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HomeMy WebLinkAbout1986-01-21-HFA-rpt-; ~. ~ ,;,. Hanscom Field Business Plan 1985 HANSCOM FIELD BUSINESS PLAN 1985 INTRODUCTION sT ~._ ~-r ~ # ,r k i ~ Since 1981, the Massachusetts Port Authority (Massport) has issued an annual business plan outlining development pro- jects and airport improvements scheduled for the coming year, as well as providing a detailed review of accomplishments and financial performance during the previous year. The purpose of the report is to inform the communities of our plans and goals so they may have a better understanding of how Hanscom's faci- lities and activities relate to the surrounding area.. This year's plan will follow the same outline as last year. The Plan will review the accomplishments of 1985 and. provide an outline of the projects under consideration for 1986. It will also present a summary of Hanscom°s Fiscal Year 1985 income and expenses. SECTION I - A REPORT ON CALENDAR YEAR 1985 ACCOMPLISHDZENTS Hanscom Field experienced an increase of 7 percent in aircraft operations during 1985. The increase was broadly based and included flight schools, business, and recreational flights. Massport believes this growth was consistent with Hanscom°s role as a valuable resource for the Commonwealth's corporate and general aviation fliers, and was successfully accomplished with minimal adverse environmental impact on the local community. The additional traffic at Hanscom is yet another indication of a strong state economy. Fortunately this healthy growth was balanced by the use of newer, quieter air- craft by Hanscom's customers, resulting in no significant in- crease in aircraft noise levels. ~, Specific objectives and accomplishments ncluded: Objective # 1. Support a Healthy Fixed Base Operator Environment Planning commenced for the new .Jet Aviation facility to be built on the area originally leased to Stead Aviation. The new hangar/office will be erected closer to the taxiway than origi- nally planned. A review of the plans has indicated that the proposed hangar. may block the line of sight from the FAA Tower to the T-hangar entrance/exit area and could require a new access, parallel to the existing taxilane. A final decision should be reached by early Spring of '8& with an Environmental Notification Form (ENF) filed before construction work commences. Massport also continued to discuss options with Beechcraft- East to build a new °transient center' in the vicinity of the Civil Terminal. No final plans have been made but both parties will continue to consider a site near the Civil Terminal as the best location for such a facility. Objective #2. Develop Virginia Road Site for T-hangars, Corpo- rate Hangars and Limited Fixed Base Operator Hangars Massport began construction of T-hangars on approximately 5 acres of a 13.5 acre parcel at the Southwest corner of the field. The new facility is composed of three units, housing 8, 12 and 18 individual T-hangars (a total of 38) and will accom- modate a number of Hanscom based aircraft whose owners have been waiting for these facilities for several years. An improved access road has also been built and plans included the additional construction of a security gate and fencing to control the area. The new hangars will be utilized for storage of aircraft only because of the pressing need for this type of facility. Further development of the area is anticipated but no decisions have been reached on how to best utilize the land. Objective #3. Conduct a Site Plan/Design Guideline Study for the Civil Terminal Area The Authority has entered into a contract with Greiner Engineering and Carr Lynch Associates for development of a facilities plan which will provide detailed site development alternatives for the Civil Terminal Area. The plan will help Massport guide Hanscom's terminal area development over the next ten years. The final plan will include an assessment of relevant environmental impacts as well as a listing of any mi- tigating measures. It is estimated that the plan will be pre- pared and ready for community review by April, 1986. Objective #4. Continue the Transition Zone Study Massport prepared a discussion paper which outlined the process to be used in any planning discussion for areas on the boundaries between the Towns and the airfield.. We also began work on a base map of the study area. The map will be used as a graphic aid to provide specific information of future develop- ment proposals. The base map work, initiated by Massport staff, has been turned over