Des Moines Airport Hotel Request for Qualifications

Location:	Iowa
Posted:	Mar 10, 2026
Due:	Apr 10, 2026
Agency:	Des Moines International Airport
Type of Government:	State & Local
Category:	V - Transportation, Travel and Relocation Services
Publication URL:	To access bid details, please log in.

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Des Moines Airport Authority

Request for Statement of Qualiﬁcations

Hotel Development at Des Moines International Airport

Issue Date: March 10, 2026

Response Deadline: April 10, 2026

I. INTRODUCTION

The Des Moines Airport Authority (the "Authority") invites qualiﬁed real estate development

ﬁrms to submit a Statement of Qualiﬁcations (SOQ) to develop a select-service hotel on

airport-owned property located at the Des Moines International Airport (DSM).

The hotel will be developed under a ground lease agreement with the Authority and must

meet the vision, functional requirements, and architectural standards outlined in this

Request for Qualiﬁcations (RFQ). The Authority will give preference to a development ﬁrm

who is familiar with the Iowa market and has strong ties to the Des Moines metro. Although

the development will be considered non-aeronautical, the Authority will be required to

follow applicable Federal Aviation Administration rules and regulations.

II. VISION STATEMENT

The Des Moines Airport Authority began the redevelopment of commercial air service

operations with planning efforts in 2013. Since then, signiﬁcant infrastructure

development has taken place, resulting in the current new terminal construction program.

As the terminal project is well on its path to phased completion, the Airport Authority is

ready to consider options on a complementing hotel property. A successful project would

include the timely construction and opening of a select-service, landmark hotel serving

DSM’s growing passenger traffic that enhances the overall airport campus. The Authority

seeks a partner on this project who is well-versed in hotel development and able to achieve

the property’s highest and best use.

III. PROJECT OVERVIEW

The Authority seeks a modern design that complements DSM’s long-term development

plan and creates a strong sense of place for both travelers and the central Iowa

community. The site description begins on page six of this RFQ. Renderings on Exhibit A

are examples only and not intended to dictate the layout. The location of the skywalk to the

parking garage was planned for in the construction of the garage, and the garage stair tower

closest to the site includes a vacant elevator shaft.

The Authority expects to enter a long-term land lease for the site (40 -50 years), subject to

Federal Aviation Administration approval. Compensation for the land lease will be

negotiated as part of the entire project, along with terms related to potential Authority

office space. The Authority is open to a range of options such as the developer owning the

entire structure to Authority participation in the building and other necessary

improvements.

The proposed hotel should include, but is not limited to, the following key elements:

• Guest Facilities: No fewer than 120 well-appointed guest rooms and adequate

meeting space for events of up to 50 people.

• Skywalk Connection: Direct pedestrian skywalk connection to the airport parking

garage.

• Rooftop Bar: A rooftop bar and restaurant offering views of both the airﬁeld and

downtown Des Moines. Based on Authority analysis, the FAA Part 77 Airspace

requirements limit the height of the building to approximately 150 feet, but

approximately 90 feet above ground level would provide the views desired.

• Airport Authority Offices: Office space for the Des Moines Airport Authority on the

ground ﬂoor. The Authority would be interested in negotiating an arrangement to

house staff, and potentially other tenants, on the ground ﬂoor of the hotel.

• Building Height: A minimum of eight stories, with the rooftop bar located at least 90

feet above ground level.

• Parking: Surface parking will be required around the building. Some space will be

available in the airport parking garage, but the Authority would expect to maximize

surface parking around the site as well.

• Geotech Analysis: The Authority has conducted preliminary geotechnical analysis

on the site. Additional analysis would be completed based on design and location

of vertical circulation. If ﬁll dirt is required for the site, the Authority has a borrow

site available.

The City of Des Moines has two programs that may be applied for to assist in making the

project ﬁnancially feasible. The ﬁrst is a Tax Abatement program that could be either a

three-year, 100% abatement or a 10-year tax abatement with a declining schedule. The

other is Tax Increment Financing (TIF) that is available due to the site being located within

the Airport Development Urban Renewal Plan Area. Please contact the City's Economic

Development Office to discuss these programs.

