ALW Airport Master Plan Update Planning Advisory Committee Meeting - - PowerPoint PPT Presentation

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ALW Airport Master Plan Update Planning Advisory Committee Meeting - - PowerPoint PPT Presentation

ALW Airport Master Plan Update Planning Advisory Committee Meeting #2 February 11, 2016 Meeting Agenda 1. Introductions 2. Review of PAC #1 3. Study Progress 4. Passenger Demand 5. Activity Forecasts 6. Facility Preview Time Permitting


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SLIDE 1

Planning Advisory Committee Meeting #2 February 11, 2016

ALW Airport Master Plan Update

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SLIDE 2

Meeting Agenda

  • 1. Introductions
  • 2. Review of PAC #1
  • 3. Study Progress
  • 4. Passenger Demand
  • 5. Activity Forecasts
  • 6. Facility Preview – Time Permitting
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SLIDE 3

Introductions

  • 1. Airport Staff
  • 2. Project Team
  • 3. Advisory Committee
  • 4. Public in Attendance
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SLIDE 4

Review of PAC #1

  • Inventory of Existing Facilities & SWOT Analysis
  • Follow-Up Questions
  • Is a turf runway possible?

– Possible, but at a cost and with a limited benefit. A turf runway

requires maintenance and upkeep, which would reduce funds available for other projects.

  • Is a GA terminal building eligible for FAA funding?

– Public areas are eligible. Lower priority than airfield safety

improvements and pavements and have strict funding limits.

  • What impact would runway centerline lights have on minimums?

– These, along with touchdown zone lights, allow for landing visibility

minimums below ½ mile and takeoff minimums below 1,800 RVR.

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SLIDE 5

SWOT Analysis

Strengths:

  • 1. Facilities and infrastructure
  • 2. Available property for development
  • 3. Local economy is growing
  • 4. Airline passenger growth; increasing

enplanements Weakness:

  • 1. Responsiveness to aircraft fuel availability
  • 2. Airline competition, single destination offered
  • 3. Airport needs to become more financially self-

sufficient (also a threat) Opportunities:

  • 1. Attract aviation oriented businesses, offer

more retail in Business Park

  • 2. Get Los Angeles/Central California airline

service

  • 3. College Flight Program; train pilots, perhaps
  • ther aviation curriculums

Threats:

  • 1. Port is perceived competition with private

sector investment and pricing

  • 2. Airport needs to become more financially self-

sufficient

  • 3. Lack of private investment into new hangar

development

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SLIDE 6

Study Progress

  • What do we

have?

Inventory

  • What demand

do we expect?

Forecasts*

  • Can we meet

expected demand?

Facility Requirements

  • What do we

need to change to meet demand?

Alternatives

  • How do we

pay for these changes?

Capital Improvement Plan

  • What will these

changes look like?

Airport Layout Plan*

Stakeholder Coordination & Public Outreach * Denotes FAA-approved Element

PAC Public

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SLIDE 7

Passenger Demand Analysis

Trina Froehlich, Senior Air Service Consultant

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SLIDE 8

Methodology and Catchment Area

  • Purpose: To support the

Master Plan enplanement forecast

  • Study timeframe:

YE 1Q 2015

  • Data used:
  • ARC tickets: 20,880
  • Adjustments made for

Allegiant & Southwest

  • Catchment area:
  • Geographic area where

the population would most likely use the airport

  • 10 zip codes
  • Population = 74,813
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SLIDE 9

True Market Estimate

  • Overall retention of 38% of true

market estimate

  • Pasco (PSC) is the largest diverting

airport with 35%

  • Seattle (SEA) and Portland (PDX)

had 22% combined

  • Overall true market size
  • 200,576 annual passengers
  • 275 Passenger Daily Each Way

(PDEW)

RANK ORIGINATING AIRPORT AIRPORT USE PAX % Domestic 1 ALW 72,765 39 2 PSC 66,335 35 3 SEA 23,085 12 4 PDX 17,272 9 5 GEG 10,170 5 Subtotal 189,626 100 International 1 PSC 4,205 39 2 SEA 2,851 26 3 ALW 2,217 20 4 PDX 1,324 12 5 GEG 352 3 Subtotal 10,950 100 Domestic and international 1 ALW 74,982 38 2 PSC 70,539 35 3 SEA 25,936 13 4 PDX 18,597 9 5 GEG 10,522 5 Total 200,576 100

