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Hanger Construction and Design Standards Effective July 5, 2004 Table of Contents Introduction Purpose 1.0 Goals 2.0 General Provisions 3.0 Application Appendix A-1: General Requirements Appendix A-2: Special Requirements Appendix A-3: Notice to Proceed Download PDF Version of Minimum Construction and Design Standards for Aircraft Hangars and Other Buildings Introduction These Standards shall be known as the Kalispell Airport Hangar Construction and Design Standards. They are cited in the Airport Layout Plan (ALP). Purpose The purpose of these Design Standards is to insure developm ent of consistent high quality to protect and enhance the investm ent of all those locating within the Airport Layout Plan (ALP). These standards provide a basis for directing and evaluating the planning and architectural design of im provem ents to each lot. 1.0 Goals The following goals form the basis for these design standards: ECONOMIC Protection of property values and enhancem ent of investm ent. ENVIRONMENTAL Conservation of existing natural features and m inim um adverse im pact on the ecosystem s. FUNCTION Encouragem ent of im aginative and innovative planning of facilities and sites and flexibility to respond to changes in m arket dem and. VISUAL Variety, interest and a high standard of architectural and landscape design. SOCIAL Am enable working environm ent, which is an integral part of the com m unity. SAFETY Provide and secure storage of vehicles and equipm ent. Back To Top 2.0 General Provisions Buildings m ay not be constructed on airport property, unless approved by the Airport Manager for conform ance in each of the following areas: 2.1 Current Airport Layout Plan (ALP). ---PAGE BREAK--- 2.2 All applicable building restriction lines and height restrictions. 2.3 Interference with any Airport or Federal Aviation Adm inistration radio or guidance equipm ent due to location or type of structural m aterial. 2.4 Minim um structural standards as appended. 2.5 Access to the proposed building, including any required easem ents, roads or taxiways. 2.6 An approved Aviation Ground Lease with the City of Kalispell or an approved sublease with an existing authorized tenant of the Airport. Such lease to include all areas deem ed necessary to the norm al use of the building. Minim um separation beyond the outerm ost perim eters of the structure shall be in accordance with the ALP. This provision m ay be waived, in whole or in part, by the Airport Manager to facilitate Airport Operations or access. Requests for waiver m ust be in writing, shall state the reason for the waiver and shall state in detail the m itigating m easures to be taken with respect to potential adverse im pacts that m ay arise from granting the requested waiver. Back To Top 3.0 Application These standards shall apply to all properties in the ALP and are in addition to any other jurisdictional requirem ents including but not lim ited to Zoning Ordinances and Building Codes of the City of Kalispell. 3.1 Copies of all structural plans, site plans, and m aterial specifications developed by a certified architect and/or engineer shall be provided to the Airport Manager for review and approval and upon approval shall becom e the property of the City of Kalispell. 3.2 The Airport Manager or his agent shall m ake frequent inspections during construction of any approved building. No changes to, or variations from , approved plans and specifications shall be perm itted unless approved in writing by the Airport Manager. 3.3 Construction of any approved structure or m aterial com ponent thereof, m ay not com m ence until the following docum ents or proofs thereof are provided to the Airport Manager. 3.3.1 Contractor's Com prehensive General Liability Insurance and Autom obile Liability Insurance policies in an am ount not less than Seven Hundred Fifty Thousand Dollars ($750,000) for injuries, including accidental death, to any one person and subject to the sam e lim it for each person, and in an am ount of not less than One Million Five Hundred Thousand Dollars ($1,500,000) on account of one occurrence. Contractor's Property Dam age Liability Insurance shall be in an am ount of not less than Five Hundred Thousand Dollars ($500,000). ---PAGE BREAK--- 3.3.2 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 dam age including, without duplication of coverage, theft, vandalism and m alicious m ischief. 3.3.3 A Perform ance, Material and Labor Paym ent Bond payable to the Kalispell City Airport in an am ount equal to the entire cost of the project. A one year m aintenance bond equal to 10% of the am ount of the Perform ance, Material and Labor Paym ent Bond shall be required upon substantial com pletion of the work. 3.4 Tem porary buildings m ust be approved by the Airport Manager as to type, use, design and location on an individual basis for a specified term and that rem oval of tem porary buildings will be done by the Lessee, at his expense, within fifteen days of the end of the approved term . 3.5 In the event of any failure on the part of any Lessee to com ply with Airport requirem ents or any failure to com plete a construction project according to the approved plans and specifications, or within a reasonable tim e as determ ined by the Airport Manager, shall be cause for the Manager to revoke any ground lease with the Lessee of the project and require that the structure be rem oved from the airport property. In addition to the foregoing rem edies, the Manager shall retain all other rem edies provided by the lease term or provided by law. APPROVED this 5th day of July 2004. CITY OF KALISPELL By: Chris A. Kukulski City Manager Back To Top APPENDIX: Minimum Standards for Hangar and Buildings on Kalispell Airport Property Appendix A-1: General Requirements A-1.1 This general section requires perm its for building, plum bing and m echanical (city) and electrical (state). A-1.2 All structures shall be designed and constructed in accordance with the Building, Plum bing, Mechanical and Electrical Codes as adopted by the State of Montana and the City of Kalispell. A-1.3 All plans m ust be approved by all required local or state Building Inspection offices and all perm its m ust be obtained before construction begins. A-1.4 All electrical, plum bing, m echanical or any other work that is governed by Federal, State, or local licensing regulations will be perform ed only by individuals or com panies so licensed. ---PAGE BREAK--- A-1.5 All construction shall be in com pliance 