ATTACHMENT C
RS&H ASSESSMENT
August 15, 2025
Bono Concourse Escalator Assessment
Palm Springs International Airport
City of Palm Springs, CA
Bono Concourse Escalator Assessment
Final Submittal
August 15, 2025
Palm Springs, CA
RS&H No. 1026-5278-013
Prepared by RS&H California, Inc. at the
direction of The City of Palm Springs,
Palm Springs International Airport
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Table of Contents
1 Executive Summary ........................................................................................................................................... 1-2 2 Project Overview ................................................................................................................................................ 2-2
2.1 General ........................................................................................................................................................ 2-2
2.2 Escalator History ...................................................................................................................................... 2-2
2.3 Scope of Work .......................................................................................................................................... 2-3 3 Site Investigation ................................................................................................................................................ 3-3
3.1 Site Investigation ..................................................................................................................................... 3-3
3.2 Findings....................................................................................................................................................... 3-4
3.3 Site Challenges ......................................................................................................................................... 3-4 4 Escalator Options ............................................................................................................................................... 4-8
4.1 In-Truss Modification ............................................................................................................................. 4-8
4.2 New Construction ................................................................................................................................... 4-8
4.3 Kone Repair-In-Place ............................................................................................................................. 4-9 5 PSP Options Analysis ........................................................................................................................................ 5-9
5.1 In-Truss Modification ............................................................................................................................. 5-9
5.2 New Construction ................................................................................................................................ 5-10
5.3 Kone Repair-in-Place .......................................................................................................................... 5-11
5.4 Recommendation ................................................................................................................................. 5-11 6 Further Recommendations .......................................................................................................................... 6-12
6.1 More Robust Service Agreement ................................................................................................... 6-12
6.2 Reduce Daily Run Time ...................................................................................................................... 6-12
6.3 Extend Shade over Escalators .......................................................................................................... 6-12
6.4 Procure Maintenance/Service Competitively ............................................................................ 6-12 7 Appendices ........................................................................................................................................................ 7-12
7.1 Airport Commission Presentation .................................................................................................. 7-13
7.2 Photos ...................................................................................................................................................... 7-14
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List of Figures
Figure 2-1 Bono Concourse Escalators ............................................................................................................... 2-3 Figure 3-1 Back-of-house Chiller Equipment ................................................................................................... 3-4 Figure 3-2 Back-of-house Chiller Equipment ................................................................................................... 3-5 Figure 3-3 Walls from Bono Concourse As-Builts .......................................................................................... 3-6 Figure 3-4 Walls from Bono Concourse As-Builts .......................................................................................... 3-6 Figure 3-5 Escalator at top of current escalators ............................................................................................ 3-7 Figure 3-6 Shade structure foundation. ............................................................................................................. 3-8 Figure 5-1 Analysis Comparison ............................................................................................................................ 5-9
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INTENTIONALLY BLANK
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1 Executive Summary
The City of Palm Springs (City), owner and operator of Palm Springs International Airport (PSP), has selected RS&H to provide an assessment of the Bono Concourse escalators (Project).
The escalators in the PSP Bono Concourse have been observed to be noisy during operation and require maintenance visits more frequently than is typical for their age. RS&H, and team member VDA, were tasked with evaluating the escalators and providing options for either repairs or replacement. The options developed include the following:
» In-Truss Modification
» New Construction (Replacement)
» Kone Repair-in-Place
All three options were evaluated based on total constructed cost estimates as well as the overall delivery program and schedule. Ultimately, the In-Truss Modification was recommended as the best alternative for PSP to restore operational resilience to the escalators with an appropriate capital cost and minimal operational disruption.
2 Project Overview
2.1 General
RS&H has prepared this report to outline the scope of the project, document the Engineer’s findings of the in-place escalators, present the Engineer’s assessments of alternatives, and identify a recommended alternative. The report was authorized by Task Order No. 13, dated April 23, 2025, to be completed in accordance with the terms and conditions of the Master Consulting Agreement between the Owner and RS&H, dated January 15, 2024.
