HomeMy WebLinkAbout12122007~~~
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HOME OF PELICAN ISLAND
SEBASTIAN CITY COUNCIL
MINUTES
REGULAR MEETING
WEDNESDAY, DECEMBER 12, 2007 - 7:00 P.M.
CITY COUNCIL CHAMBERS
1225 MAIN STREET, SEBASTIAN, FLORIDA
The Mayor called the meeting to order at 7:00 p.m.
2. The Pledge of Allegiance was recited.
3. A moment of silence was held.
4. Vice Mayor Neglia read the Civility Pledge.
We will be respectful of one another even when we disagree. We will direct all comments to the
issues. We will avoid personal attacks.
5. ROLL CALL
City Council Present:
Mayor Andrea Coy
Vice-Mayor Sal Neglia
Council Member AI Paternoster
Council Member Dale Simchick
Council Member Eugene Wolff
Staff Present:
City Manager, AI Minner
City Attorney, Rich Stringer
City Clerk, Sally Maio
Deputy City Clerk, Jeanette Williams
MIS Systems Analyst, Barbara Brooke
City Engineer, David Fisher
Public Works Director, Jerry Converse
Parks Superintendent, Chris McCarthy
Police Lieutenant, Michelle Morris
Regular City Council Meeting
December 12, 2007
Page Two
6. AGENDA MODIFICATIONS
Modifications and additions require unanimous vote of City Council members
Mr. Paternoster requested placement of a presentation by the Airport Manager to
address airport traffic concerns. The item was added as 11.6. Unfinished Business by a
voice vote of 5-0.
7. PROCLAMATIONS, AWARDS, BRIEF ANNOUNCEMENTS
Presentations of proclamations, certificates and awards, and brief timely announcements by Council and
Staff. No public input or action under this heading.
07.067 A. Certificate of Completion to Council Member Simchick -Institute for Elected
Municipal Officials
Mayor Coy presented Council Member Simchick with the Florida Institute of Government
Institute for Elected Municipal Officials Certificate of Completion. Ms. Simchick said it
was her honor to serve the citizens.
07.003 B. Recognition of City of Sebastian Employee of the Year
Mayor Coy recognized Employee of the Year Ernest "Bucky" Gerber, Public Works, who
had been honored at last week's annual Employee Dinner. She read a brief background
on Mr. Gerber.
07.002 C. Certificate of Appreciation to Andy Allocco -Planning & Zoning Commission
07.002 D. Certificate of Appreciation to Jim Morrison -Planning & Zoning Commission
Mayor Coy read and presented certificate of appreciations to Mr. Allocco and Mr.
Morrison.
Bill Mahoney, Planning and Zoning Commission
Mayor Coy announced that Bill Mahoney, long term member of Planning and Zoning had
passed away on December 4, 2007 and she read a small tribute written for him and
presented it to his brother (see attached).
07.183 E. Certificate of Appreciation to GFWC Sebastian Junior Woman's and Woman's Clubs,
Sebastian Property Owners Association, Sebastian River Area Chamber of
Commerce and Barbara the Clown for Parade and Santa House on December 1St
Mayor Coy read and presented certificates to all the groups involved in the parade, and
recognized Public Works Park Division staff and the Police Department volunteers for
their assistance. She announced that plans are already underway for next year's
parade. Bruce Zingman with the Sebastian Property Owners Association, thanked all
participants. Mayor Coy also commended the Chamber of Commerce for Light Up Night
on November 30, 2007.
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Regular City Council Meeting
December 12, 2007
Page Three
Brief Announcements
Mr. Wolff announced the Sebastian Elementary School Holiday Themed Learning Fair
on December 14, 2007 6 to 8 pm, and the Pointe West Winter Fest on December 15,
2007 2 to 6 pm at which Sebastian River High School Jazz Band will perform.
8. CONSENT AGENDA
All items on the consent agenda are considered routine and will be enacted by one motion. There will be no
separate discussion of consent agenda items unless a member of City Council so requests,' in which event, the
item will be removed and acted upon separately. If a member of the public wishes to provide input on a
consent agenda item, he/she should request a Council Member to remove the item for discussion prior to start
of the meeting or by raising his/her hand to be recognized.
1-1o A. Approval of Minutes -11/28/07 Special Meeting
11-12 B. Approval of Minutes -11128/07 Regular Meeting
07.197 C. Award Contract to Construct Periwinkle Drive Stormwater Management
13-17 Improvements Project to Henry Fischer and Sons, Inc. of Sebastian in the Lump
Sum Amount of $489,500 with Project Completion to Be Within Six Months
Following Notice to Proceed (Engineering Transmittal, Neel-Schaffer Memo w/Bid
Tabulation Included)
07.198 D. Approval for Members of City Council to Attend Successful Citizen Advisory
1s-22 Boards and Committees Training in Vero Beach -February 29, 2008 (Clerk
Transmittal, Seminar Information)
Mr. Neglia removed item C.
MOTION by Ms. Simchick and SECOND by Mr. Paternoster to approve items A, B and
D of the Consent Agenda carried on a voice vote of 5-0.
