AGENDA GMA – Airport Advisory Board Meeting City Hall -- 120 East Main Street -- Gardner, Kansas May 9, 2016 7:00PM

CALL TO ORDER

PLEDGE OF ALLEGIANCE

PUBLIC COMMENTS

CONSENT AGENDA

1. Consider approval of the minutes for the April 11, 2016, meeting of the Gardner Municipal Airport Advisory Board

NEW BUSINESS

1. Consider recommendation on hangar rates for 2017. 2. Consider recommendation to require a non-refundable deposit for being on the hangar waiting list.

DISCUSSION ITEMS

1. Update on Real Property Acquisition – Paulsen Tract 2. Update on Airport Layout Plan – Bradley Weisenburger, PEC 3. Airfield, Grounds and Fuel Farm status 4. Subleasing after December 31, 2016 5. Financials 6. Upcoming Events

OTHER BUSINESS

COMMITTEE MEMBER UPDATES

ADJOURNMENT

In compliance with the Americans with Disabilities Act, the City of Gardner will provide reasonable accommodations for all public meetings. Persons requiring accommodations in attending any of our public meetings should contact the City Clerk’s Office at 913-856-0945 a minimum of 48 hours prior to the meeting. Airport Advisory Board Meeting City of Gardner, Kansas P a g e No. 1 April 11, 2016

AIRPORT ADVISORY BOARD MEETING CITY OF GARDNER, KANSAS Monday, April 11, 2016

CALL TO ORDER

The meeting of the Gardner Municipal Airport Board was called to order at 7:00 pm on Monday, April 11, 2016, by Chairman Hayden.

Advisory Board Members present: Chairman Dave Hayden Present Joe Scalet Present Ray Doerr Absent Dale Rose Present Chad Tate Present (arrived at start of Hangar Rate Discussion)

Staff members present: Brian Faust, Director Jim Holtgraver, Airport Maintenance

Consultant present: Bradley Weisenburger, PEC

PLEDGE OF ALLEGIANCE

Chairman Hayden led the Pledge of Allegiance.

PUBLIC COMMENT

Chairman Hayden opened public comment:

Paul Willy of Gardner KS asked about any plans to construct new hangars and mentioned that he had been on the waiting list for several years and it does not seem to move. Would like discussion on new hangars and the waiting list.

CONSENT AGENDA

1. Standing approval of the minutes as written for the meeting on March 14, 2016.

Motion to approve the consent agenda was made by Member Scalet, seconded by Member Rose.

Motion carried 3-0.

Airport Advisory Board Meeting City of Gardner, Kansas P a g e No. 2 April 11, 2016

NEW BUSINESS

1. Review the revised Gardner Municipal Airport Minimum Standards

Director Faust presented the staff report. Faust detailed when the standards were adopted and the Council putting enforcement of the standards on hold until the standards were thoroughly vetted by the Advisory Board. The packet for the board included both a redline copy and a clean version. Faust asked if there were any questions or concerns.

There was no public input at this point and no questions from the board.

Motion to recommend approval of the revised Gardner Airport Minimum Standards to the City Council was made by Member Hayden, seconded by Member Scalet.

Motion carried 3-0.

DISCUSSION ITEMS

1. Update on Real Property Acquisition – Paulsen Tract

Director Faust presented the staff report and mentioned that the home demo needed to be added to the contract. Consultant Weisenburger stated that we are on still on schedule but could not delay. He stated that we did have a counter offer we were working through.

2. Update on Airport Layout Plan – Bradley Weisenburger, PEC

Brief discussion on the ALP. Chairman Hayden asked about whether the purchase of property on the east end was in the plan. Weisenburger said it was and that was needed before the Mike Gardner property purchase. This land would help protect the runway and provide space for the new hangars.

3. Hangar Rates & Charges Study – GBA

Director Faust presented the staff report and introduced Ed Young from GBA. Mr. Young presented the Hangar Rates & Charges study to the Advisory Board. Mr. Young talked about the challenges of comparing airports as there are many differences and he discussed the balancing act on fee structure. Too low and people may store their plane and not work on it, about the right fee and people will work and fly their planes to help justify their investment in the hangar, and too high and there will be vacancies. Mr. Young stated that a $10 to $15 dollar rate increase on the lower end hangars would bring those rental rates up to the bottom of the hangar rates for the study area. Mr. Young also stated that the upper end hangars were fairly close to where they should be compared to the study area. He felt that an increase from $0 to $5 was appropriate.

Member Rose and Member Scalet pointed out the open hangars at Vinland Valley were upgrades over Gardner’s open hangars. Both members were concerned that it is difficult to Airport Advisory Board Meeting City of Gardner, Kansas P a g e No. 3 April 11, 2016 compare our hangars to others, as door sizes are different along with other factors, including floor type and lighting. Member Scalet expressed concerned that Council may look at this report and feel larger increases are warranted without the full understanding that many of our hangars do not necessarily compare favorably with others in the study. Both Rose and Scalet stated that our airport is unique in that its family. Everyone knows and cares about each other. Other airports do not have that same feel. If rates are increased dramatically, it could change the current dynamics of our airport. Faust said he would plan to bring back a recommendation on increases for the board to consider at the next meeting.

4. Airfield, Grounds and Fuel Farm status

Director Faust presented the staff report and requested discussion on preferred method to seal the taxi-lanes. Faust stated he was use to sealing roads but not familiar with airports and did not want to seal the area using a product that might damage aircraft. Board stated that JOCO just did similar work and suggested we contact them for their specifications.

The board mentioned that the asphalt on the north side of the east hangars, especially near the drip line of the roof is failing quickly.

Jim Holtgraver stated the fuel farm is doing fine and that we have not sold a lot of fuel due to high winds and limited flying.

5. Financials

Board had several questions on the financials. They noted it was not easy to follow and wanted to know where the initial deposits, when they closed down their accounts, were shown. They also asked what the $15,300 was for under airport taxiway improvements as nothing has been done this year on the taxi-lanes. Board would like to see a financial statement that shows the initial deposits, revenue to date for rent and fuel sales, expenses, and what is left at the end of the month. This way they can look ahead to what is available for various projects.

6. Upcoming Events

Director Faust presented the two upcoming events in June. Member Rose stated he would provide Faust with a brochure for the vintage aircraft event.

OTHER BUSINESS

1. Airport Newsletter

Director Faust showed a draft copy of the first quarterly newsletter. Newsletter will be available on line later in April and we will be able to email to anyone interested.

The Board also asked about the waiting list and if putting a non-refundable deposit to keep your name on the list might shorten the list to those serious about it. Faust said he really had not thought about how to do that but would bring that back to the Advisory Board.

Airport Advisory Board Meeting City of Gardner, Kansas P a g e No. 4 April 11, 2016

COMMITTEE MEMBER UPDATES

Dave Hayden - none

Joe Scalet - none

Ray Doerr – absent

Dale Rose - none

Chad Tate - none

ADJOURNMENT

Motion to adjourn made by Member Tate, seconded by Member Scalet.

Motion carried 4-0

AIRPORT ADVISORY BOARD ACTION FORM NEW BUSINESS ITEM NO. 1 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Consider recommendation on hangar rates for 2017

Background/Description of Item: At the November, 23 2015 council meeting, city staff recommended that the City Council approve a rate increase for hangars at the GMA. The increase proposed by staff ranged from $10 to $20 per hangar per month. After discussion, Council felt that the increases proposed were fairly substantial and that more documentation was needed to justify a rate increase. As a result, hangar rates for 2016 were held to 2015 values.

As part of the process for preparing for the 2017 budget cycle, the city contracted with GBA to perform a Hangar Rates & Charges Study to see if a rate increase for 2017 is warranted. Mr. Ed Young from GBA presented his findings to the Advisory Board during the April 2016 meeting. Subsequent to the April meeting, GBA updated the report and the final version is attached. From that report:

Staff is presenting a rate schedule to the Advisory Board for 2017 and asks for a recommendation that will be forwarded to the City Council. In short, increases ranging from $0.00 to $15.00 are being proposed (recommending the ‘low increase’ amount from the table).

Attachment:  Final Hangar Rates & Charges Study – GBA  Hangar layout with 2017 Proposed Rates

Staff Recommendation: Forward a recommendation to the City Council on the 2017 rate schedule.

GARDNER MUNICIPAL AIRPORT HANGAR RATE ANALYSIS

APRIL 21, 2016

Requested by the City of Gardner

Rates and Charges Analysis

GARDNER MUNICIPAL AIRPORT HANGAR RATES ANALYSIS

Contents

Executive Summary ______1 Purpose of Report ______2 Methodology ______2 Grant Obligations Effect on Establishing a Rental Fee Rate ______2 Fair Market Rates are not Required But Are Useful ______3 Kansas Law Related to Property Tax on Airplanes ______4 Area Demand ______5 Rate Comparison By Type (Arranged by Distance) ______6 Open T Hangars ______6 Small T-Hangars ______7 T- Hangars Large______8 Recommendations ______9 Comparison Airports ______11 Gardner Municipal Airport (K34) ______11 New Century AirCenter – Olathe (KIXD) – 4.7 miles ______12 Olathe – Johnson County Executive Airport (KOJC) – 13.4 miles ______13 Vinland Valley Aerodrome (K64) - 14.3 miles ______14 Lawrence Municipal Airport – (KLWC) – 29.0 ______14 Ottawa Municipal Airport – (KOWI) – 29.9 ______15 Miami County Airport (K81) – 30.1 miles ______16 Lee’s Summit Municipal Airport – (KLXT) – 37.6 miles ______16 Noah’s Ark Airport (06MO) – 41.1 miles ______17 Lawrence Smith Airport, Harrisonville, MO) – 45.4 miles ______17 Garnett Municipal Airport (K68) – 50.0 miles ______17 Roosterville Airport, Grain Valley (0N0) – 51.7 miles ______18 East Kansas City Airport (3GV) – 53.8 miles ______18 Fort Leavenworth, Sherman Army Airfield (FLV) – 55.0 miles ______18 Midwest National Air Center, Mosby, MO (GPH) – 56.1 miles ______19

April 21, 2016- Final GARDNER MUNICIPAL AIRPORT HANGAR RATES ANALYSIS

Excelsior Springs Airport (3EX) – 67.1 miles ______20 Coffey County Airport (KUKL) – 62.4 miles ______20 Emporia Municipal Airport (KEMP) – 84.4 miles ______21 Fort Scott Municipal Airport (KFSK) – 91.1 miles ______21 Storage Costs in General______22 Conclusion ______23 Appendix ______24 Wingspan Chart ______25

About the Author:

Ed Young is an associate at GBA. He is also an instructor at K-State University Polytechnic Campus teaching Airport Law and Airport Environmental Planning. He served as the Director of Aviation for the Kansas Department of Transportation from 2005 to 2013. He is a graduate of the University of Kansas with a Bachelor of Arts, Master of Public Administration and a Juris Doctorate. He is also a single-engine land and sea commercial pilot, CFI, CFII, and MEI.

April 21, 2016- Final HANGAR RATES ANALYSIS

Executive Summary

In 2015, the City Council of the City of Gardner received a recommendation to raise the hangar rates at the Gardner Municipal Airport (K34). The City Council requested additional information regarding rates charged by other facilities in the area. This study examines the Mid-America Regional Council (MARC) Regional Aviation Study to summarize area demand for hangars. This study reviews the rates charged for hangar facilities at 17 airports within 90 miles of Gardner. The Kansas City Downtown airport rates and charges information is contained in an appendix to the report, but was not used in the analysis. This study recommends increasing the rates for hangars to more closely match market value and provide mechanisms for self-sustainability.

Findings:

 37% of the demand for hangar space, as determined by waiting lists, in the Kansas City region, is for spaces at Gardner Municipal Airport (K34).  45% of the demand for hangar space in the Kansas City region is for space at Gardner Municipal Airport (K34), New Century Air Center (KIXD) and Olathe – Johnson County Executive (KOJC).  90% of the demand for hangar spaces is in Kansas. Missouri airports report available hangar units at 75% of the Kansas City area airports.  Kansas tax policy exempts most aircraft from property tax.  The waiting list for Gardner Municipal Airport is likely driven in part by the lower price facilities at Gardner Municipal Airport and its close proximity to New Century Air Center and Olathe – Johnson County Executive.  The waiting list for Gardner Municipal Airport is likely driven in large measure by the family friendly environment of the airport and a high demand to participate in this aviation friendly community.  The rate charged for open T-Hangars and basic enclosed spaces are the lowest in the region.  The rate charged for small T-Hangars is lowest in the immediate area.  The rate charged for larger, modern T-Hangars is competitive with airports just outside the region; however, Gardner Municipal Airport offers greater convenience. Recommendations for Gardner Municipal Airport (K34):

Building Current Average Rate Low High Notes: Range increases are based on the current market. A Increase Increase CPI is recommended to keep pace with the market in the future. C2 $65 $87 - $115 $10 $25 A $10 increase matches lowest rate in study. C1, D1 $85 $116-$159 $15 $30 A $15 increase matches lowest rate in study. A1, A2, B1, $130 $140-$176 $5 $25 The market will likely support $150. B2, D2 E1 $210 $265-$305 $5 $40 The market (lack of available space) will likely support $250. Miami County and Lawrence are in this range. F1 $185 $156-$196 $0 $15 The current price is slightly higher than Miami County and in the range of similar rentals at smaller airports in the region. The market in the immediate area would likely support a small increase.

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Purpose of Report

This report is intended to provide guidance to the city of Gardner regarding the rates and charges of airports in the immediate market area.

METHODOLOGY This report did not evaluate individual hangar units at the Gardner Municipal Airport. The existing rate structure established a varied value for the hangars. It is beyond the scope of this report to examine the historic rationale for the existing rate structure. The hangars at Gardner mostly meet the definition of Standard Nested T or a Standard T with a door opening between 39’ and 41’6”. As a reference the aircraft that can occupy a standard nested T are contained in Appendix B- a list of most common general aviation and agricultural aircraft, including wing span.

There are approximately 100 units, including non-aircraft units, available for rent at the facility. An assessment of each unit at the airport, including date of construction, door mechanism, floor composition, ease of access, ability to access a hangar in defined weather conditions and other individual unit assessments could be completed. In addition, a comparison of the individual unit value with a similar unit value at another area facility is possible. This type of assessment is beyond the scope of this report. The cost to conduct an individual unit assessment of this type is estimated at $15,000. There are two potential outcomes from individual unit assessments: 1) recommendations that all unit charges be equalized based on square footage, or 2) a multi-tier structure that divides rates within buildings and creates a complex administrative structure.

