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Item No. 7a_supp Date of Meeting October 25th, 2016 Real Estate Strategic Plan: Port Commission Final Presentation October 25th, 2016 1 Overview I. Real Estate Plan Objectives II. Real Estate Development Portfolio I. Terminal 90/91 II. South Harbor III. North SeaTac III. Property Acquisition Program IV. Significant Impacts V. Real Estate Principles VI. Next Steps Image Credit: Heartland 2 Real Estate Strategic Plan Objectives Utilize Real Estate Support Century Agenda goals Jobs - Add 100,000 jobs over 10 years Operational excellence & Sustainable Growth Grow as an international logistics hub/tourist destination/business gateway. Support small business growth and workforce development Support job creation in key port business clusters Support Divisional Initiatives Maritime, cargo, aviation, cruise Real Estate Development Strategies to Achieve Sustainable Growth 3 Evaluating Port Owned Properties Properties selected based on industrial development or redevelopment potential* Being Evaluated Evaluation Complete or Fully Developed Evaluation by NW Seaport Alliance Real Estate Plan Terminal 5 55-acre site (SeaTac) Shovel Ready Terminal 10 L-Shape (SeaTac) Des Moines Creek Phase 2 (Des Moines) Terminal 18 13-acre site (SeaTac) Des Moines Creek Phase 3 (SeaTac) Terminal 25 200th Street (SeaTac) NERA 2 and 3 Terminal 30 Terminal 91 Terminal 46 Terminal 91 Uplands Terminal 103 Terminal 106 Terminal 104 CEM Property Fully Developed Terminal 105 Pier 2 Manufacturing Industrial Center Terminal 107 Pier 69 Pier 66 Terminal 117 SAMP South Airport (SASA) * Does not include a few sites under 2 acres with little Fisherman's Terminal industrial development or redevelopment potential 4 Terminal 91 Properties Image Credit: Heartland 5 Piers 90/91 Retain Cruise Option Actions Assess cruise market growth. Analyze road access options, cost and feasibility. Select optimal site (access) for a parking garage (size). Reconfigure the cruise terminal to two levels, arrival and departure. Consider relocating other non- cruise uses to Uplands. Evaluate need for Pier 90 Image Credit: Heartland repair/modernization. Cruise Operations Have Major Impact on Terminal 91 6 Piers 90/91-Non Cruise Maritime Redevelopment Actions Evaluate sites and relocate cruise terminal. Re-purpose cruise terminal. Attract water dependent maritime companies. Evaluate options to support fishing fleet recap (larger vessels). Evaluate need for Pier 90 repair/modernization. Image Credit: Heartland 7 T91 Uplands Maker District 50/50 Ground Lease/Build-to-Suit providing 460K-700K SF Flex Industrial Actions Focus on maritime industrial users. Relocate cruise parking to Pier 91 or short fill area. Work with stakeholders allow for the opening of the north gates. Option: Workforce housing on Tsubota Site Image Credit: Heartland Developing Light Industrial Buildings to Support Maritime & Manufacturing Industries 8 South Harbor Properties 9 T106 CEM Pier 2 Image Credit: Heartland Recommendation Recommendation Recommendation Ground lease redevelopment Complete feasibility Ground lease RFP for for manufacturing/logistics for solar farm on appropriate maritime facility & 60k SF incubator portion of property use Ground lease RFP South Harbor Properties Primed for Redevelopment 10 North SeaTac Properties 11 55-Acre 13-Acre L-Shaped Image Credits: Heartland Recommendation Recommendation Recommendation Ground lease for 340,000 SF of Relocation site for employee Develop 289,200 SF class-A aviation supportive use. parking. air cargo facility Consider development of new Food Ground lease for 150,000 SF Create opportunity to Innovation Center. aviation supportive use. expand by add'l 100,000 SF. Accommodating SAMP and Supporting New Developments and Jobs 12 North SeaTac Real Estate Strategy Development Alternative 289,200 SF new air cargo facility with expansion potential. Re-locate employee parking lots Up to 390,000 SF on 55- Acre 13-acre depending on final parking configuration. Site Specific Strategies 1. Support air cargo growth 2. Provide parking for air cargo 3. Facilitate additional development 13 SeaTac Properties - Air Cargo Strategy Actions Prepare due diligence materials for L-Shape and NEPL site. Investigate FAA limitations on development of employee parking lot and the 16th Ave South Site. Pursue S 150th Street vacation. Prepare cost estimates for relocating employee parking. Coordinate air cargo development with current AOA operations. Evaluate acquisition feasibility for L-Shaped site expansion Portfolio Approach to Optimizing Development Potential 14 Property Acquisition Program Reduction of Existing Portfolio The Port's existing portfolio of developable real estate will be committed by 2021 Long Term View The Port is uniquely positioned to work with public and private parties to ensure long-term availably of port supportive real estate. Reinvestment of NOI NOI from existing development assets will be reinvested into the next generation portfolio. 15 Evaluating Non Port Properties for Future Development New Development and Jobs 16 Non Port Property Identification and Evaluation Created a GIS based model to identified and preliminarily evaluate industrial sites in King County Reached out to local government and private sector partners for nominations of opportunity sites. Ultimately identified 20+ properties with development potential: Identified a mix of public and private properties Supports Port Cluster growth and the Century Agenda Particularly interested in sites adjacent to Port properties 17 Property Acquisition Overview Map 18 SIGNIFICANT IMPACTS $34 Million/Year NOI Stabilized long term NOI associated with Development Portfolio & Acquisition Program 14,000 Jobs Direct & Indirect jobs associated with Real Estate Plan implementation Direct support for Air Cargo & Maritime Industries 19 Port Real Estate Principles Focus on middle class jobs creation through industrial development Invest in key outcomes (Century Agenda) Anticipate Change Take a Balanced Portfolio Approach Maximize potential of every underdeveloped asset Measure financial and job output at the portfolio level Invest in key infrastructure (e.g. T-91) Achieve Century Agenda through "thoughtful stewardship" of the Portfolio 20 Portfolio Strategy Lowers Financing Needs Provides strategic approach for both development and financing 21 Next Steps Continue to build the momentum by ground leasing "ready to go" sites. Finalize Finance Plan Determine whether sale of Port assets can support real estate development Prioritize Acquisition Targets Educate Stakeholders about RE Development Aspirations & Activities Generate Momentum to Set Stage for Future Success 22 Appendix 23 200th Street Basic Info Total Acreage: 47.2 acres Usable Acreage: 27.7 acres Constraints Wetlands Steep slopes Potential access issues Potential Alternatives Support future airport facilities Provide green buffer Actions Study existing infrastructure and land grading feasibility. Hold until SR 509 improvements are made Image Credit: Heartland 24
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