to a graphic artist and will be ready for review by mid January. It is anticipated that the Transition Zone Study Committee, which is composed of Town officials and Massport Staff, will meet at that time to continue discussions regarding both Hanscom and town development in the study area. - 2 - Objective #5. Development of Land Adjacent to Raytheon Company Raytheon Company`s Missile Systems Division and Massport discussed the option of Raytheon constructing an office complex on a 38.2 acre site on Hanscom property. The plan would have included relocation and expansion of the existing Air Force Mobile Home Park. Negotiations ceased during the summer, 1985, and no further discussions have taken place. The Air Farce will go ahead with the mobile home expansion on land currently under lease. Objective #6. East Coast Aero Tech School Consolidation The East Coast Aero Tech School currently occupies classroom space in the Beechcraft hangar and in Hangar One, facilities which are locate at opposite ends of the field. The school has expressed interest in consolidation of these facilities into an area to be designated by the Authority for this purpose. A decision has been delayed pending the outcome of the Civil Terminal Site Study. The study will provide important informa- tion regarding the feasibility and estimated costs of developing a site for this purpose. Objective #7. Construct a Noise Barrier in -the South Road Area Residents living adjacent to the Runway 29 departure requested that Massport consider building a barrier to help block the noise from aircraft idling and departures. A study indicated the barrier would be effective in reducing noise near the houses. Massport erected an earth berm in the Fall of '85, and. homeowners in the affected area have stated that the berm has been very effective in reducing the noise near their homes. Objective #8. Airport Improvement Projects Massport constructed a new asphalt apron (100 feet by 8,000 feet) on the west side of the Civil Terminal, providing better aircraft access and turning movement for the west ramp. Two other projects - the lighting in the Civil Terminal area and perimeter fencing - were postponed until 198b. Objective #9. Provide Leased Area to the FAA for Installation of a New Instrument Landing System for runway 29 The FAA has leased approximately 47 acres of land in order to install and operate a Category I Instrument Landing System(ILS), Medium Intensity Approach Lighting System with Runway Alignment Indicator Lights (MALSR) to serve Runway 29. The facilities will provide a full precision approach system. Massport purchased 2.7 acres of land in Lexington in order to accommodate the FAA re- quirements and subsequently agreed to a permanent conservation restriction on the land which will prohibit any changes to the land use unless they are specifically required for airport safety or navigational purposes. - 3 - Section II - Development Opportunities for 1986 and the Future In addition to continuing the general policy of improving the airfield to serve the aviation needs of the area, the Authority will pursue the following projects over the next several years: Objective #l. Develop Virginia Road Site for T-hangars, Corporate Hangars and Limited Fixed Base Operator Hangars The 15.5 acre land area adjacent to Virginia Road, as shown in Exhibit A, is being developed to accommodate small hangars only. This restriction is due to the fact that the area is too narrow to be suitable for aviation-related businesses, which immediately require substantial land area. The 38 T-hangars built in 1985 will use a substantial portion of the land. Massport intends to examine the best use for the remaining area and plan for the next development phase. This study may recommend additional T-hangars, corporate hangars or hangars for businesses engaging in aeronautical services such as maintenance or avionics. Objective #2. ComAlete a Terminal Area Site Plan/Design Guideline Study The study which was initiated in 1985 will be completed in early 1986. The information and recommendations formed by the study will be used to guide planning for the improvement and development of the Civil Terminal Area. The study will include recommendations for improving utilities, parking and circulation, as well as landscaping and design guidelines for new facilities. The planning process will include discussions with tenants and the Hanscom Field Advisory Commission. Objective #3. Support a Healthy Fixed Base Operator Environment Beechcraft-East currently occupies space in two