New KCI plan

7/25/2019 New KCI plan

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BACKGROUND:

After various studies, reports and deliberations the KCI Airport Terminal AdvisoryGroup (ATAG) has decided that renovation of any of the 3 existing TerminalBuildings (A, B, & C) will not yield an appropriate solution for the airports futurerequirements. Consequently all options for renovation have been shelved. Theirview is that a new terminal building on the site of existing Terminal A is the bestoption to be further considered.

Contrary to ATAGs decision, we convened a two-day workshop (Dec 1st and 2nd)in Kansas City to discuss renovation options for Terminal A at KCI. It seemed tous that the problems associated with renovation identied by ATAG were worthrevisiting as the cost for a new terminal would surely be signicantly greater than

a well-considered renovation plan. Also there are features within the existingterminals such as short walking distances and no changes in level that are verypopular with users that KCI customers are afraid of losing if a new terminal wereto replace the existing facility. It is worth noting that KCI has consistently ranked inthe top-ve airports in the North America Airport Satisfaction Study by J.D. Powerand Associates; in February 2010 the airport was the highest-rated medium-sizedairport; and in February 2008, U.S. News & World Report ranked the airport thethird least miserable airport in the US. (source Wikipedia)

The existing terminals have signicant embedded value and retaining themand reusing them is more sustainable than a teardown, both economically andenvironmentally particularly considering the investment that the community madewithin all three buildings about 10 years ago. The airport is well landscaped and theterminals are architecturally distinguished with memorable spatial characteristics,particularly if the interiors were to be returned to their original openness. Theseare very appropriate qualities for the gateway to a city and its surrounding region,explaining much of the affection for the airport felt by the Kansas City community.

That one of the terminals is currently unused is an extraordinary opportunity tocommence a phased airport upgrade in an efcient and cost-effective manner,which is not an opportunity enjoyed by many airports. Forecasting future air trafcpatterns is full of uncertainties; a big bang approach to the provision of airportinfrastructure is a far riskier proposition than an incremental phased approach.

It is our Groups opinion that there are some very real and worthwhile options for

the renovation of Terminal A that can yield a new terminal through a combinationof judicious renovation and the addition of new space where required. The bestof these hybrid solutions yields a highly functional facility that can be repeatedat Terminals B & C if and when KCIs needs for further expansion is required over

time. Renovation, or a hybrid solution, is a very good value proposition whencompared to the cost of a new terminal facility after what would rst necessitatethe demolition of Terminal A and the site made ready for new construction. Anew terminal would also involve considerable air-side apron reconguration andconstruction.

CURRENT PROBLEMS:

Within Terminal A there are currently four security checkpoints between the publicand secure areas of the airport which are inefcient to operate, inadequately sizedand lead to congestion and delay in busy periods. Within the secure areas thereis a paucity of passenger amenities such as comfortable waiting areas, restrooms,shops and food and beverage outlets, resulting in poor customer service and

amongst the lowest commercial revenue per passenger in the US. Commercialrevenue supports airport operations and reduces charges to airlines, helpingto keep ticket prices low. There is lack of space for baggage reclaim and poorexibility due to the ticketing and bag-drop areas interrupting the outer ring of gateareas.

HYBRID OPTION:

Terminal A is approximately 60 wide and a very long building. In its day, thewidth was adequate for gate holding area dimensions as there was no securityrequirement for separation between ticketed and un-ticketed passengers. Thesecurity measures now in place have rendered the terminals 60 width inadequateas the dividing wall in place that separates secure from unsecure space splits thewidth between these areas into an unacceptable, limiting dimension. The lengthof the building and its single-level public space were central to the original designrequirement for drive to your gate convenience. Today with the need for securitycheck points after check-in, the length of the building has necessitated multiplesecurity combs and longer walking distances than before.

Our solution is to expand the width of the building where the extra space is neededwhich is where ticketing/security, concourse and gate areas are layered againsteach other. An approximate doubling of the existing terminals width from 60 to120 is sufcient at these locations. To accomplish this we have sleeved newconstruction on the inside (roadside) of the terminal ring. The 60 of expansiontakes the terminal out to about the center island of the roadway where currentlythere are waiting areas for the commercial shuttles. An extra 60 of width is not

required along the entire arc of the existing terminal and in these locations theaddition has been kept to approximately 20. Relocating the boundary betweenthe public and secure areas to what is currently the front face of the building,will open up the interior of the terminal to its original spaciousness and provide

KCI TERMINALWORKSHOP


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plenty of space for a modern, locally-based concessions program that supportsregional businesses as well as providing a delightful, meaningful and memorableexperience for the passenger. Expanding the terminal inwards, towards the roadover the full length of the building will provide space for two spacious, state-of-the-art ticketing and bag-drop areas, two high-capacity security checkpoints to thelatest TSA dimensional standards and a large, new centra l baggage reclaim area.

