11c. Memo

South Concourse Evolution Project Briefing

COMMISSION 
AGENDA MEMORANDUM                        Item No.         11c
BRIEFING ITEM                            Date of Meeting     September 27, 2022 
DATE:     September 27, 2022 
TO:        Stephen P. Metruck, Executive Director 
FROM:    Jeffrey Brown, Aviation Chief Development Officer 
Eileen Francisco, Director Aviation Project Management 
SUBJECT:  South Concourse Evolution Project Briefing 
EXECUTIVE SUMMARY 
The South Concourse Evolution project proposes the renovation of the existing South Concourse,
located at Seattle-Tacoma International Airport (SEA), using a multi-phase implementation 
strategy. The capital improvement project will extend the useful life of the South Concourse and
meet current code requirements. This includes structural, seismic and building system upgrades
as well as modernization of passenger spaces.  The scope addresses the Port’s two-tiered
objectives: 
(1) Addressing  critical  code  requirements,  including  structural  and  building  systems
upgrades. 
(2) Providing enhancements to the passenger experience through a repurposing of the
existing Federal Inspection Service (FIS) area , Concourse Level renovations, and an
expanded Penthouse Level. 
The purpose of this briefing is to provide an update on the status of the project and notify
Commission of the team’s intent to return in October to request an Authorization of $100M to
start  the  procurement  of  professional  services  and  contractors  to  begin  the  program
management, design and pre-construction of the project. The overall project budget range at
15% design is $1.4B - $1.7B. The anticipated schedule  is to begin construction in 2025 and
complete in 2031. 
PROJECT STATUS UPDATE 
The South Concourse Evolution project has completed the Project Definition Document (PDD) 
and has reached a design milestone of approximately 15% design. The team is ready to assemble 
its full delivery team and begin the project delivery process. The team has selected an alternate
delivery method, General Contractor/Construction Manager (GC/CM), for this project. The team
is currently developing and refining the project and is prepared to begin procurements for the
project management, design, commissioning, and contractor teams to kick-off the collaborative
design. The team will be requesting $100M in authorization and the ability to execute contracts,

Template revised April 12, 2018.

             COMMISSION AGENDA – Briefing Item No. 11c.                                 Page 2  of 6
Meeting Date: September 27, 2022 
complete pre-construction services, and to begin the partnership culminating in a completed
design and contract for construction. This next airport mega project will be a complex, multiyear
effort and include regular and robust engagement and communication with Commission,
the public, the airlines, tenants, staff, and diverse stakeholders. 
Project Scope 
The South Concourse Evolution project proposes the renovation of the existing South Concourse 
using a multi-phase implementation strategy. The capital improvement project will extend the
useful life of the South Concourse and meet current code requirements. This includes structural,
seismic and building system upgrades as well as modernization of passenger spaces. The scope 
addresses the Port’s two-tiered objective, addressing critical code requirements, including
structural and building systems upgrades; and providing enhancements to the passenger
experience through a repurposing of the existing FIS, Concourse Level renovations, and an
expanded Penthouse Level. 
Anticipated structural improvements are provided through new external structures (gatepods)
which serve as lateral frames that tie into the existing structural elements providing lateral and
seismic support. The new gatepods will respond to the structural and seismic needs of the facility, 
while also providing much needed passenger flow by adding stairs and elevators for each contact
gate. The north and east side of the facility will require new apron pavement sloped away from
the building to comply with current codes. 
The terminal space programming has been completed. The passenger volumes were
accommodated during peak periods to industry-accepted standards and allowances. The
requirements were based upon established accepted practice relating the projected peak volume
of activity to several other variables, including passenger dwell times and flow rates, baggage
volumes and flow rates, maximum allowable queue sizes or times, space required per unit of
queue, and space required per unit volume. 
The passenger flow from the STS level will re-route through the old FIS area, changing the
configuration of the escalators.  The open concourse level provides the flexibility in terms of
passenger flow and wayfinding, the ability to configure concessions, seating, and other passenger
services. This configuration also maximizes the leasable footprint of the South Concourse and
limits unnecessary or redundant circulation area. On the concourse, blended holdroom concepts
will include a mix of traditional tandem seating, lounge and casual seating, tables, and cluster
seating. The seating area will include power and charging capabilities. Multiple seating types
provide the optimal configuration for passengers to work on their laptops or eat or visit with their
family or group.  Restrooms within the facility will be renovated or replaced. In the case of
replacement, including the concourse, all-gender restrooms will be incorporated.
Sustainable development at SEA is a core principle of the Port. The sustainability objectives for
this project consist of conserving energy, managing material use, enhancing the environment,
and safeguarding  water.  The environmental objectives will be further developed once

Template revised September 22, 2016.

