HomeMy WebLinkAbout05 - Section 4 Development Overview - Century Plan - Airport Plan Element June 19984.0 DEVELOPMENT OVERVIEW
The primary purposes of this section is to review alternatives for meeting the Facility
Requirements described in Section 3.0 and to describe the recommended development program.
However, in the case of GMA the physical alternatives are somewhat limited. On the other hand the
policy alternatives are significant. This section will discuss the alternatives associated with various
airside and landside development, both physical and policy related, and conclude with a phased tabulation
of the recommended improvements and their estimated costs.
4.1 Airside
4.1.1 Runways and Taxiways
There are no discernible alternatives associated with the proposed airfield improvements at GMA
with the exception of the null alternative, i.e., don't build, and the timing of the improvements. No major
capacity related runway or taxiway improvements are proposed. The recommended construction is
directed at safety related items, such as the construction of the aircraft holding pads, major maintenance
in the form of runway, taxiway and apron rehabilitation and those improvements associated with
providing access to new areas of development on the airport such as the North T- Hangar Area, the South
Corporate Area and the West Corporate Area.
4.1.2 Aprons
The primary alternative associated with the recommended construction of the South Corporate
Apron and the North T- Hangar Area was that of location. It is generally beneficial to provide separation
between the corporate aircraft facilities and facilities housing smaller privately owned aircraft. This
results not only from the variations in aircraft performance but also from the outward image that most
corporate aircraft service firms wish to portray. Accordingly, it was planned that the T- hangar
development would be concentrated elsewhere. After substantial discussion within the Master Plan
Working Group and the presentation of various alternatives by the Consultant, it was decided that the T-
hangar development should be located on the northern end of the airport because this was the most
readily developable and cost effective land on the airport. Accordingly, it was recommended that the area
be developed as the so- called North T- Hangar area. This area will be served by a connector taxiway from
Taxiway A. Construction of the connector taxiway will be funded primarily by TxDOT's Block Grant
program.
A recent issue has arisen regarding the development of the North T- Hangar Area. This issue
involves inquiries by two existing leases regarding the expansion of their current leaseholds toward the
east. Both of these proposed expansions would encroach into the area proposed for the North T- Hangar
development. This encroachment would limit the number of T- hangars which can be built in this area.
The City should carefully evaluate the revenues to be generated by the proposed lease payments from the
expanded leaseholds versus the revenue to be generated by rental of the proposed T- hangars. Further, it
should be determined if the proposed lease area expansions would adversely impactT.,cDOT's funding of
the proposed connector taxiway in this area by virtue of a reduction in public use space.
With the northern terminal area planned for T- hangar development, the south and west terminal
areas are available for the future expansion of corporate aviation service facilities. Considerable interest
has been expressed by private interests in the development of the southern area. Such interest has been
heightened by TxDOT's recent commitment of funding to construct an access taxiway from the
17326/960507 4 -1
southeastern end of Taxiway A to the area in question. They have also agreed to fund partial construction
of an apron in this area. These funding commitments should go far toward inducing private investment
in other infrastructure improvements needed for the area, including site clearing, a roadway and utilities.
To further aid this development, it is recommended that the City consider funding a portion of the needed
infrastructure improvements on a shared cost basis with one or more private developers.
Also available for corporate development is the area immediately north of the Terminal Building.
This area is currently partially occupied by two City owned buildings, one a free standing hangar
approximately 8,000 SF in area and the second a small T- hangar building. Both existing buildings are
aged and in relatively poor repair. It is recommended that the City lease the entire area to a corporate
aircraft service provider with the commitment that the lease would demolish the existing buildings and
replace them with more modern facilities. The site is large enough to support three 10,000 SF hangars.
Because of its proximity to the Terminal Building and the existing fuel storage facilities, this site
offers considerable potential to attract a major Fixed Base Operator (FBO) who might assume operation
of the Terminal Building and fueling facilities, thus substantially reducing the City's operational costs.