Item C -Periwinkle Drive Stormwater Improvements Project
Mr. Neglia inquired what route the trucks will take and the City Manager responded
that the City wanted to keep the dirt and thought a route on Periwinkle to Laconia and
up to Roseland to end at the Airport would be taken.
Mr. Wolff inquired if the contractor can substitute dirt from another site and the City
Manager responded that up to 49,000 cubic yards will be for the City and the
contractor will keep the excess.
MOTION by Mr. Neglia and SECOND by Ms. Simchick to approve item C.
Roll call result was as #ollows:
Ayes: Neglia, Paternoster, Simchick, Wolff, Coy
Nays: None
Passed 5-0.
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Regular City Council Meeting
December 12, 2007
Page Four
9. COMMITTEE REPORTS & APPOINTMENTS
City committee reports and Council Member regional committee reports. No public input or action except for
City committee member nominations and appointments under this heading.
07.002 A. Planning & Zoning Commission -Fill Two Positions
23-34 (City Clerk Transmittal, Applications, List, Ad)
Interview, Unless Waived and Submit Nominations to Fill One Expired
Regular Member Position to Expire 11/1/2010
Interview, Unless Waived and Submit Nominations to Fill One Unexpired
Regular Member Position to Expire 11/1/2008
Neither applicant was in attendance.
MOTION by Mr. Neglia, and SECOND by Mr. Paternoster to appoint Brian Blais to the
unexpired position to expire 11/1/2008 carried on a voice vote of 5-0.
MOTION by Mr. Neglia, and SECOND by Mr. Paternoster to appoint Ed Dodd to the
regular member position to expire 11/1/2010 carried on a voice vote of 5-0.
10. PUBLIC HEARINGS
07.192 A. Public Hearing and Adoption Reading Ordinance No. 0-07-15 -Deleting Conflicting
35-40 Definitions of Building Height (City Attorney Transmittal, 0-07-15)
AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA, AMENDING CODE OF
ORDINANCES SECTION 54-5-22.2 DEFINITION OF TERMS TO DELETE THE DEFINITION OF
"BUILDING HEIGHT"; PROVIDING FOR SEVERABILITY, CONFLICTS AND EFFECTIVE DATE.
The City Attorney read the title and Mayor Coy opened the public hearing at 7:30 p.m.
The City Attorney briefly explained the amendment will delete the definition of building
height in the glossary.
Damien Gilliams, 1623 US 1, received an explanation for why this item was on the
agenda from the City Attorney who said it was a clean up of conflicting language in the
Land Development Code.
Mayor Coy closed the public hearing at 7:35 p.m.
MOTION by Ms. Simchick and SECOND by Mr. Paternoster to adopt Ordinance No.
0-07-15, deleting conflicting definitions of building height.
Roll call result was as follows:
Ayes: Paternoster, Simchick, Wolff, Coy, Neglia
Nays: None
Passed 5-0.
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Regular City Council Meeting
December 12, 2007
Page Five
11. UNFINISHED BUSINESS
07.187 A. Preliminary Airport Hangar Report -City Manager (Memo, Report Will Be Provided)
41
The City Manager had submitted a report subsequent to completion of the agenda
packet (see report attached), briefly recapped the report, and sought direction from
Council. He said based on his analysis it would be staff's recommendation to go with
option #3, the "hybrid" approach.
Mr. Paternoster agreed with the three tiered approach.
Mr. Wolff asked why the franchise fee percentage dropped for 2008 and the City Manager
said he believed it is based on the market and that the RFP will flesh that out.
Mr. Wolff urged caution in public/private agreements that the City does not lose control
when it cedes responsibility, and said the City needs to ensure quality of life to its citizens.
He suggested Council think about what types of controls it wants to establish.
Mayor Coy said she was prepared to go with staff recommendation.
Mr. Neglia said we need more research, that the percentage decrease concerns him, and
asked if the interested party is a Fixed Base Operator, and the City Manager said they
were not. Mr. Neglia said the he would like to see the question of whether we will lose
control come back to Council.
The City Manager received consensus to proceed on his recommendation and to bring
back a report with options to Council.
B. Report By Airport Director on Airport Traffic Concerns (added during agenda
modifications)
The Airport Director exhibited a map of the City showing the runways and the direction of
takeoffs and landings. He said with the City Manager's clearance he had imposed a
voluntary rule to pilots using the east-west runway to make a 20 degree turn to the north
to go over the least populated areas, and that this information is included as a message
that the Super AWOS puts out and so far most are complying. He said he has received
calls in the past few days about over flights and there have also been concerns about
helicopter activity. He explained that Silver States Helicopters and Flight Safety have
been using the airport for training but he has had dialogues with them and Silver States
has agreed to limit helicopter use to one at a time.
He further went on to explain for the benefit of the public that the Airport Manager has no
regulatory authority, can urge voluntary compliance but there needs to be an
understanding that this is a public airport and we have grant assurances that state we
are non-discriminatory.
