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REQUEST FOR INTEREST: AIR RIGHTS FOR SALE TO DEVELOP CLASS A OFFICE

ADAPTIVE REUSE OF PARK PLAZA NORTH IN DOWNTOWN TACOMA, WASHINGTON

ISSUE DATE: JUNE 19, 2017 RESPONSES DUE: SEPTEMBER 29, 2017

185,900 SF, 5-STORY MASONRY STRUCTURE

(AT 9TH BETWEEN PACIFIC AVENUE AND COMMERCE STREET)

IN THE HEART OF THE FINANCIAL DISTRICT

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INVITATION

Developers are invited to express their interest to the City of Tacoma, Washington, in purchasing air rights to the Park Plaza

North garage and ground-level City-owned retail bays located downtown at 923 Commerce Street to create a high quality devel-

opment that will contribute to the vitality of the Downtown Core and the Theater District. The City owns three of the six retail

spaces and air rights to the entire structure as depicted on Page 3. It is the City’s goal to address the need for Class A office

space in the Central Business District, which has a vacancy rate of less than 5%, and generate permanent, high wage jobs.

The City seeks projects that will rejuvenate Park Plaza North by adding two levels of parking (approximately 200 stalls with

potential for the City to purchase a portion) and two levels of Class A office space (about 100,000 square feet for private use).

Park Plaza North is a 492-stall, nearly fully leased, five-story concrete parking structure built in 1969. The original garage was

designed for two more stories. The building is supported by concrete spread footing foundations and drilled caissons. An

existing seismic separation joint extends through the full height of the structure in the transverse direction near its center. Two

pedestrian bridges to the west and south connect to the parking facility.

STRUCTURAL FEASIBILITY STUDY

On November 30, 2016, PCS Structural Solutions (PCS) completed the Park Plaza North Structural Feasibility Study for the City

of Tacoma to determine the potential for vertical expansion of an additional four levels and a roof. This report is available at

http://cms.cityoftacoma.org/cedd/parkplazanorth/study.pdf. To summarize, PCS analyzed existing foundations, walls and

columns from a gravity standpoint by identifying the critical elements of the load path to support two levels of parking and two

levels of office/residential use. In their walk-through assessment, they did not observe any significant signs of structural dis-

tress, differential settlement or deterioration. The building appears to have remained relatively unchanged since its original

construction. They concluded that the existing portion of the structure will require a significant seismic upgrade to conform to

the structural intent of the 2015 International Building Code (IBC). PCS proposed one possible overall structural scheme to

facilitate vertical expansion. Modifications include strengthening the existing structure (foundations, columns, shear walls),

adding a new lateral system (core walls) and closing the existing seismic joint. The new floor/roof should be framed to limit the

overall weight of the structure in order to reduce demand on the existing

building for both gravity and lateral loading.

On March 29, 2017, PCS submitted the Park Plaza North Garage Feasibility

Study Cost Estimate prepared by The Robinson Company. Details are availa-

b le a t h t tp ://cms .c i t yof tacoma.o rg/cedd/ParkPlazaNor th/

CostSummary.pdf and at http://cms.cityoftacoma.org/cedd/

ParkPlazaNorth/CostEstimate.pdf . The scope is based on one potential over-

all structural scheme previously referenced and on similar garage construc-

tion/upgrade projects requiring some system replacement. Total expenses in

March 2017 dollars are estimated at $19.8 million, excluding soft costs.

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PARCEL OWNERSHIP

Park Plaza North—Pacific Avenue & South 9th Street

Park Plaza North—Commerce Street

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SITE CONTEXT: DOWNTOWN ACTIVITIES

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INVESTMENT IN TACOMA

Tacoma is experiencing unprecedented growth. Over $1 billion are being invested in development projects in downtown

Tacoma and its environs. Private sector investment is surpassing the public sector by a nearly 4:1 ratio. Tacoma’s multi-family

residential, commercial and industrial landscape is expanding significantly as the market accelerates to attract local, regional,

national and international capital. Competition for optimal sites continues to intensify.

