With more than three decades of experience in HOA management, Duane McPherson saw the need for professional management at fly-in communities. As a result, the private pilot created Airpark Association Management (APAM) in mid-2024. 

“APAM simplifies HOA management for aviators. We handle financial intricacies, strategic planning, and administrative tasks,” McPherson said. “We understand the balance between high-flying dreams and maintaining a smoothly operated community. Airparks are a different animal and traditional HOA management companies don’t know a lot about flying. They don’t understand the regulations or appreciate the commitment that the residents have to aviation. So, these communities are underserved from an association aspect.”

There are unique aspects of managing airpark HOA communities, as well as aspects that are very similar to regular neighborhoods. 

“Most airpark boards understand the aviation end of it, and they’re able to do a lot with that,” he said. “But the homeowners association part of it, such as collecting assessments, managing the financials and boards, or making sure all regulations are complied with [is different]. I felt like I could help with my years of experience. That way residents just enjoy flying. I mean, that’s why you have a plane and live in an airpark. You should be able to jump in and go flying without having to deal with all of these administrative headaches.” 

McPherson is enthused by the growing interest in residential airpark communities. 

“In the 1990s I started flying and began seeing these associations that had airstrips,” he said. “But there really wasn’t much interest [in living at an airpark] until the last 10 to 15 years. The concept has really started to catch on and right now, I estimate that there are about 700 airparks in the United States.”

Which functions does McPherson say airparks struggle with most frequently?

“It’s a gambit of common issues that airparks struggle with,” he said. “A lot of the associations haven’t done research studies to plan for future maintenance. That’s one of the most important aspects, especially since an airpark community’s single largest common interest asset is the airstrip. You have to save for repair and repaving of the runway, adding lights, or whatever is else needed. And a lot of airparks have not saved for capital improvements, or even in some cases regular maintenance.”

Another thing that volunteer-led boards should be mindful of are the regulations that govern their communities. 

“The other common issue is keeping up with laws,” McPherson said. “Each state has completely different laws governing common interest communities. That’s one of our areas of expertise and we make sure that boards are in compliance with local and state regulations. And we can handle all financial aspects of association management with transparency, accuracy and optimal budgeting tailored to your airpark community.

“We also have a technology package that is second to none. Aspects of this software are currently being modified for the airpark, so you will be able to see which airplanes are based there, whether they have insurance, and other things that will help the board better manage their community.”

McPherson takes great satisfaction in helping existing communities.

“The governing documents for every association are different and are typically set up by the original developer, not by the people who live there,” he said. “So, the documents are created long before lots are sold, and sometimes older communities have to reinvent themselves. The original people’s ideas are outdated in some cases and technologies have changed. There are a lot of differences that can occur.

“What we can do to help is that we will modernize their documents and create a strategic plan. This often takes working with a local attorney and making sure everything is up to date because in many cases, governing documents will have paragraphs that are no longer applicable or against current laws. It takes a lot of planning to go through changing the association but it’s one of my favorite things to do.” 

McPherson also enjoys ensuring new fly-in communities are well poised for many years of operation and feels that developers should seek advice to understand the best path forward.

Here are some key considerations he says that a developer should consider when drafting governing documents for an airpark community:

Aviation regulations: Include provisions that comply with federal, state, and local aviation regulations and zoning requirements related to the operation of aircraft within the community. This may include restrictions on aircraft types, noise levels, flight patterns, and hangar construction.

Airpark maintenance: Establish guidelines for the maintenance and upkeep of common areas, runways, taxiways, and other aviation-related facilities within the community. Outline responsibilities for maintaining and repairing infrastructure to ensure the safety and functionality of the airpark.

Hangar use: Define the permitted uses of hangars within the community, including provisions related to aircraft storage, maintenance, and commercial operations. Specify any restrictions on hangar construction, size, design, and appearance.

Community amenities: Outline the availability and use of amenities, such as fueling stations, tie-down areas, aircraft wash areas, and other aviation-related facilities provided within the community. Establish rules for accessing and utilizing these amenities in a safe and responsible manner.

Aircraft ownership: Define the requirements for aircraft ownership and registration within the community, including restrictions on nonresident aircraft, subleasing, and commercial operations. Specify any insurance requirements or liability provisions related to aircraft ownership and operation.

Homeowner responsibilities: Detail the obligations and responsibilities of homeowners within the community, including compliance with aviation regulations, noise abatement policies, and community standards. Outline procedures for resolving disputes, enforcing rules, and maintaining a sense of community harmony.

Architectural guidelines: Establish design standards and architectural guidelines for hangar construction, home construction, and landscaping within the community. Ensure that these promote a cohesive aesthetic and maintain the unique character of the airpark community.

“By considering these key factors and incorporating them into the governing documents, a developer can create a comprehensive set of rules and regulations that govern the operation, maintenance, and use of an airpark community,” McPherson said. “These provisions can help ensure the safety, functionality, and overall success of the community while preserving its aviation-focused identity and appeal.”

The post Airpark HOAs Aim to Keep Pace With Capital Improvements, Maintenance appeared first on FLYING Magazine.