This report follows the method advocated by Airport Cooperative Research Program Report 16: A Guidebook for Managing Small Airports. This comparison of hangar facilities is limited to a three-step process. The first step is an assessment of the facilities at Gardner. The existing rental structure, relative size and functions of the Gardner hangars are categorized. The second step is the collection of hangar rates and data from region airports. Categorization is necessary to compare similar hangars. Ordinarily hangar rates break down into five categories: open T-hangars, open non-T-hangars, small T-hangars, large T- hangars, box or conventional hangars. A comparison of the collected and categorized data is undertaken. This study does not consider open non-T-hangars or box hangars. Information related to market demand and waiting lists is presented as background for the conclusions drawn. The third step is evaluation of background cost information, including cost of replacement and a comparison to standard storage charges at for profit facilities.

GRANT OBLIGATIONS EFFECT ON ESTABLISHING A RENTAL FEE RATE The Gardner Airport (K34) is a federally obligated airport under the National Plan of Integrated Airports System (NPIAS). As an obligated airport, the city entered into a number of grant assurances. FAA Order 5190.6B Airport explains the requirements of Grant Assurance 22 Economic Non-Discrimination, Grant

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Assurance 24 Fee and Rental Structure and Grant Assurance 25 Airport Revenues. FAA Order 5190.6B Chapter 18.5 Principles requires four guiding principles:

a. Fair and Reasonable. Federal law, as implemented by the Rates and Charges Policy, requires that the rates, rentals, landing fees, and other charges that airports impose on aeronautical users for aeronautical use be fair and reasonable. b. Not Discriminatory. Aeronautical fees may not unjustly discriminate against aeronautical users. c. Self-sustaining. Sponsors must maintain a fee and rental structure that – in the circumstances of the airport – makes the airport as financially self-sustaining as possible. (See chapter 17 of this Order, Self-sustainability, for guidance on the self-sustaining requirement.) d. Allowable Use. A sponsor may only use its airport revenue for airport capital and operating costs and certain other facilities directly and substantially related to air transportation, as permitted by 49 U.S.C. §§ 47107(b) and 47133.

As a grant recipient, the city is assuring the FAA that rates for hangars or any other revenue source is established in a method calculated to protect the federal investment. FAA Order 5190.6B expands on the requirement of self-sustainability in Chapter 17 of FAA Order 5190.6B.

17.5 Self-Sustaining Principle. Airports must maintain a fee and rental structure that makes the airport as financially self-sustaining as possible under the particular circumstance at that airport. The requirement recognizes that individual airports will differ in their ability to be fully self-sustaining, given difference in conditions at each airport. The purpose of the self- sustaining rule is to maintain the utility of the federal investment in the airport.

As a grant recipient, the city is assuring the FAA that rates for hangars or other revenue sources are fair and reasonable.

17.10 Rates Charged for Aeronautical Use. Charges for aeronautical use of the airport must be reasonable. For aeronautical users, the FAA considers charges that reflect the cost of the services or facilities satisfies the self-sustaining requirement. Accordingly, the FAA does not consider the self-sustaining obligation to require the sponsor to charge fair market value rates to aeronautical user. The FAA will not ordinarily investigate the reasonableness of a general aviation airport’s fees absent evidence of a progressive accumulation of surplus aeronautical revenues.

The FAA does not require the airport to establish hangar rates at a fair market value. The FAA recognizes that airports in some markets have the ability to charge fees that exceed total airport cost. A sponsor may also charge rates below market value to attract and retain commercial aeronautical services. See 17.6 Airport Circumstances. The FAA requires fair market value rates for non-aeronautical uses. See 17.11 Nonaeronautical Rates.

FAIR MARKET RATES ARE NOT REQUIRED BUT ARE USEFUL A fair market or appraisal approach is not required for the City of Gardner under the FAA grant assurances. This report is not an appraisal. It does draw heavily on similar facilities that offer similar services. The variety of facilities and services in the area dictate more flexibility in the approach. An appraiser, for

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instance, might select the hangar rental rates at New Century Air Center (KIXD) and Olathe – Johnson County Executive (KOJC) as comparable. The appraisal process would then work backwards to eliminate differences between the services and facilities to arrive at the value of the hangar. While information related to the rates charged for similar facilities is presented in this report, it is not dispositive at arriving at a rate in the way an appraisal might. Rather, a broader sample of airports in the Kansas City region is more helpful in arriving at a reasonable rate, as compared to strict appraisal or fair market rate.

The City, after consideration, may arrive at a rate that is higher than fair market rate. If the market indicates high demand, the excess revenue may be used for capital or operating investments. Many airports charge reduced rates for Fixed Base Operator (FBO) rental areas that are offset by higher hangar rental rates. A higher hangar rental rate may permit the airport to ensure the existence of better basic services on the airport. Additionally, airport revenue generated by hangar rental could be used to build additional hangars to meet the regional demand.

There are a number of risks associated with charging less than market rate. Airports in other regions of the country have reported subleasing in violation of rental provisions. In this scenario, the original lessor retains the difference between lease amount and the market rate. As a consequence, revenue is diverted from the maintenance and upkeep of the airport. Market rates also discourage the use of hangar facilities as mere storage units. A market rate can encourage aircraft owners to utilize their aircraft or discontinue the usage and allow an active aircraft to occupy the space. The effect of forcing non-active renters out of a facility is an increase in fuel sales and active use of airfield services, including FBO operations. Active aircraft receive annuals and active pilots receive flight reviews.

KANSAS LAW RELATED TO PROPERTY TAX ON AIRPLANES The payment of rental rates for a community facility may be reduced based on the payment of property tax by the renters. This is a common practice for renting fairgrounds, community centers and schools. For instance, the rental of park pavilions for an event may be reduced because the renter subsidizes the upkeep and maintenance of the park with his or her general property tax payments. Although there are a large number of aircraft located at Gardner, it is unlikely that many aircraft at the facility are paying property tax on the aircraft to the city or Johnson County. This is not true in Missouri, which may account for a slight variance in rates at Missouri Airports. Kansas law permits a number of exemptions for aircraft. KSA 79-220 provides a property tax exemption for aircraft that are antique or amateur-built. Antique aircraft are 30 years or older. Amateur-built aircraft are typically referred to as experimental (although this is a broader category). KSA 79-201k provides an exemption for aircraft that are owned and used primarily for business. An examination of the current FAA aircraft registration for Kansas shows 665 aircraft in Johnson County (this number is slightly inflated due to registered drones). Of the 665, all aircraft registered as individual, co-owned or partnership were reviewed. Based on the aircraft age and / or registration status, only 17 appear to be registered in a manner that would not permit tax exemption. It is likely that these 17 could be registered as exempt, as well. It is extremely unlikely that current users or future users of the facility are paying property taxes on aircraft. In addition, personal property tax on aircraft is ordinarily assessed at the owner’s home address, unless the owner of an aircraft is not from Johnson County. As a result, most users of

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the facility are not being assessed a property tax that offsets some of the expenses of operating the facility. The buildings, likewise, are not being assessed property tax because they are municipally owned.

AREA DEMAND Demand for a product or service is frequently the primary index of price point. The demand for hangar space in the Kansas City area is high. According to the Mid-America Regional Council (MARC) Aviation Regional Plan, there are 268 potential hangar renters waiting in the Kansas City region. The waiting lists break out as follows:

Airport Spaces %Leased # on Waitlist Downtown MKC 106 100% 5 East Kansas City 30 95% 0 Excelsior Springs 17 30% 0 Gardner 98 100% 100 Johnson County 128 100% 60 Lawrence Smith 46 100% 15 Lee’s Summit 152 92% 8 Miami County 22 100% 20 Midwest National 76 88% 0 New Century 90 100% 60 Noah’s Ark 45 88% 0 Roosterville 62 95% 0 Sherman (LV) 20 90% 0 Total 892 91% 268 MARC Table 2-15 (Draft)

There are 283 based aircraft in the Kansas City area that are not housed in a structure according to the MARC study. These aircraft may or may not be reflected on a waiting list on one of the study’s airports.

As discussed at the April 11th, Gardner Airport Board meeting, many area airports require a deposit to be placed on the hangar waiting list. This method may or may not assist in determining true demand for a hangar. Based on the waiting list at Johnson County Executive and New Century Airports, there are at least 60 deposits holding positions in the line for hangars at those facilities.

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Rate Comparison By Type (Arranged by Distance)

OPEN T HANGARS Airport Hangar Type Rate Comparison Factors K34 Open – T $65 Exposed beam, no pad New Century - IXD Open – T NA Olathe - OJC Open – T NA Vinland Valley Open – T $92/$105 3-Sided, some pads Lawrence Open – T NA Ottawa Open – T NA Miami County Open – T NA Lee’s Summit Open – T $110 Traditional T Noah’s Ark Open – T $100 / $110 (Shade or 3 Poor Condition, Tail Side) manipulation required Garnett Open – T $85-$100 Not standard or uniform Roosterville Open – T $85 - $100 Traditional T (owner may purchase door) East Kansas City Open – T Privately Owned Lots Fort Leavenworth Open – T $200 Flooding issues Midwest National Open – T $80 Excelsior Springs Open – T $75 Open, Exposed beam, some pads Coffey County Open – T NA Emporia Open – T NA Fort Scott Open – T NA There is no cost information available for reconstructing the open T-Hangars at Gardner.

The Gardner open T hangars are less convenient than Vinland Valley, in better condition than Noah’s Ark, and relatively similar to Excelsior Springs.

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SMALL T-HANGARS Airport Small T-Hangar Rate K34 T-Hangar Small $85 (C1, C2, D1, D2) $130 (A1,A2, B1, B2) New Century - IXD T-Hangar Small $275-325 Olathe - OJC T-Hangar Small $275-325 Vinland Valley T-Hangar Small NA Lawrence T-Hangar Small $220 Ottawa T-Hangar Small $150 - $200 (Old v. New) Miami County T-Hangar Small $165 (inside - old) $185 (end-old) Lee’s Summit T-Hangar Small $218 - $272 Noah’s Ark T-Hangar Small $130 Lawrence Smith T-Hangar Small $120 (no electricity) $150 (electric/no partitions) Garnett T-Hangar Small $150 -$200 Roosterville T-Hangar Small $218 – 272 (Depending on door) East Kansas City T-Hangar Small Privately Owned Lots Fort Leavenworth T-Hangar Small $400 Midwest National T-Hangar Small $121 Excelsior Springs T-Hangar Small $125 Coffey County T-Hangar Small $80 Emporia T-Hangar Small $90 - $135 Fort Scott T-Hangar Small $70 (Very Old) The term small does not necessarily relate to the size of the door opening. Covered, enclosed spaces are valued at airports in the region. This category includes the relatively older hangars at Gardner.

In terms of direct comparison, the old hangars at Ottawa and Miami County are relatively similar. The enclosed hangars at Noah’s Ark are in poor condition, but still command $130 per month. The aviation friendly nature of Noah’s Ark likely drives the price component, even though the hangars are in poor condition. The small hangar spaces at Lawrence Smith are not internally separated and command $150 per month.

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T- HANGARS LARGE Airport Size Rate K34 T-Hangar Large $185 - $210 New Century - IXD T-Hangar Large $275 - 356 Olathe - OJC T-Hangar Large $275 - 356 Vinland Valley T-Hangar Large NA Lawrence T-Hangar Large $220 Ottawa T-Hangar Large NA Miami County T-Hangar Large $190 (inside – new) - $210 (end) Lee’s Summit T-Hangar Large $378 Noah’s Ark T-Hangar Large NA Lawrence Smith T-Hangars Large $250 (bi-fold door) Garnett T-Hangar Large $65 (Ground Lease) Roosterville T-Hangar Large Privately Owned Lots East Kansas City T-Hangar Large Fort Leavenworth T-Hangar Large $400 Midwest National T-Hangar Large $130 - $360 Excelsior Springs T-Hangar Large NA Coffey County T-Hangar Large NA Emporia T-Hangar Large $135 - $175 Fort Scott T-Hangar Large $400 Large T hangars are defined by relative age, door mechanism and the established rates charged at Gardner. At this juncture, it might be appropriate for the city to evaluate the differences between E and F to determine if a cost variance remains appropriate. This comparison was outside the scope of this analysis.

The services and facilities at Gardner do not compare well to New Century or OJC – Executive Airport. The rates at New Century, OJC – Executive, and Kansas City Downtown are presented for background.

The rates at Miami County compare well. An adjustment in Miami County’s rates could be made for the driving distance, relative distance to greater population and convenience of Gardner.

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Recommendations

Funds generated from hangar units support and maintain the airport. The cost of hangar upkeep and maintenance increase as the facilities age. A new T-hangar costs between $60,000 and $80,000 per unit to construct.

From the information gathered, the market in the Kansas City area will accept an increase in prices at Gardner Municipal Airport. Based on the rates charged at other facilities in the area, it is likely that demand at Gardner is high because Gardner’s rates are too low for the area and the aviation environment at Gardner puts the airport in high demand. It is likely that much of the demand captured in the MARC report is a reflection of aircraft owners at OJC, IXD or Lee’s Summit attempting to reduce cost by relocating to Gardner. It is also likely that aviation friendly environment at Gardner strengthens this demand. There are four key factors that distinguish hangars at the study airports: (1) age and condition, (2) enclosure, (3) convenience, and (4) airfield facilities. Gardner is unlikely to command the rates charged at the larger airports, even for similar hangars. Gardner cannot demand the higher rates because the only paved runway at Gardner is relatively short and narrow, does not support the prevailing wind and is not supported by an instrument approach. The target market does not, therefore, completely overlap with the users of the larger airports. However, Gardner’s configuration and availability of turf runways does service a niche in the market.

The average price of an open T-Hangar is between $87 and $115, including Gardner in the average. The average increases to $90 and $125 without Gardner. The open architecture / beams of the Gardner open hangars make utilization more difficult than Vinland Valley, for instance. The low tail heights, extreme old age and flood damage at Noah’s Ark are far less convenient than Gardner, but command a higher price. The market would, therefore, appear to indicate an increase in the price for these hangars. The $85 cost for older enclosed T-hangars at Gardner deflate this demand pressure.

Condition appears to drive the averages for small T-Hangars. There are a number of exceptions that must be considered. The Coffey County Airport benefitted from the existence of Wolf Creek. At Miami County and Ottawa, new hangars command 12% to 33% more than older hangars, respectively. At Garnett, a bi-fold door raises the price from $150 to $200. At Roosterville, the renter supplies the door. The average for an enclosed, small T-hangar is $140 on the low end to $176 on the high end. Eliminating larger, more commercial airports (Lee’s Summit, OJC, IXD, and LWC), the average for a small T-Hangar is $116 to $159.

Larger, newer hangars, rate varies based on age and door opening. The average runs from $265 to $305 per month.

A review of cost consideration for hangars is contained in Project Analysis for T-Hangar Construction and Financing at the Lawrence Municipal Airport (https://www.lawrenceks.org/assets/agendas/cc/2011/01- 11-11h/pw_thangar_project_analysis.pdf). This report details the underlying cost assumption necessary to build new hangars at Lawrence.

