HomeMy WebLinkAbout2001-03-01 - Agendas - Final • AIRPORT BOARD AGENDA
March 1, 2001
1 :30 p.m
Terminal Conference Room
Fayetteville Municipal Airport
1 . Call to Order.
2. Minutes of the February 1 , 2001 meeting.
3. New Business:
a. Restaurant Lease for Terminal Building
b. Report on Sunscreen Locations
C. Report on Drainage in T-hangars
5. Other Business:
• a. Update on City Council action: Large Scale Development - Task Order #3
Pavement Maintenance - Task Order #8
Airport Board Policies and Procedures
SW Bell Easement
b. Marketing
6. Adjourn.
•
• FAYETTEVILLE
The City of Fayetteville, Arkansas
Dan Coody, Mayor
4500 S. School Ave., Suite A
Fayetteville, AR 72701
501.575.8301
alittle@ci.fayetteville.ar.us
Economic Development Dept.
Airport Management
Alett S. Little, Director
TO: Fayetteville Airport Board
FROM: Alett Little, Airport Manager
DATE: February 26, 2001
SUBJECT: Paddock Restaurant Proposal
A copy of the proposal from Paddock Grill is attached . I have solicited advice from Airport
Board members and have received some excellent comments. Many thanks to all who have
worked on this project.
• Items of general agreement are listed below:
1 . Initial term of the lease should be 1 year - with options to extend. Incentives should be
available for the initial term to enable the restaurant to establish patrons in the new location.
2. Airport should bear the cost of installing the gas line to the restaurant.
3. Tenant should be responsible for acquiring liquor license.
4. Cable and telephone lines are available to the building - tenant should be responsible for moving
lines within leased space (if necessary) as well as the monthly charges for these items (ie: these
should not be considered normal utility costs).
5. The "deal" needs to be mutually beneficial - a restaurant would be a valuable asset to pilots,
charters and the public, but the Airport should not lose money as that would be an irresponsible
use of taxpayer dollars.
Staff proposal on remaining items.
1 . Initial term of 1 year to be at a cost of $ 100/month; $ 100 will not cover the cost of utilities to
be used by a restaurant so this is incentive pricing. Former tenants were not separately metered for
utilities; therefore, it is difficult to assess what these costs might run. The former tenant was
charged a percent of gross sales or a minimum of $ 1 ,666 whichever was higher. Percentages were
as follows: 8% on food and beverages; 11 .5% on magazines; 12% on beer and wine; and 15% on
gifts and misc. items. At XNA the restaurant also pays a base amount plus a percentage of
• revenues. One board member reported that at the NW AR Mall the amount is 6% plus other fees.
Therefore, a structure with a percentage (5% - 15%) tied to sales would seem reasonable. As the
• City has a Restaurant Tax, this would also be an easy item to track. Staff proposes that in the 2nd
year that the base be raised to $350/month plus 10% of sales up to a maximum of $ 1500/month.
In the 3'd and seceding years staff proposes that the lease be structured with a minimum rent of
$ 1500/month or 10% of gross sales, whichever is higher.
2. Option to extend the lease for 5 additional 1 year terms with 90 day cancellation clause.
3. After contacting the Solid Waste Division of the City of Fayetteville, it was learned that Airport
currently has a 4 yard dumpster which is dumped one time each week for a cost of$42.00/month.
The Solid Waste Division provided information that most restaurants use a 6 yard dumpster which
costs $ 17. 14/month to lease and that 4 pick-ups/month cost $98.28 for a total combined monthly
cost of $ 115.43 . Staff proposes that the restaurant be allowed to use the current dumpster and
that Airport will pay its continuing charges for same for a period of three months; however, if
during the three months the restaurant waste exceeds the capacity of the Airport's dumpster that
the restaurant would immediately be responsible to obtain proper receptacles and trash pickup.
Staff proposes that the restaurant be responsible for proper disposal of grease (grease may not be
discharged to the sewer system, the storm system or placed in garbage).
4. The restaurant requests days and hours of operation to be at their discretion. Staff recommends
that days and hours should be a minimum of six days/week for two meals and that once decided,
hours should not decrease during the initial term. A revised schedule can be renegotiated for the
lease extensions.
• 5. Staff proposes that the Airport buy the 12' stainless hood and chemical fire suppression system
for a fair market value and install same at Airport cost. This proposal is made so that the
equipment will be acceptable to the operator; but that at the end of the term, the Airport will not
be left in essentially the same position that it is now with having to install equipment to
accommodate a similar restaurant.
6. With regard to Airport equipment that restaurant will use, (freezer, sinks, tables, etc.) the lease
should make it clear that maintenance of equipment within the leased space is the responsibility of
the lessee. Airport will be responsible for replacement of upon expiration of reasonable life of the
equipment with the exception of the tables and chairs.
7. Staff agrees that signage is of paramount importance and proposes that Airport design and
construct a sign with space for more than one entity to advertise. Unless we remove the sign
which says Fayetteville Municipal Airport, we will have to acquire a variance to the sign ordinance.
Staff recommends 1 . that a variance for an additional sign be requested and 2. that the restaurant
secure the billboard which is at the south end of the terminal entrance (currently used to advertise
miscellaneous events) until approval and construction of the sign can be accomplished. There are
no prohibitions against the use of signs which are placed on the inside of front windows so this
option is also available. Note: No cost figures have been gathered, but based on experience with
other sign construction, this additional sign could cost the Airport in the neighborhood of $20,000.
• 8. It has been suggested that the extension of the wall to provide security for the restaurant should
• be a leasehold improvement. Staff understands the need for security, but likes the open feel of the
current setup. As a compromise, staff recommends the alternative suggested by one board
member, that roll down grates similar to the one in the old gift shop area be used. The advantage
is that the area would maintain its open feel, the present configuration would not be unreasonably
altered, and grates should be able to be accomplished in less time than conventionally constructed
walls.
9. Staff proposes that the `overflow seating area" aka the South gate be reserved for restaurant
use, but that we approach restaurant development in stages with the South gate area being a stage
2 development. At such time as development of the South gate area appears feasible and/or in
conjunction with the expansions of the FBOs into the terminal, staff proposes that, as an additional
incentive to growth, that the Airport expend funds for a one-time purchase of a large screen
television for joint use by restaurant/FBO patrons.
10. Staff proposes that the restaurant develop an aviation related theme for use in the terminal.
Requested Action: The Airport Board is requested to respond to Items 1 - 10 in an
affirmative/negative manner or in a compromise so that lease preparation may proceed. A draft
lease incorporating the proposals is attached. Staff, however, does not intend, by having the lease
available, to pressure the Board into a premature decision. The purpose of having the lease is to
demonstrate the willingness of staff to finalize negotiations but to also illustrate that additional
guidance (unless Airport Board is in 100% agreement with each staff recommendation) will be
• necessary prior to finalization. For comparison purposes the lease with the former tenant of this
space is attached and the Board is reminded that other tenants in the Terminal are paying our
standard rate of $ 11/square foot.
•
• Proposal
By The Paddock Grill
To the Fayetteville Municipal Airport
A one ( 1 ) year lease (transferable) to be signed with the availability of an additional 3 year lease for the
same.
A $ 100.00 a month lease to be paid by The Paddock Grill. All utilities (gas, water/sewer, electricity, trash)
to be paid by Fayetteville Municipal Airport (FMA).
Natural gas to be brought in to the kitchen for the appliances needed at the cost of the FMA.
Operating days and hours will be at the discretion of The Paddock Grill.
