Below is the uncorrected machine-read text of this chapter, intended to provide our own search engines and external engines with highly rich, chapter-representative searchable text of each book. Because it is UNCORRECTED material, please consider the following text as a useful but insufficient proxy for the authoritative book pages.
C-1 A p p e n d i x C Chapter 6 Checklists 6.3 Preliminary Development Plan Plan elements Notes Land areas for certain development types? General? Specific? Plan elements Notes Division of building lots? Zoning Ordinance minimums? Physical constraints increasing minimum area? Range of sizes by land use? Marketing data (demand)? Estimated building yields? Road construction? Identify widths and lengths? Identify new access roads? Infrastructure? Landscaping and amenities?
C-2 Generating Revenue from Commercial development On or Adjacent to Airports 6.6 Project Hard Costs Land costs Notes Recent purchase price? Book value? Appraisal? Hard construction costs Check to select Preliminary cost estimates Earthwork/grading? Road construction? Utilities? Building construction? Landscaping and amenities? Environmental remediation? Off-site costs? Demolition? Contractor/construction management/contingency (as a percentage of hard costs)? Evaluation What is the total anticipated hard cost of development for the Proposed Development Plan? Are there unknown costs for which additional research should be conducted and preliminary cost estimates developed? Conclusion:
Chapter 6 Checklists C-3 6.7 Project Soft Costs Soft costs likely to be needed Check to select Preliminary cost estimates Title insurance? Land planning and design? Civil engineering? Environmental consulting? Traffic engineering? Legal representation and advice? Market studies? Architecture? Surveying? Geotechnical analysis? Project management? Leasing or sale commissions? Permits and approvals? Application fees? Performance bonds? Required contributions to municipal facilities/impact fees? Financing costs? Carrying costs? Operating expenses? Evaluation Create a total amount of anticipated soft costs for the proposed Development Plan. Are there unknown costs that require further research and preliminary cost development? Use final anticipated project hard and soft costs to create overall estimate of project costs. Conclusion:
C-4 Generating Revenue from Commercial development On or Adjacent to Airports 6.8 Funding Sources and Typical Revenue Opportunities Funding sources Check to select Preliminary funding estimates Grants? Bond proceeds? FAA grants? Government appropriations? Investor contributions? Loans? Revenue sources Check to select Preliminary funding estimates Ground rent revenue? Land sale revenue? Build-to-suit sales and fees? Building or floor space rents? Percentage of rents? Equity participation? Evaluation Create totals for the anticipated revenue and the amount of financial resources available for the proposed plan. Are there unknown revenue streams or funding sources that need further research and preliminary estimates before proceeding? What are they? Conclusion:
Chapter 6 Checklists C-5 6.9 Miscellaneous Revenue Potential sources Check to select Estimated income Common facilities assessment? Hotel room stays? Parking fees? Residential rents or sales? Airport access fees? Recreation area fees? Evaluation Create a total value of miscellaneous revenue for the proposed Development Plan. If âunknown revenueâ is anticipated to be a significant part of project revenue, it is recommended to add this as a line item and develop estimated numbers before proceeding. Conclusion:
C-6 Generating Revenue from Commercial development On or Adjacent to Airports 6.14 Development Program Refinement Refinement options Check to select Notes Land use distribution? Lot size and number? Floor area? Road alignment? Avoid constraint areas? Costs? Timeline? Evaluation When was the last time the airport development plan was refined? Does the current plan reflect changes or new information? Has the Pro Forma been re-run following refinement and updates to the Development Plan? Conclusion:
Chapter 6 Checklists C-7 Internal Project Management Structure Relevant tasks for project manager Check to select Notes Presentation of development program to airport governance? Refinement or direction of program? Financial analysis? Selection and coordination of consultants? Management of the approval processes? Negotiation with potential development partners? Negotiation of lease terms with lessees? Coordination and applications to FAA (if land-grant obligated)? Review of assurances? Construction oversight? Marketing the property? Community engagement? Property management? 6.15
C-8 Generating Revenue from Commercial development On or Adjacent to Airports 6.16 Community Outreach Strategy Examples of considerations Check to select Notes History/challenges? Frictions, even minor? Issues of noise, safety, traffic? Other issues? Relationship with previous owner/authority? Ongoing proactive efforts? Outreach ongoing? If not, initiated before announcing development plans? Fences to mend? Conflicts to be resolved before publicizing development? Established network of community leaders? Means of collecting concerns and working to find common ground? Evaluation How is the airportâs existing relationship with the community? Are there any areas where it could be strengthened? What ongoing efforts are being made to build and maintain community relationships? What are the historic or current issues that cause conflict or concern? Conclusion:
