200618 Airport AGDThe Corporation of the Town of Tillsonburg
Tillsonburg Airport Advisory Committee
June 18, 2020
5:30 p.m. to 7:00p.m.
Electronic Meeting
AGENDA
1.Call to Order
2.Adoption of Agenda
Proposed Resolution #1
Moved by:
Seconded by:
THAT the Agenda as prepared for the Tillsonburg Airport Advisory Committee
meeting of June 18th, 2020, be adopted.
3.Disclosures of Pecuniary Interest and the General Nature Thereof
4.Adoption of Minutes of Previous Meeting
Proposed Resolution #2
Moved by:
Seconded by:
THAT the Minutes as prepared for the Tillsonburg Airport Advisory Committee
meeting of Feb 20th, 2020, be adopted.
5.Presentations/Deputations
None
6.General Business & Reports
6.1 Outstanding Elections Vice Chair – Dan
6.2 Hangar Construction update – Dan
6.3 Airport Feasibility Analysis Follow up TAAC Comments - Kevin
6.4 Airport Design Guidelines – Dan
6.5 Airport Airside Pavement Design – Kevin
6.6 Lot 7 taxiway G3 Follow up Maximum Size – Kevin
6.7 Taxiway G1 lot #2 and #3 Hangar Apron As Constructed drawings – Kevin
6.8 Meeting Schedule follow up
6.9 Definition of “Corporate” as it relates to the Rates and Fees – Annette
6.10 Drainage Ditch project update – Dan
6.11 Town Owned Hangar Business case – Kevin
7.Correspondence - none
8.Other Business
9.Next Meeting
10. Adjournment
Proposed Resolution #
Moved by:
Seconded by:
Committee: Tillsonburg Airport Advisory Committee Page - 2 - of 2
THAT the June 18th, 2020 Tillsonburg Airport Advisory Committee meeting be
adjourned at _____ p.m.
The Corporation of the Town of Tillsonburg
Tillsonburg Airport Advisory Committee Meeting
February 20, 2020
5:30 p.m.
Tillsonburg Regional Airport Boardroom
244411 Airport Road, South-West Oxford
MINUTES
Present: David Brandon, Dan Cameron, Jeff Dean, Valerie Durston, Deb Gilvesy,
Geoffrey Lee, John Prno, Mark Renaud, Jeremy Stockmans
Staff: Kevin Deleebeeck, Dan Locke
Absent with Regrets: Euclid Benoit, Jeffrey Miller, Annette Murray
1. Call to Order
The meeting was called to order at 5:30 p.m. Mark Renaud sat as the Chair and
John Prno acted as Recording Secretary for the meeting.
2. Adoption of Agenda
Resolution #1
Moved by: Geoffrey Lee
Seconded by: Jeff Dean
THAT the Agenda as prepared for the Airport Advisory Committee meeting of
February 20, 2020, be adopted with the addition of item 6.2a Asphalt Mix Report.
Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof
None
4. Minutes of the Previous Meeting
4.1 Minutes of the Meeting of December 11, 2019
Resolution #2
Moved by: Geoffrey Lee
Seconded by: Jeremy Stockmans
THAT the Minutes of the Tillsonburg Airport Advisory Committee Meeting of
December 11, 2019, be approved with the following clarification. Article 6.1 should
read: “J. Stockmans has lost confidence in the development process and may need
to step back.”
Carried
5. Delegations and Presentations
None
6. General Business and Reports
6.1 Elections
D. Locke explained that the Committee’s Terms of Reference had elected
executive positions for a one-year term only, and suggested elections should be
held for the remainder of the current term of Council. As E. Benoit was not
present at this meeting, the election of the Vice-Chair would take place at the
next meeting.
J. Prno was asked if he would stand for Secretary and agreed. There were no
other candidates for the position.
Resolution #3
Moved by: Geoffrey Lee
Seconded by: Jeff Dean
THAT John Prno be acclaimed Secretary of the Tillsonburg Airport Advisory
Committee for the duration of the current Council Term.
Carried
M. Renaud was asked if he would stand for Chair and agreed. There were no other
candidates for the position.
Resolution #4
Moved by: Jeff Dean
Seconded by: Geoffrey Lee
THAT Mark Renaud be acclaimed Chair of the Tillsonburg Airport Advisory
Committee for the duration of the current Council Term.
Carried
6.2 Three New Hangar Applications
D. Locke reported on the hangar developments. Lots 1, 2 and 3 on
Taxiway G1 are complete while Lots 4 and 5 have been sold. Lot 7
on the G-3 taxiway is also being proposed for a smaller hangar.
This leaves only two hangar sites left for development.
Discussion took place about grading and size of the hangar to be
built on Lot 7 on Taxiway G3. Let it be reflected in the minutes that
the Committee supported in principle the two hangar applications
on Taxiway G1 subject to Engineers confirming “as-built”
conditions, and to minimize the grade between hangar floors and
taxiways as much as possible. Conditions are to be communicated
with the tenants. It was also recommended that staff approach the
proposed tenant on G3- Lot 7 to maximize the size of the hangar to
be built and report back to the committee. Engineering will confirm
the recommended size for the site.
6.2a Asphalt Mix Report
K. DeLeebeeck reported that all asphalt and granular that was
installed in 2019 was within an acceptable range except for a 5
by 10 foot spot on taxiway G3. Engineering will send this section
back to the Contractor to be corrected.
6.3 Communication to the Tenants
Resolution #5
Moved by: Deb Gilvesy
Seconded by: Geoffrey Lee
THAT the Tillsonburg Airport Advisory Committee continue to support the
circulation of a newsletter to the Tenants.
Carried
Staff commented that the newsletter is to be reviewed by Staff prior to being sent
out.
6.4 Budget Process Update
D. Gilvesy updated the Committee on the projects that were
approved within the Budget process. Further any ideas for future
projects should be brought forward to the Committee for discussion
and not wait until the next Budget process.
D. Gilvesy spoke about the County of Oxford Budget process having
$155,000 in the Budget that was to be for the Tillsonburg Regional
Airport. However, through the Budget deliberations, the approved
amount was reduced to $30,000 in total.
6.5 Trailer Testing
A local company requested to use the runway as they had a need
to test a trailer at a certain speed for a specified distance, and the
runway would present a safe test environment to do so. This was
approved by staff and the company paid a small fee to perform the
testing. Staff worked with the company to minimize any disruption
to Airport operations. No issues were reported.
6.6 2020 Meeting Schedule
Item deferred to the March meeting due to time constraints.
6.7 Southwestern Ontario Draft Transportation Plan
K. DeLeebeeck provided a high level overview of the Report and
asked that the Committee members review and provide any
comments back to him. The link was distributed to Committee
members on February 21st.
https://www.ontario.ca/page/connecting-southwest-draft-
transportation-plan- southwestern-ontario
7. Correspondence
None
8. Other Business
8.1 Trees
The Committee discussed the need to have the trees at the east end of the
runway removed. Staff indicated that this is in the Business Plan for 2020 and
will be followed up on.
8.2 Rates and Fees
The Rates and Fees By-Law was discussed and the term “Corporate” (which
was an addition to the Rates and Fees By-Law as recommended through the
HMAero Airport Feasibility Report) should be reviewed and a definition provided,
so that this is administered as intended.
8.3 Drive-In Move Night
M. Renaud presented the idea of a Drive-In Movie night as part of Turtlefest.
The Committee discussed this idea and was in favour of it.
8.4 Information Session
D. Cameron tabled the idea of an information session for members of Council
from all Oxford County municipalities so that they would see the Tillsonburg
Regional Airport and understand the benefit an airport within the County provides
for all municipalities. The Committee discussed how the story of the Airport would
be presented to best promote the Airport. The Committee was in favour of this
proposal.
9. Closed Session
None
10. Next Meeting
TO BE DETERMINED- POSTPONED
11. Adjournment
Resolution #6
Moved by: Valerie Durston
Seconded by: Dan Cameron
THAT the Airport Advisory Committee meeting of February 20, 2020 be adjourned at
7:55 p.m.
Carried
DATE: June 18, 2020
TO: Tillsonburg Airport Advisory Committee
FROM: Kevin De Leebeeck, P.Eng. Director of Operations
SUBJECT: AIRPORT FEASIBILITY ANALYSIS COMMENTS
As part of the 2018 draft budget staff brought forward the Airport Master Plan update to support the
2015 “Approved in Principle” conceptual master plan drawing and to provide new strategic direction
and planning for the future of the Airport since the last Airport Master Plan completed in 1989.
During the 2018 budget deliberations it was communicated that Council needed additional
information regarding the asset such as;
• potential increased funding and/or sale/transfer to Oxford County,
• potential for tax revenue sharing with SWOX,
• third party management, and
• options for disposal
As a result staff revised the 2018 Operations Business Plan and brought forward the concept of
completing an “Airport Feasibility Analysis” in advance of proceeding with a strategic Airport Master
Plan to address Councils additional information request.