IV. QUALIFICATIONS

The Authority is seeking a developer or development/investor team that meets the

following minimum qualiﬁcations. The criteria will be weighted as indicated.

1. Proven Hotel Development Experience and Vision for the Project (40%):

Demonstrated experience in the successful development of at least two (2) select-

service hotels of similar scale and complexity, along with a plan for how the site

would be used to meet the Project Overview elements above.

2. Hotel Industry Relationships (30%): Established relationships with national or

international hotel brands, operators, and investors.

3. Construction Management Expertise (20%): Experience overseeing the design and

construction of high-rise hotel projects, particularly those exceeding eight stories,

with timely project delivery.

4. Knowledge of the Des Moines Market (10%): Demonstrated understanding of local

market dynamics, permitting processes, and stakeholder engagement in the Des

Moines region.

V. SUBMISSION REQUIREMENTS

Interested developers shall submit a SOQ that includes the following:

• Cover Letter (1 page): Introduce your ﬁrm/team and summarize interest and

qualiﬁcations, including overview of ﬁrm history, ownership structure, and areas of

expertise.

• Relevant Experience: Detailed descriptions of comparable hotel developments

completed in the past 10 years, including images, project size, cost, completion

date, and roles.

• Key Personnel: Brief bio of principal team members who would be assigned to the

project.

• Hotel Brand Partnerships: Letters of interest or past partnership examples with

hotel operators or franchises.

• Construction Management Capabilities: Evidence of experience managing hotel

construction at or above eight stories.

• Des Moines Market Knowledge: Narrative describing your team’s familiarity with

the region and past work within Central Iowa.

• Project Narrative: Brief narrative explaining the developer’s vision for the project.

• References: At least three (3) references from clients or public agencies for similar

projects.

Note: The Authority is not looking for volume in the submission requirements, but rather

content which directly addresses the topics mentioned above. The intent is for proposers

to provide a focused overview of your organization, your capabilities, vision for this project

and how you will deliver the project in a timely manner.

VI. SELECTION PROCESS

This RFQ is the ﬁrst phase in a two-phase selection process. Following review of SOQs, a

shortlist of qualiﬁed developers will be developed in rank order. The ﬁrst ranked developer

will be invited to develop a development plan and negotiate the ﬁnancial package for the

project. If negotiations have not reached an acceptable point within 90 days with the ﬁrst

ranked developer, the Authority will move on to enter negotiations with the second ranked

developer.

VII. SUBMISSION INSTRUCTIONS

Deadline: All SOQs must be submitted electronically to airinfo@ﬂydsm.com or in hard

copy to 5800 Fleur Drive, Room 207, Des Moines, IA 50321 by 4:00 pm local time, April

10, 2026. Hard copy SOQs must include an electronic copy via USB drive.

Contact:

Brian Mulcahy

Chief Executive Officer

Des Moines Airport Authority

5800 Fleur Drive, Room 207, Des Moines, IA 50321

Email: bcmulcahy@ﬂydsm.com

Format:

• PDF format preferred

• Maximum 30 pages, excluding cover and appendices

Late submissions will not be considered.

VIII. PRE-SUBMISSION MEETING AND QUESTIONS

A meeting will be held at the Des Moines International Airport Terminal Cloud Room on

March 17, 2026, at 1:00 pm Central Time, to discuss this RFQ and tour the proposed site.

All questions regarding this RFQ must be received in writing (hard copy or email) to the

contact above by close of business March 20, 2026. Responses to all questions will be

posted as an addendum on the Authority's website by close of business March 23, 2026.

IX. RIGHTS RESERVED

The Authority reserves the right to amend, cancel, or reissue this Request; to reject any or

all responses; and to negotiate with any respondent deemed qualiﬁed. This document

does not constitute a contract or offer of any kind.

We appreciate your interest in advancing the vision for the Des Moines International

Airport and look forward to your submission.

This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.

Des Moines Airport Hotel Request for Qualifications

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