Agenda 06/28/2016 Item #16G6 6/28/2016 16.G.6.
EXECUTIVE SUMMARY
Recommendation to approve staff's ranking for Advertisement 16-6605 to lease vacant property at
the Marco Island Executive Airport for the construction of a bulk aircraft hangar and direct staff
to pursue lease negotiations with Image Air Charter, LLC, seek FDOT grant participation for
needed infrastructure improvements and make a finding that this item promotes economic
development within the County airport system.
OBJECTIVE: To approve staff's ranking for the referenced project and approve negotiating a lease
agreement with Image Air Charter, LLC. for much needed hangar development at the Marco Island
Executive Airport(MKY).
CONSIDERATIONS: On June 3, 2015, the Airport Authority received an unsolicited proposal from
Image Air Charter,LLC.to fund and construct a corporate aircraft hangar at MKY.
Because of the high demand and interest in hangar construction at MKY,the Airport Authority solicited
competitive proposals via the Collier County Purchasing online bidding system to lease vacant property
located at MKY for the construction of one (1) bulk aircraft storage hangar of approximately 18,000 to
20,000 square feet.
Email notices were sent to two hundred forty one(241) firms with thirty four(34)firms downloading the
advertisement.Two(2)responses were received by the due date of February 25,2016.
Staff has reviewed the submitted proposals and ranked them in terms of their projected economic impact
on MKY and overall operational and strategic benefits to the Airport Authority(AA).
1. Image Air Charter LLC
2. Brookline Aviation Development
Specifically,the Image Air Charter LLC proposal provides the AA with greater potential positive net cash
flow arising from increased fuel sales and shared hangar lease revenue opportunities while minimizing the
additional fixed cost burden to the Airports. The Brookline Aviation proposal has similar revenue
potential, but requires the Airport to lease back the new hangar at a cost that exceeds the projected
incremental revenue gains.
The projected economic benefit to the Airports from the Image Air Charter LLC proposal is based upon a
number of variables and related assumptions. Staff proposes to negotiate these details, update the
economic analysis accordingly, and if sufficiently beneficial to the Airports, present the resulting
agreement to the Board for approval at a subsequent date.
Under the Image Air proposal,the Airport Authority would be responsible for constructing the necessary
infrastructure to accommodate the hangar, including, but not limited to aircraft parking apron, drainage,
and utilities at an estimated cost of$500,000. These infrastructure improvements are eligible for eighty
percent(80%)FDOT participation, with a required twenty percent (20%) County match, or an estimated
$100,000.
Following Board of County Commissioner's (Board) approval of the rankings, staff will pursue FDOT
grant participation for the required infrastructure improvements and begin lease negotiations with Image
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Air Charter LLC. If successful, a negotiated contract will be brought back to the Board for consideration
at a subsequent meeting.
FISCAL IMPACT: There is no fiscal impact associated with this Executive Summary. The sources of
funding for hangar construction are private investment, and a potential Florida Department of
Transportation (FDOT) grant for infrastructure improvements. Should the grant be awarded, local match
funding of$100,000 is available within Airport Fund(496)Reserves.
Upon lease execution,Lease revenue shall be deposited in Airport Authority operating Fund(495),Marco
Island Executive Airport Cost Center(192370).
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a
majority vote for Board approval. -JAB
GROWTH MANAGEMENT IMPACT: There is no Growth Management Impact related to this
executive summary.
RECOMMENDATION: To pursue lease negotiations with Image Air Charter, LLC, seek FDOT grant
participation for needed infrastructure improvements and make a finding that this item promotes
economic development within the County airport system.
Prepared by: Justin Lobb,Airports Manager,Airport Authority
Attachments
1. Image Air Charter LLC Proposal
2. Brookline Aviation Development Proposal
3. MKY Layout Drawing
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.16.G.16.G.6.
Item Summary: Recommendation to approve staff's ranking for Advertisement 16-6605
to lease vacant property at the Marco Island Executive Airport for the construction of a bulk
aircraft hangar and direct staff to pursue lease negotiations with Image Air Charter, LLC, seek
FDOT grant participation for needed infrastructure improvements and make a finding that this
item promotes economic development within the County airport system.