Ms. Simchick said with pending growth we need to find a balance and perhaps a
committee can be formed to interface with citizens.
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Regular City Council Meeting
December 12, 2007
Page Six
The Airport Director said he views Council as his committee, recommended a public
dialogue to determine where we are going, that he envisions small specialty types of
things, and said the public needs to understand that the airport tenants are not the
enemy and are not the cause of increased traffic.
Mr. Wolff discussed people's different reactions to airport noise, pending growth having
an effect on increased traffic, and again urged Council to think about how it will manage
growth to retain quality of life.
Mayor Coy said we need to come up with a public forum in the next couple of months, was
not opposed to a committee but did not want it to conflict with economic development
issues if formed, discussed a few callers who have been very rude, and cleared up some
rumors which have been stated such as that the Airport Director and City Manager are
recruiting flight training and helicopter operations and are receiving compensation. The
Airport Director stated all of this is untrue.
Mr. Paternoster said we are bound by FAA regulations and they could take back the
airport and the golf course, and this is going to be an airport no matter what, and the
Airport Director does not represent the FAA. He said it is not our people but transient
Flight Safety plane traffic that is increasing.
Mr. Wolff asked about an MPO line item for a Sebastian Airport control tower and the
Airport Director said that was a 2012-2013 projection, that the City is not committed now
but in the event of terrorist act FAA may need a control tower there and this would allow
it to be expedited. He also noted that the control tower in Vero Beach which restricts
traffic is part of the reason that transients come to Sebastian to do training.
Discussion followed on the merits of leaving the funding projection there for a control
tower. Mayor Coy noted a previous Council had removed budget for a tower last year
and were adamant it not be built. The Airport Director explained that a tower is
appropriate and manned by FAA for areas with 100,000 to 125,000 annual operations.
He said an FAA tower person would have enforcement capability.
There had been a motion made to request to remove the MPO line for a tower but since
this was added as a presentation and not action, it was removed.
Mayor Coy suggested that this issue be workshopped.
Mayor Coy called recess at 8:55 p.m. and reconvened the meeting at 9:10 p.m. All
members were present.
12. PUBLIC INPUT
Public Input for each individual is five minutes, however, it can be extended or terminated by a majority vote
of Council members present.
Damien Gilliams, 1623 US 1, discussed former Council Member Barczyk's audit request
for the new City Hall, asked that someone track the $2 million withdrawn from SBA,
recommended new bins for recycling with wheels, recommended wind turbines at the
airport to power City Hall, recommended putting the City's check book on the Internet.
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Regular City Council Meeting
December 12, 2007
Page Seven
Mayor Coy told him his five minutes was up, gave him a first warning when he continued
and asked him to be seated.
13. NEW BUSINESS
07.193 A. Approve Pelican Island Wildlife Festival at Riverview Park on March 8, 2008,
43-47 Use of City Stage, Restrict North Side of Yacht Club Ramp for Pontoon Boat Tours
and Close Streets for 5K Run and Event (Parks Transmittal, Letter from Pelican
Island Preservation Society)
The City Manager said this is the same request as last year.
Mr. Paternoster asked if businesses had been notified and the City Manager said once
approved they will be.
Damien Gilliams, 1623 US 1, said he would appreciate a phone call regarding street
closings before approval as Council has directed, because he is a taxpayer and
business owner in the district.
Discussion took place on the proper procedure for notification whether before or after
approval, and Mr. Paternoster said notification gives businesses an opportunity to express
concerns to Council.
Mayor Coy said that Mr. Gilliams chose to bring up his taxes and explained that
because he did not pay his taxes, nine other businesses were recently denied a grant
opportunity. Mr. Gilliams yelled from the audience and Mayor Coy gave him a second
warning.
Mr. Paternoster asked that tents in the Yacht Club parking lot not be staked.
Mr. Neglia asked why Marine Officer, Tom Poore had to man the dock all day, and that
he should be out patrolling.
Mr. Paternoster asked if we could pay Officer Poore with CRA funds. The City
Manager said we probably could, and that Officer Poore will make wise use of his time.
MOTION by Ms. Simchick and SECOND by Mr. Paternoster to approve the Pelican
Island Wildlife Festival at Riverview Park on March 8, 2008, use of City stage, restrict
north side of Yacht Club ramp for pontoon boat tours and close streets for 5K Run and
event and deal with the Police Officer issue at a later time.
Roll call result was as follows:
Ayes: Simchick, Wolff, Coy, Neglia, Paternoster
Nays: None
Passed 5-0
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Regular City Council Meeting
December 12, 2007
Page Eight
MOTION by Mr. Neglia, and SECOND by Mr. Paternoster to put a police officer at the
boat ramp but not the marine officer all day and that they be paid with CRA funds.
Roll call result was as follows:
Ayes: Wolff, Coy, Neglia, Paternoster, Simchick
Nays: None
Passed 5-0
07.194 B. Approve 2"d Annual Rotary Club Home Show at Riverview Park on March 29,
49-55 2008 from 9 am to 5 pm w/Wine and Beer Sales, Use of City Stage and Closing
Sebastian Boulevard 7 am to 6 pm (Parks Transmittal, Memo from Rotary Club,
Map and Application)
The City Manager noted they have requested wine and beer sales which Council denied
last year and have requested the use of the City stage.