Liquor license (beer and wine) to be acquired by and paid for by the FMA and available for use by The
Paddock Grill.
The Paddock Grill will furnish its 12ft stainless steel hood system and chemical fire suppression system.
Hood removal and re-installation, chemical fire system removal and re-installation, and electrical installation
to be paid by FMA. The Paddock Grill will retain ownership of the hood and chemical fire suppression
systems with exception of the roof penetration curb. The roof penetration curb will be considered as
permanent building structure and not subject to removal if the hood system is removed.
• Sign is needed next to Highway 71 in order to be seen by passing traffic. The Paddock Grill sign would be
available to be moved. Need okay from City of Fayetteville and FMA to place next to road.
All equipment that is being famished by or is owned by FMA will be maintained by FMA.
Dining area must be brought out to the tiled area (southeast corner). This should approximately double the
existing seating area available. A wall system with a lockable door will have to be installed by FMA starting
at the northeast comer to the southeast comer and from the southwest corner to the southeast comer with
windows across part of the two sides. This should provide an adequate means of securing the restaurant
inside the terminal building without affecting the operating hours of other businesses.
Would like to keep the seating area across from the restaurant open for overflow seating.
Cable TV hookup will need to be available in both the dining area and the overflow seating areas with FMA
to furnish l large screen television.
A telephone line inside the restaurant area will need to be available for use by The Paddock Grill.
•
2/1 /01
• Quotes for moving hood system:
Dennie Snow Restaurant Equipment
Ft. Smith, AR
$3900.00
does not include: moving of chemical system or electrical wiring
Mr. Sam Duncan
Ft. Smith, AR
• $5000. 00
does not include: moving of chemical system or electrical wiring
(Mr. Duncan is very well known for his knowledge of Hood systems.
Mr. Duncan did notice that the air conditioning service for the building
is directly above where the hood system should go. He would have to
negotiate the fans around existing air conditioning tubes.)
• --DRAFT-----DRAFT-----DRAFT-----DRAFT-----DRAFT-----DRAFT-----DRAFT-----DRAFT-
SUBJECT TO APPROVAL BY THE AIRPORT BOARD & CITY COUNCIL
LEASE
between the City of Fayetteville, Arkansas
and
................ ---------------
This LEASE is executed this day of 20 , by and
between the City of Fayetteville, Arkansas, 113 W. Mountain St., Fayetteville, AR, 72701 ,
hereinafter called "Lessor" and -------------------, of ----------------------------------. hereinafter
called "Lessee."
1 . Leased Premises. Lessor leases to Lessee, and Lessee leases from Lessor, the property
at 4500 S. School Avenue containing approximately 1 , 144.5 square feet of floor space (plus
additional square footage requested in lobby area), located in commercial terminal building of
the Fayetteville Municipal Airport - Drake Field, hereinafter called "Airport", as reflected on
Exhibit "A" attached hereto and made a part hereof.
2. Term of Lease. The term of this Lease shall be:
• A. Initial Term. A period of one (1 ) year commencing on the date of this Lease,
2001 and expiring at midnight on , 2002 unless
otherwise terminated, canceled or extended as set forth herein below.
B. Option to Extend. Lessee shall have the option to extend the Lease Term for
five (5) consecutive one (1) year terms, provided:
( 1 ) Lessee has complied with and performed all conditions, covenants, and
terms of this Lease without any uncorrected defaults if known to Lessee, or any defaults that are
not otherwise in the process of being resolved in the manner provided in this Lease.
(2) Notice of Lessee's intent to renew has been made in writing to Lessor
at least thirty (30) days prior to the expiration of the term
3. Rental Charges.
A. Initial Term. During the initial term of this lease, Lessee agrees to pay Lessor
for the use of the Leased Premises the sum of $ 100.00 per month. However, should the lease
term begin on a day other than the first day of the calendar month, or should the lease end on a
day other than the last day of the calendar month, such partial month lease payment shall be a
prorated share of the monthly lease payment. The initial lease payment is due and payable upon
• execution of this lease, and all subsequent monthly lease payments shall be due and payable in
advance on or before the first day of the calendar month thereafter. A delinquency charge will be
• imposed on all payments not received by the close of business on the tenth day after the due date,
and the penalty shall be compounded monthly until the rent and penalty are paid in full. Such
delinquency charge shall be the maximum amount allowable under Arkansas law. All payments
shall be delivered to: Fayetteville Municipal Airport, 4500 S. School Ave., Suite F, Fayetteville,
AR 72701 .
B. Extended Term. The schedule of Rental Charges for the remaining five (5)
option years shall be as follows:
Year 2 $350/month plus 10% of sales, maximum of $ 1500/month
Year 3 minimum of $ 1500/month or 10% of gross sales, whichever is greater
Year 4 minimum of $ 1500/month or 10% of gross sales, whichever is greater
Year 5 minimum of $ 1500/month or 10% of gross sales, whichever is greater
Year 6 minimum of $1500/month or 10% of gross sales, whichever is greater
C. Definition of Gross Sales. The term "gross sales" shall mean Lessee's actual
selling price of all goods, food and beverages sold on the Leased Premises, excluding any taxes or
imposition billed separately to the purchaser.
D. Sales Records. Lessee shall maintain at all times a current, complete account
of all sales. Lessor shall have access to the record of accounts during all reasonable hours and
shall have the right to inspect Lessee's books and records of business and transactions including,
• but not limited to, cash register tapes, sales tickets and tax returns or reports. Lessee shall furnish
to Lessor a copy of all sales tax reports filed by Lessee in the office of the Commissioner of
Revenues of the State of Arkansas as well as proof of payment of sales tax.
4. Insurance and Indemnity. Lessee shall maintain in force during the Term, and any
extended term, public liability and property damage insurance in comprehensive form as
reasonably may be required by the Lessor and outlined in the Airport Minimum Standards. The
insurance shall be issued by an insurer licensed to do business in the State of Arkansas. Proof of
insurance shall be provided to the Airport. Further, no change or cancellation of the insurance
shall be made without 30 days notice to the Airport.
5 . Utilities and Janitorial Services. Lessee shall be responsible for the installation,
relocation, modification and maintenance of all utility services within the Leased Premises. Lessor
shall be responsible to provide utility services to the Terminal Building. This shall include any
power, gas, telephone, electricity, heating, water, sewer, storm water and all other utility services
not enumerated specifically. Lessor shall pay for all gas, electricity, water service and sewer
services provided to the Leased Premises. Lessee shall pay for sanitation service, telephone
services, television cable service, and any other utility services desired by Lessee. Lessee shall
provide for and supply at its expense all janitorial service with respect to the Leased Premises.
6. Use. Lessee shall have use of the Leased Premises as follows:
• Page 2
• A. Lessee shall establish and operate a restaurant within the Leased Premises
serving at least two meals per day. The restaurant shall be open to the public not less that six (6)
hours per day six (6) days each week. The Airport agrees to purchase and install a vent hood and
fire suppression system and to install a rolling metal gate to secure the restaurant premises. All
other necessary equipment and furnishings or structural alterations except those agreed upon in
writing prior to the execution of this agreement shall be installed or made by and at Lessee's cost.
Lessee shall maintain Leased Premises, including equipment, in working order and shall be
responsible for all repairs of same with the exception of the terminal roof and the heating and
cooling system Lessor shall replace the vent hood with fire suppression system upon the
expiration of its reasonable life; however, Lessee shall be responsible for replacement of the food
cooler unit upon expiration of its reasonable life.