At the December 10th 2018 Council meeting Council requested staff to report on;
• a new business model of a flight school managing the Airport facility, and
• to provide a risk assessment of the general public accessing the Airport.
As part of the 2019 draft budget staff re-introduced the concept of an Airport Feasibility Analysis
incorporating and expanding upon all the informational items requested by Council as outlined
above. Given that the scope of work under this assignment was generated by specific requests of
Council, with items outside of the role of the Tillsonburg Airport Advisory Committee (i.e.
discussions/negotiations with SWOX, Oxford County, divesture options as well as the potential for
human resource implications) staff committed to bringing the draft Terms of Reference of the Airport
Feasibility Analysis RFP to Council for consideration prior to issuing the bid. Through Report OPS
19-13 in May of 2019 staff looked for further suggestions and direction regarding the scope of the
Airport Feasibility Analysis providing Council the opportunity to review and revise the draft Terms of
Reference of the Airport Feasibility Analysis RFP.
The consultant was award the project in June 2019 and conducted in person stakeholder meetings
and interviews with staff, Chair, Secretary and Council representative of the Tillsonburg Airport
Advisory Committee, as well as meeting with the Tillsonburg Airport Advisory Committee (TAAC)
and hosting a Public Consultation Session in August 2019 at the Airport with Tenants and other
Page 2 of 2
interested parties of the Airport community. The results of the Airport Feasibility Analysis were
presented to Council in October 2019 that included a list of short-term and long-term
recommendations some of which were incorporated into the 2020 Operations Services Business
Plan. At the February 27th 2020 meeting Council requested that the Airport Feasibility Analysis be
forwarded to the Tillsonburg Airport Advisory Committee for review and comment. With the local
onset of COVID-19 in March all committee meetings were cancelled until further notice, however in
the meantime staff circulated the Airport Feasibility Analysis to the committee for review and
comment via email on March 25th 2020.
A total of three (3) responses have been received as summarized in the attached. Staff plan to bring
the feedback received to Council, but wanted to provide the committee an opportunity to comment
as a group prior to finalizing the staff report.
Very well done. I support the conclusions and recommendations.
Good Morning Dan,
This document, in my opinion, does not meet the needs of council.
Weakness: Trees are mentioned but no solutions are offered. The most cost effective option
would be for the owner to retain his land but negotiate an agreement to clear the trees and
share the revenue with the property owner.
Opportunities: Prior to retirement I managed all the aviation assets of the OPP. There are no
opportunities to partner with the OPP on anything and there never will be. Also, I am a
lifetime member of CHAA and former member of the Board of Directors of CHAA.
There are no opportunities to partner with CHAA.
The most successful historical aviation museum in Canada is the War Plane Heritage Museum
in Hamilton. However, they only keep the doors open by renting their facility for weddings
and corporate events. Without that revenue source their doors would close.
Landing Fees: This speaks to the inadequacies of this document. St Thomas built a hangar and
a lounge for corporate aircraft and pilots. The idea that you can charge a fee and provide no
service is unrealistic and verges on being unethical.
After retirement from the OPP I spent a year flying corporate jets for Canada’s largest jet
charter company. Landing fees and service fees are standard in the industry. However, what is
not standard is charging fees and not providing services. Again this speaks to the weakness of
this document. Charging Ornge Ontario’s premier medivac service a landing fee is ridiculous.
Southwest Oxford: they should be our partner not our adversary. Drainage ditch maintenance
and grass cutting should be a shared expense. In my opinion the consulting firm should have
spoken with Southwest Oxford Council and solicited their input and opinion. Given we have a
councillor from Southwest Oxford sitting on our committee we have no clue on SouthWest
Oxfords opinion or thoughts on the Tillsonburg Regional Airport.
Moving forward I would eliminate the airport manager position. I would have Town
employees inspect the airport twice a day morning and evening and update the Canada Flight
Supplement that the airport is open but not continuously monitored for hazards. The salary
savings should make the airport revenue neutral.
In summary this document is inadequate and inaccurate. The Airport Advisory Committee
would have produced a more comprehensive document given the experience and background
knowledge of the existing members.
Welcome to the club Dan, having actual hands on experience in the aviation business we get to witness a lot of
nonsense and listen to people who don't have a clue. I’ve was a Bomabrdier representative for ten years around the
globe to Hainan Airlines, Scandinavian Airlines, All Nippon Airlines, & Croatian Airlines. Ran mod teams and mobile
repair teams round the globe. After 911 I built Blakchawks & S-76s for Sikorsky. Now once a month I sit at a table
listening to yahoo explain why theres a hangar on someones taxiway. Its a completely unproductive use of my time.
How is it possible that the consultant wrote this which is such a stark contrast.
What the hell is this supposed to mean?
I had plans of expanding my business until I continually encountered constant ignorance from town staff.
There is very little mention of the importance of the flight school.
There is no mention of the crop dusting operations. The airport has been used for crop dusting and flight training since
world war two. The consultant goes on and on about SWOX and Oxford county contributing yet never understands
that SWOX, Norwich Township, both are heavy agricultural communities which benefit greatly from crop dusting
operations. Look up vomitoxin and its contribution to crop failures in recent years. Our airport administrator has gone
out of her way to be nuisance to this business.
Why does the consultant not offer any insight into the cost of operating world war two aircraft? What are the finances
of this organization? The warbird community in the USA is shrinking as the current owners age and the younger
generation does not have the interest nor finances.
The consultant did quite poorly in the meeting with the airport tenants. It was clear he had no hands on experience in
aviation, and why bother when municipal governments are willing to pay $35,000 for 49 pages of fluff. How many
times did he tell us we have runways and a terminal.
On what grounds does the consultant have to inform us on the Canadian Aviation Regulations? Some of us have been
adhering to and working within the CARS for 20 years.
Overall this was a pathetic use of taxpayer money and an insult and slap in the face to the actual experienced people
sitting at the table who show up for free.
We need to investigate the discrepancy of what Dan is telling us regarding the OPP operations and what was written in
the report. If misinformation was provided we need to determine from whom.
The report is cookie cutter and likely used to read Collingwood Airport where it now says Tillsonburg Airport. As
someone who shows up at 6am and leaves at 6pm every day I see no substance in the 49 pages.
Tillsonburg Regional Airport
Airport Development Manual
i
AIRPORT DEVELOPMENT MANUAL
TILLSONBURG REGIONAL AIRPORT
June 5, 2020, VERSION 1.0
Tillsonburg Regional Airport
Airport Development Manual
i
Revision History
Number Date Description Revised By
Tillsonburg Regional Airport
Airport Development Manual
ii
Table of Contents
1 GENERAL PREFACE ....................................................................................................... 1
1.1 Use and Interpretation ................................................................................................ 1
1.2 Document Structure .................................................................................................... 1
1.3 Permitted Uses ........................................................................................................... 1
1.4 Development Costs .................................................................................................... 2
1.5 Contact Information .................................................................................................... 2
2 AIRPORT DEVELOPMENT PROCESS ........................................................................... 3
2.1 Pre-Application Consultation Meeting ........................................................................ 3
2.2 Phase I – Land Lease Agreement .............................................................................. 6
2.3 Phase II – Proposal Technical Review ....................................................................... 7
2.4 Phase III – Construction, Inspection and Occupancy ................................................ 8
3 AIRPORT CONSTRUCTION PRACTICES ...................................................................... 9
4 AIRPORT DESIGN CRITERIA ....................................................................................... 11
4.1 General Guidelines ................................................................................................... 11
4.2 Hangar Guidelines .................................................................................................... 15
4.3 Servicing Guidelines ................................................................................................. 17
5 SERVICE STANDARDS ................................................................................................. 19
6 GLOSSARY OF TERMS ................................................................................................. 22
Appendices
Appendix A - Development Process Forms .................................................................... 24
Appendix B - Encroachment Permit ................................................................................. 28
Figures
Figure 2.1 - Airport Development Process Flow Chart ........................................................ 4
Figure 4.1 - Illustrated Minimum Setbacks ......................................................................... 14
Tables
Table 1.1 - Development Costs .............................................................................................. 2
Table 2.1 - Airport Development Process Checklist ............................................................ 5
Table 4.1 - Minimum Setbacks ............................................................................................. 13
Tillsonburg Regional Airport
Airport Development Manual
1
1 GENERAL PREFACE
Tillsonburg Regional Airport (the Airport) is a key asset with significant opportunities for
aviation-related development including, but not limited to, hangars, flight training, and aircraft
maintenance. The Development Guidelines, Design Criteria, and Service Standards
document has been prepared to provide a clear and streamlined process that allows for the
efficient review, approval, and issuance of Land Lease Agreements and Airport Development
Permits. This process is administered by Town of Tillsonburg Staff (the Town).
