Evans Vista Request for Expressions of Interest (RFEI)

250 Madison Street, Suite 3 | Port Townsend, WA 98368 | 360.379.5095 | www.cityofpt.us
REQUEST FOR EXPRESSIONS OF INTEREST FOR THE
DEVELOPMENT OF THE EVANS VISTA NEIGHBORHOOD
The City of Port Townsend, Washington (City), is soliciting qualified development teams to express
interest in partnering with the City to develop the Evans Vista Neighborhood, a City-owned,
approximately 14-acre site located near the Rainier Street roundabout along Sims Way. The project
is intended to deliver 321 units in a new mixed-income, mixed-housing neighborhood that advances
the City's long-term affordable and workforce housing goals.
The City is conducting a two-round solicitation process. The first round consists of this Request for
Expressions of Interest (RFEI), which is intended as a high-level, nonbinding, market-sounding
process. In the RFEI stage, respondents are asked to submit qualifications, relevant experience, and
a conceptual development approach. Detailed designs, fully engineered plans, and finalized
financing commitments are not required in this first round.
Following evaluation of RFEI responses, the City anticipates shortlisting one or more development
teams to proceed to the second round, which will consist of formal proposals. The second round will
invite more detailed and refined proposals from the shortlisted teams, including site planning
concepts, phasing strategies, funding strategies, affordability commitments, and financial feasibility
for construction and long-term operational sustainability. Selection through the RFEI first round
does not constitute project award, nor does it obligate the City to convey property or enter into a
development agreement. If this two-round solicitation process is successful, final firm selection in
round two may result in a contractual agreement to deliver the project as proposed.
The City seeks development firms with demonstrated experience in affordable and mixed-income
housing, capacity to deliver phased projects, and the ability to work collaboratively with the City to
meet applicable public funding requirements, long-term affordability obligations, and community
goals. At a minimum, the project will require that at least 25% of the total residential units be
restricted to households earning 80% of area median income (AMI) or below for a minimum of 25
years, consistent with state grant requirements.
The City has developed a Master Site Plan for the Evans Vista Neighborhood that communicates the
City's vision for the project. Firms may submit expressions of interests that vary from the City's
Master Plan.
The RFEI is scheduled to be issued on or about May 1, 2026. Responses to the RFEI are due no later
than May 29, 2026, at 5:00 p.m. Pacific Time. Tentative dates for a site visit, question-and-answer
session, shortlist selection, and issuance of the subsequent RFP are included in the solicitation
document.
Interested parties are encouraged to register for information and updates on the City of Port
Townsend's procurement webpage at https://cityofpt.us/rfps. All addenda, updates, responses to
questions, and future procurement materials will be posted on the City's website.
This notice does not commit the City to award a contract, convey property, or reimburse any costs
incurred in preparing a response. The City reserves the right to modify or cancel this solicitation,
reject any or all responses, and proceed in a manner determined to be in the best interest of the City.
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Table of Contents
Evans Vista Neighborhood Master Site Plan ................................................................. 4
Exhibit 1: Evans Vista Master Site Plan ..................................................................... 5
Site Location and Zoning ......................................................................................... 5
City Entitlement Process ........................................................................................ 6
Evans Vista Neighborhood Project Goals ..................................................................... 7
Affordability ........................................................................................................... 7
Mixed-Income ........................................................................................................ 7
Mixed-Housing Typology ......................................................................................... 7
Vertical Mixed-Use Commercial .............................................................................. 8
Childcare, Community Garden, Pavilions & Art ......................................................... 8
Infrastructure & Phasing ......................................................................................... 8
Development Solicitation Process Overview ................................................................ 8
Round 1: Request for Expressions of Interest ............................................................ 9
Round 2: Request for Proposals .............................................................................. 9
Solicitation Schedule & Deadlines .............................................................................. 9
Table 3: Solicitation Schedule and Deadlines ......................................................... 10
Process Considerations ........................................................................................ 10
Event 1: Development Solicitation Issued .............................................................. 10
Event 2: Evans Vista Site Visit ................................................................................ 11
Event 3: Questions & Answers Session .................................................................. 11
Event 4: RFEI Response Deadline .......................................................................... 11
Event 5: Evaluation & Short-List Selection .............................................................. 11
Event 6: Refined Proposals Deadline ..................................................................... 11
Event 7: Final Selection and Contract Negotiation .................................................. 11
Event 8: Break Ground .......................................................................................... 11
Submittal Information .............................................................................................. 12
1. Applicant Information ....................................................................................... 12
