Are There Realistic Expectations About Are There Realistic Expectations About
Building Hangars in California?Building Hangars in California?
2006 FALL CONFERENCE
Moderator: Mike Shutt, P.E., Mead & Hunt, Inc.
Panel Members:
Ken Keatts, Regional Sales Manager, Erect-a-Tube, Inc.Carl Honaker, Director of Airports, Santa Clara CountyDave Hoover, President, HYT Corporation (Fire Protection & Code Specialists)
Nested vs. Stacked HangarsCost Comparison
Building footprint – nested hangars require 1,500 s.f. of additional area, but it is rentable space – no cost
Ø
FAA taxiways are 11,000 s.f. greater in stacked configuration
$88,000
Hangar apron pavements are 20,250 s.f. greater in stacked configuration
$162,000
Construction cost increase$250,0
00The stacked hangar complex requires 30,000 s.f. of additional land, which is either forgiven or adds cost depending on value of land.
Overview of Santa Clara County System
– Over 1,300 based aircraft, nearly 500,000 ops/year
– Palo Alto Airport - PAO • County - 0 hangars, 360 tie-downs
• FBO - 69 hangar spaces, 95 tie-downs
– Reid-Hillview Airport - RHV• County - 146 hangars, 52 shelter spaces, 175 tie-downs
• FBO – 47 hangar spaces, 255 tie-downs
– South County/San Martin Airport - E16 • County - 100 hangars, 90 tie-downs
• FBO – 55 hangars, 28 tie-downs
Hangar Issues at Reid-Hillview and Palo Alto Airports
• PAO – County gets 6% of rent for some FBO hangars• RHV Hangar Development
– FBO storage hangars – various box hangars, no T’s – no rent %
– County construction – 1967• 60 identical T-Hangars w/concrete found. and basic electricity
• No sprinkler system, no bathrooms
– Developer construction – Ground Lease 1984• Off-the-shelf Nunno Box Hangars and Portaport T-Hangars
• Anchored to asphalt on existing grade ramp
• No electricity, bathrooms, or sprinkler system
• Poor oversight by County, bad management by lessee
• County bought out leases due to conflicts/rent prices, and loss of tenancy during threat of airport closure
Recent Experience at South County Airport
• Single FBO had only hangars until ’06
• County Hangar Project – 100 hangars – 5 sizes– Based on previous ’82 Master Plan – build when demand grew
– 120,000 sq/ft total, 103,000 billable space
– 9 Box and 91 T-Hangars, fit within existing taxilanes from mid-90s
– Concrete foundations, electricity, box hangars w/elect. doors, 4 bathrooms, parking AND Fire Marshal mandated sprinklers
– Insufficient water flow from fire main – requirement for 500,000 gallon tank and pump system to supplement fire flow ($1.2M)
– Waiting list established by lottery – started with 100, grew to 130
– Currently 56 hangars rented (only 42 from waiting list – 35%)
Financing the South County Airport Hangars
– Cost was estimated at $4.5 M for Hangars, $1.2 M for Tank/Pump
– ABAG Loan for entire amount plus payoff of G.F. loans at RHV
• Only available to ABAG Counties/Municipalities
• No Strings Attached (State has since changed requirements)
• 30 Year payback, pymts started before we broke ground on project
– Took almost 2 years longer than original estimate to complete
– Extra $1M for in-house Overhead/Contract Mgmt. came out of AEF
– Total cost/sq ft = $55, or average of $66,000 per hangar
– Barely breaking even on debt service now
– Added 2 staff to airport to help manage hangars (~$130K/yr)
Private vs. Public
• Bottom Line – Expensive for municipalities to build their own, versus lease with Private Developer– Bureaucracy increases cost/time
– Expensive rents required to pay debt/costs
– Cannot “sell” hangars or customize for tenant needs
– Cannot depreciate asset/amortize loan
– Must pay prevailing wage
• Private Developer Lease – easier and lower risk– Make sure you use Minimum Standards
– Get % of rent in addition to land lease
• BUT, if airport can swing it, you will eventually make more money by building them (if you can keep them occupied).
A Code Dilemma
A combination of three model and consensus Codes and Standards identify the minimum requirements for the design and construction of aircraft hangars
• Uniform Building Code (UBC), California Building Code (CBC)
• International Building Code (IBC)
• National Fire Protection Association (NFPA) 409, Standard on Aircraft Hangars
Comparison of Occupancy Classifications
UBC/CBC– S5 Occupancy; Work is limited to exchange of parts and maintenance
activities – no open flame or welding permitted– H5 Occupancy; Hangars not classified as S5 Occupancies
IBC– S1 Occupancy; Moderate hazard storage– H2 Occupancy; Paint hangars
NFPA 409– Group I Hangars; Have at least one of the following:
• Aircraft access door height over 28 ft. or provision for housing aircraft with tail height over 28 ft.
• A single fire area in excess of 40,000 ft2
– Group II Hangars; Have both of the following:• Door height of 28 feet or less, and a single fire for specific types of construction.
– Group III Hangars; Have both of the following:• Door height of 28 feet or less, and a single fire not exceeding the maximum
permitted based upon construction type.– Group IV Hangars;
• Membrane-covered rigid steel frame– Paint Hangars
Comparison of Fire Protection Requirements
UBC/CBC– Through adoption, refers to the appropriate NFPA Standard
IBC– Requires protection of hangars in accordance with NFPA 409– Exception: Group II hangars storing private aircraft without major
maintenance or overhaul are exempt from foam suppression requirements
NFPA 409– Group I Hangars; Provide one of the following:
• Foam-water deluge system• Fire sprinklers + low level / low expansion foam system• Fire sprinklers + low level / high expansion foam system• Fire sprinklers (unfueled aircraft, only)
– Group II Hangars; Provide as for Group I Hangars, or:• A closed-head foam-water sprinkler system
– Group III Hangars; with hazardous operations including fuel transfer, welding or other hot work, doping, and/or spray painting must be protected as a Group II Hangar
Fire Protection Water Supply and Distribution Systems
Can present difficulty in airport and hangar design due to:– Potential high volumes of required water at high
pressures
– Location and distribution of fire hydrants
– Fire department access
QUESTIONSQUESTIONS