Template revised January 10, 2019.
COMMISSION
AGENDA MEMORANDUM
Item No.
8b
ACTION ITEM
Date of Meeting
November 19, 2024
DATE: November 12 , 2024
TO: Stephen P. Metruck, Executive Director
FROM: Laurel Dunphy, Director, Airport Operations
Eileen Francisco, Director, Aviation Project Management
Clare Gallagher, Director, Capital Project Delivery/External Relations
SUBJECT: Flight Corridor Safety Program - 2024
Amount of this request:
Total estimated project costs:
$3,100,000
$9,700,000
ACTION REQUESTED
Request Commission authorization for the Executive Director to (1) to authorize design and
contract development for the Flight Corridor Safety Program 2024; (2) negotiate and obtain
easements as the permanent approach for obstruction management; and (3) pay fees to the
Washington State Department of Transportation (WSDOT) and/or local jurisdictions for them to
perform replanting for obstructions identified to be removed from their properties. The total
cost estimate for this request is $3,100,000.
EXECUTIVE SUMMARY
The 2024 Flight Corridor Safety Program (FCSP) is intended to comply with Federal Aviation
Administration (FAA) regulations and the Port’s Land Stewardship Policy by removing existing
and anticipated obstructions to airspace (flight paths) consisting primarily of trees around
Seattle-Tacoma International Airport (Airport); replanting trees with compatible species, in
appropriate locations or pay an in-lieu fee for other public agencies to perform replanting; and
acquiring property rights to perform obstruction management and prevent establishment of
future obstructions.
This program, first initiated in 2014, is an on-going program to ensure the airport’s compliance
with Federal Aviation Administration regulations and state laws regarding prevention of airport
hazards, and the airport’s operating certificate requiring airport operators to protect flight
operations into and out of the airport. The developed design will align with Port Landscape
Design Standards (which incorporates the Port’s Land Stewardship Principles and Tree
Replacement Policy Directive) for removal of obstructions identified within the Airport Activity
COMMISSION AGENDA Action Item No. 8b Page 2 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
Area (AAA) and comply with applicable tree replacement standards and avigation easements
for obstructions located outside the AAA. Revegetation will occur on-site where existing
vegetation is removed or at nearby off-site properties.
In implementing the FCSP 2024, the Port will need to memorialize or assert its rights to access
non-port properties for purposes of tree removal and replanting, and will seek, in coordination
with property owners, permanent easements or other lawful airport protection privileges for
continued, long-term protection of the flight surfaces. To support effective communication and
transparency with property owners affected by the program, Port staff will work directly with
those impacted. The project team is working on an updated website and will make it available
to the public for information sharing.
Aerial obstruction analysis conducted in 2023 identified approximately 220 trees as
obstructions. Of these trees, WSDOT will be removing some of the obstructions located within
the SR509 project-clearing boundaries. The funding being sought will be used to develop the
design and refine the number of obstructions removed. The obstructions are located on
properties owned by the Port of Seattle, other public agencies (WSDOT, City of SeaTac and City
of Burien), and up to three private properties. The majority of obstructions are on Port-owned
properties.
This program will also look to maintain mitigation sites and replace trees that did not survive
from the 2014 replanting program.
Construction is planned to start in 2025 and be completed by end of the year 2026.
JUSTIFICATION
SEA operates under several federal and state regulations and requirements to ensure safe
operating conditions including obstruction removal. These regulations and requirements
include:
1. Federal Requirements for Airport Operators to Control Obstructions
Federal Aviation Regulation (FAR) Part 77, “Safe, Efficient Use, and Preservation of the
Navigable Airspace”
FAR Part 139, “Certification of Airports”
Advisory Circular (AC) AC 150/5300.13B, “Object Clearing”
Grant Assurance 20, “Hazard Removal and Mitigation”
Grant Assurance 21, “Compatible Land Use”
COMMISSION AGENDA Action Item No. 8b Page 3 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
2. State Requirements for Airport Operators to Control Obstructions
RCW 14.12.020, “Airport hazards contrary to public interest”
RCW 14.08.030, “Acquisition of property and easementsEminent domain
Encroachments prohibited”
Diversity in Contracting
Through the Diversity in Contracting program, a Women and Minority Business Enterprise
(WMBE) aspirational goal will be established for this program and will be included in future
contracts.