2. Organizational Background & Qualifications ....................................................... 12
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3. High Level Project Concept ............................................................................... 12
4. Preliminary Phase 1 Concept ............................................................................. 13
5. Project Budget & Financing Strategy ................................................................... 13
6. Implementation Approach ................................................................................ 13
7. Financial Documentation .................................................................................. 13
8. Additional Required Attachments ...................................................................... 13
Review Criteria & Evaluation Weight .......................................................................... 14
Table 1: Scoring Rubric ......................................................................................... 14
Table 2: Evaluation Grading Definitions .................................................................. 18
City Sources of Funding .............................................................................................. 20
Mandated Elements Per State and Federal Programs .................................................. 20
Development Contract Type ..................................................................................... 22
Protest Process .................................................................................................... 23
Reserved Rights ................................................................................................... 23
Disclaimers ......................................................................................................... 23
Title VI Statement ................................................................................................. 24
Americans with Disabilities Act (ADA) Information .................................................. 24
Public Inspection of Certain Records ..................................................................... 24
City Contact ............................................................................................................ 25
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Evans Vista Neighborhood Master Site Plan
The Evans Vista Master Site Plan, adopted by the City Council in November 2023, establishes a high-
level framework for the long-term development of approximately 14 acres as a mixed-income, mixed-
use neighborhood. The plan is intended to provide predictability around overall site capacity,
infrastructure concepts, and community objectives, while deliberately avoiding prescriptive
requirements that would limit a developer's ability to respond to market conditions, funding
availability, and phased implementation strategies. The Master Site Plan should be understood as a
guiding document rather than a rigid blueprint.
At full buildout, the Master Site Plan contemplates approximately 321 residential units distributed
across a range of housing types, including multifamily buildings, walkup apartments, townhomes,
and potential mixed-use structures. The unit count is an estimate rather than a mandate, reflecting
planning-level assumptions about what the site could support rather than a required outcome.
Development teams are encouraged to propose alternative unit counts, building forms, and housing
mixes that achieve project goals while aligning with financial feasibility, affordability requirements,
and phasing considerations. Proposals are not required to match the Master Site Plan precisely,
provided they are consistent with its overarching intent.
The Master Site Plan emphasizes flexibility in site organization and allows for varied building
placement, block configurations, and internal circulation patterns. A centrally located open space is
identified as a potential organizing feature, but its size, configuration, and programming are
intentionally nonfixed. Developers may propose alternative layouts that achieve functional open
space, connectivity, and resident amenities while improving feasibility or operations. Similarly,
opportunities for community-serving uses such as childcare, small-scale commercial space, or
neighborhood amenities are identified as encouraged but not required elements.
Infrastructure planning is a core component of the Master Site Plan. The document outlines a
conceptual approach to internal streets, utilities, and pedestrian connections that support
incremental, phase-based delivery rather than requiring all backbone infrastructure to be installed
upfront. This approach is intended to reduce early capital burden, support scalable financing, and
allow development to proceed in discrete, financially viable phases. Developers are expected to
clearly articulate how infrastructure is phased and delivered.
The Master Site Plan also integrates the site into the broader transportation and trail network,
including connections to the Larry Scott Trail and surrounding active transportation facilities. These
connections are part of the City's long-term mobility vision but may be implemented incrementally
or in coordination with later phases. Parking strategies are similarly flexible, with no mandated
configuration, allowing developers to propose approaches consistent with market demand,
affordability goals, and City policy.
Environmental stewardship is addressed at a planning level through identification of forested areas,
ecological corridors, and commitments related to Tribal consultation and cultural resource
protection. The Master Site Plan establishes expectations for preservation and sensitive site design
but does not prescribe exact boundaries or mitigation measures, allowing developers to refine
solutions during project design and environmental review.
Thomas Architecture Studios (TAS) supported the City of Port Townsend under a Professional
Services Agreement by advancing the Evans Vista Neighborhood from vision to implementation
readiness. TAS provided master-planning and architectural services, developed schematic site and
building concepts to test feasibility and phasing, coordinated with City staff and the consultant team,
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facilitated public meetings and other engagement activities, and prepared presentation and
technical materials to inform entitlement and permitting discussions.
