Criteria for Selecting New Resident Tenants/Partner Organizations Non-profit organizations and for-profit businesses are eligible for residency at Fort Worden. Those applying, or those renewing a lease, should reflect the mission of Fort Worden to connect and engage people with arts, culture, education and recreation programs and activities and furthers the implementation of Fort Worden as a Lifelong Learning Center. Selection of resident organizations and businesses is based on the following criteria:

offers public programming at Fort Worden; advances the mission and shares the values of Fort Worden Lifelong Learning

Center; sustains quality programming over the term of the lease; supports a balance of program diversity within the campus; cooperates in matters of publicity, space use, and interaction with other resident

organizations and programs; demonstrates fiscal and managerial competence through a sound business plan; generates ongoing revenues to Fort Worden over the term of the lease by:

increasing overnight accommodations (“heads in beds”); increasing meeting room rentals for programmatic uses (“butts in seats”); increasing food service revenues to program participants (“food on

plates”); promotes programs, activities and uses in the shoulder season (October-April); provides tenant improvements to exclusive leased spaces.

Lease terms and conditions will be based on a review and assessment on a combination of the above criteria on a case-by-case basis.

Point of Concern• State Parks currently utilizes Building 305 (highlighted above in yellow) as a maintenance shop. Per the terms of the 50-year mas-ter lease, State Parks is required to vacate the facility by May 1, 2018.

• Construction of a new maintenance shop (highlighted above in red) is planned for outside the PDA master lease area. The $1.99 million project is “shovel ready” and work can begin as soon as funding is secured.

• This capital project is ranked No. 17 on the State Parks capital projects list as identified within the Governor’s budget and has been listed in the State Parks Commission capital priorities for the last two bienniums.

Opportunity• Built in 1905, as the Quartermaster Storehouse, Building 305 is an important historic structure. It is the most predominant and significant facility located in the proposed arts and education complex of the Lifelong Learning Center.

• Building 305 is 195-feet by 32-feet, and features three floors including a complete basement, providing more than 18,700 square-feet of programmatic spaces. This facility is designed to provide a series of flexible spaces for workshops, classrooms and studios.

• The PDA has received a $3 million pledge to renovate Building 305 as an arts and education center, pending the relocation of the State Parks maintenance shop outside of the master lease area (highlighted above in red).

• In addition, the PDA has received a $1 million private foundation grant to be leveraged immediately to renovate and upgrade the interiors of select historic buildings located within the master lease area.

SCALE = 1:500

¯

Fort Worden Lease

Fort Worden

Lease Area (~90 Acres)~

CoastGuard

Port Townsend

L E A S E A R E A

F O R T W O R D E N

Fort Worden State ParkLifelong Learning Center Arts & Education Complex

Building 305

New State Parks Maintenance Shop

Building 305Arts & Education Center

^

^The Fort Worden Public Development Authority (PDA) maintains a 50-year master lease with the Washington State Parks & Recreation Commission (State Parks) for the 90-acre “campus” area located at the historic center of the 434-acre Fort Worden State Park.

Legislative Request• The PDA respectfully requests capital funding of $1.99 million as proposed in the 2015-17 Governor’s budget to fund a new State Parks maintenance shop at Fort Worden State Park.

• Construction drawings detailing the renovation and improvement of Building 305, a $5.5 million project, are complete. Work can begin immediately after State Parks vacates Building 305. Benefits to State• The PDA can leverage $4 million in private funding to invest in Fort Worden State Park.

• Forward momentum on the ren-ovation and upgrade of Building 305 would allow the PDA to pursue additional private investments and boost the confidence of funders in regards to other capital improve-ments at Fort Worden State Park.

• An additional 18,700 square-feet of programmatic space is made available and promotes the vision of the Lifelong Learning Center statewide and beyond.

• Building 305 and the arts and education complex (outlined above in yellow) contributes new revenue to the PDA, attracts overnight guests to Fort Worden State Park, and expands conference, meetings and workshop opportunities.

