COMMISSION 
AGENDA MEMORANDUM                Item No.       3c 
ACTION ITEM                   Date of Meeting    December 13, 2016 
DATE:    December 6, 2016 
TO:     Ted Fick, Chief Executive Officer 
FROM:   Dave McFadden, Managing Director, Economic Development 
Jeffrey Utterback, Director, Real Estate & Economic Development 
SUBJECT:  Professional consultant services for Fishermen's Terminal (FT) Long Term strategic
planning and design of Gateway Building project at Fishermen's Terminal 
Amount of this request:          $3,000,000 
Total estimated CIP cost:         $42,100,000 
ACTION REQUESTED 
Request Commission authorization for the Chief Executive Officer to (1) execute a professional
services agreement for building and site improvement design services in support of the Port's
implementation of the Fishermen's Terminal Long-Term Strategic Plan for which the cumulative
total amount is approximately $7,000,000 and (2) of the $7 million professional services
agreement, proceed with design of the Gateway Building and first West Wall Building projects
at Fishermen's Terminal for an amount not to exceed $3,000,000 with a total estimated project
cost of $42,100,000. 
EXECUTIVE SUMMARY 
The FT Long Term Strategic Plan has been developed in order to leverage maritime/fishing
activities and industries at the facility. Accordingly, Phase I of the plan calls for phased
implementation of new developments and identifies two specific buildings to come into service
within two years. They are the Gateway Building (in the general area of the existing bank
building) and the southernmost of the proposed additional West Wall buildings. Both new
buildings are part of the strategy to add light industrial space, potential incubator and
workforce training areas, and other maritime related tenants that target supplier businesses to
the fishing fleets. The Port is currently in discussions with an end-user to fully occupy the
Gateway Building that has increased the sense of urgency for this approval of design fees. This
initial design work is fundamental to finalizing an agreement. The end user is precisely the type
of tenant being described in the FT Long Term Strategic Plan. 


Template revised September 22, 2016.

COMMISSION AGENDA  Action Item No. 3c                        Page 2 of 6 
Meeting Date: December 13, 2016 
JUSTIFICATION 
The FT Long Term Strategic Plan, and its associated Phase I projects, support the following
Economic Development Division and Maritime Division goals developed in conjunction with a
Port conducted stakeholder outreach program: 
1.  Continue to grow the economic value of the fishing and maritime cluster including the
number of local jobs and business revenue. 
2.  Improve overall financial returns that allow us to fulfill Port of Seattle commitments to
the industry and taxpayers. 
3.  Prioritize uses that support the commercial fishing industry, with a focus on anchoring
the North Pacific fishing fleet. 
4.  Prioritize development that maximizes utilization of facility assets. 
5.  Recognize and enhance FT as a living community landmark. 
Additionally, the fishing fleets' homeporting at FT rely on an extensive network of suppliers and
trades in the area that are having an increasingly difficult time finding space near their
customers at FT. The FT Long Term Strategic Plan, and its associated Phase I projects, will
support the following five planning concepts developed from FT stakeholders' input and an
associated economic cluster study performed by the Port: 
1.  Develop new light industrial space 
2.  Draw more public to the terminal and enhance the public's experience while
maintaining the overall industrial character of the terminal 
3.  Expand on FT's role in workforce development 
4.  Protect precious ground plane for industrial uses 
5.  Develop new parking management tools 
The project manager will work with the Office of Social Responsibility to determine small
business participation opportunities, in accordance with the terms of Resolution No. 3618. The
requirement of a project labor agreement will be determined as well in coordination with Labor
Relations. 
DETAILS 
The FT Long Term Strategic Plan related site improvement projects are proposed to replace the
existing on-site former bank building, former Ship Supply Building, existing West Wall upland
equipment storage areas, and South Wall parking areas with new buildings and/or associated
site improvements that support the fishing and maritime cluster. Total project  costs are
preliminarily estimated to be $42,100,000. Funding for these projects was included in the 2017 
capital budget and plan of finance. 
Scope of Work 
Site improvements are anticipated to include, but are not necessarily limited to, the following: 

Template revised September 22, 2016; format updates October 19, 2016.