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The following table suggests a range of potential increases in rates at the Gardner Municipal Airport. The City may select any increase that it believes is reasonable. The low increase is suggested as the starting point for consideration to avoid exaggerated demand for hangars in the region. If Gardner’s rates are

significantly below market, it gives the appearance of higher market demand than is actually present. The high increase is suggested based on hangars in the region. The high increase is not a measure of the actual price point that might result in a reduction of demand.

Building Current Average Rate Low High Notes: Range increases are based on the current market Increase Increase and a CPI is recommended to keep pace with the market in the future. C2 $65 $87 - $115 $10 $25 A $10 increase matches lowest rate in study. C1, D1 $85 $116-$159 $15 $30 A $15 increase matches lowest rate in study. A1, A2, B1, $130 $140-$176 $5 $25 The market will likely support $150. B2, D2 E1 $210 $265-$305 $5 $40 The market (lack of available space) will likely support $250. Miami County and Lawrence are in this range. F1 $185 $156-$196 $0 $15 The current price is slightly higher than Miami County and in the range of similar rentals at smaller airports in the region. The market in the immediate area would likely support a small increase.

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Comparison Airports

The information contained in the comparison airport description is taken from the Kansas Aviation Economic Impact Study; the Missouri Aviation Economic Impact Study and data sheets collected regarding non-Federal Missouri airports. The airports are presented in distance from Gardner Municipal Airport.

Gardner Municipal Airport (K34) Gardner Municipal Airport is located in eastern Kansas, approximately 30 miles southwest of Kansas City. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned and operated by the City of Gardner, the airport’s role within the Kansas Aviation System Plan is identified as a Community airport, which is intended to serve a supplemental role in the local economy, primarily serving smaller businesses.

The airport is located within1 mile of I-35. It is located north of the Kansas City Logistics Park, a master- planned distribution and warehouse development. Served by the world’s leading intermodal rail provider, BNSF Railway, LPKC is perfectly positioned for the efficient shipment of goods for import and export —

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serving all points throughout the United States. LPKC is a 1,500-acre inland port capable of handling 17 million square feet (SF) of buildings, nearly three million of which will be direct rail-served.

The airport’s primary runway is a 2,960-foot by 39-foot asphalt surface with no instrument approaches. Two turf runways of approximately 3,370 feet and 2,150 feet are also available for use. The City of Gardner recently assumed the fixed base operator role and provides fuel from self-serve pumps for 100LL and 87UL auto gas.

The City also manages the approximately 100 T-hangars and associated buildings along with the entire acreage of the airport. In the past, Gardner Flight School provided aircraft rental and flight instruction. At present, the city is searching for a tenant for the flight school. Skyward Aviation provides aviation services such as aircraft maintenance and repair and pilot supplies. Gardner Municipal Airport frequently supports flight training activity and hosts several fly-ins and air shows throughout the year. During the summer, the local chapter of the Experimental Aircraft Association hosts a fly-in as part of their activities. The airport also hosts a World War I replica fly-in that brings people from all over the region. The event includes aircraft and ground fighting vehicles used during World War I.

Image 1 - Gardner Municipal Airport

New Century AirCenter – Olathe (KIXD) – 4.7 miles New Century AirCenter is located in eastern Kansas in the southwest Kansas City metropolitan area. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal monies. Additionally, its role within the Kansas Aviation System Plan is identified as a Regional airport, which is intended to accommodate regional economic activities, connecting to state and national economies, and serve all types of general aviation aircraft.

Image 2 - New Century AirCenter (KIXD)

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New Century AirCenter has two runways that can accommodate nearly all types of general aviation aircraft. Its primary concrete runway is 7,300 feet long, while a secondary concrete runway is 5,000 feet long. The airport’s primary runway is equipped with an ILS approach. An automated surface observing system provides pilots with current weather conditions at all times. With approximately 46,000 annual operations, the New Century AirCenter handles a wide variety of aviation activity, including corporate/business flights, military operations, flight training, sight-seeing, emergency medical transport, aerial surveying and photography, and law enforcement operations. Nearly 20 different companies are located at New Century AirCenter. Both Garmin International and Honeywell test and develop new aviation products at the airport. Fixed base operator services are provided by three companies: Advanced Aviation LLC, New Century Air Services and Signature Flight Support. They provide air charter service, aircraft fueling, pilot lounges, aircraft tie-down service, and corporate line service. Other services available include: aircraft rental, car rental, aircraft and powerplant maintenance, and avionics installation and repair. Other aviation companies located at the airport include Kings Avionics, Butler National, and Aviation Client AV International. The services provided by these companies and others include charter activities, flight instruction, and aircraft maintenance. New Century AirCenter is also home to U.S. Army aviation units, including a component of the 7-158th Aviation Regiment and the 129th Transportation and Support Group.

Olathe – Johnson County Executive Airport (KOJC) – 13.4 miles Johnson County Executive Airport is located in eastern Kansas, approximately four miles southeast of the central business district of Olathe. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned and operated by the Johnson County Airport Commission, the airport’s role within the Kansas Aviation System Plan is identified as a Business airport, which is intended to accommodate local business activities and general aviation users.

The airport maintains a single 4,100-foot by 75-foot concrete runway, with non-precision instrument approaches to each end. There is an air traffic control tower operated under contract with Midwest Air Traffic Control. There are two fixed base operators that serve users of the airport, Kansas City Aviation Center and Air Associates. Each provides fuel services, aircraft Image 3 - Olathe - Johnson parking, hangar storage, aircraft maintenance, aircraft rental, charters, and County Executive ground transportation. Kansas City Aviation is an authorized Pilatus, Piper, and Diamond aircraft dealership and service center, while Air Associates is an authorized Cessna pilot and service center. Other aviation businesses on the airport are Airfield Technology, Executive Aircraft Engines, and Heartland Airplanes, offering flight inspection systems, aircraft engine repair, and aircraft sales, respectively. In addition, KCTV Channel 5 bases its news helicopter and corporate flight department at the airport. The airport supports all types of general aviation activity, such as flight training, sight-seeing, corporate business travel, emergency medical transport, aerial surveying and photography, law enforcement, demo flights, and Civil Air Patrol operations. A few of the businesses, schools, and agencies

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that use the airport include Kansas State University, Cessna Aircraft Co., Wilson and Co. Inc. Engineers and Architects, Kansas Department of Wildlife and Parks, Par Electrical Contractors, and Groendyke Transport Inc.

Vinland Valley Aerodrome (K64) - 14.3 miles Vinland Valley Aerodrome is located in northeastern Kansas, approximately two miles north of Baldwin City. The airport is owned and operated by Vinland Valley Aerodrome, Inc., and is open to the public. The airport is defined as a Community airport in the Kansas Aviation System Plan, which is intended to serve a supplemental role in the local economy, primarily serving small businesses.

Baldwin City is the home of Baker University. The area hosts the annual Planes, Trains, and Automobiles Father’s Day Festival every June and the Maple Leaf Festival in October. The airport plays an active role in both activities that attract thousands of visitors to the area. The airport has a single 3,030-foot by 80-foot turf runway. McFarlane Aviation offers fuel sales and is a manufacturer of replacement parts for Cessna, Piper, Grumman, Beechcraft and Ag-Cat airplanes.

Image 3 - Vinland Valley Hangar

Image 4 - Vinland Valley Runway Image 5 - Vinland Valley

Lawrence Municipal Airport – (KLWC) – 29.0 Lawrence Municipal Airport is located in eastern Kansas between the Kansas City and Topeka metropolitan areas and is owned and operated by the City of Lawrence. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal monies. Additionally, its role within the Kansas Aviation System Plan is identified as a Regional airport, which is intended to accommodate regional economic activities, connect to state and national economies, and serve all types of general aviation aircraft.

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The Lawrence Municipal Airport primary runway, Runway 15/33, is 5,700 feet long and 100 feet wide, while its secondary runway, Runway 01/19, is 3,901 feet long and 75 feet wide. The field has on-site weather reporting, and the airport’s primary runway is equipped with an ILS approach. Lawrence Municipal’s fixed base operator, Hetrick Air Services, provides aircraft fueling, flight training, charter service, aircraft rental, aircraft Image 6 - Lawrence Municipal Airport maintenance and many other aviation services.

With the main campus of the University of Kansas in Lawrence, the airport is frequently used by university sports teams and university officials. The school also conducts research at the airport, through the Garrison Flight Research Center. Several aircraft maintenance businesses are located on the airfield including Don’s Diesel, Great Plains, and Gut Works. In addition to aircraft maintenance, Gut Works also designs and fabricates aircraft and aircraft systems. Life Star of Kansas is an air ambulance operator that has been based at the airport since April 2002. The airport supports 65,000 annual operations from various types of activities, such as business transport, emergency medical transport, flight instruction, aerial pipeline inspections, aerial banner towing, law enforcement, medical doctor transport, air cargo, and air shows.

Lawrence Municipal is a popular destination for NASCAR race teams and their fans that attend races at the Kansas Speedway, 20 miles east of the airport. The airport also sponsors an aviation open house during the spring and summer that attracts up to 3,000 visitors to the area. In addition to the University of Kansas, other local businesses and schools that use the airport for business purposes include Haskell University, Hy- Vee Foods, Target, Wal-Mart, Kroger, Del Monte, First Management, GF Construction, Campus Quest, Packerware, and Global Com.

Ottawa Municipal Airport – (KOWI) – 29.9 Ottawa Municipal Airport is located four miles south of Ottawa in eastern Kansas. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned by the City of Ottawa, the airport’s role within the Kansas Aviation System Plan is identified as a Business airport, which is intended to accommodate local business activities and general aviation users.

The airport’s primary runway is a 4,500-foot by 75-foot asphalt surface with non- precision instrument approaches to both ends. Two turf runways, one 2,345 feet in length and the other 1,785 feet in length, are also available. The airport provides fuel service, aircraft parking, and hangar storage to its users. Ottawa Municipal supports the aviation needs of Dodson International Parts, an aircraft parts supplier located in Figure 7 - Ottawa Rantoul, and retail businesses such as Wal-Mart, American Eagle Outfitters, and Sears,

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who each have distribution centers in Ottawa. Ottawa’s location along Interstate-35 makes it an attractive location for distribution activity. Other users of the airport include Cheyenne Building Material, Sasnak, Inc., and Bank of America.

Miami County Airport (K81) – 30.1 miles Miami County Airport is located in eastern Kansas, approximately 50 miles southwest of Kansas City. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned and operated by the Miami County Airport Authority, the airport’s role within the Kansas Aviation System Plan is identified as a Community airport, which is intended to serve a supplemental role in the local economy, primarily serving smaller businesses.

The airport’s primary runway is a 3,400-foot by 60-foot asphalt surface with non-precision instrument approaches to each end. A secondary 1,550-foot by 60-foot turf runway is also available for use. The airport authority provides fuel services, aircraft parking, hangar storage, and ground transportation. Aircraft Refinishing Company and Deason Aircraft Service are two on- airport businesses providing aircraft finishing and aircraft maintenance, respectively. We-B Smokin’ is an on-airport restaurant. The airport supports a variety of important activities including flight training, law enforcement flights, and emergency medical transport. The Miami County Airport also contributes to the local economy through an annual “Airport Day” event that typically attracts nearly 1,000 attendees. The event provides entertainment and spreads awareness about the Image 8 - Miami County benefits of aviation.

Lee’s Summit Municipal Airport – (KLXT) – 37.6 miles Lee’s Summit Municipal Airport is located approximately 20 miles east of Kansas City, Missouri. The airport is owned and operated by the City of Lee’s Summit. The airport has two concrete runways, Runway 11/29 which is 3,800 feet long and Runway 18/36, which is 4,016 feet long. Lee’s Summit Municipal Airport is designated a general aviation reliever airport to Kansas City International Airport and provides convenient and efficient access for business and leisure travel in the Kansas City metropolitan area. Common activities at the airport consist of corporate flying, flight training, recreational flying, and aerial inspections. The terminal building provides users with amenities such as a pilot’s lounge, flight planning room, conference room, and weather reporting. Image 9 - Lee's Summit There is also office space adjacent to the terminal which is used for meetings by various local organizations. The airport serves as a gateway to visitors of Kansas City and the surrounding area accommodating those flying in to attend Kansas City sporting events, city festivals, and visit other area

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attractions. Often, the airport serves as a staging area for community events and meetings, actively participating in aviation youth and community outreach. The airport also supports law enforcement operations, search and rescue operations and training, along with both emergency medical and doctor transports. The airport is home to several robust aviation businesses. R&D American Aviation provides aircraft repair and maintenance services. Air Charter Inc. and Midwest Air Charter offer charter services. Several local businesses base their corporate flight departments and aircraft at the airport including Data Systems International (DSI) and H&H Color Lab. Wal-Mart, Bass Pro, Clarkson Construction, Continental Resources Inc., Hy-Vee, and Dick’s Sporting Goods are companies who rely on the airport to transport staff, equipment, and goods in and out of the region. Emergency medical evacuation and transportation companies that utilize the airport include Angel Flight and Life Flight.

Noah’s Ark Airport (06MO) – 41.1 miles Noah’s Arc is a private use airport located 6 miles southwest of Kansas City International Airport. It is inot included in the Missouri Aviation Economic Impact Study or System Plan. The Mid-America Regional Council System Plan defines the airport as a Community airport. It has 45 hangar spaces. The airport offers self-service aviation fuel and sky diving activities.

The runway is 3000 feet by 30 feet asphalt.

Lawrence Smith Airport, Harrisonville, MO) – 45.4 miles Image 10 - Noah's Ark Lawrence Smith Memorial Airport is located in Harrisonville, MO. There are 38 T-Hangars. The runway is 4,000 foot by 75 foot asphalt. Self-service fuel is available.

Garnett Municipal Airport (K68) – 50.0 miles Garnett Municipal Airport is located in Anderson County, Kansas. Garnett is the county seat. The airport is owned and operated by the City of Garnett. The airport is included in the National Plan of Integrated Airport Systems (NPIAS), making it eligible for federal funds. The airport is defined as a Community airport in the Kansas Aviation System Plan, which is intended to serve a supplemental role in the local economy, primarily serving small businesses.

The airport has a single 2,660 foot long by 45 foot wide asphalt runway. Services provided at the airport include fuel and aircraft maintenance. The airport provides easy access to newly established manufacturing facilities in the area and leisure opportunities including Lake Garnett and The Walker Art Collection.

Image 11 - Garnett

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Roosterville Airport, Grain Valley (0N0) – 51.7 miles Roosterville Airport is located north of the city of Liberty in the Northeast section of Kansas City. Roosterville is not included in the Missouri Aviation Economic Impact Study or the Missouri Aviation System Plan. The airport is open to the public, but privately owned. There are 65 aircraft on the field. The airport offers 100LL. The Mid-America Regional Council System Plan defines the airport as a community airport. Image 12 - Roosterville The runway is 2780 feet by 20 feet asphalt.

