Manassas Regional Airport (HEF)

the first airport at Manassas (red circle) is now the Manaport Shopping Center, redeveloped after the new airport (yellow square) opened in 1964
Source: Prince William Library, 1962 Manassas and Prince William Map

The first airport at Manassas opened in 1932 and operated for 32 years. After IBM built a computer chip factory in Manassas and the Virginia Department of Transportation built Interstate 66, the airport was hemmed in by new housing subdivisions and retail strip shopping districts. The Town of Manassas purchased another site three miles away, south of town and away from the development pattern.

Manassas airport in 1936
Source: Historic Prince William

Manassas airport was once at the site of the current Manaport Shopping Center
Source: Manassas Regional Airport, Facebook (September 22, 2022)

In 1964, the new Manassas Regional Airport (HEF) - Harry P. Davis Field opened. The old site was soon developed into the Manaport (Manassas Airport) Plaza shopping center and housing.

the site of the original Manassas airport (red X), across Sudley Road from Manassas Mall, is three miles from today's Manassas Regional Airport (HEF)
Source: ESRI, ArcGIS Online

Manaport Shopping Center, opposite Manassas Mall, in 2018
Source: Historic Prince William, Manassas Mall - #333

Manassas purchased an airport tower from the airfield at Centennial, Colorado in 1992. In a national first, the tower was moved and recycled into the tower at Manassas. By 2020 the tower was too small for modern equipment and the structure had deteriorated. By that time, Manassas Regional Airport was the 145th busiest in the country with 238 takeoffs or landings each day. The city got a commitment by the Federal Aviation Administration to equip and staff a new tower to manage landings and takeoffs at Manassas.¹

In 2012, the runway at Manassas Regional Airport was extended to 6,200' in length. The Federal Aviation Administration (FAA) designated the airport as one of only 84 National General Aviation airports, and as a reliever airport for Washington Dulles International Airport (IAD) and Ronald Reagan Washington National Airport (DCA). That qualified Manassas to receive Airport Improvement Program (AIP) grants.

Manassas Regional Airport has evolved into the busiest General Aviation airport in Virginia. By 2022:²

...889 acres are dedicated to airport use. The airport has over 400 based aircraft, 156 t-hangars and 141 tie-downs. Annual operations are defined by the number of takeoffs and landings with the Manassas Regional Airport averaging 255 per day, and a total of over 97,000 annually. In comparison Leesburg Executive Airport averages over 100,000 annual operations while Stafford Regional Airport much less at 29,000 annual operations.

the control tower at Manassas Regional Airport was recycled from Centennial, Colorado
Source: Manassas Airport Commission, 2022-2025 Manassas Regional Airport Strategic Plan (p.11)

On July 23, 2023, the city approved a proposal from a private company, Avport, to lease the Manassas Regional Airport terminal (built in 1996) for 40 years and offer scheduled commercial passenger service. Avports would absorb the costs to get the required Part 139 certification from the Federal Aviation Authority (FAA).

City Council heard mostly support, but also some opposition to the proposal during two public hearings. Primary concerns revolved around anticipated increased traffic congestion from passengers driving to the airport. Through a Virginia Railway Express (VRE) train station was located at the western end of the runway, passenger service from the District of Columbia to that Broad Run station was only available during late afternoon commuter hours plus one mid-day train.

Most noise concerns were raised by residents of Prince William County, whose houses were close to the airport but in a separate political jurisdiction from the city. Such residents might end up unhappy as the commercial passenger service increased the number of flights, but would have no opportunity to express their displeasure at the ballot box.

Airport officials noted that they received 3-5 noise complaints monthly, mostly during the summer when people were outside. Noise from takeoffs and landings by the passenger jets was predicted to be comparable to noise from existing planes currently flying in and out of Manassas, but the extra flights would add to the noise burden.

The city had previously established three airport noise impact areas based on an Airport Day-Night Average Sound Level Map projecting potential five- to ten-year noise impact curves for areas with noise impacts:
(1) Greater than 75 dBA, DNL.
(2) 70 to 75 dBA, DNL.
(3) 65 to 70 dBA, DNL

An updated noise study would be part of the PART 139 certification process. The airport director said:³

The FAA will issue a finding... We expect to get a finding of "no significant impact..." but that doesn't mean there will be no impact.