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SLIDE 10

Airport Use by Community

  • Walla Walla community had the highest number
  • f passengers
  • 79% of the true market
  • Retained 43% of passengers, higher than the

average

COMMUNITY % AIRPORT USE TRUE MARKET PAX ALW PSC SEA PDX GEG Walla Walla 43 33 14 7 3 157,870 College Place 44 34 8 11 4 16,958 Milton Freewater 32 48 3 12 4 10,423 Dayton 28 52 10 1 9 5,855 Waitsburg 43 36 9 2 10 2,802 Athena 28 35 17 19 1 2,221 Touchet 24 65 2 5 4 1,620 Prescott 36 48 9 2 4 1,270 Weston 44 43 4 5 3 803 Dixie 42 54 4 755 Total 37 35 13 9 5 200,576

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SLIDE 11

Top 25 Domestic Markets

  • Seattle is top

destination airport

  • Could be skewed

with “interline” tickets

  • 30,305 annual

passengers or 41.5 PDEW

  • California markets

make up 5 of the top 10 markets

RANK DESTINATION ORIGIN AIRPORT % TOTAL PAX PDEW ALW PSC SEA PDX GEG 1 Seattle, WA 92 6 2 30,305 41.5 2 Las Vegas, NV 28 62 4 3 3 9,811 13.4 3 Sacramento, CA 35 28 8 30 8,144 11.2 4 Los Angeles, CA 51 31 10 8 1 7,918 10.8 5 San Francisco, CA 24 53 14 9 7,734 10.6 6 Portland, OR 20 76 4 6,659 9.1 7 San Diego, CA 36 25 18 21 6,267 8.6 8 Phoenix, AZ (PHX) 40 34 9 10 7 6,032 8.3 9 Orange County, CA 47 23 22 4 4 5,840 8.0 10 Denver, CO 17 38 10 7 28 5,638 7.7 11 Oakland, CA 32 17 9 13 29 4,795 6.6 12 Boston, MA 23 38 15 19 4 3,957 5.4 13 San Jose, CA 32 34 21 12 1 3,705 5.1 14 Anchorage, AK 42 9 40 4 4 3,699 5.1 15 Washington, DC (DCA) 20 43 22 11 4 3,597 4.9 16 Ontario, CA 35 33 13 11 9 3,240 4.4 17 Chicago, IL (ORD) 48 19 14 13 7 3,216 4.4 18 Newark, NJ 35 37 18 7 3 2,999 4.1 19 Kansas City, MO 20 34 17 13 17 2,771 3.8 20 Orlando, FL (MCO) 19 55 14 8 4 2,743 3.8 21 Minneapolis, MN 20 61 10 3 6 2,548 3.5 22 Burbank, CA 44 38 8 7 3 2,515 3.4 23 Phoenix, AZ (AZA) 100 2,467 3.4 24 Honolulu, HI 31 17 15 28 9 2,149 2.9 25 Reno, NV 29 33 9 24 4 1,807 2.5 Top 25 domestic 44 32 10 8 5 140,555 192.5 Total domestic 39 35 12 9 5 189,626 259.8

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SLIDE 12

Top 15 International Markets

  • 4 of the top 5

markets are to Mexico – largely leisure related

  • Due to small

sample sizes, the top international markets will likely vary significantly from year to year

RANK DESTINATION ORIGIN AIRPORT % PASSENGERS PSC SEA ALW PDX GEG TOTAL PDEW 1 Guadalajara, Mexico 60 3 20 12 5 1,151 1.6 2 San Jose del Cabo, Mexico 60 11 20 8 1 811 1.1 3 Edmonton, Canada 34 29 22 12 3 637 0.9 4 Cancun, Mexico 34 13 20 24 9 469 0.6 5 Puerto Vallarta, Mexico 37 15 20 14 13 437 0.6 6 Vancouver, Canada 20 5 60 14 408 0.6 7 Paris-De Gaulle, France 20 40 30 11 362 0.5 8 Manila, Philippines 19 59 20 1 1 315 0.4 9 Amsterdam, Netherlands 34 28 20 18 1 287 0.4 10 Victoria, Canada 34 29 22 12 3 285 0.4 11 London, UK (LHR) 23 24 44 4 5 267 0.4 12 Beijing, China 10 67 20 3 247 0.3 13 Mexico City, Mexico 61 13 20 5 1 237 0.3 14 Toronto, Canada 55 15 21 9 229 0.3 15 Mazatlan, Mexico 34 29 22 12 3 188 0.3 Top 15 International 40 21 25 11 3 6,330 8.7 Total International 39 26 20 12 3 10,950 15.0

