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B-1 A p p e n d i x B Chapter 5 Checklists 5.2 Status of ALP (with or without Master Plan) Status of ALP Notes FAA-approved? Last updated? Land use plan adopted by ownership? ALP reflects current conditions (within 3 years or less)? Content of ALP Check to select Notes Aeronautical uses? AOA identified? Short-range expansion needs identified? Long-range expansion needs identified? Existing facilities identified? Future facilities identified? Non-aeronautical uses? Non-aviation land released by FAA? Uses identified? General categories? Specific uses? Buffer requirements delineated? Adjacent land use identified? Community support Check to select Notes ALP publicly available? Plan shared with stakeholders? Plan addresses master plans of surrounding town and county? Evaluation What is the status of the ALP and required FAA review and approval? Does the ALP content inform development planning decisions for short- and long-term land uses? Has enough communication and outreach been conducted to generate appropriate community support? Conclusion:
B-2 Generating Revenue from Commercial development On or Adjacent to Airports 5.3 Land Availability Aeronautical development Notes Size in acres? Contiguous area? Subdivision into parcels or smaller lots? On- or off-airport? Runway access? Non-aeronautical development Notes Size in acres? Contiguous area? Subdivision into parcels or smaller lots? On- or off-airport? Proximity to airport? Designated non-aeronautical on ALP? Availability reduction factors Yes No Notes Owned by airport sponsor? Clear title? Deed restrictions? Encumbered by easements? Evaluation What is the extent of land available for development? What ownership of easement issues will have to be accommodated or eliminated to proceed? Conclusion:
Chapter 5 Checklists B-3 5.4 Location and Access Surface transportation connections Check to select Notes Highway interchange access? If not, distance to nearest interchange? Arterial road frontage? Visibility from road frontage? Distance to city/town center? Access to regional centers? Multi-modal transportation service Yes No Notes Freight rail at airport? Port or rail cargo access? Rail or bus to airport? Distance to mass transit? Market connections/quality-of-life metrics Check to select Notes Access to industrial concentrations? Major residential areas nearby? Universities/colleges nearby? Hospitals/medical centers nearby? Evaluation How do these results indicate the airport is or is not well-positioned to provide market strength or advantage through property development? Conclusion:
B-4 Generating Revenue from Commercial development On or Adjacent to Airports 5.5 Physical Site Features Net usable land area calculation Acres Notes Gross acreage (A)? Wetland area? Steep slopes? Floodplains? Other features? Total land reductions (B)? Net usable land (A â B)? Land characteristics Area of concern? Notes Yes No Sloping or level? Forested? Developed/paved? Agriculture? Streams or water bodies? Storm drainage/flooding? Shallow bedrock? Ponding/wetlands? Soil conditions? Seismic hazards? Environmental topics Area of concern? Notes Yes No Former industrial use? Potential contamination? Threatened/endangered species habitat? Historical features on or around site? Evaluation Does the net usable land provide a reasonable development area? Are there development challenges that may add excessive expense and/or time for permitting? Could any other known characteristics add excessive cost or delay due to environmental regulations? Conclusion:
Chapter 5 Checklists B-5 5.7 InfrastructureâSanitary Sewer Systems Available service, costs and challenges Notes Public or private sewer service? Service provider? Is land in the service area (confirmed by provider)? Adjacent sewer main? Length of needed sewer main construction? Plant capacity/conveyance constraints? Need for pump station? Capacity reservation issues/costs? Planned improvements? Capacity needs estimate by type of development? Demand vs. capacity shortfall? Evaluation Is the site well positioned in terms of sanitary sewer service relative to access, capacity limitations, and cost? Conclusion:
B-6 Generating Revenue from Commercial development On or Adjacent to Airports 5.8 InfrastructureâStormwater Systems Site-specific management Notes Who is permitting authority? Codes/ordinances requiring onsite detention before discharge? Required filtration/treatment before discharge? Basin requirements for multi-lot developments? Regional management Notes Who is regional permitting authority? Any capacity issues that prevent or limit discharge? System improvements planned by regional authority? Pre-treatment or buffer areas required in engineering design? Access reservation cost? Required payment amount for discharge into system? Evaluation Do permitting issues seem manageable in light of project scope, funding availability, and risk tolerance? If not, what issues require further investigation with the help of a civil engineering consultant? Conclusion:
Chapter 5 Checklists B-7 5.9 InfrastructureâWater General evaluation Notes Water demand based on proposed land use? Public service/private on-site well? Required filtration/treatment before discharge? Basin requirements for multi-lot developments? Public water system (if served by public system) Notes Identify service provider? Water service adjacent to airport land? Identify supply source? Supply/conveyance constraints? Length of required water main extension, if any? Capacity reservation costs/issues? Planned improvements? Private water supply (if served by private supply) Notes Existing supply source/capacity? Well expansion required? Groundwater contamination? Public/private system capacity Notes Demand vs. capacity shortfall? Evaluation Can water be safely and reliably supplied with adequate capacity and without excessive cost? If not, what are some cost-effective solutions or alternative land uses with reduced water service demand that can advance development plans? Conclusion:
