PORT OF SEATTLE 
MEMORANDUM 
COMMISSION AGENDA               Item No.      6b 
ACTION ITEM 
Date of Meeting     January 6, 2015 
DATE:    December 30, 2014 
TO:      Ted Fick, Chief Executive Officer 
FROM:   Tracy McKendry, Senior Manager, Recreational Boating 
Mark Longridge, Capital Project Manager 
SUBJECT:  Replacement of Shilshole Bay Marina Restrooms with Multi-use Customer Service
Facilities (CIP #C800356) 

Amount of This Request:  $632,000    Source of Funds:   Real Estate General Fund 
Est. Total Project Cost:    $5,500,000  $6,500,000 
ACTION REQUESTED 
Request Commission authorization for the Chief Executive Officer to execute contracts, perform
design, conduct environmental review, solicit public and tenant input, prepare necessary permit
submittals, and prepare construction bid documents for the replacement of Shilshole Bay Marina
restrooms in the amount of $632,000 of a total preliminary project cost estimated between
$5,500,000 and $6,500,000. 
SYNOPSIS 
The existing five restrooms at Shilshole Bay Marina (SBM) werebuilt in 1962 as part of the 
original marina construction and are at the end of their service life. Evidence of this includes:
Plumbing and electrical services are failing. 
Ventilation and floor drainage are inadequate. 
Florescent lights do not meet electric codes. 
Electric wall heaters are inefficient and failing. 
Windows do not meet energy codes. 
Finishes and tile grout are heavily worn.

Template revised May 30, 2013.

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
December 30, 2014 
Page 2 of 6 
In addition, the current facilities do not meet ADA standards for showers, doorways, sinks,
mirrors, or water fountains. 
As result, maintenance requirements continue to increase while repairs are constrained by the
presence of lead paint, asbestos, and the required hazardous materials abatement. In addition,
customers and visitors are negatively impacted since restrooms are closed during repairs. 
In their current condition, Shilshole's restrooms do not adequately meet the needs of moorage
tenants, commercial customers, and marina visitors, who expect suitable and accessible facilities.
In fact, deteriorated restrooms put SBM at a competitive disadvantage in maintaining a high
occupancy rate when compared to other local marinas.
BACKGROUND 
Shilshole Bay Marina is the largest marina in Seattle with more than 1,400 moorage slips and an
occupancy rate of approximately 96 percent. Moorage is primarily long-term recreational
moorage, with an additional 8,000 guest moorage visitors annually.  SBM also serves
commercial fishing and tribal vessel owners, along with the maritime businesses that support
them. The vessel size ranges from small kayaks to mega-yachts; however, sailboats fill about 80 
percent of slips.
Shilshole Bay Marina was built in the late 1950s with the first dock opening in 1960. There are
five 50-plus-year-old restrooms that were initially slated to be replaced during the planning
phases of the 2006-2008 Shilshole Dock Replacements and Marine Related Projects program.
The restroom replacement was removed from the plan due to higher-than-anticipated project
costs. 
Not replacing the deteriorating, multi-purpose  restroom facilities has resulted in  rising 
maintenance and repair costs, and ultimately could negatively affect Shilshole's occupancy rate
and revenue since survey data shows that boaters rank multi-purpose restroom facilities as their
top reason when selecting marinas to visit. 
From the Port of Seattle's 2013 Economic Impact Study, the Port's recreational boating marinas
generated 323 jobs, almost $7.5 million in local purchases, $21.6 million in business revenues
and $1.8 million in state and local taxes, the majority of which is from Shilshole Bay Marina,
which generates gross income of $5.6 million annually. 
PROJECT JUSTIFICATION AND DETAILS 
The current restroom facilities are at the end of their useful life. Replacing these with new
customer service buildings will help maintain SBM's current occupancy rate and improve the
level of service expected at this first-class Port facility.

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
December 30, 2014 
Page 3 of 6 
Project Objectives 
Replace the current restroom facilities at SBM with new customer services buildings that include
restrooms, showers, laundry facilities, and other tenant-use improvements to provide a level of
service above what is currently provided.
Scope of Work 
The site plan work concept completed earlier this year recommended the replacement of the M1
restroom building in its current location, and the consolidation of the four remaining restrooms
into two customer service buildings. The consolidated buildings will serve the north and south
end of the marina respectively.
Each building would be approximately 3,200 square feet and include ADA accessible restrooms,
showers, laundry facilities, and other services for all marina tenants and guests. Construction
would include new utilities and associated flatwork improvements (paving, sidewalks,
landscaping, etc.) necessary to integrate them into the existing site.  The design effort will
explore sustainable design features such as alternative energy, water saving or recycling features,
along with features or services that might generate additional revenue. The design team also
plans to conduct public outreach to ensure they understand the priorities of all facility users. 
The project consists of two phases: 1) first phase: construction of the new buildings; 2) second
phase: demolish existing structures. This schedule allows for the continued use of the existing
facilities until the new buildings are available for use. 
Schedule 
The current schedule for this project is: 
Planning, definition and predesign            6 months     Sept 2014  March 2015 
Consultant selection, community and customer 12 months    March 2015  March 2016 
outreach, full design and permitting 
Bidding, award submittals and NTP           6 months     March 2016  Sept 2016 
Site Construction                        8 months     Sept 2016  May 2017 
FINANCIAL IMPLICATIONS 
Budget/Authorization Summary              Capital     Expense   Total Project 
Original Budget                      $5,500,000          $0    $5,500,000 
Previous Authorizations                   $75,000          $0      $75,000 
Current request for authorization              $632,000          $0      $632,000 
Total Authorizations, including this request      $707,000          $0      $707,000 
Remaining budget to be authorized         $4,793,000          $0    $4,793,000 
Total Estimated Project Cost              $5,500,000          $0    $5,500,000