East Kansas City Airport (3GV) – 53.8 miles East Kansas City located in Grain Valley, Missouri, is a privately owned, public use airport. East Kansas City is not included in the Missouri Aviation Economic Impact Study or the Missouri Aviation System Plan. It is defined in the The Mid-America Regional Council System Plan as a regional airport. There are 201 aircraft on the field. The airport offers 100LL and Jet Fuel.

The primary runway is 4507 feet by 44 feet asphalt. The secondary Image 13 - East Kansas City runway is 2206 feet by 20 feet asphalt.

Fort Leavenworth, Sherman Army Airfield (FLV) – 55.0 miles Leavenworth is served by Sherman Army Airfield, which is located on the Fort Leavenworth Army Base. Fort Leavenworth is situated on the banks of the Missouri River in eastern Kansas, approximately 20 miles northwest of Kansas City and only 10 miles from Kansas City International Airport. The airfield is owned and operated by the U.S. Army and is open for public use through a series of lease agreements with the City of Leavenworth. The airfield’s role in the Kansas Airport System Plan has been identified as a Regional airport, which is intended to accommodate regional economic activities, connect state and national economies, and serve all types of general aviation aircraft. A possible future replacement airport has been examined due to the challenges posed to civilian users, including base closures, flooding, and general lease provisions. Image 14 - Sherman Army Airfield (FLV) The airfield has a single concrete runway that is 5,900 feet long by 100 feet wide, with non-precision instrument approaches to each end. Although the airfield is maintained by the Army, the airfield supports both civilian and military use. The Command and General Staff College for

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the army is located on the army base and staff and students use the airfield to travel to and from the college. Civilian use consists of frequent corporate and business activity, and military use consists of mostly prisoner transport. The City of Leavenworth provides fuel services, aircraft parking, hangar storage, pilot’s lounge, internet access, and restrooms to its civilian users. The airport supports the transportation needs of local businesses, industries, and the 35,000 inhabitants of Leavenworth.

Midwest National Air Center, Mosby, MO (GPH) – 56.1 miles Midwest National Air Center is located 25 miles northeast of Kansas City, Missouri, within the City of Mosby. The airport is owned and operated by Clay County. The airport has one asphalt paved runway, Runway 18/36 which is 5,504 feet long. Through a commitment to serve and attract general aviation users, the airport contributes to meeting the needs of individuals, the general public, the armed forces, and the business community it serves.

Common activities at the airport consist of corporate flying, air cargo, flight training, and recreational flying. National Marketing, Americraft Carton, Westfall GMC, and Gary Crossley Ford are companies who frequently rely on the airport to transport staff, equipment, and goods in and out of the region. Local businesses also depend on air cargo operations at Midwest National Air Center transporting agricultural seed, as well as food products and supplies for local resorts.

Aerial pipeline inspectors, aerial agricultural sprayers, and aerial photographers rely on the airport to conduct day-to-day business operations. Google utilizes the airport to conduct aerial surveys and photography for their online map applications, while local realtors also take aerial photographs for nearby property sales. The airport enhances the quality of life in the area by supporting emergency medical evacuation, medical Image 15 - doctor transports, environmental patrols, and law enforcement operations. The Civil Midwest National Air Patrol (CAP) also uses the airport for search and rescue training and operations. Air Center (KGPH)

The airport also serves as a gateway for sports enthusiasts visiting the area to attend Kansas City Chiefs games, Kansas City Royals games, or racing events at the Kansas Speedway. The airport serves as a staging area for community events and meetings, hosting an FAA Safety First seminar in the fall months, as well as Quiet Birdmen meetings, which is a secretive aviators club that dates back to World War I pilots.

The airport provides FBO services that include fuel, hangar and tie-down rentals, rental and courtesy car services, and flight crew and passenger facilities. In addition, Executive Flight Services provides aircraft management services such as flight crews, aircraft maintenance, and luxury service amenities. In conjunction with Executive Flight Services, Executive Air Shares is also based at the airport and offers aircraft fractional ownership programs available to businesses and individuals.

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Excelsior Springs Airport (3EX) – 67.1 miles Excelsior Springs Memorial Airport is a general aviation airport located in Excelsior Springs, just north of the Excelsior Springs Golf Course in northwest Missouri. The airport is also approximately 20 minutes from Kansas City, Missouri. The City of Excelsior Springs owns and operates the airport. With its 2,000-foot long runway, the airport supports the operations of smaller general aviation aircraft.

The airport also serves as a gateway to visitors of the Excelsior Springs Golf Course and 125 year old historic Elms Resort and Spa offering a unique spa services, luxury amenities, and three eateries. The town also brings in visitors to the local wineries and bed and breakfasts. The airport also serves as a staging area to community events, hosting the annual BBQ Fly-In on the River in conjunction with the Northwest Image 16 - Excelsior Springs (3EX) Missouri Chapter Antique Airplane Association. The fly-in offers flight demonstrations, breakfast and lunch, static aircraft displays, educational booths, games for youth, and an Experimental Aircraft Association (EAA) Young Eagles event which offers introductory flights to youth of all ages. The airport is an ideal grass-roots aviation destination offering unique one-of-a kind events and several other fly-ins throughout the year. The airport also hosts the Northwest Missouri Antique Airplane Association meetings throughout the year.

There are numerous similar general aviation airports throughout Missouri. These airports support a variety of activities including flight training, agricultural spraying, recreational flying, and businesses that utilize small general aviation aircraft to conduct their operations. Residents, businesses, and visitors also utilize these smaller general aviation airports to enhance their quality of life. These airports are important transportation and economic resources throughout Missouri that provide both quantitative and qualitative benefits to the state.

Coffey County Airport (KUKL) – 62.4 miles Coffey County Airport is located in eastern Kansas, approximately 11 miles north of the central business district of Burlington. Burlington is the county seat, and most populous city, in Coffey County. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned and operated by Coffey County, the airport’s role within the Kansas Aviation System Plan is identified as a Business airport, which is intended to accommodate local business activities and general aviation users.

The airport has a single 5,500-foot by 75-foot concrete runway with non-precision Image 17 - Coffey instrument approaches to each end. The county provides fuel services, aircraft County (KUKL) parking, hangar storage, as well as aircraft maintenance and repair to airport users. The airport is most frequently used for flight training and aerial pipeline and power line inspection flights.

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The airport also supports a number of other important flights such as law enforcement, emergency medical evacuation and patient transfer, medical doctor transport, and access for sportsmen flying in during hunting season. The local community benefits from the presence of the airport through nonbusiness related functions as well. The airport hosts an annual flight camp where children participate in activities that educate them on aviation, airports, and aircraft. This is followed by a brief airplane ride. Each year, the airport also hosts two fly-ins attracting as many as 1,200 spectators.

Emporia Municipal Airport (KEMP) – 84.4 miles Emporia Municipal Airport is located approximately five miles south of the central business district of Emporia in eastern Kansas. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. It is owned and operated by the City of Emporia, which is the most populous city and county seat of Lyon County. The airport’s role within the Kansas Aviation System Plan is identified as a Business airport, which is intended to accommodate local business activities and general aviation users.

The airport’s primary runway is a 5,000-foot by 100-foot asphalt surface with non-precision instrument approaches to each end. A secondary 3,880-foot turf runway is also available for use. Emporia Aviation, the city’s fixed base operator, provides 24-hour fuel services, aircraft parking, hangar storage, and ground transportation. Winter Aviation, Tevis Aviation, and Kansair are Image 18 - Emporia Municipa Airport (KEMP) businesses based on the airport. Winter Aviation provides aircraft maintenance and repair. Tevis Aviation and Kansair both sell aircraft, with Tevis Aviation focusing on powered parachutes and other light sport aircraft, while Kansair sells Angel Aircraft, a twin-engine pusher aircraft. MidWest Life Team operates its air ambulance base at the airport. Businesses such as Menu Pet Foods, Wal-Mart, North Folk Iron, and Sutherlands routinely fly in and out of the airport. Emporia Municipal supports important activities such as emergency medical evacuation, law enforcement, and aerial tours. The airport routinely acts as a gateway for hunters and history enthusiasts due to the nearby hunting preserves and the historical Santa Fe Trail. The airport also supports transient travel for Emporia’s annual Veteran’s Day event in which up to 400 people typically attend. In addition, the airport sponsors two fly-in open houses a year, attracting pilots from across the state.

Fort Scott Municipal Airport (KFSK) – 91.1 miles Fort Scott Municipal Airport is located in the Little Ozarks region of southeast Kansas, approximately eight miles west of the Missouri state line. With a population of more than 15,000 residents, Fort Scott is the most populous city and county seat of Bourbon County. The airport is included in the FAA’s National Plan of Integrated Airport Systems (NPIAS), making it eligible to receive federal funds. Owned and operated by the City of Fort Scott, the

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airport’s role within the Kansas Aviation System Plan is identified as a Business airport, which is intended to accommodate local business activities and general aviation users. The airport maintains a single asphalt runway that is 4,400 feet long by 75 feet wide, with non-precision instrument approaches to each end. The city offers aviation fuel, aircraft parking, hangar storage, ground power units, aircraft maintenance, aircraft detailing, and ground transportation to airport users. The airport is frequently used by sportsmen during hunting and fishing season. Hospitals such as Children’s Mercy and Mercy Health Center rely heavily on the airport. Businesses such as Air-1 Leasing and Extrusions, Inc. also depend on the airport. Each year, the airport hosts Airport Day, which features an air show with military fly overs.

STORAGE COSTS IN GENERAL As a matter of perspective, hangar rates tend be lower than similar rates for general storage in communities. There are a number of reasons for this. The FAA prohibits the storage of non-aeronautical items in hangars. The owners of the hangars ordinarily purchase gas on the field. Aircraft owners frequently do business in the community. The airport and its use are a benefit to the community. The cost of storage is influenced by property tax charges.

Because self-storage is the closest analog to the product and service provided at an airport, it is helpful to evaluate the cost for storage at community businesses. In the Kansas City area, there is a high demand for self-storage, at present. Outback Storage and Storage Mart post their rates on-line. Outback’s rates are in the green table, while Storage Mart is adjacent to its picture.

Size Monthly Rate Available 6x9 50 Yes 6x12 60.00 Yes 20x50 65.00 Yes 10x10 80.00 Yes 10x12 90.00 Yes 10x15 95.00 Yes 10x20 105.00 Yes

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Conclusion

The City is not required to charge fair market value for hangars. The City can charge more than fair market value provided the revenue from hangar rentals is used to support the facility. There is demand for hangar space in Johnson County. The current rates at Gardner are lower than any airport in the study for open T- hangars and small T-hangars. The low cost of hangars at Gardner may be artificially inflating the demand, as measured by waiting list, for space at Gardner. This artificially inflation is only a small factor in demand, because there remains a waiting list for significantly more expensive hangars at New Century and Olathe – Johnson County Executive. The aviation friendly environment may also be creating demand pressure.

Based on a 15 year bond at municipal rates, the city could not replace any of the structures based on their current rental rates. There is room in the Kansas City area market for Gardner to increase rates.

Once a hangar rate is established for the year, it might be helpful for the airport to set up future increases based on the consumer price index or other index. Using an indexed system allows the city to account for increases in utility, labor and insurance prices. The Lawrence rates, for instance, have increased approximately 2% per year since 1996.

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Appendix

Kansas City (MKC) Rate Sheet Closed T-Hangar Rates as of January 1, 2015

Hangar Type Dimensions Square footage Monthly Rate Standard Door Width 41’6”, Door Height 10’0” Nested or 12’0”, Depth 33”0” 1,034 S.F. $339.19 (Buildings C D F Large G) Nested Door Width 44’6”, Door Height 1,358 S.F. $437.66 (Building 14’0”, Depth 39’0” E)Box Hangar Door Width 55’6”, Door Height 2,932 S.F. $1,641.24 (Building 16”0”, Depth 52’0” A)Box Door Width 55’6”, Door Height 2,932 S.F. $1,531.83 Hangar 16”0”, Depth 52’0” (Building B) *Box Hangar rates do not include utilities

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Wingspan Chart

Aircraft Wingspan Height Length Make Model Metric Imperial Metric Imperial Metric Imperial Aeronca 11 CC Super Chief 10.97 36.00 2.64 8.67 6.30 20.67 Aeronca 11 AC Chief 10.97 36.00 2.64 8.67 6.17 20.25 Aeronca 15 AC Sedan 11.43 37.50 3.12 10.25 7.70 25.25 Aeronca 7 CCM 10.67 35.00 2.64 8.67 6.55 21.50 Aeronca 7 DC Champ 10.67 35.00 2.64 8.67 6.55 21.50 Aircoupe-AL 415-G 9.14 30.00 1.90 6.25 6.10 20.00 Aircoupe-AL A-2 9.14 30.00 1.52 5.00 6.17 20.25 Aircoupe-AL F-1 9.14 30.00 1.90 6.25 6.10 20.00 Beechcraft 100 King Air 13.92 45.67 4.72 15.50 12.09 39.67 Beechcraft 23 Musketeer 9.96 32.67 2.51 8.25 7.62 25.00 Beechcraft 33 Debonair 9.96 32.67 2.51 8.25 7.77 25.50 Beechcraft 35 Bonanza 9.96 32.67 1.98 6.50 7.62 25.00 Beechcraft 36 Bonanza 10.21 33.50 2.59 8.50 8.08 26.50 Beechcraft 50 Twin Bonanza 13.79 45.25 3.51 11.50 9.60 31.50 Beechcraft 55 Baron 11.48 37.67 2.90 9.50 7.82 25.67 Beechcraft 95/B95 Travel Air 11.48 37.67 2.90 9.50 7.70 25.25 Beechcraft A23/A23A Musketeer 9.96 32.67 2.51 8.25 7.62 25.00 Beechcraft A23-19 Sport III Musketeer 9.96 32.67 2.51 8.25 7.62 25.00 Beechcraft A24R Sierra RG 9.96 32.67 2.51 8.25 7.82 25.67 Beechcraft A36 Bonanza 10.21 33.50 2.59 8.50 8.38 27.50 Beechcraft A36 TC Bonanza 10.21 33.50 2.59 8.50 8.38 27.50 Beechcraft A55 Baron 11.48 37.67 2.95 9.67 8.08 26.50 Beechcraft AB 35 Bonanza 9.96 32.67 1.98 6.50 7.62 25.00 Beechcraft AB33 Debonair 9.96 32.67 2.51 8.25 7.77 25.50 Beechcraft B19 Sport 150 9.96 32.67 2.51 8.25 7.82 25.67 Beechcraft B24 Sierra 200 9.96 32.67 2.51 8.25 7.82 25.67 Beechcraft B95A D95A Travel Air 11.28 37.00 2.90 9.50 7.70 25.25 Beechcraft C23 Sundowner 9.96 32.67 2.51 8.25 7.82 25.67 Beechcraft C24 Sierra 200 9.96 32.67 2.44 8.00 7.82 25.67 Beechcraft C33A Debonair 9.87 32.37 2.51 8.25 7.77 25.50 Beechcraft C55 D55 Baron 11.48 37.67 2.95 9.67 8.61 28.25