1.1 Use and Interpretation
This document should be reviewed by Developers prior to commencing the approvals
process to gain a clear understanding of the design guidelines, criteria, and standards. Town
Staff will ensure that development is consistent with the directions prescribed herein. Town
Staff have final discretion in the interpretation and application of this document.
1.2 Document Structure
This document has been structured in seven sections:
1. General Preface: An overview of the document, permitted Airport uses,
development costs, and contact information.
2. Airport Development Process: The steps required to propose and construct a new
development at the Airport.
3. Airport Construction Practices: The minimum standards for Developers and
contractors conduct during construction.
4. Airport Design Criteria: The guidelines and standards that new buildings at the
Airport are to conform to.
5. Service Standards: Expectations with respect to the use of the Airport by Tenants.
6. Airside Pavement Standards: Specifications for general aviation taxiways.
7. Glossary of Terms: An explanation of the terms used throughout this document.
1.3 Permitted Uses
The Township of South-West Oxford Zoning By-Law (No. 25-98, as amended) establishes
the permitted uses at the Airport. The Airfield Industrial Zone (MA-1) permits:
Accessory use to an airfield operation;
Aircraft and parts retail outlet;
Airfield related service use;
Airfield;
Farm;
Home occupation;
Parachute club1;
Public use;
Single detached dwelling; and
Warehouse.
1 Despite a Parachute Club being a permitted use in the Zoning By-law, such uses are discouraged from locating at the
Airport and may not be permitted by the Town.
Tillsonburg Regional Airport
Airport Development Manual
2
1.4 Development Costs
The costs specified in Table 1.1 are the responsibility of the Tenant / Developer. The Town
of Tillsonburg Rates and Fees Bylaw is amended on an annual basis; for current fees,
please contact the Airport Administrator.
Table 1.1 - Development Costs
Cost Payable To Notes
Development Expenses
Hangar Application Fee Town of
Tillsonburg
Airport Development Permit Town of
Tillsonburg
Infrastructure Fee Town of
Tillsonburg
Encroachment Permit Town of
Tillsonburg
Technical Plans, Specifications,
Inspections, and Sign-Offs Consultant(s)
Site Preparation and Construction Contractor(s)
Annual Expenses
Maintenance Fee Town of
Tillsonburg For grass cutting and snow removal
Land Lease Town of
Tillsonburg
Rate is calculated based on the leased
premises and is subject to annual
adjustments
Property Tax
Township of
South-West
Oxford
Assessed solely on the building by the
Municipal Property Assessment
Corporation (MPAC)
Building and Contents Insurance Insurance
Provider
Proof of insurance to be provided to
the Town of Tillsonburg
Hangar Maintenance and Repair Contractor(s)
The Tenant is responsible for the cost
of all repairs, renovations, and
maintenance.
1.5 Contact Information
The Town of Tillsonburg is available to address any questions that you may have throughout
the development process. Contact information for the Airport Administrator is provided
below:
Telephone: 519-842-2929
Fax: 519-842-3445
Email: Tillsonburgairport@tillsonburg.ca
Address: 244411 Airport Road, South-
West Oxford, ON N4G 4H1
Tillsonburg Regional Airport
Airport Development Manual
3
2 AIRPORT DEVELOPMENT PROCESS
The Airport Development Process is illustrated in Figure 2.1 and a checklist of the primary
Developer requirements is provided in Table 2.1. Additional steps may be requested of the
Developer by the Town.
The provided timelines are estimates and are not binding on the Town. Actual development
timelines will vary depending on the complexity of the application, the adequacy of provided
plans, and any issue resolutions required.
2.1 Pre-Application Consultation Meeting
The Developer should review the Development Guidelines, Design Criteria, and Service
Standards document to understand the approvals process, timelines, construction
requirements, design standards, and Tenant expectations.
Furthermore, the Developer shall contact the Airport Administrator and arrange a Pre-
Application Consultation Meeting. This meeting will ensure that the Developer has a clear
understanding of the Airport development process. The Development Guidelines, Design
Criteria, and Service Standards will be reviewed, the Developer can present their proposal,
and a suitable lot may be determined based on availability. Additional discussion items may
include submission requirements, development constraints, fees, and timelines.
A copy of the standard Land Lease Agreement, current Rates and Fees schedule will also be
provided for information purposes.
Timeline: Approximately 2 weeks
Fees Incurred: N/A
Tillsonburg Regional Airport
Airport Development Manual
4
Pre-Application Consultation
Meeting
Figure 2.1 - Airport Development Process Flow Chart
Occupancy Letter issued by
Town
Submission of Technical Plans
and Specification
Land Lease Agreement Approval
Land Lease Application
Submission
Acceptance Inspections and
Final Report Submitted to Town
Construction Begins
Encroachment Permit and Airport
Development Permit Issued
Phase 1
Land Lease Agreement
Approval of Technical Plans and
Specifications
Phase 2
Technical Review
Phase 3
Construction/
Inspection and
Occupancy
Tillsonburg Regional Airport
Airport Development Manual
5
Table 2.1 - Airport Development Process Checklist
Development Process Step Complete?
2.1 – Pre-Application Consultation Meeting
Meeting held with Airport Administrator/ Manager of Public Works
and Applicant
Suitable lot identified
Standard Land Lease Agreement provided to Applicant
All relevant information provided to the Applicant
Rate and Fees chart provided to Applicant
2.2 – Phase I – Land Lease Agreement Process
2.2.1 – Submission of Land Lease Application
Conceptual Plan and Building Elevations, Site Plan
Appendix A, Form 1 submitted to the Town
2.2.2 – Preparation and Approval of Land Lease Agreement
Land Lease Agreement signed and returned to the Town
(4 copies signed in blue ink)
Council Report Created (Manager of Public Works)
Land Lease Agreement executed by Council
2.3 – Phase II – Proposal Technical Review
2.3.1 – Submission of Technical Plans to (CBO and Manager of Public Works)
Detailed Site Plan prepared by Developer’s consultant
Servicing, Grade Control, and Drainage Plan submitted
Architectural Building Elevations prepared by Developer’s consultant
Appendix A, Form 2 and all plans submitted to the Town
2.3.2 – Approval of Technical Plans
Resubmission of affected plan(s) per Town comments, if required
Approved technical plans received
2.3.3 – Airport Development Permit and Encroachment Permit
Meeting with Applicant and Manager of Public Works
Applicant and Manager of Public Works sign ADP Permit
Construction Implementation Schedule submitted to the Town
Encroachment Permit Application submitted to the Town
Appendix A, Form 3 issued by the Town to the Applicant
Payment of all fees
Tillsonburg Regional Airport
Airport Development Manual
6
Development Process Step Complete?
2.4 – Phase III – Construction and Occupancy
2.4.1 – Construction
Construction undertaken per the terms of the Land Lease
Agreement and this document
2.4.2 – Acceptance Inspection submitted by the Developer’s Professional Engineer
or Architect
Acceptance Inspection completed as per Form 3
Inspection Reports submitted to the Town
Correction of outstanding items, where applicable
Final Inspection Report submitted to the Town including any
correction of outstanding items
“As Constructed” drawings submitted to the Town within two months
of completion
2.4.3 – Occupancy
Manager of Public Work grants occupancy
Occupancy letter issued by the Town to the Applicant and a copy is
sent to the Township of South-West Oxford (tax purposes)
2.2 Phase I – Land Lease Agreement
Once the Developer is familiar with the requirements of the Town and wishes to proceed with
the development, the first step is to enter into a Land Lease Agreement.
2.2.1 Land Lease Application Submission
The Developer is required to submit Form 1 – Land Lease Application to the Town (Appendix
A). This form must be accompanied by a conceptual plan and description of the proposed
development. The conceptual plan shall show the proposed building dimensions, setbacks,
and finished floor elevation. An architectural front elevation drawing shall also be provided.
Five copies of the concept plan and front elevation drawings are required, including digital
PDFs (maximum size of 24” x 36”).
Timeline: N/A
Fees Incurred: Hangar Application Fees
2.2.2 Land Lease Agreement Approval
Following the acceptance of the Land Lease Application, a Land Lease Agreement will be
prepared. The Town will provide the draft Land Lease Agreement to the Developer for
review. If the Land Lease Agreement is acceptable, the document must be signed (4 copies
in blue ink) and returned to the Town.
Tillsonburg Regional Airport
Airport Development Manual
7
The Land Lease Agreement and a covering report will be added to the agenda of the next
scheduled Town Council Meeting. If approved by Town Council, the Lease will be executed
by the Mayor and Clerk, and a copy of the executed Lease will be provided to the Developer.