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SLIDE 13

Geographic Distribution of Passengers

  • Largest region is the

West region followed by the Northwest region – together they comprise 65% of total

  • Only 5% is international

travel

  • 38% to Mexico
  • 20% to Europe
  • 18% to Canada

25% 40% 4% 5% 3% 4% 6% 6% 2%

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SLIDE 14

Airlines Used by Diverting Passengers

  • Alaska obtains largest share of

diverting passengers with 30% followed by Delta with 23%

  • At PSC, 31% Delta, 26% United,

26% Alaska, 11% Allegiant

  • At SEA, 42% Alaska, 17% Delta,

11% United, 11% Southwest and 10% American

  • Helps in discussions with

airlines on new or additional service

AS 30% DL 23% UA 20% WN 9% G4 6% AA 6% F9 2% Other 4%

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SLIDE 15

Average Domestic Fares: YE 1Q 2015

  • Alaska’s lower fare

structure provides competitive fares in most ALW markets

  • ALW had highest fare

in 6 of top 25 markets

  • Service availability is

likely a primary cause

  • f diversion to

alternate airports

Source: Diio Mi; Note: Year Ended March 31, 2015; Fares do not include taxes or Passenger Facility Charges

RANK DESTINATION AVERAGE ONE-WAY FARE ALW MAX DIFF. ALW PSC SEA PDX GEG 1 Seattle, WA $82 $100

  • $106

$100 ($18) 2 Las Vegas, NV $123 $90 $128 $113 $148 $33 3 Sacramento, CA $157 $170 $119 $109 $159 $48 4 Los Angeles, CA $131 $119 $130 $140 $145 $12 5 San Francisco, CA $157 $153 $121 $118 $147 $39 6 Portland, OR $143

  • $98

$45 7 San Diego, CA $168 $166 $123 $109 $154 $58 8 Phoenix, AZ (PHX) $155 $153 $153 $144 $151 $11 9 Orange County, CA $131 $143 $143 $141 $140 ($9) 10 Denver, CO $182 $243 $139 $136 $133 $49 11 Oakland, CA $126 $157 $108 $108 $153 $18 12 Boston, MA $250 $287 $230 $231 $252 $20 13 San Jose, CA $148 $176 $111 $113 $149 $37 14 Anchorage, AK $229 $252 $222 $232 $241 $7 15 Washington, DC (DCA) $309 $339 $261 $242 $274 $67 16 Ontario, CA $124 $150 $130 $132 $163 ($6) 17 Chicago, IL (ORD) $266 $297 $227 $229 $228 $39 18 Newark, NJ $254 $286 $251 $257 $271 $3 19 Kansas City, MO $215 $249 $177 $177 $184 $38 20 Orlando, FL (MCO) $227 $255 $211 $221 $227 $16 21 Minneapolis, MN $199 $261 $183 $226 $228 $16 22 Burbank, CA $151 $146 $136 $133 $169 $17 23 Phoenix, AZ (AZA)

  • $75
  • 24

Honolulu, HI $299 $278 $255 $234 $279 $65 25 Reno, NV $172 $168 $127 $117 $162 $55 Average domestic fare $150 $196 $181 $173 $173 ($23)

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SLIDE 16

Average Domestic Fare Trend

ALW fares have not increased at the same rate over the last 10 years as the alternate airports.