• New revenue streams to the PDA results in increased lodging and sales tax contributions to Washington State.

• Building 305 is restored as a significant landmark in the Fort Worden National Historic District.

A redevelopment strategy

NCO Row

Remodel NCO Homes to accommodate individual/couple

travelers

Increase rentable NCO units from 13 to 26

Increase basic amentias & provide upscale hotel

experience

Proven model as Fort Baker (San Francisco) has the exact

buildings and has already remodeled to this concept.

Overview

Potential Revenue increase of close to half million a year

10 - 2 Bed/2 bath units with Kitchens become 20 - 1 Bed/1 Bath Suites with sitting areas

3 bedroom 2 bath house becomes 2 units, 1 – 1.5 Bed/1 Bath Cottage with living room, full kitchen and sleeping porch and 1-2.5 Bed/1 Bath Suite with kitchenette, living room and sleeping porch.

ADA 4 Bed/3 Bath house becomes ADA 1 Bed/1Bath Suite with living rooms & kitchenette that connects to a 4 Bed/3 Bath home with living room and full kitchen.

4 Bed/3 Bath home becomes (2)- 2 bedroom/2 bathroom homes

13 existing units become 26 units designed to meet modern travelers expectations and work for larger diversity of programing

Improves poor preforming street to most marketable street

Features & Benefits

331-335 Priced in season from $189-229 in

season

336 North & South from $229-329 in season

352 ADA Suite - $189-229 In season

352 Home - $349-399 In season

353 Homes - $249-349 In season

Pricing

Proposed ConceptCurrent Floorplan

First Floor Current vs Concept

Proposed ConceptCurrent Floorplan

Second Floor Current vs Concept

$471,668.13

$940,680.00

$404,997.84

$786,189.60

$340,517.26

$678,531.60

$-

$100,000.00

$200,000.00

$300,000.00

$400,000.00

$500,000.00

$600,000.00

$700,000.00

$800,000.00

$900,000.00

$1,000,000.00

Current Layout Proposed Layout

CURRENT VS PROPOSED

63% Occ 54% Occ 46% Occ

Revenue Scenarios

Units 331-335 would be redeveloped similar to the presidio floor plans. Each duplex effectively becomes a 4-plex.

336 is divided into 2 units. 1 bedroom Cottage & 2 bedroom Suite The South unit becomes 2 king bedrooms. Hallway is removed and front bedroom becomes

bigger. Closet to back bedroom is opened up to hallway and repurposed as Kitchenette area with mini fridge, microwave and bar sink. Back Porch gets twin or bunk bed.

The North Unit has a wall added to separate open living/dining space and create master bedroom. Dining space becomes new living room and dining is relocated to large existing kitchen. Back porch gets a twin or bunk bed.

352 is divided into a 1 bedroom Suite & 4 bedroom/3 bathroom Home that have a connecting door to allow them to become a 5 bedroom/4 bathroom home. 352 North is a ADA unit with a full living room with built in kitchenette that includes ADA bar sink.

352 South has the back dining converted into bunk bed bedroom and 1/3 of kitchen converted into a full bathroom. Minor kitchen renovation, Upstairs remains as is.

353 is dived into 2 homes. 353 North remains as is 2 bedroom/2 bathrooms and connects to the south unit. 353 South needs a kitchen reinstalled and remains as is 2 bedrooms/1 bathroom.

Specifications

352 – Phased remodel approach Divide ADA unit from home by adding a wall.

Add 3rd bathroom and rearrange kitchen layout at a later time.

336 – Phased remodel Divide units and add wall to North Unit to create bedroom. Realign hallway and increase bedroom and add kitchenette at later time.

353 –Separate unit with wall and connecting door. Add kitchen to South unit.

331-335 – Phased 333-335 already have 2 bathrooms. Divide these units first and utilize current

bathrooms with minor renovations until funding to completely remodel bathrooms is available.

331-332 – complete when funded.

Phased Development