2.2 Escalator History
The Bono Concourse, constructed in 1999, was originally equipped with base-grade commercial escalators that were not intended for outdoor use. Approximately nine years ago, Kone performed an in-truss modification as part of an EcoMod upgrade; however, no as-built documentation for this project has been located. Currently, the escalators are maintained under a service contract with the State, and maintenance is performed by TK Elevators (TK). The escalators are shown below in figure 2-1.
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Figure 2-1 Bono Concourse Escalators
2.3 Scope of Work
The City has been in communication with several escalator manufacturers for budget and feasibility information. Those manufacturers have indicated structural modifications will be required to install new escalator units. Structural modifications pose both an operational and a budget risk to the planned replacement.
The City has requested RS&H perform a review of the in-place escalators and evaluate options for replacement. The two main options are:
» Rebuilding the existing escalators and within the same available space. » Removing the existing escalators and replacing them with longer units that would require increasing the length of the lower pit by excavating to the west.
Estimates for each option will also be developed.
3 Site Investigation
3.1 Site Investigation
Representatives from RS&H and VDA visited the site with a maintenance team scheduled concurrently to assist with opening the pits and removing steps. In-place conditions of the existing escalators were documented and any special conditions noted. The site investigation
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was conducted on June 5, 2025. Note the TK representatives could not remove steps for our team during this visit.
3.2 Findings
The escalators are making a constant cyclical noise. The guide track for the handrails is damaged, causing excessive wear to the handrails. Additionally, the escalators require more maintenance callouts than industry standard, and the handrails are needing replacement at a higher rate than normal.
Bono Concourse chiller units are located directly under the top escalator pits, and the escalators become very hot during late afternoon sun exposure. Furthermore, the pits and the interior of the units are not being cleaned regularly.
3.3 Site Challenges
The chiller equipment for the Bono Concourse would require relocation prior to installation of a new unit. A new unit will require a large pit at the top and bottom for the equipment. The chiller equipment is nearly 30-years old and a relocation of the equipment would likely create additional issues requiring work to maintain chiller operations. Below are some photos highlighting the potential conflict.
Figure 3-1 Back-of-house Chiller Equipment
Bottom of current
escalators
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Figure 3-2 Back-of-house Chiller Equipment
Bottom of current
escalators
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The walls around the escalators and into the back-of-house services area are structural. Any required modification would be extensive and likely require seismic review.
Figure 3-3 Walls from Bono Concourse As-Builts
Figure 3-4 Walls from Bono Concourse As-Builts
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The elevator and the shade structure foundations are located adjacent to the existing escalator pits and in the way of new pits required for a new escalator. The elevator is currently being upgraded and it would be costly to relocate/modify to suit if required.
Figure 3-5 Escalator at top of current escalators
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Figure 3-6 Shade structure foundation 5’ from the base pits for the current escalators. 4 Escalator Options
4.1 In-Truss Modification
An escalator in-truss modification involves upgrading or replacing components within the existing truss structure of the escalator. The truss is the main framework that supports the escalator's steps, handrails, and other mechanical parts. This type of modification is typically undertaken to improve the escalator's performance, safety, and reliability without the need for a complete replacement. It can include the installation of new motors, control systems, steps, and handrails, as well as enhancements to the escalator's safety features. By focusing on the in-truss components, this modification aims to extend the lifespan of the escalator and ensure it meets current standards and regulations.
4.2 New Construction
Installing a new escalator in an existing facility can have several potential implications. Firstly, it can significantly enhance the efficiency and safety of vertical transportation within the building,
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providing a smoother and more reliable experience for users. However, the installation process may require substantial structural modifications to accommodate the new equipment, which could lead to temporary disruptions in the facility's operations. Additionally, the cost of installation and potential downtime must be considered, as they can impact the facility's budget and productivity. On the positive side, a new escalator can improve the overall aesthetic appeal and modernity of the facility, potentially increasing its value and attractiveness to visitors and tenants. Moreover, newer escalators often come with advanced safety features and energy- efficient technologies, contributing to long-term operational savings and sustainability goals.