$100 $120 $140 $160 $180 $200 $220 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 One-Way Average Fare Year Ended March 31 ALW PSC SEA PDX GEG

Source: Diio Mi

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SLIDE 17

Situation Analysis: Existing Air Service Opportunities

  • Continue focusing on improving

Alaska’s SEA service

  • Increase of over 20% in load factor in

the last five years

  • Additional frequency or PDX service

will be considered with continued improvement

  • Potential for PenAir service
  • Growing codeshare relationship and
  • perations in PDX with Alaska
  • Service potentially challenging with

PDX true market size of 9.1 PDEW and similar connections as SEA

  • SkyWest operating pro-rate under

Alaska codeshare

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SLIDE 18

Situation Analysis: New Air Service Opportunities

  • Issue: close proximity to PSC
  • PSC captures 35% of catchment area
  • 52 miles airport-to-airport
  • Alaska, Allegiant, Delta and United

provide service at PSC

  • PSC has service markets within

reasonable operating distance of ALW

  • Airlines rarely offer duplicative service to

airports within 60 miles of each other

  • Other airlines
  • American Airlines unlikely due to long

stage lengths to hubs (LAX/PHX) in the near term

  • Airlines like Frontier, JetBlue, Spirit and

Southwest operate large aircraft in large markets

SEA AS – 6x DL – 3x PDX AS – 1x SFO UA – 1-2x LAX G4 – 2x weekly (seasonal) LAS G4 – 2x weekly AZA G4 – 2x weekly SLC DL – 3x DEN UA – 2x MSP DL – 1-2x

PSC Nonstop Air Service

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SLIDE 19

Situation Analysis: Delta Air Lines (DL)

  • PSC has DL service to SLC, MSP

and SEA

  • SEA/SLC is first option before

MSP service would be offered

  • All domestic airports with SEA

service (except AK/HI) have SLC service

  • DL rarely serves airports within

close proximity

  • Few examples other than major

metro areas at less than 75 miles

JAC-IDA-PIH and SUN-TWF (short stage length)

CDC-SGU (SkyWest headquarters)

BTM-HLN-BZN and GTF-HLN (difficult drives)

Source: Diio Mi July 2016; As of January 27, 2016; stage lengths of 1,000 miles or less

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SLIDE 20

Situation Analysis: United Airlines (UA)

  • PSC has UA service to DEN and SFO
  • UA reducing smaller regional jets and

becoming more “mainline”

  • DEN
  • Difficult to be profitable with CRJ200

due to long stage length (812 miles)

  • Primarily only large metro and

mountain/ski markets with dual service within 75 miles

  • SFO – even fewer airports within 75

miles and other WA markets yet to have the service (PSC/SEA only)

Source: Diio Mi July 2016; As of January 27, 2016; stage lengths of 1,000 miles or less

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SLIDE 21

Situation Analysis: Allegiant (G4)

  • Less than daily service to G4’s

leisure markets unlikely with PSC service

  • Only 5 market pairs within 75 miles of

each other to LAS

  • Only 3 market pairs within 75 miles of

each other to AZA

  • Switch from PSC to ALW due to PSC

costs?

  • Precedent set at other airports (GRB-

ATW, LNK-GRI, MCO-SFB)

  • ALW population in line with other

markets served by G4

  • Many threats to get costs in line but

rarely does G4 move airports

Rank by 50-mile population Origin G4 Flights YE 8/16 Onboards YE 10/15 Population 50 miles 100 miles 12 GRI 286 59,508 186,766 740,233 13 GJT 120 213,526 199,571 366,743 14 FAR 465 429,880 277,882 629,010 15 LRD 160 101,718 290,101 493,547 16 IDA 255 149,436 293,971 383,679 ALW 40,649 297,741 742,729 17 MFR 262 359,109 322,406 583,094 18 FSD 607 481,524 327,318 820,892 19 BGR 307 242,939 330,284 801,810 20 PSC 266 333,713 462,741 901,327 21 BTV 98 576,421 505,949 5,783,460

Source: Diio Mi – As of January 27, 2016

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SLIDE 22

Questions and Comments

  • Thank you!
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SLIDE 23

Aviation Activity Forecasts

Mitch Hooper, Project Manager

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SLIDE 24

Aviation Activity Forecasts

  • Forecasts:
  • Define future facility, service, and property needs
  • Are formally reviewed by FAA and must be reasonable
  • Consider local and national trends
  • PAC Questions:
  • Do inputs and outputs seem reasonable?
  • Did we miss anything?
  • What contingencies should be planned for?
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SLIDE 25

Aviation Activity Forecasts

20 Year Projection of:

  • Enplanements
  • Ticketed passengers
  • Operations
  • Takeoffs and Landings
  • Based Aircraft
  • Aircraft that are stored at ALW
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SLIDE 26

Passenger Enplanements

An enplanement is: The act of a passenger boarding a scheduled or charter flight with more than nine seats.

