PORT OF SEATTLE 
MEMORANDUM 
COMMISSION AGENDA               Item No.      4g 
ACTION ITEM 
Date of Meeting      July 12, 2016 
DATE:    July 5, 2016 
TO:      Ted Fick, Chief Executive Officer 
FROM:   Michael Ehl, Director, Airport Operations 
Wayne Grotheer, Director, Aviation Project Management Group 
SUBJECT:  Concourse B Ramp Level Holdroom (CIP #C800761) 
Amount of This Request:        $3,799,000   Source of Funds:   Airport Development
Fund and Future
Est. Total Project Cost:          $4,858,000 
Revenue Bonds 
ACTION REQUESTED 
Request Commission authorization for the Chief Executive Officer to advertise and execute a
contract to construct the Concourse B Ramp Level Holdroom project, and increase authorized
funds for the project by $672,000. The amount of this request is $3,799,000 of a total estimated
project cost of $4,858,000. 
SYNOPSIS 
This project will convert approximately 3,400 square feet of ramp level offices and service space
into passenger holdroom space needed for off-gate/hardstand operations. The holdroom will be
designed to have a capacity to hold more than 200 people and process two flights with staggered
departure times. The ability to add this additional number of people in one location for hardstand
operations using the existing concourse level gate holdroom areas is not feasible. This is due to
the relatively small size of the existing building area on the concourse level for the number of
gates already being served, as well as the need to provide a ramped walkway for passengers from 
the concourse to the ramp level.
The original scope was to provide a delineated passenger walkway to the COBUS. Through
design it was determined to provide a covered passenger walkway.  This would provide
additional passenger protection from the weather and improved passenger experience. This
resulted in a scope and budget increase. 
BACKGROUND 
With the projected continued growth in enplanements and operations, and the upcoming
construction activities that will be taking existing gates out of service during construction for at
least the next decade, the Airport will be experiencing a severe shortage of contact gates, i.e.
gates with a passenger loading bridge connection between the aircraft and terminal building. By

Template revised May 30, 2013.

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 2 of 7 
next year we will be facing a situation where airplanes arrive and there will be no contact gate
available at which they can park to de-plane passengers into the terminal. In 2016, passengers
will be deplaned at hardstands and bused to the terminal. The plane will then be towed to a gate
when one becomes available to enplane passengers for departure. By 2017, projected growth in
the number of operations will require both arrivals and departures at hardstands, meaning
passengers will need to have a holdroom to wait in and where they can be processed for
departure. This project will be designed to provide the additional holdroom space to
accommodate the hardstand operation for two flights with staggered departure times. 
This project is the first of several to create dedicated holdroom space for remote hardstand
operations at the Airport. In February 2016, the Commission approved holdroom improvements
and the construction of an Americans with Disabilities Act (ADA) compliant walkway at gate
D6 to accommodate passengers for two narrow-body hardstand flights. Additionally, Port staff is
working on project definition for a new dedicated hardstand terminal for the additional hardstand
operations anticipated over the next ten years. 
PROJECT JUSTIFICATION AND DETAILS 
The Aviation Division Business Plan calls for "increased productivity of existing terminal
facilities" (Strategy 1.2, Objective 6). The need for increased productivity is driven by the
following: (1) recent and forecasted significant growth in enplanements and operations and (2)
construction activities that will take several existing gates out of service during the International
Arrivals Facility and North Satellite renovation and expansion projects. The Airport will face a
severe shortage of contact gates for at least the next decade. 
Sea-Tac Airport has the highest gate utilization rate of any large hub airport in the country. The
current Signatory Lease and Operating Agreement (SLOA) outline specific protocols for gate
utilization. These protocols include secondary user rights on leased gates, defined periods of use
on all gates, and a specific hierarchy for assignment of carriers to common-use gates. At this
time there is very little or no opportunity to further leverage existing protocols to increase gate
utilization. Since every gate will be in use and every holdroom will be occupied, when hardstand
operations are activated the Airport needs to provide a waiting area and equipment to process
passengers for these flights.
The Concourse B location offers convenient access to the ramp for busing and also convenient
access to the Satellite Transit System for passengers who need to access other areas of the
Airport. 