Timeline:
Approximately 1 week for the preparation of the draft Land Lease Agreement
Approximately 2 to 4 weeks to be presented at the next Council meeting
Fees Incurred: Legal Fees
2.3 Phase II – Proposal Technical Review
Phase II includes the detailed review of the proposal by the Town.
2.3.1 Submission of Technical Plans and Specifications
The Developer must retain a licensed and qualified Architect and / or Professional Engineer
registered in Ontario to prepare the following plans and specifications, as well as other
materials requested by the Town:
Site Plan;
Servicing, Grade Control, and Drainage Plan; and
Architectural Building Elevations, including the details of all facades, surface
materials, and paint colour scheme.
Five full size folded copies of all plans and drawings are required, as well as digital PDFs
(maximum size of 24” x 36”). Project specifications may be included on the technical plans
and drawings as space permits. These plans must be accompanied by the completed Form
2 – Technical Plans Submission (Appendix A)
Timeline: N/A
Fees Incurred: Consultant Fees
2.3.2 Review of Technical Plans and Specifications
The technical plans and specifications will be reviewed by the Town to determine compliance
with the Ontario Building Code; the Land Lease Agreement; Airport Development Guidelines,
Design Criteria, and Service Standards; and other relevant policies. If issues are identified by
the Town, the Developer must revise and resubmit the affected plans. Once all technical
plans and specifications are approved, all copies of the approved plans will be signed and
four copies returned to the Developer.
Timeline: Approximately 4 weeks per submission
Fees Incurred: N/A
2.3.3 Airport Development Permit and Encroachment Permit
The Developer and Manager of Public Works will convene a meeting to review Form 3 –
Airport Development Permit (Appendix A), identify specific project requirements, and sign the
Form. Form 3 shall be accompanied by a Construction Implementation Schedule that
satisfies Section 8 and Schedules B and C of the Land Lease Agreement, which will describe
the timelines and on-site management associated with the construction process. A copy of
the approved Airport Development Permit will be provided to the Developer.
Tillsonburg Regional Airport
Airport Development Manual
8
An Encroachment Permit application must be submitted to the Town for approval prior to
actual construction. The Encroachment Permit addresses the temporary activities during
construction that will affect the Airport property. A copy of the approved Encroachment
Permit will be provided to the Developer.
Timeline: Approximately 2 weeks
Fees Incurred:
Infrastructure Fee
Encroachment Permit Fee
Airport Development Permit Fee
2.4 Phase III – Construction, Inspection and Occupancy
2.4.1 Construction
The Developer may commence construction once written approval of the Airport
Development Permit is provided and an Encroachment Permit has been obtained. The
specific requirements of the construction process will be determined by the Developer and
the Town. Site visit reports prepared by the Developer’s Professional Engineer or Architect
shall be submitted to the Town in accordance with the Land Lease Agreement.
Timeline: Per the Construction Implementation Schedule
Fees Incurred: Contractor Fees
2.4.2 Acceptance Inspection
An Acceptance Inspection by the Developer’s Professional Engineer or Architect shall be
performed to verify compliance with the Ontario Building Code; Land Lease Agreement;
approved technical plans and specifications; and all other policies and procedures. An
Inspection Report must be submitted to the Town. Where outstanding items are identified in
the Acceptance Inspection, a final report prepared by the Developer’s Professional Engineer
or Architect shall be prepared verifying that these items have been corrected before
occupancy. One set of “as constructed” drawings shall be provided to the Town within two
months of construction completion.
Timeline: Approximately 2 weeks
Fees Incurred: N/A
2.4.3 Occupancy
Following the completion of the Acceptance Inspection by the Developer Engineer of record
the Manager of Public Works will issue a letter that occupancy has been granted. The
Occupancy letter will be issued to the Developer and a copy will be sent to the Township of
South-West Oxford for the purposes of notification of the appropriate start date for the land
property taxes.
Timeline: Approximately 1 week
Fees Incurred: N/A
Tillsonburg Regional Airport
Airport Development Manual
9
3 AIRPORT CONSTRUCTION PRACTICES
Airport Construction Practices have been prepared to ensure that the operations and safety
of the Airport are not compromised. These Practices must be reviewed by the Developer and
all contractors during the tendering stage and prior to the commencement of work.
Compliance will be monitored by the Town and the Developer and their contractors will be
asked to cease non-compliant activities.
1. Contact
a. The Developer shall provide the Town with phone numbers where
accountable personnel can be contacted during and outside of construction
hours.
2. Worker Conduct
a. Smoking is not permitted on or adjacent to taxiways, aprons, fuel tanks,
parked aircraft, or other locations where doing so is likely to endanger
persons or property.
b. The Developer and all contractors are expected to behave in a safe and
courteous manner.
c. Concerns from other Tenants shall be directed to the Airport Administrator.
3. Vehicle Operations
a. The speed limit is 20 kilometres per hour on the Airport property, including
roadways, taxiways, and aprons.
b. Aircraft have the right-of-way over any other vehicle.
c. Vehicles are not permitted to enter Runways 08-26, 14-32, or 02-20.
d. Vehicles shall maintain adequate clearance behind operating aircraft to
prevent damage as a result of prop-wash / jet-wash. Vehicles shall also
provide adequate separation from parked aircraft.
e. The Developer shall determine appropriate vehicle access routes prior to
construction in cooperation with the Town, to minimize potential impacts to
Airport Operations.
f. Vehicles shall be equipped with a clearly visible rotating or flashing yellow
warning beacon. Where vehicles are not equipped with a warning beacon,
hazard lights (four-way flashers) shall be activated.
4. Equipment and Vehicle Parking
a. Suitable parking arrangements shall be discussed between the Developer
and the Town prior to the commencement of work.
b. No equipment or vehicles shall be parked on a taxiway or apron at any time.
c. All equipment and vehicles shall be parked at a minimum distance of at least
20.0 m from the centreline of a taxiway and 10.0 m from the edge of an
apron.
Tillsonburg Regional Airport
Airport Development Manual
1
0
5. Deliveries, Storage, and Temporary Facilities
a. The Developer shall provide at least two hours notice to the Airport
Administrator of construction material deliveries.
b. All construction materials, equipment, stockpiles, and debris shall be stored
within the Leasehold Lot unless the Encroachment Permit permits otherwise.
c. No storage is permitted within 20.0 m of the centreline of a taxiway and 10.0
m from the edge of an apron.
d. The Developer is responsible for providing and maintaining a portable toilet
for use by their contractors. The portable toilet shall be made available for the
duration of construction. Portable toilets must satisfy the Occupational Health
and Safety Act and applicable regulations.
6. Foreign Object Debris (FOD)
a. FOD is any substance or item that could cause damage to an aircraft. FOD
includes materials such as nails, screws, plastic sheeting, dirt and aggregate.
b. The Developer shall complete a daily FOD inspection of their Leasehold Lot
and taxiways / aprons that were travelled during construction.
c. The Developer shall provide a suitable garbage receptacle at their Leasehold
Lot for the immediate disposal of FOD.
d. The Developer shall promptly clear FOD from taxiways and aprons. This
includes sweeping taxiways and aprons that were travelled during
construction at the end of each workday.
e. The Developer shall promptly clear FOD or sweep taxiways and aprons that
have been contaminated as a result of construction activities when the
Airport Administrator believes there is a risk to aviation safety.
7. Working Hours and Days
a. Working hours and the delivery of construction materials are to be
coordinated between the Developer and the Town.
b. Where disruptions to taxiways or aprons may occur (e.g. preparing a hangar
apron), an appropriate work plan shall be developed in consultation with the
Town. This may involve completing the work during times with reduced
aircraft operational demand.
c. Construction traffic will not be permitted on the taxiways and aprons on
Saturdays and Sundays without prior written approval from the Town.
8. Leasehold Lot Condition
a. During construction the works shall be maintained in a state of good repair by
the Developer, including keeping the site in a sound, neat, safe and clean
condition to the satisfaction of the Town.
b. If the site is not kept in a state of good repair, upon seven (7) business days
written notice to the Town (or such shorter time as may be required in the
case of an emergency or other urgent matters or as otherwise provided
herein), the Town shall have the right to do any work necessary to fulfil this
condition and all costs incurred by the Town shall be recovered from the
Developer.
Tillsonburg Regional Airport
Airport Development Manual
1
1
9. Damage to Airport Property
a. All Town approved work shall be carried out by the Developer in a proper and
professional manner so as to do as little damage or disturbance to the Airport
lands and infrastructure as possible.
b. The Developer shall report all damage to landscaping, taxiways, aprons,
roadways, and other assets to the Town as soon as possible.
c. The Developer shall repair and make good all damage and disturbance that
may be caused to the Airport lands or infrastructure, to the satisfaction of the
Town, acting reasonably, at the Developer’s sole expense.
d. Areas that are subject to excavation, stripping, or grading shall be reinstated
to their pre-construction condition, and at a minimum shall be restored with
150mm of topsoil and seeded with grass. This includes trenching and
directional drilling disturbances.