The City of Manassas Zoning Ordinance includes an Airport Impact Overlay District (AOD) in which noise levels determine what development would be permitted. Residential development is not permitted in areas in which the "Yearly Day-Night Average Sound Level (DNL)" exceeds 65 decibels:⁴

It is the intent of the AOD to regulate vertical encroachment obstructions within the airport protection area and to regulate land uses within designated existing or projected airport noise impact areas by requiring acoustical performance standards for the noise impact area.

Within Prince William County, development of privately-owned land is constrained by the existence of the Manassas Regional Airport. The county's Zoning Ordinance included an Airport Safety Overlay District, wth limitations as required by the Federal Aviation Administration:⁵

For the purpose of administering these regulations there shall be an airport protection area as shown on the Manassas Regional Airport Imaginary Surfaces Map. All uses shall conform to the following restrictions:

(a) No building, structure, object of natural growth, or use shall be permitted which shall penetrate the airport protection area. Penetration shall include, but shall not be limited to any use or activity which would cause the intrusion into any of the airport imaginary surfaces of light, glare, smoke, particles, projectiles, radiation, or electrical interference.

(b) Airport zone height limitations: Except as otherwise provided in this section, no structure shall be erected, altered or maintained, and no trees shall be allowed to grow in any zone created by this section to a height in excess of the applicable height limitations herein established for each zone in question as follows:

(1) Approach zone (APA): For the approach to runway 16L, the APA slopes 50 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 10,000 feet along the extended runway centerline then an additional 40,000 feet at a slope of 40 to one. The inner dimension is 1,000 feet and its outer dimension is 16,000 feet. For all other runway approaches the APA slopes 34 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 10,000 feet along the extended runway centerline. The inner dimension is 500 feet and its outer dimension is 3,500 feet.

(2) Transitional zones (APT): Slopes seven feet outward for each foot upward beginning at the side of and at the same elevation as the primary surface and the approach surface, and extending to a height of 150 feet above the airport elevation or 343 feet above mean sea level. In addition to the foregoing, there are established height limits sloping seven feet outward for each foot upward beginning at the sides and at the same elevation as the approach surface, and extending to where they intersect the horizontal surface.

(3) Horizontal zone (APH): Established at 150 feet above the airport or at an elevation of 343 feet above the mean sea level.

(4) Conical zone (APC): Slopes 20 feet outward for each foot upward beginning at the periphery of the horizontal zone and at 150 feet above the airport elevation and extending to an elevation of 543 feet above mean sea level.

the Airport Safety Overlay District for Manassas Regional Airport impacts land use in Prince William County
Source: Prince William County, County Mapper

The Manassas Airport Commission remained responsible for replacing the recycled tower from Colorado, which no longer met Federal Aviation Authority requirements. The city planned for a new tower to have more space for additional air traffic controllers.

In 2023 the city identified three possible locations for siting a new tower. All were on the west side of the runway, just like the existing tower. Federal grants were estimated to pay 90% of the projected $20 million cost.

Avports planned to offer 30 flights per day, primarily to destinations in Florida, after initially starting wth fewer flights. Avports said new freight traffic from carriers such as FedEx and UPS was not part of the lease proposal because:⁶

...from a purely practical perspective, there's no room for cargo service at those facilities nor are we able to build facilities for that.

Manassas airport terminal (red circle)
Source: Historic Prince William, Aerial Photo Survey 2019

Manassas airport, with Blue Ridge in background
Source: Historic Prince William, Aerial Photo Survey 2019

The Manassas airport has also been the site for experimental development of new aviation technology. Aurora Flight Services, founded in 1989, focused on unmanned aerial vehicles. Boeing purchased the company in 2017, but kept it as a separate unit with headquarters at the Manassas Regional Airport.⁷

John Langford, who led Aurora Flight Services from 1989 until 2019, started a new corporation called Electra to develop hybrid electric aircraft. It too based its operations at the Manassas Regional Airport. In 2023, Electra completed the first test flights there of its new hybrid-electric, ultra-short takeoff and landing (eSTOL) EL-2 Goldfinch aircraft.

