Template revised January 10, 2019.
COMMISSION
AGENDA MEMORANDUM
Item No.
10c
ACTION ITEM
Date of Meeting
April 28, 2026
DATE : March 23, 2026
TO: Stephen P. Metruck, Executive Director
FROM: Jessica Carlson, Sr. Real Estate Manager
Rod Jackson, Capital Project Manager
Jennifer Maietta, Director, Portfolio and Asset Management
SUBJECT: FT C-15 Building Improvements (CIP# C801096) Construction Funding Authorization
Request
Amount of this request:
$16,467,000
Previously Authorized:
$800,000
Total estimated project cost:
$17,267,000
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 Fishermen’s
Terminal (FT) C-15 Building Improvements Project. This request is in the amount of $16,467,000
for a total estimated project cost of $17,267,000.
EXECUTIVE SUMMARY
This project will extend the service life of the existing Fishermen’s Center Building (C-15 Building)
envelope and roofing systems via repair and installation of a new rooftop overlay and solar
panels. The project is currently in the 90% stage of completion and awaiting permits and
comment input from the city.
A Tier 2 under the Sustainable Evaluation Framework Policy Directive, the project was presented
to the SEAC Committee on May 31,
2024, and is furthering the Division environmental goals in
areas such as Energy/Emissions Reduction, Stormwater, Materials, Waste and Equity. The project
team has incorporated various design features to minimize impacts on the environment and will
implement construction best-management practices.
COMMISSION AGENDA – Action Item No. 10c Page 2 of 6
Meeting Date: April 28, 2026
Template revised June 27, 2019 (Diversity in Contracting).
JUSTIFICATION
The C-15 building, also known as The Fishermen’s Center Building, is the main building complex
visitors see when they enter Fishermen’s Terminal. The C-15 Building, a 59,998 square foot
building, has been home to many small businesses over the years and is currently home to
Chinooks Restaurant, Seattle Fishermen’s Memorial, Quingdao Eagle Memorial Garden, Barber
Shop, Bay Cafe and Deli, Business Center, Seafood Market and walk up, and the new Pidgin
Cooperative Restaurant. The C-15 Building was built in 1995 and is now thirty-one years old. This
upgrade is to address miscellaneous problems and rectify deficiencies identified with the roof,
roof top vents, windows, cladding, tower structure and mechanical well, which are all original to
the facility. These various elements of the building structure will reach the end of their useful life
within 4 to 5 years if these improvements are not completed. Additionally, the C-15 building in
its current condition would not comply with State and City building energy standards.
The C-15 Building Improvement Project scope includes items that were recommended through
the Building Energy Assessment completed in Q3 2025. The purpose of the study is to ensure
meeting energy codes and avoid regulatory penalties, optimize systems, lower operational costs,
reduce the carbon footprint, and identify Sustainable Evaluation Framework opportunities.
Additionally, the roof repair project that was separately scheduled has been combined with this
project. This results in cost savings by combining the rooftop solar portion with a roof overlay in
lieu of full replacement, addressing the roof’s critical condition sooner than later.
The project scope was developed to address compliance with the State requirement for the
Washington State Clean Buildings Performance Standard for compliance in 2028 and the City of
Seattle’s Building Tune-Up Program for buildings greater than 50,000 square feet. The scope will
also address the Seattle Building Emission Performance Standard with a reporting deadline in
2028.
The Project supports all four of the Port’s Century Agenda objectives under the following
strategies:
1. Position the Puget Sound region as a premier international logistics hub.
2. Advance this region as a leading tourism destination and business gateway.
3. Advance this region as a leading tourism destination and business gateway.
4. Use the Port’s influence as an institution to promote women and minority business
enterprise (WMBE) growth, small business growth, and workforce development.
5. Be the greenest, and most energy-efficient port in North America.
Further, the project supports the following additional imperatives:
a. Protect Existing Assets - Ensure that it maintains its watertight integrity.
b. Reduce Unplanned Maintenance Costs - Mitigate future costs related to roof leaks,
including rot, mold, and corrosion.
COMMISSION AGENDA – Action Item No. 10c Page 3 of 6
Meeting Date: April 28, 2026
Template revised June 27, 2019 (Diversity in Contracting).
c. Mitigate Impacts to Existing Business Operations - Schedule coordinated with MinC
construction closeout, FT Entry & Exit Paving along with scheduled business events.
d. Employ Sustainable Means and Methods - Incorporate environmentally sustainable
practices during construction where practical.
e. Comply with City and State Building Regulations – Reduce energy consumption to
facilitate compliance with City of Seattle Building Emissions Performance Standard and
Washington State Clean Building Performance Standard.
Diversity in Contracting
Project staff along with the Diversity in Contracting Division have established a woman and
minority business enterprise (WMBE) aspirational goal of 18% for the construction portion of the
project and is now ready to move forward.
DETAILS
The project team will:
Facilitate small business opportunities by managing this capital scope in one single
cohesive process.
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.
Scope of Work
The scope of work for the Project includes the following:
(1) Windows, insulation, siding, perimeter building LED lighting, plaza LED lighting, new
energy-efficient rooftop overlay and cladding system replacements, roof-top solar,
gutters, picnic tables, three (3) neon rope art locations and various components that will
improve the aesthetics and comfort while extending the life of the facility.
(2) This project will use environmentally sustainable components and methods as
appropriate, such as idling control measures, waste minimization, and selecting materials
with limited toxicity and greenhouse gas emissions.