B-8 Generating Revenue from Commercial development On or Adjacent to Airports 5.10 InfrastructureâPower/Telecom Identify utility providers Notes Electric service? Natural gas? Telephone provider? Internet service provider? Fiber optic available? Service connection Notes Distance to nearest electrical/gas connection? Extension/connection funded by power company? Requires underground installation or relocation? Capacity Notes Utility capacity constraints? Reliability issues? Vulnerable to storms/flooding? Needed improvements? Planned improvements? Evaluation Are utilities available and reliable, and do they have adequate capacity without excessive connection costs? If not, what are some cost-effective solutions or alternative land uses with reduced utility service demand that can advance development plans? Conclusion:
Chapter 5 Checklists B-9 5.11 Surrounding Land Use Surrounding land use character Check to select Notes Urban? Suburban? Rural? Land use types and proximity to airport Check to select Notes Single-family residential? Multi-family residential? Local retail? Regional retail/medical facilities? Educational institutions? Industrial? Agricultural, recreation, open space/vacant? Future land uses Notes Types permitted by current zoning map? Types of future land uses in master plan? Evaluation Are the proposed land uses compatible with existing and planned future development? If not, what strategies can be used to increase community, political, and economic support? Conclusion:
B-10 Generating Revenue from Commercial development On or Adjacent to Airports 5.12 Regulatory Constraints/Permitting FAA review and actions Check to select Notes Checklist to discuss FAA involvement w/FAA ADO? Development generally? Airport Master Plan? Airport Layout Plan? Exhibit âAâ Airport Property Map? FAA ARP SOP 3.00? Lease terms? Non-aeronautical use? Land release? Airspace review? FAA Form 7460-1 Notice of Proposed Construction or Alteration? NEPA environmental review Check to select Notes Does NEPA apply? If yes, which review applies? Categorical Exclusion (CATEX) Environmental Assessment (EA) State-level legislation? Environmental Check to select Notes Contamination present? Phase I Environmental Site Assessment (ESA) completed? Phase II ESA completed? Remediation plan approved? Remediation completed? Wetlands fill or crossing permits needed? Floodplain encroachment permit? Flood insurance needed?
Chapter 5 Checklists B-11 5.12 Regulatory Constraints/Permitting (Continued) Zoning/local approvals Check to select Notes Designated redevelopment area contains non-aeronautical land? Local zoning applicable? Regulating municipality? Subject land zoning district(s)? Permitted uses? Rezoning required? Minimum lot size? Maximum height? Parking requirements? Maximum floor area ratio? Building and lot coverage? Site plan approval/special use permit? Subdivision, land division, site condominium approval? Variances needed? Local cooperation likely? Other approvals? Evaluation Does the permitting process seem manageable, or are there issues that may pose a significant challenge, delay or cost? Will internal staff be able to manage the process, if moving forward, or will help be needed from a consultant? Conclusion:
B-12 Generating Revenue from Commercial development On or Adjacent to Airports 5.13 Market Conditions Real estate market analysis Notes Vacancy rates (by percent) Increasing/declining? Absorption rates/trends? Average rents? Land/building sales prices? Significant recent sales/leases? Available space/land inventories? Apparent growth sectors? Estimate of market area for property? Competing business park attributes? Evaluation How does the market conditions assessment measure against the airportâs risk tolerance? If favorable, analyze real estate market information together with site condition assessment to consider accommodation (on available development sites) of uses with strong market demand. Conclusion:
Chapter 5 Checklists B-13 5.14 Workforce Attraction Existing conditions Check to select Notes Training programs available? Housing choices? By income levels? Both rentals and for sale? Average costs? Cost of living? High? Moderate? Low? School system available? Adequate facilities? Graduation rates? College acceptance rates (%)? Entertainment/cultural options? Landscape/natural attractions/recreation? Population trends? Growing? Declining? Higher education facilities? Evaluation How does the area â and specifically the airport area â stack up against other development locations? Conclusion:
B-14 Generating Revenue from Commercial development On or Adjacent to Airports 5.15 Local/Regional Context Economic trends Notes Unemployment rates/trends? During Great Recession? Since Great Recession? Locally/regionally? 5-year projections? Job growth/decline? Sectors? County/region population trends? Employment trends by location? Major employer growth trends? Growth/health of retail centers Notes New projects? Downtown/near airport? Shuttered malls? Evaluation What signs of local/regional economic strength and growth exist? What signs of local/regional economic decline exist? Any red flags? Conclusion:
Chapter 5 Checklists B-15 5.16 Development Incentive Programs Evaluation What programs are already in place that encourage on-airport development? Are there other programs that would move forward with the investment of airport staff and financial resources? Conclusion: Available incentives Notes Regional programs? Multiple programs available? Geographic focus area? Urban/disadvantaged areas? Airport areas? Program administrators? Regional? State? City? County? Tax credits? For investment? For job creation? For employee training? County? Expedited permits/approvals âshovel-readyâ? Eligibility criteria? Incentive area includes airport? Foreign Trade Zones (FTZs)?
