Kenora Airport

Airport Land Use Plan & Development Guidelines Kenora Airport Prepared for: Kenora Airport Authority Inc. Prepared by: Warren Thompson, CMC, MBA, AAE Project Manager March 24, 2014 Sign-off Sheet This document entitled Airport Land Use Plan & Development Guidelines was prepared by Stantec Consulting Ltd. for the account of Kenora Airport Authority Inc. The material in it reflects Stantec’s best judgment in light of the information available to it at the time of preparation. Any use which a third party makes of this report, or any reliance on or decisions made based on it, are the responsibilities of such third parties. Stantec Consulting Ltd. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report. Prepared by (signature) Warren Thompson Reviewed by (signature) Doug Scott AIRPORT LAND USE PLAN & DEVELOPMENT GUIDELINES Table of Contents 1.0 INTRODUCTION .............................................................................................................................. 1.1 1.1 BACKGROUND ................................................................................................................................ 1.1 1.1.1 Location .............................................................................................................................. 1.2 1.1.2 Community Demographics .............................................................................................. 1.2 1.2 PROJECT GOALS & OBJECTIVES ......................................................................................................... 1.5 1.3 METHODOLOGY .............................................................................................................................. 1.6 2.0 THE AIRPORT INFRASTRUCTURE ..................................................................................................... 2.7 2.1 THE CURRENT ENVIRONMENT .............................................................................................................. 2.7 2.2 THE RUNWAY PROTECTIONS ................................................................................................................ 2.7 2.3 APRON DEVELOPMENT ...................................................................................................................... 2.9 2.4 AIRSIDE OPERATIONAL SUPPORT ......................................................................................................... 2.9 2.5 THE PASSENGER PROCESSING FACILITIES ............................................................................................ 2.10 3.0 POTENTIAL AVIATION RELATED DEVELOPMENT ASSESSMENT ................................................... 3.11 3.1 GENERAL AVIATION ....................................................................................................................... 3.11 3.2 AIRLINE SCHEDULED AND CHARTER SERVICE ...................................................................................... 3.11 3.3 AIRCRAFT MAINTENANCE ............................................................................................................... 3.11 3.4 MINISTRY OF NATURAL RESOURCES .................................................................................................. 3.12 4.0 POTENTIAL GROUNDSIDE DEVELOPMENT MARKET ASSESSMENT ............................................. 4.13 4.1 INDUSTRIAL ................................................................................................................................... 4.13 4.2 RESIDENTIAL .................................................................................................................................. 4.13 4.3 TRAINING ..................................................................................................................................... 4.14 4.4 COMMERCIAL DEVELOPMENT ........................................................................................................... 4.14 5.0 DEVELOPMENT GUIDELINES ......................................................................................................... 5.15 5.1 THE OWNERSHIP ............................................................................................................................ 5.15 5.2 THE EXISTING DEVELOPMENT ENVIRONMENT ....................................................................................... 5.15 5.3 LAND DEVELOPMENT PRINCIPLES ..................................................................................................... 5.15 5.3.1 The Land Use Plan ............................................................................................................ 5.15 5.3.2 Airport Vicinity Development ......................................................................................... 5.16 5.3.3 Leasehold vs Fee Simple Ownership .............................................................................. 5.16 5.3.4 Pros and Cons of Selling Airport Land ............................................................................ 5.17 5.3.5 Leasing of Airport Lands .................................................................................................. 5.18 5.3.6 Vesting Principles .............................................................................................................. 5.19 5.3.7 Pros and Cons of Leasing Airport Land ......................................................................... 5.20 5.3.8 Through the Fence ........................................................................................................... 5.20 5.4 FEES AND CHARGES FRAMEWORK .................................................................................................... 5.21 5.4.1 Establishing Land Rental Rates ....................................................................................... 5.21 5.4.2 Airport Maintenance Charge ......................................................................................... 5.22 6.0 THE LAND USE DEVELOPMENT RECOMMENDATIONS ................................................................ 6.23 BIBLIOGRAPHY ........................................................................................................................................ 6.25 i AIRPORT LAND USE PLAN & DEVELOPMENT GUIDELINES LIST OF TABLES TABLE 1 – CITY POPULATIONS ........................................................................................................... 1.2 TABLE 2 – VISITOR ORIGINS .............................................................................................................. 1.3 TABLE 3 – MONTHLY VISITS ............................................................................................................... 1.3 LIST OF FIGURES FIGURE 1 – EMPLOYMENT BY INDUSTRY .............................................................................................. 1.4 FIGURE 2 – PROSPECTS FOR CANADIAN COMMERCIAL SUBSECTORS (2014) ....................................... 1.5 FIGURE 3 – PROJECT METHODOLOGY .............................................................................................. 1.6 LIST OF APPENDICES Appendix A Overall Site Plan............................................................................................ A.1 Appendix B Contoured Site Plan .................................................................................... B.2 Appendix C Approach Slope Profile .............................................................................. C.3 Appendix D Apron Reconfiguration & Airside Development .................................D.4 Appendix E Existing Pavement Comparison ............................................................... E.5 Appendix F Airside & Groundside Delineation ........................................................... F.6 Appendix G Industrial Business Park ............................................................................... G.7 Appendix H Airport Development Areas ..................................................................... H.8 ii AIRPORT LAND USE PLAN & DEVELOPMENT GUIDELINES Introduction March 24, 2014 1.0 Introduction The Kenora Airport (also referred to as “the Airport”) is a strategic regional asset with the capacity to support local economic development. Located in the north-east section of the City of Kenora, the Airport has a total land area of approximately 380 hectares, a 6000 ft. x 100 ft. asphalt runway, and 2 paved taxiways. The facilities are owned and operated by the Kenora Airport Authority Inc. and have seen several recent upgrades, including runway, taxiway, and apron rehabilitation in 2001-2002, new wildlife fencing in 2010-2011, and an upgraded emergency power supply in 2013. The property has a high level of municipal servicing including power, water, and wastewater infrastructure. Meanwhile, the City of Kenora is experiencing a period of revival, with a number of new projects and initiatives implemented in recent years. In light of these facts, the Airport is well positioned to meet current and long-term market demands. Stantec Consulting Ltd. has been retained to provide a rational and comprehensive framework for the development and use of airport lands. This framework will address the long term capacity requirements of the airport, as well as a commercial/light industrial park. 1.1 BACKGROUND The Kenora Airport was established in 1939 to serve the region’s aviation needs. In 1996, as part of a gradual devolution from government ownership, Airport ownership was transferred to the Kenora Airport Authority.

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