Investor confidence is soaring in Tacoma’s multi-family housing market due to unmet demand for a variety of residential

types—from new construction to historic building conversions. Approximately 1,700 units are projected to break ground

throughout the downtown. These include micro-units without leased parking adjacent to the University of Washington Tacoma

YMCA (107 units at South 17th & Market Streets), student/other housing units at the new Town Center south of the University

of Washington (600 units at South 21st Street & Jefferson Avenue) and in the Brewery District (210 units at Brewery Lofts,

South 23rd & C Streets), transit-oriented developments across from the new Amtrak Station at Freighthouse Square in the

Dome District (115 units at the Pierce Transit site—400 block of East 25th Street) and on the Hilltop (247 units at South 11th

Street & Martin Luther King Jr. Way) along the future Link light rail expansion, and historic renovation of the Washington Build-

ing (165 units at South 11th Street & Pacific Avenue) in the Central Business District. Migration into Tacoma, especially of

skilled workers from the Seattle area, offers businesses an opportunity to create new office employment centers for profes-

sionals that want to lessen their commutes and enjoy quality time with their families. Tacoma generates and attracts talent.

As our community grows, the demand for services increases. Micro-breweries and restaurants are booming in Tacoma. Since

2016, nine Seattle-based restaurant groups have opened or announced plans to locate here because it is a very lucrative

market. WildFin’s busiest location is at Point Ruston in Tacoma. In addition, the $85 million 4-star Marriott Convention Center

hotel and $33 million historic renovation of the McMenamins Elks Lodge are scheduled to break ground in summer 2017.

Downtown Tacoma office anchors are growing. State Farm Mutual Insurance

recently hired another 200 workers at its 909 A Street regional corporate head-

quarters. Santa Clara-based Infoblox is attracting talent from the Bay Area to the

downtown. Brown & Brown Insurance expanded in and David Evans and Associ-

ates, Inc. relocated from Fife to a historic building at 21st Street & Pacific Avenue.

Tacoma could attract more office users if quality space were available.

Developers are responding to the surging demand for new industrial space within

and proximate to the Port of Tacoma, which is located in Foreign Trade Zone #86.

An estimated 3.6 million square feet of warehouse/distribution/manufacturing

space with 32-foot to 36-foot clear height ceilings has broken ground and is in

process of being constructed to accommodate modern requirements. Prologis,

DCT Industrial and Industrial Property Trust are constructing projects on sites that

have excellent access to Interstate 5 and the future extension of Highway 167.

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REDEVELOPMENT OPPORTUNITY

The City is well experienced in repurposing its garages. In 2010, Pacific Plaza was completed through a public/private partner-

ship between the City and Pacific Plaza Development, LLC. It included redevelopment of the Park Plaza South garage (similar

to Park Plaza North), which retrofitted the existing structure to “new” condition, added two levels of public parking (102 stalls)

as well as two floors of Class A office space (67,000 square feet) and converted the City-owned Pacific Avenue frontage to

highly marketable retail space (36,000 square feet). Today, the Old Spaghetti Factory, the Attorney General’s Office, Bank of

the West, and Palladina Health medical clinic occupy the ground level, and other office professionals lease the upper floors.

Park Plaza North will involve a different approach than that of Pacific Plaza. The City owns the following retail bays (Parcel Nos.

2009040034, 2009040023, 2009040027) and does not plan to acquire the remaining ground level spaces (ownership map

on Page 3). It will provide further information about these properties and facilitate broker/owner introductions upon request.

DOWNTOWN REINVESTMENT

Substantial reinvestment is underway in the Downtown Core and the Theater District. Most notably, Unico is investing $30

million to renovate the historic Washington Building (1925) into 165 apartments and 5 live-work spaces. The NW College of

Art & Design is relocating from Poulsbo, WA to 1126 Pacific Avenue just south of the garage. About $24 million is being

invested into restoring the historic integrity, beauty and functionality of the Pantages Theater (1918), which will be completed

in 2019. In addition, Pierce Transit is working with Walker Macy and others on Theater District place-making.

All of these projects will contribute to the area’s vibrancy, which is proximate to offices of major employers, such as State

Farm, Columbia Bank and the Multi-Care Health System as well as City Hall, theaters, restaurants and hotels (site context map

on Page 4). Park Plaza North will be an integral part of the district’s resurgence. As such, the City intends to attract a develop-

ment that will catalyze and support surrounding development, provide Class A office space and additional parking, enable the

creation of high wage jobs, increase the tax base and provide other public benefits, including beautification through public art.