Recently, the airpark’s board of directors determined that the 3,800-foot-long paved main runway (17/35) was well overdue for a refresh. 

Alan Hoover, president of the Kelly Airpark Homeowners Association and a board member, explained the state of the runway and the attention that it needed.

“The main runway was originally planned to be an all-dirt strip, but early experience with [glider] towing operations and weather made it clear that an asphalt strip would be required in order to have reliable operations,” Hoover said. “So, the original developer of the airpark, Ben Kelly, installed a 3,800- by 24-foot strip by the late 80s. 

“Later on, in 1995, the runway was widened from 24 feet to 36 feet in width,” he said. “For many years, the residents of the airpark would perform the runway maintenance, performing the crack sealing and other tasks, but eventually, the number and size of cracks made it necessary to replace the runway.”

Jim Norman, vice president of the HOA, outlined how. “A great debt was owed to the original and longtime owners at the airpark for having the foresight to begin saving early [starting in 1997] for the eventual runway replacement. And then forming a finance committee in 2016 that invested those funds into the market [was the next step].”

This foresight enabled the community to pay for the roughly $900,000 project without having to levy a special assessment to its membership. All money for the savings and the investment fund came from annual dues. 

Keeping the Airpark Fresh

The commitment toward continual upkeep has been integral in attracting and retaining residents in the well-regarded community. Bill Derge, the group’s secretary, knows what makes the airpark special, and what initially attracted him to it.

“We have been here about four years now and had lived in the Colorado Springs area before,” he said. “We moved out here, kind of to get away from the congestion, but also because in Colorado, finding storage for airplanes is actually really difficult. There are not that many general aviation-oriented airports out there. 

“I have an eleven-year-old daughter, and we woke up this morning and flew up to Longmont for breakfast. That is kind of normal for her now. That is probably something that is hard to duplicate in any other environment and allows us to raise her in a way that we couldn’t anywhere else.” 

Norman echoed Derge’s sentiments. “We have people here who love to restore airplanes; people here who love to work on airplanes. One on the field that is currently being restored used to fly around Eleanor Roosevelt.” 

We have a Waco cabin class biplane that has won national awards,” he added. “We’ve got Cessnas, Pipers, Super Cubs, Bellancas, a not-yet-flying Stearman, a not-yet-flying Stinson, and others. It’s a great mix of nosewheel, taildragger, homebuilt, older aircraft, newer aircraft. It’s quite the eclectic mix.”

Collectively, these three HOA members (all three are former Air Force officers) estimated that there are roughly 45 airworthy aircraft based in the community. This number is not inclusive of certain other aircraft that call Kelly Airpark home. Outside of the in-restoration aircraft, or homebuilts in varying stages of completion, a number of gliders are based at CO15. 

History

The airpark’s ties to soaring trace back many years, and the community was once named the Black Forest Glider Park Subdivision. Kelly Airpark has now grown to 57 lots, 38 homes, and 43 hangars, while still keeping its roots in non-powered flight. 

“The airpark was formed by a gentleman named Ben Kelly. Ben was a pilot and long-time sport aviation enthusiast. He had some family land he was looking to turn into a development, and some friends of his suggested he make it an airpark and they would buy the first lot! That is how it started,” said Hoover. 

“Shortly after that, Ben—at the suggestion of friends—started working with the Black Forest Soaring Society to make the development their new home since they were losing their original home in Black Forest.”

Derge, who in addition to being an airline pilot is a CFI-G, elaborated further on the connection between the fly-in community and soaring.

“I think the glider operations at Kelly Airpark add to the many things that make our airpark a special place. The airfield is very active on the weekends with glider activity that runs the spectrum from introductory training to competition practice. Our airpark is also ideally situated to take advantage of wave soaring when conditions allow. We have a committee of powered and glider representatives that meets annually to review our pattern procedures to ensure a safe operation with minimal noise impact to our neighbors.”

As Derge alluded to, the airport was constructed with operational safety in mind. 

“Ben Kelly deserves the credit for keeping safety in mind for the runway design. On either side of the asphalt runway there is about 170 feet of grass plus 30-foot-wide gravel taxiways. Then there is a required 100-foot set-back for any structure from the edge of the taxiway, giving about 300 feet of clearway on either side of the runway. That much clear space really provides for a lot of flexibility and safety during operations,” Norman said.

He then concluded with his own viewpoint as the newest full-time addition to the fly-in community. “I am probably the newest resident and just completed our home and moved in on the 26th of May. I’ve been looking at Kelly Airpark for thirty years and bought [a lot] in 2018,” Norman said. “When I told my friends what we were doing, most of them were like, ‘Why in the world would you want to do that? And the best way that I think to explain it is that some people like to live on a golf course. Some people want to live on a lake or a marina. Well, I don’t golf and I don’t want to boat, so I live at an airpark because I like airplanes. And that’s the reason I live at Kelly Airpark, along with all of the great aviation-minded people that are here. You get a great set of neighbors with a common interest and amazing backgrounds.”

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