The initial test included an all-electric flight on November 11 and a hybrid-electric flight on November 19 that went 30 miles. The hybrid-electric approach eliminated the need for ground-based charging stations and ensured reliability in cold weather flight conditions.

The initial plane was funded in part by the U.S. Air Force, and a larger commercial version was planned. The company claimed to have 30 customers with orders for over 1,700 aircraft worth $6 billion. That version was intended to carry up to nine passengers, each with 50 pounds of baggage, on trips up to 400 miles. Certification under Federal Aviation Administration Part 23 regulations and entry into commercial service was projected in 2028.

By January 2024, customers had ordered over 2,000 electric aircraft from Electra, with a market value exceeding $8 billion. Airlines planned to use short takeoff and landing (eSTOL) aircraft in rural portions of India and Finland where costs to build traditional airports could be minimized, plus in New York City where vertiports were feasible to construct.

Manassas Regional Airport provided Electra a place to showcase its short takeoff and landing (eSTOL) aircraft
Source: Elektra, Electra Order Book Surpasses 2,000 Aircraft with Commitments from JetSetGo, LYGG, and Charm

In addition to reducing the carbon footprint of aviation flights, Electra highlighted that using eight electric motors and the "blown lift" aerodynamic technique would:⁸

...allow safe takeoffs and landings at slow speeds (think neighborhood driving speeds slow!) from spaces smaller than a soccer field.

Electra chose to use the Manassas Regional Airport as the development base for the hybrid-electric, ultra-short takeoff and landing (eSTOL) EL-2 Goldfinch aircraft
Source: Elektra, Climate Tech Fund Statkraft Ventures Invests in Electra to Accelerate Sustainable Aviation

The Manassas Airport Commission received nearly $28 million at the end of 2023 when the City Council sold 21 acres to Amazon Data Services for development as a new data center. Because the property was within the Airport Layout Plan, Federal Aviation Administration regulations required the revenue go to the airport.

Selling that 21 acres did not affect existing airport operations, and Avports had already determined that the limited space at the airport prevented it from becoming a hub for freight traffic. However, the land sale limited options for future development of hotels or other facilities on airport property if future commercial passenger service created such a demand. A member of the city's Airport Commission warned City Council before the vote:⁹

Giving up property for non-aviation purposes is never a good idea in the long term... We're going to have to trust you guys that you're making a good decision.

The airport attracted another aviation business in 2024. GHS Aviation Group leased space on he second floor of the Chantilly Air hangar building so additional staff could provide consulting, auditing, and training services. The City of Manassas described the successful recruitment of another business as an expansion of the "Manassas Aerospace Ecosystem."¹⁰

Air Transportation in Virginia

Virginia Highlands Airport

the City of Manassas sold 21 acres (red X) in the Airport District (colored in grey) for a data center in 2023
Source: City of Manassas GeoHub, Manassas City GIS & Interactive Mapping Application