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
December 30, 2014 
Page 4 of 6 
Project Cost Breakdown                     This Request       Total Project 
Construction                                     $0         $4,191,000 
Construction & Contract Management               $42,000          $249,000 
Design                                   $442,000          $457,000 
Project Management                          $96,000         $146,000
Permitting                                   $52,000           $62,000 
State & Local Taxes (estimated)                        $0          $395,000 
Total                                       $632,000         $5,500,000 
Budget Status and Source of Funds 
This project was included in the 2015 Capital Plan and related Plan of Finance under CIP
#C800356 SBM Restroom/Service Buildings Replacement for $5,500,000.
This project will be funded by the Real Estate General Fund. Alternatives to increase overall
revenue at the facility are being considered. 
Financial Analysis and Summary 
CIP Category             Renewal/Enhancement 
Project Type              Renewal & Replacement 
Risk adjusted discount rate     NA 
Key risk factors              Project schedule could be delayed due to weather or
the need to minimize the impacts of construction to
existing tenants. 
Costs could exceed estimated costs. 
Project cost for analysis        $5,500,000 
Business Unit (BU)          Real Estate  Shilshole Bay Marina 
Effect on business performance  Annual Depreciation of $183,333 
IRR/NPV             The NPV is the present value of the project costs. 
Lifecycle Cost and Savings 
The existing restrooms at Shilshole Bay Marina have been in place for over 50 years. Their 
useful life has significantly exceeded the original lifespan expectations. The new buildings will
not have significant repair costs in the first 10-15 years. The design will take into account the
total cost of ownership when making decisions on materials and finishes. 
STRATEGIES AND OBJECTIVES 
This project supports the Century Agenda strategy of "advancing this region as a leading tourism
destination and business gateway" by providing needed facility improvements to Shilshole Bay
Marina. 
Environmental Stewardship:

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
December 30, 2014 
Page 5 of 6 
Meet existing environmental water, materials, and energy requirements coincident with 
providing adequate number of landside restroom, shower, and laundry facilities for SBM tenants
and visitors. 
Business Plan Objectives: 
Provide customers with compelling value. To meet the needs of moorage customers who have
rated replacement of restrooms as the #1 improvement needed for SBM.
TRIPLE BOTTOM LINE 
Economic Development 
This project represents an investment in our current facilities and supports the long-term vitality
of Shilshole Bay Marina as a key asset in the Port's real estate portfolio. 
Environmental Responsibility 
This project provides numerous important sustainability opportunities, implementing the Port's
commitment to environmental compliance, innovation, and stewardship. These include the
potential use of locally sourced, recycled, re-used/refurbished materials, inclusion of alternative
energy systems, and storm water management improvements. 
Community Benefits 
Updating the customer service buildings at Shilshole Bay Marina will provide an improved
experience for tenants and the general public that use and visit the facility. 
Small Business Opportunities 
The project manager will coordinate with the Office of Social Responsibility to determine where
opportunities exist for small business participation as direct contracts or through subcontract
opportunities. 
ALTERNATIVES AND IMPLICATIONS CONSIDERED 
Alternative 1)  Do Nothing. Continue to maintain the existing restroom facilities in their
current configurations and location. This would result in continued high maintenance costs and a
decreased level of service for marina customers including the lack of ADA compliant facilities.
This is not the recommended alternative. 
Alternative 2)  Replace all the restrooms in their current locations.  This alternative has
increased costs due to the duplication of structural and mechanical systems over several
buildings and result in significantly larger footprints for each building to maintain the same level
of service and be ADA compliant. This is not the recommended alternative.

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
December 30, 2014 
Page 6 of 6 
Alternative 3)  Replace the current five restrooms with three customer service buildings to
include showers, restrooms, and laundry facilities. This alternative tak es best advantage of
consolidating the building shell and mechanical systems within fewer buildings, providing a
potential cost savings, along with improved services compared with the existing configuration. 
This is the recommended alternative. 
ATTACHMENTS TO THIS REQUEST 
None 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
Design Authorization request - September 30, 2014  Tabled