             COMMISSION AGENDA – Briefing Item No. 11c.                                 Page 3  of 6
Meeting Date: September 27, 2022 
professionals are on board.  The project has set a sustainability goal of the United States Green
Building Council’s  (USGBC) Leadership in Energy and Environmental Design (LEED)  Silver 
Certification. 
New Amenities 
• Additional space will be provided for airline club/lounges on the existing roof level 
• A sensory room will be added for passengers to decompress, reset, and rejuvenate 
• A dedicated children’s play area 
• A service animal relief area 
• Two private nursing suites on different levels 
• An interfaith prayer and meditation room 
• Art to connect with the surrounding community and SEA’s vision for the South Concourse 
• Space for development of an entirely new Airport Dining and Retail program on multiple
levels 
• A staffed intuitive information hub 
• An updated load dock accommodating multiple waste paths 
Project Assumptions and Exceptions 
• The number of gates will not increase 
• The Baggage Optimization Program completes all baggage handling modifications for the
concourse; no baggage handling systems work will be included 
• The Passenger Loading Bridge (PLB) replacement program completes all passenger
loading bridge improvements; no PLB work will be included 
• Two club/lounge spaces will be provided 
• Reuse of new improvements to infrastructure made to bridge the gap until the project,
such as the recently completed HVAC system upgrades on the concourse level, will be
maximized 
• Shared/common kitchen concept to maximize space available on concourse level for ADR
program 
Project Schedule 
The team‘s near term focus will be on: 
(1) Assembling a full, qualified team of professionals and contractors to deliver this next
airport mega project. 
(2) Solidifying the management plans and procedures that will be used to ensure its successful
and collaborative execution. 
Launch PM Support (including the ATR liaison),         2022 Quarter 4 
Design, GC/CM, and Commissioning team
procurements 
Execute Project Management Plan                    2023 Quarter 2 

Template revised September 22, 2016.

             COMMISSION AGENDA – Briefing Item No. 11c.                                 Page 4  of 6
Meeting Date: September 27, 2022 
Execute contracts for delivery team to start            2023 Quarter 4 
design/pre-construction phase 
Start design/pre-construction phase                   2023 Quarter 4 
Project Budget 
The current estimate is based on the programmatic scope of work defined in the Project
Definition Document (PDD), which has a level of detail equivalent to approximately 15% design.
The estimated cost includes allowances and contingencies. Project risks, operational mitigations, 
and environmental objectives will be further developed and are deferred to the design once
professionals are on board.  The level of detail for the estimate is normal and customary at this
stage of the project.
Current Estimate Range: $1.4B – $1.7B. 
Project Risks and Mitigation Strategies 
Continuity of operations and maintaining the highest passenger experience during the project is 
paramount to the success of this endeavor. The team has identified and assembled a risk register 
that contains project risks that will need to be actively managed throughout project delivery. The
team will employ a risk management strategy, wherein the project will avoid risks whenever
possible, develop methods to minimize impacts that cannot be completely avoided, or mitigate
unavoidable impacts by developing specific solutions to address problems that cannot be
resolved through other means, and provide the resources required to affect those solutions.
Staff will change design, develop construction strategies, modify staging, adjust operations, and
utilize  a  collaborative  project  management  approach  to  resolve  risks.    The  team  will
communicate and report risks and mitigation as part of the project team’s design, construction,
commissioning, and turn-over effort.
Project Delivery 
Execution of this project will require extremely focused, multiple phase work sequencing
coordinated both within the project’s South Concourse footprint and across the larger airport
campus – e.g., contractor logistics, materials staging, airline operational contingencies and
resource prioritization to ensure support from airline and Port teams. It is because of this need
for  flexibility,  collaboration  and  nimble  responsiveness,  the  GC/CM  alternative  delivery
contracting method will be used to deliver this project. 
A lesson learned from previous mega projects that was successfully completed three months
ahead of schedule and within budget using GC/CM, is that this contracting method allows for
early engagement of the contractor team and best facilitates alignment of design, construction, 
and owner goals. 
The team intends to manage its procurement schedule so that project management support,
design, contractor, and commissioning teams will all be brought on-board together so that they
all have the same starting line. This will give the Port the benefit of the best team collaboration 

Template revised September 22, 2016.

