HomeMy WebLinkAboutAgenda Bill 05/21/2001 (12) qA
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Petaluma_City Council Briefing;
. Municipal Airport Hanger P-roject
5/21/01
Time: 10 minutes -
Three main presentation topics:
1. Airport hanger project background
2. Project scope
3. Project finances and next-steps -
Open time for questions from Council members
Topic 1: Hanger project background.
20 years ago when our airport was being-planned a number of other-airports were visited.
to identify the key processes that could ensure long term-success of our enterprise.
Three were identified and-they are:-
• Airport owner retains ownership of all)ftiel concessions
• Airport owner'retains ownership and control over hangers and ground
leases
• Hanger projects are phased in over time so development can be self
supporting. •
Our Airport Master Plan and,the'development strategy for.;Petaluma.Municipal were
• created with this approach in mind. The last hanger project was.completed over three
years ago. Since that time the;hanger waiting list has grown to over`60. Each individual
on this list has paid a deposit_of$400 to hold their space.
The Master Plan establishes a target number of basedaicraftof around 300. We
currently have 210 based aircraft at Petaluma Municipal.- It was recognized that during
the early years the enterprise,.would potentially run deficits until the hanger projects had
been completed and attracted enough aircraft to turn the situation into one with consistent
positive cash flow. In fact, we have run generally neutral in our cash flows year over
year. We have deviated from this norm when depreciation and temporary loans from the
General Fund are taken into account. The temporary loans-from the General Fund are
used to cover development projects until final payments from funding organizations are
received such as the FAA and State Aeronautics Department,upon project close-out. The
final payment requests for the last project have recently been sent to the FAA. This will
complete our payback to the,General Fund for the temporary cash flow loan used to
complete our last development'project. Additional cash;generated by our proposed
hanger project and the pay off of some of our outstanding"loans will cover the accrued
depreciation. We distributed;.a package to you all at your February off-site workshop that
contained detailed projections and financial impact of our proposed hanger project.
We'd now like to move on to briefly discuss our project scope.
Topic 2: Project scope.
Given the available space on Airport property; the most advantageous location to build
hangers is between the Mangon Aircraft and29er-Association"buildings along Sky Ranch
Drive. This area is zoned"Aviation Commercial" with one of.the•allowable uses being
"Aircraft;Storage." Consequently, there is no needto change any element of the current
PCD or.Airport Master Plan for hangers in this,location. Our•original intent,for this area
was for aviation related business ground leases, However, the market for hangers has
increased_significantly and the aviation related business demand has riot developed as
anticipated. •
Given the available space we can accommodate between 40-to 50 hangers. With a
waiting list of over 60 we should have no difficulty renting these units and keeping them •
fully occupied. Our past history has been that with the completion of each phase,of the
hanger project, another waiting list is started and begins to fill up. We've found that-the
list ends up with nearly as many new entries as it-did'before the project had been built.
There•are;several reasons for such.a high demand. The primary one is that the overall
rental cost of a hanger is;largely offset by the savings in maintenance, greater security,
cleanliness and lower insurance costs. Another is that the typical single engine".aircraft •
has appreciated in value. Consequently, owners are motivated to protect their
investments and therefore they want to store their•aircraft indoors.
There`are.also additional benefits;to the Airport operation besides the revenue?generated
from hanger rent.- Historically we've found that about half the new hangers in any project
are filled by aircraft currently tied down on the-field with the remainder being aircraft
new to Petaluma: Additional fuel is sold and personal property tax revenue•collected
from these newly based,aircraft. For•our'current Airport commercial tenants these newly
based aircraft can become new customers'for our two repair facilities and pilot,supply
shop.
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Given the location ofourproject it will be in out collective interest to have commercial
tenants occupy,one,or-more of our proposed hangers. However, it is equally important
that in doing so we do not impose unfair burdens,'on either new or existing commercial
tenants. Careful consideration,will be given to the interests and concerns of all our
'airport users as our project progresses.
Topic 3: Project finances and next steps.
At this time we have only scoping estimates of the costs and revenues associated with our
proposed hanger project. However, these estimates are based on experience with our
previous projects as follows:
• Funding sources: FAA grants and State-of California Dept of Aeronautics loans.
The grant and loan programs are funded,"largely through fuel taxes paid by pilots. .
Estimated project costs: $1,400;000 to 51.600;000.
FAA Grant eligible: $300,000 to $500,000 •
Calif Aeronautics loan: $1.100;000 to $1.400.000
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Revenues and expenses,associated-with this project are estimated-to be:
Revenue : Expenses
Hanger rent,(98%0 occup) : $200,000 Loan principal and interest: $110,000
Fuel: - $50.000 Misc expenses: $10,000
Personal property tax: $6,000 - Total: S120,000
Misc revenue; $15.000
Total: $271.000
As you can see, the additional revenue,generated by hangers significantly offsets the
expenses. This is why successful airports retain the ownership and-control over hangers
as mentioned earlier.
Our next steps will be:
• Meet with SPARC in June for a preliminary review followed by final
endorsement after incorporating their input as appropriate into our project
designs:
• Fully develop the project plan including costs, schedule, contracting plan etc.
• Apply for funding loans and grants as appropriate
• Seek Council approval and input-as required.or necessary
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Thank you for your attention. We would be happy to answer any questions you may
have at this time.
Mike Glose
Airport Manager
Tom McGaw •
Airport Commission
Hanger Project Subcommittee
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