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Question: Will the planned restaurant shell have windows that can be opened?
Answer: There are currently no planned operable windows on the restaurant although the store front (South facing wall) could be retro-fitted. The building has full length, floor-to-ceiling windows on the north wall facing the ramp for enhanced viewing of the airport by restaurant patrons.
Question: Will there be security clearance of any kind on the pedestrian bridge area from the parking lots?
Answer: There will be free access from the elevator bridge to the restaurant. Parking will be open to the public and persons will not have to show a ticket or pass through any form of security clearance between the public parking and the planned restaurant facilities.
Question: Will the parking lots have access from the side road or from Palomar Airport Road?
Answer: The public parking lots will have access from both Owens Avenue and from an access road originating at the planned new terminal building to be constructed as part of the airport redevelopment project. Plans showing the parking lot access may be found in the Pre-Proposal Conference slide show presentation available on the County Airport’s website.
Question: What is the annual number of passengers at McClellan-Palomar Airport?
Answer: Total number of enplanements, which is commercial passengers departing from McClellan-Palomar Airport, was 52,598 passengers in 2007. Historic enplanement counts are provided below.
Question: Can the County provide 3-5 years’ historic data regarding the number of enplanements at McClellan-Palomar Airport?
Answer: Enplanements are commercial passengers departing McClellan-Palomar Airport. Incoming passengers are not tracked but could be estimated to roughly approximate the outgoing passengers. Historic statistics regarding enplanements at McClellan-Palomar Airport, for 2003 through 2007, are as follow:
2007 – 52,598 enplanements
2006 – 55,765 enplanements
2005 – 49,586 enplanements
2004 – 52,583 enplanements
2003 – 50,536 enplanements
Question: What is the number of private aircraft takeoffs (Cessna, etc.) are there annually at McClellan-Palomar Airport?
Answer: We do not break down traffic counts by type of aircraft. We do track total annual operations, an operation being either one landing or one takeoff. Total operations for 2007 were 215,800.
Question: Who currently provides executive catering services to jet aircraft using McClellan-Palomar Airport?
Answer: Executive jets at McClellan-Palomar Airport use different companies for their catering needs and jet owners are free to make their own arrangements. If the successful Proposer wishes to get into the aircraft catering business, the County would encourage that; however, we cannot provide exclusivity to any one operator. Jet owners will continue to be able to contract with the caterer of their choice, which may include the successful Proposer if desired.
Question: Will the restaurant be located pre or post-security?
Answer: It will be located pre-security.
Question: Once passengers have cleared security, would they be required to come back out of the secure area and re-clear security again if they want to visit the restaurant?
Answer: Yes, they would have to re-clear security; however, there are typically only 20-30 persons scheduled to depart the airport at any given time and the amount of time that it takes to clear security is minimal.
Question: What is the distance from the parking lot area to the planned restaurant site?
Answer: The distance from the parking lot elevators to the restaurant is approximately 900 feet.
Question: Will the number of Regional Jets (RJs) using McClellan-Palomar Airport increase?
Answer: Bringing large regional jets to McClellan-Palomar Airport is something that, if it happens, would require years of planning. There are no current plans to bring regional jets to McClellan-Palomar Airport. It would require the runway to be lengthened. It would take a study to show whether the airport should be redeveloped to accommodate RJs. It would also require an environmental study and the community would have to decide whether that is something they want to have happen.
Question: Are there scheduled commercial flights at McClellan-Palomar Airport in addition to private aircraft?
Answer: Yes. There are currently 7 daily flights to Los Angeles and one daily flight to Phoenix. There is also a scheduled charter service that flies approximately 3 times per week to Las Vegas. Update: As of 1/31/2008 we have been notified the Phoenix flight will cease after February. Las Vegas service is currently on hold. County is beginning to work on business development at this time regarding scheduled commuter service.
Question: Is the County seeking more commercial flights at McClellan-Palomar Airport?
