Final Report Byron Airport Master Plan Prepared for Contra Costa County Public Works Department Concord, California Prepared by Leigh Fisher Associates in association with The Hoyt Company T.Y. Lin International/CCS June 2005 9" Cover Draft Final Report Byron Airport Master Plan Prepared for Contra Costa County, Public Works Department Concord, California Final Report Byron Airport Master Plan Prepared for Contra Costa County Public Works Department Concord, California Prepared by Leigh Fisher Associates in association with The Hoyt Company T.Y. Lin International/CCS June 2005 Main Office Washington, D.C. Office 555 Airport Blvd., Suite 300 14900 Conference Center Drive, Suite 275 Burlingame, CA 94010 Chantilly, VA 20151 Tel 650-579 7722 Tel 703-961 9000 Fax 650-343 5220 Fax 703-961 9318 i CONTENTS Section Page 1 INTRODUCTION ...................................................................................... 1-1 Background................................................................................................. 1-1 The Byron Airport Master Plan Project .................................................. 1-3 Project Coordination and Public Involvement.................................. 1-3 2 INVENTORY OF EXISTING FACILITIES ............................................. 2-1 Overview of Byron Airport ...................................................................... 2-1 Airfield Facilities ........................................................................................ 2-2 Runways.................................................................................................. 2-2 Taxiways ................................................................................................. 2-5 Aircraft Parking Apron......................................................................... 2-6 Pavement Evaluation ............................................................................ 2-6 Avigation..................................................................................................... 2-6 Runway Use ........................................................................................... 2-7 Imaginary Surfaces and Obstructions ................................................ 2-7 Air Traffic Control ................................................................................. 2-8 Navigation Aids..................................................................................... 2-8 Existing Buildings ...................................................................................... 2-9 Administration Building....................................................................... 2-9 Maintenance Hangar............................................................................. 2-9 Fire Fighting ........................................................................................... 2-9 6900 Falcon Way Building.................................................................... 2-9 Aircraft Hangars .................................................................................... 2-10 Wash Rack .............................................................................................. 2-10 Roadways.................................................................................................... 2-10 Access Roadways................................................................................... 2-10 Service Roadways.................................................................................. 2-10 Utilities......................................................................................................... 2-11 Land Use...................................................................................................... 2-11 Off-Airport Land Use............................................................................ 2-12 Environmental Conditions ....................................................................... 2-14 BUC523 ii CONTENTS (continued) Section Page 3 AVIATION ACTIVITY FORECASTS...................................................... 3-1 Introduction ................................................................................................ 3-1 Regional Economic Trends ....................................................................... 3-2 General Aviation Demand Region...................................................... 3-2 Population............................................................................................... 3-3 Employment ........................................................................................... 3-5 Projected Regional Population and Employment Growth.............. 3-6 Regional Growth Considerations........................................................ 3-6 Regional Aviation Activity ....................................................................... 3-7 Role of the Airport................................................................................. 3-7 Regional General Aviation Trends...................................................... 3-7 Other Regional Aviation Activity ....................................................... 3-11 Aviation Activity Forecasts ...................................................................... 3-12 Base Year (2003) Aircraft Operations.................................................. 3-12 Forecast Assumptions........................................................................... 3-13 Annual Forecasts of Aviation Activity ............................................... 3-14 Comparative Forecasts.......................................................................... 3-15 Aircraft Fleet Mix................................................................................... 3-17 Peaking Forecasts................................................................................... 3-18 4 RECOMMENDED DEVELOPMENT PLAN ......................................... 4-1 Facility Requirements................................................................................ 4-1 Airfield .................................................................................................... 4-1 Navigational Aid Requirements.......................................................... 4-2 General Aviation Facility Requirements............................................ 4-2 Airport Support Facility Requirements.............................................. 4-3 Ground Access Requirements.............................................................. 4-3 Utilities .................................................................................................... 4-4 Recommended Development Plan.......................................................... 4-6 Recommended Airfield Facilities ........................................................ 4-8 Recommended Landside, Access, and Circulation Facilities.......... 4-8 Recommended Land Uses.................................................................... 4-8 Aircraft Noise Exposure ....................................................................... 4-9 Compatible Land use ............................................................................ 4-12 Financial Plan ............................................................................................. 4-16 BUC523 iii CONTENTS (continued) Section Page 5 BUSINESS PLAN....................................................................................... 5-1 Potential Opportunities............................................................................. 5-2 Typical Airport Business Development Track .................................. 5-2 Comparative Airport Development Case Studies ............................ 5-3 Available Airport Property .................................................................. 5-5 Regional Airport Competition............................................................. 5-7 Regional Development Conditions..................................................... 5-8 Potential New Business Activities....................................................... 5-12 Financial Pro Forma Analysis .................................................................. 5-13 Property Development Assumptions ................................................. 5-13 High and Low Case Assumptions ...................................................... 5-14 Rationale Behind Assumptions ........................................................... 5-15 Financial Projections.............................................................................. 5-16 Application of Revenues....................................................................... 5-17 Business Development Management and Implementation Plan........ 5-19 Representative Implementation Plan ................................................. 5-19 Potential Developer Support................................................................ 5-19 Management Issues ............................................................................... 5-21 Off-Airport Development Issues......................................................... 5-24 Implementation Action Plan................................................................ 5-25 APPENDIX A STAKEHOLDER AND PUBLIC INVOLVEMENT B ENVIRONMENTAL CHECKLIST FORM C AIRCRAFT NOISE EXPOSURE D AIRPORT LAYOUT PLAN BUC523 v FIGURES Page 2-1 Airport Location................................................................................................ 2-1 2-2 Airport Environs Plan....................................................................................... 2-3