Meeting Date: 6/28/2016
Prepared By
Name: BrueggemanDebra
Title: Operations Coordinator,Airport Authority
6/1/2016 1:45:20 PM
Submitted by
Title: Manager-Airport,Airport Authority
Name: LobbJustin
6/1/2016 1:45:21 PM
Approved By
Name: LobbJustin
Title:Manager-Airport,Airport Authority
Date: 6/2/2016 12:13:01 PM
Name: LynchDiane
Title: Supervisor-Operations,Road Maintenance
Date: 6/3/2016 12:12:14 PM
Name: BrilhartBrenda
Title:Procurement Specialist,Procurement Services
Date: 6/6/2016 10:47:50 AM
Name: MarkiewiczJoanne
Title:Division Director-Procurement Services,Procurement Services
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6/28/2016 16.G.6.
Date: 6/7/2016 6:36:24 AM n
Name: KearnsAllison
Title: Manager-Financial&Operational Sprt, Capital Construction&Maintenance Budget/Fiscal
Date: 6/7/2016 11:06:13 AM
Name: ShueGene
Title:Division Director-Operations Support, Growth Management Department
Date: 6/7/2016 4:37:39 PM
Name: JohnsonScott
Title: Manager-Procurement,Procurement Services
Date: 6/8/2016 9:15:08 AM
Name: LynchDiane
Title: Supervisor-Operations,Road Maintenance
Date: 6/9/2016 10:04:53 AM
Name: BelpedioJennifer
Title: Assistant County Attorney, CAO General Services
Date: 6/9/2016 1:28:58 PM •
/'1
Name: MarcellaJeanne
Title:Executive Secretary,Transportation Administration
Date: 6/9/2016 4:34:36 PM
Name: FinnEd
Title: Management/Budget Analyst, Senior,Office of Management&Budget
Date: 6/13/2016 3:58:07 PM
Name: IsacksonMark
Title:Division Director-Corp Fin&Mgmt Svc, Office of Management&Budget
Date: 6/15/2016 11:16:47 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 6/21/2016 8:38:12 AM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 6/21/2016 1:04:24 PM
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February 17, 2016
Mr.Justin Lobb
in FEB 2 2Dif
Airport Manager lErtn
Collier County Airport Authority
2005 Mainsail Drive
Naples, FL 34114
Dear Mr. Lobb:
I am submitting our original Letter of Intent dated June 3,2015 as a response to the CCAA solicitation for
proposals.
We have been discussing with you the possible partnership between the Collier County Airport
Authority(the "CCAA")and Image Air Charter LLC("Image Air")to build an aircraft hangar at the Marco
Island Airport that may be jointly used and occupied by the CCAA and Image Air(the "Hangar"). We
believe this proposed partnership would be mutually beneficial and that the CCAA would benefit from
the access to a much needed hangar facility for its customers and would derive additional revenues
from transient hangar rentals and fuel sales at Marco Island Airport. We further believe that the
presence of the Hangar will be an attractive feature to aid in the inducement of customers to use the
Marco Island Airport. It is the purpose of this letter to set forth the general terms and conditions upon
which Image Air is interested in undertaking this transaction,which are as follows:
1. The specific terms and conditions for the construction and operation of the Hangar shall be
described in a definitive agreement between the CCAA and Image Air(the"Definitive Agreement").
2. It is agreed that the Hangar will be constructed as follows:
a.The Hangar will be built to accommodate the largest corporate jets built and in operation
today.
b.The Hangar's dimensions will be 120 feet in width by 150 feet in length by 32 feet in height
with a door of 110 feet in width by 28 feet in height.
c. Image Air will be solely responsible for the cost of constructing the Hangar and will hire the
contractor and control the construction process.
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6/28/2016 16.G.6.
d.The CCAA will approve the location and design of the Hangar prior the Image Air's
commencement of construction and the CCAA will use its best efforts to get all required approvals from
governmental agencies and third parties such as the Federal Aviation Administration, U.S. Department
of Transportation and local agencies and municipalities.