4.3 Kone Repair-In-Place
This option would be to have Kone come in and do a detailed site investigation of the unit followed by executing the required repairs to bring the unit back into its serviceable lifespan.
Kone has indicated that the EcoMod performed most recently should not be exhibiting the problems seen today.
5 PSP Options Analysis
For the three options identified an estimated schedule, sequence, and cost were developed.
Schedule development included design, bid/solicitation, procurement, fabrication, and construction. Estimates included design, construction, and construction administration.
Sequencing accounted for operational disruptions to the passenger experience. The analysis is summarized in the following figure. Each item is broken down into subsequent sections.
In-Truss
Modification
New Construction
(Replacement)
Kone Repair-in-
Place
Cost $1,400,000 $7,700,000 $435,000*
Schedule 525 calendar days 623 calendar days 183 calendar days Passenger Experience 6-7 months w/ only
one escalator
6-7 months w/o
escalators
1-2 months w/ only
one escalator
Serviceable Life 20 years 30 years Unknown
Figure 5-1 Analysis Comparison
* A detailed investigation required to validate actual values
5.1 In-Truss Modification
The In-Truss Modification would be designed by providing performance specifications for qualified vendors to bid on. Following the bid process the contractor/vendor would take detailed measurements at Palm Springs, fabricated and procure required parts, and then mobilize to site for construction.
The estimate is broken down as follows:
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The schedule is broken down as follows:
* Escalators Disrupted for Site Investigation
5.2 New Construction
The New Construction (or complete replacement) would be designed by providing a complete set of plans and specifications for structural modifications, temporary stairs and ramps, chiller relocation, and other utility rerouting. A performance specification would be developed for the escalator. A general contractor would be procured via bid solicitation. Following the bid process the contractor would commence construction and procure the escalators. Installation of the escalators would be completed by the contractor in cooperation with the vendor.
The estimate is broken down as follows:
The schedule is broken down as follows:
Design NTP(8/1/25)
PSP Bids(9/19/25)
Project NTP(1/9/26)
Installation Begin(5/29/26)First Escalator Complete(9/18/26) Second Escalator Complete(1/8/27)
*
Only 1 Escalator In Service
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5.3 Kone Repair-in-Place
The Kone Repair-in-Place project would require Kone to be contracted directly to perform a detailed assessment in conjunction with our team. Kone would develop a report detailing their findings and the proposed repairs and/or part replacements. Finally, Kone would be instructed to commence work and would begin sourcing and fabricating the required parts and components.
The estimate is broken down as follows:
* Further investigation required; this estimate addresses repairing the issues causing the current operational noise only; additional defects may be discovered by Kone.
The schedule is broken down as follows:
5.4 Recommendation
RS&H, in consultation with VDA, recommend pursuing an In-Truss Modification. After extensive discussions with the team at PSP, it is clear that the additional enabling works and operational Design NTP(8/1/25)
CMAR Selected(11/21/25)
Design/Permitting Complete(3/13/26)
Comms Relocated(7/17/26)Chillers Relocated(9/25/26)
Structural Modifications Complete(12/25/26)
First Escalator Complete(2/19/27)
Second Escalator Complete(4/16/27)
Design NTP(8/1/25)
PSP Initiates with TK(8/15/25)
TK/Kone Negotiations Complete(11/25/25)
Kone NTP(12/8/25)Work Commences(1/6/26)
First Escalator Complete(1/17/26)
Second Escalator Complete(1/31/26)
No Escalators (6-7 months)
Only 1 Escalator In Service
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disruption do not warrant new construction (replacement). A detailed site survey including removing of steps followed by a strong performance specification should produce a result that yields an operational life suited to the airport.
6 Further Recommendations
RS&H and VDA developed these further recommendations based on their observations in the field, feedback from airport facilities staff, and input from the TK maintenance technicians.
6.1 More Robust Service Agreement
The existing agreement provides for maintenance of the in-place equipment only. There is no routine preventative service being performed between maintenance visits. These units were not intended for outdoor use and the afternoon heat exposure, combined with the often dusty environment, warrant an enhanced service agreement with prescribed cleanings and lubrication to slow wear and tear.