Revised March 28,

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 3 of 7 
Project Objectives 
Provide a dedicated common-use holdroom and passenger processing space for use
during hardstand operations. 
Provide additional capacity within the existing building footprint as directed in the
Airport's business plan strategic goal to increase productivity of existing air terminal
facilities. 
Scope of Work 
This project will convert approximately 3,400 square feet of ramp level office and service spaces
into passenger holdroom space needed for off-gate/hardstand operations. The holdroom will be
designed to have a capacity for more than 200 people to be able to process two flights with
staggered departure times.
This project will install common-use casework and passenger processing equipment as well as
passenger amenities including new restrooms, seating, and Wi-Fi. Electrical, mechanical, fire
sprinkler, and communication systems will be reconfigured to meet the needs of the space. This
includes heating, ventilating, air conditioning (HVAC), and plumbing systems. Access from the
concourse level of the terminal building will be provided with a passageway from the existing
escalator landing into the space. Exterior doors will also be installed with appropriate access
control security. Outside the building, the project will delineate a bus lane and a bus dropoff
/pickup area and provide a covered passenger walkway to the holdroom door. Through design
it was determined to provide the covered passenger walkway. This would provide additional
passenger protection from the weather and improved passenger experience. This resulted in a
scope and budget increase. 
While most of the identified ramp level terminal building space is currently vacant, this project
will relocate three airline ramp level office and service spaces to another area of the ramp level
as the first element of this project. This early construction work was authorized by the
Commission on October 6, 2015. 
Schedule 
Commission construction authorization:                       3rd Quarter 2016 
Issue Notice to Proceed                                  4th Quarter 2016 
Construction Complete                                2nd Quarter 2017 
FINANCIAL IMPLICATIONS 
Budget/Authorization Summary              Capital     Expense   Total Project 
Original Budget                      $4,176,000      $10,000    $4,186,000 
Current budget increase                   $672,000          $0     $672,000 
Revised Budget                     $4,848,000      $10,000    $4,858,000 
Previous Authorizations                 $1,049,000      $10,000    $1,059,000 

Revised March 28,

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 4 of 7 
Current request for authorization            $3,799,000          $0    $3,799,000 
Total Authorizations, including this request     $4,848,000       $10,000    $4,858,000 
Remaining budget to be authorized               $0          $0          $0 
Total Estimated Project Cost              $4,848,000      $10,000    $4,858,000 
Project Cost Breakdown                     This Request       Total Project 
Design Phase                                  $0          $986,000 
Construction Phase                          $3,526,000         $3,599,000 
Sales Tax                                  $273,000          $273,000 
Total                                      $3,799,000         $4,858,000 
Budget Status and Source of Funds 
This project (CIP #C800761) was included in the 2016-2020 capital budget and plan of finance.
A budget transfer of $563,000 was transferred from the Aeronautical Allowance CIP (C800404)
resulting in no net change to the Airport's capital budget. The cost increase of $672,000 is due to
the added scope of the covered walkway. The funding source for this project will include the
Airport Development Fund and future revenue bonds. 
Financial Analysis and Summary 
CIP Category             Renewal/Enhancement 
Project Type              Infrastructure Upgrade 
Risk adjusted discount rate     N/A 
Key risk factors             N/A 
Project cost for analysis        $4,858,000 
Business Unit (BU)          Terminal Building 
Effect on business performance  NOI after depreciation will increase. Approximately 77%
of the capital costs will be incorporated into the terminal
rate base and recovered through terminal rents., over 7  
10 years. 
IRR/NPV             N/A 
CPE Impact             $0.02 increase in 2018 
Lifecycle Cost and Savings 
The major assets associated with this project result from the build-out of 3,400 square feet of
holdroom space to service our customers. The existing HVAC service will be disconnected from
an old inefficient system and connected to the existing central plant system, which is a newer,
energy efficient system. Additional elements of this project that will add to lifecycle cost and
savings will be the new restroom facilities with updated materials for easier maintainability and
new energy efficient lighting and water closet fixtures, as well as the overall upgrade of the
electrical and lighting system. Aviation Maintenance anticipates there will be some incremental
costs associated with the mechanical and electrical utilities added for this facility. 

