Item No.
10a_supp
Date of Meeting
April 8, 2025
Tenant ADR Shell and Core Renovations
(C801427)
April 8, 2025
Request
Request Commission authorization for the Executive Director to take all
steps necessary to complete the Tenant ADR Shell & Core Renovations
(TASCR) project at the Seattle-Tacoma International Airport (SEA), for a
total project authorization of $10,373,000.
2
Background
• On March 8, 2022, the Commission approved updated Best Practices:
• Prior to tenant design, the Port will demolish the space and provide a
"cold shell"
• After demo, the Port will verify as-built conditions with the future
tenant
• The Port will address any necessary base building conditions that may
need upgrading or replacement
• This project will perform the demolition and construction necessary to
provide a "cold shell" space for the future tenants.
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Justification
• Historically, tenants received Airport Dining & Retail (ADR) leased spaces
under an "as-is" condition that may have outdated/noncompliant base
building infrastructure in need of repair or contained previously
abandoned tenant infrastructure not depicted in project as-builts.
• The upgrades or removal of infrastructures significantly increased the
costs of the project to the tenant.
• The TASCR project is aimed to lower tenant costs and remove barriers to
entry by providing future tenants with a cold shell for buildout.
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Project Scope
Demolition of 18 ADR spaces to provide individual cold shell for future tenant
buildouts. The Port has separated scope into two initial categories: known demolition
and potential construction:
•
Known demolition scope includes the removal of: storefront finishes, signage,
interior drywall and ceiling to expose metal studs, demolition of floor sinks and
drains (back to the source), and the removal of food service equipment and hood
systems.
•
Potential construction scope includes: evaluation and/or upgrades to fire
suppression systems, Demarc packages, and grease waste piping.
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Project Locations Map
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Lease Expirations
Concourse A
Lease Expiration Date
Concourse D
CD-04 Hudson News
Lease Expiration Date
2027
CA-01 Hudson News
2026
CA-02 Hudson Marketplace
2026
Central Terminal
Lease Expiration Date
CA-08 Caffe D'arte
2026
CT-11 Made in Washington
2026
CA-12 Hudson News
2026
CT-17 Hudson Marketplace
2026
Lease Expiration Date
CT-19 Starbucks
2026
CB-07 Starbucks
2026
NE-01 US Bank
2026
CB-08 Hudson Marketplace
2026
CT-04 MAC Cosmetics
2027
Concourse C
Lease Expiration Date
CT-05 Coach
2027
CC-15 Dish D'Lish
2026
CT-16 Marmot
2027
CC-14 Starbucks
2026
CC-12 Hudson
2027
Concourse B
Baggage Claim
BC-03 SmarteCarte
Lease Expiration Date
2028
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Cost Breakdown
Budget Summary
Value
Preliminary Funds
$300,000
Design & Soft Cost
$2,547,000
75% Expense / 25% Capital Split
Construction
$7,526,000
75% Expense / 25% Capital Split
Total Estimated Project Cost
$2,148,000 / $399,000
$5,658,000 / $1,868,000
$10,373,000
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Cone of Certainty
We are here
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Schedule
Milestone
Current Schedule
Design Contract Execution
Q4 2025
Design Start
Q1 2026
Design Finish
Q4 2026
Notice to Proceed (Construction)
Q1 2027
Substantial Completion
Q3 2029
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Questions?
11