Damien Gilliams, 1623 US 1, said it was not appropriate for families to allow alcoholic
beverages at events in the park. He then started to make allegations about the Mayor
drinking and the Mayor asked that he be removed from the meeting. Lieutenant Morris
escorted him out of the Chambers.
Discussion took place on the need for Council to establish guidelines for alcoholic
beverages in parks to be placed on a future agenda.
MOTION by Mr. Wolff and SECOND by Mr. Paternoster to approve the 2"d Annual Rotary
Home and Garden Show at Riverview Park without the sale of alcoholic beverages.
Roll call result was as follows:
Ayes: Coy, Neglia, Paternoster, Simchick, Wolff
Nays: None
Passed 5-0
14. CITY ATTORNEY MATTERS
Wished everyone the best of the season and Happy New Year.
15. CITY MANAGER MATTERS
None.
16. CITY CLERK MATTERS
Wished everyone Merry Christmas and Happy New Year.
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Regular City Council Meeting
December 12, 2007
Page Nine
17. CITY COUNCIL MATTERS
A. Mayor Coy
07.059 i. Appoint Vice Mayor Neglia as Alternate to Fellsmere on Treasure Coast
Regional Planning Council Based on IRC Board of County Commissioners
Action on December 4, 2007 to Make Fellsmere Regular Member (no backup)
The Mayor explained that the Vice Mayor needed to be appointed as the alternate
and at the County Commission meeting she requested Sebastian to be the primary
member next year and then membership be rotated between Sebastian, Fellsmere
and Vero Beach; however the County agreed only to let Sebastian be the alternate
this year. Mayor Coy advised all members to be on the look-out for the City next
November.
07.017 ii. Assign Members to Attend Indian River County Commission Meetings
It was the consensus of Council to assign members to the following months:
January -Paternoster June -Paternoster
February -Neglia July -Neglia
March -Coy August -Coy
April -Simchick September -Simchick
May -Wolff October -Wolff
Mayor Coy also wished a Happy Hanukkah to our Jewish friends, a sincere
Merry Christmas and Happy New Year to everyone else. She challenged
Council to focus on vision for the City and keep moving forward.
B. Mr. Neglia
Wished everyone a Merry Christmas and Happy New Year and thanked
everyone for their food and toy donations left at City Hall.
C. Mr. Paternoster
Also wished everyone a Merry Christmas and Happy Holidays. He said he is
working hard for everyone, his next forum scheduled for Christmas Day would
not be held, said everyone's input is important and invited citizens to come out to
next year's meetings and get involved.
D. Ms. Simchick
07.195 i. Request for City Manager to Direct Staff to Research and Provide Report
59-60 to City Council on South Prong and River Pollution Within City Due to
Wild Turkey Rock Mining Permit Application (Friends of Sebastian River
Letter
Ms. Simchick said she requested this administratively on the agenda to request
the City Manager to direct staff to research and provide a report to Council on
south prong and river pollution within the City due to a coquina rock mining
9
Regular City Council Meeting
December 12, 2007
Page Ten
application to County. She said there are concerns about pollution, safeguards,
surface water impacts, heavy rains, lateral movement of water, and lime going
into the canal
The Mayor said she was uncomfortable since the County has not rendered any
decisions and all the information was not in yet. The Mayor said she was in favor
of staff being mindful but waiting until all information is in and follow the County's
concerns.
Mayor Coy pointed that pollution is not taking place since the project hasn't
started.
Ms. Simchick said she is asking for information from staff. Mayor Coy suggested
when all the information becomes available to have City staff make a report. Ms.
Simchick said information is available on a daily basis and she has been
gathering information on her lunch breaks and if staff does not find information
then that would be a report that no information was found.
Mayor Coy pointed out the area was a citrus grove and those pesticides were
just as debilitating as what may happen with the mine.
The City Manager offered to review what has been submitted to the County, and/
or give an opinion on the site plan process, and an opinion on how it will
potentially affect-for example are they following the rules and regulations of the
County, have they met their permit reviews, is the County is following their own
code and provide a staff report on the County's application on their code similar
to what was done for the concrete plant.
The City Manager said if Council wanted it done for the January 9th meeting it
would be done and it should be done prior to going forward.
Mayor Coy said January 23~d would be the drop dead date and a special meeting
can be called ahead of time if needed.
Ms. Simchick wished everyone a happy holiday as well.
Mr. Paternoster reported that a traffic impact study was not prepared for the MPO
meeting this morning with the Florida Department of Transportation but it would
be completed in six to eight weeks.
E. Mr. Wolff
Mr. Wolff donned a Santa hat and wished everyone a very Merry Christmas and
a safe and Happy New Year.