Answer: the County would be very interested in seeing more flights; however, we are not the ones who control that. The airlines dictate the number of flights. Vision Air has indicated that they are interested in adding more flights, possibly with some flights to Mammoth but it is unclear if this will happen. County is hoping to do some business development and talk to the airlines to encourage more flights through McClellan-Palomar Airport. Additional flights are not something we can promise is going to happen. Update: County had expected to be further along in the redevelopment process before we entered into discussions with the airlines regarding additional flights. As of 1/31/2008 County is beginning to work on business development at this time.
Question: What services does the County plan to offer to move passengers from the parking area?
Answer: The County is currently running a shuttle service between the public parking lots and the terminal building; however, once the elevators and new terminal building are built-out, that will stop. The distance from the most remote areas of the parking lots will still be manageable and less distance than would be expected at a larger airport such as Lindbergh Field. Persons needing to drop off luggage or persons near the terminal will be able to do that by use of the short-term parking to be located adjacent to the terminal.
Question: Will the County or the airlines offer curbside porter service?
Answer: Porter service is typically provided by the airlines. The County has no plans to offer such a service.
Question: Would it be possible to have some of the short-term spaces near the terminal and some reserved spaces in the lower lots designated permanently for valet service to be provided by the restaurant?
Answer: County would be willing to consider this option if it was included in the successful Proposal; however, we cannot commit to using the spaces near the terminal for valet service without further research to determine if all of the spaces must remain unencumbered to meet with the TSA curbside loading/unloading requirements. Reserved spaces in the lower lots would certainly be negotiable.
Question: Does McClellan-Palomar Airport have a curfew for air traffic?
Answer: McClellan-Palomar Airport does not have a curfew. The airport has voluntary quiet hours, but is open 24 hours a day, 7 days a week. Currently the commercial flights run from approximately 6:00 am until 11:00 pm.
Question: Does the County receive noise complaints from neighbors?
Answer: The County does receive noise complaints from the public. Complaints are made by calling a designated phone number and the County has a community relations person who tracks and responds to such complaints.
Question: Will a curfew for air traffic likely be imposed in the future?
Answer: No curfew is expected to be imposed in the future. McClellan-Palomar Airport just completed an FAA-funded noise study in December 2006, and it was determined that there are no residences within the airport’s noise footprint that would trigger the FAA to even begin looking at any potential for mandatory restrictions on flight. An FAA law passed in 1990 makes curfews highly unlikely to be implemented unless they were in place prior to the enactment of that law.
Question: Are there sound monitors placed at the ends of the runway at McClellan-Palomar Airport?
Answer: There are no sound monitors at the ends of the runway. There are four placed in other areas of Carlsbad but not immediately adjacent to the airport.
Question: If the airport is successful, are there any plans for future expansion of the McClellan-Palomar Airport terminal building or the restaurant facilities?
Answer: The McClellan-Palomar Airport terminal building and restaurant facilities are designed in such a way that they can accommodate future expansion; however, there are no current plans to expand beyond the buildings that are currently under construction. Any future expansion of the airport facilities likely would require additional environmental review.
Question: Will it be possible to put a deck or patio on the rooftop of the restaurant building?
Answer: If the successful Proposer really wanted to make this happen at their cost, we could sit down with the architects and see if it could be accomplished. There would be real security concerns with a second-floor patio and it would need to be designed in such a way as to prevent restaurant patrons from having easy access onto the flight line. The security concerns regarding a second-floor patio are not insurmountable but they would definitely need to be addressed.
Question: Will smoking be permitted in the outdoor dining areas including the courtyard and any future second-floor patio?
