PORT OF SEATTLE 
MEMORANDUM 
COMMISSION AGENDA                   Item No.        6a 
Date of Meeting      July 13, 2010 

DATE:      June 18, 2010 
TO:         Tay Yoshitani, Chief Executive Officer 
FROM:     Eric Hanson, Manager, Seaport Planning 
Mark Griffin, Sr. Manager Real Estate Development 
SUBJECT:   Strategic Planning for Future Development of Terminal 91  Funding Request 
AMOUNT THIS REQUEST: $275,000.00 
SOURCE OF FUNDS:    Seaport and Real Estate Division's Operating Expense 
Total Project Cost:  $400,000.00 
Est. Workers Employed:  4 FTEs 
ACTION REQUESTED:  Request project authorization of the T-91 Development study and
environmental review process for an amount not to exceed $400,000. If Port staff determines that the
environmental review process will exceed $200,000 we will come back to commission to get further
authorization for the project and any related contracts that require Commission authorization.
SYNOPSIS:
The Seaport and Real Estate Divisions wish to commence a planning project to determine future
development opportunities for Terminal 91. The two goals of this project are to determine how best to
accommodate expansion of marine related businesses and how to accommodate and attract other, new
compatible industries to the terminal, in support of the Port's Century Agenda. The facility
accommodates numerous healthy and thriving businesses today. However, large sections of the terminal
are underutilized. This planning endeavor desires to establish a sustainable vision for appropriate uses
and developments that will clarify to a variety of interested stakeholders (both public and private) how
the facility can generate industrial growth and regional economic benefits. 
The Port intends to execute two competitive contracts: (1) Development Option Study for $200,000 and
(2) Environmental Review. The Environmental Review contract will not be executed until the
Development option Study is near completion. Should the Environmental Review contract be estimated
to have a value over $200,000, the Port will seek Commission authorization for additional funds to move
forward with the project and execute the contract. 
PROJECT DESCRIPTION AND JUSTIFICATION: 
Over the last several decades, Terminal 91 has been utilized for a variety of business operations,
including U.S. Navy fleet support activities, break-bulk and wheeled (vehicle) cargo handling, fishery
fleet offload, vessel maintenance, and passenger cruise operations. In the uplands area of the terminal,