18. Being no further business, the regular City Council adjourned at 10:16 p.m.
10
Regular City Council Meeting
December 12, 2007
Page Eleven
Approu at the anuary 9, 2008 Regular City Council meeting.
c~,~
Sal Neglia, Vice Mayor
for Andrea B. Coy, Mayor
ATTES ~I v/ •~
Sally . Maio, M -City Clerk
11
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HOME OF PELICAN !BLAND
WILLIAM S. MAHONEY
August 7, 1932 -December 4, 2007
Bill Mahoney arrived in the City of Sebastian in 1977 and by 1981 had volunteered and
was appointed to the City Planning and Zoning Commission.
He served as a member of P & Z for the next twelve years until 1993, when for a short
time he left the Commission. In 1998 he reapplied to P & Z once again, was appointed
as an alternate and soon after became a regular member. He served without
interruption for nearly ten more years on the Commission until his passing on December
4, 2007.
Bill will always be remembered for his wry sense of humor, his persistence in the face of
pain, and his love for the spoken and written word. He enjoyed writing letters of opinion
to the Press Journal to share his knowledge and test his own writing skills. He could
always be counted on for his happy smile and his broad base of knowledge.
The City Attorney said Bill had the brain of a Renaissance Man who could discuss
extensively just about any subject. He loved learning and sharing.
The Chairman of Planning and Zoning said Bill set a good example, always put the City
first and went above and beyond what was expected of him.
A friend who met him occasionally for coffee and company, said he was amazed to
know how much Bill knew about the City and just about well -everything, that he would
impart his wisdom to anyone who took the time to listen.
A former P & Z Secretary who worked with Bill for many years, recalls his delightful and
perplexing phone messages which he changed frequently -again his love of the spoken
word.
Individuals like Bill Mahoney leave a strong impression upon those who knew them and
they come along rarely in life. We thank him for his contribution to the City of Sebastian
and will remember him fondly and with deep appreciation for making this a better place
to live.
TO: Members of the Sebastian City Council
FROM: AI Minner, City Manager
RE: AIRPORT HANGER PERFORMA/ECONOMIC DEVELOPMENT ACTION
DATE: Saturday, December 8, 2007
BACKGROUND - WE HAVE TWO FDOT BUILDING FACILITY GRANTS
At the October 24, 2007 meeting of the City Council, a $640,000 Joint Project Agreement (JPA)
was approved between the City and the Florida Department of Transportation (FDOT). This grant
was an 80/20 grant whereby the City must provide 20% of the funding ($160,000), making the
total project $800,000.
Please be advised that the City also has earmarked, by the FDOT, another 80/20 building facility
grant totaling $625,000. That JPA was approved by Council in 2005 and is structured as a
public/private partnership.
In preparing for the FY 08 Budget, staff advised Council (and Council approved) on a plan
whereby FDOT monies could fund a second hanger project. This action is noted on page 138 of
the FY 08 Budget in the Capital Funds Program Chart, where the transaction is depicted as a
grant and private contribution. If I recall correctly, some discussion took place at budget time to
inform Council of the hanger project and to note that the Airport Fund, at that time, was not
planning a capital contribution to the project; but rather, a private contributor would bring the
required cash match. Further, this proposal was roughly outlined as a transaction that would be
similar to the Sheltair/City Agreement approved on September 13, 2002. In that agreement,
Sheltair used FDOT grant funds by paying the City an "Annual Investment Fee" in an amount
equal to 7% for the grant funds and provided the 20% cash match. The term of this deal is for 30
years. In addition, Sheltair also pays the City a lease for the property where the T-hangers are
now located. This transaction has proved lucrative for the Airport in that this deal alone
comprises 15.5% of total Airport Revenue (approximately $84,183 per year - $58,809 for
Investment Fee and $25,374 Land Rent). On the negative side, the City does loose control over
rental rates and receives periodic complaints on rent.
With that information in mind and because of a directive from Council, this report has been
prepared. Its main purpose will provide (1) a financial evaluation for T-hanger construction, (2)
alternative options for spending FDOT grant funds; and, (3) a recommended action going
forward.
HANGER COST ANALYSIS
A major goal at the airport is to continue to support general aviation and diversify airport
revenues. As mentioned above, one success story at the airport is the Sheltair "T-hanger"
agreement, where storage facilities for general aviation aircraft have been constructed. This deal
has provided 40 hangers and is a nice revenue stream for the airport. To date, the Sheltair T-
hangers are at 88% capacity, with 35 of 40 hangers under lease. By all accounts, the Sebastian
area market can still support additional T-hangers. In that effort, the FDOT has agreed to
additional facility grant JPAs.
At the October 24, 2007 Regular Meeting, a JPA was provided. As directed by Council, before
beginning another private/public hanger partnership, a financial analysis has been conducted.
The analysis focuses on the following issues: (1) market place products; (2) cost/benefits; (3)
assumption of market risks; and, (4) potential errors and assumptions in the analysis.