Page 25 April 21, 2016 – Final HANGAR RATES ANALYSIS

Beechcraft Custom III Musketeer 9.96 32.67 2.51 8.25 7.62 25.00 Beechcraft E.F.G 35 Bonanza 9.96 32.67 1.98 6.50 7.62 25.00 Beechcraft G33 Bonanza 9.96 32.67 2.51 8.25 7.77 25.50 Beechcraft G35 Bonanza 9.96 32.67 1.98 6.50 7.62 25.00 Beechcraft J35 Bonanza 9.96 32.67 1.98 6.50 7.62 25.00 Beechcraft Skipper 9.14 30.00 2.13 7.00 7.32 24.00 Beechcraft V35 Bonanza 10.21 33.50 1.98 6.50 8.08 26.50 Bellanca 16-19 Cruisemaster 10.44 34.25 1.90 6.25 7.01 23.00 Bellanca 16-19-3A. 260 A.B.C. 10.44 34.25 1.98 6.50 7.16 23.50 Bellanca 17-30-300 Viking Cont. 10.44 34.25 2.29 7.50 7.21 23.67 Bellanca 7 ECA Citabria 10.21 33.50 2.34 7.67 6.91 22.67 Bellanca 7 ACA Champion 10.67 35.00 2.13 7.00 6.71 22.00 Bellanca 7 GCAA Citabria 10.21 33.50 2.34 7.67 6.91 22.67 Bellanca 8 GCBC Scout 8.00 26.25 2.64 8.67 6.91 22.67 Bellanca 8 KCAB -150 Decathion 9.75 32.00 2.34 7.67 7.01 23.00 Bellanca 8 KCAB -180 Decathion 9.75 32.00 2.34 7.67 7.01 23.00 Bellanca Aries T-250 9.52 31.25 2.64 8.67 8.00 26.25 Cessna 150M, A150M AEROBAT 10.13 33.25 2.59 8.50 7.29 23.92 Cessna 160A 10.13 33.25 1.90 6.25 6.30 20.67 Cessna 170A, B 10.97 36.00 1.98 6.50 6.30 20.67 Cessna 172 I SKYHAWK 10.97 36.00 2.72 8.92 6.30 20.67 Cessna 172 RG II CUTLESS 10.92 35.84 2.67 8.75 11.43 37.50 Cessna 172 SKYHAWK 10.95 35.92 2.69 8.84 8.21 26.92 Cessna 177A CARDINAL 10.82 35.50 2.74 9.00 8.23 27.00 Cessna 177RG CARDINAL 10.82 35.50 2.59 8.50 8.31 27.25 Cessna 180 10.97 36.00 2.29 7.50 7.92 26.00 Cessna 182 SKYLANE 11.05 36.25 2.64 8.67 8.53 28.00 Cessna 185E SKYWAGON 10.97 36.00 2.29 7.50 7.77 25.50 Cessna 188 AG PICKUP 12.40 40.67 2.34 7.67 7.70 25.25 Cessna 195 11.05 36.25 2.21 7.25 8.43 27.67 Cessna 205A 11.13 36.50 2.90 9.50 8.31 27.25 Cessna 206, U206 SUPER WAGON 11.13 36.50 2.95 9.67 5.39 17.67 Cessna 207 SKY WAGON 10.90 35.75 2.90 9.50 9.83 32.25 Cessna 208 CARAVAN I 15.93 52.25 5.11 16.75 11.43 37.50 Cessna 210 A TWO TEN 11.13 36.50 2.90 9.50 8.31 27.25 Cessna 310 11.28 37.00 3.25 10.67 9.75 32.00 Cessna 320 SKYNIGHT 11.18 36.67 3.12 10.25 8.99 29.50

Page 26 April 21, 2016 – Final HANGAR RATES ANALYSIS

Cessna 325 II 11.58 38.00 3.86 12.67 10.52 34.50 Cessna 336 SKYMASTER FIXED GE 11.58 38.00 2.82 9.25 12.04 39.50 Cessna 337 A Through H SKYMASTER 11.66 38.25 2.82 9.25 9.04 29.67 Cessna 340A II PRESSURIZE TURBO 11.58 38.00 3.86 12.67 10.52 34.50 Cessna A185 SKYWAGON 11.18 36.67 2.34 7.67 7.77 25.50 Cessna MODEL 120 9.96 32.67 1.90 6.25 6.30 20.67 Cessna MODEL 416 12.19 40.00 3.56 11.67 10.26 33.67 Cessna MODEL 560 15.93 52.25 4.57 15.00 14.94 49.00 Cessna P206 A - E 11.13 36.50 2.95 9.67 8.61 28.25 Cessna P206 SUPER SKY LANE 11.13 36.50 2.95 9.67 8.61 28.25 Cessna P210N II PRESSURIZED 11.18 36.67 2.82 9.25 8.61 28.25 Cessna R172 K, HAWK XP 10.92 35.84 2.69 8.84 8.38 27.50 Cessna R182 II RG TURBO SKYLANE 10.92 35.84 2.72 8.92 8.74 28.67 Cessna R182 RG SKYLANE 10.92 35.84 2.72 8.92 8.74 28.67 Cessna T 310 P II TURBO 11.18 36.67 3.20 10.50 8.92 29.25 Cessna T-182Q II TURBO SKYLANE 10.90 35.75 2.82 9.25 8.69 28.50 Cessna T188C AG HUSKY 12.70 41.67 2.51 8.25 8.08 26.50 Cessna T207 TURBO STATIONAIR 10.87 35.67 2.90 9.50 9.83 32.25 Cessna T210 11.18 36.67 2.90 9.50 8.61 28.25 Cessna T303 CRUSADER 11.79 38.67 4.11 13.50 9.30 30.50 Cessna T337 SKYMASTER 11.58 38.00 2.85 9.34 8.84 29.00 Cessna T50 UC78 AT17 BAMBOO 12.80 42.00 2.82 9.25 10.06 33.00 Cessna TP 206A - E 11.13 36.50 2.95 9.67 8.61 28.25 Cessna U206D SKYWAGON STATION 11.13 36.50 4.24 13.92 8.69 28.50 Champion 402 Twin Lancer 10.80 35.42 3.05 10.00 6.78 22.25 Champion 7EC Traveler 10.67 35.00 2.13 7.00 6.55 21.50 Champion 7ECA 10.21 33.50 1.98 6.50 6.78 22.25 Champion 7GCAA 10.21 33.50 2.03 6.67 6.89 22.59 Champion 7GCAB Citria 10.44 34.25 1.98 6.50 6.86 22.50 Champion 7GCAB Citria Floats 10.82 35.50 2.03 6.67 6.86 22.50 Champion 7GCB Skytrac 10.52 34.50 1.83 6.00 6.91 22.67 Champion &KCAB Citra 10.21 33.50 2.06 6.75 6.91 22.67 Cirrus SR-20 11.68 38.32 2.71 8.89 7.92 25.98 Cirrus SR-22 11.70 38.39 2.60 8.53 7.90 25.92 Commander 112 10.85 35.59 2.57 8.42 10.85 35.59 Commander 116 10.01 32.84 2.57 8.42 10.92 35.84 Diamond DA 20 10.87 35.66 2.18 7.16 7.16 23.50

Page 27 April 21, 2016 – Final HANGAR RATES ANALYSIS

Diamond DA 40 11.09 39.16 1.98 6.50 8.10 39.16 Diamond DA 52 /62 14.7 48.25 2.28 7.50 9.19 30.16 Flight Design CTSW 8.50 27.91 2.15 7.08 6.22 20.50 Gates Lear 23 Twin Jet 10.82 35.50 3.66 12.00 13.11 43.00 Grumman AA1 7.44 24.42 2.29 7.50 5.79 19.00

Grumman AA5B CHEETAH 9.60 31.50 2.29 7.50 6.71 22.00

Grumman G164B-600 AG CAT 12.88 42.25 3.35 11.00 7.77 25.50

Grumman GA7 COUGAR TWIN 11.18 36.67 3.15 10.34 8.99 29.50

Hughes 500 8.05 26.42 2.54 8.34 9.30 30.50

Lake C-I Amphibian 10.36 34.00 2.44 8.00 7.16 23.50 Lake C-VI Amphibian 10.36 34.00 2.44 8.00 7.16 23.50 Lake LA-4 11.58 38.00 2.85 9.34 7.60 24.92 Lancair 320/360 7.14 23.42 2.29 7.50 6.40 21.00 Lancair Columbia 300/360/400 10.97 36.00 2.74 9.00 7.67 25.17 Lancair ES(-P) 10.80 35.42 2.44 8.00 7.62 25.00 Lancair Legacy 7.75 25.42 2.29 7.50 6.71 22.00 Lancair PropJet P4 9.20 30.17 2.44 8.00 7.92 26.00 Lancair P4 9.20 30.17 2.44 8.00 7.62 25.00 Luscombe 8A 10.52 34.50 1.83 6.00 6.00 19.67 Luscombe 8E 10.52 34.50 1.83 6.00 6.00 19.67 Luscombe 8F 10.67 35.00 1.90 6.25 6.10 20.00 Maule M-4 180C Astro Rocket 9.04 29.67 1.83 6.00 6.86 22.50 Maule M-4 210C Rocket 9.04 29.67 1.83 6.00 6.71 22.00 Maule M-4 220C Strata Rocket 9.04 29.67 1.83 6.00 6.71 22.00 Maule M-4 M-4C Jetasen 9.04 29.67 1.83 6.00 6.71 22.00 Maule M-5 210 Lunar Rocket 9.40 30.84 1.93 6.34 6.91 22.67 Maule M-5 220C Lunar Rocket 9.40 30.84 1.93 6.34 7.01 23.00 Maule M-5 235C 9.40 30.84 1.93 6.34 7.16 23.50 Mitsubishi Marguise MU-2B-60 11.89 39.00 4.17 13.67 12.02 39.42 Mooney 20J, 201 10.97 36.00 2.54 8.34 7.52 24.67 Mooney M-10 Cabet 9.14 30.00 2.34 7.67 6.30 20.67 Mooney M-18 Mite 7.92 26.00 1.83 6.00 5.33 17.50 Mooney M-20C Ranger 10.67 35.00 2.54 8.34 7.09 23.25 Mooney M-20E Chaparrel 10.67 35.00 2.54 8.34 7.01 23.00 Mooney M-20F Executive 7.32 24.00 2.54 8.34 10.97 36.00

Page 28 April 21, 2016 – Final HANGAR RATES ANALYSIS

Mooney M-20G Statesman 10.67 35.00 2.54 8.34 7.39 24.25 Mooney M-222 Pressurized 10.67 35.00 2.74 9.00 7.92 26.00 Navon A 10.13 33.25 2.57 8.42 8.31 27.25 Navon G/G-1 Ranger 10.49 34.42 2.57 8.42 8.36 27.42 Navon H Range Master 10.59 34.75 2.59 8.50 8.36 27.42 Piaggio Avanti 14.40 47.25 3.99 13.09 14.02 46.00 Pilatus PC 61/B2-H4 15.85 52.00 3.20 10.50 10.87 35.67 Pilatus PC 7 Turbo Trainer 10.36 34.00 3.20 10.50 9.75 32.00 Pilatus PC 9 10.19 33.42 3.25 10.67 10.16 33.34 Piper PA-602P AEROSTAR 11.13 36.50 3.66 12.00 10.57 34.67 Piper PA-23F AZTEC 10.47 34.34 3.05 10.00 9.45 31.00 Piper PA-23C, D, E AZTEC 11.28 37.00 3.12 10.25 9.45 31.00 Piper PA39 C, R TURBO TWN COM 11.15 36.59 2.44 8.00 7.62 25.00 Piper PA30C TWIN COMANCHE 10.97 36.00 2.44 8.00 7.62 25.00 Piper PA23-150 , 160 APACHE 11.28 37.00 2.90 9.50 8.33 27.34 Piper PA46-350P MALIBU MIRA 13.11 43.00 3.46 11.34 8.64 28.34 Piper PA46-310P MALIBU 13.11 43.00 3.46 11.34 8.76 28.75 Piper PA24 COMANCHE 10.97 36.00 2.13 7.00 7.82 25.67 Piper PA32 10.97 36.00 2.44 8.00 8.53 28.00 Piper PA28-236 DAKOTA 10.82 35.50 2.13 7.00 7.52 24.67 Piper PA28-201T TURBO DAKOTA 10.67 35.00 2.29 7.50 7.62 25.00 Piper PA28-235 CHARGER CHER Path 9.75 32.00 2.31 7.59 7.32 24.00 Piper PA28-180 / 200 R, RB ARROW 9.14 30.00 2.44 8.00 7.32 24.00 Piper PA28-181 ARCHER II 10.67 35.00 2.26 7.42 7.27 23.84 Piper PA28-180 CHALLENGER 9.75 32.00 2.31 7.59 7.32 24.00 Piper PA28C-160/ 150 CHEROKEE 9.14 30.00 2.21 7.25 7.09 23.25 Piper PA28-161 / 151 WARRIOR 10.67 35.00 2.24 7.34 7.24 23.75 Piper PA28-16 CHEROKEE CRU 9.14 30.00 2.21 7.25 7.09 23.25 Piper PA28B, C, D, E 9.14 30.00 2.21 7.25 7.09 23.25 Piper PA38 TOMAHAWK 10.36 34.00 2.74 9.00 7.01 23.00 Piper PA36-375 BRAVE 11.58 38.00 2.29 7.50 8.38 27.50 Piper PA25-260C, D PAWNEE 10.97 36.00 2.13 7.00 7.47 24.50 Piper PA25-235C, D PAWNEE 10.97 36.00 2.13 7.00 7.52 24.67 Piper PA25-150 PAWNEE 10.97 36.00 2.13 7.00 8.38 27.50 Piper PA22-160 TRI-PACER 8.92 29.25 2.51 8.25 6.22 20.42 Piper PA22-150 TRI-PACER 11.96 39.25 2.51 8.25 6.20 20.34 Piper PA22-135 TRI-PACER 8.92 29.25 2.51 8.25 6.20 20.34

