The Black FAQ:
Marty Black interviews Marty Black on airport development
The Herald-Tribune is complaining that City Manager Marty Black won't answer their questions; Black responds by writing his own questions and answering them instead
-- FAQ text by Marty Black 04/09/07, intro by John Patten, 04/10/07
-- mblack@ci.venice.fl.us, jpatten@veniceflorida.com

Got a comment? Make it here.

RELATED:
Venice Florida! dot com's response to The Black FAQ
-- message board, 04/10/07

NOTE (04/22/07): The text of The Black FAQ has since been issued in a mimeo-style mini-booklet format as the official publications supporting development at the Venice Municipal Airport.

Context: where this FAQ came from
The text below, questions and answers, were all written by City Manager Marty Black. They were included in an email to Venice resident Andy Patterson in response to Patterson's questions about articles and city emails that Patterson had read on this web site. Black included the FAQ as part of his response.

After reading a number of news stories from newspapers that are linked to from this web site (and after reading reproduced city documents on the airport issue that are also on this web site), Patterson asked the following in an email to Black dated April 5:

I don't know much about the whole plan or process, but in a lot of responses posted on [Venice Florida! dot com] by the city officials, they keep saying they have to consider the "financial sustainability of the airport." More than one official mentions this in more than one post, so this must be a central issue to city council.

Does "financial sustainability of the airport" mean that the land the airport is on, including the surrounding land and golf course, are not generating enough revenue for some FAA paper pusher somewhere in Washington? Is this what all the concern about  "financial sustainability of the airport" is all about?

I don't know why development is deemed necessary, but some driving force is behind it for sure, and I think a clearer picture of WHY development is necessary to begin with needs to be told for people like me who are not in the loop.

Does the "Airport Master Plan" have to include development because some paper pusher in DC doesn't get enough zeros on his income calculator?

Please let me know why a master plan must include "hotel/retail/dock development."
-- Andrew Patterson, 04/05/07

On April 9, Black responded by either ignoring or misunderstanding Patterson's reference to city officials' words on this web site. Instead, he focused in on the discussion board section:

Andrew, I am not aware that any city officials have posted responses on [Venice Florida! dot com] regarding the airport. I reviewed the site briefly this morning and there appears to be a great deal of misinformation posted anonymously.
-- Marty Black, 04/09/07

Sorry folks, you're on your own
Add to that Mayor Fred Hammett's stance on transparency in the process. In an email to Venice Florida! dot com, Hammett appeared to be saying that it was the public's responsibility to stay abreast of the issues, that the city is not responsible for keeping the public informed:

Given sunshine, open records, and so on I do not know how to be more transparent. I know of no secrets we have. If someone cannot navigate the data available, I am not sure it is our responsibility. The data is there and readily available. At the worst we do not spoon feed nor filter, one gets it all.

I already have people that oppose me and do not know why they oppose me, some of which is from misinformation from blog sites, like the Washington trip comment. I do not have the time or the desire to chase the rats that are released by bloggers and the like.
-- Fred Hammett, March 28, 2007

But even the door that Hammett claims is still opened is being slammed shut: Venice Florida! dot com has found itself blackballed from engaging in the dialog process, this when we were told by a city official that council members had instructed staff not to answer questions originating from Venice Florida! dot com.

It's not just Venice Florida! dot com that has been getting the stiff arm. The Herald-Tribune requested answers to specific questions on March 29 (see H-T editorial writer Larry Evans request, which we published on April 2, 2007). The Herald-Tribune is reporting today that city hall has ignored the request.

The process has suffered from either poor communication or stonewalling by city officials. On March 29, for example, we asked City Manager Marty Black to answer questions about the process, in writing.

No answers.

So, we'll repeat questions from past editorials and hope the city provides answers today.
-- editorial, Still Unprepared for Takeoff, Sarasota Herald-Tribune, 04/10/07

So, with the publication of The Black FAQ, Black is throwing out the Herald-Tribune's questions and writing his own (friendlier) questions instead. On the surface, however, this is simply an effort to educate Patterson with the proper information, and so Black attached the below text to his response to Patterson. We have dubbed it "The Black FAQ."

