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Fishermen's Terminal Long-Term Strategic Plan Final Report: Port of Seattle Fishermen's Terminal Planning Services - Contract no. P-00318449 April 28, 2016 Acknowledgments Table of Contents Fishermen's Terminal Strategic Port of Seattle 1.0 Introduction Objectives Steering Committee 2.0 Existing Conditions Stephanie Jones Stebbins 3.0 Stakeholder Perspectives Davie Harsila Joseph Gellings Kenneth Lyles 4.0 Planning Concepts Pete Knudson Warren Aakervik Mick Shultz 5.0 Next Steps Leif Pederson Megan Deinas Roque Deherrera Marie Kurose Pete Mills Rebecca Schwan Don Meberg Jefferey Utterback John Burreson Sue Rooney Consultants Matt Gasparich John Lockwood VIA Architecture Kris Mullen Enviroissues Peter Steinbrueck Kurt Hansen 1 INTRODUCTION INTRODUCTION Goals of the Fishermen's Terminal Long-Term Commercial fishing activity at Fishermen's Terminal Strategic Plan: (FT) generates $450 million in business revenue Continue to grow the economic value of the fishing annually and nearly $40 million in state and local and maritime cluster including the number of local taxes. As part of the Century Agenda, the Port has jobs and business revenue. established the goal of doubling the size of the commercial fishing business cluster that is anchored Improve overall financial returns to allow us to by Fishermen's Terminal. fulfill the Port's commitment to the industry and taxpayers. To achieve this goal, the Port will develop a Prioritize uses that support the commercial fishing Fishermen's Terminal Long-Term Strategic Plan to industry, with a focus on anchoring the North prepare the uplands portion of Fishermen's Terminal Pacific Fishing fleet. for growth. Considerable investments have already been made to modernize the moorage structures of Prioritize development that maximizes utilization Fishermen's Terminal Community 2016 Fishermen's Terminal approximately $30 million in of facility assets. the last 10 years. These water-side improvements set Recognize and enhance Fishermen's Terminal as a 6,419 Local jobs the stage for a planning process covering the 26- living community landmark. $449 million in business revenue acre uplands area of the property. This document provides recommendations for planning concepts and This document helps to lay the groundwork for high 26+ acres of dry land potential redevelopment strategies for the uplands. level concepts for the short- (two years) to long- 21 existing buildings term (ten year). Included in this report are the 690 parking spaces findings from two stakeholder design workshops Develop a long-term strategic plan for with the Fishermen's Terminal Strategic Objectives Committee. Conversations with the committee Fishermen's Terminal that leverages helped staff and the consultant design team to vet maritime and fishing activities and ideas, and formulate strategies that will respond industries. to the changing needs of both the fishing fleet, and Seattle's changing industrial lands. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 1 FISHERMEN'S TERMINAL BUILDINGS AND SITE MAP Left: large fishing vessel moored at TENANT SPACE NW DOCK 1 (NORTH) NW DOCK 2 (NORTH) Fishermen's Terminal (SALMON BAY) NORTHWEST DOCK OPEN STORAGE UTIL. NW DOCK 1 (SOUTH) NW DOCK 2 (SOUTH) 21ST AVE W HAZMAT M-15 OPEN STORAGE Left: The annual Fishermen's Fall Festival draws a crowd. BIKE PATH 20TH AVE W DOCK 9 DOCK 8 DOCK 7 DOCK 6 DOCK 5 DOCK 4 DOCK 3 DOCK 1 C-3 DOCK 10 DOCK 2 WASTE W THURMAN ST. W THURMAN ST. MANAGEMENT C-9 TENANT C-15 (FISHERMEN'S CENTER) 18TH AVE W FORKLIFT RENTAL (SEATTLE SPACE NET REPAIR YARD SHIP SUPPLY) Left: The same area N-3 C- 15TH PL W N-4 I-5 10 16TH AVE W as above being used M-4 for its main purpose W NICKERSON ST - net repair. BIKE PATH C-15 (DOWNIE BLDG) PORT 19TH AVE W C-2 (NORDBY BUILDING) I-8 UTILITIES BIKE PATH SILKY'S ALLEY 16TH AVE W N-10 18TH AVE W N-11 C-12 (BANK) N-8 N-7 N-6 N-5 N-9 OPEN STORAGE W EMERSON PL 2 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 FISHERMEN'S TERMINAL CONTEXT FT 20-Year Plan Net Shed Improvement Program Located on Salmon Bay, Fishermen's Terminal has (2010) After investing $70 million on capital served as a dock and home port for Seattle's improvements, the Port conducted an assessment Detail below commercial fishing fleet since its dedication in 1914. on Fishermen's Terminal building assets focused on More than 100 years later, the North Pacific Fishing maximizing financial return. The Port conducted Fleet remains a key component of the commercial stakeholder outreach to assess and document fishing industry and the regional economy. the dynamic needs of the fleet with particular The Terminal provides freshwater moorage for more attention to Net Sheds and Net Lockers. BALLARD-INTERBAY than 500 fishing vessels and pleasure craft, with MANUFACTURING/ Fishermen's Terminal Redevelopment Study of C-12, INUSTRIAL CENTER preference given to commercial fishing boats. In N-7 and N-8 (Seneca Group, 2014) This report addition to the maritime industrial and commercial analyzed the potential for new programs; i.e. fishing activities that constitute the heart of the retail and office redevelopment at the gateway DOWNTOWN facility's operations, Fishermen's Terminal uplands uplands sites near the entrance of the facility. The SEATTLE include a mix of related programs such as office, report focused on a single story approach, and retail, restaurant, light industrial and warehouse uses. analyzed the potential to subdivide lots. The Terminal allows limited public access. It is also DUAMISH home to the Fishermen's Memorial, a sculpture Fishermen's Terminal Real Estate Demand Study and MANUFACTURING/ paying tribute to local fishermen and women who Fishing Cluster Economic Growth Model (Madison INUSTRIAL CENTER have been lost at sea, and to Fishermen's Fall Bay Commercial, 2015). The report provides an Festival, an annual event that showcases the cultural overview of real estate conditions of the Terminal and economic importance of commercial fishing in property within the Ballard/Interbay, City of Seattle. Seattle, and regional industrial economic cluster. A survey conducted as part of this report helped This study draws on a variety of preceding planning to narrow desired attributes for future on-site initiatives: investments. Fishermen's Terminal Uplands Study (2005, Building condition assessments and tenant FISHERMEN'S TERMINAL MAKERS). This report examined industrial improvement estimates for uplands assets, and maritime operations and recommended including the C-14 (Downie Building) envelope FISHERMEN'S Study prepared December 30, 2015 TERMINAL improvements to upland facilities as related to waterside tenants. The study divides the Terminal The team also reviewed the Washington N into a series of character areas, and documents Maritime Federation 2016 Legislative Priorities the nature of seasonal work at FT. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 3 on Workforce Development, Washington State 1) There is a limited supply of industrial property Maritime Cluster Economic Impact Study 2013. in Seattle in general, and Ballard Interbay in According to the study, maritime logistics and particular, and space is subject to rising rents and shipping was the largest job generator in the state building sale prices. The limited supply of space has and accounted for 29% of maritime employment. driven demand and rents for industrial space, and A close second was boat and shipbuilding repair the vacancy rate of 0.6% at the end of Q3-2015 is and maintenance with 28.6% of maritime jobs. far below both the regional and national average. The Port is in a position to relieve some of this A SHIFTING ECONOMIC CONTEXT pressure while supporting the fleet and the maritime industrial sector by developing additional industrial The Fishermen's Terminal Real Estate Demand Study space in and around Fishermen's Terminal. and Fishing Cluster Growth Economic Model (2015) provides the context for future land development. This action would help to offset local land pressure The report: to convert industrial spaces from industrial to higher Identifies the location and facility configuration paying uses. These are uses that may generate drivers for the sector, more revenue initially, but do not support the Recommends key leasing parameters for industrial family-wage jobs of the maritime and commercial Fishermen's Terminal circa 1918. Fishermen check and facilities at Fishermen's Terminal, fishing industries. This pressure in Ballard Interbay mend their gill nets. MOHAI Digital Photograph Collection is due to its locational advantages; i.e. waterfront #1983.10.2159.1 Provides economic forecasting for the future location, proximity to transportation and high income economic impact of Fishermen's Terminal and the residential areas. impact of the fishing cluster over the next ten years, North Pacific fleet, and provided the Port acts boldly to protect and increase Recommends strategies to maintain and grow 2) Fishermen's Terminal and Interbay represent a land use for industrial purposes. One of these is Seattle's maritime industrial cluster. remarkable cluster unparalleled by rival Pacific maintaining, and intensifying land for industrial and/ This study relied on a survey of North Pacific fleet Northwest ports for the depth of its supplier and or employment uses. vessel owners and operators, leaders of maritime trades network. Many of the vendors and suppliers industrial businesses that support the fleet, as well as expressed a strong desire to locate on or at the Although there is some risk related to how the fishing economic and real estate statistical data collected terminal site, with direct access to not only to vessel fleet will recapitalize in the future, Madison Bay from public and private sources. Of primary owners, but also other businesses in the cluster. recommends focusing on expanding the number of importance to future space planning of the sites are fishing boats home-porting in Seattle through supply the following findings: The Conceptual Growth Model indicates that the and maintenance as a primary strategy. Distribution Port will meet its goal of doubling the economic processing of seafood plays a secondary role. 4 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 2 EXISTING CONDITIONS The following section summaries the key regulatory, access and land use conditions at the site. ZONING CONSTRAINTS A 40,000 SF allowance for non-maritime use remains in The regulatory constraints on the site are complex, this area with two bodies of code that apply. As shown at right, FT is divided into two base zones: Industrial General 1 (IG1) and Industrial General 2 (IG2). A portion of the IG1 zone also falls within the jurisdiction of the State's Shoreline Management Act. The uplands is divided into three areas based on The Shoreline Management Program's Urban the interaction of zoning Maritime zone (SMP-UM) applies within 200' of regulations. the shoreline and requires that 80% of uses in the SMP-UM area be water dependent. The SMP also requires a setback for structures, and hight TABLE 1 LAND USE REGULATIONS limitations of 35'. With this restriction in place, an estimated 40,000 SF of non-water dependent use ZONE ALLOWED USES CONDITIONAL USES DESIGN STANDARDS allowance remains (however these uses must also IG-1+ Industrial (unrestricted) 2.5 FAR meet the use restrictions of the Industrial General 1 SMP-UM Marine-dependent uses WD/WR office 1.0 FAR non-industrial (IG 1) zone. (80% of site) Durable/general sales + service Max height limit only buildings which (10,000sf) contain non-industrial uses (45') Both IG1 and IG2 allow for unlimited industrial use Drinking establishments (3,000sf) IG-1 Industrial Max lot coverage 75% and restrict non-industrial use. IG-2 is moderately Food (5,000sf) Accessory office less restrictive on non-industrial uses, while IG1 Manufacturing IG-1 + SMP-UM only: restricts the size of specific non industrial uses. as IG-2 Warehouse Durable/General Sales + Shoreline setback 15' for WD, 35' for shown in Table 1. Storage Service (25,000sf) NWD, 50' for parking Food processing Office (25,000sf) Because zoning restrictions for non-industrial areas Laboratories Drinking establishments (3,000sf) IG-2 only: are defined in terms of square footage per parcel Heavy sales + service Food (5,000sf) Street trees required along Emerson Lodging to serve industrial users Street (IG-2 only) rather than percentage of parcel area, potential lot subdivisions allow for additional capacity in non- Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 5 industrial uses even under the existing zoning regime. use regulation devised in partnership with the degree of certainty about future development plans, As such, it would be possible to 'reset' the allowable City of Seattle may be warranted. The path to a and for phased development in commercial and capacity for different areas of the site by dividing comprehensive land use strategy could better reflect industrial zones. The first phase of the development the parcel, for example, the gateway bank building the holistic vision of the Terminal, and the significance must also be large scale - 100,000 SF in gross location. This option was explored by the Seneca to the local Fishing and Maritime cluster. building area. Group in their 2014 study of the gateway site. Options include: B. Development Agreements Zoning has acted as a barrier to change. Due to RCW Chapter 36.70B enables a tool to create more use footprint and size restrictions, several uses A. Major Phased Development flexible arrangements of entitlements as part of a are non-compliant, they are now allowed under Seattle's Land Use Code allows Major Phased comprehensive package. As a voluntary contract grandfathered rights wherein they exceed the Developments in Commercial (23.47A.007) and between the Port and the City, a development current size allowance in the zoning code. For Industrial (23.50.015) zoned areas. Since the agreement could allow more flexibility than the example, discussions regarding redevelopment of adoption of the Major Phased Development existing regime, while also narrowing the Port's the Downie Building site must also take into account provisions in the Land Use Code over fifteen years policy focus on creating an active employment that restrictions put in place after the construction of ago, only two projects have used the process. One focused, publicly accessible property. this building prevent any new/replacement office such project was for Immunex, later purchased by space being built unless 69,000 SF is first removed. Amgen, in the Interbay area near Terminals 90 and The most visible recent use of DA's has been at 91, and the other was the Gates Foundation campus Sound Transit's light rail stations. This allows for both However, with the adoption of a clear long term on lower Queen Anne. density as well as the application of specific-transit vision in a long term strategic plan, and potential oriented design guidelines. redevelopment plan, alternative methods for land This tool is used when property owners have a high TABLE 2 REMAINING LAND USE CAPACITY BY PROGRAM Office Bars Restaurants Retail Lodging** Manufacturing* Warehouse* Storage* Food Processing* Laboratories* Existing 94000 2640 15000 9700 0 n/a n/a n/a n/a n/a IG2 remaining -69000 360 -10000 15300 10000 unlimited unlimited unlimited unlimited unlimited IG1 remaining -84000 360 -10000 300 10000 unlimited unlimited unlimited unlimited unlimited IG1+SMP-UM WR WR 360 -10000 300 material/ not allowed repair services material/fuel WR WR WR remaining -84000 fuel supplier or suppliers hardware store *office components are allowed as an accessory use / **lodging must serve users in industrial area and minimize conflicts with industrial uses / WR = Water Related 6 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 MANAGED COMPATIBILITY AT THE BROOKLYN NAVY YARD CASE STUDY One of the country's most successful projects for new industry incubation is the 300-acre Brooklyn Navy Yard. Shuttered in 1966, the Yard once employed 70,000. An ownership transfer in the 1990's to the City and a nonprofit, the Brooklyn Navy Yard Development Corp. (BNYDC), led to the current land use strategy for affordable industrial space and tenant diversification. Today, the site's 40 buildings have been at near or full occupancy for almost a decade. Average leasable space at the Yards is 6,000 SF. The Yard houses 330 businesses and 7,000 jobs, a "Under the Brooklyn Navy Yard Development BNYDC BLDG 92 (2011) $25 million number expected to climb to 12,000 in the next Corporation's leadership, the Navy Yard has been LEED Certified exhibition, visitor, and job placement five years. According to the Municipal Arts Society transformed from the nation's largest shipbuilding facility center. Thi building supports employment services tp to a national model for sustainable industrial parks" EPA directly connect job seekers with businesses in the yards. of New York, one of the reasons companies have Regional Administrator Judith Enk With a focus on sustainability, BDNYC has been successful chosen the yard is "zoning certainty. There is no at attracting many green manufactures to its site. chance that the Navy Yard is turning into housing." The BNYDC Executive Director describes the redevelopment mission in no small terms as the re-creation of the "pipeline" to the middle class. For its tenants, the BDNYC provides advanced infrastructure (including access to renewable energy), on-site workforce training, employment recruiting, and reduced rents. In 2009, BNYDC financed the nation's first multi- BLDG 77 story, multi-tenanted green industrial building. 70,000 SF floorplate with 428 As of 2016, with no vacancies and a long wait list, desks, 5-meeting rooms and the City is working to redevelop Building 77, a 18-meeting spaces. The project 1940's industrial building from "passive storage" represents 1/4 of the total to 1million SF / 3,000 jobs mixed employment Navy Yard capacity building. (www.brownstoner.com) Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 7 PROGRAM CHARACTERISTICS ON SITE USES AND PROGRAM Ballard/Interbay is the more urban of Seattle's two Manufacturing and Industrial Centers. At the 26-acre Covered Storage and Net Sheds site, uses span light manufacturing, maritime, food Open Storage processing and support facilities for vessels, open/ covered storage, net sheds, mixed office space, retail Industrial Operations and various support services. Open Industrial work area The most land-intensive uses on the site are parking Vacant and open gear storage, followed by industrial/ operations and a mix of office spaces. Fishermen's Parking Center anchors the site with retail and other public Mixed office amenities and attractions at the waterfront. Workforce Development Industrial uses are primarily located in the northern and eastern portions of the site, with the most intense Active Public Use industrial activity along the waterfront adjacent to the docks, where cranes and work yards are located. public waterfront access Heavier industrial areas transition into both open and closed storage. TABLE 3 MARITIME USES Fishermen's Program Area Total Percent of Total Center SF Capacity Fishing Related 50,615 34% Maritime Related 37,291 25% Vacant 7,429 5% 8 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 ACCESS AND CIRCULATION ACCESS AND CIRCULATION The primary roads serving the site are West Emerson Place and 21st Avenue West. West Emerson Place Local Access Only is a principal arterial and 21st Avenue West is a Primary Circulation collector. There are three vehicular access points to the site. The primary public entrance is at the Bike Path southeast, with two additional access points at the northwest and south. 21ST AVE W 20th AVE W Public ROW Parking These access points connect to a central spine (20th Ave/Nickerson Street) which provides circulation Possible conflict area through the site as well as access to all of the major parking areas. Small access streets and alleys working waterfront access connect to this spine and provide access to the waterfront, docks, storage areas, and industrial facilities. public waterfront access Conflicts include: Interrupted waterfront access for industrial movement (removable bollards designate a stretch of the waterfront as pedestrian-only to provide public access to the memorial), Conflicts between public and industrial users moving west to east across the site, W. Nickerson St Incomplete, illegible, and fragmented bike path. Silky's Alley primary public entry West Emerson Place Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 9 EXISTING PARKING SUPPLY EXISTING PARKING Spaces allocated The 690 unpaid parking spaces at Fishermen's by User Group Terminal serve fishers, office workers, industrial users, and the general public. Parking at the site is formally controlled by time restriction. The time limit system, Employment however, has less bearing on where people park Public than general location of the lots. Reserved The public parks in the short-term lot adjacent to the Fishermen's Center, as well as the large lot to the south, between the site entrance and the Center. Employees tend to park in smaller lots scattered throughout the site, and closer to their work areas.Supply Provided Spaces 690 641 603 824 Demand - Standard Buildout Required Spaces 470 529 563 619 Demand Calculation (Program Square Footage - Standard Buildout) PARKING SPACES BYExisting 2 Years 5 Years 10+ Years Industrial 200000 218000 286000 371000 Office USER GROUP 77000 97000 97000 97000 Retail 28000 33000 33000 38000 Lodging 10000 Workforce Development 17000 22000 22000 22000 Demand Calculation (Parking Spaces By Program - Standard Buildout) 19 Public Lot Existing 2 Years 5 Years 10+ Years Industrial 100 109 143 186 Office 77 TOTAL97 97 97 Retail 496 56 66 66 76 Lodging 0 0 1750 4 Workforce Development 68 69088 88 88 Demand - Maximum Buildout Required Spaces 638 769 836 1,026 Demand Calculation (Program Square Footage - Maximum Buildout) Existing 2 Years 5 Years 10+ Years Industrial 200,000 238,500 299,000 439,000 Office 77,000 95,000 113,000 129,000 Retail 28,000 29,000 38,000 88,400 Lodging 10,000 Workforce Development 17,000 40,000 40,000 40,000 10 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 Demand Calculation (Parking Spaces By Program - Maximum Buildout) Existing 2 Years 5 Years 10+ Years Industrial 100 119 150 220 Office 77 95 113 129 Retail 56 58 76 177 Lodging 0 0 0 4 Workforce Development 68 160 160 160 OPPORTUNITY SITE IDENTIFICATION OPPORTUNITY SITES Port staff building condition assessments and investigation of current site conditions led to the Obvious identification of potential opportunity sites. The Intriguing following pages summarize findings on site and building condition. Opportunity sites were also Limited reviewed with the Fishermen's Terminal Strategic Building Objectives Committee. Open Area Sites are categorized according to the following: 5 Obvious Opportunity: Currently not used optimally or facing significant challenges that warrant rethinking. Intriguing: Sites not being utilized optimally, or building condition in question. Limited Opportunity: Limited redevelopment, however sites may provide complementary solutions made on obvious or intriguing opportunity sites. 