One of the favorite aspects of the current terminals is their original feature ofmultiple drop-off and collection points for travelers. We have decided to maintainthis unique aspect of KCIs terminals in our design of the hybrid option and eschewthe central processing hall model favored by ATAG. ATAGs design also calls for

a two level terminal building that separates arriving and departing travelers andassociated vehicular trafc. We conclude this to be an unnecessary complexity,while conforming to new terminal designs at other airports, is nonetheless moreexpensive to build and less convenient for travelers than needed.

We have created two curbside drop-off zones that align with ticketing and bagdrop areas within the terminal building which are at the one-third points alongthe buildings arc. Immediately adjacent to each ticketing location is a securitycomb from where gate areas and associated amenities can be accessed. Thedistance from each security comb to the farthest gate is under 900 which is lessthan the maximum recommended distance to walk before moving walkways arerequired. The maximum and median distances from checkpoints to gates are bothsignicantly less than appears to be the case in ATAGs preferred new terminalconcept. Reducing security checkpoints will only improve the airports currentoperating cost from average to better than average.

There are currently four security combs in each terminal. Our proposal reducesthis number to two, correctly sized facilities. While one security comb would bepreferred, the balance between curb-side drop-off and walking distance withinthe terminal has to be balanced. We believe that two security combs is a goodcompromise between the ideal of one and the current number of four. Froman operating cost perspective it should be noted that KCIs current cost perenplanement is average amongst its peer group.

Baggage reclaim is in three zones; one at each end of the building (where they

currently are), and one larger central facility within the new roadside constructionarea adjacent to where it is currently. There is ample curbside length at theselocations and they are sufciently distant from drop-off areas at ticketing locationsthat they can operate effectively without congestion between the functions.

Beyond the secure boundary within the terminal there is a pair of retail/concession hubs to which all departing passengers are exposed after exiting thesecurity combs. From a retailing perspective, this is an ideal arrangement asall passengers should have the opportunity to become customers. KCI is lastamongst its peer group of 20 similar airports and currently generates only 40%of the concession revenue compared to the average within this group and just20% of the best performing terminal in the peer group (San Jose). If KCI could liftits retail performance to that of the average, it would result in almost $10 million

additional in retail revenue each year. If retail could approach that of San Joses,the gure rises to over $30 million additional annually.

PARKING GARAGE:

To increase the width of the building it will be necessary to re-align the roadon a tighter radius requiring modication to the existing parking garage. Thismodication involves removing the three existing circulation towers and relocatingthem clear of the new roadway. The towers are not structurally connected to theparking levels, so their demolition and reconstruction out of the way of the newroad is simple and will result in little loss to parking capacity.

It is further proposed that two additional levels of car parking be added abovethe top level of the existing garage. We expect that at least 650 cars per level ofparking will be maintained. Of the ve levels of carpark we suggest dedicating four

of these to private vehicles (two existing oors + two new oors = 2,600 spaces)and one level for commercial vehicles such as shuttle buses and taxis. This levelwould be at the top of the existing garage and would have a clear height betweenoor and structure of 15. Above this level would be the two new parking levels.

Our structural engineer has made a preliminary investigation of this proposaland is of the opinion that the parking garage can be modied as suggested andthat our allowance within the cost plan is adequate. We have included $31.75million for rebuilding the circulation towers, adding capacity to the existing footingsand columns, repairing any deterioration of the existing structure, new servicesthroughout, and adding two new oors of parking.

BENEFITS:

One existing terminal expanded in this way will provide one-half of the requiredairport capacity at around one-third the cost of the proposed new terminal. Aftercompletion of Terminal A, one of the other two terminals could be expanded in asimilar fashion with its timing synchronized exactly to suit actual air trafc growth.This will result in more manageable capital expenditure for the City at lower risk.

The familiar and convenient curbside-to-gate, single-level terminal is retained, andeven though walking distances are slightly increased due to the reduced numberof security checkpoints, they are short compared to the majority of similar sizedairports and the greater ease of passing through the security checkpoint will be amajor benet.

The passenger experience will be signicantly improved through a return to theopen interior of the original terminals which can become an icon for Kansas Cityproviding all the amenities and opportunities afforded to passengers at the bestcontemporary airports in the country. KCI can once again become a stand-outamongst its peers.

