I testified last week before a congressional hearing on the FAA’s new rules for residential through-the-fence (RTTF) agreements at public-use airports. NATA supported the new draft FAA policy, which essentially allows existing RTTF agreements to continue under tighter and more uniform regulation, but prohibits airport sponsors from entering into any new agreements; yet it was clear from questions to the witnesses and in subsequent analysis by our friends in the blogosphere that some aviation enthusiasts feel RTTF agreements are harmless and that any lover of aviation should support them.
Our friend and stalwart pilot-legislator, Congressman Sam Graves, from Missouri’s Sixth District, argued along two familiar lines: Firstly, local control over what happens around an airport is better than federal control, and secondly, the FAA’s fear that RTTF agreements limit the airport’s ability to grow and adapt to future needs is without merit. Longtime aviation promoter and ally Dave Higdon further opines in his passionate blog that eminent domain makes all worries about land use or misuse around an airport irrelevant and that residential TTF agreements are worthier than commercial TTF agreements, which he thinks the FAA and NATA support.
Congressman Graves, like most Americans, has a healthy skepticism about the “I’m from Washington and I’m here to help you” attitude of most federal regulators, the FAA included, so I certainly understand his “local communities will always make the best decisions about a local airport” philosophy. All politics may be local, and federal politicians, especially these days, win points by fighting against the one-size-fits-all absurdities that often come out of Washington, but when it comes to preserving our nation’s threatened public-use GA airports, the FAA is aviation’s more important ally.
Local politicians, on the other hand, are notoriously fickle. I’ve been involved in scores of airport fights, where once-supportive city councils decide that they want a park, a shopping center, or just the money from some developer instead of a long-standing airport. Residents around GA airports can be just as fickle. Thousands of homes were built next to Santa Monica Airport during WWII to house workers at the huge Douglas plant there, and all of them surely pledged their undying loyalty to aviation and SMO. Today those dwellings no longer have taxiways to the runway, but they do house some rabid anti-airport activists who hope to shut down that historic airfield.
Airport advocates have learned time and again that residential construction near a public-use airport is simply a bad idea. Private airparks are another matter. They properly exist to serve their residents, first and foremost, and NATA and the FAA encourage their development. But public airports serve the public in the broadest sense of the term. They are actually nodules in a giant network that makes up our national air transportation system (remember: It’s the System, Stupid) which exists for the benefit of every American and is generously supported by every American taxpayer, not just direct users of an airport.
Public airports need to grow and improve and none of us can predict where future improvements will be needed in this network of over 3000 primary public-use, federally-supported airports. But history shows that it is getting harder and harder to enhance and enlarge most U.S. airports, largely because anti-airport forces are so well-organized, vocal, and politically savvy, and because proponents of competing land uses and their environmental allies are so influential with local politicians.
I am especially impressed by the power of real estate developers in local communities. It is they, more than individual pilots, who profit from misguided land use around airports. One of my long-time friends is a successful developer, and when I once complained about the stupidity of residential development around airports he just laughed. “Of course it was stupid in the long run,” he replied, but the developer just wants to sell houses and then disappear. He could care less if a homeowner comes to love or hate the airport, as long as he buys the lot. In short, no one knows who will live in that RTTF house ten years from now or what his political or economic interests will be.
If we want to have a national system of public use airports then we need a national system of rules and regulations to promote, preserve, and protect them. Hundreds of airports with politically powerful opponents have been preserved primarily because the FAA enforces the grant assurances. This does, I admit, reduce local control, but in my mind that is a good thing. Otherwise, every local politician would assert some unique local requirement, e.g. a curfew, a weight restriction, a noise limit, or opposition to a longer runway that would weaken the effectiveness of our national air transportation system. Rep. Graves cries foul because these local communities “have no choice” and are forced to accept RTTF rules. Quite the contrary: They have the choice to accept federal funds for their airport (with grant assurances) or not. But once they choose, they must honor their commitments.
Of course, we will always have battles to fight at the local level as we work to build a 21st-century airport network, but at least we have the FAA and, usually, Congress on the side of strong national rules and federal supremacy at public-use airports. Let’s hope it continues.
Congressman Graves also asserts that land adjoining an airport is always a lawful target for a residential developer; therefore, trying to prohibit new RTTF projects will make no difference to those who want to misuse this exploitable airport-adjacent real estate. This may be technically true, and a local government may be foolish enough to allow residential construction right up against an airport fence, but in actual fact few communities are receptive to these kinds of projects. Developers in some locations, however, think they will be more persuasive to local zoning boards if they argue that pilots will want to move into the houses, but if future RTTF agreements are prohibited, then developers will be less likely to turn a piece of raw land next to the airport into a residential community. In the long run, that’s a good thing.
