airport
aanderson@spokaneairports.net
During the Pre-Proposal Conference, representatives of the Board will attempt to answer
written questions received in advance of the conference. Any changes in requirements of
this RFP will be made by Addendum to the RFP.
B. Facility Tour
Representatives of the Board will conduct tours of the proposed Common Use Lounge
location as part of the Pre-Proposal Conference. This will be the only guided tour of the
facilities and the only opportunity for the prospective Proposers to see the terminal and
proposed lounge location within the secure areas of the facilities.
4. REQUEST FOR PROPOSALS SCHEDULE
The following is the schedule for this RFP process (which is subject to change):
Target Date Description
Tuesday, August 25, 2026, 4 PM PST Issue Date of RFP and posted on Airport's website
Thursday, September 10, 2026 1:30 PM PST Pre-Proposal Conference and Tour
Thursday, October 1, 2026, 3 PM PST Deadline for Submission of Questions
Thursday, October 8, 2026, 4 PM PST Earliest Anticipated Response by Airport to
Questions and/or Addenda posted
Thursday, October 29, 2026, 3 PM PST Proposal Submission Deadline (Due Date)
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

Thursday, November 19, 2026, 4 PM PST Targeted Board Action/Contract Award
Friday, November 20, 2026, 5 PM PST Targeted Notification of Award
5. GENERAL CONCESSION LEASE AND OPERATING AGREEMENT TERMS
A. Term
The term of the contract will commence upon issuance of the Certificate of Occupancy by
the City of Spokane ("Beneficial Occupancy") or by January 1, 2028, whichever is sooner
and conclude 120 months thereafter. The Board shall have no liability to the selected
Proposer if the Common Use Lounge Concession Lease and Operating Agreement is
delayed due to construction or for other reasons beyond the Board's control. In any event,
the lease term shall be no less than ten (10) years.
B. Percentage Concession Fee
As part of the Proposal, Proposers are required to provide a Percentage Concession Fee
financial offer. Proposers may propose percentage concession fees that increase with
sales volume. The established Percentage Concession Fee will not be renegotiated during
the term of the Common Use Lounge Concession Lease and Operating Agreement. The
Board is under no obligation to accept the highest Percentage Concession Fee proposed.
C. Minimum Annual Guarantee
As part of the financial offer, Proposers are required to provide a Minimum Annual
Guarantee to support the proposed Percentage Concession Fee. The established Minimum
Annual Guarantee will not be renegotiated during the term of the Common Use Lounge
Concession Lease and Operating Agreement. The Board is under no obligation to accept
the highest Minimum Annual Guarantee proposed.
The Minimum Annual Guarantee will be adjusted annually as follows:
i) Effective on the first anniversary date of the commencement of the Concession
Lease and Operating Agreement, the Minimum Annual Guarantee will be eighty-
five percent (85%) of the actual rent paid to the Board during the first year of
Beneficial Occupancy, or the Minimum Annual Guarantee for the first year of
Beneficial Occupancy, as set herein, whichever is higher.
ii) Effective on the second anniversary date of the commencement of the
Concession Lease and Operating Agreement, the Minimum Annual Guarantee
will be adjusted to eighty-five percent (85%) of the actual rent paid to the Board
for the second year of Beneficial Occupancy, or the Minimum Annual Guarantee
for the first year of Beneficial Occupancy, as set herein, whichever is higher.
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

iii) The annual adjustment to the Minimum Annual Guarantee will continue using
the above format through the final year of the Common Use Lounge Concession
Lease and Operating Agreement.
D. Monthly Rent
Proposals should contain a description of the monthly rent to be paid to the Board. The
selected Proposer shall pay a monthly rent for the Common Use Lounge space that is the
greater of one twelfth (1/12) of the Minimum Annual Guarantee or the established
Percentage Concession Fee.
In the event the selected Proposer is allocated storage support space in the terminal,
Proposer shall pay monthly Class 2 rent for the support space, as set forth in the Board-
approved Rates and Charges. The Board-approved Rates and Charges are published
annually at https://business.spokaneairports.net/financial-reports/.
In the event the Certificate of Occupancy has not been issued by the City of Spokane and
operations of the Common Use Lounge have not commenced by January 1, 2028, Proposer
will be obligated to pay monthly rent for the Common Use Lounge space in the amount of
one twelfth (1/12) of the Minimum Annual Guarantee or the established Percentage
Concession Fee, whichever is greater, regardless of whether operations of the Common
Use Lounge have commenced.
E. Utilities
The Board shall provide heat and air-conditioning in the terminal to keep the Airport
terminal at reasonable temperatures for the conduct of the selected Proposer's activities.
The Board shall provide electrical and water utilities for the Common Use Lounge and the
selected Proposer shall make such connections as required and permitted by building
code. At no time shall the selected Proposer's use of the utilities supplied exceed the
capacity of the systems servicing the Leased Premises.
The cost of all electrical and water utilities used by the selected Proposer will be separately
metered.
F. Initial Minimum Investment
Selected Proposer shall make an Initial Minimum Investment in Leasehold Improvements
to the Premises for fixtures, equipment, demolition of existing improvements, and any
other expenditures in the amount not less than five hundred dollars ($500.00) per square
foot of the leased premises on the concourse.
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport

G. Midterm Refurbishment
On or before the end of the sixth year of the lease term, selected Proposer shall completely
upgrade and refurbish the Premises in the amount not less than twenty percent (20%) of
the Initial Minimum Investment.
6. EVALUATION CRITERIA
The Board will evaluate Proposals received based on the following evaluation criteria and
will score Proposals up to the maximum number of points as noted for each evaluation
criterion.
The Proposer must include in its Proposal the information noted in the evaluation criteria
and must demonstrate how the firm meets the evaluation criteria.
Evaluation Criteria Maximum
Points
1) Proposal Information Form: The Proposal Information Form, included
in Attachment #2 to this RFP, must be completed, submitted, and
signed as part of your Proposal. You must include the name and
contact information of the individual in your company that the Board
should contact regarding questions about your Proposal and
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scheduling a potential interview. The contact information should
include the following: name of individual, title (Mr., Ms., etc.), firm
name, address (city, state, zip code), telephone number, e-mail
address.
2) Cover Letter: A cover letter expressing interest, addressing, at a
minimum, the following:
a) Executive Summary: A high level, executive summary of your
company's relevant qualifications and experiences, as well as the
relevant experiences of key staff proposed for this project in
performing similar services.
b) Company Size and Workload: Outline the size of your company
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and discuss your capability to manage a project of this size and
scope within the identified time frame, relative to your current
workload.
c) Finances: Discuss your company's financial and organizational
stability.
The cover letter must be signed by an authorized representative of
the Proposer who is authorized to execute contractual agreements
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Request for Proposals #26-49-9999-018
Common Use Lounge Concession
Spokane International Airport