hangars located on the Air Force Base side of the field. They believe the current location makes it difficult to market their services. The company has requested the Authority to identify a site where a new"Transient Canted'and hangar can be built. Massport will identify a site upon completion of the Design Guidelines/Master Planning Study and assist Beechcraft in developing the project. Jet Aviation, now based in Hangar #2, is currently building a new hangar on the west ramp area. They will continue to use Hangar #2 until the new hangar is ready for occupancy. Recom- mendations for the future use of Hangar 2 will be suggested in the forthcoming Civil Terminal site plan study. Objective #4. Work with Tenants and Potential Tenants to Provi e Faci lty Massport will continue to work with tenants, users and other aviation interests to develop and expand the facilities required which support Hanscom`s civil and .general aviation activity. The requirements may range from additional hangar and office space to the consolidation of related services on a selected site. Any project requiring major expenditures or facilities will be preceded by filing of an Environmental. Notification Form (ENF) and reviewed by the Hanscom Field Advisory Commission. Objective #5. Airport Improvements Massport is considering the following projects for 1986, several of which have already been included in the 1985 Airport Improvement ENF. 1. Civil Apron Lighting - Massport will install tower flood lighting along the east and west Civil Terminal ramps where flood lighting does not exist. The lights are proposed as a means of improving safety and airport security. 2. Perimeter Security Fencing - This work will include installation of airport security chain link fencing along 5,500 feet of airport boundary at the Northeast corner of the airfield. (see exhibit A) The fencing will be 8' high and have one or more locked vehicle access gates at appro- priate locations. 3. Maintenance Building Expansion - Massport is considering a two-bay expansion of the Maintenance Building in order to accommodate new equipment purchased recently to improve snow removal. The existing building currently accommodates 14 large vehicles in 11,000 square feet. The proposed addition will add 4,000 s.f., which would create housing for 8 vehicles plus _a sand storage area. 4. Rehabilitate Civil Terminal Building - Massport has been making improvements to the Civil Terminal for the past two years. Plans are now being considered for improvements to the second and third floor hallways, restrooms, coffee shop and HVAC system. 5. Build a Hangar Facility for Limited Fixed Base Operators A number of limited fixed base operators have expressed a need for. hangar space to be used for aircraft maintenance. Their situation and the "Minimum Standards" which govern this type of business is currently under analysis by Massport. If the project is found to be viable from an operations and business point of view, the Authority may build a hangar for this purpose. -5- Objective #6. Complete Generic Environmental Impact Report (GEIR) Massport will prepare a GEIR for community review and sub- mission to the Massachusetts Environmental Protection Agency (MEPA). The purpose of the document is to present a cumulative impact analysis based on both past activity and future trends. The GEIR will provide a framework within which proposed activity can be considered. The report will describe and analyze the environmental impacts of a series of growth scenarios, as prescribed by MEPA. The work commenced in December, 1985, and will be coordinated by WCH Industries/IEP, Inc. Objective #7. Continue the Transition Zone Study Massport intends to continue the work we initiated in 1985. The opportunity to engage in an actual zone-related planning process recently surfaced when Grace Chapel of Lexington announced that they are considering relocating and expanding on 31 acres of land adjacent to Hanscom and the Field's Lincoln boundary. Consideration of this project's impact on both Lincoln and Hanscom is precisely the type of joint activity envisioned when the Study was organized. Objective #8. Reexamine Noise Rules The Noise Rules for Hanscom Field have been reviewed on several occasions with the intent of analyzing the noise impact of reducing the current surcharge for newer, quieter aircraft wishing to use the airfield during the hours of 11 P.M. to 7 A.M. Massport, together with the Hanscom Field Advisory Commission, will reexamine the issue and report to the communities if any changes