Airport Master Plan 2012 - City of Waterville

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4) Lease for Cargo Operation. A lease agreement between the Airport and Wiggins Airways does not currently exist. The Airport should execute a lease agreement with Wiggins Airways at market rates for the existing cargo operation at the Airport. Among other benefits, having a lease agreement in place protects both parties: 1. The agreement provides a guarantee of revenue for the Airport over a defined time period; and 2. Provides the cargo operator a guarantee that space will be available for their operation. 5) Business Development and Land Leases. With an FBO providing the day-to-day aircraft services, it is recommended that airport management focus their efforts on the development and redevelopment of Airport land parcels. Either through an RFP process or unsolicited proposals, it is recommended that the Airport work with local and state economic development officials to review and consider airport related development proposals. Also, since development and redevelopment activity on the Airport is a basis for increasing revenue, when land or building leases are ultimately developed or renewed, it is recommended that an appraisal by a qualified airport appraiser be performed to determine fair market rates. As an example, if the Airport were to ground lease additional parcels for box hangar development, they could see an increase in annual revenue. The ground lease of one box hangar identified on the ALP would net approximately $2,118 per year which suggests at full build out of 8, would net approximately $17,000 in annual revenue. This is based on 1,765 Sq. Ft of land per unit and a monthly ground lease rate of $.10 per Sq. Ft. Two additional examples can be seen from the t-hangar and corporate development areas. 1. The ALP identifies an area to develop t-hangar complexes. Assuming private development of the t-hangars, each unit would generate a land lease of the approximate 9,450 square feet of land. At the $0.10 per square foot rate, the Airport could generate up to $11,340 in annual revenue per unit ($34,020 if all three areas are developed). 2. The ALP identifies an area for corporate development. This area is approximately 59,395 square feet. For this analysis and to be conservative with the estimate, it is assumed half of this space may initially be leaseable at 30,000 square feet. At the $0.10 rate, this parcel could generate up to $36,000 annually for the Airport. 6) Control Maintenance and Operational Expenses. Controlling maintenance and operational expenses is a day-to-day business practice of any successful operation. Since staffing, utilities, and maintenance expenses can vary in the northeast due to weather extremes, it is recommended that the Airport monitor expenses and develop reserves for any unforeseen expenses or significant escalations in airport utility and maintenance costs. 7) Equipment Costs. It is likely that unanticipated costs related to equipment maintenance could adversely affect the airport financials for any given year. Since equipment maintenance costs are largely related to the age and quantity of existing airport related equipment, it is recommended that an The City of Waterville Maine Implementation and Financial Plan – Page 8-19 Airport Solutions Group, LLC & The Louis Berger Group, Inc. December 2011
accurate inventory of airport maintenance equipment, its condition, and a history of repairs be kept and maintained. 8) Record Keeping. Like a business, Airport financial data should be managed in an organized and professional manner. Furthermore, access to consistent and accurate data can help the Airport identify and track historical trends that can determine the areas in which the Airport is either succeeding or needs improvement upon. The City should also consider auditing the Airport on a regular basis to assure compliance with applicable accounting standards and bookkeeping practices. Due to incomplete data, an in-depth analysis of the Airport’s financials was not possible. The following represents a sample income statement for a similar size airport. WVL should consider the utilization of more detailed record keeping in line with the sample provided on the next page. The City of Waterville Maine Implementation and Financial Plan – Page 8-20 Airport Solutions Group, LLC & The Louis Berger Group, Inc. December 2011
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Waterville Robert LaFleur Municipal
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Table of Contents Chapter 1 - Intro
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Introduction to the Study Updating
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The Airport Master Plan Update is o
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1.0 Baseline Conditions This Chapte
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Runways The orientation, physical d
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Currently, the Airport pavement con
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VASI Visual Approach Slope Indicato
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1.4 Airfield Aprons There are two m
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This hangar was moved to its presen
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Weather and Related Air Traffic Ser
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1.6 Environmental Conditions and La
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than 20,000 s.f. Principal function
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Wildlife Habitat The Airport provid
