Project Information

Bid Title

Woodland Spur Development Addendum 1

Issuing Agency

City of Duluth

Location

Minnesota

Published Date

Nov 19, 2025

Closing Date

Jan 12, 2026

Government Level

State & Local

Status

Closed

Ref. #

25-AA26

Original Source

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Bid Documents

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Project Description

25-AA26 Woodland Spur Development (due 1/12)

• 25 AA26 RFP For Woodland Spur Development
• Appendix B Phase I ESA Report 3942 Woodland Ave.R
• Appendix C Phase II Investigation Report 3942 Woodland Ave.R
• Appendix D Site Maps, Zoning & Utilities
• Appendix E 2025 Duluth Comprehensive Housing Needs Analysis Maxfield Study
• Appendix F Adaapta Duluth MN Report
• Appendix G Imagine Duluth 2035 Executive Summary
• Appendix H Sample Form Of Development Agreement
• Addendum 1 For 25 AA26

Attachment Preview

CITY OF DULUTH

REQUEST FOR PROPOSALS FOR

WOODLAND AVE REDEVELOMENT SITE

RFP NUMBER

ISSUED Tuesday, November 18, 2025

PROPOSALS DUE Friday, January 16, 2026, By 3:00 PM

SUBMIT TO

CITY OF DULUTH

ATTN: PURCHASING DIVISION

CITY HALL, ROOM 120

411 WEST 1ST STREET

DULUTH, MN 55802

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PART I - GENERAL INFORMATION

I-1.Introduction and Project Summary. The Duluth Economic Development Authority

(DEDA) invites qualified development teams to submit proposals for the redevelopment

of the 0.58-acre Woodland Spur site located at 3942 Woodland Avenue in Duluth’s

Woodland neighborhood. The City seeks proposals addressing the highest and best

use of the property and contributes to the vitality of the Woodland commercial corridor

and aligns with the City’s comprehensive plan, Imagine Duluth 2035. Additional detail is

provided in Part IV of this RFP.

I-2. Calendar of Events. The City will make every effort to adhere to the following

schedule:

Activity

Date

Pre-proposal Conference

December 2nd

Deadline to submit Questions via email to

purchasing@duluthmn.gov

Answers to questions will be posted to the City website no later

than this date.

December 8th

December 15th

Proposals due in the Purchasing Office by 3:00 PM on this date.

January 12th

Interviews tentatively scheduled the week of:

January 19th

Anticipated Selection

January 28th

I-3. Rejection of Proposals. The City reserves the right, in its sole and complete

discretion, to reject any and all proposals or cancel the request for proposals, at any

time prior to the time a contract is fully executed, when it is in its best interests. The City

is not liable for any costs the Bidder incurs in preparation and submission of its

proposal, in participating in the RFP process or in anticipation of award of the contract.

I-4. Pre-proposal Conference. The City will hold an optional virtual pre-proposal

conference as specified in the Calendar of Events. Interested Bidders can attend via

Microsoft Teams, a link will be posted on the City’s Purchasing site

https://duluthmn.gov/purchasing/bids-request-for-proposals/. A site visit will follow the

conference, attendance at the site visit is not mandatory.

I-5. Questions & Answers. Any questions regarding this RFP must be submitted

by e-mail to the Purchasing Office at purchasing@duluthmn.gov no later than the date

indicated on the Calendar of Events. Answers to the questions will be posted as an

Addendum to the RFP.

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I-6. Addenda to the RFP. If the City deems it necessary to revise any part of this

RFP before the proposal response date, the City will post an addendum to its website

http://www.duluthmn.gov/purchasing/bids-request-for-proposals/ . Although an e-mail

notification will be sent, it is the Bidder’s responsibility to periodically check the website

for any new information. Any addenda issued must be acknowledged on the Proposal

Sheet attached as Appendix A.

I-7. Proposals. To be considered, hard copies of proposals must arrive at the City

on or before the time and date specified in the RFP Calendar of Events. The City will

not accept proposals via email or facsimile transmission. The City reserves the right to

reject or to deduct evaluation points for late proposals.

Proposals must be signed by an authorized official. If the official signs the Proposal

Cover Sheet attached as Appendix A, this requirement will be met. Proposals must

remain valid for 60 days or until a contract is fully executed.

Please submit one (1) unbound paper copy of the Technical Submittal.

All materials submitted in response to this RFP will become property of the City and will

become public record after the evaluation process is completed and an award decision

made.

I-8.Small Diverse Business Information. The City encourages participation by

minority, women, and veteran-owned businesses as prime contractors, and encourages

all prime contractors to make a significant commitment to use minority, women, veteran-

owned and other disadvantaged business entities as subcontractors and suppliers. A

list of certified Disadvantaged Business Enterprises is maintained by the Minnesota

Unified Certification Program at http://mnucp.metc.state.mn.us/ .