With all new systems, a renovated structure, and expanded car parking, the newTerminal A will have a long lifespan and will be efcient to operate. Revenueshould be substantially improved and operating costs will come down.

COST:

We have estimated the construction cost of our hybrid solution to be in the orderof $308 million including all construction, and an appropriate contingency (15%).

This solution would result in approximately 18 new gates; leaving terminals B &C in their current operable condition for redevelopment in the future following thesame hybrid approach and at a similar cost, plus relevant escalation.


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Cost Estimate Existing Terminal Conceptual Layout Phased Development Workshop Team

APPENDICES


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COST ESTIMATE

KCI RENOVATION BUDGET

Terminal A

New Construction 77,000 @ $ 1,000 per sqf $ 77,000,000

Renovated Construction 140,000 @ $ 600 per sqf $ 84,000,000

Airside Improvements $ 25,000,000

Renovated Garage 1,300 cars, plus commercial shuttles on level 3 $ 9,000,000

New Garage Levels (2 @ 650 cars) 1,300 cars @ $ 17,500 per space $ 22,750,000

Services/Infrastructure/Utilities/Baggage

Systems $ 40,000,000

Roads/Sidewalk & Curb $ 10,000,000

SUB TOTAL $ 267,750,000

Construction & Design Contingency @ 15% $ 40,162,500

$ 307,912,500

Design Fees @ 9% $ 27,712,125

TOTAL PROJECT COST $ 335,624,625


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EXISTING TERMINAL


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MCI Terminal AConceptual Layout;Expansion Inside the Ring

Overlay to City of Kansas City Aviation Department Drawing AC11P/101 (HNTB) of January 2001

-- Concessions Hubs*

-- Security Checkpoints

-- Ticketing & Bag Drop

-- Gate Areas & Amenities

-- Secure Concourse

-- Public Concourse

-- Baggage Reclaim

-- Secure Boundary

-- Arriving Passengers

-- Departing Passengers

-- Amended Roadway

-- Replacement Stairs & Lifts

Note(*): additional concessionslocated throughout secure areas

plus some located in the public

concourse.

0' 50' 100' 200'N

CONCEPTUAL LAYOUT


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EXISTING

PHASED DEVELOPMENT


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EXISTING TERMINAL A


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TERMINAL A GARAGE PARTIAL DEMO - PHASE 1


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TERMINAL A ADDITION - PHASE 1


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TERMINAL A ROAD AND SIDEWALK - PHASE 1


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COMPLETED TERMINAL A - PHASE 1


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TERMINAL B - PHASE 2


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TERMINAL C - PHASE 3


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GARAGES - PHASE 4


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HOTELS - PHASE 5


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TRAM TO PARKING - PHASE 6


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COMPLETED KCI PROJECT


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WORKSHOP TEAM

WOODS BAGOTSan Francisco, CA

Woods Bagot is a global design and consultingrm with a team of over 1000 people workingacross studios in Australia, Asia, the Middle East,Europe and North America. Specializing in vekey sectors Aviation and Transportation;Education, Science and Health; Lifestyle; Sport;and Workplace Woods Bagots diverse portfolio

spans more than 140 years, a legacy of design excellence. Over a period of 20years, Woods Bagot has led dozens of projects in the air and transport industryacross Europe, Asia, the Middle East and Australia. The range of work

encompasses a broad spectrum of planning projects from aeronauticalrequirements to freight, tourism and hotel precincts, logistics parks, corporateofce and business parks and ancillary infrastructure and development projects.

In the aviation industry alone, Woods Bagot has worked on projects for over 20airline clients and over 30 airport clients. Professionals within the practice havesubstantial experience across the full range of planning and design disciplinesrequired for airport master planning, terminal design and rail station planningand design. The accumulated knowledge and expertise in all aspects of facilityplanning, brief assessment, urban design and master planning, architecture andinterior design, documentation and construction enables Woods Bagot to provide afull range of services, creating innovative and inspiring designs that are groundedin sound technical performance, are easily deliverable and delight the traveler.

Woods Bagot, as lead designer, brings a substantial knowledge base andinnovative approach to the KCI Airport design workshop.

CRAWFORD ARCHITECTS

Kansas City, MO

Crawford Architects Kansas City ofce was established in 2001when several of the industrys leading design professionals cametogether to create one of the most unique rms in the country.Their collective experience includes award-winning publicassembly and mixed-use projects around the world. They are afull service architectural practice that specializes in the planningand design of public assembly projects including convention

centers, stadiums and arenas. Their partners have more than 60years of experience in designing projects on complex sites representing over $4billion dollars of construction successfully in place.