3. The land for the Hangar will be leased by Image Air from the CCAA on terms and conditions to
be negotiated by the parties in good faith, but shall include the following terms to be negotiated:
a. Image Air shall receive a long term lease and shall receive a lease rate on the land at a
discount to the current market for similar hangars to reflect Image Air's investment in the property.
b. In the event that the long term lease would be terminated by the CCAA before the expiration
of the lease term for any reason,then the CCAA would reimburse Image Air for a percentage of the fair
market value of the Hangar and improvements on the leased land.
c.The lease shall contain such representations,warranties,covenants and other terms and
conditions typically included in lease agreements of this nature as are agreed to by the parties.
4. The Hangar shall be operated by Image Air and the CCAA on terms and conditions to be
'negotiated by the parties in good faith, but shall include the following terms to be negotiated:
r-�
a. Image Air will allow the CCAA to use the Hangar for transient aircraft and the parties will
share the gross revenues derived from such fees in a percentage to be negotiated by the parties.
b.The CCAA will manage and staff the day-to-day use and rental of the Hangar and will keep
accurate and complete record of all such activities.
c. Image Air will be able to use the Hangar for its aircraft rent free, but will call in advance to
reserve space as any other customer would do on an available basis.
d.The CCAA will be responsible for moving all aircraft in and out of theHangar and the
equipment required for such activities and shall further be responsible for the care of such aircraft
during their stay at the Hangar.
e. Either party may elect to terminate the operating agreement between the parties on terms to
be negotiated.
5. The CCAA and Image Air shall both be required to maintain insurance in amounts to be agreed
to by the parties to adequately insure their respective interests and activities related to the use,
operation and maintenance of the Hangar.
6. This letter is intended to be a preliminary, non-binding indication of interest by Image Air.
Neither party shall be bound in any way in connection with the transactions contemplated by this letter
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until the parties execute the Definitive Agreement, into which this letter of intent and all prior
discussions shall merge.
If the foregoing meets with your approval, kindly so signify by singing and returning the enclosed
duplicate copy of this letter to me.
Again, we are very excited about this opportunity and look forward to working with you on this project
and thank you for your consideration of this proposal.
Very truly yours,
91/ (/t —
Greg Garber
General Manager
Image Air Charter LLC
ACCEPTED AND AGREED TO:
Collier County Airport Authority
Name
Title
Date:
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/ E AVIATION
BROOKLIN
DEVELOPMENT
Sealed Bid Proposal for:
Collier County Aviation Authority
Marco Island Executive Airport Hangar Development
Solicitation Number: 16-6605
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6/28/2016 16.G.6.
Proposal Outline
Marco Island Executive Airport Hangar Development
Table of Contents
Proposal Outline 1
Business Proposal Overview 3
Marco Island Executive Airport Hangar Development 3
Generalized Scope of Work- Hangar Facility for CCAA 3
Developer& Project Team Experience 7
Project Team (Principals) 8
Representative Project Experience 9
The following exhibits are included in our proposal as separate attachments:
A. Intent to Proceed—Example Document
B. Letter of Intent—Example Document
C. Business Certificate—Brookline Aviation Development, LLC
D. Letter of Recommendation from NorthMarq Capital
E. Letter of Recommendation from St. Petersburg-Clearwater International Airport
F. Brookline Development Company, LLC Corporate Brochure
BROOKLINE AVIATION DEVELOPMENT
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February 25th,2016
Mr.Justin Lobb '',
Brookline Aviation Development
Airport Manager 14004 Roosevelt Blvd,Suite 601C
Li- Clearwater,Florida 33762
Collier County Airport Authority
2005 Mainsail Drive,Suite 1
Naples, Florida 34114
Dear Mr.Lobb:
In response to the Collier County Airport Authority's(CCAA)Request for Sealed Proposals for the Marco Island
Executive Airport Hangar Development,Solicitation Number:16-6605(the"Project"),Brookline Aviation
Development LLC(Brookline)is pleased to provide our proposal for the delivery of a full turnkey hangar,which will
include all necessary site work and improvements. Having toured the site on February 19th,we have a better
understanding the needs and objectives of the CCAA,and we are confident that our approach and capabilities will
deliver a successful and cost-effective Project. Brookline Aviation is the best-suited partner for CCAA for the
following reasons:
• We are a full service development partner;our team of professionals, in close collaboration with CCAA,will
handle all aspects of the project including conceptual plan development,engineering design, permits and
approvals,project financing enabling a long-term leaseback arrangement,construction,and turnkey delivery.