1 4 OR 3 2 4 Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 11 OPPORTUNITY SITE ANALYSIS The most obvious sites are the two unoccupied buildings - the Seattle Ship Supply building and the Bank Building - as well as the Downie building which is currently in poor condition. 1 2 The Seattle Ship Supply building (C-9) is unoccupied The bank building (C-12) is unoccupied on a 30,000 and not leasable without significant upgrades. square foot site. It is single purpose built, yet there is a lack of interest in the site from the banking The building is in poor condition, its piles are community. failing, and it is not up to seismic code. The building is in poor condition with water and With many interior columns, it is an inflexible mold damage. space located in an already restrictive Shoreline Management Zone. Highly visible near the entrance of the facility. The building footprint is 10,000 square feet, and This easy access reduces impact to the industrial it is located on the waterfront adjacent to FT's areas of FT and would make an ideal location for widest dock, making it a highly desirable site. a public or workforce development oriented use. 12 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 3 4 5 The physical condition of the Downie building (C-14) The use of net sheds is critical for fishing customers, The west wall is currently used primarily for open is under review. Downie is 95% occupied with a set however, up to two net shed buildings could be storage. of tenants valuable to FT's mission. Some building removed and replaced with other uses with little systems may need extensive renewal. This is currently impact to fleets. Port Staff log and track the use of There is a fairly even mix of short-term storage of being assessed by Port Engineering. Net Storage lockers by fishers. seasonal items and long-term storage, with some An early estimated cost of repairs is $3.1 million. Only up to one pair could be removed. items inoperative for up to 20 years. This is comparable to the cost of removing and Each location is about 32,000 SF in area. The site has the best access to vessels in the constructing a new building. terminal, as they can dock broadside to the Pairs 3 & 4 or 7 & 8 would combine well with Like the bank building, it is located near the waterfront. other opportunity sites. entrance and away from the indsutrial areas of It also has loading cranes and access to 21st Ave. the Terminal. Waterfront-adjacent net sheds are rented by Some portion of the 82,000 SF area could be re- the most fishing customers, with the best access to It occupies a 10,000 SF footprint. purposed to better suit these opportunities. boats. These net sheds would be unlikely to be removed unless a better or more complementary 240 feet along the south end of the west wall is solution was found. also allowed for direct sales of fish from boats. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 13 3 STAKEHOLDER PERSPECTIVES Two design workshops with the Fishermen's Terminal capacity analysis under the existing land use regime. Strategic Objectives Steering Committee were held This was followed by further discussion regarding on 1/28/2016 and 2/11/2016. The Strategic architectural concepts for prototypical employment Objectives Steering Committee was notified by email buildings, workforce development opportunities, one month in advance with materials describing their partnership opportunities, and long term success for overall intent. One week before each workshop the Terminal. Stakeholders were asked to identify members were sent a reminder, an agenda, and outcomes of a successfully implemented plan. RSVP request. Six stakeholders were present at the first workshop and ten stakeholders present at the WHAT WE HEARD second workshop. Some of the key ideas from discussions with the Strategic Objectives Steering Committee are Design Workshop 1 Summary compiled following common themes. The first workshop presented project background information, mission and objectives for the Long Term Reactions to Fishing Cluster Economic Model Strategic Plan. This included the Real Estate Demand Study and Fishing Cluster Growth Economic Model, Maintain industrial character site analysis of program and operations, proposed Segregate and balance access for public and opportunity sites and precedents. industrial users, prioritizing water access and long-term storage areas can be optimized ground-floor facilities for industrial users The consultant team presented preliminary ideas for Support for an alternate parking system using a robust, flexible building type. Ensure long term affordability for moorage stickers to distinguish between users and visitors tenants Ensure thoughtful construction phasing in industrial While concerns about displacement and loss of industrial space were discussed, stakeholders were Work Area Improvements areas generally positive on proposed redevelopment Vertical development and intensification is Prefer no net loss of net shed storage space; vital opportunities, vertical intensification, and the acceptable to fishers addition of employer-based uses, with public access Suggest policy to ensure compatible tenants; no areas designed to enhance public experience Enhanced Public Experience incremental loss of work areas, or function due without interfering with commercial fishing activities. to businesses who object to sound or messy work Gateway development at site entrance could Design Workshop 2 Summary areas be creatively designed to increase visibility, and The second workshop presented a preliminary vision engage the public, can try temporary or early Storage does not need to be on ground floor, synthesized from the previous discussion, including a wins with public uses that cost little to implement 14 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 INDUSTRIAL HEAT MAP Mapping the areas of most intensive industrial activities Heavy industrial No industrial use use such as repair and manufacturing Support for re-branding and improved signage Moderate industrial to enhance public and political awareness and use support of industry such as loading and unloading Support from office tenants for additional amenities to attract and retain employees Find ways to share the story of the facility with Light industrial use more users, build new stewards for the site and its such as storage environment Support for mariners' hostel Workforce Development DESIGN CONCEPT FOR DISCUSSION Apply strategies to recruit younger people to the Program and character area discussions in industry and support for workforce development MIXED EMPLOYMENT design workshop 2 space AND PUBLIC VIEWS Support for larger dedicated or multi-purpose meeting space, i.e Nordby conference space is inadequate - accommodating 100 persons would be preferred Workforce development could take the role of partnerships with training centers using shared office space INDUSTRIAL USERS + ACCESS TO MARINE The workshop also included a discussion of valueadded products at FT, however, this discussion was tabled until all necessary stakeholders could participate PUBLIC INTERFACE PARK IMPROVED WATER ACCESS GATEWAY ONCE FOR INDUSTRIAL USERS ENTRY PUBLIC PARKING IMPROVEMENTS Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 15 4 PLANNING CONCEPTS The following ideas incrementally intensify land utilization, boost capacity and help the Terminal thrive as it adapts to shifting external conditions. In recent years, the power of planning for employment clusters has become increasingly recognized. The Port, as a major land owner has the potential to build on its assets, avoid economic displacement, and encourage the co-location of intellectual capital embodied in maritime related industrial businesses. Fishermen's Terminal can also be designed to include targed public access, while further investing in its working waterfront. 1 ANCHOR THE INTERBAY INDUSTRIAL CLUSTER: of existing work areas, for example, the Net Repair purpose spaces, are policy decisions that promote WORK AREA EXPANSIONS & IMPROVEMENTS Yards. Fishermen's Terminal as a hub connecting the maritime industry cluster. Increasing the Port's contribution to sufficient amounts 2 ENHANCE PUBLIC EXPERIENCE of well-designed, accessible industrial space will A strong plan for workforce development at FT help ensure that the maritime industry can continue It is possible to enliven the public experience of addresses complementary Port of Seattle, City of to locate in Ballard/Interbay over the long-term. Fishermen's Terminal without negatively impacting Seattle, and regional goals, including sustaining the With a short-term focus on adding to supply, the Port industrial activity. This study recommends long-term vitality of the Ballard/Interbay maritime will directly respond to low vacancy and a growing approaches for targeted, and/or time-based industrial cluster, leveraging existing investments, number of industrial land conversions. improvements in the short-term, leading up to a aligning existing resources, and strengthening culture. long-term, inclusive program of wayfinding, signage, This study elevates two near-term redevelopments: a and place-based site interventions. With existing tenants in workforce development, and portion of the site at the west wall, and the former broad interest from stakeholders, moving ahead on Bank of America Site (C-12). Provided the Port negotiates a more comprehensive workforce development is an early win. land use entitlement regime, Fishermen's Terminal, Identified mid-term sites (5-years) include additional with increased intensity of employment, as well as 4 MANAGE PARKING RESOURCES development in the west wall open storage area, public activity, may find complementary potential for and the Seattle Ship Supply site (C-9). In the long- restaurants and/or related goods and services to Any increase in land use capacity to the site will term (10-years), provided the Port develops a more improve on-site amenities in gateway locations, or on require a more refined parking strategy. This study efficient parking management strategy, additional upper stories of buildings. summarized future demand, and tested an option for development pads could become available as future both on-site and off-site car storage. building sites, intensifying the working waterfront. 