  • Primary Influence
  • Passenger terminal and parking requirements
  • Viability of terminal businesses (restaurant, car rental, etc.)
  • Traffic to and from the airport
  • Airline profitability on ALW routes
  • Secondary Influence
  • Aircraft size and flight frequency
  • Runway and taxiway dimensions and setbacks
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SLIDE 27

Passenger Enplanements

  • 5.1% average growth over past 10 years
  • Tourism and economic growth are drivers
  • Universities are stable source of demand

Factor r 1 City Lodging Tax 0.94 2 Local Earnings 0.92 3 GRP 0.91 4 GDP 0.90 5 Employment 0.89 Enplanements Rank

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SLIDE 28

Passenger Enplanement Forecasts

  • Local-focus
  • Gross Regional Product, 10 Year Trend, & Tourism methodologies
  • National-focus
  • Gross Domestic Product and FAA Aerospace methodologies
  • Key Considerations
  • Tourism’s impact on future activity
  • Sustainability of 10-year growth rate
  • Retention and growth of true market
  • New routes at ALW and nearby airports
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SLIDE 29

Passenger Enplanement Forecasts

  • Growth between 1.7% and 3.7%
  • Tourism Forecast is recommended (2.7%)
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SLIDE 30

Aircraft Operations

An operation is: A take off or landing of an aircraft. Operations can be “local” and “itinerant.”

  • Primary Influence
  • Capacity of runway and taxiway system
  • Determination of design aircraft

– Design of pavement dimensions (length, width, and thickness) – Safety setbacks from aircraft movement areas

  • Aircraft noise exposure
  • Secondary Influence
  • Viability of FBO and fuel sales operations
  • Cost/benefit analyses for airport investment projects
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SLIDE 31

Aircraft Operations

  • 2.3% average decline over past 10 years
  • Recreational demand down, other GA segments stable
  • Airlines using larger aircraft, flying less often

Factor r 1 GRP 0.77 2 Population 0.76 3

Employment

0.71 4 Hotel Rooms Available 0.70 5 Nat'l Jet Fleet 0.70 Air Carrier Ops. Rank Factor r 1 Nat'l Local GA Ops. 0.98 2 Nat'l Itinerant GA Ops. 0.97 3 Nat'l Air Taxi Ops. 0.93 4

Nat'l Air Carrier Ops.

0.89 5 GA Hours Flown 0.88 Air Taxi Ops. Rank

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SLIDE 32

Aircraft Operations Forecasts

  • Commercial Operations – 2.1% growth over next 20 years
  • Airline trends to continue into future
  • Part 135 (business jets) grow fastest

Air Carrier Commuter Total Air Carrier Commuter Total 2005 24,369 24,369 2,006 2,006 2010 30,677 30,677 1,501 804 2,305 2015 40,245 40,245 1,376 872 2,248 CAGR ('05-'15) N/A 5.1% 5.1% N/A

  • 8.0%

1.1% 2020 50,000 50,000 1,680 912 2,592 2025 54,000 54,000 1,860 970 2,830 2030 61,000 61,000 2,000 1,040 3,040 2035 69,000 69,000 2,280 1,130 3,410 CAGR ('15-'35) N/A 2.7% 2.7% 2.6% N/A 2.1% Operations Enplanements Year

Drop in commuter operations from 2005 to 2010 caused by Alaska swtiching to a larger aircraft. CAGR: Compound Annual Growth Rate

Year Cargo Operations 2015 560 2020 600 2025 600 2030 600 2035 600 CAGR 0.3% Year Part 135 Operations 2015 312 2020 370 2025 440 2030 530 2035 630 CAGR 3.6%

CAGR: Compound Annual Growth Rate CAGR: Compound Annual Growth Rate

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SLIDE 33

Aircraft Operations Forecasts

  • Itinerant GA – 0.3% average growth over next 20 years
  • Local GA – 2.4% average growth over next 20 years
  • Training and business segments lead growth

Itinerant GA Local GA

Total Training Other 2015 13,123 13,123 11,811 1,312 2020 13,554 20,500 18,450 2,050 2025 13,629 20,600 18,540 2,060 2030 13,704 20,900 18,810 2,090 2035 13,779 21,100 18,990 2,110 CAGR 0.2% 2.4%