1. Market Place Products
In the general aviation market, generally, three types of structures exist for aircraft storage; those
being "T"-hangers, box hangers and shade hangers. T-hangers are generally a large structure
divided into "T" shaped units. Sizes of T-hangers vary, but they are generally large enough to
store one aircraft and are approximately 1,000 square feet. Box hangers have more variance in
size. Their purpose is to not only store an aircraft, but also provide additional space for storage,
aircraft maintenance, aircraft fabrication or conducting other aviation type activity within the
hanger. There are several box hangers now in existence at the Airport which range in size from
3,000 to 6,000 square feet. For the purpose of Sebastian Airport, there also seems to be a
market for box hangers. Staff is of the opinion that a marketable box hanger should be
approximately 1,500 square feet and leased for around $600 per month. A third market place
product is shade hangers. Shade hangers are very minimum storage facilities that protect aircraft
from the physical elements. In short, this product is a pole structure that provides °shade" and a
roof over "tie-down" space. Lastly, a fourth product, which was not examined, is a condominium
hanger. This is one large hanger that parks several aircraft in one large storage area. This
option was not reviewed because additional staff and equipment would be required to facilitate
parking and un-parking of aircraft for potential renters when they require use of their airplane.
Also, there is some question in staffs opinion as to whether this is a quality product.
2. Cost/Benefit
Market place product is important to examine because there is some question as to whether the
City replicating the same product on airport property (T-hangers) would create a situation that
jeopardizes a successful private/public partnership with Sheltair. It is staffs opinion that the City
should not complete with Sheltair. However, competition is good and Sheltair monopolizing
aircraft storage could artificially increase monthly hanger costs. Therefore, a financial or
cost/benefit analysis was conducted to examine whether (1) the City could profit from entering
into the aircraft storage business or if (2) the City should venture into another public/private
partnership that would create fair competition at the airport.
It was determined that the City could not profit from construction and leasing its own hanger
facilities. This determination applies to all market products to include box, "Ts" and shade
hangers. The analysis also includes using both, or portions of, the FDOT grant money to
subsidize the construction of said hangers. Below are three charts that depict revenues and
expenses for box, "T" and shade hangers. These figures were calculated, based on borrowing
the FDOT grant match with varying terms of 15, 20 and 30 years at 5.5% annual interest rates. In
addition, construction costs of $55 per square foot were used for "T" and box hangers, while a
cost of $25 per square foot was used for shade hangers. Also note that a 10% contingency was
added to construction costs (Attached hereto are the detailed spread sheets which show other
assumptions for building size, hanger rental, revenues at 80% capacity, etc.)
For the City to "break even" on T-hanger rental, a monthly lease rate of $435.68 would be
required. Currently, Sheltair provides this amenity for $375.00 per month plus an additional
payment for the share of insurance and tax, which totals an estimated monthly expense of
$50.00. (Total estimated Sheltair T-Hanger rent - $425.00/Month). As you can see, the City best
the City can do is match this rate. If the term of debt is extended to 20 and 30 years, the monthly
rental price can be reduced however, these charts assume an immediate 80% capacity and no
plan can be created where a price of $300 a month can be offered.
15 YEAR COMPETITIVE ~ 15 YEARS BREAK EVEN ~ 20 YEARS BREAK EVEN ~ 30 YEARS BREAK EVEN
':Debt
__ 30,000
_ 27,900
_ 24,650 19,000
_
'.Utilities 3,000 3,000 3,000 3,000
+Operationrtvtaintenance
_ 10,000
... 10,000 10,000 10,000
_
ISYormwater Fee 2,500
. 2,500
_ 2,500 2,500 ';
!Tax 26,000 26,000 26,000 26,000
!Insurance 5,000
__ 5,000 5,000
_ 5,000
_
':Contingency 7,150 6,940 6,615 6,050
`TOTAL ANNUAL OPERATING 53,650 51,340 77,765 71,550
NbniAly Rentat Revenee $300.00 .34035.68 5405.0.3 $37266
80% Occupancy 16 16 16 16
Subtotal Monthly Revenue 4,800 6,971 6,480 5,963
Total Annual 57,600 83,651 77,766 71,551 '
'Revenue-Expenses (26,050) 1 1 7
In an effort to provide a different product, a box hanger analysis was completed. In this scenario,
the City set as benchmarks a competitive rate of $600 per month. As the analysis shows, box
hangers could be leased for $584.90. At $600 per month, only a small margin of $1,450 annually
would be created. Again, the data assumes immediate 80% capa city.
15 YEAR COMPETITIVE 15 YEARS BREAK EVER 20 YEARS BREAK EVER 30 YEARS BREAK EVEN
'.Debt
_ 17,500 17,500
__ 14,400 11,000
',Utilities 3,000 3,000 3,000 3,000 '
',OperationMtaintenance 7,500 7,500 7,500 7,500
,Stormwater Fee 2,500 2,500 2,500
_ 2,500
_
,Tax 16,000 16,000 16,000 16,000
'Insurance 5,000 S,OOD 5,000 5,000
!Contingency 4,650 4,650 4,340 4,000
TOTAL ANNUAL OPERATING 56,150 56,150 52,740 49,000
NFon2Rly Rental Revenue 3'600. 00 $3840 90 .$'549138 $510.42
80% Occupancy 5 8 8 8
'Subtotal Monthly Revenue 4,800 4,679 _ 4,395 4,083
',Total Annual 57,600 56,150 52,740 49,000
:Revenue-Expenses 1,450 0 0 0
Interestingly enough, when construction costs were greatly reduced, we could not even meet a
competitive bench mark for shade hangers. The break even point for this product was found at
$234.22 vs. the target rate of $150 per month.