Answer: Currently, under city of Carlsbad municipal code, Chapter 6.14 PROHIBITION OF SMOKING IN CERTAIN PUBLIC AREAS (Ord. 5065 § 1 (part), 1983), the smoking of tobacco, or any other weed or plant in public places and places of employment, is prohibited except in designated smoking areas. Where smoking areas are designated, existing physical barriers and ventilation systems shall be used to minimize the toxic effect of smoke in adjacent nonsmoking areas. It shall be the responsibility of employers to provide smoke-free areas for nonsmokers to the maximum extent possible within existing facilities. Restaurants covered by the provisions of this article shall designate an adequate amount of seating capacity to sufficiently meet the demands and shall inform all patrons that a no smoking section is provided. Restaurants or eating establishments with a seating capacity of less than twenty persons are exempted from this ordinance. Those with a seating capacity of less than twenty shall have the option of designating a no-smoking section or allowing or prohibiting smoking throughout the establishment. This ordinance is subject to change prior to or after opening of the restaurant. County Airports may ban smoking in the restaurant in the future if it is determined to be a nuisance.
Question: Does the County have any estimated cost for construction of a second floor on the restaurant building?
Answer: The County does not have this information.
Question: Would construction of a patio/deck or second-level dining area on the restaurant trigger the need for additional environmental review?
Answer: It is possible that additional environmental review would be triggered by such additional development, but without knowing the specifics of the building plan, no determination can be made.
Question: Is the ABC (alcohol) license from the former airport restaurant transferable? Does the prior restaurant operator want to transfer the license and, if so, is there any information on what price they would ask?
Answer: The ABC (alcohol) license from the former airport restaurant was surrendered to the state last year and is no longer available to be transferred to the future operator of the new restaurant. The successful Proposer will have to request a license through the California Department of Alcoholic Beverage Control directly, if desired.
Question: What were the average annual revenues for the prior airport restaurant?
Answer: Based on annualized data, as was available in our files, in 2003 the previous airport restaurant had total sales of approximately $626,500 with a gross profit after Cost of Goods Sold of approximately $447,500. Estimated gross profits in prior years, based on available data is as follows:
2002 – No data available
2001 – $471,300
2000 – No data available
1999 – $402,900
1998 – $418,300
1997 – $442,700
Question: When and why did the prior airport restaurant close?
Answer: The previous airport restaurant closed in 2004, to make way for the redevelopment of the Premier Jet leasehold, on which it was located.
Question: What was the theme of the previous airport restaurant?
Answer: It had an aviation theme. The décor included model airplanes and parts of old antique aircraft.
Question: What types of food were served at the previous restaurant?
Answer: Typical lunch items included sandwiches, salads, and burgers. The restaurant also served a traditional type breakfast (eggs, pancakes, breakfast meats, potatoes, etc.).
Question: Can a coffee cart or food and beverage kiosk be placed airside for operation by the restaurant?
Answer: The County would be happy to receive a Proposal that included a plan for some sort of light food/beverage service post-security; however, the space is extremely limited and electrical hook-ups are not available so such service would really need to involve more of a true kiosk with something like candy/pre-packaged non-perishable food items and iced beverages.
Question: Does the County terminal plan include a gift shop?
Answer: No. Space in the new terminal building was very limited and the County was looking more to providing essential services in the available space. While County would not object to gift/news sales at the airport, it was determined that a gift shop was not a necessary component of the redevelopment and no space was dedicated to this use.
Question: Can the successful Proposer sell newspapers/books/gifts, etc.?
Answer: County is neither requiring nor prohibiting the sale of gift/news type items by the future restaurant operator; however, the space is very limited and County is more concerned with developing a restaurant rather than a gift shop and would expect any such sales by a restaurant operator to be a secondary revenue source.
Question: Will the interior build-out of the restaurant be completed by the County?
Answer: No. The restaurant will be a true shell building and all of the interior build-out will be completed by the successful Proposer.
Question: Where are the utilities for the restaurant located?
Answer: All utilities will be stubbed to the restaurant shell and, within the restaurant itself, the utilities will be able to be configured however works best for the successful Proposer.
Question: Is vending included as part of the Proposal?
Answer: Vending is not specifically included in the Proposal. If, however, a Proposer wants to include vending services as an element of their Proposal, that would be acceptable.
Question: Could the restaurant operator place cameras at the ends of the runway to feed streaming video to television monitors in the restaurant, which would enable restaurant patrons to better see the activity going on at the airport?