3 EXPAND THE ROLE OF WORKFORCE DEVELOPMENT In the long-term, a 4-story garage can be In addition to new development, the Port also developed for mixed employment and public users, continues to work with stakeholders to understand Concomitant to the spatial strategy of overall while ensuring no net loss of parking. and prioritize how to optimize the competitiveness intensification, and building a series of robust multi- 16 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 FISHERMEN'S TERMINAL EXISTING PROGRAM AREAS LONG TERM GROWTH AND PROGRAMS AREAS FUTURE PROGRAM AREA / GROWTH Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 17 EXISTING 2 YEARS 5 YEARS 10+ YEARS 28 33 33 38 200 218 286 371 77 97 97 97 17 22 22 22 FISHERMEN'S TERMINAL PLAN IMPLEMENTATION - POTENTIAL PROGRAM GROWTH (1000's of SF) POTENTIAL FOR CAPACITY AND GROWTH AT FISHERMEN'S TERMINAL (1,000 SF) INDUSTRIAL MIXED Industrial - Mixed OFFICE Mixed Office PUBLIC SERVICES Public Services (Restaurant, Retail etc) (RESTAURANT, RETAIL) PROGRAM AREAS WORKFORCE DEVELOPMENT Workforce Development EXISTING 2 YEARS 5 YEARS 10+ YEARS 28 33 33 38 200 218 286 371 77 97 97 97 17 22 22 22 FISHERMEN'S TERMINAL PLAN IMPLEMENTATION - POTENTIAL PROGRAM GROWTH (1000's of SF) 18 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 INDUSTRIAL MIXED OFFICE PUBLIC SERVICES (RESTAURANT, RETAIL) WORKFORCE DEVELOPMENT CONCEPT 1: ANCHOR THE INTERBAY INDUSTRIAL CLUSTER TABLE 4: BUILDING ATTRIBUTES FOR WORKSPACE Fishermen's Terminal is a core element of 2015 VENDOR AND SUPPLIER APPLICABILITY TO REDEVELOPMENT the northern portion of the Ballard/Interbay SURVEY SCHEME Manufacturing Industrial Center. As upland buildings PROPERTY LOCATION are renovated and eventually replaced, key FISHERMEN'S 81% (vendors) 73% (suppliers) Support the cluster, increase utilization as opportunities include: TERMINAL critical to be near to Fishermen's feasible by introducing vertical development. Terminal Program buildings for services that will attract Ensure long-term stability of industrial lands and additional vessels to home port at FT. maintain, as feasible, industrial uses at the ground WATERFRONT 35% (suppliers) require direct Locations can be less strongly driven by direct level. ACCESS waterfront access for their business water access, than need for co-location with Craft policy to guide development, and consider other related businesses. Maintain industrial/ proactive approaches to attract synergistic users maritime character adjacent to waterfront. to the site. FEATURES SIZE OF SPACE Combined warehouse/shop space Create simple buildings that can be easily Accrue compatible uses that increase local 5,000 SF (median) Office 1,350 SF subdivided visibility and support additional industrial- (median) preferred maritime businesses. CEILING HEIGHT Split Preferences; 40% of survey Provision of ceiling heights will be appropriate BUILDING MARITIME INDUSTRIAL WORKSPACE respondents seek heights at/ or to preferred program; schemes test 14' ceilings, This study crafted a set of preliminary building greater than 16' up to 24' ceilings with interior mezzanines. prototypes that a) preserve the ground plane for the LOADING AND Split Preferences; 44% of survey Note that a discussion with staff resolved that industrial user and b) respond to attributes discussed ACCESS respondents seek grade level loading docks are not a prime requirement for in the 2015 Vendor and Supplier Survey (see Table loading; however, more than 50% of site. Schemes do not propose loading docks. 4). respondents place no importance on this. Prototypes were discussed with stakeholders as well TRUCK TURNING Split Preferences: 47% of Schemes do not place significant importance as internal Port Staff. Schemes tested for preliminary respondents place no importance on on maneuvering large trucks. Schemes maintain costing included single, dual and multi-story accommodating large trucks. existing circulation characteristics. configurations. The relative advantages of more intensive, vertical development were accepted by OVERALL Among vendors, spaces preferred Schemes maintain work areas, potential shop stakeholders, provided the Port also adopts related CHARACTERISTIC are office space (85%), shop space spaces at ground plane. One scheme includes a (66%), secure yard space (45%) secure yard work area. Preserve ground plane policies to ensure compatibility, and makes clear, its for flexible uses, at dock level or entry on 21st long-term commitment to grow its employment base. Ave W It was also found that while desirable, mixing uses Source: Fishermen's Terminal Real Estate Demand Study and Fishing Cluster Economic Growth Model vertically in one building is complicated due to Madison Bay Commercial (12-15-2015) Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 19 differing codes and requirements for fire, life safety and treatment of hazardous materials. Additionally, mixed use (i.e. adding other uses in addition to Sample building layout with functioning, industrial ground floors industrial to a building) requires a zoning variance if buildings involve non-industrial uses over 45'. In general, future designs for robust, industrialsupportive buildings should include the following attributes: Long interior spans and limited columns to minimize piling (costs), Load bearing floors to support industrial users, Designs compatible with Fishermen's Terminal architecture; for example galvanized metal siding, or shed roofs. FOR FURTHER RESOLUTION Continue to craft on-going policy to ensure industrial/maritime tenants that Port has made a long-term commitment to its employment base and will continue to reduce risk. stories. In addition to restrictions on land use operators would be willing to pay for the use of While IG1 and IG2 zoning has no height sizes, exploring a more comprehensive land use these services. limitations on buildings that contain all industrial strategy may better benefit the long-term vision uses, there are 45' height limits on those with for FT. mixed or accessory uses. This limitation reduces Reconcile space planning for specific programs. opportunities for vertical intensification that Note that while the survey showed high priority would otherwise support FT growth, especially for machine shop, welding, metal fabrication, staff for revenue generating uses on second or third surveys found that only small number of vessel 20 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 EARLY WIN: THE WEST WALL 2-STORY FLEX INDUSTRIAL This 82,000 SF area is currently a mix of shortand long-term storage (greater than 20-years in some cases). The area is also used for short-term moorage, dock side repair as well as product offloading. While open storage is in high demand by fishers, stakeholders agreed that long-term storage could be re-located elsewhere. This has been in discussion at the Port for some time. A 2005 study noted that 15% of the west wall stores rarely used equipment that could be consolidated, or relocated to new locations such as under the Emerson Street Bridge. A multi-story West Wall building proposal was embraced when discussed at both stakeholder design workshops. This site also offers flexibility for staging, and could be developed in phases with parking provided as needed. 3-STORY INDUSTRIAL WITH ACCESSORY OFFICE Benefits: Takes advantage of the grade change and full access to 21st Ave W. Soil quality at west wall site may be better here than elsewhere on site (per staff discussions). Maintains industrial uses on ground plane. Multi-level buildings provide opportunities for flexible space and compatible accessory programs (office, research, etc.). Opportunity on upper levels for overlooks and remarkable waterfront views. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 21 CASE STUDY DESIGN ROBUST INDUSTRIAL BUILDINGS LESS COLUMNS TO MINIMIZE NUMBER OF PILINGS LONGER SPANS FOR MORE FLEXIBILITY 25' CLEAR HEIGHT TO ALLOW MEZZANINE PREFABRICATED AND/OR MODULAR, METAL SIDING (E.G. BUTLER BUILDINGS), CONCRETE TILT-UP WALLS, OR GALVANIZED METAL SIDING, LONG SPAN WOOD TO SUPPORT ROOF, SHARED FREIGHT ELEVATORS. REPEATING BAYS Marine Business Center, Ballard Holgate Square, SODO Artistic concept of a work area improvement on site. 40,000 SF flexible office/industrial space as part of Industrial orientation-shared spaces (2008) Here the an open ground-plane maintains its industrial marine repair complex. (2008) 4-building complex character with options for interior mezzanine. 20' clear ceiling heights on ground floor, subdivided suites 1,500 SF spaces, some with mezzanine - durable Low Office space, on site wharves maintenance finishes Free parking Light Industrial /flexible (IG2) Mixed tenancies 22 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 Concept 2: Enhanced Public Experience A typical Seattle resident's exposure to Fishermen's Terminal is likely to revolve around buying the freshest local catch. But for some, including visitors from out of town, a trip to the Terminal might also incorporate walking the docks, visiting the Fishermen's Memorial, appreciating the boats, listening to the sounds of Salmon Bay, and observing the daily flow of work. Geographically, public experience is concentrated at the Fishermen's Center with Chinooks, Salmon Bay Cafe, The Highliner Public House, and Wild Salmon Seafood Market, and to some extent, the Nordby Queen's Wharf in Auckland, NZ makes use of the building facade for wayfinding and signage. This building contains multipurpose space. Building commercial tenants. PUBLIC OPPORTUNITIES Enhancing public exposure to the Terminal must be carefully balanced. As a primary goal of the Long- Term Strategic Plan, there are clear benefits such as: Stewardship by future generations, Educating the public about the role of fisheries in Puget Sound, Increased revenues for existing and future publicfacing businesses, Improving partnerships between the Port of Seattle and interested organizations, and Increased literacy for the contributions of the Outdoor showroom and marine chandlery with activated ground floors. maritime industry. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 23 PUBLIC Additional access to the site should not be elevated intervention, i.e. footprint, overall location, to the detriment of industrial users, but rather audience, time-frame etc, begin with CURIOSITIES curated for specific experiences, view points and a one-time a design challenge and/or observations. collaboration in a community-based, co- What are these buildings used designed approach. Early win interventions for? The following concepts provide a flexible framework should be interactive, inviting and simple. to incrementally introduce public access. The intention What is the history of the site? is to allow visitors to actively engage with the Mid-Term: Initiate creation of a public, Terminal, while testing the site's capacity to respond. co-designed walking tour Who works in the fishing industry in Seattle today? Early-Win: Time-Based and/or Small-Scale Port staff report that walking tours at the Improvement site are in high demand, and tours tend What kinds of vessels are these, where to fill up quickly. A longer-term goal for do they go? Many cities have discovered that when done well, Fishermen's Terminal is the creation of a small scale interventions can provide a powerful walking tour that incorporates specific Where does my fish come from? foundation for creating new knowledge about place, nodes on site. The tour could make use as well as opportunities for hands-on engagement. of an audio component, app, or other How can I support local fisheries? The design and implementation of even temporary technology. The walking tour could also tie interventions helps create lasting partnerships and into braoder place-making components, or What is the relationship between the can uncover larger future opportunities. In the short interior space elsewhere on the site that Terminal and its natural context: the? term: includes rotating or permanent displays. regional watersheds; Puget Sound, Ship Canal, Lake Washington, and the Cedar Long-Term: Invest or adapt multi-purpose River? Pilot small scale design interventions. This approach spaces that house public displays or can help test the capacity of the Terminal to exhibits How do fisheries relate to handle additional visitors, as well as gauge interest. tides cargos Exhibits could focus on contributions to currents ships personal research, watershed resource protection, piles Interventions could highlight the Terminal's function, silts, salt histories and community building. This would help spawning weather via small detours or discoveries with even low cost waves ensure that future generations maintain a navigation applications (paint, movable furniture, curated alaska the future strong connection to Fishermen's Terminal, architecture events). After defining the parameters of the and choose to pursue businesses in the other ports maritime industry. 24 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 Leverage Partners Invest in Improved Wayfinding and Signage Fishermen's Terminal is well-loved by the community, Develop a comprehensive signage program on and there are already a number of mission-driven site to brand the terminal, and upgrade aesthetics. organizations and individuals narrating aspects Signage program elements reduce potential of the Fishermen's Terminal "story." Initiating conflict between user groups - public visitors, on-site partnerships beyond the Port's boundaries with those employees, fishing and vessel industrial operations, in education, the environment or other fields, can and maintenance. leverage existing expertise. Additionally, the Port may have internal resources gained from previous Key design concepts discussed with staff and projects in creative placemaking (such as the SeaTac stakeholders: airport artist engagement program). Competitive Introduce large scale lettering on building grants may supplement internal Port financing. facades. Take advantage of structures with good visibility; i.e 21st Ave W, Emerson Place and from Potential Partners: the Ballard Bridge, SCIENCE/EDUCATION FUNDERS Use color, material treatments or landscaping to Private Foundations designate public access areas, Include unique elements to coordinate with public SCHOOLS interpretation programs such as lighting or artistic University of Washington, Seattle Maritime Academy Pacific Maritime Institute, Cornish School of the Arts concepts, Commission specific treatments for high visibility NON PROFITS/COMMUNITY ORGANIZATIONS areas, such as a mural on Port of Seattle history Friends of the Cedar Watershed or successes, or kiosk with wayfinding signage. Northwest Fisheries, Youth Maritime Training Association Forterra, People for Puget Sound, Sustainable Fisheries Foundation, Puget Sound Maritime Historical Society, Museums GOVERNMENT AGENCIES City of Seattle, King County 4 Culture Seattle Public Utilities, NOAA, National Science Foundation, US Army Corps of Engineers, National Endowment for the Arts Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 25 CASE STUDY PUBLIC PROGRAMMING IDEAS The Freedom Trail - Boston "Mind the Gap" - Seattle - Connects historic sites throughout Boston - Trail/signage designed in coordination with the Mt. - Educational signage at each location Baker Neighborhood to inspire thinking about social - Travel through Boston to key sites without needing equity a map - Temporary installation for Seattle Design Festival Fort Mason Exhibit: Wind arrows made of re purposed sailboat masts graph wind shear. "Experiments in noticing and understanding" Exploratorium, Fort Mason Interpretative Program - San Francisco: Considered a "museum without walls," a series of novel outdoor exhibits focused on interaction with Painted Path "Fog Plane" - San Francisco the public, perception of the natural world, and the - Travel through the site on a well-marked route - Community designed project installed for the 3-day interconnectedness of natural systems. Market Street Prototyping Festival - Temporary (3-year term) exhibits - Funded by National Science Foundation Grant - Displayed at Fort Mason Historic Waterfront site - Developed in collaboration with a variety of partners 26 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 Concept 3: Expand the Role of Workforce Development Maritime occupations include boat-based jobs, Coordinate with existing workforce development tenants, locate gaps, and identify resources needs. and skilled trades, such as management science, Act as "matchmaker" with those looking for space, education and training to strengthen relationships, vessel design and repair. According to the Seattle and build community. Office of Economic and Workforce Development 2013 study, Maritime, Logistics and Shipping Increase efforts to connect with youth in schools, and consider ways to incubate learning via internships, have a positive economic outlook. However, many apprenticeships, and career pathways. small businesses still struggle to find space, or pull Explore options for a small business incubator. Incubators can be designed to support co-locating small together the resources and workers needed to businesses with specialized Maritime sector knowledge. Apply, lessons learned from a recent pilot successfully design and test new approaches, or project at Pier 91 bldg C155. open a new office. Others small businesses need to retool business plans, revamp marketing and network with others. Stakeholders are strongly supportive of an COMMON AREA CLASS ROOM /LAB CONFERENCE /EVENTS enhanced role for workforce development at Fishermen's Terminal as a hub of activity - this will broaden the reach of the existing businesses, as well as spin off new jobs with stable wages. Workforce development has spatial implications in tenant programing, as well as pro-active partnerships that allocate space for conferences and meetings, or training facilities. Key opportunities: Engage and attract business; create relationships and collaborative efforts with organizations and small businesses that expand capacity of the fleet and fishers. Serve as hub of partnership with other organizations such as The Puget Sound Industrial Excellence Center/The Center for Advanced WORK AREA WORKSHOP MEZZANINE OFFICE Manufacturing, and the Seattle Jobs Initiative. Illustration of buildings with functioning, industrial ground floors and upper stories in other uses. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 27 A NEW TERMINAL GATEWAY The C-12/ Former Bank Building site has been explored as a potential location for a "hybrid building", with industrial components as well as public facing or accessory uses such as workforce development. 2nd level On the edge of FT, and at its most public exposure view deck this site avoids impacts to the working waterfront, and offers good visibility for new commercial tenants. Potential programs include: Industrial work yard or interpretive space Use SF Public exhibit area; maps, and information, (6,888 SF) Industrial 23,317 Showroom for maritime retail on the ground floor, Office/flex 9,369 Potential multi-purpose room, Retail 5,300 Workforce development space, Total: 38,576 Incubator or offices on upper stories, Options for shared shops spaces, Secure outdoor work area and industrial space with access via an interior courtyard, Accessory lodging specific to maritime users, New structure aligns Possible location for maritime artifacts, such as an with existing net-sheds, retired ship, anchor, or other materials on display. and matches net-shed width and spacing Four massing models explored potential programs at the Gateway. Options included both a phased approach (keeping the existing building on-site while constructing adjacent), and full-site redevelopment. The option shown at right was selected for preliminary costing. Note that parking associated Office lobby Retail at entry corner with retail could be accommodated at the site, while on Emerson Place 28 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 parking for other uses would be located elsewhere on the terminal or in a future parking garage. Gateway Design Concepts Prioritize public use at entry, pedestrian orientation Use the street edge facade as billboard and opportunity for compelling signage Ensure designs are compatible with industrial maritime architecture Make the maritime character of the site visible Consider industrial compatible characteristics such as: Secure yard or outdoor work area Higher ceilings on ground floors Hydraulic freight elevator connecting the two levels of Industrial space Hydraulic elevator connecting office level with ground level Note: Demountable (removable or temporary) buildings for the site were embraced by stakeholders as a way to quickly improve the location, but without overcommitting to a program. A mix of industrial / maritime buildings provide ideas for the design of the gateway site. Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 29 Existing 2 Years 5 Years 10+ Years PARKING BALANCE Industrial 200000 218000 286000 371000 1000 Office 77000 97000 97000 97000 900 800 Retail 28000 33000 33000 38000 700 Lodging 10000 600 Workforce Development 17000 22000 22000 22000 500 Concept 4: Manage Parking ResourcesTotal 322000 370000 438000 538000 400 300 added 48000 68000 100000 200 100 Provided Spaces 690 641 603 824 0 Required Spaces 470 529 563 619 EXISTING 2 YEARS 5 YEARS 10+ YEARS As development intensifies, the relationship betweenparking required full b/oassociated with new redevelopment sites. Diagrams469.5 600.75leasable spaces (office, walk-in trade or other) on667 857.8 slips = 337 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) parking supply and demand must be well balancedparking requirement calculatorbelow illustrate one example of how existing surface100 109select frontages.143 185.5 DEMAND (MAXIMUM BUILDOUT) across the different user groups with new strategies parking supply might shift. In this case, parking77 97 97 97 PARKING SITE GAIN AND LOSS PARKING SPACES: POTENTIAL ALLOCATION to avoid conflict. is accommodated via a year-ten investment in a56 66ACCESS AND PARKING STRATEGIES66 76 Existing 2 Years 5 Years 10+ Years 0 0 PARKING BALANCE PROVIDED PARKING SPACES centralized parking garage. This would only be The balance of parking supply and demand must0 4 Industrial 200000 218000 286000 371000 necessary if parking issues cannot be mitigated100068EXISTING CONDITIONS88 88 88 2 YEAR TIMEFRAME 500 PARKING SUPPLY AND DEMAND be considered for the duration of the plan. Key Office 900 450 Parking demand at Fishermen's Terminal is driven77000 97000 97000 97000 through off-site solutions. opportunities are listed following: 800 400 Retail by two factors - programmed area and boat slips.28000 33000 33000 38000Employment 421 402 364 475 700 Lodging 10000Public Including measures to monitor utilization to 350 However, as programmed area increases, so do the The parking garage is shown at the current location175600 175 175 285 300 Workforce Development 17000 22000 22000 22000Leased 75 45 understand current/pr 45 ojected demand, required number of parking spaces. The supply and of net shed 7 & 8. This location was selected for the 500 45 250 Total demand graph on the next page shows spaces for a322000 370000 438000 538000Reservedfollowing reasons: 19400 19 Initiating demand reduction via time restrictions 19 19 -49 SPACES , 200 300 added "standard build-out" assuming simple, low industrial48000 68000 100000total check (1) 1 690 SPACES 1 and reconsidering space devoted to on-terminal 1 1 641 SPACES 150 Near the entr ance to reduce traffic through the 200 100 West Wall buildings. The "maximum build-out" 100 space to 3-day parking, site, Provided Spaces assumes 55' tall West Wall buildings with added690 641 603 824 0 50 Impr oving connections to adjacent parcels (if off- Existing 2 Years 5 Years 10+ Years PARKING BALANCE 0 Required Spaces mixed use capacity.470 529 563 619 Centr ally located, non-intrusive area with regards EXISTING 2 YEARS 5 YEARS 10+ YEARS PARKING BALANCE PARKING BALANCE Industrial Existing site parking, or shared parking in satellite lots is 2 Years Existing 5 Years 200000 10+ Years2 Years218000 5 Years 286000 10+ Years371000 EXISTING 2 YEARS 5 YEARS 1000 10+ YEARS parking required full b/o 469.5 600.75 667 857.8 to industrial use and public experience. slips =Industrial337 Industrial POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) Office 200000 initiated), and 218000 286000 200000 77000 37100021800097000 286000 97000 37100097000 1000 1000 EMPLOYMENT PUBLIC LEASED RESERVED900 parking requirement calculator The Terminal will lose allocated surface parking100 109 143 185.5 Office DEMAND (MAXIMUM BUILDOUT) Office Retail 77000 97000 97000 77000 28000 970009700033000 9700033000 9700038000 900 900800 77 97 97 97 The parking garage could be designed with Highlighting and separ 800 Retail Retail Lodging 28000 33000 33000 28000 ating public access areas. - Location defines parking usage, except in the case of leased and reserved spaces 800 700 PARKING SITE GAIN AND LOSS 3800033000 33000 3800010000 700 56 66 66 76 PARKING SPACES: POTENTIAL ALLOCATION - Categories are counted exclusively (i.e., Fishermen's spaces that are also employment are only counted as Fishermen's) 700 600 Lodging Lodging Workforce Development PROVIDED PARKING SPACES 17000 1000022000 22000 - Reserved parking spaces will be relocated to ensure no net loss of spaces 1000022000 600 600500 0 0 0 4 - Employment category includes required marina slip parking SURFACE PARKING SPACE CHANGES OVER TIME Workforce Development Workforce Development Total 17000 22000 500 322000 22000 17000 3700002200022000 43800022000 53800022000 500 500400 68EXISTING CONDITIONS88 88 88 2 YEAR TIMEFRAME Total 5 YEAR TIMEFRAME 10 year: 322000 10 YEAR TIMEFRAME Total 322000 370000 438000 538000370000 438000 538000 400 400300 added450 48000 68000 100000 added downie site + 300 300200 added 400 48000 68000 10000048000 68000 100000 Employment 421 402 364 475 5 year: 1 200 200 2 west wall 100 350 100 Public 175 175 175 285 Provided Spaces 2 year: bank west wall 690 641 603 PARKING SUPPLY AND DEMAND COMPARISON 824 100 0 Provided Spaces Existing 2 Years Provided Spaces 300 buildings + Required Spaces 5 Years 10+ Years PARKING BALANCE site + 1 west 690 building + 641 603690470 824641 603 824 0 0 EXISTING 2 YEARS 5 YEARS 10+ YEARS Leased 75 45 45 45 529 563 619 Required Spaces 250 net shed site 470 529 563 619 EXISTING 2 YEARS EXISTING 2 YEARS 5 YEARS 10+ YEARS Industrial 2 YEARS Required Spaces 200000 218000 parking required full b/o 5 YEARS 286000 wall building 470 371000 ship supply 529 563 10 YEARS 619 5 YEARS 10+ YEARS Reserved 19 19 19 19 (raised) + 469.5 600.75 667 1000 857.8 slips = 337 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) EXISTING -49 SPACES 200 -38 SPACES +221 SPACES Office parking required full b/o 77000 97000 parking required full b/o parking requirement calculator 97000 469.5 97000 600.75 469.5 667100 600.75 857.8 900 109 slips = 667 143 337 185.5 857.8 slips = 337 POTENTIAL SUPPLY POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) total check (1) 1 690 SPACES 1 1 1 641 SPACES 150 603 SPACES site southwest 824 SPACES GARAGE DEMAND (MAXIMUM BUILDOUT)DEMAND (STANDARD BUILDOUT) Retail parking requirement calculator 28000 33000 parking requirement calculator 33000 38000 100 109 143 800 185.5 DEMAND (MAXIMUM BUILDOUT) 100 100 109 DEMAND (MAXIMUM BUILDOUT) corner 14377 185.5 97 97 700 97 Lodging 50 77 10000 97 77 97 97 buildings + 9756 9766 66 97 600 76 Seattle Land Use Code Requirements Industrial 1 space for every 2000SF Workforce Development Existing 2 Years 5 Years 17000 10+ Years PARKING BALANCE 22000 0 22000 56 22000 66 66560 76 66 0 PARKING BALANCE 660 500 76 PROVIDED PARKING SPACES parking PARKING BALANCE 4 Office 1 space for every 1000SF PROVIDED PARKING SPACESPROVIDED PARKING SPACES Industrial Existing 2 Years Total Existing 5 Years 200000 10+ Years 2 Years 218000 5 Years 286000 322000 10+ Years 371000 370000 438000 EXISTING 538000 2 YEARS 5 YEARS 10+ YEARS 400 Retail - 1 space for every 500SF 0 0 Industrial 200000 218000 286000 371000 garage 6800 1000 8840 880 884 500 WD 1 space for every 250SF Industrial Office 200000 218000added 286000 77000 371000 97000 97000 9700048000 68000 EMPLOYMENT 68 1000 1000900 300 500 100000 PUBLIC 88 LEASED 8868RESERVED 8888 88 88 500 450 Lodging 4 spaces for 16 rooms Office 77000 97000 97000 97000 900 900 200 Office 77000 97000 97000 97000 800 Retail 28000 33000 33000 38000 450 450400 Retail 28000 33000 33000 - Location defines parking usage, except in the case of leased and reserved spaces 38000Employment 800 421 800700 402 364 100 475 Retail Lodging 28000 Provided Spaces 33000 33000 38000 400 Employment 690 - Categories are counted exclusively (i.e., Fishermen's spaces that are also employment are only counted as Fishermen's) 10000Employment 400 350 Public641 603 421 700 824 402 implementation 364421175 700600 475402 364 0 475 Lodging 10000 175 175 285 depending on need 350 Lodging Workforce Development 17000 1000022000 22000 - Reserved parking spaces will be relocated to ensure no net loss of spaces 350 300 Required Spaces Public 470 22000Public529 563 600 619 175 600500 EXISTING 2 YEARS 5 YEARS 10+ YEARS 175 175 175 Workforce Development 17000 - Employment category includes required marina slip parking Leased 75 28517545 17545 28545 300 Workforce Development Total 17000 parking required full b/o 22000 322000 22000 300 250 3700002200022000 43800022000 53800022000 500400 469.5 600.75EXISITNG PARKINGLeased 667 500 857.8 5 to 10 year implementation option dependentslips = 75337 45 45 POTENTIAL SUPPLY45 DEMAND (STANDARD BUILDOUT) Total 30 FINAL REPORT Total 5 YEAR TIMEFRAME Fishermen's Terminal Planning Services, April 2016 10 year: 322000 10 YEAR TIMEFRAMELeased 75 45 45 370000 438000 538000Reserved 19 400 4519 19 - Standard buildout assumes simple, low, entirely industrial west wall buildings19 250 250200 added 322000 370000 438000 53800048000 68000 100000 400 ADDED PARKING SUPPLYReserved on parking demand.300 parking requirement calculator Reserved 100 109 143 19 185.5 19 1919 1919 19 - Maximum buildout assumes 55' west wall buildings with additional mixed use capacityDEMAND (MAXIMUM BUILDOUT)19 downie site + 300 200 200 added added 48000 68000 10000048000 68000 100000total check (1) 300 1 200 1 1 - Assume 4 story parking garage with 300 spaces1 150 REMOVED PARKING SUPPLY 5 year: 1 total check (1) 77 total check (1)97 97 1 200 97 1 11 200 2 west wall 100 11 1 1 150 150100 Provided Spaces 2 year: bank west wall 690 641 60356 PARKING SUPPLY AND DEMAND COMPARISON 82466 66 100 76 1000 100 buildings + 100 50 Provided Spaces Existing 2 Years Provided Spaces Required Spaces 5 Years 690 10+ Years 690 641 603 824 PARKING BALANCE 0 0 EXISTING 2 YEARS 5 YEARSPROVIDED PARKING SPACES10+ YEARS 50 site + 1 west building + 641 603 824 net shed site 470 529 5630 6190 0 4 50 0 Industrial Required Spaces 200000 218000 Required Spaces 286000 470 371000 529 563470 529 563 619 EXISTING 2 YEARS EXISTING5 YEARS 10+ YEARS2 YEARS 5 YEARS 10+ YEARS 0 EXISTING 2 YEARS 5 YEARS 10+ YEARS parking required full b/o wall building ship supply (raised) + 469.5 600.75619 66768 1000 857.888 slips =88 337 88 POTENTIAL SUPPLY 500 DEMAND (STANDARD BUILDOUT) 0 -38 SPACES +221 SPACES Office parking required full b/o 77000 97000 parking required full b/o parking requirement calculator 97000 469.5 97000 469.5 600.75 667 900 857.8 slips = 337 EXISTING 2 YEARS EXISTING5 YEARS 2 YEARS10+ YEARS 5 YEARS 10+ YEARS 603 SPACES site600.75 667100 824 SPACES 857.8109 slips =143 337 185.5 POTENTIAL SUPPLY southwest POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) 800 GARAGE DEMAND (MAXIMUM BUILDOUT)DEMAND (STANDARD BUILDOUT)450 EMPLOYMENT PUBLIC LEASED RESERVED Retail parking requirement calculator 28000 33000 