B. Lessee shall be permitted to serve beer and light wines for on-premise
consumption provided Lessee has obtained all required federal, state and local permits.
C. Lessor agrees to pursue the installation of a sign along U.S. Highway 71 for
lease at a rate of $30/square foot/year by all tenants in the Terminal Building. Lessee agrees to
equitably divide the sign for advertising, giving no one tenant more than 25% of the face of the
sign. In the interim, until this sign is constructed, the Lessee agrees to lease, if available, the
billboard sign at the south end of the Airport property for the purpose of advertising the
restaurant. Lessee agrees to lease the billboard for a minimum of six (6) months.
• D. Lessee agrees to observe and obey all ordinances, rules and regulations
promulgated by Lessor with respect to use of the Airport and the Leased Premises; provided,
however, such ordinances, rules and regulations shall be consistent with safety and with rules,
regulations and orders of the Federal Aviation Administration with respect to aircraft operations
at the Airport; and provide further, such rules and regulations shall not be inconsistent with the
provisions of this lease or the procedures prescribed or approved from time to time by the Federal
Aviation Administration with respect o the operations of Lessee at the Airport. Lessee shall be
entitled only to use the Leased Premises for lawful purposes.
E. Lessee shall not permit the accumulation of any rubbish, trash or other waste
material in the Leased Premises.
7. Reservation ofRiphts.
A. Lessee, its representatives, agents, invitees and licensees, shall have the right
of ingress and egress to and from the Leased Premises. Lessor reserves the right to close any
means of ingress and egress, so long as other reasonable means of ingress and egress to the
Leased Premises are available to Lessee.
B. Lessor may enter the Leased Premises at any reasonable time for any
reasonable purpose necessary or incidental to the performance of its obligations hereunder.
•
Page 3
• 8. Termination.
A. Lessor or Lessee may terminate this lease at any time by giving the other party
ninety (90) days written notice of termination.
B. At the expiration or termination of this Lease, Lessee agrees to surrender
possession of the Leased Premises peacefully and promptly to the Lessor in as good condition as
existed at the effective date of this Lease, normal wear and tear excepted. Lessee's rights to use
of the Leased Premises shall cease. All fixtures, improvements, equipment, and other property
installed, erected or placed by Lessee on the Leased Premises shall be deemed to be personalty
and shall remain the property of Lessee. Lessee shall have the right at any time during the term of
this Lease, to remove any or all of such property from the Airport, subject, however, to Lessee's
obligation to repair all damages, if any, resulting from such removal. Any and all property not
removed by Lessee prior to the expiration of this lease shall thereupon become the property of
Lessor and title thereto shall thereupon vested in Lessor, or Lessor may require removal and
restoration by Lessee.
9. Indemnity. Lessee agrees to indemnify Lessor against all liability for injuries to persons
or damage to property caused by Lessee's use or occupancy of the Leased Premises; provided,
however, Lessee shall not be liable for any injury, damage, or loss occasioned by the negligence of
Lessor or its agents or employees including but not limited to hazardous substances. The Lessor
shall give notice to Lessee of any such liability, loss, suit, claim or demand, and Lessee shall
• defend same using counsel reasonably acceptable to the Lessor. No word, sentence, paragraph or
phrase shall be construed to waive that tort immunity as set forth under Arkansas Law. The
provisions of this section shall survive the expiration or early termination of this Lease.
10. Assigning. Subletting and Encumbering.
A. Lessee shall not at any time sublet the Leased Premises, nor permit other
persons to occupy said Leased Premises or any part thereof, nor grant any license or concession
for all or any part of said Leased Premises, or assign its rights under this Lease without the
written consent of Lessor. No such subletting or assignment shall release Lessee from its
obligations to pay the rental set forth herein.
B. Notice as provided for herein shall be sufficient if sent by Certified Mail,
postage prepaid, addressed as follows:
Notice to Lessor:
Airport Manager's Office
4500 S. School Ave., Ste. F
Fayetteville, AR 72701
501 .718.7642
• Notice to Lessee:
------------------------
Page 4
• All covenants, conditions and provisions in this Lease shall extend to and bind
the legal representatives, successors and assigns of the respective parties hereto.
11 . Independent Contractor. This Lease shall not be deemed or construed to create any
relationship or joint venture or partnership between the parties, to give the Lessor any interest in
the business of Lessee, or to grant to Lessee any powers as an agent or representative or the City
or Airport for any purpose or to bind the City or the Airport. Lessee shall be an independent
contractor owning and operating its business as herein described.
12. Governmental Requirements
A. Governmental Requirements - General. Lessee shall comply with all
Governmental Requirements applicable to Lessee's use and operation of the Leased Premises.
Without limiting the generality of the foregoing, Lessee shall at all times use and occupy the
Airport in strict accordance with all laws, rules, regulations, minimum standards, and security
plans that may be imposed by the FAA, the Airport, the state, federal or city government with
respect to the Airport and operations thereof, including but not limited to procuring all licenses,
franchises, certificates, permits, and authorizations necessary to conduct business.
B. No Liability for Exercise of Powers. The Lessor shall not be liable to Lessee
for any diminution or deprivation of its rights which may result from the proper exercise of any
• power reserved to the Lessor in this Lease or by reason of governmental requirements; Lessee
shall not be entitled to terminate this Lease by reason thereof, unless the exercise of such power
shall interfere with Lessee's rights hereunder so as to constitute a termination of this Lease by
operation of law.
C. Nondiscrimination. Lessee, and its successors in interest, and assignees, as part
of the consideration hereof, hereby do covenant and agree, as a covenant running with the land,
that in the event facilities are constructed, maintained or otherwise operated on property
described in this Lease for a purpose for which a Department of Transportation program or
activity is extended or for another purpose involving the provisions of similar services or benefits,
Lessee shall remain and operate such facilities and service in compliance with all other
requirements imposed pursuant to Title 49 CFR Part 21 , Nondiscrimination in Federally-Assisted
Programs of the Department of Transportation-Effectuation of Title VI of the Civil Rights Act of
1964, as said regulations may be amended.
Lessee, and its successors in interest, and assignees, as a part of the consideration hereof,
do covenant and agree hereby that: ( 1 ) no person shall be excluded from participation in, denied
the benefits of, or otherwise be subjected to discrimination in the use of said facilities on the
grounds of race, color, creed, national origin, sex or disability; (2) in the construction of any
improvements on, over or under such land, and the furnishings of services thereon, no person shall
be excluded from participation in, denied the benefits of, or otherwise be subjected to
• discrimination in the use of said facilities on the grounds of race, color, creed, national origin, sex
or disability; (3) Lessee shall be responsible for maintaining the Leased Premises and services in a
manner which complies with the parties' respective obligations under 14 CFR Part 382,
Page 5
• NONDISCRIMINATION ON THE BASIS OF HANDICAP IN AIR TRAVEL, under the
Uniform Federal Accessibility Standards (UFAS), or substantially equivalent standards; under 49
CFR part 27, NONDISCRIMINATION ON THE BASIS OF HANDICAP IN PROGRAMS
AND ACTIVITIES RECEIVING OR BENEFITTING FROM FEDERAL FINANCIAL
ASSISTANCE; and under 42 U.S.C.S. §§ 12101 , et seq., THE AMERICANS WITH
DISABILITIES ACT of 1990, or a substantially equivalent standard; and (4) Lessee will be
responsible for any alterations and/or construction made during the initial lease period or any
extensions or renewal within the demised space, the subject of this Lease, which may be mandated
by or necessary to meet the requirements of the statutes and regulations cited above and other
relevant Federal, State or local laws, statutes and regulations cited above and other relevant
Federal, State or local laws, statutes and ordinances that relate to disabled accessibility standards.
