[Adopted 3-15-1988; amended in its entirety 8-1-2017 by Order No. 17-101.12]
A.
These
standards shall be known as the "Sanford Seacoast Regional Airport
(hereinafter "Airport") Hangar Construction and Design Standards"
(hereinafter "design standards"). These design standards have been
adopted by the Sanford City Council and are to be administered by
the Airport Manager or his/her agent. These design standards may further
be amended from time to time as determined by the Sanford City Council
upon the recommendation of the Airport Advisory Committee and/or Airport
Manager.
B.
The
purpose of these design standards is to insure that all development
on Airport property is consistent with the Ultimate Airport Layout
Plan (UALP) and is of safe and functional design. These design standards
are set forth as a basis for directing future construction and to
preserve the investment of all who use the Airport. Considerations
include economic aspects of development, practicality, aesthetics,
and environmental impacts.
C.
General
provisions. Structures may not be constructed on Airport property
unless approved by the Airport Manager and other relevant City officials
for conformance in each of the following areas:
(1)
Contained on the current, approved Ultimate Airport Layout Plan (UALP).
(2)
All applicable building restriction lines and height restrictions
applicable to FAA Part 77, Objects Affecting Navigable Airspace.
(3)
Interference with any Airport or Federal Aviation Administration
radio or guidance equipment due to location or type of structural
material.
(4)
Submission of plans, a construction schedule and other information as required to the Sanford Code Enforcement and Planning Offices pursuant to City ordinances, including, but not limited to, § 280-11-9, Airport Development Zone (AD), as amended.
(5)
Access to the proposed building, including any required easements,
roads or taxiways and their design.
(6)
Construction coordination with the Airport Manager or designee to
assess impact on operations, develop a Construction Safety and Phasing
Plan (CSPP), and issue notices to airmen (NOTAMs) as appropriate.
(7)
Proof of contractor's liability insurance satisfactory to the City
and City's insurer provided. Said insurance shall list the City of
Sanford as additionally insured for the duration of construction.
(8)
An approved land lease and operating rights agreement with the City of Sanford or an approved sublease with an existing authorized tenant of the Airport. Such lease is to include all areas deemed necessary to the normal use of the building per the Airport's Minimum Standards and Procedures for the Lease and Use of Property and Facilities, Chapter 70, Article III.
[1]
Editor's Note: The Typical Hangar Lot diagram is included as an attachment to this chapter
A.
General
requirements. Following is a list of general requirements to be used
for all hangar construction at the Airport.
(1)
All plans must be approved by all required local or State building
inspection offices, and all permits must be obtained before construction
begins. A copy of all permits must be submitted to the Airport Manager
prior to construction and occupancy.
(2)
All electrical, plumbing, mechanical or any other work that is governed
by federal, State, or local licensing regulations will be performed
only by individuals or companies so licensed or as allowed under current
regulations.
(3)
All construction shall be in compliance with all applicable zoning
regulations, FAA regulations, height restrictions, and other regulations
issued by any agency having jurisdiction over work or projects within
the scope of these standards.
(4)
The Airport Manager must approve the schedule for all work, and said
approved schedule shall become binding upon the applicant unless modification
of said schedule has been approved in writing by the Airport Manager.
The construction schedule shall be included in the land lease and
operating rights agreement as reviewed and approved by the Sanford
City Council.
B.
Life
safety requirements. The fire ratings of structures used for the storage
of aircraft, motor vehicles, and flammable or hazardous materials
shall comply with the Building Code and any federal, State, or municipal
fire codes and are subject to approval by the City's Fire Marshal
as part of the approval process.
C.
Special
requirements. The following special requirements are emphasized or
added to promote safety, operability, and insurability of structures
on Airport properties and to maintain the value of Airport properties.
(1)
Footings and foundations. If necessary, soil bearing tests shall
be performed at the location of the proposed structure and the design
of footings and foundation design will be based on the results. Footings
and foundations shall extend a minimum of one foot below normal frost
depth. Any enclosed structure not designed with a continuous perimeter
footing-foundation shall be provided with an approved, continuous
perimeter frost barrier.
(2)
Structural strength and materials. The currently adopted Building
Code of the City of Sanford shall apply as to allowable materials
and structural strength for the structure class or type as determined
by use, seismic zone, wind and snow loads. All plans must be stamped
by a licensed architect or engineer whether constructed on site or
prefabricated and erected on site.