CAGR: Compound Annual Growth Rate

Forecast TAF Year 2015 11,596 11,596 2020 11,102 11,800 2025 11,302 11,900 2030 11,510 12,200 2035 11,723 12,400 CAGR 0.1% 0.3%

CAGR: Compound Annual Growth Rate

TAF Year Forecast

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SLIDE 34

Aircraft Operations Forecasts

  • Total Operations – 1.6% average growth over next 20 years
  • Flight training and itinerant GA major drivers
  • Air carrier will grow to meet passenger demand
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SLIDE 35

Based Aircraft

A based aircraft is: an aircraft that is primarily stored at ALW

  • Primary Influence
  • Mix and capacity of

– T-hangars and box hangars – Parking aprons and tie downs

  • Determination of design aircraft
  • Local operations counts
  • Secondary Influence
  • Viability of FBO and fuel sales operations
  • Itinerant operations counts
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SLIDE 36

Based Aircraft

  • Single Engine Piston
  • Multi-engine Piston
  • Turbo Prop
  • Jet
  • Helicopter
  • Light Sport
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SLIDE 37

Factor r 1 Nat'l Multi-Engine Fleet 0.87 2 Nat'l Single-Engine Fleet 0.86 3 Nat'l Air Taxi Ops. 0.85 4 Nat'l Itinerant GA Ops. 0.83 5 Nat'l Local GA Ops. 0.79 Rank Based Aircraft

Based Aircraft

  • 3.4% average decline over past 10 years
  • Decline similar to national GA fleet
  • Single engine piston most common type
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SLIDE 38

Based Aircraft Forecasts

  • 0.1% average decline over next 20 years
  • Single engine retirements, not replaced 1:1
  • Growth in jet, experimental, and light sport

Year SEP MEP Turbo Prop Jet Other Forecast TAF* 2015 84 6 1 4 95 95 0% 2020 81 6 1 1 5 94 99 5

  • 5%

2025 79 6 1 1 7 94 103 9

  • 9%

2030 76 6 1 1 9 93 107 14

  • 15%

2035 74 6 1 2 11 94 111 17

  • 19%

CAGR

  • 0.6%

0.0% 0.0% N/A 5.2%

  • 0.1%

0.8% Difference

2015 TAF has been adjusted to match actual based aircraft levels. CAGR: Compound Annual Growth Rate SEP = Single Engine Piston, MEP = Multi-Engine Piston, Other = Experimental and Light Sport

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SLIDE 39

Forecast Summary

  • Aviation activity expected to

grow at ALW

  • Enplanements driven by local

economy and tourism

  • Operations driven by itinerant

GA and flight training

  • Based aircraft growth markets

include jet, light sport / experimental

Category 2015 2035 CAGR ENPLANEMENTS 40,245 69,000 2.7% TOTAL OPERATIONS 26,894 37,180 1.6% Itinerant Operations 13,771 16,080 0.8% Air Carrier 1,246 2,280 3.1% Commuter/Air Taxi 872 1,300 2.0% Military 57 100 2.9% General Aviation (GA) 11,596 12,400 0.3% Local GA Operations 13,123 21,100 2.4% Training 11,811 18,990 2.4% Other 1,312 2,110 2.4% BASED AIRCRAFT 95 94

  • 0.1%

Single-Engine Piston 84 74

  • 0.6%

Multi-Engine Piston 6 6 0.0% Turbo Prop 1 1 0.0% Jet 2 N/A Helicopter N/A Light Sport / Experimental 4 11 5.2%

CAGR: Compound Annual Growth Rate

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SLIDE 40

Questions and Comments

  • Thank you!
slide-41
SLIDE 41

Project Roadmap

  • What do we

have?

Inventory

  • What demand

do we expect?

Forecasts*

  • Can we meet

expected demand?

Facility Requirements

  • What do we

need to change to meet demand?

Alternatives

  • How do we

pay for these changes?

Capital Improvement Plan

  • What will these

changes look like?

Airport Layout Plan*

Stakeholder Coordination & Public Outreach * Denotes FAA-approved Element

PAC Public

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SLIDE 42

Documents to be reviewed at PAC 3

  • Final Aviation Activity Forecasts
  • Draft Facility Requirements and Alternatives
  • Runway Disposition
  • Aircraft parking and storage
  • Passenger and GA Terminals
  • Property Development