• Our business purpose is to serve the aviation real estate market. Brookline's heritage in real estate
development and partner experience in design/build delivery enable this full service capability.
• Our construction management process will qualify,competitively bid,and select from local/regional
subcontractors in each major specialty area required to deliver this project.
• Brookline Aviation currently has 2 similar projects underway with similar scopes of work and project leasing
characteristics,as described in the Representative Project Experience section of this Proposal.
We look forward to discussing our proposal further with you and are available to meet with you and your Board as
needed. If there are any questions in the meanwhile,please feel free to contact either Bill Yeomans Jr.or myself.
Sincerely,
1 ^r4/2
David G Van Arnam
BROOKLINE AVIATION DEVELOPMENT,LLC
Mobile: 315-447-1317
dave.vanarnamPbrooklineaviation.com
BROOKLINE AVIATION DEVELOPMENT
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Business Proposal Overview
Marco Island Executive Airport Hangar Development
Consistent with the Collier County Airport Authority's(CCAA) request, Brookline Aviation Development
LLC (Brookline Aviation)offers to provide full turnkey development services for the proposed hangar
and related site improvements.
The contemplated structure of this program would be as follows:
• Brookline or its related assignee would enter into a ground lease with CCAA.
• Concurrent with the ground lease,CCAA would enter into a master lease agreement(MLA)with
Brookline for the long-term and exclusive use of the facilities.
• To full optimize the ground lease and MLA,a 30-year base lease period,with two(2) 10-year
extension periods would be proposed for both leases.This arrangement will enable the best
financing terms and pricing for the MLA.
Brookline would perform all services and construction required to fully permit, engineer,finance,
construct, and turn over the completed improvements.CCAA would then handle all operations and
management of the facility over the lease period.
The project development process would be conducted through a sequence of stages. First would be the
creation of an Intent to Proceed (ITP), a non-binding, programmatic outline document that would
identify future stages. After some initial investigation,conceptual design and layout alternatives, and
collaboration with CCAA management on design parameters,a non-binding Letter of Intent(L01)would
be developed.The LOI would outline the general terms to be included in the formal ground lease and in
the MLA. Further entitlement requirements and permitting approvals, project scope definition, design
criteria development including subsurface and foundation conditions, and project costing will enable
development of a leaseback rate.This will enable final negotiation and signature of the Ground Lease
and Facilities Master Leaseback Agreements between the parties.
Copies of a sample ITP (Exhibit A) and LOI (Exhibit B) are attached as examples that will be built upon
and customized with the CCAA to meet the needs of this project.
Generalized Scope of Work- Hangar Facility for CCAA
The project consists of the permitting, engineering and architectural design,construction, and turnkey
delivery of a fully completed FBO hanger on an approximately -acre ground lease parcel at the
Marco Island Executive Airport(MKY).While not all-inclusive,a general description of major project
components is detailed in the following sections.
BROOKLINE AVIATION DEVELOPMENT
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Earthwork, Site Work, Utilities
• Site earthwork and preparation including clearing, excavation, soil stabilization and/or placing of
structural fill/geo-textile mat,grading to above flood level, site drainage,storm water retention and
management,foundation and utility excavation covering a total area of approximately acres
• All site utilities and connections: power,water,sewer,communications, security
• Incoming site access roadway, parking, security and fencing, site lighting
• New air-side ramp area, connection to existing airport taxiways, including perimeter and FAA
lighting, pavement marking, and signage
• Site landscaping,seeding, and irrigation
Pre Engineered Metal Buildings(PEMB) - Hanger
• Hanger:total of 18,000 square feet(SF)to 19,800 SF with dimensions of 150 ft to 165 ft W x 120 ft D
with 110 ft to 125 ft opening, 28 ft H power operated hanger doors
• Reinforced concrete foundations and 8-inch concrete floors with all perimeter and interior drainage.