Perhaps the weakest argument against the FAA’s RTTF proposal is that whatever the airport may need in the future, the construction of homes along the fence will prove to be no problem for future airport planners because they can waive their hands, declare eminent domain, send in the bulldozers and do whatever their expansion plans dictate, without even a thought or worry about the RTTF homes and their residents. This may be possible in Russia or the City of Chicago, but not in the America in which I live.
I serve on an airport commission and know a little about how the real world operates. Ask airport sponsors in hundreds of airports who are trying to lengthen a runway or expand an existing airport footprint if they can just blithely pull the ‘eminent domain’ card from their pocket and begin construction. They’ll think you’re from another planet. Unfortunately, our political system gives unusual power, especially at the local level, to those small, squeaky wheels who enjoy harassing unpaid commissioners and have the airport manager’s phone number on their speed dial. Will an airport proponent who lives in an adjoining airpark stand up to these NIMBYs? Maybe, but their testimony is often discounted or disregarded along with anyone else who flies an airplane.
Homeowners have tremendous clout around airports – far more than many businesses and commercial property owners. An RTTF homeowner, like any other, feels that his home is his castle, will swear that the ‘airport promised’ he could live there with his plane forever, and pull every possible political string to oppose airport development that degrades his hearth and home. Once the RTTF homes are built, the airport’s future development is, without any doubt, constrained.
Congressman Graves and Dave Higdon both apparently believe that if an RTTF community is built, the public-use airport, empowered as they are with eminent domain and taxing authority, will be able to construct any new facilities, taxiways, ramps, hangars, runways, maintenance sheds, ATC facilities, terminals, parking lots, or safety areas that the 21st century users of the airport will need, regardless of the opposition that a few homeowners may express. Yes, this is theoretically true, just as all the land adjoining an airport is theoretically available for residential construction, but the FAA knows, as do NATA members, that aviation theory alone doesn’t enable airplanes to fly – and an airport’s future is too important to be left to mere theory. Ask yourself, If just because Congress has the theoretical authority (not to mention the statutory and political responsibility) to pass an FAA reauthorization bill each year, will it necessarily do so? I’m afraid these theories just won’t fly.
Mr. Higdon also raises a question about comparative regulatory equity between residential and commercial TTF agreements, asserting that the FAA, NATA, and airports seem to prefer the latter over the former. Not so. Both the FAA and NATA made clear in our testimony that meeting all commercial TTF regulations is an obligation of the airport sponsor under the same grant assurances that dictate residential TTF requirements. We discourage commercial TTF arrangements just as strongly as we do the residential variety and consistently argue that airport management should reject commercial TTF requests, for many of the same reasons. There was nothing presented at the hearing last week that said or implied otherwise. The fact was, however, that the hearing was called solely to discuss the new FAA RTTF proposal and as far as I can recall, no questions were raised about any preference given by anyone to commercial through-the-fence arrangements.
In closing, let me reaffirm my support for pilots who want to live near airports. The vast majority of them live at private airparks, and their commitment to aviation is legendary. They are wonderful folks, enthusiastic and skilled pilots, and great Americans – many of whom served in our Armed Forces and have more aviation knowledge in their pinky than I will ever gain from a lifetime of flying.
I also understand how those who reside alongside public use airports want to preserve the lifestyle they have created and cherish. Fortunately, the FAA RTTF proposal will let them do exactly that. But as to the next generation of live-with-your-airplane pilots, I hope they will devote themselves to building and expanding private airparks. NATA members include owners of private airports, one of whom was an NATA chairman, so we understand the important role these airports play across the country. For many, many pilots, retiring to an airpark is a lifelong dream, and one that I can readily appreciate.
On the other hand, 97% of public-use airports have no through-the-fence residents. Some might argue that we should bend the rules for the few with RTTF developments or plans, but experience suggests such exceptions can turn into problems. A rule waiver in Wyoming turns into case law and precedent for lawyers and developers on Long Island who creatively assert a “property right” where none exists. Before long, important airports are constrained by developments that violate grant assurances.
As Congressman Leonard Boswell concluded in his remarks at the hearing, we are all reasonable people and supporters of general aviation in America who should be able to embrace a reasonable compromise. To my mind, that is what the FAA has done with their revised proposal and I hope that some of my passionate friends will give it a second look.
In any case, I know that Congressman Graves, Dave Higdon, and others who have joined in this debate have only the best of intentions. I hope my little discussion of the issue helps explain the NATA point of view. Working together, there should never be barriers between any of us, especially as we work to build a good, strong, fair, and effective policy fence — if I can use that word in a slightly different sense — to protect aviation’s most valuable asset: America’s public-use airports.
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