Page 29 April 21, 2016 – Final HANGAR RATES ANALYSIS

Piper PA22-108 COLT 9.14 30.00 1.90 6.25 6.10 20.00 Piper PA20-135 PACER 8.92 29.25 1.83 6.00 6.20 20.34 Piper PA20-125 PACER 8.92 29.25 1.83 6.00 6.20 20.34 Piper PA18-150 SUPER CUB 10.77 35.34 2.01 6.59 6.86 22.50 Piper PA16 CLIPPER 8.84 29.00 1.83 6.00 6.10 20.00 Piper PA16 CRUISER 10.77 35.34 1.93 6.34 3.66 12.00 Piper PA12 SUPER CRUISER 10.67 35.00 2.03 6.67 6.91 22.67 Piper PA11 10.67 35.00 2.03 6.67 6.81 22.34 Piper J3 CUB 10.67 35.00 2.03 6.67 6.81 22.34 Rockwell 100 Darter 10.67 35.00 2.85 9.34 6.86 22.50 Rockwell 100-180 Lark 10.67 35.00 3.05 10.00 7.52 24.67 Rockwell A9, B1 AG Commander 10.67 35.00 2.44 8.00 7.32 24.00 Rockwell A-9a Sparrow 10.67 35.00 2.85 9.34 7.16 23.50 Rockwell A-9B Quail 10.57 34.67 2.29 7.50 7.16 23.50 Rockwell Model 100 10.67 35.00 2.85 9.34 6.86 22.50 Rockwell Model 200 9.27 30.42 2.57 8.42 7.42 24.34 Rockwell P51 Mustang 11.28 37.00 4.17 13.67 9.83 32.25 Stinson 108-1/3 10.36 34.00 2.26 7.42 7.62 25.00 Swift GC-1B 8.92 29.25 1.83 6.00 6.30 20.67 Taylorcraft F-19 Sportsman 100 10.97 36.00 1.98 6.50 6.71 22.00 Taylorcraft F-21 10.97 36.00 1.98 6.50 6.78 22.25 Varga 2180/2150 Kachina 9.14 30.00 2.13 7.00 6.40 21.00 Wing Derrin D-1 8.89 29.17 2.44 8.00 7.01 23.00

Page 30 April 21, 2016 – Final Building A and B Hangar Configuration (2017 Proposed)

Building B1 - $130.00 per Month No Number End - $50.00 per Month Building A1- $130.00 (B1-6) (B1-8) (B1-10) 31 (B2-2) (B1-4) 36 38 32 34 (A1-9) 30 37 39 (A1-5) 25 (A1-7) 27 29 33 35 20 21 (A1-3) 23 (B1-5) (B1-7) (B1-9) 28 (A1-10) (B1-1) (B1-3) (A1-1) (A1-2) 22 (A1-4) 24 (A1-6) 26 (A1-8)

(B2-9) 59 (B2-5) 55 (B2-7) 57 (B2-1) 51 (B2-3) 53 (A2-9) 49 (A2-3) 43 (A2-5) 45 (A2-7) 47 (B2-10) (A2-1) 41 (B2-6) 56 (B2-8) 58 (B2-2) 52 (B2-4) 54 48 (A2-10) 50 (A2-4) 44 (A2-6) 46 (A2-8) 40 (A2-2) 42

Building B2 - $130.00 per Month Building A2- $130.00 No Number Ends - Airport/EAA Storage

Proposing a $5 increase Rates to go from $130 to $135

Lease Reference Exhibit A Building C and D Hangar Configuration (2017 Proposed)

Building C1 and D1 Proposing a $15 increase Rates to go from $85 to $100

Experimental Building C1 Building D1 Aircraft Hangar $85.00 per Month $85.00 per Month

(D1-4) 6 (D1-2) 8 10 (C1-2) 3 (C1-4) 5 1 9 (D1-5) (C1-5) (D1-1) 7 (D1-3) (C1-1) 2 (C1-3) 4

(C2-4) 15 16 17 Building D2 11 (C2-2) 13 Proposing a $5 increase (C2-3) 14 (C2-5) (D2-1) (D2-2) (C2-1) 12 Rates to go from $130 to $135 Building C2 Building D2 $65.00 per Month $130.00 per Month

Building C2 Proposing a $10 increase Rates to go from $65 to $75 Lease Reference Exhibit A Building E Hangar Configuration (2017 Proposed)

Building E1 $210.00 per Month #78 (E1-1) and #99 (E1-22) - Airport/EAA Storage

(E1-17) (E1-19) (E1-21) (E1-11) (E1-13) (E1-15) (E1-1) (E1-3) (E1-5) (E1-7) (E1-9) 92 94 96 98 84 88 90 95 97 99 78 80 82 85 86 87 89 91 93 79 81 83 (E1-20) (E1-22) (E1-18) (E1-10) (E1-12) (E1-14) (E1-16) (E1-2) (E1-4) (E1-6) (E1-8)

Proposing a $5 increase Rates to go from $210 to $215

Lease Reference Exhibit A Building F Hangar Configuration (2017 Proposed)

Building F1 $185.00 per Month #1 (F1-1) and #17 (F1-17) $210.00 per Month

(F1-12) (F1-14) (F1-16) (F1-18) (F1-2) (F1-4) (F1-6) (F1-8) (F1-10) 76 61 70 72 75 74 60 62 64 66 69 68 71 73 77 63 65 67 (F1-15) (F1-17) (F1-1) (F1-3) (F1-5) (F1-7) (F1-9) (F1-11) (F1-13)

No Changes

Lease Reference Exhibit A

AIRPORT ADVISORY BOARD ACTION FORM NEW BUSINESS ITEM NO. 2 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Consider recommendation to require a non-refundable deposit for being on the hangar waiting list

Background/Description of Item: As shown in the 2016 Hangar Rates and Charges Study (GBA), the Gardner Municipal Airport has the largest number of people on the waiting list. Staff is in the process of confirming whether the people on the list are still interested in a hangar at GMA. It is likely that some people on the list have their names on more than one waiting list.

To help ensure those on the waiting list are truly interested in hangar space at GMA, there was a suggestion to impose a non-refundable waiting list charge/fee.

As staff began looking into this, we contacted the author of the 2016 Rates & Charges Study to see if any other airports in the area do something similar. The response was no.

At this time, staff is not comfortable recommending a waiting list fee. Until we have a better feel for the actual number of people wanting a hangar and that the waiting list will actually move (people have been on the list for 10 years), we do not feel it is fair to impose a fee.

Staff Recommendation: At this time, staff recommends that there be no fee/charge for being on, or added to, the GMA hangar waiting list.

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 1 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Update on Real Property Acquisition – Paulsen Tract

Background/Description of Item:

During the November 2, 2015 Gardner City Council meeting, the City Council authorized the City Administrator to execute a Work Order with PEC for real property acquisition services. This is for acquisition services related to the Paulsen property.

Update as of May 2, 2016:

 Price has been agreed upon – working on the contract language.  Finalizing the tenant relocation allowance determination.  Meeting with Midwest Right-of-Way on Thursday (5/5).  Property demo and site clearing design (specifications/bidding documents) – to Council for May 16th meeting.

Items in Work:  Bid out demo and site clearing  Grant application to FAA  Relocate Tenant  Property closing  Property demo  FAA project close out report.

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 2 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Update on Airport Layout Plan – Bradley Weisenburger, PEC

Background/Description of Item:

Bradley Weisenburger from PEC will be at the meeting to provide an update to the Board on the Airport Layout Plan.

Attachment:  Draft Airport Layout Plan DRAFT GARDNER MUNICIPAL AIRPORT (K34) RUNWAY STUDY & AIRPORT LAYOUT PLAN UPDATE City of Gardner, Kansas April 11, 2016 DRAFT GARDNER MUNICIPAL AIRPORT (K34) RUNWAY STUDY & AIRPORT LAYOUT PLAN UPDATE City of Gardner, Kansas April 11, 2016

Prepared by: 616 Vermont Street, Suite B Lawrence, KS 66044 785-842-6464 www.pec1.com

The preparation of this document was financed, in part, through a planning grant from the Federal Aviation Administration (FAA). The contents of this document do not necessarily reflect the views or policy of the U.S. Department of Transportation, FAA. Acceptance of this document by the FAA does not in any way constitute a commitment of the part of the FAA to participate in any development concept depicted herein nor does it indicate that the proposed development is environmentally acceptable in accordance with applicable public laws. Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016 TABLE OF CONTENTS CHAPTER 1: EXISTING CONDITIONS...... 1 Introduction...... 1 Study Objectives...... 1 Airport Characteristics...... 2 Current Airport Activity...... 2 Critical Aircraft...... 3 Airport Services...... 3 Airport Role...... 3 General Airfield Information...... 4 Runway System...... 4 Taxiway System...... 5 Airfield Lighting...... 5 Runway Lighting...... 5 Taxiway Lighting...... 5 Airfield Signage...... 5 Airport Beacon...... 5 Wind Indicators...... 5 Aircraft Hangars...... 5 T-Hangars...... 6 Common Maintenance Hangar...... 6 Aircraft Parking Apron/Tie-Downs...... 6 Fuel, Ground Access, Airspace, NAVAIDS...... 6 Fuel Tanks and Pump System...... 6 Ground Access and Auto Parking...... 6 Area Airspace System ...... 7 Navigation Aids/Airport Instrument Approaches...... 7 Airport Vicinity Land Use Characteristics...... 8 Property Interest...... 9 Conclusion...... 10 CHAPTER 2: RUNWAY ALTERNATIVES ANALYSIS...... 11 Introduction...... 11 Safety...... 11 Project Feasibility...... 11 Improvement Cost...... 11 Runway 08 Approach...... 13 Runway 26 Approach...... 13 Runway 17 Approach...... 14 Runway 35 Approach...... 15 Conclusion and Recommendations...... 16

TABLE OF CONTENTS ii Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016 EXHIBITS Exhibit 1: Location of Gardner Municipal Airport (K34)...... 2 Exhibit 2: Runway Configuration...... 4 Exhibit 3: Airspace System...... 7 Exhibit 4: Distance between Airports...... 7 Exhibit 5: Gardner Zoning Map...... 8 Exhibit 6: Current Airport Property Ownership...... 9 Exhibit 7: Land for Runway 08 RPZ...... 10 Exhibit 8: Land for Runway 26 RPZ and additional development...... 10 Exhibit 9: Land for Runway 35 RPZ...... 10 Exhibit 10: Land for Building Restriction Line...... 10 Exhibit 11: Existing Conditions...... 12 Exhibit 12: Heights of objects east of Waverly Road...... 13 Exhibit 13: Heights of oil tanks west of Runway 17...... 14 Exhibit 14: Heights of T-Hangars east of Runway 17...... 14 Exhibit 15: Height of tower in Intermodal south of Runway 35...... 15

TABLE OF CONTENTS iii Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016 CHAPTER 1: EXISTING CONDITIONS INTRODUCTION The City of Gardner (Airport Sponsor) initiated the preparation of an airport layout plan update and narrative report with Federal Aviation Administration (FAA) support for the Gardner Municipal Airport. The runway study is the first step towards updating the airport layout plan. The study utilizes standard airport planning guidelines from FAA Advisory Circular 150/5300-13.

The purpose of the runway study is to: ^^ Identify existing conditions of the airport; ^^ Identify obstructions and mitigation measures; ^^ Ensure compatibility with the surrounding areas and development; ^^ Resolve airspace conflicts with New Century Air Center; ^^ Determine the future functionality of the runways; and ^^ Develop alternatives for improvements.

The runway study will be used to identify a preferred alternative, update the airport layout plan, and develop a capital improvement program (CIP) to implement the preferred alternative. The CIP will match expected revenues derived from airport income. A component of the process was to develop minimum standards, which were adopted December 20, 2015.

The airport was managed since its inception by a volunteer airport board that maintained the facilities, kept records and facilitated the growth of the airport for over 50 years. The airport board oversaw and paid for construction of 95 (88 enclosed, 5 open, and 2 box) T-hangars, terminal lounge and flight school hangar, paved, overlaid, and lighted the primary runway, apron and auto parking lot. Additionally, a small park has been added as part of the airport.

On January 1, 2016 the Gardner Airport Association was replaced with an Airport Advisory Committee, which will make recommendations to the City Council for airport development. With this change, City finance staff now completes billings and tracks revenues and expenditures, while public works staff performs daily operational duties.

Study Objectives ^^ The study will take a comprehensive look at the airport and answer some basic question about the Gardner Municipal Airport, including: ^^ What is the airport’s future role? ^^ What are the immediate and long-term issues? ^^ What are the estimated project costs and associated development program? ^^ How will additional airport development affect the surrounding environment? ^^ Can the airport continue to generate enough revenue to be self-supporting?

Answers to the questions and concerns provide the City of Gardner with the necessary tools to make informed decisions about the future of the airport.

Chapter 1: Existing Conditions 1 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

AIRPORT CHARACTERISTICS Gardner is located along interstate 35 and west of the intersection of Highway 56 and I-35. Gardner is approximately 25 miles southwest of the City of Kansas City, and is in the metropolitan area of Kansas City. The Gardner Municipal Airport (K34) is accessed directly by West 175th Street on the north side of the terminal area. Exhibit 1 illustrates the location of K34.

Exhibit 1: Location of Gardner Municipal Airport (K34)

Current Airport Activity The Gardner Municipal Airport has 97 based aircraft, comprised of 96 single-engine planes, and one twin- engine aircraft. There are several gliders and ultralights located at the airport as well; however, these are not counted as based aircraft by FAA definition. Based on information in the latest FAA 5010 inspection report, the airport currently experiences approximately 26,000 annual operations split between 18,200 local and 7,800 itinerant operations.

Chapter 1: Existing Conditions 2 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Critical Aircraft The airport reference code (ARC) designation is normally used to establish minimum safety standards with respect to the performance and characteristics of the Critical aircraft using the airport. This particular aircraft, as determined with respect to approach speed and wingspan, is the largest within a design category of airplanes, or family of aircraft, that conduct at least 500 itinerant operations (combination of landings and takeoffs) per year. This critical aircraft for the Gardner Municipal Airport was chosen because it is the largest based aircraft operating at the airport. The existing and future critical aircraft is identified as the Piper Twin Comanche, which is an ARC A-I aircraft. This aircraft can carry 4 to 6 passengers and has a maximum takeoff weight of 3,600 lbs.

Airport Services The Gardner Municipal Airport maintains a variety of support services for aircraft, primarily for single-engine, piston aircraft. The terminal building business hours are from 8:00 AM to 5:00 PM; however, the airport is open 24 hours a day. Services offered at K34 include aircraft parking and tie-downs, hangars, aircraft maintenance, 24-hour self-service fuel (100LL and 91 Octane), glider towing, and previously has had flight instruction and aircraft rental. A flight school is planning to open in the spring of 2016.

Airport Role The FAA National Plan of Integrated Airport Systems 2007-2011 (NPIAS) identifies Gardner Municipal Airport as a general aviation (GA) airport facility. The GA role is given to communities that do not receive scheduled commercial service but have significant activity and at least 10-based aircraft. There are approximately 2,500 GA airports in the country contributing 36 percent of the nation’s GA fleet. These airports are important to the nation’s aviation fleet, especially to rural areas where commercial airlines are not easily accessible.