~ 15 YEAR COMPETITIVE 15 YEARS BREAK EVEH 20 YEARS BREAK EVER 30 YEARS BREAK EVEN
'Debt 13,200 13,200 10,900
_ _ 8,400
':Utilities 5,000 S,OOD 5,000 5,000
', OperationlMaintenance 5,000 5,000 S,D00 5,000
!Stormwater Fee 2,500 2,500 2,500 2,500
i Tax 9 2,000 12,000 12,000 12,000
'Insurance 3,500 3,500 3,500 3,500
'Contingency 3,774 3,770 3,540 3,290
TOTAL ANNUAL OPERATING 44,970 44,970 42,440 39,690
MontAly RerrtaJ Reverse 3750.00 3234022 3221.04 3206.72
80% Occupancy 16 16 16 16
(Subtotal Monthly Revenue 2,400 3,748 3,537 3,308
'Total Annual
. 28,800 44,970 42,440 39,690
',Revenue-Expenses f,16,170j 0 ~~, 0 ':
3. Assumptions of Market/Financial Risks
In short, even with grant assistance, it does not appear that the City can be any more competitive
in providing hanger service than the current rate offered by Sheltair. Box hangers may be an
alternative, but the data shows that getting into the hanger business is a break even proposition
at best. Perhaps the best argument for not going "solo" into this business is the huge risk of
capital that is required for the grant match. This begs the question, "Why should the City put up
its own money to get into the hanger business to break even, when the data shows that better
prices and the private market is willing to take the financial risk? "
Another market factor question to consider concerns, "Is there truly a market for more hangers at
the Sebastian Airport?" Staff has conducted no scientific study on this question. Rather, staff
has relied on conversation with private business that seems willing and ready to bring private
capital to leverage state dollars. Also consider as the chart below shows, that leveraging the
private and state dollars creates more revenue for the airport.
ITEM
Grant Franchise Fee
Land Lease (2.5 Acres)
YEAR
AMOUHT
640,000
__ 106,450
Annual
LEASE I ..
25
15
41
1 I 15.968
41,568,
2 16,447 25,600 42,047
.
3
__ 16,940
_ 25,600 42,540
_
4 17,448 25,600
_ .. 43,048
_.
5 17.972 25.600 43.572
TOTAL 6 YEAR
The numbers reveal that the better deal is a public/private partnership. Please note that based
on conversations with interested companies, an updated private/ public partnership would yield
lease revenue of $0.15 per square foot and an investment franchise of potentially 4%. This plan
would potentially yield new revenue of $41,568 annual versus the "break even" "T"-hanger
synopsis. Over five years, with a 3% escalator on the lease rate, $212,774 could be earned.
Remember this is guaranteed revenue, whether hangers are filled or not.
4. Errors and Assumptions
Please take time to visit the attached spreadsheets. They are self-explanatory and depict the
financial picture better than I can write. Having said that, the data does make one huge
assumption and that is based costs.
When the current T-hangers were built by Holland Construction (the parent company of Sheltair),
the square foot cost was reported at $23.82 per foot in 2004. This may be pause for question
when the enclosed construction estimates have more than doubled in a little over four years.
However consider the following:
1. The maintenance hanger currently under construction cost $57.29 per square foot;
2. Reports from other construction firms confirm a double in costs since 2004;
3. Residential construction is generally in the range of $80-$100 per square foot; and,
4. Commercial construction is generally in the range of $250 per square foot.
Briefly mentioned above is market need. Other airports, complaints of lease price and length of
hanger waiting lists should not be the scientific indicators that lead the Sebastian Airport into the
hanger business alone. Simply stated, if the private market is willing to take the risk and provide
garneted revenue to the City, then that is a good deal and should be explored by submitting an
RFP into the market place. However, it is unwise to recommend entering the hanger business
alone without completing more studies because of the public capital that would be at risk.
OPTIONS
Having explored costs and alternatives for the Airport and the current FDOT JPAs, there seems
to be three alternatives. One alternative however, is not one that would be recommended by
staff. That option is for the City to proceed into the "Hanger" business to compete with the
existing market at the airport.
The second option is for the City to conduct a request for proposal (RFP) process, whereby
private companies leverage FDOT grant monies, providing the City with additional revenue. This
option actually provides two alternatives -use both grants totaling a $1.425 million public/private
partnership or one grant for an $800,000 agreement. This avenue has worked in the past. While
there are still details to be ironed out, if Council approves this option, the City is ready to move
forward on an RFP process.
._ _. _.