DETAILS
Flight Corridor Safety Program is an ongoing program that, approximately every five years,
evaluates and mitigates obstructions in the vicinity of the airport. This program commenced in
2014 with a Port-commissioned aerial obstruction analysis to compare tree heights to surfaces
used by the FAA to determine obstructions to navigation.
Scope of Work
Scope of Work for this authorization includes:
(1) Design and contract development for obstruction removal and tree replacement
(2) Negotiate and obtain easements
(3) Pay in-lieu fees to the Washington State Department of Transportation (WSDOT) and/or
local jurisdictions for them to perform replacement for obstructions identified to be
removed from their properties.
Following the above scope, Program staff plans to return to Commission to request
authorization for construction in 2025.
Schedule
Activity
Design start
Commission construction authorization
Construction start
Construction completion
Cost Breakdown
This Request
Total Project
Planning
Design
$3,100,000
Construction
Total
$3,100,000
COMMISSION AGENDA Action Item No. 8b Page 4 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
ALTERNATIVES AND IMPLICATIONS CONSIDERED
Alternative 1Do not authorize funds for design
Cost Implications: $600,000 expense costs to date
Pros:
(1) No additional expenditure required
Cons:
(1) FAA could consider the Airport to be non-compliant with Federal rules and
regulations.
(2) Does not follow state laws regarding prevention of airport hazards.
(3) Does not meet the Airport’s operating certificate requirements for airport operators
to protect flight operations into and out of the airport.
(4) Does not meet the Airport’s strategic goals and objectives, such as improving the
operational efficiency and customer experience at SEA.
This is not the recommended alternative.
Alternative 2Authorization to complete design and contract documents
Cost Implications: $3,100,000
Pros:
(1) Allows us to prepare for compliance with FAA and State regulations to manage
identified obstructions in a timely manner.
(2) Allows us to prepare to meet the Airport’s operating certificate requirements for
airport operators to protect safe flight operations into and out of the airport.
(3) Allows us to prepare to meet the Airport’s strategic goals and objectives, such as
improving the operational efficiency and customer experience at SEA.
Cons:
(1) Expenditures in 2025
This is the recommended alternative.
FINANCIAL IMPLICATIONS
Cost Estimate/Authorization Summary
Total
COST ESTIMATE
Original estimate
$9,700,000
AUTHORIZATION
Previous authorizations
$600,000
Current request for authorization
$3,100,000
COMMISSION AGENDA Action Item No. 8b Page 5 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
Total authorizations, including this request
$3,700,000
Remaining amount to be authorized
$6,000,000
Annual Budget Status and Source of Funds
The expenditures will be included in the division’s annual operating budget. The cost for
removal and replacement on Port property is an operating expense and the expenditures on
non-Port property is categorized as non-operating Public Expense. The project costs will be
accounted for as public expense and included in the airline rate base (Airfield Movement Area)
as an amortized cost, recognizing there is a multi-year benefit. The funding source will be
Airport Development Fund (ADF).
Financial Analysis and Summary
Project cost for analysis
$9,700,000
Business Unit (BU)
Airfield Movement Area
Effect on business performance
(NOI after depreciation)
NOI after depreciation will decrease in the year of
expenditure and increase in subsequent years.
IRR/NPV (if relevant)
N/A
CPE Impact
$0.08 in 2027
ADDITIONAL BACKGROUND
The Port completed an aerial obstruction analysis in 2018 to update the number of
obstructions. In response to community feedback, Commission guidance and in consultation
with the FAA, the Port used revised criteria in 2018 to identify obstructions that had the most
direct impacts to safe and efficient aircraft operations. Once all obstructions were verified by
site visits, the removal and replacement work began in 2020. All removal and replanting work
was completed in Quarter 1, 2022. Tree replacement sites were also completed and were
subject to a 5-year performance monitoring and maintenance period for tree survival and
invasive species cover.
