Seattle Terminal Radar Approach Control

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Overview

• Location: SeaTac, WA
• New construction
• 52,100 sq. feet (4,840 sq. meters)
• Project scope: 2-story building
• Suburban setting
• Completed July 2003

• Rating: U.S. Green Building Council LEED-NC, v.2/v.2.1--Level: Gold (39 points)

This building serves as the Terminal Radar Approach Control (TRACON) facility for aircraft approximately two to thirty miles from the Seattle-Tacoma (SeaTac) International Airport. TRACON facilities handle some of the busiest air traffic control functions anywhere within national airspace. In 2002, SeaTac was the 15th busiest passenger airport in the U.S., controlling 26 million people on 364,000 flights.

This building houses air traffic control and electronic equipment spaces, offices for management and facilities maintenance personnel, and various mechanical, electrical, and telecommunications areas.

Environmental Aspects

The design and construction of this building incorporated significant changes to current building standards in order to provide for a lessened impact on the environment, both during construction and over the life of the building. The building incorporates energy-efficient design strategies while maintaining all the operational and security features of a standard TRACON facility. This is the Department of Transportation's first LEED certified building.

Some of the building's significant green features include:

• A stormwater treatment and discharge plan that protects the onsite wetland and riparian habitat;

• A measurement and verification system that allows for ongoing monitoring of all energy systems;

• Raised floors that provide supply air and occupant control over the indoor environment in most occupied spaces; and

• Daylighting and views throughout 90% of the regularly occupied areas, except for critical functional areas in which daylighting is undesirable.

These and other innovative design and construction strategies have set a new standard for design within the Federal Aviation Administration.

Owner & Occupancy

• Owned and occupied by Federal Aviation Administration, Federal government

• Typically occupied by 100 people, 40 hours per person per week

Keywords

Integrated team, Green framework, Simulation, Green specifications, Commissioning, Performance measurement and verification, Operations and maintenance, Transportation benefits, Open space preservation, Wetlands, Stormwater management, Drought-tolerant landscaping, Glazing, HVAC, Lighting control and daylight harvesting, Efficient lighting, Recycled materials, Local materials, Certified wood, C&D waste management, Occupant recycling, Daylighting, Ventilation effectiveness, Thermal comfort, Low-emitting materials, Indoor air quality monitoring

Team & Process

Some stakeholders initially reacted to the green design concept with resistance. As the project progressed, however, this resistance turned to pride.

The project was completed within the budget and almost two weeks ahead of schedule.

[Jon Ikeda](learnmore.cfm?ProjectID=342) Federal Aviation Administration, Northwest Mountain Region Headquarters Owner/developer (Project manager) Renton, WA

[Mark Brandewie, P.E.](learnmore.cfm?ProjectID=342) Federal Aviation Administration Environmental building consultant (LEED engineer and commissioning authority) Renton, WA

Stephen Chapel Federal Aviation Administration, Northwest Mountain Region Headquarters Owner/developer (Site engineer) Renton, WA

Steve Head PCL Construction Services, Inc. Contractor (Site supervisor) Bellevue, WA [http://www.pcl.com](http://www.pcl.com)

Dan Chicasky PCL Construction Services, Inc. Construction manager (General site contact) Bellevue, WA [http://www.pcl.com](http://www.pcl.com)

Mody Catahan URS Corporation Architect Seattle, WA [http://www.urscorp.com](http://www.urscorp.com)

Brian Ashley Contractor (Site coordinator)

Bill Broz McGowan Broz Engineers, Inc. Mechanical engineer Bellevue, WA [http://www.mcgowanbroz.com](http://www.mcgowanbroz.com)

Steve Nicholes Construction manager (Mechanical contact)

Dennis Radunzel McGowan Broz Engineers, Inc. Electrical engineer Bellevue, WA [http://www.mcgowanbroz.com](http://www.mcgowanbroz.com)

Mike Duesing D.W. Close Company, Inc. Electrical contractor (Site supervisor) Seattle, WA [http://www.dwclose.com](http://www.dwclose.com)

Dennis Martinez J.P. Francis & Associates, Inc. Piping contractor Kent, WA

Lucy Stockton ATS Automation, Inc. Controls contractor (Project manager) Renton, WA [http://www.atsinc.org](http://www.atsinc.org)

Kevin Nix ATS Automation Inc. Controls contractor (Project engineer) Renton, WA [http://www.atsinc.org](http://www.atsinc.org)

Steve Flink MacDonald Miller, Inc. HVAC site supervisor

MacDonald Miller, Inc. Sheet metal and TAB contractor

Louis Aguillar Tenant representative

Dale Anderson URS Corporation Architect (Architect-of-Record and LEED Consultant) Seattle, WA

Mody Catahan URS Corporation Civil engineer Seattle, WA [http://www.urscorp.com](http://www.urscorp.com)

Cindy Hirsch URS Corporation Civil engineer Seattle, WA [http://www.urscorp.com](http://www.urscorp.com)

John Martin URS Corporation Architect (Project Manager) Seattle, WA

Land Use & Community

Site characteristics and clean-up

The new SeaTac Terminal Radar Approach Control (TRACON) building is located on Port of Seattle property at SeaTac International Airport. This site is on the west side of the larger airport property.