• Building design per current applicable Building Codes,with Standard PEMB siding&roofing- PBR
panels, 26 gauge steel,with "Galvalume Plus"finish coating or equal with 20 year manufacturer's
warranty; roof insulation per building code; roof gutters and downspouts
• Fire Protection: Intumescent paint achieving a hour fire resistive rating on all hangar columns
and girts,fire sprinkler system,spray-on ceiling insulation, meeting NFPA 409:Standards on Aircraft
Hangars
• One power operated overhead/roll-up access door in hanger;two pedestrian doors in hanger, in
addition to main hangar door opening
• Hanger HVAC includes 1.5 cfm per floor area SF exhaust ventilation, multiple intake louvers located
on the opposite wall with approximate total opening of 0.05 SF per floor area SF, in each hangar
• Hanger plumbing, utility sink,embedded trench drain, oil/water separator
• Hanger electrical,telecommunications, and security
• Hangar storage lockers/shelves
Office &Storage Building(Optional -add along one side)
• Approximately SF single story PEMB with footprint size of up to 120 ft long x 20 ft to 30 ft W,
located adjacent to one side of the PEMB hangar
• PEMB roofing; roof and wall insulation per building code; roof gutters and downspouts
• Three (3)exterior standard commercial glass front doors
• Standard low-e glass panel in each office (approx._panels)
• Building HVAC per design and code
• 2-hour fire rated wall with CMU common wall between the office building and adjacent hangar,
office building sprinkler system.
• Common area bathrooms and all fixtures
• Break room/plumbing/kitchen area
• Office electrical,telecommunications,and security
• Mid-level building finishes for all floors,walls, ceilings,trim,and fixtures
BROOKLINE AVIATION DEVELOPMENT
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6/28/2016 16.G.6.
Project Development and Implementation Costs (Soft Costs)
• Site acquisition
• Plan review, inspection, and permitting fees
• Connection, usage, and impact fees
• Engineering and design (site,geotechnical, civil, environmental,architectural,structural,
mechanical,fire protection,electrical, HVAC, plumbing,communication and security, FAA consulting
• Financing during construction
• All project/construction insurances and bonding
• All temporary construction facilities and utilities including site security and access fencing, project
administration trailers,temporary storage and utilities
• Development,contract and legal services
Items Not Currently Included
• Hanger floor epoxy coatings
• Upgraded hanger exterior siding/roof panels and finishes
• Elevator
• Tenant furnishings
• Hazardous materials survey or removal
• Tenant preference signage beyond code compliance
• Building lightning protection
Items Currently Subject to Allowances
• Landscaping
• Electronic security and access control system
BROOKLINE AVIATION DEVELOPMENT
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6/28/2016 16.G.6.
Developer Project Team Experience
Brookline is a privately held development company providing
customized commercial real estate solutions and strategies for fr
airport-related real estate.With a focus on general aviation,
corporate facilities, logistics, distribution, manufacturing, and all 1
other related commercial uses, Brookline has the expertise and
ability to acquire, design, develop, and capitalize a deal. By 4:W
merging the analytical and the creative, Brookline has the ability ,i'rt
to uncover, create,and maximize long-term value while C SS as �¢
generating success and upside for every party to a transaction.
Managed by three principals with over 75 years of combined
experience in all facets of commercial real estate, Brookline is a relationship-oriented company with a
long-term investment focus.With an ability to deliver an integrated approach to the development
process or a transaction, Brookline's in-house professional qualifications include engineering,finance,
legal, leasing,and accounting. Guided by a disciplined approach, knowledge of the fundamentals, and a
creative perspective, Brookline is uniquely qualified to develop, implement, and execute on innovative
strategies and customized real estate solutions.