To the extent applicable, Lessee assures that it will undertake an Affirmative Action
Program as required by 14 CFR Part 152, Subpart E to ensure that, on the grounds of race, color,
creed, national origin or sex, no person shall be excluded from participating in any employment
activities covered in 14 CFR Part 152, Subpart E. Lessee assures that it will require that its
covered suborganizations provide assurances to the Airport that they similarly will undertake
Affirmative Action Programs and that they will require assurances from their suborganizations as
required by 14 CFR Part 152, Subpart E to this same effect.
13 . Miscellaneous
• A. Severability. In the event any provisions of this Lease shall be held invalid or
unenforceable by any court of competent jurisdiction, such holding shallnot invalidate or render
unenforceable any other provision hereof, unless such holding shall materially affect the rights of
either party as set forth herein.
B. Entire Lease; Modification. This Lease expresses the entire understanding of
the Lessor and Lessee concerning the Leased Premises. Neither the Lessor nor Lessee has made
or shall be bound by any Lease or any representation to the other concerning the Leased Premises
or the subject matter hereof which is not set forth expressly in this Lease. This Lease may be
modified only by a written Lease of subsequent date hereto signed by the Lessor and Lessee.
C. Non-Waiver. Neither the waiver nor any forbearance of remedy by the Lessor
of any breach of Lessee of any provision hereof shall operate as a waiver for any other breach by
Lessee.
D. Execution of Counterparts. This Lease simultaneously may be executed in
several counterparts, each of which shall be an original and all of which shall constitute but one
and the same instrument.
E. Choice of Law. This Lease shall be construed and enforced in accordance with
the laws of the State of Arkansas.
• F. Force Maieure. Neither the Lessor nor Lessee shall be deemed in violation of
this Lease if it is prevented from performing any of the obligations hereunder by reason of
Page 6
• embargoes, shortages of material, acts of God, acts of the public enemy, acts of superior
governmental authority, weather conditions, floods, riots, rebellions, sabotage, or any other
circumstances for which it is not responsible or which are not within its control, and the time for
performance automatically shall be extended by the period the party is prevented from performing
its obligations hereunder.
G. Binding Effect. This Lease shall be to the benefit of and shall be binding upon
the Lessor, Lessee and their respective successors and assignees, if such assignment shall have
been made in conformity with the provisions of this Lease.
IN WITNESS WHEREOF, the parties have executed this Lease on the day and year first above
written.
CITY OF FAYETTEVILLE, ARKANSAS
Lessor
By
Mayor
ATTEST:
• BY
City Clerk
Lessee
By
Title:
ATTEST:
By
Title:
•
Page 7
• LEASE AGREEMENT
This AGREMUNT executed this 18th day December ,
19 90 , by and between the City of Fayetteville , Arkansas ,
hereinafter called "Lessor" , and Mr . and Mrs . Dale Warren ,
hereinafter called "Lessee" .
IN CONSIDERATION OF THE MUTUAL COVENANTS CONTAINED HEREIN ,
Lessor and Lessee hereby agree as follows :
1 . Lessor hereby leases to Lessee , and Lessee hereby leases
from Lessor , 1 , 144 . 5 square feet of floor space , more or less , in
the Commercial Terminal Building at the Fayetteville Municipal
Airport ( Drake Field ) which floor space is more particularly
identified on the floor plan attached hereto marked Exhibit "A" and
made a part hereof .
2 . Lessee shall establish and operate a fast food service on
the demised premises . Said fast food service shall be open to the
public not less than twelve ( 12 ) hours per day seven ( 7 ) days each
• week and shall be open to coincide with regularly scheduled airline
passenger service at the Airport . All necessary equipment and
furnishings or structural alterations except those agreed upon in
writing prior to the execution of this agreement shall be installed
or made by Lessee at Lessee ' s cost . Lessee agrees to provide food
service as outlined in Lessee ' s proposal for Bid No . 90-13 dated
October 24 , 1990 with the revision of the following items :
a ) Uniforms are to consist , at a minimum of bibbed aprons or
smocks .
b ) The airport shall have approval over menu items and
pricing , however if agreement cannot be reached , a third party
shall be utilized to arbitrate and settle the dispute . Both
parties agree to abide by the decision of the arbitrator who
shall be chosen from the food service industry and agreed upon
by both parties .
• Bid 90-13 is attached hereto marked Exhibit "B" and made a part
hereof .
• 3 . Lessee shall be permitted to serve beer and light wines
for on-premise consumption provided Lessee has obtained all
required federal , state and local permits .
4 . The term of this Agreement shall be for a period of three
( 3 ) years from the execution date with the schedule of payments and
rates to remain the same throughout the contract term , provided
either party may terminate this Agreement by giving ninety ( 50 )
days written notice of termination to the other party .
5 . Lessee shall pay Lessor as rent for use of the demised
premises during the term of this Lease the following per cent of
f Lessee ' s gross sales per category on a monthly basis or a minimum
I guarantee of $1 , 666 per month , whichever is higher .
FOOD SALES : 8E BEVERAGE SALES : 8%
BEER S BINES : 12E MAGAZINES : 11 . 5E
k
GIFTS : 15E MISC . ITEMS : 15E
The term "gross sales" as used herein shall mean Lessee ' s actual
• selling price of all goods , merchandise , food and beverages sold on
the demised premises , including beer and light wines , and excluding
any taxes or imposition billed separately to the purchaser . Said
rent shall be payable within twenty ( 20 ) days after expiration of
q
each month under this Lease and shall be accompanied by a sales
;i
j; report on forms , to be prescribed by Lessor ' s Airport Manager . In
i' the event said rental is not paid on or before the due date , Lessee
shall pay a penalty equivalent to 10% of the amount due , said
i
penalty to be compounded monthly until the rent and penalty are
paid in full .
6 . Lessee shall maintain at all times a current , complete
record of account of all sales . Lessor shall have complete access
to said record of accounts during all reasonable hours and shall
have the right to inspect Lessee' s books and records of business
arta transactions including , but not limited to , cash register
• tapes , sales tickets and tax returns or reports . Lessee shall
furnish to Lessor a copy of all sales tax reports filed by Lessee
in the of,4ceI of the Commissioner of Revenues of the State of
Arkansafi.
7 . Lessor shall pay for all gas , electricity , water service
• and sewer services provided to the demised premises . Lessee shall
pay for sanitation service , telephone services , and any other
utility services desired by Lessee .
8 . If at any time the Leased Premises or the building which
forms the principal component of the Leased Premises should be
damaged by fire or any major casualty to the fault of the Lessee
and the cost of repairing the damage does not exceed 50% of the
value of the improvements of the premises herein leased or the
building which forms the principal component part of the Leased
,Premises , then Lessor shall as soon as reasonably practical repair
the damage caused by said fire or other casualty. If , however , the
damage should exceed 50% of the value of the improvements of the
premises herein leased or the building which forms the principal
. component part of the Leased Premises , then Lessor shall have the
option of either repairing said premises or terminating this Lease
• as of the date of said fire or other casualty by notice to Lessee
within thirty ( 30 ) days after said date . If the damages should
render the Leased premises untenantable for the use of Lessee ' s
business as set forth herein , the rental from the date of said
fire , or any major casualty not the fault of the Lessee , to the
date of the completion of the restoration of the premises shall be
abated , such abatement being figured on a pro rata basis of the
rentals , herein provided .