The site's grade falls away in all directions from roughly the center of the site, where the new facility was constructed. Wetlands are located on the lower east and west ends of the largely wooded property, and Miller Creek runs along the east side of the site. To protect the adjacent wetlands, almost seven acres of the site, including all land within 100 feet of the wetlands, were set aside as permanently protected areas.

Prior to leasing the property, FAA performed an environmental due diligence audit (EDDA) to identify potential liability. The EDDA revealed underground heating-oil storage tanks at several area homes. It also showed contamination from a nearby septic-tank pumping business. The area was littered with car bodies, waste oil drums, and pits and drums filled with unknown liquids. After the area was cleaned and the soils were tested, the area was declared safe and clean.

Urban heat-island effect

Light-colored concrete was used to minimize the project's contribution to the urban heat-island effect. Additionally, all roof surfaces are covered by an Energy Star roof membrane with high reflectance and high emissivity.

Light pollution

Residential neighborhoods surrounding the site are buffered from exterior lighting by the wetland and creek areas. All site lighting was placed so as to direct perimeter lighting back into the developed site, not towards neighboring properties, and fixtures have sharp cutoff construction and house shields to limit light pollution.

Transportation

FAA encourages alternative transportation to and from the SeaTac facility. To discourage use of single-occupant vehicles, FAA credits employees $60 per month if they participate in an alternative transit program, including the use of carpools and mass transit. Two bus lines serve stops within a quarter mile of the TRACON site.

Bike racks accommodating 20 bicycles (and therefore serving 20% of the projected staff occupancy) are protected by a covered patio near an exterior door with convenient access to showering facilities. Three shower stalls are available for men, and another three for women.

This project was designed with 149 parking stalls: 105 for staff, 30 for service personnel, and 14 for visitors. Of the staff stalls, ten are reserved for use by carpool and vanpool vehicles, and six, equipped with outlet posts, are reserved for electric vehicles.

• Support for Appropriate Transportation

  • Provide showers and changing areas for bicycle and pedestrian commuters

  • Provide storage area for bicycles
  • Provide access to public transportation
  • Provide vehicle access to support car and vanpooling
  • Provide incentives for non-automobile commuting options
  • Provide for electric vehicle charging

Site Description

The building footprint and paved areas were held to the absolute minimum needed to provide parking and FAA-required access to all building points. The combined total of hard surface development (206,470 ft2) represents far less than 50% of the total land committed to this project. Undeveloped land will retain its native conditions (primarily seasonal wetlands), while unpaved, developed land will be restored to native, xeriscape vegetation.

Stormwater

As the downstream wetlands have been identified as salmon habitat, several local stormwater treatment requirements apply to development at this site. All stormwater from the developed area is directed into two onsite stormwater detention ponds. These ponds were designed to control peak runoff flows to maintain the hydrologic cycle of the wetlands. They also allow for the settling of contaminants, including suspended solids (TSS) and phosphorous (TP). The ponds were sized to retain water from a 25-year storm, releasing it slowly into the wetlands.

Water flowing out of the detainment ponds is directed to two biofiltration swales, designed to remove additional pollutants. Each swale consists of a gently sloped, vegetated channel located in a shaded area. Grass blades and thatch enhance the sedimentation and trapping of pollutants. By the time water reaches the wetlands, the stormwater system will have removed 80% of the average annual post-development TSS and 40% of the average annual post-development TP.

• Lot size: 19.10 acres
• Building footprint: 35,000 sq ft (3,250 sq meters)
• Wetlands

Water Conservation and Use

No landscape irrigation is provided for this project. All landscaping plants were selected according to a xeriscape strategy. They are native to the Pacific Northwest region and will not need watering once they are established.

The project is projected to use 33% less water than a comparable, conventional facility. Toilets use 1.6 gallons per flush (gpf), and urinals use 0.5 gpf. Showerheads, the kitchen sink, and the janitor sink each use 2.5 gallons per minute (gpm). Lavatory faucets use 0.5 gpm.