The text below is unedited and complete.

 

THE BLACK FAQ
by Marty Black

Is the city required to lease property for development at the airport?
Yes, the Federal Aviation Administration (FAA) requires the city demonstrate that it is obtaining fair market rents for available property at the airport. This is a federal and state policy aimed at reducing subsidies for improvements needed for aviation safety and operations. In the past the City has not always met this standard and has had federal and state monies withheld and needed safety work delayed. The FAA has also threatened legal action in cases where the city did not abide by these standards. Current city officials believe it is important to adhere to all federal and state requirements. The City recently completed an independent appraisal of all airport lands to help guide these decisions and ensure that appropriate lease terms are negotiated in the future.

Are there any general community benefits that can result from leasing airport property?
Additional airport leases ensure that local property taxes will not be needed in the future to support city operation of the airport. It is advisable to increase airport revenues so that additional neighborhood compatibility efforts can be funded, including the option for a local control tower, improved landscaping and mitigation of aviation operations. Lease revenues ensure that needed maintenance and other costs of operating the airport are paid by airport tenants and users. No reductions in rent for other tenants are proposed new lease revenues will be used to meet existing and future airport needs.

Why hasnt the city developed a master plan for the airport?
The city has an existing airport master plan and commerce park development plan that were funded and accepted by the FAA and state. There is a pending update to these plans that has been under review through multiple public meetings during the course of the past year. The amendments include removing mid and high rise condominiums from the range of allowable uses (something approved by prior city officials but no longer supported by current staff and elected officials). The amendments are scheduled for public review and comment at a 7pm meeting in City Hall on April 11, 2007 of the Airport Advisory Board. City Council consideration is tentatively scheduled for May 8, 2007.

Why is the city proposing a marina, restaurant and other uses at the airport?
The existing master plan approved in 2003 already calls for a marina, restaurant and other aviation compatible uses, together with new hangar and related aviation uses. These types of uses are considered more community-friendly than other potentially noxious uses like air transport and shipping operations or industrial and other intensive manufacturing uses. The City Council strategic plan since 2001 has identified the desirability of bringing new hotel rooms, public boat launch and marina uses to the greater Venice area and the airport in particular. Sarasota County has supported the development and acquisition of additional boating facilities as a result of existing and projected future public needs.

Why doesnt the city move the airport and convert the property to a public park?
The City had examined relocating the airport in the past but determined that it was economically unfeasible. The FAA has advised that the City would be responsible for building a new airport in the local area before the existing airport could be closed. Current city officials have passed a resolution opposing any relocation of the airport because of the possibility that those lands would have to be intensely developed in order to fund any new airport. With recent joint planning agreements between Venice and Sarasota County, there are no longer any large land areas sufficient in size within south Sarasota County on which to move the airport. The city has purchased lands from the airport in the past to ensure that all areas west of Harbor Drive and along the beach will remain as public parks and open space for the future. Under the terms of the city codes and charter, only a public referendum could allow for the change of those parks for any other uses.

Why doesn't the city buy out the existing golf course lease at the airport and have the city operate it for the public?
The city does not have the cash reserves in place to buy-out leases - that would take a substantial increase in taxes to generate the anticipated costs. The public and overall community voice at most city council and community meetings has been aimed at reducing taxes and the size of city government. It is estimated that to buy-out the existing airport lease would be over the $3 to $5 million level - that would require all property owners to agree to a substantial increase in their property taxes.

Why hasnt the City announced information regarding the sale of the airport golf course?
While there continues to be strong rumors in the community that an agreement has been reached between some parties to purchase the golf course lease, the city still has not received any notice or request to consider approval of a lease assignment. City staff has requested that all companies with an interest in leasing airport lands present their financial and management expertise at a public workshop on Wednesday, April 25, 2007 beginning at 9am. The city has requested that each company identify their principals and whether they have any existing or proposed relationships with existing tenants of the airport.