COMMISSION AGENDA – Action Item No. 10c Page 4 of 6
Meeting Date: April 28, 2026
Template revised June 27, 2019 (Diversity in Contracting).
Schedule
Activity
Commission construction authorization
April 28th 2026
Construction start
(Depending on Permit receipt)
2026 Quarter 4 or
2027 Quarter 1
In-use date
2027 Quarter 4
Cost Breakdown
This Request
Total Project
Design
$0
$800,000
Construction
$16,467,000
$16,467,000
Total
$17,267,000
$17,267,000
ALTERNATIVES AND IMPLICATIONS CONSIDERED
Alternative 1 –Do nothing, Maintain Status Quo. With this alternative, the existing facility will
exceed the limit of its service life and adversely affect the use of the C-15 Building assets.
Maintain the current state and delay upgrades to the roofs. Maintenance costs for the roof leaks,
gutter repairs, ceiling tile repair and replacement including various envelope leaks that totaled
$6.9K annually (averaged over 12 months) will continue. Delay roof replacement project to future
date.
Cost Implications: $6.9K per year, plus $4.77 million plus escalation for roof replacement.
Pros:
(1) Saves Port funding.
(2) Allows port to reallocate capital investment dollars.
Cons:
(1) Does not advance efforts to achieve Century Agenda goals.
(2) Not be in compliance with State and City building energy performance standards by
2028 which could result in penalties.
(3) Increases the chances that water infiltration will disrupt tenant activities and damage
the interior of the facility causing expensive repairs.
(4) Increase of probable construction costs in the future while emergency repair costs
continue to increase.
(5) The cost of a future roofing project in the event of roof failure would be the full cost of
replacement ($4.77 million) plus escalation and the cumulative ongoing expense costs.
Risk of additional costs for loss of usable tenant space due to emergency repairs.
(6) Safety of the tenant could be compromised due to the slip hazard to tenant and
employees.
(7) Indefinite deferral could also lead to the risk of catastrophic failure.
(8) Maintenance costs will continue.
COMMISSION AGENDA – Action Item No. 10c Page 5 of 6
Meeting Date: April 28, 2026
Template revised June 27, 2019 (Diversity in Contracting).
This is not the recommended alternative.
Alternative 2 – Complete all miscellaneous improvements including roof improvements at the C-
15 Building before elements are at the end of its service life. This is consistent with the Port’s
business strategy to “Advance this region as a leading tourism destination and business gateway”
and includes all recommended elements identified in the Sustainable Evaluation Framework.
Cost Implications: $17.26M
Pros:
(1) Advances Century Agenda goals
(2) Meet State and City energy standards and reporting requirements due in 2028, reducing
risk of penalties
(3) Upgrade and replace project envelope elements on the existing envelope systems with
applications that have a 30-year life or more and be more energy efficient.
(4) These systems will protect our assets and have a 30-year life span or more and serve
the Port and the tenants well.
(5) Repairing and replacing envelope elements and installing roof photovoltaics will
provide the lowest lifecycle cost.
(6) Helps ensure a stronger positive tenant experience and avoids potential safety hazards.
(7) Provides protection of Port assets.
(8) This project would provide for a warrantied system that will minimize the cost of repairs
going forward for the foreseeable life of the building.
(9) Design Bid Build delivery process is best to allow the Port to design the contract with
the lowest Bid price.
Cons:
(1) This alternative uses $17.16 million of capital funds that might otherwise be made
available for other uses on other projects.
(2) Longer delivery schedule may be needed to work around other facility schedules.
This is the recommended alternative.
FINANCIAL IMPLICATIONS
Cost Estimate/Authorization Summary
Capital
Expense
Total
COST ESTIMATE
Original estimate
$16,387,000
$0
$16,387,000
Revised estimate
$17,267,000
$0
$17,267,000
AUTHORIZATION
Previous authorizations
$800,000
$0
$800,000
Current request for authorization
$16,467,000
$0
$16,467,000
Total authorizations, including this request
$17,267,000
$0
$17,267,000
COMMISSION AGENDA – Action Item No. 10c Page 6 of 6
Meeting Date: April 28, 2026
Template revised June 27, 2019 (Diversity in Contracting).
Annual Budget Status and Source of Funds
This project C801096 FT C15 Building Improvements was included in the 2026 Capital Plan with
a total cost of $16,647,000. The additional cost of the project will be covered by the Maritime
Reserve.
This project will be funded by the Tax Levy.
Financial Analysis and Summary
Project cost for analysis
$17,267,000
Business Unit (BU)
Portfolio Management
Effect on business performance
(NOI after depreciation)
The project will preserve approximately $1.3 million of
annual revenue. Annual depreciation will increase by
approximately $576K based on estimated 30-year service
life, thereby reducing the NOI by the same amount.
IRR/NPV (if relevant)
No incremental revenue. The NPV is the present value of
the project cost.
CPE Impact
N/A
Future Revenues and Expenses (Total cost of ownership)
This replacement project will provide protection of Port assets and extend the useful life of the
C-15 Building and roof. Maintaining existing assets will preserve the economic vitality of our
operations and serve the Port, tenants, and customers well.
ATTACHMENTS TO THIS REQUEST
(1) Presentation slides
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS
July 23, 2024 – The Commission authorized Design Funding of $800,000 for Fishermen’s Terminal
Building C-15 Improvements (CIP# C801096). At that time, the total estimated cost was
$16,387,000.