The economics of such a course of action should be carefully evaluated.
The final area of development potential is the airfield's west side. This area is capable of having
relatively good airfield access. It could also be provided with ground access and utilities on a reasonably
cost effective basis. It is recommended that the City target this area for private investment at such time as
the more easily developed property on the east side of the airfield is built -out. However, the GMA's
management should also evaluate TxDOT's potential for funding the connector taxiways and at least part
of the public use apron. The City should also consider the possibility of assisting in the construction of
infrastructure in order to "boot strap" the area's development, if and when, the facilities are required.
4.2 Landside
4.2.1 Terminal Building
The existing Terminal Building is in need of upgrading and expansion. The primary decision to
be made in this regard is whether to rehabilitate the existing building or to demolish it and build a new
facility.
Based on the fact that the building is well located to serve the airfield and that the original
structure has substantial charm and identification with Georgetown, it is recommended that as much of
the original building as possible be retained. The newer part of the building could, however, be easily
demolished and replaced as necessary.
Funding, or at least partial funding, for such terminal building improvements may be obtained
from TxDOT under a state funded program which pays 50 percent of the cost of eligible terminal
building improvement costs. The City should determine what costs are eligible prior to committing to
any development program.
4.2.2 Hangars
It is recommended that the City investigate the possibility of constructing T- hangars. With this
recommendation in mind the development program contained herein shows the construction of six new 8-
unit T- hangar buildings within the first and second stages of the Master Plan's 20 year planning horizon.
17326/960507 4 -2
Construction of T- hangars by the City would have two impacts. First, it would attract based
aircraft to GMA and secondly, with appropriate lease pricing, the investment in T- hangars could provide
a substantial return on the investment. The current events in the local aviation community give every
sign of leading to additional based aircraft at GMA, if suitable facilities such as T- hangars are provided.
From a policy standpoint, GMA's management must determine whether it wants additional based
aircraft and, if so, how many. The answers to these questions should guide the City's development
actions at GMA for the foreseeable future.
In addition to T- hangars, based aircraft at GMA require larger free standing hangars for the
storage of larger aircraft and the conduct of aviation service businesses. It is believed that private
investment funding will fill this need. The City's position is such developments should be one of
establishing fair and reasonable lease rates for single lots or larger areas and possibly aiding in the
development process by participating in cost sharing arrangements relative to infrastructure. While it is
certainly recognized that the airport is a substantial economic asset to the City of Georgetown, prudent
fiscal policy dictates that private investment be allowed to respond to market forces.
4.2.3 Utilities
One area of possible City funding is in the construction of utilities, in particular central sanitary
sewerage system. Such a system would aid development and enhance the environment. The recent
construction of a major trunk sewer along the airport's eastern and northern boundaries makes the
provision of such service economically viable.
4.3 Improved Approaches
While this is an issue that is critical to aircraft operations at GMA, it is one over which the
Airport's management has little direct control. Accordingly, it is recommended thatGMA's management
coordinate with TxDOT Aviation Division and the FAA regarding the implementation schedule for the
augmented GPS and the existing physical constraints, if any, to the approval of an approach with a
minimum than the current one nautical mile.
4.4 Summary
The improvements recommended for GMA are shown in Tables 4 -1 through 4 -3 which show the
improvement, its estimated cost, and the planning phase; near -term, zero to five years, mid -term, six to
ten years, and long -term, ten to twenty years, in which implementation is recommended.