parking requirement calculator 33000 100 38000 Employment 109 corner 143100 185.5109 143 400 EMPLOYMENT PUBLIC LEASED RESERVED 77 97 42197 185.5 DEMAND (MAXIMUM BUILDOUT) 700 40297 364 DEMAND (MAXIMUM BUILDOUT) 475 EMPLOYMENT PUBLIC LEASED RESERVED Lodging 350 77 10000 Public97 buildings + 977756 979766 9766 97 175 600 76 Seattle Land Use Code Requirements 175 175 285 Industrial 1 space for every 2000SF Workforce Development 17000 22000 22000 22000 56 66 66 76 PROVIDED PARKING SPACES300 56 Leased66 parking 660 760 750 500 454 45 45 Office 1 space for every 1000SF PROVIDED PARKING SPACESPROVIDED PARKING SPACES250 Total 322000 370000 438000 0 538000 Retail - 1 space for every 500SF Reserved0 garage 6800 8840 400 88019 884 500 19 19 19 WD 1 space for every 250SF 200 added 48000 68000 68 100000 88 8868 8888 88 300 88 500 500450 Lodging 4 spaces for 16 rooms 10 year: total check (1) 1 200 1 1 1 150 10 year: 450 450400 10 year: downie site + Employment 421 402 364 100 475 400 100downie site + Provided Spaces Employment 690 EmploymentPublic641 603 421 824402 364421 400 350downie site + 5 year: 1 2 west wall 175 475402175 364175 0 475285 350 5 year: 1 502 west wall Required Spaces 470 Public529 563 619 175 175 175 EXISTING285 2 YEARS350 5 YEARS 5 year: 110+ YEARS3002 year: bank2 west wall west wall buildings + Public Leased 175 175 17575 28545 45 45 3002 year: bank west wall 300250site + 1 west2 year: bank 0 buildings + building +west wall net shed sitebuildings +EXISTING 2 YEARS 5 YEARS 10+ YEARS parking required full b/o Leased 469.5 600.75EXISITNG PARKINGLeasedReserved 667 75 857.8 45 5 to 10 year implementation option dependentslips = 457519337 454519 4519 45 - Standard buildout assumes simple, low, entirely industrial west wall buildingsPOTENTIAL SUPPLY19 DEMAND (STANDARD BUILDOUT) 250site + 1 west building + 250200site + 1 west building + net shed site parking requirement calculator Reserved 100 ADDED PARKING SUPPLYReserved on parking demand. 109 143 19 185.5 19 1919 1919 19 19 net shed sitewall building ship supply - Maximum buildout assumes 55' west wall buildings with additional mixed use capacity (raised) + total check (1) 1 1 1 DEMAND (MAXIMUM BUILDOUT)1 200 200150wall building ship supply EMPLOYMENT PUBLIC LEASED RESERVED (raised) + REMOVED PARKING SUPPLY - Assume 4 story parking garage with 300 spaces wall building ship supply (raised) + site total check (1) 77 total check (1)97 97 1 97 1 11 11 1 1 150 southwest 150 site 100 southwest site southwest 56 66 66 76 corner 100 10050 PROVIDED PARKING SPACES corner corner 0 0 0 4 50 500 buildings + 0buildings +EXISTING 2 YEARS buildings +5 YEARS 10+ YEARS 68 88 88 88 500 0 parking 450 10 year:EXISTING 2 YEARS parkingEXISTING5 YEARS 2 YEARS10+ YEARSparking5 YEARS 10+ YEARS EMPLOYMENT PUBLICgarageLEASED RESERVED 400 downie site + garage garage Employment 421 402 364 475 EMPLOYMENT PUBLIC LEASEDEMPLOYMENTRESERVED PUBLIC LEASED RESERVED 350 5 year: 1 2 west wall Public 175 175 175 285 3002 year: bank west wall buildings + Leased 75 45 45 45 250site + 1 west building + net shed site Reserved 19 19 19 19 200wall building10 year: ship supply (raised) + total check (1) 1 1 1 1 10 year: 150 downie site +10 year: site southwest 100 downie site + 5 year: 1 downie site +2 west wall corner 5 year: 1 50 2 year: bank2 west wall west wall5 year: 1 2 west wallbuildings + 0 buildings + 2 year: bank west wall site + 1 west2 year: bankbuildings + building +west wall net shed sitebuildings +EXISTING 2 YEARS parking5 YEARS 10+ YEARS site + 1 west building + net shed sitesite + 1 westwall building ship supplybuilding + net shed site(raised) + EMPLOYMENT PUBLICgarage wall building LEASED RESERVED wall building ship supply (raised) + ship supplysite southwest(raised) + site southwest site southwestcorner corner buildings +corner buildings + buildings +parking 10 year: parking parkinggarage downie site + garage garage 5 year: 1 2 west wall 2 year: bank west wall buildings + site + 1 west building + net shed site wall building ship supply (raised) + site southwest corner buildings + parking garage Existing 2 Years 5 Years 10+ Years PARKING BALANCE Industrial 200000 218000 286000 371000 1000 Office 77000 97000 97000 97000 900 800 Retail 28000 33000 33000 38000 700 Lodging Existing 2 Years 5 Years 10+ Years PARKING BALANCE 10000 600 Workforce DevelopmentIndustrial 20000017000 21800022000 28600022000 37100022000 5001000 TotalOffice 32200077000 37000097000 43800097000 900 53800097000 400 300800 addedRetail 28000 4800033000 6800033000 10000038000 200700 Lodging 10000 100600 Provided SpacesWorkforce Development 17000690 22000641 22000603 22000824 5000 400 Required SpacesTotal 322000470 370000529 438000563 538000619 Existing 2 Years 5 Years 10+ Years EXISTING 2 YEARS 5 YEARS PARKING BALANCE10+ YEARS 300 added 48000 68000Industrial 100000 200000 218000 286000 371000 1000 parking required full b/o 469.5 600.75 667 857.8 slips = 337 Office 77000 97000 97000 97000 200 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) 900 parking requirement calculator 100 109 Retail143 185.5 28000 33000 33000 38000 100 DEMAND (MAXIMUM BUILDOUT) 800 700 Provided Spaces 69077 64197 Lodging60397 82497 10000 0 600 Required Spaces EXISTING 2 YEARS 5 YEARS 10+ YEARS PARKING SITE GAIN AND LOSS470 529 Workforce Development563 619 17000 22000 PARKING SPACES: POTENTIAL ALLOCATION22000 22000 500 56 66 Total66 76 322000 370000 438000 538000 PROVIDED PARKING SPACES400 parking required full b/o 469.5 300 0 600.750 added6670 857.84 slips = 337 48000 68000 100000 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) 200 parking requirement calculator 10068EXISTING CONDITIONS10988 14388 185.588 2 YEAR TIMEFRAME 500 DEMAND (MAXIMUM BUILDOUT) 100 Provided Spaces 690 641 603 824450 0 77 97 97 97 Required Spaces 470 529 563 619 EXISTING 2 YEARS 5 YEARS 10+ YEARS PARKING SITE GAIN AND LOSS PARKING SPACES: POTENTIAL ALLOCATION 400 Employment 42156 40266 parking required full b/o36466 47576 469.5 600.75 667 857.8 slips = 337 PROVIDED PARKING SPACES POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) 0 0 parking requirement calculator0 4 100 109 143 185.5350 DEMAND (MAXIMUM BUILDOUT) Public 175 175 175 285 77 97 97 97300 68 EXISTING CONDITIONS 88 88 88 2 YEAR TIMEFRAME 500 Leased 75 45 45 45 56 66 66 76 250 450 PARKING SUPPLY ALLOCATION Supply PROVIDED PARKING SPACES PARKING DEMAND CALCULATIONS Provided Spaces 690 641 603 824 Reserved 19 19 19 19 0 0 0 4 -49 SPACES 200 Employment 421 68 88 88 88 400 600 total check (1) 1 690 SPACES 4021 3641 4751 641 SPACES 150 Demand - Standard Buildout 350 500 Required Spaces 470 529 563 619 Public 175 175 Employment175 285 496 447 409 520 100 300 Demand Calculation (Program Square Footage - Standard Buildout) Leased 75 45 Public45 45 175 175 175 285 400 50 250 Existing 2 Years 5 Years 10+ Years Leased Industrial 200000 218000 286000 371000 Reserved 19 19 19 Existing 0 19 2 Years 5 Years 0 10+ Years PARKING BALANCE 0 0 300 -49 SPACES 200 0 PARKING BALANCE PARKING BALANCE Office 77000 97000 97000 97000 Existing 2 Years Reserved Industrial Existing 5 Years 19 200000 10+ Years 2 Years 5 Years 19 10+ Years19 19 EXISTING 2 YEARS 5 YEARS 10+ YEARS Retail 28000 33000 33000 38000 total check (1) 1 690 SPACES 1 total check (1)1 1 641 SPACES 218000 286000 371000 200 1000 1 1 1 1 150 Lodging 10000 Industrial Industrial Office 200000 218000 286000 200000 77000 37100021800097000 286000 97000 37100097000 1000 100 EMPLOYMENT 1000 PUBLIC LEASED RESERVED 900 Workforce Development 17000 22000 22000 22000 100 Office Office Retail 77000 97000 97000 77000 28000 970009700033000 97000 33000 97000 Demand Calculation (Parking Spaces By Program - Standard Buildout) 38000 50 900 900 800 Existing 2 Years 5 Years 10+ Years 0 800 Industrial 100 109 143 186 Retail Retail Lodging 28000 33000 Existing 33000 28000 2 Years 33000 5 Years 33000 - Location defines parking usage, except in the case of leased and reserved spaces 10+ Years38000 800 700 PARKING BALANCE 38000 10000 0 EXISTING 2 YEARS 5 YEARS PARKING BALANCE 10+ YEARS Office 77 97 97 97 - Categories are counted exclusively (i.e., Fishermen's spaces that are also employment are only counted as Fishermen's) Existing 2 Years Existing 5 Years 10+ Years2 Years 5 Years 10+ Years EXISTING 700 PARKING BALANCE 700 2 YEARS 5 YEARS 600 10+ YEARS Retail 56 66 66 76 Lodging Lodging Workforce Development Industrial 200000 17000 10000218000 EMPLOYMENT PUBLIC RESERVED Industrial 22000 286000 22000 - Reserved parking spaces will be relocated to ensure no net loss of spaces 3710001000022000 6001000500 Lodging 0 0 0 4 600 Workforce DevelopmentIndustrial Workforce Development Office 200000 218000 286000 200000 17000 77000 3710002180002200097000 286000 22000 97000 - Employment category includes required marina slip parking 371000 Workforce Development 68 88 88 88 17000 22000 22000 22000 Parking garage in this scenario shown above, 4-stories and 2200097000 EMPLOYMENT1000 1000 Total 322000 370000 438000 538000 500 PUBLIC LEASED RESERVED500900400 Office Total Office Retail 5 YEAR TIMEFRAME Total 322000 77000 37000097000 10 year: 900 438000 322000 97000 77000 28000 10 YEAR TIMEFRAME 53800037000097000 9700033000 438000 97000 approximately 300 spaces. 33000 5380009700038000 900 800 400 400300 Demand - Maximum Buildout added 48000 68000 - Location defines parking usage, except in the case of leased and reserved spaces 100000 800 800 Retail Retail 28000 33000 downie site + 33000 28000 3800033000 33000 38000 300 300700200 Required Spaces 638 769 836 1,026 added added Lodging 48000 68000 10000048000 68000 - Categories are counted exclusively (i.e., Fishermen's spaces that are also employment are only counted as Fishermen's) 10000010 year:10000 700 700 200600100 Demand Calculation (Program Square Footage - Maximum Buildout) Lodging Lodging 200 Workforce Development 5 year: 1 2 west wall 17000 1000022000 22000 - Reserved parking spaces will be relocated to ensure no net loss of spaces downie site +10000 PARKING SUPPLY AND DEMAND COMPARISON 22000 600 600 100500 Existing 2 Years 5 Years 10+ Years Provided Spaces Workforce Development 2 year: bank west wall 17000 690 22000641 603 5 year: 1 PARKING SUPPLY AND DEMAND COMPARISON - Employment category includes required marina slip parking 824 100 0 Industrial 200,000 238,500 299,000 439,000 Workforce Development buildings + 22000 2 west wall22000 500 Office 77,000 95,000 113,000 129,000 Provided Spaces Existing 2 Years Provided Spaces Total 5 Years 17000 10+ Years 22000 22000 22000 Required Spaces 690 641 322000 603 690 370000 470 824641 438000 PARKING BALANCE 400 529 2 year: bank 603 563 west wall 538000 500 buildings +824619 0 0 EXISTING 2 YEARS 5 YEARS 10+ YEARS 5 YEAR TIMEFRAME 10 YEAR TIMEFRAME Retail 28,000 29,000 38,000 88,400 Total Total site + 1 west 322000 building + 370000 net shed site 10 year: 438000 322000 538000370000 438000 538000 400 400 site + 1 west building + 300 Lodging 10,000 Industrial Required Spaces 200000 218000 