For your reference,we have attached the Brookline Aviation Development Florida business certificate in
Exhibit C.We have also attached letters of recommendation from NorthMarq Capital and St. Petersburg
-Clearwater International Airport(PIE) as Exhibits D and E.
Affiliation
Brookline operates under the platform of Brookline Development Company, LLC (BDC) as an affiliate
entity. Established in 2001, BDC currently owns and operates over 3,000,000 square feet of commercial
space in eight states and has completed over $750 million dollars in real estate transactions. BDC is a
full-service firm staffed to deliver a complete spectrum of in-house services. In addition to its in-house
capabilities, BDC has developed and maintained a strong and long-standing network of industry level
and financing relationships.
For your reference,we have included the BDC brochure in Exhibit F.
Advantage
Brookline Aviation Development, LLC has the ability to draw on the infrastructure, personnel, resources,
and financial relationships of BDC. Bill Yeomans,Sr. remains a founding principal in both entities and a
controlling principal in BDC, operating as an affiliate of BDC has significant advantages.
BROOKLINE AVIATION DEVELOPMENT
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6/28/2016 16.G.6.
Project Team (Principals)
William B. Yeomans,Jr.
Bill Yeomans,Jr. brings a background of over 10 years experience in commercial real estate
development and entrepreneurship to Brookline. Bill's 10-year career with BDC included the direct
management of over$250 million in acquisition, redevelopment,and development projects. Working as
the COO of the company for over 5 years, Bill provided direct oversight for all leasing, construction,
property management, asset management, and financial matters for a portfolio valued at over$450
million. In addition to day-to-day operations, Bill was also responsible for building, maintaining, and
executing on many long-term financing and investment level relationships. While at BDC, Bill was
successful in co-developing and introducing new multivariate acquisition models, risk analysis templates,
and operational protocols.
Bill is also the founding partner of The Prentice Group (www.theprenticegroup.net), a real estate,
business, and investment consulting firm with offices in both the US and Hong Kong. Established in
2013,The Prentice Group works with both individuals and companies to analyze and assess cross-border
investment and operational opportunities between the US and Hong Kong/China markets.
Bill earned a Juris Doctor in 2004 and is a licensed NYS attorney. With Bill Yeomans Sr. and Dave Van
Arnam, Bill formed Brookline Aviation in 2014.
o E-mail: bill.yeomans@brooklineaviation.com
o Phone: 315.372.3722
David G.Van Arnam
Dave Van Arnam brings a background of over 40 years' experience in engineering, construction
management, executive leadership, real estate investment, and entrepreneurship to Brookline Aviation.
Dave's 33-year career with O'Brien &Gere (OBG,www.obg.com) included the role of President for 7
years of the 500-person, 19-office, $125-million annual revenue-producing engineering company. OBG
provides design/build/project management services on complex civil, environmental, and industrial
facilities projects to many major Fortune 500 companies,federal agencies,and large municipalities
throughout the US.Several projects involved aviation locations and facilities, including special
engineering and construction services for the GE Corporate Hanger project at Stewart International
(SWF). In 2008, Dave took the position of COO to lead the growth and sale of Nol-Tec Systems, Inc.
(www.Nol-Tec.com)a MN-based, privately owned pneumatic conveying, dry bulk material engineering,
and systems supply company.Over a 5-year period in this role,the firm's annual revenue doubled to
$50 million, and the majority interest was sold to an international, Korean-based pollution control
company(KC Green Holdings). Dave currently serves as an Outside Director on the Board of S&ME Inc.
(www.smeinc.com),a 1,100-person engineering, design, planning, environmental, and construction
services company operating from 35 offices across the US.
BROOKLINE AVIATION DEVELOPMENT
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6/28/2016 16.G.6.
Dave earned a Bachelor's Degree in Civil Engineering from Union College,Schenectady NY, and is a
licensed Professional Engineer in 4 states.With Bill Yeomans Sr. and Bill Yeomans Jr, Dave formed
Brookline Aviation in 2014.
o E-mail: dave.vanarnam@brooklineaviation.com
o Phone: 315.447.1317
William B. Yeomans,Sr.