Why cant the golf course just stay the way it is?
Ultimately, the existing golf course will be impacted as a result of coming into compliance with FAA safety standards. FAA officials have identified removal of the driving range, fence relocations and a series of other changes that are likely to be made in exchange for federal funding to rehabilitate runway 4/22.

What will city staff consider before making any recommendations for development at the airport?
The City is required to meet FAA standards for fair market rental of airport property. FAA staff has shared other competitive lease agreements that set increasing base land rents and a percentage of all revenues derived from use of airport property. Staff from the city with advice from the city attorneys office has identified the following as the minimum additional important components of any new leases at the airport:

1. In order to ensure that neighborhoods on the island are not impacted by new traffic, the new tenant shall construct a new primary access from US Business 41 and demolish the circus arena.
2. Any proposed marina must include public access with slip and storage rental priority given to all Venice residents and property owners.
3. Economic impacts must clearly demonstrate a net benefit to the city and airport.
4. Limits to development intensity must be met (no more than 2-5 stories in height for any building) with no beach front development.
5. All infrastructure costs to serve the project must be borne by the tenant and none by the city or airport.
6. In the event that any proposal contemplates changes to the existing golf course, all Venice residents and property owners must receive a substantial discount to greens fees and cart rentals (at least a 25-30% discount).
7. Aviation lease areas adjoining runways and taxi ways will continue to be controlled and reserved for future airport uses.
8. Any changes to golf course design must meet Audubon design standards to reduce existing water quality and fertilizer impacts and to establish protected wildlife habitat areas.
9. If a hotel is proposed, it must include a conference center and meeting space for public rental.
10. A charrette design process should be used to provide public input prior to project design and to ensure that community compatibility concerns are addressed.

How does a charrette work?
A charrette is a collaborative planning process that uses the talents and energies of all interested parties to create and support a buildable Smart Growth plan. City staff supports the use of National Charrette Institute (NCI) strategies (www.charretteinstitute.org), which differentiate an authentic charrette from other planning processes. The following provides a condensed description from the NCI:

One of the unique traits of a charrette is a series of feedback loops. Within these feedback loops, designs are created based upon a public vision, and presented within hours for further review, critique, and refinement. Consecutive days are required to accommodate multiple public feedback loops, scheduled at least a day apart. These feedback cycles foster understanding of complex problems by all participants and form the basis of a plan that reflects all vital viewpoints. Charrettes are especially useful for projects that have significant community impact by combining this creative, intense work session with public workshops and open houses. The workflow of a charrette involves a series of collaborative design and public input cycles over multiple, consecutive days. Everyone from city property owner and resident to planner to local business owner becomes aware of the complexities of development and design issues, and everyone works together to arrive at the best possible solution.

A central element of a good charrette is the design team, a group of professionals that provide the expertise to create a feasible plan that considers all relevant input. This team works day and night on site to develop a detailed and feasible plan. This doesn't mean that the entire community must take a week off from work to hold a charrette. Anyone who is impacted by the project or has interest, are involved in scheduled meetings, including multiple public meetings. The public is also welcome to visit the charrette studio during open community hours.

Once the design team completes its set-up procedures, including a team kick-off meeting and site tour, a public hands-on workshop is conducted for the purposes of creating a clear understanding on the part of all participants about the purpose and process of the charrette and to solicit the publics project vision. The next day the design team creates a series of alternative plans based on all information gathered to date, including the public vision, and then solicits input at another public meeting. This input is used to refine the alternatives and create more detailed plans that are again reviewed and critiqued by the public during an open house. The design team further refines and narrows the feedback into a final plan and set of implementation documents to be presented for public confirmation on the final night of the charrette.

It is important to note that the project is not complete when the charrette is. Document refinement and further feedback occur through stakeholder discussions and a follow-up meeting after the charrette. This allows everyone to check in on the refined charrette plan and to allow for one final feedback loop.

Marty Black is the City Manager of the City of Venice.