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welfare is considered to include th
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1.7 Historical Based Aircraft and A
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Year Table 1.8 Historic Aircraft Op
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Table 1.11 WVL Revenues 2006-07 Cat
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Airport Leases / Rates and Charges
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The mission of the Central Maine Gr
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Baseline Drawings This Master Plan
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2.0 Airport Role and Forecasts Fore
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2.1.1 Airport Service Area The airp
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FAA 5010 data for WVL indicated 24
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classification was created in 2005
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off one passenger for business in W
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2.4 Airport Role The role of the ai
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Transport. This type of runway serv
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Forecast Scenario One (Baseline) As
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Figure 2.3 Graph of Forecasted Airc
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3.0 Facility Requirements The facil
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A full-length parallel taxiway to t
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Table 3.4 Pavement Conditions and R
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Runway Length The runway length req
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Table 3.8 Runway Length Requirement
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Due to poor maintenance or obsolesc
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Table 3.11 General Aviation Termina
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Based and Itinerant Aircraft Apron
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Fuel Storage Facility Chapter 1 ide
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The north hangar currently has over
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Wind Rose Graphics The City of Wate
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The City of Waterville Maine Facili
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4.0 Alternatives Analysis Chapter 1
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Runway 5-23 provides for over 94% w
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T1b: Construct New Taxiway “E”
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Aprons used for based aircraft shou
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Table 4.3 Apron Alternatives Analys
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F2: Upgrade and Utilize Old Telford
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must be given to the level of site
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H4: Expansion of Box Hangars on eac
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Hangar Alternatives Conclusion The
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Table 4.6 Snow Removal Equipment Bu
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The City of Waterville Maine Altern
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Waterville Robert LaFleur Municipal
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Section 5.11 - Coastal Zone Managem
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Obstruction removal could have pote
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5.6 Historic, Architectural, Archae
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Page 135 and 136: These assumptions will be further c
Page 137 and 138: 6.0 Airport Layout Plan As part of
Page 139 and 140: Exhibit 6 - Plan and Profile - Runw
Page 141 and 142: 7.0 Airport Management Structure As
Page 143 and 144: Current Airport staffing is summari
Page 145 and 146: Circulars, maintaining financial re
Page 147 and 148: Airport Authority The Maine Legisla
Page 149 and 150: current Airport management structur
Page 151 and 152: 7.2 Research of Other Airport Autho
Page 153 and 154: Comparable Airports Overview When m
Page 155 and 156: Mandan Municipal Airport (North Dak
Page 157 and 158: 7.4 Comparable Airports: Lessons Le
Page 159 and 160: Private Ownership/Private Managemen
Page 161 and 162: Private Ownership/Private Managemen
Page 163 and 164: Obstruction remediation in the form
Page 165 and 166: Waterville Robert LaFleur Municipal
Page 167 and 168: Program (AIP). Therefore, projects
Page 169 and 170: Phase 2 Development (6 to 10 years)
Page 171 and 172: AIP monies are distributed to airpo
Page 173 and 174: Table 8.5 Comparative Airport Rates
Page 175 and 176: 3) Facility Maintenance Unlike othe
Page 177 and 178: Table 8.7 Historical FBO Expenses F
Page 179 and 180: Table 8.9 Historical Airport Revenu
Page 181 and 182: 8.7 Summary of Airport Financial As
Page 183: Therefore, in order to optimize the
Page 187 and 188: Summary and Conclusion The total Ca
Page 189 and 190: APPENDIX A - GLOSSARY ADVISORY CIRC
Page 191 and 192: DISPLACED THRESHOLD - A displaced t
Page 193 and 194: NON PRECISION INSTRUMENT RUNWAY - A
Page 195 and 196: negotiated in case of an emergency
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Page 201 and 202: WATERVILLE ROBERT LaFLEUR MUNICIPAL
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Airport Master Plan 2012 - City of Waterville

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