Water Use -

Indoor potable water use: 500,000 gal/yr (1,890,000 liters/yr)

• Outdoor potable water use: 0 gal/yr (0 liters/yr)

• Potable water use per occupant: 5,000 gal/person/yr (18,900 liters/person/yr)

• Potable water use per unit area: 9 gal/sq ft (390 liters/sq meter)

• Development Impacts

  • Minimize development impact area
  • Limit parking area

• Landscape Plantings

  • Landscape with indigenous vegetation

• Demand for Irrigation

  • Select plants for drought tolerance

• Siting Analysis

  • Carry out a careful wetlands survey
  • Identify most degraded or ecologically damaged areas of a site

• Sites with Excessive Impacts

  • Avoid building on or degrading wetlands

Energy

This project is extremely equipment intensive, with equipment loads representing nearly 60% of the annual energy use. When these process and plug loads are removed from the calculations, the project is expected to use 14% less energy than a comparable, conventionally designed building.

Building envelope

The roof is insulated to an R value of 30. Low-emissivity glazing was used throughout the project.

Lighting

Daylighting is used where possible. Daylit spaces are equipped with dimming controls to reduce electric lighting use in response to the presence of daylight. Lighting power density is approximately 30% below ASHRAE 90.1-1999 requirements.

HVAC systems

The primary occupied spaces are served by an underfloor air distribution system, reducing fan power and chiller loads, and increasing the effectiveness of the economizer system.

High-efficiency, water-cooled chillers increase efficiency.

The project's heating, ventilation, air-conditioning, and refrigeration systems use no ozone-depleting CFCs, HCFCs, or halons.

The project was commissioned to ensure that the entire building was designed, constructed, and calibrated to operate as intended. Additionally, a measurement and verification plan was developed to monitor the ongoing performance of the lighting controls and major mechanical equipment.

STARS technology

FAA decided to install the new Standard Terminal Automation Replacement System (STARS) electronic air traffic control system in this project, in place of the older Automated Radar Terminal System (ARTS) IIIA system. This change is projected to reduce the building's connected electrical load by 40%. As a result, less heat is generated, reducing cooling loads and extending the life of the mechanical system. The project was awarded a LEED Innovation in Design credit for this strategy.

 

Materials & Resources

This project was constructed with tilt-up concrete walls, concrete foundations, concrete slab-on-grade, and concrete floor decks over metal decking.

Materials were selected for their environmental characteristics. On a cost basis, 26% of the materials used in the project are derived from recycled content. The project was awarded a LEED Innovation in Design credit for its use of materials with recycled content. 49% of the materials were manufactured within 500 miles of the project site, and of these, 58% were harvested within a 500-mile radius. The project was also awarded a LEED Innovation in Design credit for its use of regionally manufactured materials.

Due to its unique construction requirements, the project was allowed to use very little combustible material. Of the wood-based materials used in the project, however, 60% were certified by the Forest Stewardship Council to have come from well-managed forests.

A 200 ft2 recycling room directly adjacent to the loading dock stores recyclable waste generated by the building's occupants.

Reusable and recyclable construction waste was collected in labeled dumpsters, and approximately 91% of all waste was diverted from the landfill. Due to the large amount of concrete used in the building's construction, concrete was the largest component of construction waste, measured by weight. Other recycled materials included clean wood, steel, gypsum, cardboard, and mixed paper.

• Access Flooring Systems
• Diffusers for Access Floor Systems
• Lighting Control Systems
• Recycled-Content Carpet Tile
• Recycled-Content Synthetic-Gypsum Board
• Recycled-Glass Ceramic Tiles
• Recycled-Rubber Athletic Flooring
• Tubular Skylights

• Zero-VOC Interior Paints

• Protection of Global Ecosystem

  • Minimize ozone-depletion potential of refrigerants in cooling systems

• Job Site Recycling

  • Investigate local infrastructure for recycling
  • Set up labeled bins to keep recyclable materials separate

• Recycling by Occupants

  • Specify recycling receptacles that are accessible to the occupants

• Post-Consumer Recycled Materials

  • Use recycled-plastic benches or picnic tables
  • Use recycled-plastic wheel stops and speed bumps
  • Specify carpet tiles made with recycled-content backing

• Pre-Consumer Recycled Materials

  • Use recycled-content rubber flooring

• Materials and Wildlife Habitat

  • Use wood products from independently certified, well-managed forests for rough carpentry

• Transportation of Materials

  • Prefer materials that are sourced and manufactured within the local area

Indoor Environment

Ventilation and thermal comfort

This project complies with both ASHRAE 62-1999, "Ventilation for Acceptable Indoor Air Quality," and ASHRAE 55-1992, "Thermal Environmental Conditions for Human Occupancy."