9 . During the term of this lease , Lessee shall maintain , at
Lessee ' s expense , the following insurance coverage with solvent
insurance companies authorized to do business . in the State of
Arkansas :
a ) Workmen 's Compensation Insurance as required by Arkansas
Law .
b) General public liability insurance with limits of not
less cnan alvu , uuu . uO for injury or death of one person ;
$300 , 000 . 00 for injuries or deaths in any one accident ;
• and $20 , 000 . 00 for property damage in any one accident .
Lessee shall provide certificates evidencing all such insurance to
the City Clerk of Lessor with the City listed as additional
insured .
• �, 4W
10 . Lessee agrees to hold Lessor harmless from any claim ,
expense , loss or liability suffered or occasioned as a result of
Lessee ' s use or occupancy of the demised premises .
11 . Lessee agrees that it will not , on the grounds of race ,
color , or national origin , discriminate or prevent discrimination
against any person or group of persons .
12 . Lessee will assure compliance with all regulations in
regard to Nondiscrimination and Affirmative Action as enumerated on
page sever ( 7 ) of Bid 90-13 attached hereto as exhibit "B" and made
a part hereof .
13 . The parties acknowledge that it is the policy of the
Fayetteville Municipal Airport that minority owned business
enterprises and female owned business enterprises , hereinafter
• called DBE , as defined in 49 CFR, Part 23 , hereinafter called the
"Regulations" , shall have the same maximum opportunity to
participate in the performance of all Airport contracts awarded by
the City , and that DBE requirements of the Regulations shall be
included in and become a binding part of such contracts awarded to
contractors , sub-contractors , vendors , and other entities . The
parties further acknowledge that it is the policy of the
Fayetteville Mupicipal Airport that it shall not discriminate on
the basis of race , color , national origin , or sex in the award and
performance of all Airport contracts . The DBE requirements of 49
CFR , Part 23 , as may be amended from time to time , are incorporated
herein by reference thereto .
15 . Lessee shall not , without the prior written consent of the
Lessor , assign or sublet this lease or any rights thereunder , or
any part of the leased premises without prior approval of the Board
• of Directors , such approval shall not unreasonably withheld .
/ Alett Little
Economic Development
• -FAVETTEVILLE RECEiVFD
THE CITY OF FAYETTEVILLE, ARKANSAS FFR 2 7 2001
Mountain St.
AIRPORT Fayetteville, AR 72701
Telephone: 501-575-8264
—tlffENDA-FOR-A- MEETING-OF-THE-INHOUSE-PL-AT-RE VIEW COMMITTEE
Tuesday, F�ar)17,1001 -9:00-a.m.
and
AGENDA FOR A MEETING OF THE TECHNICAL PLAT REVIEW COMMITTEE
Wednesday, February 28, 2001 - 9:00 a.m.
New Business:
*1 PLA 01 -8.00: Property Line Adjustment (Sloan, pp 251) was submitted by Charles
Sloan for property located at 22 & 28 Cydnee. The property is zoned R-2, Medium
Density Residential.
-,2. .—LSD_0L-3.00:urge_Scale-Development-(City_of_Fayetteville-Drake Field, pp
834,835) was submitted by Arnold D. Rankins of McClelland Consulting Engineers, Inc.
on_behalfof_The_City-of_Eayetteville_for-property-located-at. 4500_S _School Avenue. The
property-is-zoned I= 1 ,--Heavy Commercial/Light Industrial, C- 1 ; Neighborhood
• Commercial and C-2, Thoroughfare Commercial and contains approximately 512.28
acres. The request is to build 14 hangars.
3. LSD 00-36.00: Large Scale Development (J.D. China, pp 520) was submitted by Andy
Feinstein of Engineering Design Associates on behalf of Jennifer Lee for property located
at 1740 W. 61h Street. The property is zoned C-2/R-2, Thoroughfare
Commercial/Medium Density Residential and contains 1 .86 acres. The request is for a
restaurant.
--4. P-P--01=TOO-;,Preliminary�-laf(MeIlroy-pp-439)-was-submitted by Mike Anderson of
Engineering Design Associates on behalf Hayden McIlroy for property located south of
-Hwy46=and east-of-Rupple-Road.-The-property is-zoned A- I/R- 1 .5/C- I/R-2/R-1 ,
Agricultural/Moderate Density Residential/Neighborhood Commercial/Medium Density
Residential/Low Density Residential and contains approximately 90 acres.
5. LSD 01-4.00: Large Scale Development (Fayetteville Youth Center, pp 439) was
submitted by Mike Anderson of Engineering Design Associates on behalf of Fayetteville
Youth Center Inc. DBA The Boys & Girls Club of Fayetteville Inc. for property located
_south Hwy I &and.east of.Rupple-Road. The property is zoned A- 1 /R-2,
Agricultural/Medium Density Residential and contains approximately 15 acres. The
request is for a recreation facility.
40
K I USERSICOMMOMPIanning1100/ Agendalpr12-28-01.wpd
Marketing Report
• Airport Board Meeting
March 1, 2001
While Alett and I were attending the FAA Partnership Conference in Fort Worth, we visited with
a Learjet repair shop located in Dallas. Alett had been networking with this company via telephone
prior to the Conference in Fort Worth. The owner of the company plans to visit our airport in March.
This contact is particularly important because he already has customers in northwest Arkansas.
A visit was made to Rudy Aircraft Instruments, Inc., Rudy, Arkansas. This company is fairly local
and was not listed in our Arkansas Manufacturer's book, but was found on the internet. The
company is an FAA repair and overhaul shop, with sales and service of aircraft instruments. They
plan to visit our airport and they will help us promote the aviation park. They gave me a name of
a company to contact on the west coast. We have called this company and communicated our
program and mailed them additional information about Drake Field and Fayetteville. We will
complete a follow-up call in early March. Their company has discussed relocating out of California.
Another local visit was made to Kingston to visit with an individual who is now building up-scale
homes, but is retired from the aircraft painting and aircraft interior refurbishing business. He is
interested in our program and the possibilities of opening a state of art aircraft painting and
refurbishing shop in our airpark. He is checking further on the demand in today's industry and
• additional meetings are planned.
Having already visited other local airports looking at their sun-screen hangars, a visit was made to
the Huntsville Airport to inspect their sun-screen hangar. Alett and I have spent some time looking
for locations on the field and we have some suggestions which we will present the Airport Board for
review and recommendation.
We maintain our contact with the USDA Forest Service. At present, they are expecting to meet in
Washington, D. C. around the middle of March to make a final presentation. The Atlanta office
assures us that Fayetteville is a viable candidate for the Air Tanker Base. A copy of their proposed
layout is attached.
Regarding the re-commissioning of the MLS, Major Ham of the Little Rock Air Force Base has been
contacted, requesting support of the MLS and an increase of their operations at Drake Field. Major
Ham stated the Air Force has two MLS systems at their base in Little Rock and all their MLS
training is accomplished there. Also the Air Force has ordered all student pilot training to only use
airports with 7,000 feet runways, or longer. Major Ham did say if we would send him an e-mail
giving the Air Force an invitation to fly our airport, they would fly Drake Field as much as possible.
We have issued our invitation. A call was made to the C130 Wing of the Air Force in Minnesota,
with a request to fly Drake Field. They have an MLS in their own state which they can use, and is
much closer to home. A contact was made to Captain Jeff Harrold at the Alabama Maxwell Air
• Force Base, which resulted in their interest in flying Drake Field if we get the MLS up and running
again. Captain Harrold will get with the squadron commander to determine how many flight could
utilize the MLS. A follow-up call will be made to Captain Harrold the week of February 26t1 to gain
• additional information. We will continue to lobby the surrounding states for support and a request
for utilization of the Drake Field MLS. Once we have discovered how many operations we could
have if the MLS was turned back on we will present this information to the FAA.