Chapter 6 Checklists C-9 6.17 Identifying Stakeholders Possible stakeholders Check to select Notes Neighborhood and homeownersâ groups? Local and regional chambers of commerce? Other business and industry organizations? Local government agencies and officials? County and state government agencies and officials? Pilotsâ organizations and airplane hobbyists groups? Economic development departments and agencies? School districts and higher education? Youth groups? Travel agencies and professionals? Airport tenants? Commercial aviation companies and trade groups? Evaluation How can the airport incorporate the listed stakeholders into (or further into) proactive outreach efforts? How can the airport specifically reach out to these stakeholders in terms of the development plan and sharing the information with the public? Conclusion:
C-10 Generating Revenue from Commercial development On or Adjacent to Airports 6.18 Creating a Message Potential benefits to airport Check to select Notes Jobs due to airport operations? Jobs due to businesses tied to airport or nearby? Income generated by jobs? Indirect benefits to local businesses, such as hotels? Businesses tied to airport add to property and payroll tax bases? Investment by airport in facility improvements on- and off-airport? Airport-sponsored activity/philanthropy in community? Evaluation How can the results of this checklist be crafted into a message that emphasizes common goals for community economic growth, and how will the airportâs Development Plan further those goals? Would further study strengthen the case for that message? If so, what local organization may be a good fit to team with on that effort? Conclusion:
Chapter 6 Checklists C-11 6.19 Outreach Portfolio Internal techniques/resources Check to select Notes Advisory board? Community representatives? Business groups? Elected officials? Community relations staff? Airport Master Plan? External techniques/resources Continue Add Notes Offer website information? Publish newsletters (print, online)? Offer airport tours? Sponsor local events and organizations? Offer scholarship and grants? Offer programs for youth interested in aviation careers? Send speakers to community groups? Evaluation How can the listed techniques/resources be incorporated into a comprehensive community outreach strategy? Conclusion:
C-12 Generating Revenue from Commercial development On or Adjacent to Airports 6.20 Revealing Project Plans to the Public Concern about development Area of concern? Expert assistance needed? Who could provide expertise?Yes No Land use compatibility issues? Impacts to circulation (traffic)? Noise? Public safety? Environmental impacts? Project funding sources? Consistency with local economic development goals? Evaluation Based on the results of this checklist, do issues or concerns exist that may generate controversy or require additional preparation before the airport holds public meetings or gains community support? What are they? How can these concerns be effectively, proactively addressed? Conclusion:
Chapter 6 Checklists C-13 6.21 Permits and Approvals FAA actions (if grant obligated) Check to select Notes ALP revision approval? Land release review? NEPA determinations for environmental review? Subsequent CATEX? Subsequent EA? Subsequent EIS? Air quality impacts? Lease review? Fair market value? Term limit? Renewal options? Reversions? Communication at start of development? Other? Environmental permits (federal, state, or local) Permit required? Notes (including agency identification) Yes No Soil erosion? Wetlands fill/crossing? Coastal jurisdiction? Remediation? Floodplain encroachment? Stormwater detention and discharge? Water supply allocation or main extension? Sewer system connection? Contamination investigation and remediation? Fish and wildlife/endangered species? Solid waste management? (continued on next page)
C-14 Generating Revenue from Commercial development On or Adjacent to Airports 6.21 Permits and Approvals (Continued) Land use and zoning approvals (local or regional) Approval required? NotesYes No Zoning change? Variance(s)? Site Plan approval? Subdivision approval? Redevelopment area plan/agreement? Transportation (state, county, or local) Check to select Notes New or modified highway access? Ramp or road expansion? Intersection and signal improvements? Road drainage? Bus routing? Transit station locations? Evaluation Using the listed information, group the required permits into a matrix that includes the agency, permit type, documentation, consulting expertise and review times to streamline the process and keep things on track for development. (Table 1 in Chapter 6 of the guidebook provides an example; a blank template for a permitting matrix follows this checklist.) Conclusion:
Chapter 6 Checklists C-15 Permitting Matrix Agency Permit type Documentation Consulting Review time
C-16 Generating Revenue from Commercial development On or Adjacent to Airports 6.22 Consulting NeedsâBuilding the Project Team (Blank) Title Description (Example) Land planner (Example) Airport master plan, development plan, approvals or variance testimony before Planning Board An example of a completed Project Team Components Checklist is provided in Table 2 in Chapter 6 of the guidebook.