I-9. Agreement. The awarded proposer will be required to enter into a purchase

agreement upon DEDA’s terms and conditions for sale of the property. The awarded

proposer will be required to sign development agreement, to be negotiated between the

parties. Questions about this agreement should be submitted to

purchasing@duluthmn.gov by the question deadline in the schedule above.

I-10. Award. The award will be based upon the evaluation criteria, subject to

execution of a written development agreement.

I-11. Term of Contract. The term of the contract will begin once the contract is fully

executed and is anticipated to end within two years of the date of execution. The

selected Bidder shall not start the performance of any work nor shall the City be liable to

pay the selected Bidder for any service or work performed or expenses incurred before

the contract is executed.

I-12. Mandatory Disclosures. By submitting a proposal, each Bidder understands,

represents, and acknowledges that:

Page 3 of 7

A. Their proposal has been developed by the Bidder independently and has

been submitted without collusion with and without agreement,

understanding, or planned common course of action with any other vendor

or suppliers of materials, supplies, equipment, or services described in the

Request for Proposals, designed to limit independent bidding or

competition, and that the contents of the proposal have not been

communicated by the Bidder or its employees or agents to any person not

an employee or agent of the Bidder.

B. There is no conflict of interest. A conflict of interest exists if a Bidder has

any interest that would actually conflict, or has the appearance of

conflicting, in any manner or degree with the performance of work on the

project. If there are potential conflicts, identify the municipalities,

developers, and other public or private entities with whom your company

is currently, or have been, employed and which may be affected.

C. It is not currently under suspension or debarment by the State of

Minnesota, any other state or the federal government.

D. The company is either organized under Minnesota law or has a Certificate

of Authority from the Minnesota Secretary of State to do business in

Minnesota, in accordance with the requirements in M.S. 303.03.

I-13. Notification of Selection. Bidders whose proposals are not selected will be

notified in writing.

I-14. Interviews. Interviews will be scheduled with the top three proposers.

PART II - PROPOSAL REQUIREMENTS

Proposals must include the following:

1. Cover Letter & Signed Proposal Sheet (Appendix A).

2. Proposal Narrative & Concept Plan

- Conceptual site plan explaining how the development will be integrated, showing

massing, unit count, and commercial space.

- Narrative describing integration into the Woodland neighborhood and alignment with

City goals.

3. Development Team Qualifications

- Background of firm(s), roles of key personnel, and examples of similar projects

completed in the past 5 years.

- References with contact information.

4. Budget & Pro Forma

- Sources and uses, financing strategy to ensure project success and preliminary cost

estimates.

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- Local sourcing is encouraged.

5. Project Schedule

- Preliminary timeline for site plan development, regulatory approvals, financing and

construction plans. DEDA does not expect detailed designs or financials at this

time.

PART III - CRITERIA FOR SELECTION

The proposals will be reviewed by City and DEDA Staff. The intent of the selection

process is to review proposals and make an award based upon qualifications as

described therein. A 100-point scale will be used to create the final evaluation

recommendations. The factors and weighing on which proposals will be judged are:

Qualifications of the Bidder and Personnel

Prior experience with similar work

Incorporates highest and best uses

Work Plan

40%

20%

20%

20%

PART IV – PROJECT DETAIL

Site Overview

- Location: 3942 Woodland Ave. (southeast corner of East Redwing Street and

Woodland Avenue).

St. Louis County Land Explorer, Parcel ID 010-4670-00590

https://gis.stlouiscountymn.gov/landexplorer/

- Parcel Size: 0.58 acres. (lot dimensions: asymmetrical lot -143’ x 60’ x 130 ’x 152’ x

143’ x 154’)

- Zoning: Mixed Use Neighborhood (MU-N).

Table of Uses: https://duluthmn.gov/media/5xsgbin5/mun-district.pdf

Use Description

Dwelling, Multi-family

Dwelling, live-work

Office

Restaurant (less than 5,000 SF)

Personal service and repair, small (less than 10,000 SF)

Retail store not listed, small (less than 15,000 SF)

Status

Permitted

Permitted

Permitted

Special Use

Permitted

Permitted

- Neighborhood Assets: Nearby grocery store, restaurants, YMCA, schools, parks,

nature center, Ridgeview Country Club.

- Woodland Ave traffic count: ~4,730 vehicles/day.

- Imagine Duluth 2035 Comprehensive Land Use Plan

https://duluthmn.gov/media/15725/appendix-c-imagine-duluth-2035-

comprehensive-plan.pdf

Environmental Conditions

- See attached Appendices B & C

Page 5 of 7

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