17326/960507 4 -3
TABLE 4 -1
GEORGETOWN MUNICIPAL AIRPORT
STAGE I NEAR -TERM AIRPORT IMPROVEMENTS (0 TO 5 YEARS)
4-4
Total
Unit
Construction
Contingencies
Development
Quantity
llnii
Edu
c@15%
SS4SI
I. North T -Hangar Area
1. Construct Three 8 -Bay
T -Hangar Units
3
EA
$160,000.00
$480,000
$72,000
$552,000
2. Construct New Northeast Airport
Entrance Roadway
1,400
LF
$75.00
$105,000
$15,750
$120,750
3. Construct Access Taxiway to
North T -Hangar Area
400
LF
$575.00
$230,000
$34,500
$264,500
SUBTOTAL
$815,000
$122,250
$937,250
II. South Corporate Hangar Area
1. Construct South Corporate Area
Apron
12,000
SY
$30.00
$360,000
$54,000
$414,000
2. Construct Access Taxiway to South
Corporate Area
600
LF
$450.00
$270,000
$40,500
$310,500
3. Construct Water System for South
Coprorate Area
1
LS
$100,000.00
$100,000
$15,000
$115,000
4. Construct Wastewater System for
South Coprorate Area
I
LS
$70,000.00
$70,000
$10,500
$80,500
5. Construct Roadway for South
Corporate Area
1,730
LF
$75.00
$129,750
$19,463
$149,213
6. Construct Corporate Hangars
5
EA
$325,000.00
$1,625,000
$243,750
$1,868,750
SUBTOTAL
$2,554,750
$383,213
$2,937,963
III. North Corporate Hangar Area
1. Rehabilitate Roadways, North
Corporate Area
750
LF
$24.00
$18,000
$2,700
$20,700
SUBTOTAL
$18,000
$2,700
$20,700
IV. Main Airfield Improvements
1. Rehabilitate R/W 18 -36
55,555
SY
$4.25
$236,109
$35,416
$271,525
2. Construct Aircraft Holding
Aprons, R/W I8 -36 and 11 -29
6,000
SY
$30.00
$180,000
$27,000
$207,000
3. Seal Coat Bituminous Apron
Adjacent to Terminal
27,500
SY
$I.35
$37,125
$5,569
$42,694
4. Repair and Seal Expansion
Joints on Fueling Apron
8,000
LF
$5.50
$44,000
$6,600
$50,600
5. Rehabilitate and Mark T/W A and C
36000
SY
$3.75
$135,000
$20,250
$155,250
SUBTOTAL
$632,234
$94,835
$727,069
V. Main Terminal Area
1. Rehabilitate and Expand Terminal
Building
1
LS
$345,000.00
$345,000
$51,750
$396,750
2. Water System Improvements
1
LS
$30,000.00
$30,000
$4,500
$34,500
3. Wastewater System Improvements
I
LS
$80,000.00
580,000
$12,000
$92,000
4. Construct Corporate Apron
7,000
SY
$30.00
$210,000
$31,500
$241,500
5. Construct Coporate Hangars
3
EA
$325,000.00
$975,000
$146,250
$1,121,250
SUBTOTAL
$1,640,000
$246,000
$1,886,000
VI. Environmental Improvements
1. Construct Aircraft Wash Rack
1
LS
$25,000.00
$25,000
$3,750
$28.750
2. Construct North Water Quality Basin
I
LS
$75,000.00
$75.000
$11,250
$86.250
SUBTOTAL
$100,000
$15,000
$115,000
VII. Miscellaneous Improvements
1. Improve Boundary Fencing
5,600
LF
$5.00
$28,000
$4,200
$32.200
SUBTOTAL
$28,000
$4,200
$32,200
TOTAL
$4,972,984
$745,948
$5,718,931
4-4
TABLE 4-2
GEORGETOWN MUNICIPAL AIRPORT
STAGE II MID -TERM AIRPORT IMPROVEMENTS (6 TO 10 YEARS)
Total
Unit Construction Contingencies Development
Quantity unit Fii= Q= @15% C=
I. North T -Hangar Area