An advertisement was placed on the local government channel and two advertisements have been
placed in a new Arkansas aviation publication called Fly Low, which will also have an article on the
Arkansas Aviation Technology Center (our local A & P school) in the first issue. Wings Avionics
has also placed an advertisement in the publication.
The following is a list of new t-hangar tenants in February:
D- 1 : J. T. Specialties
F-S (storage): Jim Bell
F-7: James Scanlon
•
•
• Leasing Opportunities at
Drake Field
(Fayetteville, AR)
Corporate & t-hangars
currently available
For more information regarding available leasing
opportunities & special incentives for t-hangars, please
contact Airport Administration -
718 -7642
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BY DAVID TALBOT
I '
The
Di it
al
TIRED OF FLIGHTS THAT ARE TWO HOURS LATE?
THE FAA AND CARGO AIRLINES ARE BEGINNING
TO TEST NEW GPS-BASED SYSTEMS AND DIGITAL S k
DATALINKS THAT COULD Everynightbetween 11 :30p.m. and 2:30a.m., nearly windowly0aircraftin
tf
HELP AVERT GRIDLOCK IN tinctive brown tails converge on Louisville, KY. One by one, abo
THE SKY. BUT—SURPRISEI— the United Parcel Service fleet land at the company's distribution hub flanking
GENERAL IMPLEMENTATION the Louisville airport, disgorge some 600,000 parcels, reload and hit the sky again.
WILL LIKELY BE DELAYED. The system is remarkably efficient, and it has helped to keep UPS aloft as the
t
nation's ninth largest airline.
But with the parcel delivery business expanding and the midnight skies over
Louisville growing crowded, UPS is turning to new technology to compress
arrivals and departures. In a radical experiment that may provide a glimpse into the
future of air traffic control, UPS is embracing new satellite-based systems, hoping
to wean itself off conventional radar-based technologies. Using the new digital tools,
pilots would glance at cockpit displays showing their precise position, the positions
of other UPS planes and a map of the airport and its runways—a display enabled
by a combination of satellite positioning technology and digital datalinks between
• aircraft. Air traffic controllers would still run the show, but pilots would gain a tool
ILLUSTRATION 0Y JAMES P0RTO to maintain more precise spacing on takeoff and landing.
IP THE UPS EXPERIMENT WORKS, departure spacing at Louisville and is Marchilena, executive vice president of air
says Dave Ford, a top Federal Avia- banding with other cargo carriers to push traffic control giant Raytheon.
tion Administration official involved with for even broader implementation. As any passenger at LaGuardia,
the cargo airline's initiative, it could pro- The question now is whether what's O'Hare or Newark knows, the air traffic
• vide a model for enhancing safety and good for the cargo industry is also good control system is lagging behind the
efficiency in the nation's overall air traf- for what aviation insiders jokingly call demand curve now. Delays hit record
6ccontrol system. "One goal is to reduce "self-loading cargo"—the traveling pub- levels in 1999 and 2000, and the problem
runway incursions and accidents. We lic. Can these satellite and datalink tech- promises to get worse. Last year, 670 End-
think this technology could help us in nologies help avert air-travel gridlock? In lion passengers flew in the United States;
those areas. And we think there is a big
Eok to efficiency," he says.
Efficiency is definitely the spur for Satellite-based air traffic tools make business
UPS. "We believe we can increase our
throughput with the same airport infra- sense for the Cargo industry. Can they also
avucture,says company spokesman Ken
Shapero.'if wecan bring planes infaster help "Self-loading cargo"—the traveling public?
grout faster, we can beat our competi-
tion.' UPS predicts the technology will
Odd a 20 percent capacity jump at theory, they could keep airports func- the FAA predicts I billion passengers will
Louisville. A reduction of 20 to 30 sec- tioning at full capacity in foggy weather, fly in 2010. According to FAA statistics, .
ands between some landings and takeoffs allow airplanes to land in pairs on close- bad weather gets the lion's share of blame
could shave about a half hour from the ly spaced parallel runways, make possible for the air traffic control-related delays.
company's nightly sorting operation, a more precise instrument landings and But weather causes widespread havoc in
sigaifiant savings when your business help airplanes avoid runway collisions. If part because today's air traffic control
hinges on delivering parcels on time. The this suite of technologies becomes wide- systems are a patchwork of technologies
numbers are so compelling that UPS is ly available, "we in the [air traffic control] built over the past half-century that are
preparing to seek FAA approval later this services industry may actually get ahead being stretched to the limit by the ever-
Iwto use the system for approach and of the demand curve," says Frank increasing number of travelers. Radar
Averting Runway Disaster
Mien visibility Is poor, taxiing pilots now rely on runway markers and controllers'orders. LEFT:This FAA computer re-creation depicts the
Dec3, 1990, crash at Detroit Metropolitan Airport in which nine people were killed when a Northwest Airlines DC-9, Its pilot disoriented
4lliag,parked In the path of an approaching Northwest Boeing 727. RIGHT: A proposed cockpit display—enabled by satellite position
hibernation and datalinks—shows runway traffic. Planes are triangles; a "needle noseo denotes high speed and stopping distance.
is
CI
l
v
!; 11
t
.k c
• F
K
C
a
52 TECHNOLOGY REVIEW march 2001
i
technology has significantly improved the Storm," p. 54). The same displays Aviation Internet
Siam it was adapted for civilian air traf- could give the pilot a detailed real-time When airplanes exchange streams of
fic control after World War II, but the map of an airport and positions of parked data, new cockpit displays are possible.
basic procedure remains the same. Con- or taxiing airplanes. In the future, the In the United States, only cargo airlines
trailers herd airplanes along a limited suite of technologies could also provide and Alaskan bush pilots have anything
• number of radar-monitored "highways" ways for pilots to chart their own routes like these so far.
in the sky. When weather is bad, con- through the skies—a concept known as
trailers dose some of the highways, cre- "free flight"—instead of staying inside
ating traffic jams. Bad .weather also pre-set "highways" directed by air traffic
prompts controllers to enforce larger controllers (see "Delayed Takeoff," TR
buffer distances between airplanes, September/October 1999).
increasing delays. So far, the cargo airlines (including
During the 1990s, the advent of FedEx and Airborne Express) are the pri- RL,
Global Positioning System (GPS) tech- mary promoters of these satellite tech- LY,
ndogy—in which precise locations can nologies. They hope that in addition to
be fixed by triangulating signals from saving precious nighttime minutes, these
argof24 military satellites—promised a tools will substitute for retrofitting their AIR TRAFFIC: Even In poor weather,
new approach. Using GPS, pilots can fleets with expensive mid-air collision Pilotscould see nearby aircraft; but all
determine their exact locations without warning devices that passenger aircraft Planet would need the new datalink.
relying on ground-based navigation bea- already have—and cargo pilots want.