Park Plaza North is planned to support a Class A office development similar to Pacific Plaza in downtown Tacoma.

Park Plaza North

Pacific Plaza

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PROPERTY INFORMATION

OWNER City of Tacoma—air rights including 492-stall parking facility constructed in 1969; 3 retail bays.

ADDRESS 923 Commerce Street, Tacoma, WA 98402. Easy access to Interstate-705. In Downtown

Tacoma within the Theater District and adjacent to restaurant row and entertainment area

between South 7th to South 9th Streets.

PIERCE COUNTY PARCEL

NUMBER

City owns 2009040034, 2009040023 and 2009040027 (retail bays) & 2009040042,

2009040126; City has air rights to 2009040041, 2009040036 and 2009040026. Refer to

the parcel ownership map on Page 3.

BUILDING/LAND AREA 185,900 square foot, 5-story masonry structure constructed in 1969 on 1.11 acres (48,500

square feet); 485 feet of frontage on Pacific Avenue & Commerce Street x 100 feet on 9th St.

ZONING DCC—Downtown Commercial Core. Maximum building height of 400 feet.

HISTORIC STATUS N/A. Adjacent to the Old City Hall Historic District.

LAND USE Downtown Mixed Use Center.

ADJACENT LAND USE North: Frost Park, restaurant/entertainment uses and apartments.

South: Professional office buildings and the NW College of Art & Design.

East: Restaurants, retail shops, offices of State Farm’s regional claims center and True Blue’s

headquarters, restoration of the Washington Building into apartments.

West: Pantages Theater, Broadway Center, Pierce Transit Theater Sq., Pierce County, City Hall.

PARKING Exempt from parking requirements depending on use; Developers to build their own parking.

CONCURRENCY/SEPA Within North Downtown Subarea, which has a completed Planned Action EIS. Concurrency test

required. Refer to http://www.cityoftacoma.org/cms/one.aspx?portalld=169&pageld=15747.

UTILITIES Utilities at site.

WALK SCORE 95 out of 100 (Walker’s Paradise). Daily errands do not require a vehicle.

PUBLIC TRANSIT Hub of Pierce Transit (local bus service) and Sound Transit (commuter bus service to Seattle

and Olympia). Within one block of Link light rail.

POTENTIAL INCENTIVES No impact fees. New Markets Tax Credits. City of Tacoma B&O tax exemption for qualified jobs.

PLAN: http://cms.cityoftacoma.org/planning/north%20downtown%20subarea/North%20Downtown%20Subarea%20Plan%20(10-14-14)/pdf

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CITY INVESTMENT

The City of Tacoma owns the air rights for the parking structure and several retail bays. The August 2011 Meng Analysis:

Facility Condition of Municipal Parking Facilities report estimated the backlog of maintenance and repair for Park Plaza North

was approximately $3.7 million. It included structural systems but excluded architectural, mechanical and electrical work. The

study concluded that only minor repairs are needed. The floor topping systems should be replaced and three elevators

upgraded. Since 2011, the City has invested approximately $1 million into LED lighting, resurfacing/restriping, elevator repairs

and tenant improvements.

On June 7, 2017, Kidder Mathews appraised the fee simple estate of the air rights at $1.2 million. The City intends to retain

the public parking structure and requires Developers to pay fair market value for the air rights and any City-owned retail bays

acquired. Developers may propose to offset the value of the City-owned property by providing an equivalent benefit (e.g. com-

pleting deferred maintenance and addressing structural system upgrades). Developers would need to negotiate directly with

owners of the ground-level properties the City does not own to purchase these private properties or secure easements.

STRUCTURAL FEASIBILITY STUDY PRESENTATION AND PROPERTY TOUR

In order for Developers to gain firsthand knowledge about this unique development opportunity, the City’s consultant will

present the Park Plaza North Structural Feasibility Study and provide a tour of the property on July 12, 2017. The presentation

will take place at 10:00 a.m. in the Visibility Center, Room 900 of the Tacoma Municipal Building at 747 Market Street. Subse-

quently, the first tour will occur from 11:00 a.m.—12 noon, and the second tour, from 12:30 p.m.—1:30 p.m. Tours will start at

923 Commerce Street, a 5-minute walk from the Tacoma Municipal Building. Attendees must sign an indemnity form, which

will be provided on site at the time of the tour, prior to entering Park Plaza North. Also, tour participants will be required to

wear hard hats, which they may bring or borrow from the City. If you are interested in the tour, please RSVP Elly Walkowiak,

Business Development Manager, City of Tacoma at ewalkowiak@cityoftacoma.org or (253) 591-5209 by July 7, 2017.