In total, 978 trees were removed. The majority were on Port property (789) with the remaining
on Washington Department of Transportation (WSDOT) right-of-way (102), other public
properties (47) and private properties (40).
On Port property, the Port replaced removed tree obstructions at a 4:1 ratio, including invasive
clearing to prepare sites for planting. For other public properties, the Port paid each entity in-
lieu fees for replanting at the ratio specified by city code. For private properties, the Port
offered to replace trees either on-site or on Port property up to a four to one ratio.
The Port coordinated directly with all public and private property owners on scopes of work
specific to their properties and on permanent easements on the properties where there is
potential that additional trees may require removal in the future. The easement values were
COMMISSION AGENDA Action Item No. 8b Page 6 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
determined by an appraiser in accordance with applicable standards for determining fair
market value.
Environmental best management practices are an integral part of the Flight Safety Corridor
Program’s overall design, leaving vegetation barriers near buildings and streets, planting low-
growing native varietals that will not become future obstructions, and removing and controlling
invasive species.
ATTACHMENTS TO THIS REQUEST
(1) Presentation slides
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS
July 26, 2022 The Commission authorized (1) advertise and execute a professional Service
Agreement for technical expertise (2) complete aerial obstruction data collection, field
verification, and obstruction data analysis (3) conduct environmental review, and
(4) execute agreements with public agencies as needed.
April 29, 2022 The Commission Aviation Committee was briefed on the Flight Corridor
Safety Program Overview; 2019 program accomplishments and status; and upcoming
request for Commission authorization for 2024 program in June 2022.
March 24, 2020 Commission authorized adoption of Port of Seattle Resolution No. 3771,
providing for the acquisition of certain real property interests, authorizing negotiation
or condemnation and directing other actions consistent with the program and aviation
safety.
February 25, 2020 Introduction of Port of Seattle Resolution No. 3771, providing for the
acquisition of certain real property interests, authorizing negotiation or condemnation
and directing other actions consistent with the program and aviation safety.
January 28, 2020 The Commission authorized (1) use existing job order contracts for
removal of current and future flight path obstructions from non-port properties and
associated replanting of replacement trees; (2) advertise and execute construction
contracts for replanting of replacement trees; (3) pay fees to the Washington State
Department of Transportation (WSDOT) and local jurisdictions for them to perform
replanting for certain obstructions removed from their properties; (4) execute
agreements with public agency and private property owners as needed for purposes of
obstruction management; and (5) acquire those property rights reasonably necessary
for obstruction management and preventing future creation or establishment of airport
hazards.
COMMISSION AGENDA Action Item No. 8b Page 7 of 7
Meeting Date: November 19, 2024
Template revised June 27, 2019 (Diversity in Contracting).
November 14, 2017 The Commission authorized to (1) increase the project budget for the
Flight Corridor Safety Program Phase 1 by $2,600,000 for a new total of $5,806,000 (2)
execute change order(s) in excess of $300,000 as necessary to complete the tree
removal work and (3) advertise and execute a major works construction contract to
remove invasive species and complete revegetation for Flight Corridor Safety Program
Phase 1 at Seattle-Tacoma International Airport.
February 28, 2017 The Commission authorized to prepare environmental, design and
contract bid documents for the Flight Corridor Safety Program now-combined Phase 2
and Phase 3 at Seattle-Tacoma International Airport.
August 9, 2016 The Commission authorized advertisement and execute a major works
construction contract for the Flight Corridor Safety Program Phase 1.
February 9, 2016 The Commission authorized design, advertise and execute a major works
construction contract for the 2016 Flight Corridor Safety Obstruction Management
Project at Seattle-Tacoma International Airport.
November 24, 2015 Flight Corridor Safety Obstruction Management Briefing