(3)
Framing. All framing shall be of metal, wood, wood composite or other
engineered materials subject to stamped plans.
(4)
Exterior.
(a)
All exterior surfaces must be prefinished aluminum, steel, prefinished
cementous siding, CMU (concrete) or tensioned fabric. No painted wood
or other materials may be used. No galvanized metal shall be used
on any exterior surface. All exterior materials and colors must be
submitted to the Airport Manager for approval before construction
begins. Exceptions to this rule may be granted by the Airport Manager
based on aesthetics, emerging technology, or Airport operational requirements.
(b)
Any structures added to the roof that are not essential components of the roof such as, but not limited to: cupolas, weathervanes, communications equipment, antennas, solar panels, and lightning rods must be specifically noted in construction plans and compliant with the requirements of § 70-1C(2).
(5)
Exterior finishes. Exceptions to this rule may be granted by the Airport Manager based on aesthetics, emerging technology, or Airport operational requirements; however, no exception shall be granted that would modify the requirements of § 70-2C(2). Requests for exceptions to this requirement must be made in writing at the time of initial plan approval.
(a)
Wood. No wood or wood composite siding or roofing shall be allowed.
(b)
Steel. The minimum gauge of steel used for roofing or siding
shall be 28 and shall be factory finished in a color approved by the
Airport Manager and warranted by the manufacturer as to colorfastness
for a minimum of 20 years.
(c)
Concrete. Where (CMU), poured or preformed concrete walls are
used, the exterior shall be sealed and stained in a color approved
by the Airport Manager.
(d)
Tensioned fabric. Fabric used on tension fabric structures must
have a minimum life expectancy of 15 years and must remain colorfast
during this time period.
(6)
Floor construction. All floors must be constructed of concrete having
a minimum four-inch thickness and shall include steel reinforcement.
A stiff broom finish is required on exterior ramps.
(7)
Doors. Bifold doors are recommended because of their ease of operation
during the winter months. Approved swing-out, overhead, multi-zippered
or roll-up on tension fabric or sliding doors may also be used. All
pedestrian doors shall be compliant with structural plans and maintain
an exterior finish during the life of the building.
(8)
Drainage.
(a)
The gradient of the finished floor of any proposed structure
and the surrounding surfaces shall provide for positive flow of water
into the existing Airport storm sewer system. In areas where no storm
sewer exists, the City may require the installation of inlets and
pipe designed for anticipated maximum flow and loading to be installed
and attached to the existing storm sewer system. Depending on the
type of activity to be performed in the building, an approved system
of oil/water separators may be required to prevent contamination of
surface or ground water resources.
(b)
The hangar access ramp shall have a minimum two-inch pitch or
grade from the facing taxiway or ramp. The intent of this requirement
is to prevent runoff from rain or melting snow from entering the hangar.
Gutter systems should also be considered.
(9)
Landscaping.
(a)
It will be the responsibility of the hangar owner to grade,
loam and seed the area impacted by construction of his/her hangar
in order to ensure mower access.
(b)
The City may require landscaping due to location or use of a
structure. Certain landscaping may not be permitted due to its potential
as a wildlife attractant. All plans for landscaping shall be contained
in the construction plans.
(10)
Utilities.
(a)
Connection to electric, heating fuel, such as natural gas, sanitary
sewer, water, and communications shall be the responsibility of the
lessee. All new electric, cable TV, internet and telephone lines shall
be placed underground. Upon completion of construction, a plot plan
with GPS coordinates showing the exact location of all lessee-installed
utilities shall be given to the Airport Manager.
(b)
No trenching or excavation shall commence until all pipes and
lines in the area have been located by Dig Safe. The Airport Manager
and utility companies shall be contacted for locations. The lessee
shall be responsible for any damage to existing utilities or communications
lines.
(c)
Any hangar constructed 1) at a location greater than 500 feet
from an approved fixed base operator with a bathroom for use by the
general public, and 2) and within 200 feet of City sewer and water
lines, shall be required to have a bathroom with a toilet and sink.
Said bathroom shall be connected to City water and sewerage systems
and is the responsibility of the lessee. This requirement may be waived
with prior written approval by the Airport Manager.
