Template revised January 10, 2019.
COMMISSION
AGENDA MEMORANDUM
Item No.
Item 8m
ACTION ITEM
Date of Meeting
March 11, 2025
DATE: February 27, 2025
TO: Stephen P. Metruck, Executive Director
FROM: Susie Archuleta, Sr. Real Estate Manager
Rod Jackson, Capital Project Manager
Jennifer Maietta, Director, Portfolio and Asset Management
SUBJECT: P-66 Grand Staircase Replacement (CIP# C801371) Construction Funding
Authorization Request
Amount of this request:
$3,560,000
Total estimated project cost:
$4,060,000
ACTION REQUESTED
Request Commission authorization for the Executive Director to approve funding to advertise
and execute a major public works construction contract for the completion of the Pier 66 Grand
Staircase Replacement project. This request is in the amount of $3,560,000 for a total
estimated project cost of $4,060,000.
EXECUTIVE SUMMARY
This project is Fast Tracked to extend the service life of the existing P66 Grand Staircase systems
prior to the FIFA Soccer tournament in June 2026 via stair tread and paver replacement,
membrane replacement, as well as handrail and guardrail replacement based on most
recommendations contained in a third-party assessment study completed in April 2023 and
vetted by Port staff.
The Pier 66 facility was built in 1995 and is now thirty years old. It consists of Anthony’s
Restaurant, Bell Harbor Marina, Bell Harbor International Conference Center and the Bell Street
Pier Cruise Terminal. The Grand Staircase is an exterior staircase that serves all users of the facility
and members of the public, connecting the Bell Street bridge and parking garages to the various
levels of the facility. Coordination with our cruise business and operations is a priority for
minimizing the impact to cruise operations, along with informational signage to advise the public
of detours during construction.
COMMISSION AGENDA – Action Item No. 8m Page 2 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
The project is currently in the design/construction documentation phase, with construction
documents at the 90% stage of completion. Permits will be submitted at 90% design. The project
does not have permits yet and are working in parallel to fast-track approval.
JUSTIFICATION
The Pier 66 Grand Staircase Replacement project campus consists of Anthony’s Restaurant, the
Bell Harbor International Conference Center, the Bell Street Pier Cruise Terminal, and the Bell
Harbor Marina Office. The Grand Staircase is an exterior concrete staircase originally constructed
in 1995 that is heavily used by the general public, cruise passengers and conference center
attendees. The concrete stair treads and concrete pavers are at the end of life as evidenced by
extensive tread cracking and nose spalling. Roughly half of this staircase is the roof above
conditioned interior rooms in the cruise terminal and conference center. The roof areas beneath
the staircase are original and were excluded from the 2023 Pier 66 Roof Replacement project.
The staircase replacement project is an in-kind system replacement with two main objectives: 1)
eliminate the slip, trip and fall hazard caused by the deteriorating concrete stair treads and 2)
extend the waterproofing life of this remaining original portion of the Pier 66 roof.
This P66 Grand Staircase Replacement project supports the Port’s Century Agenda objectives
under the following strategies:
(1) Advance this region as a leading tourism destination and business gateway.
(2) Use the Port’s influence as an institution to promote women and minority business
enterprise (WMBE) growth, small business growth, and workforce development.
Further, the project supports the following additional imperatives:
A. Replace failing concrete with new to provide a safe means of pedestrian travel.
B. Protects Existing Assets
Ensure that the roof system membrane beneath the staircase maintains its watertight
integrity.
C. Reduces Unplanned Maintenance Costs
Mitigate future costs related to staircase leaks, including mold and corrosion.
D. Mitigates Impacts to Existing Business Operations
Coordinate with Cruise, BHICC and Anthony’s around scheduled business events.
E. Employs Sustainable Means and Methods
Incorporate environmentally sustainable practices during construction where practical.
Diversity in Contracting
COMMISSION AGENDA – Action Item No. 8m Page 3 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
Project staff along with the Diversity in Contracting Department have established a Woman and
Minority Business Enterprise (WMBE) aspirational goal of 12% for the construction portion of the
project and is ready to move forward due to the critical need and timeline ahead of the 2026 FIFA
Soccer event hosted by the City of Seattle.
DETAILS
The project team will:
Facilitate small business opportunities by adhering to the WMBE aspirational goals
established for the project.
Mitigate construction-driven business risk impacts by implementing project risk
management and phasing plans.
Complete the project safely, on schedule, and on budget.
Work with the contractor to create appropriate signage advising the public of access
detours during construction.
The construction site and contractor laydown area will be separated from the public by
decorative fencing and paneling with information about the project and alternate access
points during construction
Scope of Work
The scope of work for the P66 Grand Staircase Replacement project includes:
(1) New energy-efficient waterproof membrane system replacement and components.
(2) New stair treads, new pavers, new and refurbished handrailing with new down facing
LED lighting
(3) Addition of benches at the stair landings to improve mobility equity.
(4) Use of environmentally sustainable components and methods as appropriate,
such as: idling control measures, waste minimization, and selecting materials with
limited toxicity and greenhouse gas emissions.
Schedule
Activity
Commission construction authorization
Construction start
In-use date
Cost Breakdown
This Request
Total Project
Design
$0
$500,000
Construction
$3,560,000
$3,560,000
Total Program
$4,060,000
$4,060,000*
COMMISSION AGENDA – Action Item No. 8m Page 4 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
* The current P66 Grand Staircase Replacement total estimated project cost is $5,060,000.