References

1. "Airport History," City of Manassas, https://www.manassascity.org/140/History; "Manassas airport seeking support for new control tower," InsideNOVA, February 4, 2020, https://www.insidenova.com/news/prince_william/manassas-airport-seeking-support-for-new-control-tower/article_ea8fa376-4765-11ea-b4c4-c396152e8b4e.html; "History," City of Manassas, https://www.manassasva.gov/airport/airport_history.php (last checked October 16, 2023)
2. "History," Manassas Regional Airport, https://www.manassasva.gov/airport/airport_history.php; "2022-2025 Manassas Regional Airport Strategic Plan," Manassas Airport Commission, February 17, 2022, pp.6-7, https://cms9files.revize.com/manassasva/Airport/plans%20and%20studies/Airport%20Strategic%20Plan-FINAL%202-17-2022.pdf (last checked November 21, 2023)
3. "Cleared for takeoff: City OKs commercial flights from Manassas," Prince William Times, July 25, 2023, https://www.princewilliamtimes.com/news/cleared-for-takeoff-city-oks-commercial-flights-from-manassas/article_c72a3aea-2a92-11ee-a888-b356e2a46a39.html; "Avports Signs 40-year PPP to Run Manassas Regional Airport," AirportIR, August 30, 2023, https://airportir.com/ir-pulse/avports-signs-40-year-ppp-to-run-manassas-regional-airport; "Agreement for commercial flights at Manassas airport clears final vote," InsideNOVA, August 3, 2023, https://www.insidenova.com/headlines/agreement-for-commercial-flights-at-manassas-airport-clears-final-vote/article_cf58b5e2-313c-11ee-b30e-97e77cdc51ba.html; "Residents wary of adding commercial flights at Manassas airport," Prince William Times, July 12, 2023, https://www.princewilliamtimes.com/news/residents-wary-of-adding-commercial-flights-at-manassas-airport/article_efd99d48-20f9-11ee-aaf6-efdb1cb1a227.html (last checked December 28, 2023)
4. "Article VIII, Division II, Zoning Districts: Sec. 130-421. Purpose and intent," Zoning Ordinance, City of Manassas, https://cms9files.revize.com/manassasva/Community%20Development/zoning%20ordinance/12-23%20ARTICLE%208%20-%20ZONING%20DISTRICTS.pdf (last checked December 28, 2023)
5. "Article V - Overlay Districts, Sec. 32-505.03. - Establishment of districts and boundaries," Zoning Ordinance, Prince William County, https://library.municode.com/va/prince_william_county/codes/code_of_ordinances?nodeId=CH32ZO_ARTVOVDI_PT505AISAOVDI (last checked December 28, 2023)
6. "Looming passenger jet service brings urgency to replace aging airport tower," Potomac Local, November 30, 2023, https://www.potomaclocal.com/2023/11/30/looming-passenger-jet-service-brings-urgency-to-replace-aging-airport-tower/ (last checked November 30, 2023)
7. "Boeing to buy autonomous and electric flight firm Aurora," Reuters, October 5, 2017, https://www.reuters.com/article/us-aurora-m-a-boeing/boeing-to-buy-autonomous-and-electric-flight-firm-aurora-idUSKBN1CA1KU/ (last checked November 21, 2023)
8. "eSTOL plane makes successful test flight at Manassas Regional Airport," Potomac Local, November 20, 2023, https://www.potomaclocal.com/2023/11/20/estol-plane-has-successful-test-flight-at-manassas-regional-airport/; "Aircraft for Sustainable Air Mobility," Electra, https://www.electra.aero/; "Ultra-short takeoff and landing plane rakes in $8 billion in pre-orders," New Atlas, January 24, 2024, https://newatlas.com/aircraft/electra-estol-preorders/; "Electra Order Book Surpasses 2,000 Aircraft with Commitments from JetSetGo, LYGG, and Charm," Electra, January 23, 2024, https://www.electra.aero/news/2000 (last checked January 27, 2024)
9. "City council sells 21 acres to Amazon for new data center," Potomac Local, November 28, 2023, https://www.potomaclocal.com/2023/11/28/city-council-sells-27-acres-to-amazon-for-new-data-center/; "Manassas agrees to sell 20 acres to Amazon's data center arm for $27M," InsideNOVA, December 13, 2023, https://www.insidenova.com/headlines/manassas-agrees-to-sell-20-acres-to-amazons-data-center-arm-for-27m/article_0930d59a-9922-11ee-8f4d-7b404b959078.html (last checked December 13, 2023)
10. "Business Beat: Manassas Aerospace Ecosystem Welcomes GHS Aviation Expansion; Richmond Fed Economist Joe Mengedoth to Headline Business Appreciation Breakfast," Business Beat blog, City of Manassas, April 4, 2024, https://choosemanassas.org/manassas-aerospace-ecosystem-welcomes-ghs-aviation-expansion-richmond-fed-economist-joe-mengedoth-to-headline-business-appreciation-breakfast-4-4-24/ (last checked April 4, 2024)

the Airport Impact Overlay District in Manassas impacts minimal private property within the city; noise is an issue primarily in Prince William County
Source: City of Manassas, Zoning Map

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