coos. Over the past decade, a collabora- Since passenger carriers have already
tion of several government-funded labs, installed warning devices, they are less
including Bedford, MA-based MITRE motivated to develop the new tools. But
iand MIT's Lincoln Laboratory, devel- another factor inhibits enthusiasm among
I oped a new way to continuously transmit the passenger airlines: an enormous exist-
digital GPS position information and ing radar-based infrastructure. This
Ad digital data among airplanes and "installed base" is growing ever larger. The
controllers. With this network of digital federal government is spending up to
t information (known to insiders as ADS- $600 million to build approximately 2131 03
B orAutomatic Dependent Surveillance- digital radar towers to upgrade the
. Broadcast), planes can continuously nation's air traffic control systems. The MOVING MAP:Toavoid "controlled
` ex&2nge data on location, speed, flight FAA and the airline industry are devel- flight into terrain'—crashing into moun-
+ plan, aircraft size and type, number of oping new tools to use refined radar data tains—add a topographical database.
ipassengers and weather. to achieve some of the efficiencies I o
I The system can be thought of as the promised by satellite data. While it might
latest-generation phone lines and be difficult to convince a passenger cir-
modems in an emerging "Aviation Inter- cling over LaGuardia airport, the fact o a
net'—one term being used to describe remains that the current system works—
the increasing data flow among planes, and is safe. _
controllers, ground crews and aircraft A fundamental shift to satellite-based a
maintenance facilities. UPS Aviation . tools would require a monumental effort
Tadumlogies is the only company that has to achieve consensus among pilots, con-
ii
dedoped cockpit displays certified by the . [rollers and regulators. How could con-
FAA to receive and display information sensus be achieved? In air traffic con- RUNWAY TRAFFIC: New displays could
i from this newly developed datalink, but trol, "things tend to be reactive rather. show all airplanes and runways,but some
�. odes—including GE-Honeywell, Rock- than proactive, and that's probably what's worry about overloading pilots with data.
wtBCoBins and L-3 Communications— going to happen here," says Jim Kuchar,
are working on their own systems. associate professor of aeronautics and
Digital communication is only one astronautics at MIT. "A systemwide
dement in the UPS system. After data change is either going to occur because of
kL from GPS and other sources reach an a major congestion problem, or because
airplane, computers calculate relative efforts like UPS make it more attractive. e
positions of aircraft and their trajectories. If UPS gets this thing working and it
pilots glancing at cockpit displays and fol- shows all these benefits, maybe others
lowing computer-generated navigation will say, 'we'll take another look at this:
• - ructions can precisely establish spat- That second look, however, may be
* , ingbetween planes even in times of poor slow in coming. Four years ago, United WEATHER: Pilots could see storms with-
visbrlity. Add weather data, and the pilot Airlines pilot Rocky Stone proposed using out relying on air traffic controllers,and
egg see and avoid storms (see "Eyeing the new satellite-based technology to avoid hazards without long detours.
= i
TECHNOLOGY REVIEW MarCR 2001 53
I fight congestion by allowing paired III is kind of like a piece of the puzzle, and while radar-devoid countries like Aus
a landings during poor visibility at it may even be a cornerstone of it. But tralia and even Mongolia are starting t(
the notoriously fog-bound San Francis- having it in place is still far from having deploy satellite air-traffic tools, th,
dd co airport, where the runways are a solved many of our problems." Alaskan region is the first place in th(
whisker-close 250 meters apart. But the The case for satellite tools is far more United States—and the only one in tht
idea proved impractical in the short term, compelling where radar infrastructure foreseeable ftiture�to move to 100 per-
says. Dave Jones, who directs United's is spottyor nonexistent—and where the cent satellite-based air traffic control. (Ir.
efforts to improve efficiency at its San safety benefits are obvious. One such the UPS experiment in Louisville, radai
PP
Francisco hub. To implement the strate- place is Alaska's 260,000 square kilome- would still guide aircraft to and from
gy, United realized it would need Boeing ter Yukon-Kuskokwim Delta region, airports. The satellite tools would only aid
and Airbus to approve new cockpit dis- where small-airplane deliveries and trans- approach and departure spacing.)
plays, pilots and controllers to accept portation are an essential way of fife--and Whether the technology can make
them, and the FAA to certify equipment death. Much of Alaska has no radar cov- similar inroads elsewhere is less clear.
and applications. And even if United had erage, no air traffic control towers and no One concern has been whether GPS satel-
installed the system, its airplanes would paved runways (gravel airstrips are a lux- lite signals are robust and reliable enough
still have had to get in line with other air- ury), making the area more like remote to serve as a foundation for air traffic con-
planes lacking the technology, In the face regions of Africa or China than the lower trol. But a 1999 report by the Johns Hop-
of these obstacles, the airline shelved the 48 states. The 1990s saw an average of one kins Applied Physics Laboratory helped
plan and is exploring advanced radar- aircraft accident in Alaska every other allay fears that satellite signals—weak
based tools and procedures instead. day, including 186 fatal crashes leaving compared to ground-based radar—are at
United's experience illustrated a him- 398 people dead. During that decade, risk of disruptions from solar radiation,
damental difficulty in implementing this Alaska accounted for 37 percent of the atmospheric disturbances or terrorist
new technology: it's an "all or nothing" nation's total aircraft accidents and 20 hackers. "Technologies are emerging that
proposition. Unless all airplanes around percent of total air-crash deaths. can greatly reduce vulnerability to GPS
a given airport are equipped with it, the In 1998 this carnage prompted Con- signal jamming," according to the study.
rystern can't be relied upon for spacing, gress to appropriate $11 million to install And to the extent that satellite signals
collision avoidance or much else. "There's new equipment in 155 small airplanes in are warped by the atmosphere or other
got to be a whole architecture of the air- Alaska. UPS Aviation Technologies pro- interference, they can be verified and
space that everybody has got to agree vided the avionics, and now the GPS- tweaked for extra accuracy with ground-
W says Robert Rosen of NASA!s Ames based system is being used by Anchorage- based augmentation systems like those
Research Center in Moffett Field, CA. based air traffic controllers to guide small being installed by Raytheon.
"None of that is in place today. It [ADS- aircraft in the remote, marshy delta. And Another fundamental question is
Eyeinq the Storm
While weather Is a factor In 70 percent of air traffic what will happen In the future.0 says Robert Meyer of
control-related delays and 30 percent of accidents, Raytheon, which Is building the Lincoln Labs-designed system.
weather displays used by air traffic controllers aren't Vivid displays show wind speeds and direction at multiple
inuch better than those on the evening news: Doppler radar points, precipitation density In six colon, storm cells and front
kmges of precipitation.olts just reflectivity.They have no movements.The system—known as themintegrated Terminal
depiction beyond what the radar can Weather Systern,"or 1TW5can predict
seeNou could have a big storm within wind and weather conditions occurring
an hour of the airpoM and the con- as far as 300 kilometers from the
trollers don't see It'says Raymond airport, or right over the runways.
P
4 L&Frey of MIT's Lincoln Laboratory. LaFrey says It Is the most detailed
i Now, after more than a decade of weather prediction system ever
development and prototype testing, a devised.'There hasn't been an effort to
a production model of a new weather I integrate that many sensors.0
disiplay and prediction system Is due for a
Beyond the safety benefits, the
tests this April and May In Houston, system could ease congestion.
where It will monitor skies over both The system shows wind speed and direction at Knowing where and when the weather
the city's airports.The technology com- multiple points (black arrows), precipitation will arrive—or If It will skirt an
bines weather Information gathered density (in six colors) and rolling 2G-minute airport—can help controllers make
from several kinds of radar stations, storm front predictions. better decisions about how to reroute
aswell as from lightning detectors and planes and when to close airports.
aintinift-mounted sensors.The data are processed In real time Prototypes have been tested In Orlando, FL, Memphis,TN,
at air traffic control centers,with algorithms churning out Dallas and New York by the FAA and airport operators.The
twat-term predictions.olt provides a very detailed current look FAA Is planning nationwide Installation of 33 new systems,
stwhat Is going on.and an automatic 20-minute prediction of pending the Houston performance tests.