Portions of the previous project scope were eliminated. $8,338,000 was previously estimated
under C801371 in the approved 2024 Capital Plan. Pending receipt of bids, we may return for
additional funds to meet the total project cost.
ALTERNATIVES AND IMPLICATIONS CONSIDERED
Alternative 1 – Do nothing, Maintain the current state and delay upgrades to the staircase.
Maintenance costs of $5K annually (averaged over 12 months) will continue.
Cost Implications: $5K
Pros:
(1) Saves Port funding.
(2) Allows port to reallocate capital investment dollars.
Cons:
(1) Safety hazard to the public continues to increase as the staircase continues to
deteriorate.
(2) Does not advance efforts to achieve Century Agenda goals.
(3) Increases the chances that water infiltration at the stairs which will disrupt tenant
activities and damage the interior of the facility causing expensive repairs.
(4) The cost of a future stairwell project in the event of membrane or stair tread failure
would be the full cost of replacement ($5.06 million) plus escalation and the cumulative
ongoing expense costs.
(5) Risk cost of lost tenant space due to emergency repairs is unknown but likely would be
high.
(6) Indefinite deferral could also lead to additional deterioration, leaks and failures.
(7) Maintenance costs will continue.
This is not the recommended alternative.
Alternative 2 – Upgrade and replace only stair tread elements of the existing Grand Staircase
without replacing the roof membrane below the stair treads.
Cost Implications: $3.07M
Pros:
(1) Advances Century Agenda goals.
(2) Upgrade and replace only stair tread project elements on the existing Grand Staircase
Replacement system (do nothing to the roof beneath the staircase).
(3) Helps to assure a stronger positive tenant experience and avoids potential safety
hazards.
(4) This project would provide for a warranted Grand Staircase Replacement that will
minimize the cost of repairs going forward for the foreseeable life of the Staircase.
(5) Allow a phased approach to lessen the impact to cruise operations.
COMMISSION AGENDA – Action Item No. 8m Page 5 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
Cons:
(1) This alternative uses $3.07M of capital funds that might otherwise be made available
for other uses on other projects.
(2) This project would not replace the roof membrane beneath the staircase, which would
ultimately need to be addressed at some future date.
(3) This project would not provide the much-needed LED illuminated down facing railing
lighting.
(4) Membrane replacement will occur in the future if not replaced with stair treads.
This is not the recommended alternative.
Alternative 3 – Upgrade and replace the existing Grand Staircase roof membrane that will have
a 30-year life.
Cost Implications: $5.06M
Pros:
(1) Advances Century Agenda goals.
(2) Optimizes funding requirements.
(3) Minimizes risk and improves public safety by replacing the failing concrete staircase
with new concrete treads and pavers at the landings.
(4) Upgrades and replace the existing roof membrane system, stair treads, pavers,
guardrail and handrail systems including LED down shown lighting within the rails that
will have a 30-year life.
(5) Replaces the original roof membrane that is located beneath the staircase. Due to the
access complexities of this location, this portion of the Pier 66 roof was excluded from
the 2023 Pier 66 roof replacement capital project.
(6) Design-Bid-Build delivery process is best to allow the Port to design elements into one
contract with the lowest bid price.
(7) Helps ensure a positive visitor experience and demonstrates the Port’s commitment to
maintaining public assets.
(8) This project would provide much needed down-facing LED railing lighting.
(9) This project would provide for a warranted staircase that will minimize the cost of repairs
going forward for the foreseeable life of the staircase.
Cons:
(1) This alternative uses $5.06M of capital funds that might otherwise be made available
for other uses on other projects.
(2) Longer construction duration. Construction period is close to the end of the cruise
season which may restrict some construction progress and activities.
This is the recommended alternative.
COMMISSION AGENDA – Action Item No. 8m Page 6 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
FINANCIAL IMPLICATIONS
Cost Estimate/Authorization Summary
Capital
Expense
Total
COST ESTIMATE
Original estimate
$8,338,000
$0
$8,338,000
Revised estimate
$5,060,000
$0
$5,060,000
AUTHORIZATION
Previous authorizations
$500,000
0
$500,000
Current request for authorization
$3,560,000
0
$3,560,000
Total authorizations, including this request
$4,060,000
0
$4,060,000
Annual Budget Status and Source of Funds
This project (C801371) was included in the 2024 capital budget and plan of finance with a budget
of $8,338,000.
This project is funded by the General Fund.
Financial Analysis and Summary
Project cost for analysis
$5,060,000
Business Unit (BU)
Portfolio Asset Management
Effect on business performance
(NOI after depreciation)
Annual depreciation will increase by approximately
$135K based on estimated 30-year service life.
IRR/NPV (if relevant)
N/A
CPE Impact
N/A
Future Revenues and Expenses (Total cost of ownership)
This replacement project will improve public safety, provide protection of Port assets and extend
the useful life of the staircase and roof beneath. Maintaining existing assets will preserve the
economic vitality of our operations and serve the Port, tenants, their customers well.
ADDITIONAL BACKGROUND
The project and is now ready to move forward due to the critical need and timeline to beat the
2026 FIFA Soccer event hosted by the City of Seattle.
ATTACHMENTS TO THIS REQUEST
(1) Presentation slides
COMMISSION AGENDA – Action Item No. 8m Page 7 of 7
Meeting Date: March 11, 2025
Template revised June 27, 2019 (Diversity in Contracting).
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS
November 19, 2024 – The Commission authorized the Executive Director to design and
prepare for construction documents for the P66 Grand Staircase project in the amount of
$200,000 for a total authorization of $500,000. At that time, the total estimated cost was
$4,060,000.