Required Spaces added EXISTING 2 YEARS 5 YEARS 10+ YEARS parking required full b/o 286000 wall building 470 371000 529 563 470 48000619529 68000 563 1000 net shed site 100000619 EXISTING 2 YEARS 5 YEARS 10+ YEARS 469.5 600.75 667 857.8 slips = 337 Workforce Development 17,000 40,000 40,000 40,000 added ship supply downie site + (raised) + 48000 wall building 68000 ship supply 100000(raised) + 300 300200 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) Office added 77000 97000 parking required full b/o -38 SPACES 48000 469.5 68000 +221 SPACES 97000 97000 600.75100000 667 900 857.8 slips = 337 GARAGE 200 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT)Demand Calculation (Parking Spaces By Program - Maximum Buildout) parking required full b/o parking requirement calculator 603 SPACES 469.5 5 year: 1 site600.75 2 west wall 667 857.8 slips = site 337 southwest 200 POTENTIAL SUPPLY 100 DEMAND (STANDARD BUILDOUT) southwest 100 824 SPACES 109 143 185.5 DEMAND (MAXIMUM BUILDOUT) Existing 2 Years 5 Years 10+ Years Retail 28000 33000 parking requirement calculator Provided Spaces 33000 38000 100 690 109641 143 603 800 PARKING SUPPLY AND DEMAND COMPARISON 185.5corner824 100 1000 DEMAND (MAXIMUM BUILDOUT) Industrial 100 119 150 220 parking requirement calculator 2 year: bank 100 west wall 109 buildings + corner 143 185.5 Provided Spaces 69077 64197 603 97 Existing 2 Years 5 Years 10+ Years 700 82497 PARKING BALANCE DEMAND (MAXIMUM BUILDOUT) Office 77 95 113 129 Lodging Provided Spaces Required Spaces site + 1 west 69077 building + 10000 64197 603 0 net shed site 97470 824529 buildings + 0 EXISTING 2 YEARS 5 YEARS 10+ YEARS 77 97 Retail 56 58 76 177 Required Spaces buildings + 47056 97 52966 563 97 66 61997 600 563 parking 619 76 Seattle Land Use Code RequirementsChart comparing changes in the EXISTING 2 YEARS EXISTING5 YEARS 10+ YEARS2 YEARS Lodging 5 YEARS 10+ YEARS0 0 0 4 Industrial 1 space for every 2000SF Workforce Development 68 160 160 160 Workforce Development Industrial Required Spaces 200000 17000 218000 22000 parking required full b/o 286000 wall building 22000 470 371000 1000 supply and demand of parkingPROVIDED PARKING SPACES -38 SPACES 56 ship supply 22000 52966 469.5 5636656 600.75619 (raised) + 0 76660 667 66 0 500 garage 857.8 764 slips = 337 POTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) +221 SPACES Office 1 space for every 1000SFPROVIDED PARKING SPACES Total Office parking required full b/o 322000 77000 370000 97000 parking required full b/o parking requirement calculator 438000 97000 469.5 97000 parking 600.75 469.5 600.75 667 900 PROVIDED PARKING SPACES spaces for two different buildoutPOTENTIAL SUPPLY DEMAND (STANDARD BUILDOUT) 603 SPACES 0 538000 site 0 66710000 824 SPACES 857.8 southwest 68 1098840 slips = 143 88 0 400 337 185.5 857.84 slips = 337 POTENTIAL SUPPLY GARAGE Retail - 1 space for every 500SF 500 scenarios DEMAND (MAXIMUM BUILDOUT)DEMAND (STANDARD BUILDOUT) garage WD 1 space for every 250SF -Standard buildout assumes low, entirely industrial west wall buildings Retail parking requirement calculator 28000 33000 parking requirement calculator 33000 100 38000109 143100 109 143 800 88 300 185.5 500 DEMAND (MAXIMUM BUILDOUT) added 48000 68000 68 100000 88 886877 185.5 888897 88 97 700 88 97 500 DEMAND (MAXIMUM BUILDOUT) corner 450 Lodging 4 spaces for 16 rooms -Maximum buildout assumes 55' west wall buildings w/ mixed use capacity Lodging 77 10000 97 977756 979766 97 200 66 97 450 450 -Parking requirements based on SMC 23.54.015 Seattle Land Use Code Requirements buildings + 600 400 -All scenarios add 169 spaces required for 337 boat slips Workforce Development 17000 22000 Employment 22000 22000 421 402 76 100 Industrial 1 space for every 2000SF Employment 56 66 421 66560 4027666 364 66 475 500 400 PROVIDED PARKING SPACES Provided Spaces Employment 690 Public 641 603 421 824402 parking 364 175 475 175 0 364 175 0 0 475 76 4 400 350 Office 1 space for every 1000SF 285 PROVIDED PARKING SPACESPROVIDED PARKING SPACES Total 322000 370000Public 438000 0 538000 0 17500 40 0 400 350 Retail - 1 space for every 500SF Required Spaces 470 529 563 619 EXISTING 350 300 Public Leased 175 175 garage1757568 2851754588 175 45 88 285884 2 YEARS 5 YEARS 10+ YEARS500 WD 1 space for every 250SF 300 45 300500 added 48000Leased 68000 68 100000 68 parking required full b/o Leased 469.5 600.75 88 88 8888 88 88 300500 250450 Lodging 4 spaces for 16 rooms EXISITNG PARKINGReserved 667 75 857.8 45 5 to 10 year implementation option dependent slips = 457519337 454519 4519 - Standard buildout assumes simple, low, entirely industrial west wall buildings 200 POTENTIAL SUPPLY4519 DEMAND (STANDARD BUILDOUT) 250450 250200450 on parking demand. 400 parking requirement calculator Reserved 100 ADDED PARKING SUPPLY Reserved109Employment 143 19 185.5 19 1942119 1940219 36419 - Maximum buildout assumes 55' west wall buildings with additional mixed use capacity 100 19 total check (1) 1 1 1 DEMAND (MAXIMUM BUILDOUT)4751 200400 200150400 Provided Spaces Employment 690 REMOVED PARKING SUPPLY total check (1)EmploymentPublic641 603 421 824402 3644211751 4754021751 364 - Assume 4 story parking garage with 300 spaces 350 0 475 total check (1) 77 97 97 1 97 1 1 1 1751 2851 150350 Required Spaces 470 Public529 563 619 175 175 175 EXISTING 2 YEARS150350 285 5 YEARS 10+ YEARS100300 Public 56 Leased66 66 175 76 175 17575 28545 45 45 100300 100300 25050 parking required full b/o Leased 469.5 600.75EXISITNG PARKINGLeased 667 857.8 slips = 75337 45 45 POTENTIAL SUPPLY45PROVIDED PARKING SPACES 75 45 5 to 10 year implementation option dependent45 45 DEMAND (STANDARD BUILDOUT)50 Fishermen's Terminal Planning Services, April 2016 FINAL REPORT 31 0 Reserved0 0 4 19 19 19 - Standard buildout assumes simple, low, entirely industrial west wall buildings19 25050 2502000 on parking demand. parking requirement calculator Reserved 100 ADDED PARKING SUPPLYReserved109 143 19 185.5 19 1919 1919 19 - Maximum buildout assumes 55' west wall buildings with additional mixed use capacity 68 total check (1)88 88 88 1 1 5001 DEMAND (MAXIMUM BUILDOUT)19 0 - Assume 4 story parking garage with 300 spaces1 2000 200150 EXISTING 2 YEARS 5 YEARS 10+ YEARS REMOVED PARKING SUPPLY EXISTING 2 YEARS 5 YEARS 10+ YEARS total check (1) 77 total check (1)97 97 1 97 1 11 11 4501 1 150 EXISTING 2 YEARS150 5 YEARS 10+ YEARS 100 EMPLOYMENT PUBLIC LEASED RESERVED 56 66 66 76 400 100 100 EMPLOYMENT PUBLIC50 LEASEDEMPLOYMENTRESERVED PUBLIC LEASED RESERVED Employment 421 402 364 475 PROVIDED PARKING SPACES 0 0 0 4 350 50 500 Public 175 175 175 285 300500 0 0 EXISTING 2 YEARS 5 YEARS 10+ YEARS Leased 7568 4588 4588 4588 250 EXISTING 2 YEARS EXISTING5 YEARS 2 YEARS10+ YEARS 5 YEARS 10+ YEARS 450 EMPLOYMENT PUBLIC LEASED RESERVED Reserved 19 19 19 19 20040010 year: EMPLOYMENT PUBLIC LEASEDEMPLOYMENTRESERVED PUBLIC LEASED RESERVED total check (1)Employment 4211 4021 3641 4751 10 year: 150350 downie site +10 year: Public 175 175 175 285 100 downie site + 5 year: 1 300downie site + Leased 75 45 45 45 2 west wall 5 year: 1 25050 2 year: bank2 west wall west wall5 year: 1 2 west wall Reserved 19 19 19 19 buildings + 2 year: bank west wall 2 year: bank 2000 site + 1 westbuildings + building +west wall buildings +10 year: total check (1) 1 1 1 1 net shed siteEXISTING 2 YEARS 5 YEARS 10+ YEARS site + 1 west building + net shed sitesite + 1 westwall building10 year: building + 150 net shed sitedownie site +10 year: ship supply 100(raised) + EMPLOYMENT PUBLIC LEASED RESERVED wall building ship supply wall buildingdownie site +(raised) + ship supply5 year: 1 downie site + site southwest(raised) +2 west wall 5 year: 1 50 site southwest2 year: bank2 west wall west wall5 year: 1site southwest2 west wallbuildings + 2 year: bank west wall site + 1 west2 year: bankbuildings + building +west wall 0corner corner buildings +net shed site buildings +corner EXISTING 2 YEARS 5 YEARS 10+ YEARS site + 1 west building + site + 1 west buildings +net shed sitewall building ship supplybuilding + buildings +net shed site wall building ship supply parking(raised) + EMPLOYMENT PUBLIC LEASED RESERVED wall building ship supply 10 year: parking(raised) + site southwestparking(raised) + site site southwestgarage downie site + southwestgarage garagecorner 5 year: 1 2 west wall corner buildings +corner 2 year: bank west wall buildings + buildings + buildings + parking site + 1 west building + net shed site10 year: parking parkinggarage wall building ship supply downie site + garage garage (raised) + 5 year: 1site southwest2 west wall 2 year: bank west wall buildings +corner site + 1 west building + buildings +net shed site wall building ship supply parking(raised) + site southwestgarage corner buildings + parking garage 5 NEXT STEPS The following are next steps identified for each of the four Planning Concepts. 1 ANCHOR THE INTERBAY INDUSTRIAL CLUSTER: WORK AREA EXPANSIONS & IMPROVEMENTS Public Interpretive Space Conduct a cost-benefit analysis of options for devoting indoor space to exhibits, and consider any co-benefits for on-site Move forward with Phase 1 development projects, and draw on multipurpose spaces. Continue to look for ways to incorporate specialized expertise in robust, industrial building types. Work to creative, educational, and playful public installations, such as refine programs, and conduct outreach to potential tenants. including them into existing or future event spaces. Vet options for a more comprehensive land use policy (including for example, compatibility policy statements) at Fishermen's Terminal that will support long term industrial health in the Interbay Manufacturing and Industrial Center. 3 EXPAND THE ROLE OF WORKFORCE DEVELOPMENT Continue to explore the potential for a Maritime Hostel: Refine the market, and target clientele; drill down on potential economic Continue to partner with the City of Seattle to support Economic model and phasing; and consider the hotel/identified need in Development initiatives at FT. relation to Reach out to potential partners and stakeholders to develop a 1) Live-aboards already allowed at FT, refined approach for FT workforce engagement. 2) Residential listings (AirBnB) already in the vicinity of FT. 2 ENHANCE PUBLIC EXPERIENCE 4 MANAGE PARKING RESOURCES Develop a Fishermen's Terminal Public Experience Plan: Pursue Probe additional strategies, such as one 4-four story garage partnerships with other organizations; further conduct initial versus multiple 2-story garages serving different zones. outreach, such as interviews with key elder fishers and long term tenants; scope proces; and retain specialist consultant to lead Document existing on-site parking utilization. This will allow the effort. Port to better understand current resources, proejct demand, and better prepare for land use intensification. 32 FINAL REPORT Fishermen's Terminal Planning Services, April 2016 of Seattle '
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