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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This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.