are advisable. Objective #9. Massport to determine of Route 2A. area for the Consider Establishment of a Public Picnic Area will work with Lincoln and Minuteman Park officials the need for a public picnic area in the vicinity If feasible, we will propose building a picnic public's use on Massport property. Objective #10. Review the Master Plan The Master Plan published in 1978 will be reviewed to determine its relevant to present airport activity and compatability with future plans and policies which may surface in the next tern years. Section III - An Analysis of Financial Operations A review of Hanscom's financial performance for FY'85 indicates revenues were up by 11 percent over FY'84. The additional revenues were generated in part by broad range of increased aviation activity, and in part by higher building rental rates. Field use fees such as aircraft parking and landing fees for transient commercial aircraft operations increased by 10 percent. There were more night flights, resulting in a 24 percent revenue increase which have subsequently decreased in the first six months of FY'86. Rentals from hangars and space in the Civil Terminal building provided a 14$ rise in earnings. On the less positive side, commissions from sources such as fuel flowage fees, car rentals, food sales and flight schools, increased by only 3 percent. Massport welcomes this healthy growth in income but analysis of Hanscom's various income categories suggests that based aircraft users are still paying a high percentage of the overall revenues through hangar rentals and fuel .flowage fees. We believe it is important to have base and transient users share equitably in the expenses of operating Hanscom and we will continue to work toward this goal. Table 1 Hanscom Field Analysis of Financial Operations Fiscal 1983,1984, &1985 (in thousands) REVENUES 1983 1984 1985 Fees $219 16.160 $201 14.14% $222 14.160 Rentals 810 59.780 880 61.880 1,003 63.52% Other 5 0.370 8 .56% 11 .70% Commissions 321 23.690 333 23.420 343 21.720 Total Revenues 1,355 100.000 1,422 100.00% 1,579 100.000 OPERATING EXPENSES Administration -253 231 246 ~: . ~ , ~ ~3;. Maintenance 502 609 588 Utilities 205 165 179 - Indirects 72 162 229 - - G&A 273 200 239 Total Operating 1,305 1,367 1,481 ~~`" Expenses Net Revenues $50 $55 $98 -7- Table 2 CAPITAL EXPENDITURES Maintenance $ 721 $ 873 Reserve Improvement & 1,524 586 Extension Total Capital 2,245 1,459 Expenses CAPITAL EXPENDITURES (Encumbered Projects) 1983 1984 Maintenance Reserve $2,027 $2,091 Improvement & Extension 1,938 2,305 Net Capital Encumbered Projects $3,965 $4,396 Capital Expenditures Program 1,786 1985 $2,618 1,263 $3,881 This program is for projects which are now underway, encumbered, or under review for fiscal year '87. Several projects, such as facility rehabilitation contingency and property. purchases are listed with no specific use intended at this time. The items shown with an asterisk have been approved for funding and are either under construction or in the planning phase. All items that are shown without an asterisk are estimated costs and will be considered during the annual budget planning process and, if approved, will not be committed until March, 1986. -8- TaY~I P 4 CAPITAL EXPENDITURES PROGRAM, FY85, FY86, FY87 (in thousands) Airfield Improvements alighting, fencing). Hangar 2 Rehabilitation- * Facility Rehabilitation Contingency Electrical & Civil Terminal Rehabilitation Site and .Foundation for new 'T' Hangars Purchase of Hangars Property Purchases Site Preparation for Limited FBO Hangars Purchase of Hangars Limited FBO Hangars * Physical Developemnt Planning New Bays & Sand Shelter, Maintenance Building * Geothermal Heating, Air Conditioning, Civil Terminal Picnic Area Improve Water Supply System Relocate Tie Downs & Build Parking Lot SUMMARY -- ~~ )~° ...'•. . $410 165 150 337 1,300 604 800 200 700 112 550 200 50 100 170 Overall business climate at Hanscom was very good during 1985. Airfield improvements, particularly the noise berm and the T-hangars have been very much appreciated both by Hanscom's neighbors and by pilots and users. Our plans for 1986 call for completion of the Civil Terminal Site Plan, the GEIR, and continuing discussion with adjacent towns with regard to the Transition Zone. These completed efforts will give Massport a firm understanding of how our plans will affect the airport and neighboring communities. We continue to be confident that as in the past any increase in aircraft operations can be accomodated with minimal impacts on the community.. _g_