Indoor air quality management during construction and building operation was a key component of this project. A two-week building flushout with new filtration media and 100% outside air was conducted prior to occupancy. All building zones were set to "occupied" throughout the period to ensure maximum air circulation. The facility was designed to incorporate 90% filtration in the air-supply equipment at all times and includes charcoal cartridge filters to further improve indoor air quality.

In 62% of the building, a raised floor plenum is used for the supply air with return air at the ceiling. This provides for full mixing of air as it passes through the occupied areas. Carbon dioxide monitoring is provided on the return side of the two main air-handling systems, allowing the amount of fresh air within the building to be modified based upon actual conditions. Due to the operational nature of this building, it is necessary to provide a minimum of 10% outside air at all times, ensuring proper pressurization to critical areas and limiting the flow of dust and other particulates around sensitive electronic equipment.

The building is provided with approximately 70 zones of control for individual comfort. These areas include all regularly occupied areas. Humidity control has been provided for the critical electronics areas and air traffic control areas. Operators can interface with the temperature control system via individually located thermostats and with the humidity controls via the building automation control system.

Daylight and views

Approximately 80% of the building spaces occupied for critical visual tasks are provided with a minimum daylighting factor of 2%. Approximately 91% have a direct line of sight to windows. Excluded from these calculations are areas for which daylight projection would adversely affect control operations. Flight control monitoring and radar display equipment must be operated in low ambient light conditions and no glare. FAA expressly forbids daylighting of any sort in the main controls room.

Avoidance of contaminants

Low-VOC adhesives and sealants, paints and coatings, carpet systems, and composite wood products were used throughout the project.

Recessed, permanent walk-off mats at all high-volume entries capture and trap particles at their point of entry.

Full-height walls separate all maintenance and hazardous storage areas from regularly occupied spaces. In order to contain chemical spills, floors in chemical mixing areas slope to trench drains, which are disconnected from sanitary systems. Chemicals are limited to those used for general housekeeping and cleaning of spaces and equipment. All chemical storage and mixing areas, along with the copy center, are maintained under negative pressure and have dedicated, separate exhaust systems that vent directly outside.

The typical condenser water-treatment system requires the periodic addition of chemicals to eliminate the build-up of bacteria, moss, and other scales that impair the operation of the system. The water-treatment system used in this project, in contrast, utilizes an electrical charge to break up and inhibit the growth of contaminants; it requires no chemicals. This reduces the time and cost of maintenance while eliminating the exposure of maintenance personnel to these chemicals. The project was awarded a LEED Innovation in Design credit for this strategy.

By federal law, smoking is prohibited within all federal work facilities. An exterior smoking shelter is provided 25 feet west of the building. The shelter is not located near operable windows or main entrances to the building. Furthermore, the mechanical spaces are located on the east side of the building, and fresh-air intakes are located on the roof of the building.

• Entry of Pollutants

  • Locate outdoor air intakes away from pollution sources

• Thermal Comfort

  • Provide occupants with the means to control temperature in their area

• Visual Comfort and The Building Envelope

  • Use skylights and/or clerestories for daylighting

• Ventilation and Filtration Systems

  • Specify ventilation rates that meet or exceed ASHRAE Standard 62-1999

• Reduction of Indoor Pollutants

  • Use only very low or no-VOC paints
  • Avoid wood products made with urea-formaldehyde binder
  • Use only very-low-VOC carpet adhesives

• Building Commissioning for IEQ

  • Commission the mechanical and electrical systems prior to occupancy

  • Use a comprehensive commissioning process to ensure that design intent is realized

• Facility Policies for IEQ

  • Recommend a non-smoking policy for the building

Awards

• Associated General Contractors of Washington Awards in 2004;  Category/title: New Building Construction ($25M to $50M)

Ratings

• U.S. Green Building Council LEED-NC, v.2/v.2.1 in 2004;  achievement level: Gold (39 points)

  • Sustainable Sites, 8 of 14 possible points

    • SS Prerequisite 1, Erosion & Sedimentation Control
    • SS Credit 1, Site Selection

    • SS Credit 4.2, Alternative Transportation, Bicycle Storage & Changing Rooms

    • SS Credit 4.4, Alternative Transportation, Parking Capacity

    • SS Credit 5.1, Reduced Site Disturbance, Protect or Restore Open Space

    • SS Credit 5.2, Reduced Site Disturbance, Development Footprint
    • SS Credit 6.2, Stormwater Management, Treatment