Based on the application of airport design criteria from FAA Advisory Circular 150/5300-13A, Change #13, Airport Design, the airport has an Airport Reference Code (ARC) of A-I. The ARC is a coding system used to relate airport design criteria to the operational and physical characteristics of the aircraft intended to operate at the airport. The ARC has two components: 1) aircraft approach category, which relates to aircraft approach speeds and is grouped into five categories (A thru E); and 2) airport design group, which relates to the aircraft wingspan and is grouped into six categories (I thru VI).

Gardner Municipal Airport is regarded as safe haven for recreational flyers and aviation enthusiasts. It is primarily used on weekends. The airport has hosted many functions and air shows over the past several years and supports glider and ultra-light operations.

Chapter 1: Existing Conditions 3 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

GENERAL AIRFIELD INFORMATION Gardner Municipal Airport sits on approximately 129 original acres for the runways and terminal area. Additional purchases for runway protection zones (RPZ’s) include 11 acres north of 175th street and 8.5 acres south of Runway 35. All property is owned by the City of Gardner in Fee Simple title. The published airport elevation is 1,042 feet mean sea level with an airport reference point coordinate of 38° 48’ 24.86” North Latitude and 094° 57’ 22.22” West Longitude. The current magnetic declination for the Airport is 2° 10’ east changing by 0° 6’ west per year (National Geophysical Data Center, 2015).

Runway System The runway system at Gardner Municipal Airport is composed of three runways; paved Runway 8-26, turf Runway 17-35, and turf Runway 3-21.

As the primary runway, 8-26 is a 2,960’ x 39’ paved runway with estimated pavement strength of 6,000 lbs. single wheel gear (SWG). The runway centerline has a true bearing of 270.18°. Runway 26 is displaced by 250’ to accommodate safety area issues. Runway 8 is displaced by 85’ to accommodate 20:1 approach slope clearance over the western property fence. The runway is constructed of asphalt and is in good condition, recently being seal coated and remarked. The visual runway markings are in good condition.

Runway 17-35 is a high traffic turf runway measuring 3,297’ x 90’. As the primary north/south runway, the turf wears quickly and forms ruts during wet conditions. In recent years, the runway has been reseeded and leveled, but is often in need of maintenance. The Runway 35 threshold has been displaced 230’ to help pilots avoid trees directly south of the runway. Overall, the runway is in fair condition.

Runway 3-21 crosses the airfield diagonally Exhibit 2: Runway Configuration and is used as a crosswind runway. Measuring 2,154’ x 80’, this turf runway is favored by small aircraft users of the airport looking for optimal wind coverage on take-offs and landings. It is also the designated runway for glider usage. The turf is in fair condition, but needs to be leveled and reseeded. The runway configuration is shown in Exhibit 2.

Chapter 1: Existing Conditions 4 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Taxiway System A taxiway system provides safe transition for aircraft to move from the apron and hangar area to the runways. Currently, Gardner Municipal does not have a taxiway system for Runway 8-26 or its turf runways. Runway access is provided by one 140’ x 60’ taxi-lane connector from the aircraft apron, and two 20’ wide taxi-lanes connecting the T-hangars on the east and west sides of the terminal area. Aircraft must back-taxi on Runway 8-26 to access either runway or to proceed to the terminal area.

Airfield Lighting Airport lighting is used to define the pavement edges and runway thresholds at night or in low light situations. Additional lighting is provided for identifying the airport, taxiways, signage and wind direction.

Runway Lighting Typically a runway consists of edge lighting, threshold lighting, runway end identifier lights, and visual approach aids all mounted on frangible mounts. Runway 8-26 has non-standard low-intensity runway lighting (LIRL) that automatically come on at night, and is without runway end lights or displaced threshold lighting. Runway 17-35 also has low-intensity edge runway lighting that automatically comes on at dark. Runway 3-21 is an unlighted, daytime only visual turf runway.

All three runways lack visual approach aids at Gardner Municipal Airport.

Taxiway Lighting There is no taxiway lighting since there is no taxiway system at Gardner Municipal.

Airfield Signage These signs are used to provide information and directions for the runways and taxiways. There currently is no airfield signage used at Gardner Municipal.

Airport Beacon The airport beacon is mounted on the terminal building, on the north side of the airfield. The beacon is a two color (white/green) light that shines laterally from the airport during nighttime or during conditions when the visibility is below visual flight minimums. The beacon is in good working condition.

Wind Indicators Wind indicators are used to identify the direction of the wind and relative air speed. The Gardner Municipal Airport has a lighted pole mounted wind cone located on the south side of Runway 8-26, in the terminal area. The second wind cone is near the approach end of Runway 26 and is unlighted.

Aircraft Hangars The hangars at Gardner Municipal consist of eight T-hangars, one shade hangar, and two common/box hangars used for maintenance. The experimental aircraft association (EAA) owns a 3,000 square foot box hanger near Kill Creek Road and 175th Street.

Chapter 1: Existing Conditions 5 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

T-Hangars The T-hangars on the airport range greatly in age, size, style and cost. Overall, there are 95 hangar spaces at the airport. The newer T-hangars have bi-fold doors, which open with greater ease in the winter months. Some of the older T-hangars still have sliding doors, which can become inoperable in freezing conditions. Many of the western T-hangars had sliding doors replaced with bi-fold doors. There is one open (also called shade) T-hangar at the Gardner Municipal Airport. The open T-hangar only covers its aircraft, leaving the sides of the planes exposed. The open T-hangar can hold up to five aircraft. All the T-hangars are owned by the airport and leased to airport patrons, who may then sub-lease the hangar space through December 31, 2016. The T-hangars condition range from fair to good condition – depending on their age.

Monthly hangar rental rates are as follows: ^^ Open/Shade Hangar – $65 ^^ Sliding Door T-Hangar – $85 ^^ West Bi-Fold T-Hangar – $130 ^^ Far East Hangar – $185 ^^ Central T-Hangar – $210

Common Maintenance Hangar The terminal building also houses a maintenance hangar with the dimensions of approximately 60’ x 65’. Used primarily for maintenance, the hangar has a bi-fold door, and the metal roof has been resealed and painted. The hangar, maintenance office, and facilities are leased by a part time mechanic.

Aircraft Parking Apron/Tie-Downs Aircraft parking aprons are used to park and “tie-down” base or transient aircraft, and for fueling operations. The aircraft-parking apron (450’ x 190’) can accommodate 14 based or transient planes for a tie down. The pavement condition is fair and must be routinely cleaned and resealed to combat the threat of weed growth in apron cracks.

FUEL, GROUND ACCESS, AIRSPACE, NAVAIDS The airport fueling storage and dispensing system is owned and operated by the City. The fueling storage system consists of the following:

Fuel Tanks and Pump System Gardner Municipal Airport has two 10,000-gallon underground storage tanks with a self-serve pump and a credit card reader. The airport offers both 91 octane gas and 100LL fuel. The tanks are steel, fiberglass lined, and located adjacent to the terminal building. The pumps and card reader are located in the middle of the apron just south of the underground tanks. The pumps and tanks are in good working condition.

Ground Access and Auto Parking The primary airport entrance is at the terminal building for access to the terminal and aircraft-parking apron. The terminal area is accessed from West 175th Street, along the north side of the Airport. Other entrances are available along West 175th Street to the east and west hangar areas.

Chapter 1: Existing Conditions 6 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Auto parking consists of three parking areas, one gravel and two paved, providing a total of approximately 40 parking spaces or about 20,000 square feet. Access to parking areas is provided directly from W. 175th Street. The primary parking lot is at the terminal building and has 19 total spaces with one designated for handicap usage and is in good condition.

Area Airspace System The airspace system consists of airports, navigational aid facilities (NAVAIDS), and direct airways. Typically, NAVAIDs are located at or near an airport, and provide point-to-point reference throughout the national airspace system by either ground or satellite based facilities interfacing with airborne equipment and instrumentation. Exhibit 3 shows the airspace system surrounding the Gardner Municipal Airport. Exhibit 4 shows the proximity of Gardner Municipal Airport to the New Century Air Center, which is 3.15 miles primarily east.

Exhibit 3: Airspace System Exhibit 4: Distance between Airports

Navigation Aids/Airport Instrument Approaches The Gardner Municipal Airport is a visual use airport only. The airport previously had a circling instrument approach to the airfield utilizing both a local non-directional beacon (NDB) and a stand-alone RNAV (GPS) approach. However when the NDB was decommissioned the circling procedure was cancelled.

The area airspace at Gardner Municipal Airport has overlaps with New Century Aircenter (IXD). While the airports are in close proximity, the primary issues are the runway alignments at each location. Exhibit 4 shows the distance between the airports. This situation is mitigated with pilot radio communication with each other over the common traffic advisory frequency (CTAF) 122.8. In addition, the IXD control tower is available to monitor and direct air traffic from 6 am to 10 pm daily. Pilots operating in the airspace over Gardner need to be aware of the close proximity of the two airports.

Chapter 1: Existing Conditions 7 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

AIRPORT VICINITY LAND USE CHARACTERISTICS Important considerations regarding compatible land use and zoning adjacent to an airport include impacts of aircraft noise, natural and man-made obstructions to flight, and development encroaching upon the airport and runway protection zones (RPZ). The Gardner Municipal Airport, while still primarily surrounded by unincorporated Johnson County, is experiencing encroachment by normal municipal driven growth and development.

The Gardner Municipal Airport is within the incorporated city limits of Gardner. The Gardner City Planning Commission and City Council oversee planning and building within city limits. An updated future-zoning map was adopted by Gardner in 2012 and is shown in Exhibit 5. The map identifies the airport is zoned as an agricultural district. The land to the north is zoned for single-family residential use. Land to the east and south is zoned for industrial and commercial use. Land to the west, which is in unincorporated Johnson County, is zoned for rural residential use. Exhibit 5: Gardner Zoning Map Land directly adjacent to the airport area is used for agricultural, commercial, and residential purposes. The surrounding land is cultivated farmland with several occupied farmsteads. The farm west of the airport has several oil wells and tanks. The terrain surrounding the airport is gently sloping, with shallow intermittent drainage ditches surrounded by tree clusters and a mix of non-agricultural vegetation. Several nearby structures have the potential to be airspace obstructions and impede establishing FAA design standards for safety.

At present, a single-family residential subdivision (Double Gate) has developed north of the airport. In addition to the residential developments near the airport, the Gardner- Edgerton High School is located within a mile northeast of the Gardner Municipal Airport. With 175th Street used as a primary arterial route, additional single-family development is expected to continue along the 175th Street corridor. Commercial uses are expected east of the airport and along Waverly Road.

Directly south of the airfield, across Highway 56, the Burlington Northern Santa Fe (BNSF) Railway is developing an Intermodal Facility and Logistics Park. The facility encompasses approximately 1,000 acres south of the airport. The intermodal facility is in Edgerton, Kansas.

Chapter 1: Existing Conditions 8 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

PROPERTY INTEREST Gardner Municipal Airport is located on approximately 129 original acres for the runways and terminal area, additional purchases for runway protection zones (RPZ’s) include 11 acres north of 175th street and 8.5 acres south of Runway 35. All property (approximately 149 acres) is owned by the City of Gardner in Fee Simple title, and shown in Exhibit 6.

Additional land acquisition is necessary for a potential new paved north/south runway, hangar development, and runway protection zone. The total of the future land acquisition is approximately 66 acres. Two houses would need to be acquired with the recommended purchases. The tracts to be acquired and the areas for airport development are shown in Exhibit 7 through Exhibit 10.

Exhibit 6: Current Airport Property Ownership

Chapter 1: Existing Conditions 9 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Exhibit 7: Land for Runway 08 RPZ CONCLUSION The Gardner Municipal Airport is a viable, self-sustaining general aviation airport that serves a niche in the aviation world. It is now being encroached upon by normal growth and development. A new direction for the airport needs to be determined to allow for the airport’s continued existence. A plan is needed for the development of the airport and to ensure airport operations are compatible with the adjacent development. The following Exhibit 8: Land for Runway 26 RPZ and additional development chapter will examine alternatives to provide a compatible airport development plan.

Exhibit 9: Land for Runway 35 RPZ

Exhibit 10: Land for Building Restriction Line

Chapter 1: Existing Conditions 10 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016 CHAPTER 2: RUNWAY ALTERNATIVES ANALYSIS INTRODUCTION This chapter identifies several alternatives that allow the airport to reach its maximum potential while blending into the overall growth fabric of Gardner. A pragmatic approach for alternative development and assessment was used; looking at factors such as FAA design standards (safety), overall feasibility, cost, and time to complete. The alternatives presented in this chapter provide the sponsor with multiple strategies, and explains the merits and shortcomings of each. Each alternative is accompanied by a graphical representation to assist in the understanding of the exact design and to provide a visual aid as to how the alternative will affect the runways, airport, and surrounding environment. The final piece of this chapter provides recommendations for the preferred alternative.

Once a preferred alternative is selected, a capital improvement program will be developed, which will include future airport improvements and projects designed in accordance with FAA standards. The preferred airport alternative should be the one, which best meets the ultimate need of the airport while balancing certain aspects such as cost, safety, and surrounding land use impact. The design of the preferred alternative will be depicted in the final updated airport layout plan.

The alternatives analysis will allow the City of Gardner select the most appropriate alternative and to blend the airport to harmoniously become part of the surrounding land use. Existing conditions, safety, project feasibility, and cost were the primary variables on which the airport alternatives were analyzed.

In September, 2015 a survey was complete that involved a laser scan on all significant objects in the vicinity of the airport. This information is relevant as it shows all potential near-in obstructions. Exhibit 11 shows the existing conditions of the current airfield layout, objects, elevations and a detail of the Runway 17 approach and of the Runway 26 approach. This information was also used in determining the recommended alternatives in addition to the following factors.

Safety All alternatives must adhere to a strict level of safety as defined in FAA advisory circulars. While most airport improvements are considered from the aspect of safety to the flying public, any time an improvement deals with Runway Protection Zones (RPZ) and areas of the airport that border any type of residence or business, the safety of the non-flying public surrounding the airport must also be taken into account.

Project Feasibility Each alternative must satisfy a level of feasibility for it to be considered. Each alternative must be achievable, practical, and effective in both cost and operation in order to be included as a design alternative.

Improvement Cost The overall cost of the improvements is an issue that factors heavily between the alternatives. This is because many of the potential airfield improvements vary in the cost to complete.

Chapter 2: Runway Alternatives Analysis 11 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Exhibit 11: Existing Conditions

Chapter 2: Runway Alternatives Analysis 12 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

RUNWAY 08 APPROACH Runway 08 has an existing ground easement, which protects the area from any vertical structures from being located within the RPZ. This easement was signed and registered with Johnson County in 1996. This easement only protects the existing Runway 08 RPZ. If a new turf Runway is pursued, then negotiations with the current property owner will be necessary to shift the easement or acquire the property to match the new 08-26 alignment. This pursuit of protecting the RPZ by modifying the existing ground easement to protect the Runway 08 RPZ and approaches is consistent with FAA policy and safety directives. Estimated cost for additional easement is estimated at $100,000.

