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OCR for page 19
Market Determination 19 Other Considerations Moving Away from the Optimal Location The analysis, up to this point, has dealt with hypothetical locations for offsite terminals with- out regard to the reality of the real estate landscape. Although an ideal location for a suburban offsite terminal may have been identified through the analysis, there may not be an available site or facility at the ideal location. For developing an offsite terminal, the objective then becomes one of finding an affordable site that is close to the optimal location. Once a potential site is identified, its characteristics must be compared with the location cri- teria stated previously. Should one or more location criteria not be met, a determination must be made about how much the characteristics of the potential site deviate from the optimal and the likely impact on ridership. A case in point is the Peabody offsite terminal serving Boston Logan International Airport. While the resident air passenger market base is in line with other offsite terminal market areas, the poor access (only in one direction) and the location of the site on a secondary road have resulted in minimal use of the facility. During this process, the project sponsor will also determine whether the properties under con- sideration meet the minimum parcel size requirement as well as any timing requirements due to site preparation, permitting, and rezoning requirements. The minimum parcel size is discussed further in the next chapter. Existing Operators Once the market analysis is complete and offsite terminal locations are identified, it is impor- tant to research the availability of privately operated bus service to the airport with and without offsite terminals. In some cases, there may be existing private operators providing airport access service from one or more of the potential offsite terminal locations or providing service to a por- tion of the potential market area. The operation and performance of these services should be incorporated into the analysis to determine the true market potential of the offsite terminal and transportation link under consideration. If the goal of the project sponsor is to serve unmet HOV demand to the airport, the project sponsor must determine if it makes more sense to provide an offsite terminal and transportation link in a primary market area that is not served by an airport transportation link or in an area that is underserved by a private-sector service. In an underserved area, it may be more cost effective for the project sponsor to collaborate with the private opera- tor on ways to improve its market share instead of introducing a new or competitive service. Checklist for Offsite Terminal Market Analysis The offsite terminal/transportation link will only be successful if it serves a sufficient number of customers, based on the goals defined by the project sponsor. This requires placement in an area that will serve as a collection point for a large number of airport customers with a propen- sity to use such a service. The trip origins of airport users in relation to the location being con- sidered for the offsite terminal and air passenger demographics are the primary determinants of this decision. There are four steps in this analysis: 1. Review the regional roadway network and transit network in the region and select a starting zone for the market analysis, 2. Delineate the primary market, 3. Estimate the number of resident air passengers in the primary market area, and 4. Compare analysis results with market area benchmarks for offsite terminals.

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20 Planning for Offsite Airport Terminals Step 1: Review the Regional Roadway and Transit Network in the Region and Select an Anchor Node and Zone for the Market Analysis Use the following guidelines when selecting an anchor zone: Distance of at least 10 to 15 miles from the airport; In one of the major highway corridors to the airport; Intersection of two major highways (particularly the intersection of radial and circumferen- tial routes) or a zone on a major highway having a higher concentration of airport trips than surrounding zones; Proximity to major intermodal centers or regional shopping malls or other major activity center; and Locate where roadway congestion increases in the direction of the airport. Step 2: Delineate Primary Market Area and Estimate the Number of Resident Air Passengers in the Primary Market Area Develop estimates of AADE resident air passengers by zip code, prepare a regional base map, and select zones in the primary market area using the following guidelines: Select zones within 5 miles of the anchor zone in the direction toward the airport (along the primary axis); in the direction away from the airport, select zones up to 20 miles away from the anchor zone. On a second axis, oriented 90 degrees to the primary axis, select zones up to 10 miles from the anchor zone. Consider the roadway network and be aware of the typical travel paths air pas- sengers would take from the selected zone to the airport. Include zones or portions of zones in the primary market areas if travelers would pass by or through the anchor zone on their trip to the airport. The size of a primary market area is vari- able but usually falls between 200 and 600 square miles (with the exception of a downtown offsite terminal). For larger zones, portions of which are beyond the primary market, review the local street net- work to estimate the proportion of the zone's street network within the primary market. Assume the air passenger trips within the primary market are directly proportional to the res- idential street network within the zone under review. Step 3: Estimate the Number of Air Passengers in the Total Market Area The estimation of the market-area passengers is as follows: Total resident air passenger market = AADE resident air passengers / 0.8; and Total air passenger market = total resident air passenger / 0.8 or 0.85. Step 4: Compare Analysis Results with Offsite Terminal Primary Market Area Benchmarks To compare analysis results with benchmarks, undertake the following tasks: Determine the number of AADE resident air passengers in the primary market area; Calculate the resident air passengers per square mile; and Compare the results of the analysis with the benchmarks found in Table 3 and use a minimum 1,200 AADE resident air passengers (approximately 900,000 annual resident air passengers) as a primary market area supportive of an offsite terminal based on existing empirical data.