Answer: This could potentially be negotiated with the successful Proposer.
Question: Is it appropriate to do outreach to the community to promote the restaurant?
Answer: The County would strongly encourage any community outreach programs to promote the restaurant to neighboring communities and on-airport and neighboring businesses.
Question: Will there be County-owned transient aircraft parking spaces located on the ramp near the planned restaurant site?
Answer: There will be no County-owned transient parking at McClellan-Palomar Airport after the redevelopment; however, transient aircraft will be able to coordinate with the on-airport FBOs for transient parking. Western Flight and Premier Jet will be the two closest FBOs to the restaurant for accommodating transient aircraft.
Question: During the grading of the new terminal and restaurant area, were any former fuel facilities or underground storage tanks discovered?
Answer: In the grading of the area to be developed with the terminal and restaurant facilities, we have not turned up any former underground fuel sites nor do we have any knowledge of former underground storage tanks (USTs) at that location.
Question: Can the Proposers contact the County’s architects directly with questions regarding the planned restaurant facilities?
Answer: Questions regarding what can be done with the planned structure and restaurant facilities to be constructed should be directed to our County Airports’ staff who will interface with our architects to provide the necessary answers. Once a successful Proposer has been selected, they will be permitted to meet with the architects as necessary. During the Request for Proposals period, questions may be directed to Anne Paul at (619) 956-4819 or by email at [email protected].
Question: Does the minimum base rent set forth in the Request for Proposals pertain to the restaurant shell alone or the restaurant and outdoor dining courtyard combined?
Answer: The minimum base rent set forth in the RFP is for the restaurant. This amount is the same minimum whether or not the Proposer chooses to include up to 1000 square feet of courtyard in the Premises for the lease. If the successful Proposer wishes to negotiate a separate Airport Use Permit for an additional 1000 square feet of outdoor dining courtyard (up to 10 years), that rent would be separately negotiated.
Question: Is there any flexibility in the County’s requirement that the restaurant be open for business by December 2008?
Answer: County Airports expects that the successful Proposer will make every effort to have the restaurant open for business by the Terminal building's opening scheduled for December 2008. We do understand that this may not be possible due to unexpected permitting or construction delays outside of the control of the Proposer. County believes that both the County and the successful Proposer would benefit from the opening of all facilities at the same time.
Question: Can Proposers get more accurate drawings showing floor dimensions of interior and outdoor patio as well as elevations. Proposer would like to know high the ceilings might be. Also where do the architects see putting mechanical equipment such as air conditioning, vents for the kitchen, hot water heaters, compressors for the refrigeration, and grease traps?
Answer: Attached is detailed information on the Restaurant Building.
1) A02.01c shows dimensioned floor plan (attachment 01).
2) Shared Outdoor Patio is 65'L x 56'W. Decking and planter layout is shown on sheet 17 of Schedule D "Restaurant Courtyard" drawing (attachment 02).
3) Exterior Elevations shown on sheets A09.15 (attachment 03) and A09.16 (attachment 04). Drawing #1 on A09.37 (attachment 05) shows wall section of building with heights. Ceilings could be up to +/- 10'-6" AFF.
4) Ground mounted Mechanical Unit shown on site plan A01.11 (attachment 06), and grease interceptor location shown on Plumbing plan P2.1c (attachment 07).
The Restaurant Building is Shell Space and not built out. Some Elements not currently provided for:
- Concrete Slab on Grade - Mechanical
- Electrical - Plumbing
- Kitchen vents - Hot water heater
- Compressors - Grease Interceptor
- I.T. & Communications
Our architects have no preconceived ideas about the placement of these elements. County will have to work with the successful Proposer regarding the final build-out plans.
Question: Can the Proposers see photos of the concept tiles presented at the Pre-Proposal Conference?
Answer: Photos of the tiles are attached as photos 1 through 4.
Photo 1 | Photo 2 | Photo 3 | Photo 4
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