(11)
Access. The lessee may be required to construct paved roadways, taxiways,
aprons or ramps, and controlled access gates to provide access to
the structure. Plans for any roads or taxiways so required shall be
submitted to the City for approval with the construction plans. Under
no circumstances will an uncontrolled opening in the Airport's security
fence be allowed.
(12)
Setbacks. Land lease dimensions will be negotiated on a case-by-case
basis and determined by the individual location of the site. Building
setbacks will be determined on a case-by-case basis based on proximity
to other lots and any taxiway or runway object free areas, size and
orientation of the structure, aircraft and vehicle parking, emergency
access, snow removal and grounds maintenance, and other relevant factors
that may be present.
(13)
Orientation. Consideration should be given to the building orientation
and exposures. Northern exposures for the side of the building that
contains the main hangar door should be avoided.
(14)
Further restrictions or requirements may be imposed by the City when,
in consultation with the Airport Manager, Code Enforcement Officer,
City Planner, Fire Marshal, Maine Department of Transportation, FAA,
or other applicable entity, such restrictions or requirements are
necessary to ensure safety, continuity and efficiency of Airport operations,
aesthetics, or property value.
These standards shall apply to all properties on the Airport
and are in addition to any other jurisdictional requirements, including
but not limited to Zoning Ordinances and Building Codes of the City
of Sanford.[1]
A.
Three hard copies and one digital copy on a compact disc (CD) of all structural plans, site plans, and material specifications developed by a certified architect and/or engineer shall be provided to the City of Sanford's Planning Office for review and approval and upon approval shall become the property of the City of Sanford. Pre-engineered structures with stamped plans may be used, provided that plans showing all items addressed in § 70-2C. are submitted and meet the overall standards.
B.
The Code Enforcement Officer, Airport Manager or agent, or other
applicable agent of the City may make frequent inspections during
construction of any approved building or structure to ensure compliance
with lease agreements, building codes, the requirements of this article,
and the approved CSPP. No changes to, or variations from approved
plans and specifications shall be permitted unless approved in writing
by the City. Construction may be stopped as a result of nonconformance
with the approved safety plan.
C.
Construction of any approved structure or material component thereof
may not commence until the following documents or proofs thereof are
provided to the City:
(1)
Contractor's comprehensive general liability insurance policy in
an amount that meets industry standards but not less than $1,000,000
for injuries, including accidental death, to any one person and subject
to the same limit for each person, and in an amount of not less than
$1,000,000 on account of one occurrence. Contractor's property damage
liability insurance shall be in an amount of not less than $400,000.
(2)
Property insurance upon the entire work at the site to the full insurable
value thereof. This insurance shall include the interest of the lessee,
the contractor, and subcontractors in the work and shall insure against
the perils of fire and extended coverage and shall include all-risk
insurance for physical loss or damage, including, without duplication
of coverage, theft, vandalism and malicious mischief.
(3)
A performance, material and labor payment bond, if required by the
City based on the size and complexity of the project, payable to the
City of Sanford in an amount equal to the entire cost of the project.
Bond requirements for construction would be included in the land lease
and operating rights agreement as approved by the lessee and City.
D.
Temporary buildings and structures requested to be placed on Airport
property must receive prior written approval from the Airport Manager
and specify type, use, design and location on an individual basis
for a specified term. Removal of temporary buildings and structures
will be completed in whole by the lessee, at the lessee's expense,
within 15 days of the end of the approved term. The area where the
building or structure was located shall be returned to the same condition
or better as it was prior to the installation of said building or
structure.
E.
In the event of any failure on the part of any lessee to comply with
Airport requirements or any failure to complete a construction project
according to the approved plans and specifications, or within a reasonable
time as determined by the City, shall be cause for the City to revoke
any ground lease with the lessee of the project and require that the
structure be removed from the Airport property. In addition to the
foregoing remedies, the City shall retain all other remedies provided
by the lease term or provided by law.
F.
Notice to proceed.
(1)
When satisfied that all provisions of this directive have been, or
will be fulfilled, the City will issue a letter notifying the lessee
to proceed with the approved work.
(2)
Any loss incurred due to work performed, materials purchased, or
subleases signed by the lessee prior to receipt of a notice to proceed
shall be the lessee's responsibility.