4 AIRPORT DESIGN CRITERIA
This section should be read in its entirety and each guideline considered for its applicability
to the proposed development. Town Staff will apply appropriate Airport Design Criteria during
the approvals process and have final interpretative discretion.
4.1 General Guidelines
4.1.1 Aeronautical Standards
a) Development shall conform to the most current version of the Aeronautics Act,
Canadian Aviation Regulations, and TP312 – Aerodrome Standards and
Recommended Practices (5th Edition, as amended).
4.1.2 Non-Aeronautical Standards
a) Development shall conform to all current and applicable federal, provincial, and
municipal laws, policies, standards and guidelines of the Town. These include, but
are not limited to the:
Ontario Building Code;
Ontario Fire Code;
Ontario Electrical Safety Code;
Oxford County Official Plan;
Township of South-West Oxford Zoning By-law;
Long Point Region Conservation Authority requirements;
Environmental Protection Act; and
Ontario Water Resources Act.
4.1.3 Electronic Interference
Tillsonburg Regional Airport
Airport Development Manual
1
2
a) Development shall not interfere with existing or future communication systems,
electronic surveillance systems, and / or navigation aids.
Development shall be compatible with safe and efficient Airport Operations
4.1.4 Bird and Wildlife Hazards
a) Buildings should be designed to discourage the nesting of birds. This may include
sealing openings and the use of deterrent measures such as bird spikes and decoys.
b) Planting materials and landscaping should not attract birds or wildlife.
4.1.5 Restrictions to Visibility
a) Uses that generate exhaust plumes, smoke, dust, steam, or other restrictions to
visibility are discouraged. Where such uses are proposed, mitigation measures will
be required to the satisfaction of the Town.
4.1.6 Sustainability
a) Developers are encouraged to choose sustainable development strategies and
building materials.
4.1.7 Outdoor Storage
a) Outdoor storage of any kind is not permitted. This includes, but is not limited to,
shipping containers, trailers, Vehicles, Recreational Vehicles, Equipment and
watercraft.
b) Aircraft shall be parked in a hangar, public apron, or at a designated tie-down
position.
4.1.8 Temporary Structures
a) Temporary structures are not permitted without prior written approval from the Town.
An Encroachment Permit will be required for all temporary structures.
b) Temporary structures are discouraged unless directly supporting the construction of
a permanent structure (e.g. a portable site office). Temporary structures shall be
removed immediately upon completion of construction.
4.1.9 Lot Grading
Tillsonburg Regional Airport
Airport Development Manual
1
3
a) Leasehold Lots shall be graded to prevent negative impacts to other lots and be
compatible with the Airport Master Grading Plan, which will be made available to
Developers on request. Grading shall be maintained during the construction and
ongoing use of the hangar.
b) Slopes shall be a minimum of 2% and a maximum of 8%.
c) The 1.0 m undeveloped strip surrounding the hangar perimeter shall be covered with
filter cloth and clear stone or washed river stone. An alternative low-maintenance,
permeable material to prevent weed and grass growth may be permitted, as per the
approved Grading Plan.
Setbacks from taxiways and other constraints are important for safe Airport Operations
4.1.10 Setbacks
a) Setbacks are as prescribed in Table 4.1 and are measured from the closest edge of
a building. These setbacks are illustrated in Figure 4.1.
Table 4.1 - Minimum Setbacks
Constraint Setback
Leasehold Lot Line 1.0 m
Adjacent Building 6.0 m
Taxiway Centreline 20.0 m
Airport Property Line 30.0 m
Opposite Building open face 32.0 m
Tillsonburg Regional Airport
Airport Development Manual
1
4
Figure 4.1 - Illustrated Minimum Setbacks
4.1.11 Hangar Apron
a) A hard-surfaced hangar apron shall be provided between the hangar aircraft door
and taxiway with a minimum width of 6.0 m. The hangar apron shall not exceed the
width of the hangar aircraft door.
b) The hangar apron shall meet the taxiway at its existing grade.
c) Structural base of a minimum of 12”.
4.1.12 Lighting
a) Exterior lighting is encouraged to promote the safety and security of Airport users.
b) Light spillover should be minimized, not cause glare to pilots, and not conflict with the
Airport lighting system.
c) Energy efficient light fixtures are encouraged.
4.1.13 Safety
a) The Town may request that access control measures be implemented to restrict
Airside access, including security fencing and gates.
b) Developers should consider the implementation of natural and active surveillance
measures. These measures may include exterior lighting, eliminating hiding spots,
20.0 m
6.0 m 1.0 m 4.0 m
HANGAR
APRON
TAXIWAY
LEASEHOLD
LOT LINE
HANGAR
32.0 m
Tillsonburg Regional Airport
Airport Development Manual
1
5
and the installation of Closed-Circuit Television (CCTV) cameras. The Developer
shall advise the Town if CCTV cameras are installed.
c) Leasehold Lots shall be maintained to signal that the space is occupied and upkept,
thereby discouraging vandalism. This is referred to as the “broken windows” theory,
where individual behaviour is influenced by cues from the environment.
4.2 Hangar Guidelines
Hangars should be of a high quality and enhance the character and image of the Airport.
4.2.1 Maximum Height
a) The maximum building height, measured from the average elevation of the finished
ground surface to shall be reviewed by the Town to ensure that the proposed
building does not penetrate the Obstacle Limitation Surface. :
a. Flat Roof: The highest point of the roof surface or the parapet;
b. Mansard Roof: The deck roof line; and
c. Gable, Hip, or Gambrel Roof: The mean height between the eaves and the
ridge.
b)
4.2.2 Orientation
a) The hangar door should be oriented to the taxiway providing access.
b) Where a hangar has frontage on two or more taxiways, the orientation of the hangar
door should be consistent with the prevailing development pattern.
4.2.3 Built Form
a) The prevailing built form at the Airport is pole barn and metal frame hangars. Future
hangars should utilize the same built form.
b) Other built forms may be permitted where the proposed development satisfies OBC
requirements (i.e. fire separation) and is complimentary to and compatible with
existing buildings at the Airport.
Tillsonburg Regional Airport
Airport Development Manual
1
6
4.2.4 Materials and Finishes
a) High quality materials and finishes of a similar style to those used in existing
buildings should be used.
b) The preferred exterior material is metal cladding. Other materials may be permitted
at the discretion of the Town.
c) Materials and finishes should be used consistently across all building facades to
create a cohesive look and feel.
d) The foundation and accent colours shall be Bone White and Chocolate Brown,
respectively. Samples shall be presented to the Town for approval prior to
purchasing.
e) Surfaces that generate glint and glare shall be minimized to limit interference with
Airport Operations.
f) Glazing and windows should be considered to activate featureless facades.
4.2.5 Hangar Doors
a) All hangars shall have a door for the entry and egress of aircraft. Open or semi-open
hangars are not permitted.
b) Hangar doors should be of an appropriate size and type that will not interfere with
adjacent Leasehold Lots or Airport Operations.
c) Proposed hangar doors, including manufactured solutions, must be approved and
stamped by a Professional Engineer.
4.2.6 Roofs
a) The gable roof type is preferred. Other roof types may be considered if they are
complimentary to the prevailing built form at the Airport, such as hip or flat roofs.
b) Rooftop drainage shall be designed to minimize the collection of water, ice, and snow
on Aircraft Maneuvering Areas.
c) The chosen roofing material(s) shall be complimentary in colour and character to the
materials and finishes of the building facades.
d) Mechanical equipment shall be integrated in the rooftop design and screened.
An example of appropriate materials and finishes
Tillsonburg Regional Airport
Airport Development Manual
1
7
4.2.7 Signage
a) A red and white building number sign supplied by the Town shall be affixed in a
clearly visible location close to the hangar door.
b) In addition to (a) with the prior written approval from the Town a commercial hangar
is permitted one additional business related sign on the airside facade and one
additional business related sign on the groundside facade.
c) Such signage should reflect the character of the building, be limited in scale, and be
integrated with the building design. Signage should not dominate the appearance of
the respective façade. Electrical wiring and sign supports should be concealed.
d) Permanent freestanding signs are not permitted.
e) Temporary signage shall only be used in support of special events (e.g. fly-ins,
community days) and can be posted for a limited duration. Prior written approval is
required from the Town.