RUNWAY 26 APPROACH In 2010, the threshold was displaced by approximately 250’ to meet runway safety area (RSA) standards for Airport Reference Code (ARC) A-I aircraft. There have been inquiries for development in the area east of the airport on the west side of Waverly Road. On the east side of Waverly Road, there is a convenience store, gas pumps and several poles for lighting. There have also been inquiries for additional development on the east side, which is zoned for general business/commercial (C-2). Exhibit 12 shows the approach and elevation of structures east of the airport.

Exhibit 12: Heights of objects east of Waverly Road

To alleviate the potential conflict associated with the commercial development east of Waverly Road there are two reasonable options. These include the following. ^^ Option 1: Displace Runway 26 to have RPZ entirely west Waverly Road ^^ Option 2: Threshold Remains – Purchase Property east of Waverly Road

The first option is a relatively simple solution. The runway markings would need to be moved farther west from the current displaced threshold an additional 250’. The airport layout plan would need to be modified to show this change. There are no threshold lights on Runway 08 so no costs are included to relocate airfield lighting. The cost to remove the current displaced threshold and runway numbers is estimated at $15,000. Operationally, the landing distance available (LDA) would be reduced to 2,460’. The take-off run available (TORA) from Runway 08 would also be reduced to 2,460’. This reduction would not significantly impact the typical aircraft operating at Gardner Municipal Airport.

Option 2 would be to purchase the property (approximately 2.0 acres) of the current RPZ and not move the runway pavement markings. This property is zoned for general business/commercial and has direct access to water, sewer, gas and electric utilities. Without an appraisal it is unknown the value; but could easily bring 1 dollar a square foot. This makes the property value approximately$45,000 an acre. Additionally, the fees

Chapter 2: Runway Alternatives Analysis 13 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016 associated with a FAA driven land acquisition project would make the estimated project cost to be around $150,000. The advantage to this option is that airport operations are not impacted. The biggest disadvantage is the property is not needed for the long term plan for the airport as a new east/west turf runway is to be constructed approximately 200’ south and shifted to the west. However, the new runway may not happen in the near term. Because of the long-term changing alignment of the runway, it is recommended to use the first option; that the runway end be displaced an additional 250’ west.

RUNWAY 17 APPROACH For Runway 17, the City of Gardner owns the RPZ to the north. However, approximately 4 years ago several oil tanks and wells were constructed, in unincorporated Johnson County, along the western edge of airport property near 175th Street. See photo and corresponding elevations. These tanks are not in the easement area that protects the Runway 8 approach, and were not submitted to FAA for airspace review. The tanks are not an obstruction with the current Runway 17 visual approach end. However, survey data indicates they will be an obstruction if a straight-in less than 1-mile approach procedure is adopted. In addition, the hangars on the east were also evaluated for height obstructions. See photo and corresponding elevations. The hangars do not present an obstruction with the current runway visual approach end, but will likely need to have obstruction lights added if an approach procedure is adopted.

Exhibit 13: Heights of oil tanks west of Runway 17

Exhibit 14: Heights of T-Hangars east of Runway 17

Chapter 2: Runway Alternatives Analysis 14 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

Two reasonable options for Runway 17 are as follows. ^^ Option 1: Do not pursue an instrument approach procedure for Runway 17-35 and it remains turf ^^ Option 2: Pursue instrument approach for Runway 17-35.

Option 1 is a low cost alternative and reflects a “No Action” type solution. If option 1 is pursued then there are no near-in obstructions to Runway 17-35. Essentially the runway configuration remains as is. It would be necessary to continue to purchase the two houses in the RPZ at the south end of the airport (discussed in the next section). Once the two houses in the southern RPZ have been purchased, it is unlikely that FAA will participate in any future runway development projects without including an approach procedure as part of the overall development plan. There is the potential that a Kansas Department of Transportation (KDOT) airport grant could be used to pave the runway, however this is not certain. Discussion of the KDOT grant program is included in the following chapter.

Option 2 is more involved with additional land issues, more costly, and will take longer to complete. However, pursuing an instrument approach procedure is in-line with FAA policy, allows for continued FAA support for runway development and is consistent with Gardner City Council desires to have improved airport facilities capable of greater business activity.

RUNWAY 35 APPROACH The approach from the south to Runway 35 currently has two residences within the RPZ. These houses are planned to be purchased and razed. The residences are not airspace obstructions but are within the RPZ and are considered a non-standard condition. Total cost to purchase and remove both residences is estimated at $400,000. This pursuit of protecting the RPZ by purchasing property south of Runway 35 approaches is consistent with FAA policy and safety directives. Additionally, there are several trees along the property line on the east that need to be entirely cleared. South of Runway 35 a tower was erected within the intermodal railyard and industrial park. This tower is the controlling obstruction and will likely need an obstruction light to proceed with an instrument approach procedure.

Exhibit 15: Height of tower in Intermodal south of Runway 35

Chapter 2: Runway Alternatives Analysis 15 Draft Gardner Municipal Airport (K34) Runway Study & Airport Layout Plan Update - April 11, 2016

CONCLUSION AND RECOMMENDATIONS The recommendations for each runway are as follows. These recommendations, if accepted, will allow for the City Council, city staff and the airport advisory board to pursue a cohesive plan for short- and long-term development. 1. Pave and light a new 3,000’ x 60’ Runway 17-35 with straight in approach procedures. 2. The City of Gardner should adopt a height and hazard-zoning ordinance to allow the city to extend their authority outside the immediate boundaries of airport property to protect the airport from airspace conflicts. 3. Runway 26 should be displaced an additional 250’ to the west as a short term measure to allow commercial development east of Waverly Road. 4. Property at the southwest corner of 175th Street and Waverly Road (approximately 24 acres) should be purchased to allow for the new turf RPZ protection 5. Negotiate with the property owner west of the airport to revise the aviation easement to protect the western RPZ for the new turf Runway 08-26. 6. Acquire an easement along the entire western edge of the airport to protect for airspace obstructions and to allow for the development of an instrument approach procedure to future Runway 17-35. 7. Construct a new 08-26 turf runway with dimensions of 2,000’ x 120’ 8. Mitigate airspace obstruction on oil tanks, T-hangars and intermodal tower with obstruction lights. 9. Purchase and remove two residences in the southern RPZ. 10. Clear trees on the southern end of the airport along the eastern property line.

When the Gardner airport was established, it was on the outskirts of town. Now some 60 years later, it is surrounded by municipal development on three sides. The recommendations presented in this chapter will allow for airport development and surrounding municipal development to exist together in the near and long term.

Chapter 2: Runway Alternatives Analysis 16 616 Vermont Street, Suite B Lawrence, KS 66044 785-842-6464 www.pec1.com

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 3 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Items: - Airfield and Grounds - Fuel Farm Status

Background/Description of Item:

Items associated with the airfield & grounds along with fuel farm status will be discussed.

Staff met with a contractor that provides pavement sealing services associated with airport taxi- lanes and runways. Based on this meeting and subsequent discussions with the contractor, staff will be bidding crack sealing and pavement sealing of the taxi-lanes within the next month or two.

Discussion:

 For sealing the taxi-lanes, what time of year works best for the airport?  Does the board want to seal all areas or phase project over 2 or 3 years?

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 4 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Subleasing after December 31, 2016

Background/Description of Item: At the November 23, 2015 council meeting, city staff recommended that future subleasing of hangars be prohibited. Staff felt that the practice of subleasing was bypassing the waiting list process and should end with the city taking back operational control on January 1, 2016. After discussion, the City Council felt that it was not fair to end subleasing on such short notice and felt a reasonable compromise would be to allow subleasing until December 31, 2016.

Staff recently received a request to revisit the ending of the sublease option. During their May 2nd meeting, the City Council asked staff to work with the Airport Advisory Board to see if there was a fair method to allow some subleasing as we move forward.

Discussion:  Would the Board support a continuation of subleasing, in some form, past December 31, 2016?  If yes, what should be used to determine if the sublease is reasonable? Items to consider include, but are not limited to: o Number of years the person has already been subleasing the hangar? o Person has been on the waiting list for at least as long as subleasing? o Original lease holder is in-between planes . Give set time to find plane or the original lease holder loses hangar  If they lose hangar – the original lease holder goes to top of waiting list for future consideration?

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 5 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Financials

Background/Description of Item: Staff has attached the latest financial statement for the Airport Fund – current through April 2016.

Staff does understand that this statement is not in the form that the Board saw prior to January 1, 2016, however it is the information that the Finance Department has available. The city’s Finance Director discussed this with the City Council during their May 2, 2016 meeting.

AIRPORT ADVISORY BOARD DISCUSSION FORM DISCUSSION ITEM NO. 6 MEETING DATE: MAY 9, 2016 STAFF CONTACT: BRIAN FAUST, PUBLIC WORKS DIRECTOR

Agenda Item: Upcoming Events

Background/Description of Item:

Staff is looking to discuss upcoming events planned (or events that have occurred in the past) at the airport. This includes fly-ins and other possible events that bring people to the airport and to our community.

June 17 - 18

“Gathering of Eagles”. This is the 21st year for this event at the Gardner Municipal Airport. There will be number of replica World War 1 aircraft at the airport on Saturday for visitors to view.

June 24 – 25

The 2016 Kansas City Area Vintage Aircraft Fly-In will be held on June 24th and 25th. Information about the event can be found at: http://www.vaa16.com/#!our-fly-in/cojd

Every year on the 4th weekend in June, VAA Chapter 16 holds the annual Greater Kansas City Area Vintage Fly-in at Gardner Municipal Airport "The Best Little Airport in Kansas". Started in 2002, this event has become the largest vintage and antique airplane fly-in in the area. The 2007 Fly-In was written up in the Vintage Airplane magazine's March 2008 edition. http://members.eaavintage.org/wp-content/uploads/2013/02/VA-Vol-36-No-3-March- 2008.pdf

OPEN HOUSE: Staff is seeking your thoughts on holding an open house at some point during 2016. We would like to open the area, probably on a Saturday, to our residents and encourage young people to explore aviation. If this was held in late September or early October, the weather should be decent and we could notify the area schools of the event.

 Monday, May 9 at 7 p.m.

 Monday, June 13 at 7 p.m.

 Monday, July 11 at 7 p.m.

Agenda packets are available the Friday before each meeting.

The City of Gardner’s official newsletter covering Gardner Municipal Airport news. Gardner

Welcome to the first issue of the Gardner The newsletter will be available online Municipal Airport (GMA) newsletter at www.gardnerkansas.gov. Hard copies A study was conducted by GBA ASCEND, the City of Gardner’s official will be available at the Gardner Architects Engineers to help newsletter regarding GMA happenings. Municipal Airport. If you’re interested Under the direction of the Governing in receiving a hard copy sent directly to determine if a rate increase for Body, the newsletter was your home or if you have hangar rentals at the Gardner created to ensure important The purpose of the airport topics you would Municipal Airport is warranted. It is information reached city’s new airport like to see covered in the essential for airports to charge fees interested readers regarding newsletter newsletter, contact the that are both fair for tenants, while GMA news, events and is to keep readers Public Works Department at the same time helping to cover announcements. informed about airport at 913.856.0914 or the costs of operating the airport. The newsletter will be news, events and [email protected]. provided quarterly— Future topics will also be The Airport Advisory Board reviewed announcements. January, April, July and collected at the Airport the study’s findings in April. City October. Advisory Board Meetings. staff will bring recommendations back to the board in May. A review by City Council will follow in June.

City staff will present revised Minimum Standards for the Gardner Municipal Airport at the May 2 City Council Meeting. Minimum Standards outline the rules and regulations that help to ensure the safe use of the airport facility. If the revised minimum standards are approved, they will go into effect once a new ordinance is passed by the council.

www.gardnerkansas.gov Airport Advisory Board Members Dave Hayden 913.856.7878 Ray Doerr 913.231.0671 Dale Rose 816.225.9874 Chad Tate N/A Joe Scalet 913.963.9754 Brian Faust 913.856.0914 (Airport Manager)

Gardner Municipal Airport is located at 31905 W. 175th St., Gardner, KS 66030

Gathering of Eagles in June Vintage Fly-in at the GMA On June 17 and 18, the ‘Gathering of The annual Greater Kansas City Area Eagles’ event will occur at the Gardner Vintage Fly-in will happen on June 24 Municipal Airport. This is the 21st year for and 25 at the Gardner Municipal Air- the event, featuring replica World War I port . This event has become the largest aircraft. The event will showcase vintage and antique airplane fly-in in the approximately 20 aircraft. Planes will be area. Attendees can expect food, The City is looking to reestablish the displayed and some will fly on the first activities and items to purchase. For flight school at the Gardner day of the event. The event is free. Food more information, visit Municipal Airport. The city is vendors will not be available. Contact an www.vaa16.com/#!our-fly-in/cojd or working with an independent party Airport Advisory Board Member for more contact Kevin Pratt at 816.985.3248, interested in providing this service. details. [email protected]; or Jeff Sullens at 816.729.3151, [email protected]. More details to follow in an upcoming issue of ASCEND.

Check out the City’s new website at If you frequent the “And then, when I went into www.gardnerkansas.gov. There are Gardner Municipal high school, I began building pages dedicated to the Gardner Airport (GMA), you’re model airplanes, and those bound to know Dale models eventually became a Municipal Airport, providing an Rose. That’s because Dale reality when I got my own overview of the airport as well as has served on the Airport plane.” hangar information. Our airport Advisory Board for more It wouldn’t surprise anyone to newsletter will also be posted on the than 10 years and has know that Dale’s career also maintained an Dale Rose new website. Take some time to centered around his love for airplane supply business navigate through the pages and planes and flying. Dale spent 40 out at the GMA for 16 years. Matter of years in the military as a pilot mechanic. contact Airport Manager Brian Faust fact, Dale spends most of his week at the to provide feedback or ask questions GMA with his business “As a pilot mechanic, I not only performed running from Monday through helicopter maintenance, but I was then regarding the information Saturday, 8 a.m. to 5 p.m. required to test fly the helicopters,” he highlighted on the site. said. “During my Army Reserves time, I “I wouldn’t spend my time any other way,” flew for a corporation for a few years since Dale said. “I love planes, and I also enjoy the reserves was part-time.” spending time with my airport family and providing them with services and supplies When asked what he would like people to that help them maintain their planes.” know about the GMA, Dale said: “The airport has become more than just a place Dale became an enthusiast of planes back where we store our planes, but it’s a place in grade school. where I spend time with my family and 120 E. Main St.

friends who share a common bond. To me, Gardner, KS 66030 “I’ve always been fascinated with planes as that’s what makes the GMA the best little I use to stop whatever I was doing and airport in Kansas.” watch them pass by overhead,” he said.