“Landing” a Successful Landside Development Project
Written by Rebecca Argo, Ryan Toner, PE, and Duane Dana, PE
As introduced in Part 1, landside development at publicly owned airports plays a critical role in the private aviation industry and is a fantastic opportunity for airports to increase their revenue. However, landside development projects tend to be complex and lengthy since they take place on public airport land and are thus required to follow all Federal Aviation Administration (FAA) regulations for airports.
Because publicly owned airports are federally obligated (i.e., they accept federal dollars to fund improvements), they must abide by certain FAA rules. These regulations touch every aspect of development that takes place on airport property—whether airside or landside. Some developers may not be aware of the specific federal requirements for planning and building facilities at airports. For example, a large hangar cannot be built right next to the airfield due to height restrictions on buildings located at different distances from the airfield.
Dibble’s Airport Development team brings a comprehensive understanding of the process for landside development—from FAA planning and environmental clearance requirements through design and construction administration. Our intimate knowledge of the airport development process and strong relationships with our airport clients allow us to facilitate a partnership between the airport owner and private developer/lessee to meet the needs and requirements of both parties. While other consultants may avoid this responsibility due to potential conflicts of interest, Dibble welcomes the opportunity to facilitate interactions between the airport owner and private developer to ultimately bring about a winning arrangement for all parties.
The process can be complex—balancing each party’s needs and expectations with a myriad of federal, state, and local requirements. However, our experience has taught us that no obstacle is insurmountable when all parties are committed to working together. Through this experience, we have adopted numerous best practices that are key to our success in helping airport owners and private developers navigate this landscape.
Landside Development Process
As Dibble’s Airport Development Business Unit Leader, Ryan Toner, PE, says, much of the landside development process can be summed up as “making the FAA aware of your development plans and obtaining their blessing.” The top secret to a successful landside development project is allowing enough time to properly check all the boxes in the FAA process and account for unexpected delays or obstacles.
Communication with Airport Owner. As a private developer, when looking to build or expand your privately owned facility on airport property, the first step is to communicate with the airport sponsor about your intentions. It is important to communicate with the airport owner as soon as you have an idea of potential site development, no matter how rudimentary the idea. We have found that communicating with the airport owner at least 9–12 months before the targeted construction start date allows sufficient time for the FAA approval process (especially the environmental clearance).
ALP Update and Area of Potential Effect. If the proposed improvements will substantially change the FAA-approved ALP, it will need to be reevaluated and updated. After the potential ALP update, you will need to create a general site plan with the anticipated extents and depths of ground disturbance (Area of Potential Effect).
Environmental Review. The National Environmental Policy Act (NEPA) process can be one of the more complex steps in airport development. It is crucial to work with the FAA early in the process to identify all potential environmental impacts. Effectively navigating the environmental process can make all the difference in the success of your project. The FAA Reauthorization Act of 2024 significantly changed the provisions in Section 163. It is vital to engage a consultant who is dedicated to navigating these complex environmental regulations on your behalf. Dibble’s Airport Development team is actively monitoring the new regulations and guidance as they evolve and will work proactively on your behalf to ensure all parties follow the new requirements.
Airspace Study. After the environmental clearance, the next step is to conduct an airspace study with the anticipated locations and heights of structures. This study is completed through the FAA’s Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) website. This airspace study is critical because it identifies potential airspace obstructions and provides limitations on building heights depending on the distance from the airfield. Knowing these limitations is a powerful tool in shaping your site plan so you can build the facilities that best meet your needs.
Design Phase. After you obtain concurrence regarding FAA airspace mitigation, the design phase can begin. During this phase, the engineering consultant prepares detailed construction plans for your site in accordance with FAA and local standards. Detailed coordination with the airport sponsor and consultant is crucial to make sure your desired improvements end up in the design plans.
Permitting. At this point in the process, the project is treated like a typical site development project. Despite your eagerness to break ground, it is important not to get ahead of the permitting process. Determine who is compiling and submitting the building permit (the owner, designer, contractor, or developer). Anticipate permit requirements for drainage improvements, electrical service, traffic impacts, structural work/foundations, grading, and other items. Be sure that proper permitting is done through the owning entity—this will likely be the municipality or county that owns the airport.
Utilities. Plan for the necessary utility investigations and coordination. Determine which company will complete these investigations for fiber/communications, electrical, water, and sewer.
Construction. After completing the necessary planning and design steps, you are ready to break ground! Engage third-party inspection to avoid any conflicts of interest for the permitting agencies. Be sure to engage the engineering consultant for post-design/construction phase services to address any changes in conditions or unforeseen issues during construction. This allows for a smoother and more timely construction period.
Steps to Success
Through Dibble’s work with private aviation clients such as Cutter Aviation, Ascent Aviation Services, and Embry-Riddle Aeronautical University, we have learned what works well and what does not during when developing at airports. Taking these steps into consideration will help your project proceed more smoothly with fewer obstacles along the way.
Allow plenty of time for the necessary approvals to take place. Breaking ground at least 9-12 months after you approach the airport about your plans is a realistic timeline for these types of projects. Larger, more complex projects may require even more time.
Be patient with the process, no matter how eager you are to move to the next step. Wait to start construction until receiving the environmental clearance and securing the necessary permits. Getting too far ahead of yourself could result in having to go back to do things properly, which could lead to significant and costly delays.
Be modest in your communications to future users of the facility. If you promise too much too soon and the timeline is delayed, you may find yourself having to renegotiate with the users or work overtime on a highly expedited (and stressful) schedule.
Engage a qualified airport development consultant, such as Dibble, early in the game to guide you through the entire planning, design, and construction process. Work with the consultant to develop a realistic site plan for your budget.
Be very clear regarding your expectations and budget when communicating with the airport owner, design consultant, architect, and contractor. Making sure all parties are on the same page is key to building a project that meets your needs—and your budget.
Conclusion
Building private aviation facilities at an airport is no easy feat. Unlike regular site development projects, airport development projects come with an extensive list of FAA regulations and steps to follow. Yet the lengthy and complicated process ultimately brings tremendous value to private developers and airports alike through revenue generation, new jobs, and expanded operations at the airport.
Through engaging a qualified consultant to complete thoughtful planning and design, private developers can take their company to new heights by expanding their operations at a publicly owned airport. Dibble is proud to have worked with numerous clients on landside development projects. We would be thrilled to partner with you to make your landside development dreams become a reality!