Crawford Architects is a national practice with Kansas City roots and in thiscapacity will be associate architect to Woods Bagot contributing their experienceof the local Kansas City design and construction environment to the KCI Airportdesign workshop.

MOTT MACDONALD

London, UK

Mott MacDonald is a global management,engineering and development consultancy adding

value for public and private clients on agenda-setting, next-generation projects worldwide. Asone of the worlds most experienced aviationconsultancies, Mott MacDonald provides aviation

advisory services to governments, civil aviation authorities, airport companies,equity investors and providers of debt nance in addition to project nance,technical, business planning and transaction advice for over $75 billion of airportassets in over 100 countries.

Their global expertise includes the following specialist areas:

Technical advisory and trafc forecasting Airline advisory services Airport planning and development strategies

Operational concept, critical systems and IT Design and capital delivery Sustainability and environmental management Asset management, operations and maintenance

Mott MacDonald aviation consultants have undertaken projects for over 16governments, 240 airports, and 12 airlines and have a deep understanding of theaviation industry from all viewpoints.

THE S-A-P GROUPSan Francisco, CA

The S-A-P Group is a San Francisco-based

consulting rm that provides planning servicesfor airports worldwide. Specializing in assistingairports with the creation of business-oriented


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development strategies, The S-A-P Group consultants integrate both nancial

analysis and facility planning to optimize an airports development goals. Thisability comes from staffs prior employment in the airport, airline, real estate, andgovernment sectors. It is supplemented by direct and recent project experiencewith numerous airport operators -- both large and small -- and with other clients,such as investment banks and property developers.

Their expertise is in the following areas:

Facility development plans Airport commercial and other revenue enhancement programs Airport business plans Activity forecasts (passengers and aircraft operations) Operating budgets (expenses and revenues) Capital expenditure programs

Financial plans Airline negotiations Airport privatizations Aeronautical regulation and fee-setting

One of the unique attributes of The S-A-P Group engagements is the incorporationof best-in-class assessments of the worlds top airports, the result of ourconsultants knowledge of more than 220 domestic and international airports in74 countries.

AUSTIN COMMERCIAL

Dallas, TX

Austin Commercial is one of the largest, most diversied buildersin the United States. It is nationally recognized for exceptionalsafety records, diversity inclusion programs and innovativeconstruction solutions in the following markets: advancedtechnology, aviation, corporate/ofce, healthcare, hospitality,mission critical, mixed-use/retail/residential, public assemblyand sports, and university. Completed aviation work includesfacilities for the cities of San Francisco, CA; Phoenix, AZ; Los

Angeles, CA; and Charleston, SC.

Austin Industries provides nearly every type of civil, commercial and industrialconstruction service, capitalizing on the depth of expertise in three operatingcompanies Austin Bridge & Road, Austin Commercial and Austin Industrial.Austin Industries is one of the 10 largest general contractors based in the southern

half of the U.S. and is the third largest merit shop contractor in America. Thecompany is consistently ranked in the top 50 of Engineering News Record (ENR)magazines Top 400 contractors.

WALLACE ENGINEERING

Kansas City, MO

Wallace Engineering provides structural engineeringservices to a wide array of clients: architects, engineers,contractors, developers, governmental entities, industriesand institutions. Wallace has extensive expertise in thedesign of new buildings as well as in the evaluation,renovation and repair of existing structures and building

design experience ranging from 60 story buildings and aircraft hangars to singlefamily residences. Wallaces experience also encompasses large-scale projectssuch as investigation and repair of football stadiums and multi-building ofcecomplexes to small-scale projects such as a building renovations and residentialadditions.

BHC RHODES

Overland Park, KS

BHC Rhodes is a customer service focusedcivil engineering and surveying consultancycommitted to serve clients in an environmentof collaboration, quality and with the highest

level of integrity. Founded in 1992 to deliver outstanding expertise in engineeringand surveying services, BHC Rhodes strives to be recognized by staying engagedwith customers and in the profession. They bring local civil engineering designexpertise and relevant knowledge from working at KCI on projects unrelated tothe current terminal project.

RIDER LEVETT BUCKNALL

Denver, CO

Rider Levett Bucknall is an independent, global property andconstruction practice with over 3,500 people in more than 120ofces across the Americas, Asia, Europe, Middle East, Africa,and Oceania, providing cost management, project managementand advisory services. The rm is committed to delivering highquality outcomes through advice focused on the cost, qualityand sustainability of the built environment.


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CRAWFORD ARCHITECTS LLC

1801 McGee Street Suite 200Kansas City, MO 64108

Stacey [email protected]

816 421 2640 telephone816 421 2650 facsimile

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New KCI plan