Developer Shalom Lamm is no fly-by-night entrepreneur.
As principal of Black Creek Holdings in Sullivan County”™s Bloomingburg, Lamm doesn”™t think a sustainable Wurtsboro Airport is unattainable.
By securing nonprofit status for the airport and splitting the original parcel in two, he expects the income derived from the half-million square feet of distribution space near the planned airport to keep it in the black.
Lamm is determined to keep Wurtsboro Airport, where he had his first experience at glider flying at the age of 14, an integral part of the Sullivan landscape, plunking down nearly $5 million for it in 2007 and spending another $1 million in studies on the land and another $1 million in airport upgrades. It is purportedly the oldest glider plane airport in the U.S. still in continuous operation.
“By creating two parcels ”“ 177 acres for the airport as a nonprofit corporation and turning the remaining 223 acres into distribution and commercial space, I expect it to be attractive, state of the art, affordable and to provide a steady stream of revenue for the airport.”
Lamm expects the income derived from the commercial tenants”™ common charges, comparable to condo charges, guesstimated at approximately $160,000 a year “giving it a nondeviating method of paying for itself. Since it is also utilized by regular aviators, we feel the addition of the new fuel farm and by bringing other amenities, including a diner on-site, Wurtsboro will be a better, more attractive destination for recreational fliers. Truly, we”™re unique in more ways than one,” said Lamm.
It”™s not unusual to find small aircraft owners “airport hopping” although the economy has hit all areas of the aviation industry hard and flying for sport can an expensive proposition. “There are some things people will not give up,” said Lamm. “Those who own aircraft are going to continue to use them. We want Wurtsboro to be on their list of places to stop. As a developer, I didn”™t pour nearly $100,000 into a fuel farm unless I felt people will be stopping here. That”™s how much confidence I have in its success. We”™ve not just improved it physically but brought in top-notch aviation personnel and put them in charge of daily operations.”
Why is gliding so popular at the airport? Lamm says a freak of nature ”“ the way the wind hits the Shawangunks ”“ makes the spot idyllic for soaring. “The goal, once the tow plane gets you up to 2,500 feet, is to stay up there for as long as possible and how much farther up you can reach. I”™ve gone as high as 5,000 feet. My son has hit 7,000. The feeling is incredible. For me, it is the most magnificent thing to watch and take part in.
“We”™ve had what we consider a super reaction from the town of Mamakating”™s town and planning boards and from ordinary citizens. Wurtsboro airport is the iconic center of town, and we”™ve come up with a way to keep it an airport forever.”
The tailspin economy is not part of Lamm”™s lingo. “In the real estate industry, we have an eight- to 10-year horizon. The economy today will not be the economy two years from now. It is going to take us at least three years before we get all our permitting in place, hold public hearings, go through the SEQRA process and get final approvals. I made the investment because I feel it is a logical, economically sound investment. We can attract a good workforce, good tenants and prices within reach.”
Lamm says the distribution centers and offices will be all high-tech and built to suit for lessees: “Pads will be prepared and will truly be shovel ready.” He expects, when all is said and done, that the entire project will be in the $70 million range, creating hundreds of construction jobs as well as hundreds more permanent ones. “I can”™t predict exact numbers,” said Lamm. “If you predict more than you actually end up delivering, people will be disappointed. I know we”™re going to create hundreds of permanent jobs, hopefully more than hundreds. I”™d rather stay on the conservative side.”
Â
Lamm is no stranger to development in the Catskills. Black Creek is planning a 250-plus housing project with golf course in the town of Forestburgh and is talking to owners of Holiday Inn in Bridgeville about building an indoor water park and hotel.
But Wurtsboro Airport”™s biggest fan is not expecting miracles overnight. His plans project out over the next decade. “You can”™t plan for development that quickly,” said the gliding buff. “Everything takes time, and the economy needs to recover. Hopefully, we”™ll make a big contribution to that recovery here in Sullivan County.”