4.2.8 Projections
a) Rooftop and façade projections should be integrated within the overall building
design, and their approval is at the discretion of the Town.
b) Rooftop projections shall not exceed the maximum building height. No projection
shall exceed the highest point of the roof.
c) Projections should support an aviation use (e.g. obstacle lighting, anemometer),
building functions (e.g. turbine vent, rooftop mechanical equipment), or aesthetics
(e.g. hanging flower baskets).
d) Façade projections shall be located entirely within the Leasehold Lot.
Gable roofed hangars
4.3 Servicing Guidelines
4.3.1 General
a) Nothing in this document is a warranty, covenant or representation by the Town to
provide connections, utilities, or services to Leasehold Lots or that the services or
utilities can be extended to Leasehold Lots.
b) The Developer is responsible for all services, including connection fees.
Tillsonburg Regional Airport
Airport Development Manual
1
8
c) All servicing plans are subject to the review of the Town to ensure that proposed
extensions will not conflict with other Airport infrastructure requirements.
4.3.2 Electricity
a) The Developer is responsible for coordinating a connection request with Hydro One.
The Developer is responsible for coordinating and installing the hydro service in
accordance the Town approved running line. Where hydro servicing is provided,
each building shall have its own electrical meter.
b) All connection and ongoing costs are the responsibility of the Developer. Servicing
can be requested directly from Hydro One.
c) Photovoltaic panels for the purpose of generating power for the respective hangar
are permitted; however, glint and glare must not interfere with Airport Operations.
4.3.3 Stormwater Management Drainage move up to after electricity
a) Opportunities for the detention and on-site reuse of stormwater (e.g. rain barrels) are
encouraged. Where such measures are proposed, they must be designed to and
approved by Town standards.
b) Impervious surfaces should be minimized to maximize stormwater infiltration, thereby
decreasing runoff flows and improving groundwater recharge.
c) Hangar roof drains are to be terminated overland and must be plumbed away from
hangar to ensure positive drain
4.3.4 Potable Water vs Non Potable
a) Connections to the Airport well and potable water system are not permitted.
b) Water wells are subject to the approval of the Town, if approved An Encroachment
Permit is required prior to construction.
c) All Provincial Regulations must be followed. Confirmation of compliance with all
regulations must be submitted to the Town.
The Ministry of Environment Culture and Parks (MECP) Process can be accessed at
the following link https://www.ontario.ca/page/wells-your-property#section-0
d) Storage tanks and cisterns are not permitted with the exception of downspout rain
barrels.
4.3.5 Sanitary Sewage and Septic
a) Sanitary sewage treatment facilities, drain fields, and holding tanks are permitted,
however servicing plan must be approved prior to submitting to Southwest Public
Health. An Encroachment Permit is required prior to construction.
b) The Developer will submit a site plan showing the footprint of the Proposed
infrastructure.
c) The Town will review and approve the location if appropriate.
d) The Developer will obtain all appropriate Governing Agency approvals.
e) All costs are the responsibility of the Developer.
Tillsonburg Regional Airport
Airport Development Manual
1
9
4.3.6 Natural Gas and Propane
a) Natural gas servicing is not available at the Airport.
b) Propane storage tanks are permitted adjacent to Leasehold Lots. An Encroachment
Permit is required prior to construction and the proposed location is to be approved
by the Town.
c) The Developer will submit a site plan showing the footprint of the Proposed
infrastructure.
d) The Town will approve the location if appropriate.
4.3.7 Telecommunications
a) The Developer is responsible for coordinating with telecommunication providers.
b) Rooftop and wall-mounted telecommunication dishes and antennae are permitted
provided they meet the requires on 4.1.3..
4.3.8 Solar Roof Panels
The Developer must inform the Town during Phase 2 the Technical Review Process of Solar
Roof Panels and will be subject to the same approval process.
a) The Developer is responsible for all costs and coordination of work.
b) Solar panels must not produce glare that affect the aviation activities at the Airport.
5 SERVICE STANDARDS
The Service Standards are the expectations for Tenants in their use of the Airport for the
duration of their Land Lease Agreement.
1. General Conduct
The Tenant shall:
a) Comply with all rules and regulations of the Airport and ensure the compliance of
all contractors, employees, agents, customers and invitees;
b) Not do any activity that constitutes a breach of any by-law, status, policy
procedure or standard, order or regulation of any municipal, provincial, landlord/
owner or other competent authority relating to the Leasehold Lot or Airport;
Tillsonburg Regional Airport
Airport Development Manual
2
0
c) Not cause damage to the Leasehold Lot;
d) Not interfere in the use of the Airport or any other use of the Property;
e) Not cause injury or annoyance to occupants of neighbouring Leasehold Lots;
f) Not unreasonably interfere in the use or operation of the Airport nor shall it do, or
allow to be done by any of its invitees, customers, employees or agents, anything
that would cause or constitute a nuisance, safety violation or hazard to any other
tenant or any user of the Airport who are acting reasonably; and
g) Not make void or voidable any insurance upon the Leasehold Lot;
2. Airport Operations
The Tenant shall:
a) Comply with all federal and provincial transportation regulations, rules, by-laws,
statutes, directives and any other such matter that governs the operation of
aircraft;
b) Not block or obstruct the taxiways or runway and permit the ingress and egress
to adjacent hangars, aprons and parking areas;
c) Not perform aircraft repair or maintenance outside of the Leasehold Lot;
d) Not start an aircraft in a hangar;
e) Not operate an aircraft where the prop-wash or jet-wash is likely to cause injuries
to persons or damage to property;
f) Not fuel an aircraft in a hangar or enclosed space; and
g) Not operate an Unmanned Aerial Vehicle or model aircraft without the prior
permission of the Town and in compliance with all federal regulations.
3. Use of Leasehold Lots
The Tenant shall:
a) Not use the Leasehold Lot for any purpose other than as a hangar for the
storage, repair and operation of aircraft, without the express written consent of
the Town;
b) Not construct a new hangar or any other building on the Leasehold Lot except in
accordance with the terms of the Land Lease Agreement;
c) Not store any items on the Leasehold Lot other than aircraft and related aircraft
items except as specifically permitted by the Town;
d) Not store any flammable or explosive products inside the hangar or on the
Leasehold Lot with the exception of aircraft related products;
e) Not conduct major repairs to any motor vehicle other than an aircraft or any
vehicle or machinery ancillary to or connected with aircraft; and
f) Provide proof of documentation showing current and proper insurance coverage
of any aircraft stored inside the hangar.
4. Notification Responsibilities
The Tenant shall:
a) Notify the Town of any public activities or events no less than 90 days before
such activity or event for approval by the Town; and
Tillsonburg Regional Airport
Airport Development Manual
2
1
b) Immediately give written notice to the Town of any substantial damage that
occurs to the Leasehold Lot or Airport Property from any cause.
5. Environmental
The Tenant shall not:
a) Create any environmental hazard; and
b) Store, allow to be stored, or do anything that creates hazardous waste or toxic
material as defined by the Environmental Protection Act or any related or
successor legislation.
6. Maintenance and Upkeep
The Tenant is responsible for:
a) All repair and maintenance to the hangar including reasonable wear and tear;
b) Maintaining their Leasehold Lot free of refuse and debris; and
c) Snow removal and landscaping on the Leasehold Lot, including cutting the grass
and weed control.
7. Parking and Vehicle Operations
The Tenant shall:
a) Park their vehicle in a public parking lot provided by the Town. Parking areas are
common and unreserved;
b) Abide by the speed limit of 20 kilometres per hour;
c) Not drive on any runway;
d) Yield the right of way to aircraft and provide suitable separation from parked and
taxiing aircraft;
e) Maintain adequate clearance behind aircraft to prevent damage as a result of
prop-wash or jet-wash; and
f) Operate their vehicle with a clearly visible rotating or flashing yellow warning
beacon. Where vehicles are not equipped with a warning beacon, vehicle hazard
lights (four-way flashers) shall be activated.
Tillsonburg Regional Airport
Airport Development Manual
2
2
6 GLOSSARY OF TERMS
Term Definition
Aircraft Load
Rating (ALR)
A number expressing the relative structural loading effect of an aircraft
on a pavement
Aircraft
Maneuvering Area
Surfaces used for the movement of aircraft, including runways,
taxiways, and aprons
Airport
Tillsonburg Regional Airport, which includes the property legally
described as Lots 5 & 6 and Part of Lots 2, 3, 4 and 7, Concession 7
Dereham in the Township of South West Oxford, County of Oxford,
Province of Ontario
Airport Operations The movement of aircraft and vehicles on the Aircraft Maneuvering
Area or while in flight
Airside Parts of the Airport with access to the runways, taxiways, and aprons
Bearing Strength The measure of the ability of a pavement to sustain the applied load
Chief Building
Official (CBO)
The Chief Building official for the Town of Tillsonburg
Design Aircraft
The aircraft with the most demanding operational requirements (e.g.
wingspan, pavement loading) that currently or is expected to operate
at the Airport.