54 TECHNOLOGY REVIEW MarCh 2001
whether new displays in the cockpit might "Wait until you see the in-flight plenty of capacity at off-peak times. "All
distract pilots, and whether new naviga- movie," quipped George Cooley, an engi- of the technologies that we are working
tion responsibilities will overload them. neer at UPS Aviation Technologies. The on address a piece of the pie, and togeth-
*Human error is involved in at least 80 "movie" began as the 727 rolled slowly er they will ultimately create more capac-
percent. of all accidents and incidents in along the airport's taxiways. Other taxi- ity, but it is going to be incremental, at
aviation," says Kim Cardosi, manager of ing airplanes were plainly visible on the best," says Kathryn Creedy, an FAA
'human factors" programs at the U.S. screen. Suddenly, a blue triangle appeared spokeswoman.
Department of Transportation's Volpe on the screen, its tip elongated with a nee- However, NASA!s Rosen projects that
Center in Cambridge, MA. "The work dle-nose indicating high speed. A the FAA!s incremental approach will only
environment is so complex, it can set moment later, the blue blip turned brown. keep pace with demand for the next
them up to make mistakes, and that's Jim McDaniel, head of the FAKs tech- decade or so. "Because of thedemand on
what we have to guard against in these nology assessment programs, announced the system, all the technology developers
systems and displays. We have to make that an airplane had just taken off. But in are focusing on next-generation tools,"
sure [pilots] aren't overwhelmed by infor-
mation, and that when they do make a
mistake it can be corrected before it has "Gridlock is in the eye of the beholder," says
serious consequences."
Ile infusion of data and displays NASNs Robert Rosen, "However, everyone agrees
brings with it new sources of confusion.
Kuchar cites "a number of accidents in that it will get worse before it gets better."
which there has been a mismatch between
what the computer was thinking and
what the human was thinking," such as fact, blue denoted an airborne airplane, Rosen says. "But we recognize that even
the 1995 crash of an American Airlines brown an airplane on the tarmac. A after all these tools are in place and work-
Boeing 757 on approach to Cali, Colom- moment later, he corrected himself. 'I ing together, demand is such that it would
bia. The airplane slammed into a moun- thought if was taking off at that moment, soon again exceed capacity-"
tain, killing 160 people, when the autopi- but it was landing," he said. The basic technologies for satellite-
lot was instructed to fly toward a radar The demonstration was only intend- based air traffic control—the GPS system,
beacon the pilot thought was near Cali, ed to show how the technology could datalinks, computational power and com-
but which was actually near Bogotd. In augment runway awareness, and its basic pact cockpit displays—are on hand. But
this case, radar beacon technology and the benefits were apparent. Even in foggy there is nothing close to consensus on
autopilot system helped lead passengers weather, the cockpit display would have how—and whether—to deploy them
to their deaths after a seemingly trivial given a clear view of runway traffic and widely. So far, the public outcry hasn't
pfloterror. "If the United States switches immediately made apparent any wrong been loud enough, the airlines haven't
to widespread use of [satellite-based tech- turn. The system worked perfectly. On the seen the business case, and the FAA
nology], there will be other areas in the other hand, its interpreter—in this case, hasn1 tried to force a systemwide change.
world that haven't, requiring pilots to an experienced FAA official—had briefly "Gridlock is in the eye of the beholder,"
use different procedures in different been confused by the display. The mistake Rosen says. "However, everyone agrees
places. This can lead to additional errors was an apt demonstration of why that it will get worse before it gets better."
and problems," Kuchar warns. . approval of new technologies for air traf- Last October, UPS got good news: the
Despite these questions, prototypes * fic control takes time: to ensure all sources company received the first FAA certifi-
are advancing. A key day for UPSs effort of confusion have been ferreted out. cation for its new cockpit device. It was
came last October, when FAA adminis- As UPS pushes its case, a consensus is only a small step and only for a very lim-
trator Jane Garvey flew into Louisville for emerging that growing demand will force ited purpose, to help pilots gain
a joint FAA/UPS evaluation of the tech- changes in the nation's air traffic control "enhanced see and avoid" capability in the
nology. Garvey stepped inside a UPS system. In the short run, some relief may skies over Louisville. But the approval
Boeing 727 whose fuselage had none of come from airport expansion and new did signal that the system is making its
the usual furnishings—just several pods construction; some airports are also con- way onto the regulatory radar screen.
of computer equipment in the front, and sidering higher peak-period landing fees 'There are still a lot of challenges with
16 leather-upholstered first-class seats to discourage the rush-hour crush. Late this—a lot to be resolved," McDaniel
bolted to the floor in the rear. Taking a last yeair� the FAA announced a lottery sys- says. "The pilots and air traffic controllers
seat in the front row, she glanced at a tcm for the assignment of flight times at are excited; there's a lot of potential, but
computer monitor displaying a graphical LaGuardia—which by itself accounts for they are not the least bit bashful about
depiction of the Louisville airport. The about one-quarter of the nation's what it needs—for instance, [reducing]
runways were dotted with slow-moving delays—to reduce congestion. New pro- the clutter on the screen."
brown triangles. These represented air- cedures and uses of radar tools are If those problems can be ironed out,
planes equipped with the damlink system, increasing capacity at airports like Dallas- however, the UPS initiative at Louisville
exdwging position data with each other. Fort Worth. The FAA, for its part, notes just may be the first step in helping
aM is cool," Garvey said. that even in busy cities the system has reduce clutter in the skies. FM
TECHNOLOGY REVIEW MarCh 2001 55
—--—------ - - -- --- -- -----
BY DAVID H . FREEDMAN
The Flve �
Minute
CAN NEW DIGITAL TECHNOLOGIES
REALLY MAKE FLYING 50 EASY EVEN
A 12 -YEAR-OLD WITH NO FLIGHT 0 t
EXPERIENCE CAN DO IT,, When MIT aeronautics researcher John Hansman bragged that, armed with some
AS ONE AERONAUTICS up-and-coming technology, he could take a 12-year-old off the street and have
EXPERT BOASTED? WRITER him or her flying a plane after only a few minutes of training, Technology
DAVID H . FREEDMAN JUST Review couldn't resist putting him to the test. Hansman seemed game, so I pre-
HAPPENS TO HAVE HIS
sented him with a subject: my 12-year-old son, Alex. At stake in this experiment
I
VERY OWN 12-YEAR-OLD, would be a question critical to the long-term vision of the NASA-backed Small
SO TECHNOLOGY REVIEW Aircraft Transportation System program, which aims to ease highway conges-
DECIDED TO TEST MIT tion by making us a nation of pilots. Can an average joe with little training real-
PROFESSOR JOHN HANS- ly get behind the controls of a small plane and, fed the right information with
MAN'S CLAIM. the right technology, pilot the aircraft from takeoff through landing?
On a frigid but sunny morning last December, Hansman met Alex and me at
Hanscom Field in Bedford, MA, where Hansman's four-seat, single-engine Piper
Arrow was parked. After a five-mmute briefing on basic airplane control by the MIT
prof in a nearby pilot's lounge, Alex climbed into the main seat, and Hansman—
who has logged 6,000 hours of flying time—sat to his right behind a second set
PHOTOGRAPHS BY FURNALD / GRAY of controls. (Hansman is confident, but not foolish.)
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