    • SS Credit 7.2, Landscape & Exterior Design to Reduce Heat Islands, Roof

    • SS Credit 8, Light Pollution Reduction

  • Water Efficiency, 4 of 5 possible points

    • WE Credit 1.1, Water Efficient Landscaping, Reduce by 50%

    • WE Credit 1.2, Water Efficient Landscaping, No Potable Water Use or No Irrigation

    • WE Credit 3.1, Water Use Reduction, 20% Reduction
    • WE Credit 3.2, Water Use Reduction, 30% Reduction

  • Energy and Atmosphere, 4 of 17 possible points

    • EA Prerequisite 1, Fundamental Building Systems Commissioning
    • EA Prerequisite 2, Minimum Energy Performance
    • EA Prerequisite 3, CFC Reduction in HVAC&R Equipment

    • EA Credit 1.1a, Optimize Energy Performance, 15% New 5% Existing

    • EA Credit 3, Additional Commissioning
    • EA Credit 4, Ozone Depletion
    • EA Credit 5, Measurement and Verification

  • Materials and Resources, 6 of 13 possible points

    • MR Prerequisite 1, Storage & Collection of Recyclables
    • MR Credit 2.1, Construction Waste Management, Divert 50%
    • MR Credit 2.2, Construction Waste Management, Divert 75%

    • MR Credit 4.1, Recycled Content: 5% (post-consumer + 1/2 post-industrial)

    • MR Credit 4.2, Recycled Content: 10% (post-consumer + 1/2 post-industrial)

    • MR Credit 5.1, Local/Regional Materials, 20% Manufactured Locally

    • MR Credit 7, Certified Wood

  • Indoor Environmental Quality, 12 of 15 possible points

    • EQ Prerequisite 1, Minimum IAQ Performance
    • EQ Prerequisite 2, Environmental Tobacco Smoke (ETS) Control
    • EQ Credit 2, Increase Ventilation Effectiveness

    • EQ Credit 3.1, Construction IAQ Management Plan, During Construction

    • EQ Credit 3.2, Construction IAQ Management Plan, Before Occupancy

    • EQ Credit 4.1, Low-Emitting Materials, Adhesives & Sealants
    • EQ Credit 4.2, Low-Emitting Materials, Paints
    • EQ Credit 4.3, Low-Emitting Materials, Carpet
    • EQ Credit 5, Indoor Chemical & Pollutant Source Control
    • EQ Credit 6.2, Controllability of Systems, Non-Perimeter
    • EQ Credit 7.1, Thermal Comfort, Comply with ASHRAE 55-1992
    • EQ Credit 7.2, Thermal Comfort, Permanent Monitoring System
    • EQ Credit 8.1, Daylight & Views, Daylight 75% of Spaces
    • EQ Credit 8.2, Daylight & Views, Views for 90% of Spaces

  • Innovation and Design Process, 5 of 5 possible points

    • ID Credit 1.1, Innovation in Design
    • ID Credit 1.2, Innovation in Design
    • ID Credit 1.3, Innovation in Design
    • ID Credit 1.4, Innovation in Design
    • ID Credit 2, LEED® Accredited Professional

  This project received Innovation in Design credits for "Process Load Energy Savings," "Chemical Free Condenser," and exemplary performance in Materials & Resources credits 4.1 and 5.1.

Learn More

• Web sites

  • Seattle TRACON Web site
    This is the official Web site of the Seattle TRACON branch of the National Air Traffic Controllers Association. This group (Local S46) represents the air traffic control specialists employed at Seattle TRACON.

  • STARS Web site
    This Web site describes the new Standard Terminal Automation Replacement System (STARS), a joint program of the U.S. Department of Defense and the Federal Aviation Administration. STARS replaces the older and more energy-intensive Automated Radar Terminal System (ARTS).

• Others

  • Peer reviewed paper: Evaluating the Energy Performance of the First Generation of LEED-Certified Commercial Buildings by Diamond, Rick; Opitz, Mike; Hicks, Tom
    Publication: 2006 ACEEE Summer Study on Energy Efficiency in Buildings (2006)

*Primary Contact* Mark Brandewie, P.E. Federal Aviation Administration Environmental building consultant (LEED engineer and commissioning authority) 1601 Lind Ave., SW Renton, WA  98055-4056 425-227-2484

Jon Ikeda Federal Aviation Administration, Northwest Mountain Region Headquarters Owner/developer (Project manager) 1601 Lind Ave. SW Renton, WA  98055 425-227-2217