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
June 18, 2010 
Page 2 of 5 
bulk oil storage, fish processing, net repair, and school bus storage and maintenance operations have
been recent and ongoing activities. However, a large portion of the terminal is underutilized.
The project intends to analyze several options for developing the site. Staff believes the prudent course
is to analyze and document a total site build-out plan in order to avoid single project site development
plans occurring over time that will result in disjointed and/or conflicting site plans. 
PROJECT SCOPE OF WORK AND SCHEDULE: 
This project scope includes many components, including:
A market assessment of the Terminal 91 site 
Alternative site plans and layouts 
Cost estimates for alternative site plans 
Traffic access and circulation plans 
Analysis of economic impacts 
Financial analysis 
Revenue forecasts 
Scheduling and phasing of developments 
Sustainability analysis. 
A component of the work will involve public outreach. The public outreach work will include several
meetings with stakeholders and open house sessions. Stakeholders include: 
Community groups 
The Neighborhood Advisory Committee 
Industrial associations 
Existing tenants 
Other government agencies, specifically the City of Seattle and King County.
The Port's proposed plan to guide long-term development of the Terminal 91 complex is subject to
environmental review. Concurrent with the planning process, the Port will review and evaluate the
potential environmental impacts of the proposed alternatives consistent with State Environmental Policy
Act (SEPA) requirements. 
The project work will result in a Development Options Study, documenting the study findings and a
recommended strategy for site development.
This project is scheduled to take between 15 and 18 months.
STRATEGIC OBJECTIVES: 
The objective of this planning project is to generate additional economic and employment opportunities
from our core businesses as well as from new types of businesses that can thrive in an industrial setting.
The project seeks to accomplish this objective by incorporating modern principles of sustainable
development into the planning process. These objectives are aligned with the Shared and Real Estate and
Land Use Guiding Principles outlined in the Port's Century Agenda; as amended and approved by the
Commission on August 4, 2009.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
June 18, 2010 
Page 3 of 5 
BUSINESS PLAN OBJECTIVES: 
The Seaport 2010 Business Plan makes references for the need to accomplish work proposed in the
Terminal 91 planning project, including a strategy for the Seaport to be positioned for economic
recovery. Continuing the transition and development of Terminal 91 into a multi-use facility is a piece
of this critical work. This project also supports the Seaport objective of increasing utilization of Port
assets. 
The Real Estate 2010 Business Plan also refers to this project as developing a Real Estate strategy to
improve, maintain, and update Port facilities to meet new market demands. This project supports a key
Real Estate Division objective to increase property utilization by advancing redevelopment of the site. 
FINANCIAL ANALYSIS: 
The project will include financial analysis of the potential development options. Each option will strive
for development that is financially self-sustaining. The financial analysis will be multi-faceted, due to
the need to upgrade and replace some of the existing infrastructure (pavement, utilities, etc.) on the site 
to support new development. 
Cost Estimate 
The estimated cost of this planning project is $400,000 for outside consultant services, broken down
into the following components: 
Development Option Study                                                       $200,000 
Environmental Review                                                            200,000 
Estimated Cost                                                                 $400,000 
The Development Option Study will require outside consulting services that will be contracted via a
Category II, competitive procurement process. 
If necessary, an Environmental Impact Statement will be completed; this will increase the overall
cost of the project. The need for an EIS will be dependent on the outcome of the Development
Option Study. If the total project cost is expected to exceed $400,000, staff will return to
Commission with a request to authorize additional funds to complete the project prior to executing a
contract for the environmental review. 
This is a tight budget for conducting a planning study of this scope. However, staff intends to utilize
a significant amount of planning materials and data already generated from previous planning
endeavors related to the site. Much of the material remains relevant and will directly result in cost
saving for production of the Development Option Study and for the environmental review process.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
June 18, 2010 
Page 4 of 5 
Budget/Authorization Summary 
Previous Authorizations - 2010 Operating Budget                                      $125,000 
Seaport Division  2010 Operating Budget                          75,000 
Real Estate Division  2010 Operating Budget                      50,000 
Funding Requested in this Request                                                      275,000 
Total Estimated Project Cost                                                    $400,000 
Source of Funds 
Funding for this project will come from the Operating Expense Budgets of both the Seaport and Real
Estate Divisions. A combined total of $125,000 is included in the 2010 Operating Budgets of the two
Divisions. 
Actual spending in 2010 is expected to be approximately equal to the 2010 budgeted amount of
$125,000 and, accordingly will not create an unfavorable Operating Expense variance in 2010. The
remaining $275,000 of the authorization will be included in the 2011 Operating Expense Budget. 
SUSTAINABILITY: 
Staff will incorporate sustainable concepts into this planning project. The project will include site
planning that is guided by updated codes and regulations, such as for LEED buildings and storm water
control. Life cycle cost analyses will examine the trade-offs of higher up-front capital costs versus
longer term operations and maintenance costs. 
ALTERNATIVES CONSIDERED AND THEIR IMPLICATIONS: 
A number of alternatives have been considered: 
Maintain the status quo.
This alternative would not stop new development at the site. However, both the Port's marine
related customers and the City are looking to the Port to define a clear future for the facility.
Further, the status quo will more likely lead to disjointed and potentially conflicting
developments over the long term.
Ground-lease the site to a third party allowing them to plan and develop the site.
This alternative would provide the Port opportunity to avoid development requirements, such as
environmental review and project permitting. However, this alternative leaves the Port less in
control of the facility's future use. Further, such an alternative would still require a significant
amount of Port planning work to define the parameters of the lease. Current market conditions
weigh against selecting this alternative.

COMMISSION AGENDA 
Tay Yoshitani, Chief Executive Officer 
June 18, 2010 
Page 5 of 5 
Sell the property to allow its development by new owners.
This alternative would provide the Port opportunity to avoid development requirements, such as
environmental review and project permitting. However, this alternative leaves the Port less in
control of the facility's future use. In addition, current market conditions weigh against selecting
this alternative.
Complete A Terminal 91-Wide Site Planning Project. 
This alternative provides a means to more broadly and collaboratively define a clear future
for the facility by involving essential stakeholders, such as the City, community, and
industry groups. With Port leadership, a clear blueprint will be created for planning
Terminal 91for the types of uses desired and where they can best be accommodated. In
doing so, this project will reduce the amount of uncertainty and concerns held by all
stakeholders interested in the site. This process allows a public agency to define public
interest in an open and transparent process. This is the recommended alternative.
OTHER DOCUMENTS ASSOCIATED WITH THIS REQUEST: 
None. 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS: 
April 13, 2010  The commission was briefed by Port staff on "Strategic Planning for Future
Development of Terminal 91."