PORT OF SEATTLE 
MEMORANDUM 
COMMISSION AGENDA               Item No.      6b 
ACTION ITEM 
Date of Meeting    September 30, 2014 
DATE:    September 23, 2014 
TO:      Tay Yoshitani, 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:   Tax Levy 
Est. Total Project Cost:    $5,500,000 

ACTION REQUESTED 
Request Commission authorization for the Chief Executive Officer to execute design contracts or
service directives, perform design, conduct environmental review, 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 estimated project cost of $5,500,000. 
SYNOPSIS 
Five restrooms (M1, M2, M4, M5, and M6) at Shilshole Bay Marina (SBM) were built in 1962
as part of the original marina construction. They are at the end of their serviceable life and, as a
result, repair and maintenance requirements and associated costs are increasing. Plumbing and
electrical service is failing throughout and repair and maintenance is constrained due to the
presence of lead paint and asbestos, with required hazardous materials abatement requirements.
Facilities must be removed from service during repair and maintenance activities, with
significant negative effects to customers and visitors. Although cleaned regularly, existing
finishes are worn and appear unsanitary. Tile grout is heavily deteriorated or stained and none of
the windows meet current energy code requirements. Both ventilation and floor drainage are
inadequate and the restrooms retain a damp feeling throughout the day. Existing fluorescent
lights are unseemly and do not conform to current electrical codes; interior electric wall heaters
are inefficient and failing. 
The present facilities do not adequately meet the needs of moorage tenants, commercial 
customers, and marina visitors, who expect efficient, safe, and accessible multi-purpose service 
facilities consistent with the market moorage rates that they pay. Other competing marinas in the
area have modern facilities that are more desirable for recreational boating customers. The

Template revised May 30, 2013.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
September 23, 2014 
Page 2 of 6 
restrooms, showers, entry vestibules, sink, mirror placement and water fountains are not ADA-
compliant. 
In order to maintain a high SBM occupancy rate and ensure continuing future value for this
asset, staff strongly believes that the restroom facilities should be replaced. Our customers
demand and deserve a safe, accessible, high-quality facility that will represent the Port's
dedication to the maritime community and to the larger community as a whole. 
BACKGROUND 
Shilshole Bay Marina is the largest marina in Seattle providing more than 1,400 moorage slips,
approximately 80% of which are utilized by sailboats (current occupancy is approximately 98%).
The moorage provided is primarily for long-term recreational moorage with an additional 8,000
guest moorage visitors to the marina annually. The facility is used not only by recreational
vessel owners, both pleasure and commercial, but by commercial fishing and Tribal vessel
owners, along with the maritime businesses that support them. The vessel size ranges from small
kayaks to mega-yachts. 
Shilshole Bay Marina was built in the late 1950's with the first dock opening in 1960. There are
five 50+ year old restrooms that were initially slated to be replaced during the planning phases
for the 2006 to 2008 Shilshole Dock Replacements and Marine Related Projects program. The 
replacement was removed from the plan due to higher than anticipated costs of the work that was
completed. 
Not replacing the multi-purpose facilities will lead to continued rising maintenance and repair
costs. Although our current occupancy is above 95%, at some point the deterioration of the
facilities will affect the bottom line and is already adversely affecting our guest moorage
revenue. Contemporary, multi-purpose restroom facilities are typically the number one amenity
that boaters look at when choosing marinas to visit.
From the Port of Seattle's 2009 Economic Impact Study, the Port's recreational boating marinas
generated almost 400 jobs, almost $8,000,000 in local purchases, $14,000,000 in business
revenues and over $2,000,000 in state and local taxes, the majority of which is from Shilshole
Bay Marina, which generates gross income of $5,600,000 annually. 
. 
PROJECT JUSTIFICATION AND DETAILS 
The current restroom facilities are at the end of their usable life. Replacing these with new
customer services buildings will maintain our current occupancy rates and improve the level of
service expected at our world class facility and maintain occupancy rates.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
September 23, 2014 
Page 3 of 6 
Project Objectives 
Replace the current facilities at SBM with new customer services buildings to include restrooms,
showers, laundry facilities and other tenant use improvements to provide a level of service at or
above that 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 services buildings, one each to serve the north and south ends of the Marina.
The buildings as currently conceived would be approximately 3,200 sf each, and include
restrooms, showers, laundry facilities, other tenant services and be ADA accessible for all marina
tenants and guests. The construction of these new facilities would include new utility service
runs and associated flatwork improvements necessary to integrate them into the existing site.
The design effort will include evaluation of sustainable design features such as alternative energy
and water saving or recycling features, along with any features or services that might generate
additional revenue streams from this project. 
The project consists of two phases: 1) first phase will be construction of the new buildings; 2)
second phase will be to demolish the existing structures. This 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, full design and permitting    12 months    March 2015  March 2016 
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 
Project Cost Breakdown                     This Request       Total Project 
Construction                                     $0         $4,191,000 
Construction & Contract Management               $42,000          $249,000

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
September 23, 2014 
Page 4 of 6 
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 2014 plan of finance under CIP #C800356 SBM
Restroom/Service Buildings Replacement for $4,800,000. Current estimates show a higher cost
of approximately $5,500,000. The additional funds required to fund this project will be available
from below budgeted spending on other capital projects such as FT C15 Building Subsidence
and Pier 69 North Apron corrosion Control. 
This project will be funded by the tax levy. 
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.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
September 23, 2014 
Page 5 of 6 
Environmental Stewardship: 
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 services building 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
the opportunities exist for small business participation as direct contracts or through subcontracts
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 
Tay Yoshitani, Chief Executive Officer 
September 23, 2014 
Page 6 of 6 
Alternative 3)  Replace the current five restrooms with three customer services buildings to
include showers, restrooms and laundry facilities. This alternative takes 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 
PowerPoint 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
None