1. Construct Three 8 -Bay
T -Hangar Units [l] 3 EA $160,000.00 $480,000 $72,000 $552,000
2. Rehabilitate Roadways 1,250 LF $24.00 $30,000 $4,500 $34,500
SUBTOTAL $510,000 $76,500 $586,500
II. South Corporate Hangar Area
1. Construct South Corporate Area
Apron 6,000 SY $30.00
2. Construct Corporate Hangars 5 EA $325,000.00
SUBTOTAL
III. North Corporate Hangar Area
1. Rehabilitate Roadways, North
Corporate Area 1,250 LF $24.00
SUBTOTAL
IV. West Corporate Hangar Area
1. Construct Access Taxiway to West
Corporate Area
2. Construct West Corporate Area
Apron
3. Site Work West Corporate Area
4: Construct Water System for West
Coprorate Area
5. Construct Wastewater System for
West Coprorate Area
6. Construct Access Roadway for
West Coprorate Area
7. Construct Corporate Hangars
8. Extend Widlife Fencing-
SUBTOTAL
$180,000
$27,000
$207,000
$1,625,000
$243,750
$1,868,750
$1,805,000
$270,750
$2,075,750
$30,000
$4,500
$34,500
$30,000
$4,500
$34,500
2,250
LF
$575.00
$1,293,750
$194,063
$1,487,813
26,500
SY
$30.00
$795,000
$119,250
$914,250
20
AC
$2,500.00
$50,000
$7,500
$57,500
1
LS
$130,000.00
$130,000
$19,500
$149,500
1
LS
$185,000.00
$185,000
$27,750
$212,750
1,000
LF
$75.00
$75,000
$11,250
$86,250
10
EA
$325,000.00
$3,250,000
$487,500
$3,737,500
3,000
LF
$12.00
$36,000
$5,400
$41,400
$5,778,750
$866,813
$6,645,563
V. Main Airfield Improvements
1. Rehabilitate R/W 11-29 34,500 SY
2. Rehabilitate and Mark T/W B and D 18,000 SY
SUBTOTAL
VI. Main Terminal Area
1. Rehabilitate Terminal Drive 1,500 LF
SUBTOTAL
TOTAL
4 -5
$4.25 $146,625
$21,994
$168,619
$3.75 $67,500
$10,125
$77,625
$214,125
$32,119
$246,244
$24.00 $36,000
$5,400
$41,400
$36,000
$5,400
$41,400
$7,863,875
$1,179,581
$9,043,456
TABLE 4-3
GEORGETOWN MUNICIPAL AIRPORT
STAGE III LONG -TERM AIRPORT IMPROVEMENTS (10 TO 20 YEARS)
Engineering & Total
Unit Construction Contingencies Development
Quantity iZnil Liu ful @15% C-=
I. West Corporate Hangar Area
1. Complete West Corporate Area
Taxiway System
2. Complete West Corporate Area
Apron
3. Complete Site Work West Corporate
Area
4. Complete Water System for West
Corporate Area
5. Construct Access Roadway for
West Coprorate Area
6. Construct Corporate Hangars
SUBTOTAL
II. Main Airfield Improvements
I. Rehabilitate R/W 18 -36
2. Rehabilitate and Mark T/W A and C
3. Rehabilitate R/W 18 -36 Lighting
System
SUBTOTAL
TOTAL
1,350
LF
$575.00
$776,250
$116,438
$892,688
26,500
SY
$30.00
$795,000
$119,250
$914,250
20
AC
$2,500.00
$50,000
$7,500
$57,500
1
LS
$130,000.00
$130,000
$19,500
$149,500
1,500
LF
$75.00
$112,500
$16,875
$129,375
10
EA
$325,000.00
$3,250,000
$487,500
$3,737,500
$5,113,750
$767,063
$5,880,813
55,555
SY
$4.25
$236,109
$35,416
$271,525
36,000
SY
$3.75
$135,000
$20,250
$155,250
1
LS
$175,000.00
$175,000
$26,250
$201,250
$371,109
$55,666
$426,775
$5,484,859
$822,729
$6,307,588
4 -6