Participating in the tour is voluntary. Developers may submit responses to this Request for Interest without taking the tour.

Park Plaza North—Pacific Avenue Park Plaza North—Commerce Street

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SUBMITTAL INFORMATION

Developers interested in the property are requested to submit a Letter of Interest describing:

1. The overall development concept for the Project, including but not limited to the type of use (e.g. mixed use, office, retail,

parking), estimated amount of space designated for each use, number of parking stalls by type (e.g. standard, compact),

public benefits the Developer would be willing to commit to providing, and additional information that responds to the

City’s goal stated on Page 2 and intent on Page 6 of this RFI. Include a site plan, project rendering and building layout to

scale.

2. An overview of the Development Team’s qualifications and Project roles as well as other relevant experience in conducting

successful complex building renovations and structural additions that contributed permanent, full-time livable wage jobs

and vitality to the community.

3. The proposed capital investment and financing plan, including sources and when funds are anticipated to be received.

Indicate the proposed Purchase Price or alternative equivalent value for air rights and desired City-owned retail bays.

Financial references will be requested if selected to proceed further.

4. The anticipated schedule of key milestones, such as securing financing, acquiring the air rights, procuring entitlements,

beginning and completing restoration/expansion and obtaining a Certificate of Occupancy.

5. Preliminary deal terms and other items that are important to the Developer (e.g. permit process assistance).

General Conditions: Information provided to the City is subject to the Washington Public Records Act. It should be considered

public information and available for review upon request.

Provide seven (7) hard copies and one electronic copy by 5

p.m. Pacific Time on September 29, 2017 to:

Elly Walkowiak, Business Development Manager

City of Tacoma

Community & Economic Development Department

747 Market Street, Room 900

Tacoma, WA 98402

Questions related to this Request for Interest

(RFI) shall be directed to Elly Walkowiak at

ewalkowiak@cityoftacoma.org or by calling

(253) 591-5209.

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EVALUATION PROCESS

The City intends to evaluate all responses to this Request for Interest (RFI) within 30 days of the submittal deadline. Develop-

ers must commit to offering the Fair Market Value or alternative equivalent benefit (e.g. public development improvements) in

their proposals. Other selection criteria will include proposal quality, development team experience and qualifications, financ-

ing strategy, community cost/benefit and timeliness. During the evaluation period, the City may request presentations, con-

duct interviews and seek additional information from respondents. Upon completion, the City may select a Development Team,

enter into a Development Agreement based on submittals received and without added process, or elect not to proceed further.

DOWNTOWN ADVANTAGE

Across the U.S., companies continue to locate in and relocate to downtowns. Park Plaza North in downtown Tacoma can

empower businesses to meet six core values: (1) attract and retain talented workers, (2) build brand identity and company

culture, (3) support creative collaboration, (4) be closer to customers and business partners, (5) centralize operations and (6)

encourage triple bottom-line business outcomes. Park Plaza North can respond to the increasing demand for

quality office space in the heart of the city surrounded by numerous amenities.

ABOUT TACOMA

Tacoma, Washington is located in the Puget Sound region in a

metropolitan area of more than 3.4 million people. It is locat-

ed approximately 34 miles southwest of Seattle, 11 miles

northeast of Joint Base Lewis-McChord (third largest military

installation in the U.S.) and 31 miles northeast of the state capital of Olympia.

Our progressive international city (third largest in the state) with its 206,100

residents serves as the center of commerce for the South Sound.

Tacoma’s key employment sectors include finance & insurance, information

technology, education, health care, business & professional services, trade &

logistics and government. Regionally, aerospace, cybersecurity and clean tech-

nology continue to grow.

Major downtown employers include State Farm Mutual Insurance, True Blue,

Columbia Bank, Infoblox, MultiCare Health System, Franciscan Health System,

DaVita, Sound Physicians and Regence BlueShield. City, County, State and

Federal government offices as well as educational service providers, such as

the University of Washington Tacoma, comprise other key employers of the

downtown economy.