COMMISSION AGENDA  Action Item No. 3c                        Page 3 of 6 
Meeting Date: December 13, 2016 
1.  Demolition and disposal of existing applicable structures 
2.  Construction of new buildings 
3.  Removal and installation of on-site utility systems 
4.  Removal and replacement of on-site roadway and parking lot pavement 
5.  Installation of storm-water treatment and management systems 
6.  Landscaping 
7.  Implementation of applicable environmental best management practices 
Schedule 
Activity 
Commission design authorization          2016 Qtr 4 
Design start                          2017 Qtr 1 
Commission construction authorization       2017 Qtr 3 
Construction start                      2017 Qtr 4 
In-use date                          2018 Qtr 4 
Cost Breakdown                         This Request          Total CIP 
Design                                  $3,000,000         $7,000,000 
Construction                                    $0        $35,100,000 
Total                                        $3,000,000         $42,100,000 
ALTERNATIVES AND IMPLICATIONS CONSIDERED 
Action Item No. 1 - Alternative 1: Contract for consultant(s) on a project-by-project basis. 
Cost Implications: Increase in costs due to individual additional procurements. 
Pros: 
(1)   Separate contracts will provide multiple opportunities for consulting firms to compete
for work. 
Cons: 
(1)   This alternative would require additional time and cost to procure a consultant for
each project, requiring additional lead time, management oversight, additional
administrative preparation. 
(2)   Consultant firms may need to spend more time and money responding to individual
project based procurements. 
This is not the recommended alternative for Action Item No. 1. 
Action Item No. 1 - Alternative 2: Contract for consultant(s) on a program basis with a single
Service Agreement. 
Cost Implications: Cost efficiency due to single procurement. 

Template revised September 22, 2016; format updates October 19, 2016.

COMMISSION AGENDA  Action Item No. 3c                        Page 4 of 6 
Meeting Date: December 13, 2016 
Pros: 
(1) This alternative would require less time and cost to procure a consultant for each
project, requiring less lead time, management oversight, and administrative
preparation. 
(2) Consultant firms would need to spend less time and money responding to a single 
project based procurement. 
(3) Single Service Agreement will better ensure consistent overall design quality for
facility.
Cons: 
(1) Individual contract will provide less opportunity for consulting firms to compete for
work. 
This is the recommended alternative for Action Item No. 1. 
ALTERNATIVES AND IMPLICATIONS CONSIDERED 
Action Item No. 2 - Alternative 1: Maintain status quo 
Cost Implications: Continuing lost facility revenue and fishing/maritime cluster economic
support. 
Pros: 
(1)   Reduced Port capital expenditures. 
Cons: 
(1)   Economic Development Division and Maritime Division goals for FT will not be
achieved. 
This is not the recommended alternative for Action Item No. 2. 
Action Item No. 2 - Alternative 2: Implement Phase 1 of FT Long-Term Strategic Plan 
Cost Implications: Greater short-term investments yielding long-term financial benefits. 
Pros: 
(1)   This alternative will enable Economic Development Division and Maritime Division
goals for FT to be achieved.
(2)   FT will better support Fishing and Maritime clusters. 
(3)   FT facility and tenants will benefit overall from gateway enhancements. 
Cons: 
(1)   Higher short-term costs. 
This is the recommended alternative for Action Item No. 2. 

Template revised September 22, 2016; format updates October 19, 2016.

COMMISSION AGENDA  Action Item No. 3c                        Page 5 of 6 
Meeting Date: December 13, 2016 
FINANCIAL IMPLICATIONS 
Cost Estimate/Authorization Summary          Capital      Expense        Total 
COST ESTIMATE 
Original estimate                            $0          $0          $0 
AUTHORIZATION 
Previous authorizations                    $25,000           0      $25,000 
Current request for authorization           $3,000,000           0    $3,000,000 
Total authorizations, including this request     $3,025,000           0    $3,025,000 
Remaining amount to be authorized       $39,075,000         $0    39,075,000 
Annual Budget Status and Source of Funds 
This project is part of the 2017 Plan of Finance under CIP C800525 Fishermen's Terminal
Strategic Plan. 
This project will be funded by the Tax Levy. 
Financial Analysis and Summary 
Project cost for analysis         $42,100,000 
Business Unit (BU)            Maritime Portfolio Management 
Effect on business performance   New development will provide incremental leasing
(NOI after depreciation)         revenue and potentially higher lease rates for existing
leasable space. Financial modeling of proposed
scenarios/options is ongoing and will be updated when a
final design is selected. 
IRR/NPV (if relevant)           To be updated once a design has been selected. 
CPE Impact                NA 
Future Revenues and Expenses (Total cost of ownership) 
To be updated once a design has been selected. 
ATTACHMENTS TO THIS REQUEST 
None 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
December 13, 2016, Commission received an updated briefing on the Fishermen's Terminal
Long-term Strategic Plan. 
May 17, 2016, Commission received a briefing on the planning strategies comprising the
Fishermen's Terminal Long Term Strategic Plan. 

Template revised September 22, 2016; format updates October 19, 2016.

COMMISSION AGENDA  Action Item No. 3c                        Page 6 of 6 
Meeting Date: December 13, 2016 
October 27, 2015, Commission received a briefing about the progress of the stakeholder
outreach program for the Fishermen's Terminal Long Term Strategic Plan. 
August 11, 2015, Commission received a briefing on the proposed scope and goals in
advance of the launch of the planning process. 

















Template revised September 22, 2016; format updates October 19, 2016.