ITEM AMOUHT RATES
Grant Franchise Fee 640,000 _ _ ~~ __ 25
Land Lease (2.5 Acres) 106,450 $0.15 15
,.Annual Earnings.. 41.
ITEM AMOUHT RATES
Grant Franchise Fee 940,000 4% 31,600
Land Lease (2.5 Acres).. 106,450 $0.15. 15,968
,,.
Annual Earnings 53,568
A third option concerning the use of the FDOT JPAs is a hybrid approach. This option places
emphasis on creating immediate revenue and also using FDOT grants to promote an economic
development incentive. In this option, the use of the larger $800,000 grant can be used for
hanger storage in a public/private partnership, while the second $625,000 grant can be retained
by the City. In retaining the smaller grant, staff would suggest that this money be used to
construct one large 10,000 square foot facility ($62.50 per square foot construction cost) to be
used as an industrial speculative building. This option allows the City to use some grant funds for
the hangering of aircraft venture which should provide new revenue, while applying additional
grant money toward an economic development incentive program that would offer below market
rate rental as a business incentives for new job creation in Sebastian. The capital needed for the
20% grant match is justifiable as an economic development investment.
Each of the three options has positives and negatives, below is a chart which briefly illustrates the
pros and cons of each option:
OPTION #1 -CITY OPERATED HANGER BUSINESS
PRO CON
Control Pricing • Inability to Provide Competitive Rental Rates
Direct Contact w/ Tenants Compete w/ Existing Private/Public Agreement
Ability to Provide Different Product Face Market and Financial Risk
OPTION #2 -HANGER FACILITY AGREEMENT; "FRANCHISE THE GRANT"
PRO CON
Guarantee of New Revenue • Smaller Franchise Fee than Sheltair Deal
Differ Market/Financial Risk To Private Sector • Loss Control of Pricing/Product
• Less Ability to Manager Hanger Operations
OPTION #3 -ECONOMIC DEVELOPMENT BY LEVERAGING ONE FDOT GRANT
PRO
• Some New Revenue -Smaller Hanger Deal
• Promote Business Expansion/Development
• Use Existing Facility/Capital to Market Airport
CON
• Require a Small Loan for "Eco Dev. Hanger"
• Loss Some Franchise Revenue
• Gamble on Whether Market Accepts
• Requires FDOT Approval
RECOMMENDATION
At this time, staff recommendation is to move forward with the Economic Development "Hybrid"
Approach. Staff also recommends that more research be conducted into whether the second
$625,000 FDOT grant can be used for economic development purpose before moving forward
with the hanger RFP. Further, more work need to be completed to ensure that potential exists to
immediately fill an industrial speculative hanger facility.
At the Wednesday, December 12, 2007 meeting, this option will be introduced to Council.
Obviously more research, approval and information is needed; however, this report has been
provided to update and guide a decision making process that will be made in the near future.
T-HANGERS
T-HANGERS 20 SHADE HANGERS 20
Square Feet Required 24,000 Square Feet 25,000
Cost Per Square Foot $55 Cost Per Square Foot $25
Contingency 10% Contingency 10%
TOTAL EST PROJECT $1,452,000 TOTAL EST PROJECT $687,500
BOX HANGERS 10 T-HANGERS
Square Feet Required 15,000 Project Cost $1,452,000
Cost Per Square Foot $55 FDOT Grant $1,140,000
Contingency 10% City Share $312,000
TOTAL EST PROJECT $907,500 Interest Rate 5.50%
15 AMORTIZATION
YEAR PRINCIPAL INTEREST TOTAL PAYMENT BALANCE
1 20,800 17,160 37,960 291,200
15 20,800 1,144 21,944 0
$312,000 $137,280 $29,952
20 AMORTIZATION
YEAR PRINCIPAL INTEREST TOTAL PAYMENT BALANCE
1 15,600 17,160 32, 760 296,400
20 15,600 858 16,458 0
$312,000 $180,180 $24,609
30 AMORTIZATION
YEAR PRINCIPAL INTEREST TOTAL PAYMENT BALANCE
1 10,400 17,160 27,560 294,840
30 10,400 200 10,600 (6,760)
$312,000 $255,198 $18,9D7
15 YEAR COMPETITIVE 15 YEARS BREAK EVEN 20 YEARS BREAK EVEN 30 YEARS BREAK EVEN
Debt 30,000 27,900 24,650 19,000
Utilities 3,000 3,000 3,000 3,000
Operation/Maintenance 10,000 10,000 10,000 10,000
Stormwater Fee 2,500 2,500 2,500 2,500
Tax 26,000 26,000 26,000 26,000
Insurance 5,000 5,000 5,000 5,000
Contingency 7,150 6,940 6,615 6,050
TOTAL ANNUAL OPERATING 83,650 81,340 77,765 71,550
Monthly Rental Revenue $300.00 $435.68 $405.03 $372.66
80% Occupancy 16 16 16 16
Subtotal Monthly Revenue 4,800 6,971 6,480 5,963
Total Annual 57,600 83,651 77,766 71,551
Revenue-Expenses {26,050) 1 1 1