Commercial Development

Areas Available for Commercial Development:

Development Area 1
Development area 1 is located in the northwest quadrant of AVP, north of the airport maintenance facility. The site generally slopes down and away from the runways with a varying site elevation from five to 50 feet below the airfield elevation. The overall topography varies across the site with limited areas of flat land. The approximate developable area is approximately 55 acres with no known wetland impacts. Residential neighborhoods are located adjacent the site to the southwest while currently vacant property is located to the northwest and north of the site. Industrial warehouse and distribution properties are located further to the north of the site. Currently the only access to the site is through Campbell, Dawson and Plane Streets, which are low volume residential streets located on the very southwest corner of the site. Though the site is adjacent both of the airport’s runways, the sloping terrain and significant elevation difference with the airfield would make providing access to the runways very difficult and likely cost-prohibitive.

The site has sloping topography with the most significant variation occurring in the southwest corner and limited flat ground in the northern two-thirds of the site. The site is the largest potential non-aeronautical development area size with sufficient size and physical characteristics to allow for several development uses. Since current access to the property is only provided through existing low volume residential streets, additional access to the north would likely need to be provided to accommodate potential future traffic volumes and intensity. Providing access to the north would also provide direct access from the site to Interstate 81 (I-81) through Springbrook Avenue and Powder Mill Road, which would support higher intensity industrial uses on the northern two-thirds of the site. However, due to the significant sloping topography, low volume residential street access and existing adjacent residential uses in the southwest corner, lower intensity development and traffic volumes are more appropriate for this portion of the site. Developing office uses in this area would leverage smaller building footprints to maximize use of the site and sloping terrain and require less street and access improvements than higher intensity uses. This portion of the site could also be used for ancillary development (i.e. parking, storm water, etc.) in support of a larger development on the northern portion. Additionally, portions of the site adjacent the existing airport maintenance facility and at the airfield elevation should be reserved for expansion of this facility and aeronautical use.

Highest or Best Use:

Mixed (Office and Industrial – Flex)
Mixed (Office and Industrial – Warehouse)
Office / Support Facilities

Development Area 2
Development area 2 is located on the east side of the airport, adjacent the air traffic control tower (ATCT) and both runways. Direct airside access is provided by Taxiway ‘D’ and a future southeast partial parallel taxiway to Runway 4-22.

The site benefits from generally flat topography and consists of a total of approximately 55 acres. The site is also adjacent the airport’s FAA air traffic control tower (ATCT). Landside access is currently only provided by the FAA ATCT access road, which is not a public roadway and only available for use by FAA staff. Future public access may be able to utilize a portion of the ATCT access road but will need to be constructed to provide full access to the site. The site is large enough with sufficient physical characteristics to allow for several development options. However, this site has significant airside access and is well suited for future aviation expansion, which could meet long-term general aviation facility requirements. These facilities include additional general aviation apron, hangars or FBO facilities. Thus, the highest or best use for development area 2 is to meet future aeronautical development requirements of the Airport.

Highest or Best Use:

Aeronautical

Development Area 3
Development area 3 is approximately 16 acres in size and is located on the southwest corner of the airport, south of the GA facilities and along Navy Way Road. The site does not have airside access to the airfield. Landside access and frontage is along Navy Way Road and Concord Drive, which provides cul-de-sac access through the center of the site. There is currently a Holiday Inn brand hotel and stand-alone restaurant (The Tipsy Turtle) adjacent the site. The site benefits from generally good topography with the exception of limited sloping terrain to the south of the site. The site also benefits from frontage along roadways with direct access to I-81 to the west and to the Grimes Industrial Park east of the Interstate 476 (I-476).

The site is large enough with sufficient physical characteristics and a predisposed layout for multiple small acreage lots that can accommodate for several development options. Based on the existing roadway frontage with interstate access, adjacent hotel and restaurant uses, proximity to the airport terminal and ability to establish flexible lot sizes, a plan including mixed use of the site would provide the greatest benefit and development flexibility to the airport. Leveraging the existing businesses adjacent the site and overall physical characteristics described, the highest or best use for development area 3 is for mixed hospitality and office use.

Highest or Best Use:

Mixed-Use (Hospitality and Office)

Development Area 4
Development Area 4 is located along the southeast side of the airport, south of the Runway 4 approach end and along I-476 to the east and Navy Way Road to the south. The site has limited sloping topography with flat ground in the northern portion of the site. Existing wetland and conservation easement sites are located to the north of the site with a stream running north to south along the western boundary. The site is approximately 21 acres in size with highway access from Navy Way Road, which also provide access to the Grimes Industrial Park to the east and I-81 to the west. The site does not have airside access to the Airport’s runways. The site is impacted by height limitations and airspace requirements associated with Runway 4-22 but benefits from a much lower ground elevation than the airfield, which will mitigate those height limitations to a certain degree.

With good highway frontage and access to interstate highways and adjacent industrial uses just east of I-476, the most suitable use for this property would be industrial. Though the site is rather small for industrial uses, high utilization of the site would support a single large warehouse user (possibly in support of existing properties in the Grimes Industrial Park) or several smaller flex users. Market data and recent inquiries to airport staff regarding the property in this area also support this use. Therefore, the highest or best use for development area 4 is an industrial use, with a primary focus on warehouse space. A secondary or alternative use that would provide a similar benefit to the airport is industrial flex space, which also shows demand in the local market and would be supported by the site characteristics and adjacent uses.

Highest or Best Use:

Industrial – Warehouse
Industrial – Flex

Corporate-General Aviation, Hangar Space

Heated and unheated hangar space available for all size general aviation and corporate/business aircraft. Hangars are within Airport security areas and are well lighted and maintained. Low rates vary for GA aircraft and Corporate aircraft. Hangars and GA facilities are well maintained and lighted, and are within the Airport security area. Airport users have benefit of a FIRST CLASS FBO (Aviation Technologies), easy parking, 24 hour snow removal, ATCT, fire rescue and security, as well as U.S. Customs and an on-airport customs broker.

Office space is also available to Corporate/Business aircraft tenants at reasonable rates.

The AVP Aviation Center, located on the GA ramp, has up to 4,000 square feet of Class B office space available which is suited for aviation support activities. The Aviation Center houses U.S. Customs and the Airport Customs Broker.