Developer Any party that seeks to enter into a Land Lease Agreement and
advance a development on Airport property
Encroachment
Permit
A permit to conduct work outside the boundary of the Leasehold Lot
boundary in support of construction activities.
Equivalent Granular
Thickness (EGT)
A measure to compare the thickness and load distribution
characteristics of different pavements
Flexible Pavement
A pavement structure that is designed on the principle of distributing
traffic loads to the subgrade, and depends on aggregate interlock,
particle friction, and cohesion for stability
Foreign Object
Debris (FOD)
Any substance or item that could cause damage to an aircraft,
including materials such as nails, screws, plastic sheeting, dirt and
aggregate
Groundside Parts of the Airport without access to the runways, taxiways, and
aprons
Hangar Apron The hard-surfaced area between the hangar door and taxiway for the
movement of aircraft
Landlord The Town of Tillsonburg is the Landlord of the Tillsonburg Regional
Airport.
Landscaping, Hard Includes features such as benches, planters, decorative walls, pavers,
and pathways
Landscaping, Soft Includes plants, natural groundcover (e.g. grass, mulch), and
vegetation
Tillsonburg Regional Airport
Airport Development Manual
2
3
Term Definition
Leasehold Lot The part of the Airport leased by the Town of Tillsonburg to the
Developer / Tenant as legally described in the Land Lease agreement
Obstacle Limitation
Surfaces
Three-dimensional planes that restrict the height of obstacles in the
vicinity of runways, as described in Transport Canada’s TP312 –
Aerodrome Standards and Recommended Practices (5th Edition, as
revised or amended). This includes Approach, Inner Transitional, and
Transitional Surfaces.
Prop-Wash / Jet-
Wash
The moving air or wind behind an aircraft when the engine(s) is
operating
Setback The minimum distance to be provided between a building and a given
constraint.
Tenant
Any party that has entered into a Land Lease Agreement at the Airport.
This includes the Tenant’s employees, invitees, customers, and
agents.
Town The Corporation of the Town of Tillsonburg, including its internal
departments and staff
YTB Aviation call letters of the Tillsonburg Regional Airport
Tillsonburg Regional Airport
Airport Development Manual
2
4
Appendix A - Development Process Forms
Tillsonburg Regional Airport
Airport Development Manual
2
5
Tillsonburg Regional Airport
Airport Development Manual
2
6
Tillsonburg Regional Airport
Airport Development Manual
2
7
Tillsonburg Regional Airport
Airport Development Manual
2
8
Appendix B - Encroachment Permit
Tillsonburg Regional Airport
Airport Development Manual
2
9
DATE: June 18, 2020
TO: Tillsonburg Airport Advisory Committee
FROM: Kevin De Leebeeck, P.Eng. Director of Operations
SUBJECT: AIRSIDE PAVEMENT DESIGN
There appears to be continued discussion regarding the design of the Taxiway G3 northerly
extension. The following is intended to provide some assurances that airside pavements at the
Tillsonburg Regional Airport are being designed in accordance with Transport Canada’s TP312 –
Aerodrome Standards and Recommended Practices (5th Edition, Amendment No. 1); and ASG-19 –
Manual of Pavement Structural Design by Public Works and Government Services Canada. The
design process typically includes conducting geotechnical investigation and reporting, development
of drainage plans, detailed pavement design and cross-sections.
1.1 Design Parameters and Variables
1.1.1 Design Aircraft and Loading Characteristics
Airside pavements are constructed to accommodate a design aircraft with the most operationally
demanding load characteristics that will routinely use the Tillsonburg Regional Airport. The design
aircraft is typically selected as part of a comprehensive Airport Master Plan process that considers
the existing and anticipated fleet mix that will make use of the facility over certain periods of time.
Since a Master Plan is not currently available for the Airport, Table 1.1 provides the loading
specifications of four (4) general aviation aircraft that are representative of the heavier types of
aircraft that operate at Tillsonburg Regional Airport on a regular basis.
In terms of measuring pavement strength for certain aircraft types, an aircraft can operate on an
airside pavement provided that the Aircraft Load Rating (ALR) is equal to or less than the Pavement
Load Rating (PLR); and the aircraft tire pressure does not exceed any assigned tire pressure
restrictions. Airside pavements within the General Aviation area should be designed and constructed
to accommodate the Beechcraft King Air 350 with an ALR of 2.7 and tire pressures of 0.73
megapascals (MPa)1.
1 Subject to the results of an Airport Master Plan.
Page 2 of 6
Table 1.1 – General Aviation Aircraft Characteristics
Aircraft Nominal Aircraft
Load Rating
Tire Pressure
(MPa)
Cessna 208 Grand Caravan 1.0 0.60
Beechcraft King Air 350 2.7 0.73
Piper PA-31 Navajo 1.0 0.42
Cessna 310 1.0 0.42
1.1.2 Equivalent Granular Thickness
Equivalent Granular Thickness (EGT) is used to compare the thickness and load distribution
characteristics of different pavements. Table 1.2 identifies the granular equivalency factors for seven
airfield pavement materials, which are used to calculate EGT. The equivalency factor of a granular
material is the depth in millimeters that is considered equivalent to one millimeter of that selected
material. For example, Hot Mixed Asphalt (HMA) in good condition has a granular equivalency factor
of 2.0, whereas HMA in poor condition is equivalent to 1.5 times the depth of a granular material.
Table 1.2 - Granular Equivalency Factors
Pavement Material Granular Equivalency
Factor
Select granular subbase 1.0
Crushed gravel or stone base 1.0
Hot Mixed Asphalt (good condition) 2.0
Hot Mixed Asphalt (poor condition) 1.5
Portland Cement Concrete (good condition) 3.0
Portland Cement Concrete (fair condition) 2.5
Portland Cement Concrete (poor condition) 2.0
Page 3 of 6
1.1.3 Subgrade Bearing Strength
The subgrade bearing strength, measured in kilonewtons (kN), is the load that will result in a
deflection of 12.5 mm after 10 repetitions from a 750 mm diameter rigid plate. A drilling program and
laboratory testing should be completed in advance to determine the soil subgrade bearing strength.
Unfortunately a geotechnical drilling program was not been completed at the Airport for the Taxiway
G3 northerly extension. However, in the absence of site-specific geotechnical data, the subgrade
bearing strength was approximated using baseline soil type data, as presented in Table 1.3. The
typical flexible pavement design assumes silt with a high liquid limit (MH), with a spring-time bearing
strength of 20 kN. The Town has retained a qualified geotechnical engineer to determine the actual
subgrade bearing strength of the native soil for future proposed taxiway areas.
Table 1.3 - Typical Subgrade Bearing Strengths
Soil Type Usual Spring
Reduction (%)
Bearing Strength,
Fall (kN)
Bearing Strength,
Spring (kN)
GW – well graded gravel 0 290 290
GP – poorly graded gravel 10 220 200
GM – gravel with silt fines 25 180 135
GC – gravel with clay fines 25 145 110
SW – well graded sand 10 180 160
SP – poorly graded sand 20 135 110
SM – sand with silt fines 45 120 65
SC – sand with clay fines 25 85 65
ML – silt with a low liquid limit 50 110 55
CL – clay with a low liquid limit 25 85 65
MH – silt with high liquid limit 50 40 20
CH – clay with high liquid limit 45 55 30
Page 4 of 6
1.2 Typical Flexible Pavement Design Requirements
The depth of a flexible pavement shall be the greater of the frost protection or structural thickness
requirement. The pavement structure is divided into three layers, with the minimum depths per Table
3.4.1 of ASG-19 is provided in Table 2.1.
Table 2.1 - Minimum Asphalt Pavement Layer Thicknesses
Component Layer
Design Aircraft Tire Pressures (MPa)
< 0.5 0.5 - 0.75 0.75 - 1.0 > 1.0
Surface Course: Hot Mix
Asphalt Concrete 50 mm 65 mm 80 mm 100 mm
Granular Base Course:
Granular A 150 mm 230 mm 250 mm 300 mm
Granular Subbase Course:
Granular B
As required in addition to the Surface Course and Granular
Base layers to provide the total pavement EGT required for
structural support, or the total pavement depth required for frost
protection.
1.2.1 Pavement Frost Protection
Pavement structures that experience subgrade frost penetration shall be designed for frost
protection. This ensures that the frost depth does not penetrate the pavement structure into a layer
of frost susceptible material, which can lead to heaves of the subgrade material.