Revised March 28,

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 5 of 7 
The number of years that this space will be utilized as a hold room to support off-gate operations
is dependent on the timing of future terminal space additions required by the master plan. The
need is likely at least seven to ten years. As improved terminal space that could be reconfigured
for alternative uses, it likely has a life of forty years.
STRATEGIES AND OBJECTIVES 
This project supports the Port's Century Agenda objectives of making Sea-Tac Airport the West
Coast 'Gateway of Choice' for international and domestic travel and of meeting the region's air
transportation needs at the Airport for the next 25 years by providing critically needed passenger
holdroom space with passenger processing equipment and a busing area to facilitate
hardstand/off-gate aircraft operations. 
This project means that aircraft will not be required to idle their engines increasing emission into
the air and negatively impact the environment. Instead they will be able to park, turn off their
engines and unload their passengers. This  project will reduce environmental impacts by
installing a new HVAC system that meets current mechanical and energy codes, and energy
efficient lighting. It also replaces the exterior single pane windows with double pane windows,
insulates exterior walls, installs dual flush water closet fixtures and low-flow automatic faucets 
in the restrooms, and uses paints and adhesives that are low in Volatile Organic Compounds
(VOCs).
The construction installation effort of this project presents a number of small business
opportunities. The project team is working with the Port's Economic Development Division's
Small Business Team to maximize its small business utilization efforts for this project.
ALTERNATIVIES AND IMPLICATIONS CONSIDERED 
Alternative 1)  Status Quo  Cancel the project. 
Capital Cost: $0 
Pros: 
This alternative does not require a capital investment. 
Cons: 
This alternative would potentially delay aircraft arrivals and departures, significantly
degrading the quality of passenger experience at Sea-Tac. 
This alternative would require aircraft to idle engines while waiting for a gate
increasing emissions into the air and negatively impact the environment. 



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COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 6 of 7 
This alternative would potentially lead to airlines having to process departing
hardstand passengers in severely congested holdrooms already being used for other
flights.
This alternative does not give airlines a dedicated space to provide customer service
and process passengers for hardstand departures. There is no space for an additional
200 people as provided by the recommended alternative. 
This is not the recommended alternative. 
Alternative 2)  Delay the project and hold the design to construct at a later date depending
on increased demand. 
Capital Cost:  $5.2 M (assumes 1 year delay - 1 year escalation increases the project cost by
$400k) 
Pros: 
Delays commitment of construction funds until the exact demand for the facility is
known. 
Cons: 
Highest capital cost of all alternatives. 
We will not have dedicated holdroom space for hardstand departures until at least
2018 
This is not the recommended alternative 
Alternative 3  Proceed with construction of the project as originally scope deleting the
passenger covered walkway, the walkway is over 200 feet long. 
Capital Cost: $4.2M 
Pros: 
The project would stay in the original budget. 
Provides flexibility in delineating the passenger walkway to the COBUS 
Cons: 
The passengers would be exposed to the exterior elements  rain, wind, snow. 
This would decrease the overall passenger experience using the COBUS. 
The passengers would be not as protected from ramp operations activities and
potential incidences. 
This is not the recommended alternative. 


Revised March 28,

COMMISSION AGENDA 
Ted Fick, Chief Executive Officer 
July 5, 2016 
Page 7 of 7 
Alternative 4  Proceed with construction of the project as designed. 
Capital Cost: $4.8 M 
Pros: 
This alternative provides dedicated common-use holdroom and passenger processing
space for use during hardstand operations. 
This alternative provides additional capacity within the existing building footprint as
directed in the Airport's business plan Strategic Goal 1.2, Objective 5, to increase
productivity of existing air terminal facilities. 
This alternative aligns with the Century Agenda goal to meet the region's air
transportation needs at Seattle-Tacoma International Airport for the next 25 years and
encourage the cost-effective expansion of domestic and international passenger and
cargo service. 
Cons: 
This alternative provides holdroom space that might be perceived as less desirable
than what could be provided with a building expansion.
Passengers will need to depart the holdroom and go up to the concourse level in order
to reach amenities like dining or retail. 
This is the recommended alternative. 
ATTACHMENTS TO THIS REQUEST 
Computer slide presentation. 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
October 6, 2015  Commission Approval for design and preparation of construction
documents and use of Port crews to construct and relocate ramp and service space. 
May 26, 2015  Aviation Division Business Plan Overview. 
April 28, 2015  Commission Briefing: Sustainable Airport Master Plan (SAMP). 






Revised March 28,