Exhibit 1: Evans Vista Master Site Plan
Site Location and Zoning
The Evans Vista site is located near the Rainier Street roundabout along Sims Way, within the Rainier
Street and Upper Sims Way Subarea of Port Townsend. The approximately 14-acre, City-owned site
is zoned for Mixed Light Manufacturing and Commercial (M/C) pursuant to Port Townsend Municipal
Code (PTMC) Chapter 17.22. The M/C district is intentionally flexible and is designed to
accommodate housing, light manufacturing, artisan production, and small-scale commercial uses
in a coordinated, mixed-use environment. Residential uses are permitted outright in this district,
provided they are designed to avoid conflicts with adjacent manufacturing activities. This zoning
framework supports housing-led development while preserving opportunities for neighborhood-
serving commercial and employment uses.
The M/C zoning district does not establish either minimum or maximum residential density limits
expressed as dwelling units per acre. There is no numeric cap on the number of residential units that
may be developed within the district. Instead, residential capacity is determined by physical and
performance-based standards, including allowable building height, setbacks, lot coverage,
environmental constraints, site access, and available infrastructure. As a result, the maximum
residential density that can be achieved on the Evans Vista site is site-specific and is defined by how
many units can be accommodated within the permitted building envelope while meeting all
applicable development standards. This approach provides a high degree of entitlement certainty
and allows development teams to optimize unit count, building form, and unit mix based on market
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conditions, financing strategies, and phasing considerations rather than being constrained by preset
density limits.
Commercial and mixed-use development is also permitted outright in the M/C district and may be
developed either as standalone commercial projects or integrated vertically or horizontally with
residential uses. The district allows a wide range of neighborhood-serving commercial uses,
including retail, services, light manufacturing, artisan production, childcare, and other small-scale
employment uses that support a complete, walkable neighborhood. Commercial development is
subject to the same form-based standards governing height, setbacks, and site design, but is not
subject to minimum residential density requirements or mandatory mixed-use sequencing.
In addition to the primary residential development area, the Evans Vista neighborhood includes two
nearby commercial sites that are fully connected to utilities and are development-ready for near-
term commercial or mixed-use projects. These parcels are strategically located along key access
corridors within the neighborhood and offer immediate opportunities for developers or commercial
partners to deliver services, employment space, childcare, or neighborhood-serving retail that
supports the residential buildout. The presence of these ready-to-develop commercial sites reduces
upfront infrastructure risk and creates opportunities for phased delivery of amenities that enhance
the overall marketability and functionality of the neighborhood.
City Entitlement Process
Once a final firm is selected, negotiations may begin for land disposition and then the entitlement
process may start, as described in this section. For a large, multi phase master planned
development, the entitlement process is structured to emphasize early coordination, predictability,
and phased implementation. - -
Projects typically begin with a pre application conference through the Planning and Community
Development Department (PCD), where the development team meets with planning, engineering,
and other reviewing staff to discuss -zoning allowances, site constraints, infrastructure expectations,
environmental considerations, and the anticipated review pathway. This early coordination step is
intended to clarify applicable development standards, identify potential issues upfront, and align a
high-level master plan with the City's Comprehensive Plan and the Rainier Street and Upper Sims
Way subarea policies.
Entitlement for a large site generally proceeds through a master level land use approval that
establishes a long-term development framework for the property. This approval evaluates overall site
organization, access, internal circulation, infrastructure networks, op-en space, -and environmental
protection measures, while deliberately allowing flexibility in building design, unit mix, and phasing.
Environmental review under the State Environmental Policy Act (SEPA) is commonly conducted at
this stage at a programmatic level, allowing cumulative impacts to be assessed comprehensively
across the site while reserving detailed design review for subsequent phases. Conditions of approval
typically define performance standards, mitigation requirements, and infrastructure triggers that
guide development over time without requiring full buildout at the outset.
Once a master approval is in place, development may advance incrementally through phase 1 and
later phases, each of which is reviewed for consistency with the approved framework and applicable
conditions. Building permits, civil construction permits, and utility approvals are issued on a
phase by phase basis as engineering is completed and financing becomes available.
- -
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The City has filed a preliminary plat application, SEPA checklist and planned unit development using
the approved Master Site Plan. The applications are pending review, vested to the land use and
building codes in effect at the time of existing complete application. Participants submitting
proposals may used, but are not required to use the existing pending applications.
Evans Vista Neighborhood Project Goals
This Master Site Plan is an ambitious vision for the Evans Vista Neighborhood. The implementation
of the Master Site Plan faces a critical distinction between flexible community aspirations and rigid
legal obligations tied to public funding. The inclusion of amenities like mixed-use commercial space
and a dedicated childcare facility are currently categorized as negotiable because their inclusion
depends heavily on market-driven financial feasibility.
