[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.
[1]
Editor's Note: See Ch. 280, Zoning, and Ch. 90, Building Construction.