             COMMISSION AGENDA – Briefing Item No. 11c.                                 Page 5  of 6
Meeting Date: September 27, 2022 
and partnership  as well as the  best advice  on constructability  and market conditions
concurrently. 
Diversity in Contracting 
This project has been proposed to the FAA as a recipient for federal grant funding; in anticipation
of that federal funding, the Port will be following the federal Disadvantaged Business Enterprise
(DBE) program guidelines as stated within CFR 49 Part 26. 
ADDITIONAL BACKGROUND 
The South Concourse facility at SEA was opened in 1973 and is owned and operated by the Port.
The facility depends on building systems that are well past their useful service life, and further
development of the facility has been limited by the authorities having jurisdiction, owing to
concerns stemming from current building code minimum requirements. The building systems
and materials used in the original construction, due to their age and manufacture, are difficult to
maintain.  The facility also contains areas of encapsulated regulated materials, such as asbestos,
complicating maintenance, renovation, and development. Since the South Concourse was
constructed, passenger volumes and aircraft operations have increased dramatically, security
regulations have expanded, passenger level of service expectations have evolved, and airlines
and retailers have changed their marketing strategies.  Recently, the South Concourse was
connected directly to the new International Arrivals Facility (IAF) across the taxi lane separating
it via an above ground pedestrian walkway. The project will connect the continuity of design from
the IAF and walkway to this project for a seamless continuous terminal aesthetic. 

ATTACHMENTS TO THIS BRIEFING 
(1)   Presentation slides. 
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS 
April 13, 2021 – The Commission was briefed on SSAT Renovation Renewal PDD. 
September 8, 2020 – The Commission authorized up to $600,000 in change order funds to
Contract MC-0319530 South Satellite Infrastructure Upgrade for repair, replacement and
modifications to the heating hot water circulating pumps at the South Satellite (SSAT),
Seattle-Tacoma International Airport. 
February 28, 2017 – The Commission authorized $4,300,000 to initiate programming and
develop design alternatives for the South Satellite Renovations Project using Port staff
and consultants and advertise and execute a project-specific service agreement for
Project Management Services for the South Satellite Renovations Project. 
January 17, 2017 – The Commission authorized $1,300,000 for the design of the South
Satellite Heating Ventilation and Air Conditioning (HVAC) Upgrade project. 
November 8, 2016 – The Commission authorized design and construction for the South
Satellite Structural Improvements project. 

Template revised September 22, 2016.

             COMMISSION AGENDA – Briefing Item No. 11c.                                 Page 6  of 6
Meeting Date: September 27, 2022 
August 9, 2016 – The Commission approved the implementation of the 2017 – 2021 Long
Range Plan that included the planning for renovation of the SSAT as a priority action in
advancing this region as a leading tourism destination and business gateway.
March 14, 2016 – The Commission authorized award/execution of the major public works
construction contract for Phase Two of the South Satellite Interior Renovations project. 
November 24, 2015 – The Commission authorized construction of Phase Two of the South
Satellite Interior Renovations project. 
September 8, 2015 – The Commission discussed the IAF wrap-up and next steps including a
commitment to add a SSAT Renovation project to the 5-year CIP.
August 11, 2015 –  The Commission led a Special Meeting, Roundtable with Airline
Representatives related to the International Arrivals Facility (IAF) and SSAT. 
December 9, 2014 – The Commission authorized construction of Phase One of the South
Satellite Interior Renovations project. 
August 5, 2014 – The Commission authorized design funds for the South Satellite Interior
Renovations project. 












Template revised September 22, 2016.



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