As the founding member of BDC(www.brooklinedevelopment.com) in 2002, Bill Yeomans,Sr. has been
involved as a principal in corporate and real estate development for over 30 years, completing over
$850 million in transactions during his career.As a co-founding member of Glenwood Development
Company(www.glenwoodco.com) and a founding member of Vertical Properties, Inc., Bill Sr. brings
extensive knowledge, relationships, and experience to Brookline's leadership.As a co-founding member
of Brookline Aviation Development, Bill Sr.provides strategic and advisory services to the group.
Bill Sr. earned a Bachelor of Arts degree from Maryknoll College in 1968, a Masters Degree in Economics
from the Maxwell School at Syracuse University in 1974,and a Juris Doctor Degree from Syracuse
University in 1976.
o E-mail: byeomans@brooklinedevelopment.com
o Phone: 315.491.8651
Representative Project Experience
St Petersburg-Clearwater International Airport (PIE)—Roosevelt Blvd Hangar Project
This project consists of the conceptual development, permitting, engineering and architectural design,
construction, and turnkey delivery of a fully completed FBO hanger on an approximately 5.6 acre ground
lease parcel at PIE. Brookline is working with Signature Flight Support(Signature),which is the largest
FBO in the world, and is a BBA Aviation company. Signature is an existing FBO at PIE and seeks to expand
and modernize their hangar space based on customer needs.This deal is structured as a long-term
"triple net" lease of the new hangar and office facilities from Brookline to Signature,with the PIE ground
lease as a pass-through expense. Brookline will provide both the construction phase and long-term
financing for this project.
The major building components include either of 2 options currently under review:
• Option 1:three (3) 19,900 SF hangars, an approximately 3,900 SF office/storage building, and all
related off-site and on-site roadside and airside improvements.
• Option 2:one 30,000 SF hangar, one 24,000 SF hangar, an approximately 3,900 SF office/storage
building,and all related off-site and on-site roadside and airside improvements.
The project has obtained required entitlements and environmental permits and is in the final approvals
and final design stage. Example architectural renderings of the site conceptual design are shown in the
images below.
BROOKLINE AVIATION DEVELOPMENT
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This image depicts an example architectural rendering of the PIE hangars.
BROOKLINE AVIATION DEVELOPMENT
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This image depicts an example architectural rendering of the PIE hangars.
Lehigh Valley International Airport(ABE),Allentown PA—Southeast Area Hangar Project
Brookline has entered into an LOI with the Lehigh Northampton Aviation Authority(LNAA) and has
initiated preliminary engineering and site design for approximately 70,000 SF of space ins 2 hangars and
approximately 4,000 SF of office/storage area. LNAA manages their own FBO operations, and has
experienced significant demand for larger jet aircraft hangar space from both transient and permanent
operators/owners.The schedule contemplates a fast track design/build approach with 12 to 15 months
to project completion.
Brookline,through its contracting with experienced, local engineering and design professionals, is
completing the conceptual layout, preliminary site analysis,and design requirement development.This
will enable our construction management partner to prepare pricing so that the long-term Facilities
Master Leaseback Agreement from Brookline to LNAA can be finalized for the completed project. Once
this Agreement is in place,final engineering and architectural design plans are prepared and
construction and turnkey delivery of a fully completed FBO Hanger Project will be completed.Again,
Brookline will provide both the construction phase and long-term financing for this project.
BROOKLINE AVIATION DEVELOPMENT
11
Packet Page-2195-
6/28/2016 16.G.6.
This deal is also structured as a long-term "triple net" lease of the new hangar and office facilities from
Brookline to LNAA,with the ABE ground lease as a pass-through expense.
A general Airport Site Development Parcel Plan,with Brookline's 6.5 acre location highlighted, and a
conceptual hangar layout plan are as shown in the following images.
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Brookline's 6.5 acre location is shown in the upper left corner.
BROOKLINE AVIATION DEVELOPMENT
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Packet Page-2196-
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