The minimum frost protection depth is determined from Figure 3.3.1 of ASG-19. The minimum
required depth is based on the air freezing index for the respective location. The air freezing index
(F) for the Tillsonburg Regional Airport is approximately 250 degree-days based on Figure 3.2.1 of
ASG-19. The minimum pavement structure thickness (T) is 57 cm (570 mm):
T = 18 * ((F-55)^0.216)
T = 18 * ((250-55)^0.216)
T = 57 cm
1.2.2 Structural Thickness
The EGT required for a Beechcraft King Air 350 with an ALR of 2.7, assuming a subgrade bearing
strength of 20 kN, is 70 cm (700 mm). Therefore, the typical taxiway pavement design for the
General Aviation area is determined by structural design requirements and not the requirement for
frost protection.
While the structural design requirement is the governing factor assuming the King Air 350 as the
design aircraft, this may not be the case and should be validated through the completion of the
Airport Master Plan.
Page 5 of 6
1.2.3 Typical Pavement Structure
Table 2.2 provides the typical pavement structure for taxiways intended to support light general
aviation aircraft, up to and including the Beechcraft King Air 350. The assumed subgrade bearing
strength needs to be confirmed through a geotechnical drilling program and lab analysis. Based on
the pavement structure presented in Table 2.2, tire pressures would be restricted to 0.75 MPa. A
cross-section of the typical pavement structure is provided in Figure 2.1. For comparison purposes
the pavement structure utilized for the Taxiway G3 Northerly Extension is also provided which
illustrates a 10% contingency that was added given the unknown soil bearing capacity and to
potentially provide provision for larger aircraft use.
The taxiway transverse slope should be sufficient to prevent the accumulation of standing water.
Table 2.3 identifies the maximum taxiway longitudinal and transverse slopes based on Section 3.9.9
of the ICAO Annex 14 Volume 1, Aerodrome Design and Operations, 8th Edition.
Table 2.2 - Typical Taxiway Pavement Structure
Pavement Layer Thickness (mm) Taxiway G3
Northerly Extension
Surface Course: Hot Mixed Asphalt Concrete 65 110
Granular Base Course: Crushed Gravel or Stone 250 200
Granular Subbase Course 320 350
Actual Pavement Thickness 635 660
Equivalent Granular Thickness 700 770
Table 2.3 – Taxiway Slopes
Slope Type Maximum Slope Taxiway G3
Northerly Extension
Longitudinal Slope (code letter A or B) 3% 1%
Longitudinal Slope Changes (code letter A or B) 1% per 25 m 1% per 30 m
Transverse Slope 2% 2%
Page 6 of 6
Figure 2.1 – Typical Taxiway Cross-Section
OPERATIONS SERVICESENGINEERING DEPARTMENTTOWN OF TILLSONBURG
EX. U/G SECONDARY HYDROEX. U/G PRIMARY HYDROEX. U/G HYDROEX. U/G HYDRO
EX. U/G HYDROEX. U/G HYDROEX. U/G HYDROEX. GRAVELEX. GRAVEL EX. GRAVELEX. GRAVEL
N04
101:30052(m)15The Corporation of the Town of TillsonburgOperations ServicesEngineering Department200 Broadway, Suite 204 Tillsonburg, ON N4G 5A7Tel: (519) 688-3009www.tillsonburg.caTAXIWAY G1TAXIWAY D
Definition: Corporate fees will be charged if the aircraft is at the airport for business or charter
flights. At this time Medivac and Police/Military aircraft will not be charged. Minimum weight for the
aircraft is 5,800 lbs.
If they purchase fuel, fees will be waived. Also aircraft arriving for maintenance at any of the airport
businesses are exempt.
Page 1 of 3
Subject: Town Owned Hangar Business Case
Report Number: OPS 20-24
Author: Dan Locke, C.E.T. Manager of Public Works
Meeting Type: Council Meeting
Meeting Date: Thursday, June 11, 2020
RECOMMENDATION
THAT Council receive report OPS 20-24 Town Owned Hangar Business Case;
AND THAT the Airport Master Plan scope of work include identifying suitable
locations for Town owned hangars;
AND FURTHER THAT the capital construction cost for a Town owned hangar be
included as part of the draft 2021 budget deliberations.
BACKGROUND
The 2019 Airport Feasibility Study indicated the potential opportunity of increasing
revenue by renting out hangar space in Town owned hangar(s) and that a business
case should be completed to explore its merit. If viable, as part of the Airport Master
Plan process, suitable locations could be identified to facilitate the implementation this
revenue generating strategy.
DISCUSSION
The Town currently leases land at an annual rate of $0.30 per square foot to tenants for
the purpose of building a hangar that is either used by the tenant or the tenant
subsequently rents the space within their hangar out for a monthly fee. The average
hangar space rental rate found at the Tillsonburg Regional Airport is approximately
$300 per month. To help determine the viability of the Town owning and operating a
hangar(s) the following aspects were considered:
Demand
Staff have received more inquiries regarding the availability of renting hangar space
than about building a hangar. In these instances staff have directed such inquiries to a
bulletin board where hangar owner’s post if they have space for rent. At times it has
been noted that there are no rental space postings on the bulletin board.
The St. Thomas Airport recently brought forward a report that indicated small hangar
owner leases will end and that the City will take over ownership of these hangars. While
this decision was deferred to a future meeting there is the potential of fallout whereby
some individuals may be looking for space to rent at other nearby facilities.
OPS 20-24 Page 2 of 3
Financial Analysis
• Typical hangar size at Tillsonburg Regional Airport is 60ft. x 60ft. = 3600 sq. ft.
• Construction cost of a 60ft. x 60ft. hangar is between $140,000 and $160,000
• The lifespan of this structure type is approximately 50 years.
• The rental space within a hangar of this size would be sufficient to house four (4)
average sized aircraft typically found at the Tillsonburg Regional Airport
• A static rental rate of $300 per month was used over the analysis period
• Annual occupancy rate of 75% (i.e. only three of the four available spaces rented)
• $175,000 debenture over 30 years the current annual interest rate of 2.50%
Scenario 1 – Hangar Land Lease (status quo)
Capital
Application Fee $305
Airport Development Permit $610
Infrastructure Fee $550
Total Capital Revenue $1,465
Operating
Revenue
Land Lease rate of $0.30/sq.ft. for 3,600 sq.ft. $1,080
Maintenance Fee $125
Total Operating Revenue $1,205
Simple Payback Period 0.0 years
Total Revenue over 50 years $61,715
Scenario 2 – Town Owned Hangar
Capital
60ft x 60ft hangar construction $160,000
Hangar apron $13,000
Lot grading $2,000
Total Capital Cost $175,000
Operating
Revenue
Rental rate of $300/mth @ 75% capacity $10,800
Expenses
Hydro $500
Insurance $200
Property Taxes $2,000
Net Operating Revenue $8,100
Simple Payback Period 21.6 years
Total Net Revenue (i.e. less total cost of debenture) over 50 years $163,245
OPS 20-24 Page 3 of 3
Based on the financial analysis above the return on investment is approximately 22
years at an occupancy rate of 75% resulting in pure revenue thereafter for the
remaining service life of the structure equivalent to more than two and half times that of
the status quo scenario of hangar land leases.
It is also reasonable to consider the results of this comparative analysis to be
conservative in two ways. First recognition that maintaining full occupancy throughout
each year is unlikely and that an occupancy rate of 75% was used, and second the
rental rate was not adjusted for inflation and remained static over the entire analysis
period while the interest rate is locked for the entire period.
Risks
Some of the potential risk associated with the Town owning and renting hangar space
include:
• Not being able to achieve a 75% occupancy rate which would result in a longer
payback period
• Perception of competition or taking business opportunity away from others.
Based on the considerations outlined above staff believe there is opportunity to realize
this potential revenue generating strategy, without negatively impacting the annual
operating budget (as described below), that will help the Airport become more self-
sufficient once the initial investment has been paid back.
CONSULTATION
Staff consulted St. Thomas Airport staff regarding their report to St. Thomas City
Council earlier this year as well as obtained quotes from the construction companies
that have recently constructed hangars at the Tillsonburg Regional Airport.
FINANCIAL IMPACT/FUNDING SOURCE
The average annual user-pay debt repayment associated with a proposed Town owned
hangar is equivalent to $8,100 (principal and interest payment on $175,000 over 30
years at 2.50% interest). As a result there is no anticipated annual operating budget
impact given that the revenue generated from renting hangar space, conservatively
estimated at a 75% occupancy rate (i.e. only three of the four available spaces rented)
would cover the associated user-pay debenture expense.
An alternative funding method would be to use proceeds from surplus land sales at the
Airport which negate the need for principal and interest payments and add an additional
$8,100 of net income to the Airport annually operating budget.
COMMUNICTY STRATEGIC PLAN (CSP) LINKAGE
1. Excellence in Local Government
☒ Demonstrate strong leadership in Town initiatives
☐ Streamline communication and effectively collaborate within local government
☒ Demonstrate accountability