The City is using a RFEI as an early, exploratory step to reduce upfront burden on developers and to
identify teams with the capacity and experience to deliver a multiphase affordable housing project.
Unlike a formal RFP, this RFEI does not require fully engineered plans or binding financial
commitments. Instead, it is intended to solicit high-level concepts and qualifications, allowing
developers to engage without incurring the cost of detailed technical work before a partner is
selected.
Affordability
No less than 25% of all residential units must be affordable to households earning at or below 80%
AMI for a period of at least 25 years. The City strongly encourages proposals that plan to exceed the
minimum requirement by providing a higher share of income-restricted units and deeper
affordability, particularly units serving households earning between 30% and 50% of AMI. Proposals
that include housing for seniors, people with disabilities, farm workers, or other special-needs
populations are also encouraged. Additional consideration will be given to teams that propose to
own, operate, and manage the affordable units over the long-term, demonstrating capacity for
compliance and stewardship.
Mixed-Income
Evans Vista is envisioned to create a new mixed-income neighborhood that includes affordable,
workforce, and middle-income housing to support local employment and promote socioeconomic
diversity. Housing serving households earning between 80% and 120% of AMI is encouraged to
provide options for essential workers and support a balanced community. The surrounding
properties offer opportunities for commercial development in support of this new neighborhood.
Mixed-Housing Typology
The City of Port Townsend envisions Evans Vista as a neighborhood comprising a harmonious blend
of mixed-use buildings, walk-up apartments, traditional apartments, and townhomes. Increasing
housing variety is essential to keep up with population growth. It provides options for multi-
generational families, seniors looking to downsize, and young adults, promoting diverse, walkable
neighborhoods.
American Community Survey (ACS) data reports that the vast majority of Port Townsend's housing
supply is single-family residents (SFR), with detached SFRs accounting for nearly 80% of the housing
stock. Only 7% of housing units are "Middle Housing" units; 5% are mobile homes and only 8% are
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apartments. This lack of diversity of housing types can present barriers to housing segments of the
population, including lower-income households and working-class families.
Vertical Mixed-Use Commercial
Vertical mixed-use development is a notable theme for the Evan Vista project. By stacking residential
units above commercial or community spaces, developers can create a "live-work-play"
environment that places essential services like grocery stores, healthcare, and childcare directly on-
site.
The community values neighborhoods with corner stores and local businesses because these
establishments serve as vital spaces that foster social cohesion and strengthen the local identity.
These spaces often function as informal community hubs where neighbors build a sense of
belonging.
Childcare, Community Garden, Pavilions & Art
Incorporating elements like community gardens and childcare into housing development is a core
strategy for building long-term community resilience and social equity. This integrated approach
reflects a shift toward holistic neighborhood design that addresses people, planet, and prosperity.
Childcare integration is considered a foundational element of housing stability. Providing childcare
helps low-income parents maintain steady employment, acts as a protective cocoon for children,
and aligns with community goals to encourage neighborhood walkability.
Community gardens are valued as essential infrastructure for improving individual and community
health. Gardens help combat food insecurity, act as gathering spaces that foster social connection,
and help preserve local open space and support the City's climate goals.
Infrastructure & Phasing
A clear approach to phasing and infrastructure is central to the feasibility of the Evans Vista project.
The sequencing of phase 1, subsequent phases, timelines, and installation of utilities and streets
directly affects financing, regulatory compliance, long-term operations, and the City's ability to
achieve its housing goals. For a project of this scale, a well-considered phasing strategy functions as
a roadmap that manages risk, controls costs, and supports full buildout over time.
For this RFEI, a preliminary phase 1 site concept accompanied by high-level phasing and
infrastructure concepts are expected. This level of detail allows the City to understand how
respondents would initiate development, install essential infrastructure, and position the project for
early financing and construction.
Clearly describing how infrastructure will be delivered across phases is particularly important given
the high upfront cost of backbone systems such as utilities and streets. Outlining this approach helps
demonstrate financial realism and guard against scenarios in which early phases are completed
without a viable plan to deliver later stages, ensuring the full buildout of promised housing and
protection of the public investment.
Development Solicitation Process Overview
The City of Port Townsend is using a two-round development solicitation process to identify a
qualified partner for the development of the Evans Vista Neighborhood. This approach is
intentionally designed to balance transparency, efficiency, competition, and public accountability,
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while also recognizing the complexity, cost, and risk associated with planning and financing large-
scale affordable and mixed-income housing projects.