Chapter 6 Checklists C-17 6.23 Incentives Incentives Check to select Notes Foreign Trade Zone (FTZ)? Airport Development Zone â tax incentives? Income tax credits? Sales and use taxes? Airport Development Zone â non- tax incentives? Training programs? Expedited permit processing? Low-interest loans? Evaluation Does the information listed support the pursuit of incentives for airport development? If not, what potential is there for the airport to start the conversation with federal and state officials about establishing incentives? Conclusion:
C-18 Generating Revenue from Commercial development On or Adjacent to Airports 6.24 Funding and Financing Potential sources Check to select Notes Internal sources? Grant and loan sources? Regional economic development authorities? State transportation aviation agencies? FAA-sponsored Airport Improvement Program (AIP) grant? Community stakeholders? Appropriations? Bonds? General obligation? Revenue? Partners? Value capture? Evaluation What funding sources are available, and in what amounts? What timeline is recommended for each type of funding source? Conclusion:
Chapter 6 Checklists C-19 6.25 Development and Partnership Strategies Finding partners Check to select Notes Professional networking? Professional real estate advisor? Economic development agency? Evaluating partners Yes No Notes Direct experience? Airport experience? References? Investment capital? Compatible goals? Risk-sharing? Investment returns? Long-term objectives? Determining the deal Addressed in deal? NotesYes No Shares of investment? Confirmed by third-party appraisal? Percentage return? Roles and responsibilities? Airport? Partner? Split of excess profits and residual value? Evaluation Based on these results, is it in the best interests of the airport to pursue self-financed development, a joint venture partner, or a master developer? If the airport is electing to work with a master developer, what will be included in the scope of tasks and the RFP? Conclusion:
C-20 Generating Revenue from Commercial development On or Adjacent to Airports 6.26 Marketing Marketing campaign elements Check to select Notes Branding? Ties with airport identity? Themed and recognizable? Competitive advantage? Community relations? Officials active in community? Business networking ongoing? Advertising? Media relations/social media? Internal staff efforts? Hired professional firm? Point person? Internal staff member? Contracted broker or real estate advisory firm? Evaluation Based on these results and the checklists on market conditions completed in Section 5.13 (see Appendix B), what elements will be a part of the airportâs development project marketing? Do any elements need to be refined before cost estimates are entered into the Pro Forma? Conclusion:
Chapter 6 Checklists C-21 6.27 Construction Management/Property Management/Operation Construction management responsibilities Check to select Notes Development of bid documents? Construction contractor selection and approval? Construction oversight? Building code compliance? Soil erosion control? Noise ordinances? Safety Plan development and oversight? Traffic Plan development and coordination? Property management responsibilities Area of concern? NotesYes No Tenant liaison? Monitor tenant for lease obligations? Collect lease payments? Manage tenant complaints/issues? Coordinate tenant move-in and improvements? Sign lease on ownerâs behalf? Facility management responsibilities Area of concern? NotesYes No Facility management? Physical structures (inside, outside, common areas)? Monitor service provisions? Materials purchasing? Ongoing contractor coordination for maintenance? Maintenance quality monitoring? (continued on next page)
C-22 Generating Revenue from Commercial development On or Adjacent to Airports 6.27 Construction Management/Property Management/Operation (Continued) Finance and administration responsibilities Area of concern? NotesYes No Finance and administration? Budget preparation? Regular reporting to owner? Event coordination and leadership? Hiring/managing employees? Accounts payable and receivable? Accurate documentation skills? Compliance monitoring? Evaluation Based on these results, how will development management responsibilities be assigned: by airport staff, an outside contractor, a development partner, or some combination? Does the construction management/property management strategy require refinement to the cost projections in the Pro Forma? Conclusion:
