COMMISSION 
AGENDA MEMORANDUM                        Item No.          10b 
BRIEFING ITEM                            Date of Meeting       March 23, 2021 
DATE:     February 22, 2021 
TO:        Stephen P. Metruck, Executive Director 
FROM:    Stephanie Jones Stebbins, Managing Director, Maritime 
Dave McFadden, Managing Director, Economic Development 
Kyra Lise, Director Real Estate Development 
Elena Franks, Capital Project Manager 
SUBJECT:  FT Redevelopment Briefing and Request to Complete the Site Improvements Project
Under a New CIP 
Amount of this request:                                                          $ 0 
Total estimated project cost:                       FT Site Improvements:  $3,300,000 
FT Maritime Innovation Center: $ 18,000,000 
ACTION REQUESTED 
Request Commission authorization for the Executive Director to complete design and permitting
of the Fishermen's Terminal (FT) Site Improvements (U00320) under the new CIP C801211,
utilizing $1,525,505 in formerly authorized funding for the Gateway Building CIP.  No request for
funding is associated with this authorization at this time. 
EXECUTIVE SUMMARY 
The vision for Fishermen's Terminal is to improve a community landmark that supports the
maritime industry by welcoming the general public to the parts of the terminal that enhance the
understanding and support of the industrial working waterfront.  The improvements will also
facilitate keeping parts of the facility focused on the industrial needs of the North Pacific Fishing
Fleet. The general site improvements planned are aimed at supporting such vision by improving
safety for both visitors and industry while creating engaging and educational storytelling and
wayfinding signage for the general public that describes the legacy of Fishermen's Terminal and
the importance of the maritime industry in the region.
The FT Site Improvements include providing clarity for vehicular, bike and pedestrian routes and
access,  electrical  lighting  upgrades,  low  maintenance  landscape,  improved  signage,
interpretative signage, wayfinding and branding, and provisions for parking and loading to
accommodate future needs. In addition, these site improvements will link the remodeled
Maritime Innovation Center to the central commercial core of Fishermen's Terminal primarily

Template revised April 12, 2018.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 2 of 8 
Meeting Date: March 23, 2021 
comprised of the Fishermen's Center Building (C-15 Building), and the parking areas in between
them. 
The present definition of the FT Site Improvements may  have not been transparently
characterized in the last relevant Commission Authorizations in terms of scope and cost so far,
as its components were bundled with the Gateway building's scope of work, as WP U00320 with
a budgeted amount of $1,525,505. 
JUSTIFICATION 
It has become apparent that the FT Site Improvements project constitutes a separate scope,
which should have its own CIP and budget. This is to avoid that it covertly and significantly inflates
the Gateway budget, and to prevent the project from being unintentionally delayed together
with the planned pause of the Gateway's CIP. 
DETAILS 
Scope of Work 
The Site Improvements project scope has progressed and achieved 60% Design completion
alongside the Gateway and the MInC buildings. The total anticipated project cost is estimated to
be $3,300,000. Upon assignment of a new CIP, it has been deemed eligible for the Port of
Seattle's 1% Art Program Policy, included in the projected total project cost. 
The design to be completed under the FT Site Improvements includes the following FT
Development program elements: 
Landscape Planting 
Parking Striping 
Crosswalk Improvements 
Site Furniture 
Interpretative Signage 
Wayfinding Signage 
Site Lighting 
1% Art Program 
FT Redevelopment Program Progress 
With respect to the overall progress of the FT Redevelopment program, since last coming before
the Commission in December 2020 for the FT Maritime Innovation Center's Authorization for
Construction, the Port has: 
Completed 60% design for the Gateway Building (U00412) and associated Right of Way
(ROW) Improvements  (U00418), the Maritime Innovation Center (MInC) building 
(U00414), and the general Site Improvements(U00320). 
Determined a series of feasible environmental sustainability objectives that have been
incorporated into the projects' construction scopes. 

Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 3 of 8 
Meeting Date: March 23, 2021 
Completed updated project cost estimates based on the 60% designs and preferred
sustainability options. 
Conducted Risk Workshops to identify and quantify risks in terms of probability and
impact on cost and schedule, which will be followed by stochastic modeling. 
Secured a $5,000,000 grant from WA State Department of Commerce towards the
construction of the MInC building. 
Defined the services and effort needed to shelve the Gateway Building project and
associated ROW Improvements prior to pausing it, upon completion of 60% Design review
and concurrence. Per the 2021 Plan of Finance, the Gateway project is scheduled to
resume in 2026. 
With the pausing of the Gateway Project, an interim plan will be needed for the buildings
and land in the location of the Gateway Project, including the Bank Building (C-12) and
Net Sheds 7 and 8. Staff is evaluating alternatives and expects to have recommendations
in Q4 of 2021. 
Diversity in Contracting 
The two projects that are moving towards completion, the MInC and the Site Improvements, aim
at high Diversity in Contracting goals. The MInC is targeting Living Building Challenge (LBC) 
requirements, which align with when not higher than the current Port aspirational percentage
of dollars spent on WMBE contracts. The Site Improvements will be bid and constructed together 
with the MInC, and therefore follow the same objectives. 
The LBC is comprised of seven performance areas, or "Petals": Materials, Site, Water, Energy,
Health, Equity, and Beauty. The LBC now has ten Core Imperatives that address the fundamental
tenets of each Petal; all the Core Imperatives are required for Petal Certification. Inclusion is
a new imperative     addressing     diversity     in     hiring     and     access     to
training compliance. This establishes the  requirement  to  include diverse  stakeholders  from
vulnerable  or  disadvantaged  populations  in  the  design,  construction,  operations  and
maintenance phases at the following levels: 
(1) 20% of design contract and/or construction contracts, and 10% of maintenance contracts
must be withJUSTorganizations that meet required levels for Diversity category, or are
registered  Minority,  Women,  or  Disadvantaged  Business  Enterprises  (MWDBE)
organizations, or international equivalent. 
(2) Workforce   development/training/community   benefits   agreements,   registered
apprentice programs, and similar programs are employed for 10% of the General
Contractor's project contracts and/or maintenance contracts. This imperative may be
also satisfied through a donation to appropriate groups that meet the intent. 
Meeting the LBC imperatives supports the Port of Seattle's goal to triple the number of WMBE
firms that contract with the Port and increase the percentage of dollars spent on WMBE contracts
to 15 percent within 5 years of program implementation of the Diversity in Contracting Program. 

Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 4 of 8 
Meeting Date: March 23, 2021 
Community Outreach and Communications 
Initial  community  outreach  and  engagement  around  the Maritime  Innovation  Center  and
the Gateway Building unfolded during the Port's Fishermen's Terminal Master Planning process 
in 2016 and 2017. Staff hosted multiple planning sessions, open houses and stakeholder
meetings as part of developing new plans for FT. During the process, stakeholders cited a need
for  light  industrial  facilities  with  smaller  spaces  for  maritime  manufacturers  and
suppliers. Several   participants also suggested   that   FT   develop   space   for   meeting
rooms/conference center. 
Extensive outreach and engagement included: 
(1)   A Strength, Weakness, Opportunities and Threats (SWOT) workshop with 25 maritime
stakeholders
(2)   Online survey that solicited input from 150+ stakeholders
(3)   Outreach meetings with partners in Anacortes and Port Hadlock
(4)   Interviews with 35 Maritime stakeholders (28 distinct organizations)
(5)   Facilitation of a design eco-charrette focused on adaptive reuse of the Port's Ship Supply
building 
As the Maritime Innovation Center plan was completed, the state's Maritime Blue initiative
started. It generated significant outreach and engagement in 2018 and the Maritime Innovation
Center was a central part of the strategy they shared with hundreds of maritime and community
stakeholders. 
In continuing the marketing, communications, and outreach efforts, the Port project team will
provide a workplan for sales process audit and other Sales & Marketing efforts geared at fulfilling
the lease strategy goals for the MInC, and attract future investors and/or partners for the
Gateway  building.  Additionally,  a  robust communications  and  outreach plan  will  keep
stakeholders informed about the schedule, design scope and impacts of the FT Redevelopment
Program. 
Outreach will provide opportunities for a wide range of stakeholders to offer input including
residents in neighboring communities, current tenants, and business and maritime industry
organizations. In addition, liaison work will continue with local regulatory agencies to ensure
awareness and coordination. Updates also will be provided via media outreach and open
houses, along with project updates at industry, business and community meetings. 
Schedule 
The schedule below pertains to the MInC and Site Improvement projects, which are progressing 
towards completion of design and permitting phase. 
Activity 
Commission design authorization (initial FT Redevelopment)       2016 Quarter 4 

Design start                                                          2019 Quarter 2 

Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 5 of 8 
Meeting Date: March 23, 2021 
Commission construction authorization                           2022 Quarter 1 
Construction start                                                   2022 Quarter 3 
In-use date                                                          2024 Quarter 1 
Cost Breakdown                                       This Request      Total Project 
Design 
MInC Building                                              $0       $2,150,000 
Site Improvements                                       $0       $1,525,505 
Construction 
MInC Building                                               $0      $15,850,000 
Site Improvements                                       $0       $1,974,475 
Total 
MInC Building                                              $0      $18,000,000 
[does not account for $5M State grant] 
Site Improvements                                       $0       $3,300,000 
ALTERNATIVES AND IMPLICATIONS CONSIDERED 
Alternative 1  Do nothing: pass on completing the Site Improvements under a new CIP, with the
currently allocated budget 
Cost Implications: Delivering the MInC on its own reduces the bid package value and will increase
the cost of execution. 
Pros: 
(1)   Retain Port capital for other priority projects and financial initiatives.
Cons: 
(1)   Pass on the opportunity to improve safety, visitor experience, and site identity at the FT
Site, and enhance the public awareness and enjoyment of FT as Seattle amenity.
(2)   Pass on the opportunity to integrate the FT Site Improvements with the MInC project
components. 
This is not the recommended alternative. 
Alternative 2  Complete FT Site Improvements under a new CIP, alongside with the MInC. 
Cost Implications: None at this time; the total project cost estimate is not expected to change
based on this request. The alternative will overall result in greatest cost efficiency due to
combination of design efforts and bid package with the MInC. 
Pros: 
(1)   Implementation of FT Long-Term Strategic Plan objectives of supporting fishing and
maritime clusters. 
(2)   Design development continues towards completion without interruption. 

Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 6 of 8 
Meeting Date: March 23, 2021 
Cons: 
(1)   Requires major Port investment of funds over shorter term. 
(2)   Creates temporary construction impacts to existing FT operations, tenants and visitors. 
This is the recommended alternative. 
FINANCIAL IMPLICATIONS 
Cost Estimate/Authorization Summary                     Capital        Expense            Total 
COST ESTIMATE 
Original estimate 
Gateway Building                        $51,500,000     $1,500,000    $53,000,000 
MInC Building                            $16,000,000             $0    $16,000,000 
Current change                                  $5,300,000             $0             $0 
Revised estimate 
Gateway Building                        $51,800,000     $1,400,000    $53,200,000 
MInC Building                            $18,000,000             $0    $18,000,000 
FT Site Improvements                     $3,300,000             $0     $3,300,000 
AUTHORIZATION 
Previous authorizations                           $7,626,000      $349,000     $7,975,000 
Gateway Building                         $5,476,000       $349,000     $5,825,000 
[Includes $1,525,505 Site Impr.] 
MInC Building                             $2,150,000             $0     $2,150,000 
Current request for authorization                           $0              $0              $0 
Total authorizations, including this request         $7,626,000      $349,000     $7,975,000 
Remaining amount to be authorized
Gateway Building                                N/A            N/A            N/A 
MInC Building                            $15,850,000             $0    $15,850,000 
FT Site Improvements                     $1,774,475             $0     $1,774,475 
Annual Budget Status and Source of Funds 
The MInC project was included in the 2021 Plan of Finance under C801084 FT Maritime
Innovation Center with a total project cost of approximately $16,000,000. Additional funding will
be covered by the delayed spending on C800525 FT Gateway Building. 
The Gateway project was included in the 2021 Plan of Finance under C800525 FT Gateway with
total estimated spending of $1,000,000 in 2021 and a total project cost of approximately
$53,300,000. 


Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 7 of 8 
Meeting Date: March 23, 2021 
The Site Improvements project was not included in the 2021 Plan of Finance. This request
proposes its inclusion in the draft 2022 Capital Plan under the new CIP C801211 with a total
project cost of approximately $3,300,000. 
All projects will be funded by the Tax Levy. The MInC project will also receive a $5,000,000 grant
from the Washington State Department of Commerce towards its construction costs. 
Financial Analysis and Summary 
Project cost for analysis 
(FT Redevelopment projects continuing towards
construction) 
MInC Building                                     $18,000,000 
FT Site Improvements                             $3,300,000 
Business Unit (BU)                                          Maritime Portfolio Management 
Effect on business performance (NOI after depreciation)    Forecasted NOI from the
Maritime Innovation Center 
provided to Commission upon
design completion and
construction authorization. 
Both MInC and FT Site
Improvements are expected to
increase depreciation expense by
over $500K per year.
ATTACHMENTS TO THIS REQUEST 
(1) PowerPoint presentation : "Fishermen's Terminal Redevelopment Program: Briefing and
Authorization to Complete Site Improvements Under New CIP."
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
December 8, 2020  Commission authorized Construction of the MInC as the condition for
executing the Interagency Agreement with Washington State Department of Commerce to allow
the acceptance of a $5M grant towards its construction. 
May 14, 2019  Commission authorized $1,850,000 design funding and an amendment to the
Fishermen's Terminal Phased Design Services contract, with Miller Hull Partnership LLP, for
$1,000,000 for final planning, design, and permitting for the Maritime Innovation Center. 
January 22, 2019  The Commission authorized an additional $1,800,000 in design funding for FT 
Gateway Building improvements, and the execution of  an amendment to the existing
Architectural/Engineering Services contract for FT Redevelopment for $1,000,000 to complete
the final planning, design and permitting of the Gateway Building and FT Site improvements. 

Template revised September 22, 2016.

COMMISSION AGENDA  Briefing Item No. 10b                                 Page 8 of 8 
Meeting Date: March 23, 2021 
January 8, 2019  Commission received a briefing regarding Maritime Blue Plan and the Maritime
Innovation Center. 
September 26, 2017  The Commission authorized $1,325,000 construction funding for the
demolition  of  the  existing  bank  building  and  Net  Sheds  7  and  8.  This  work  has
not yet been advertised for bids, per direction by the Commission, pending finalization of a
Gateway Building tenant lease agreement. 
December 13, 2016 Commission authorized an initial $3,000,000 for the Fishermen's Terminal
Redevelopment program planning and design; the total preliminarily estimated design cost was
$7,000,000. 
May 17, 2016 - Commission received a briefing on the planning strategies comprising the
Fishermen's Terminal Long-Term Strategic Plan. 
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.