Round 1: Request for Expressions of Interest
The first round in this process is an RFEI. The RFEI is an exploratory, nonbinding solicitation
commonly used by public agencies to assess market interest, identify experienced development
teams, and gather early input on how a project may be approached. At this stage, the City is not
requesting fully engineered plans, detailed architectural designs, or binding financing commitments.
Instead, respondents are asked to provide qualifications, relevant experience, and a high-level
conceptual approach to meeting the City's goals, including affordability, phasing, and site
development strategy. This structure allows a broad range of qualified teams to participate without
incurring the significant upfront costs associated with preparing a full proposal.
Round 2: Request for Proposals
Following evaluation of the RFEI submissions, the City anticipates selecting a shortlist of
respondents to advance to the second phase: a Request for Proposals (RFP). Only the shortlist of
respondents from the RFEI will be eligible to submit a proposal in response to the RFP. The RFP will
require more detailed and refined proposals. These may include preliminary site layouts, clearer
affordability commitments and housing mix, phasing and infrastructure strategies, high-level
financial assumptions, and a proposed framework for ownership, leasing, or long-term stewardship.
While still not requiring final construction documents, the RFP phase is intended to provide sufficient
detail for the City to evaluate financial feasibility, compliance with public funding requirements, long-
term affordability protections, and overall public benefit.
Selection of a development partner will occur, if at all, only after completion of the RFP phase and
will be subject to City Council approval, environmental review, and compliance with all applicable
state and federal funding requirements. Even at that stage, the City retains flexibility to negotiate final
terms, project structure, and implementation sequencing to ensure the best outcome for the
community.
By structuring the solicitation in two phases and incorporating a site visit and formal Q&A process,
the City reduces unnecessary upfront costs for developers, encourages thoughtful and responsive
participation, and increases transparency for the public. This approach helps ensure that any final
proposal is both financially viable and aligned with community values, while allowing residents and
stakeholders to understand how the project will move from early exploration to potential
implementation.
Solicitation Schedule & Deadlines
The solicitation schedule is designed as a phased process to efficiently gauge market interest,
identify qualified development teams, and allow refinement of development concepts prior to final
selection. The City intends to balance clarity and transparency with flexibility, recognizing the
complexity of large-scale affordable housing development and the need for collaboration as project
details evolve.
The original response must be provided in electronic PDF format via email by Friday, May 29, 2026,
at 5:00 pm. Based on responses to the submittal criteria, the City will select a firm within the
following four weeks. Please submit one digital version of your proposal via email to
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frontdesk@cityofpt.us. Subject line should be: Proposal for Development of the Evans Vista
Neighborhood - Attn: Renata Munfrada, Housing Grants Coordinator.
Timely submission of proposals is the sole responsibility of the proposer. Proposers accept all risks
of late delivery of submittals, regardless of fault. The City assumes no responsibility for any
circumstances resulting in late submittals. The City reserves the right to determine the timeliness of
all submittals.
The project schedule will be as follows. The items below are tentative dates only, and the City
reserves the right to adjust these dates at its sole discretion.
Table 3: Solicitation Schedule and Deadlines
EVENT DATE
Development Solicitation Issued May 1, 2026
Evans Vista Site Visit May 15, 2026
Question & Answer Session May 20, 2026
RFEI Response Deadline May 29, 2026
Evaluation & Short List Selection June 26, 2026
Refined Proposals Deadline August 14, 2026
Final Proposal Selection September 18, 2026
Anticipated to Break Ground July 1, 2027
Process Considerations
The solicitation schedule is intended to provide prospective developers with a clear understanding
of the City's anticipated process while preserving flexibility necessary for a project of this scale and
complexity. The phased approach is designed to minimize upfront costs, encourage thoughtful
participation, and allow for refinement of concepts, phasing, and financial strategies as the process
advances. All dates are preliminary and subject to change at the City's discretion. The City reserves
the right to modify the schedule, request additional information, adjust or consolidate phases, or
suspend the process if doing so is determined to be in the best interest of the project or the public.
The City anticipates managing the process collaboratively and transparently, recognizing that
successful delivery will depend on alignment among market conditions, funding availability,
regulatory requirements, and development feasibility.
Event 1: Development Solicitation Issued
The City will issue this RFEI to initiate a market-sounding process and identify development teams
with the experience, capacity, and interest to advance the Evans Vista project. At this stage, the City
is seeking high-level qualifications and conceptual approaches only; detailed designs, fully
engineered plans, or binding financial commitments are not required. The intent is to encourage
broad participation while minimizing upfront costs for respondents.
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