6.2 Reduce Daily Run Time
The escalators currently run 24 hours a day, 7 days a week. The airport sees no commercial flights between 11PM and 5AM most nights and the units could be shut off with no impact to the passenger experience. This would also provide a great time window for scheduled servicing.
A replacement escalator, or in-truss modification, could be specified to include a system that also slows the units down when there are lulls in pedestrian traffic.
6.3 Extend Shade over Escalators
The shade structure that currently shades the escalators and Bono Concourse Plaza could be extended to provide shade so that the escalators do not see any direct sun. This would eliminate a key driver for the wear and tear on the escalators.
6.4 Procure Maintenance/Service Competitively
For either a replacement escalator, or in-truss modification, the future maintenance and servicing can be procured competitively along with supply of the escalator equipment. The escalator performance specification can be written so that the future maintenance and service is a scorable criteria for selection of qualified vendors. 7 Appendices
Refer to the following Appendix sections.
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7.1 Airport Commission Presentation
The City of Palm SpringsPalm Springs International AirportEscalator Assessment
Known IssuesAlternative SolutionsSite Challenges for ReplacementOther SuggestionsAgenda
Known Issues1. Excessive Downtime (sensor activated vs. maintenance/repairs)2. In-Truss Replacement 9-years ago3. Escalator Maintenance managed through State certified contractor•Up to 36 hours to respond to operational issues4. Clear long-term wear damage to handrail tracks5. Escalator operation resulting in noise; wear damage causing repetitive knocking sound6. Operating Outdoors7. Exposure to late-day sun
Alternative Solutions1. Kone Repair-in-place•Kone evaluate and recommend repairs to bring back into expected service2. In-Truss Modification•Strip down to the truss and rebuild as new3. Replacement and Upgrade•Remove existing, modify structure, install APTA standard
Design NTP(8/1/25)
PSP Initiates with TK(8/15/25)
TK/Kone Negotiations Complete(11/25/25)
Kone NTP(12/8/25)Work Commences(1/6/26)
First Escalator Complete(1/17/26)
Second Escalator Complete(1/31/26)Kone Repair-in-place
CostItem$350,000Escalator Design/Procure/Install*$85,000Design & Construction Admin$435,000TOTAL* Further investigation required; this estimate addresses the current operational noise only Only 1 Escalator In Service
In-Truss Modification
Design NTP(8/1/25)
PSP Bids(9/19/25)
Project NTP(1/9/26)
Installation Begin(5/29/26)First Escalator Complete(9/18/26) Second Escalator Complete(1/8/27)
CostItem$1,200,000Escalator Design/Procure/Install$200,000Design & Construction Admin$1,400,000TOTAL Only 1 Escalator In Service
** Escalators Disrupted for Site Investigation
Replacement and Upgrade
Design NTP(8/1/25)
CMAR Selected(11/21/25)
Design/Permitting Complete(3/13/26)
Comms Relocated(7/17/26)Chillers Relocated(9/25/26)
Structural Modifications Complete(12/25/26)
First Escalator Complete(2/19/27)
Second Escalator Complete(4/16/27)
No Escalators (6-7 months)CostItem$3,000,000Structural Modifications (w/ seismic)$200,000Temporary Stairs/Ramps$1,000,000Chiller Relocation$500,000Communication Rerouting$2,000,000Escalator Procurement$1,000,000Design & Construction Admin$7,700,000TOTAL Pros/Cons
Kone Repair-in-placeReplacement and UpgradeIn-Truss Modification*Cost*SchedulePassenger XUnknownServiceable Life* A detailed investigation required to validate actual values Site Challenges1. Chiller plant2. Elevator tower3. Narrow entry to concourse4. Occupant Load of concourse5. Unique structural challenges
Site Challenges
Site Challenges
Site Challenges
Site Challenges
Site Challenges
Other Suggestions1. More Robust Service Agreement•Sun exposure and outdoor location•More than maintenance; frequent cleaning & lubrication2. Reduce daily run time•Late night into early morning shut off3. Extend shade over escalators4. Procure maintenance/service competitively along with new equipment
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7.2 Photos
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