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, shall apply. A-1.6 The Airport Manager m ust approve the schedule for all work and said approved schedule shall becom e binding upon the applicant unless m odification of said schedule has been approved in writing by the Airport Manager. Back To Top Appendix A-2: Special Requirements A-2.1 In addition to the General Requirem ents, the following Special Requirem ents are em phasized or added to prom ote safety and insurability of structures on airport properties and to m aintain the value of airport properties. A-2.1.1 Footings and Foundations Soil bearing tests shall be perform ed at the location of any proposed structure and the design of footings and foundations based on the results. Copies of the design and test results bearing the seal of a registered architect or engineer shall be subm itted to the Airport Manager. Footings and foundations shall extend a m inim um of one foot below norm al frost depth. Any enclosed structure not designed with a continuous perim eter footing-foundation shall be provided with an approved, continuous perim eter frost barrier. A-2.1.2 Structural Strength and Materials The Uniform Building Code or the Building Code currently adopted by the jurisdiction shall apply as to allowable m aterials and structural strength for the structure class or type as determ ined by use, seism ic zone, wind and snow loads. The fire ratings of structures used for the storage of aircraft, m otor vehicles, and flam m able or hazardous m aterials shall com ply with the Building Code and any Federal, State, or Municipal Fire Codes and are subject to approval by the City of Kalispell Fire Marshal. A-2.l.3 Fram ing All fram ing shall be of m etal. A-2.1.4 Exterior All exterior surfaces m ust be pre-finished alum inum , steel or CMU (concrete). No painted wood or other m aterials m ay be used. All exterior m aterials and colors m ust be subm itted to the Airport Manager for approval before construction starts. A standard color will ---PAGE BREAK--- be identified and registered with the Airport Manager. No galvanized m etal shall be used on any exterior surface. A-2.1.5 Exterior Finishes Wood- No wood or wood com posite siding or roofing shall be allowed. Exceptions to this rule m ay be granted by the Airport Manager based on aesthetics or airport operational requirem ents. However, no exception shall be granted that would m odify the requirem ents of Section 2.1.2. Requests for exceptions to this requirem ent m ust be m ade in writing at the tim e of initial plan approval. Steel - The minimum gauge of steel used for roofing or siding shall be twenty-eight (28) and shall be factory finished in a color approved by the Airport Manager and warranted by the manufacturer as to color fastness for a minimum of twenty (20) years. 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. A-2.1.6 Floor and Ram p Construction All floors and ram ps m ust be constructed of concrete having a m inim um of four inch thickness and shall include steel reinforcem ent of a type approved by the Airport Manager. A stiff broom finish is required on exterior ram ps. A-2.1.7 Doors Bi-fold doors are recom m ended because of their ease of operation during the winter m onths. Approved swing out, overhead or sliding doors m ay also be used. All pedestrian doors m ust be of pit-finished m etal construction. A-2.l.8 Drainage 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 Airport Manager m ay require the installation of inlets and pipe designed for anticipated m axim um flow and loading to be installed and attached to the existing storm sewer system . An approved system of oil/water separators m ay be required to prevent contam ination of surface or ground water resources. Oil/Water Separators Aviation repair facilities and paint shops, dealerships, fuel stations, equipm ent degreasing areas, and other facilities generating wastewater with oil and grease content are required to pre-treat these wastes before discharging to the sanitary sewer system . Pre-treatm ent requires that an oil/water separator be installed and m aintained on site. ---PAGE BREAK--- Oil/water separators for com m ercial/industrial processes m ust be sized on a case-by-case analysis of wastewater characteristics. Typically a m inim um capacity of 750 gallons is required for sm all fuel stations, aviation repairs, and light com m ercial sites; 1,500 gallon capacity for large- scale aircraft washing and steam cleaning facilities. The ultim ate discharge m ust be directed to the sanitary sewer system . All units regardless of size shall be fitted with a standard final-stage sam ple box and spill-absorbent pillows. Oil/water separators shall be com m ercially m anufactured and sized for the intended discharge rates for the facility where it is to be installed. A-2.1.9 Landscaping The Airport Manager m ay require landscaping due to location or use of a structure. All plans for landscaping shall be approved by the Airport Manager. A-2.1.10 Utilities Connection to electric, gas, sanitary sewer or septic tank and telephone shall be the responsibility of the Lessee. All new electric, cable TV and telephone lines shall be placed underground. Upon com pletion of construction, a plot plan showing the exact location of all Lessee installed utilities shall be given to the Airport Manager. No trenching or excavation shall com m ence until all pipes and lines in the area have been located. The Airport Manager and utility com panies shall be contacted for locations. The Lessee shall be responsible for any dam age to existing utilities or com m unications lines. A-2.1.11 Access The Airport Manager m ay require the Lessee to construct paved roadways, taxiways, and controlled access gates to provide access to the structure. Plans for any roads or taxiways so required shall be subm itted to the Airport Manager for approval. Under no circum stances will an uncontrolled opening in the Airport's security fence be allowed. A-2.1.12 Further restrictions or requirem ents m ay be im posed by the Airport Manager when, in his judgm ent, such restrictions or requirem ents are necessary to insure safety, airport operations, aesthetics, or property value. Back To Top Appendix A-3: Notice to Proceed A-3.1 When satisfied that all provisions of this directive have been, or will be fulfilled, the Airport Manager ---PAGE BREAK--- will issue a letter notifying the Lessee to proceed with the approved work. A-3.2 Any loss incurred due to work perform ed, m aterials purchased, or subleases signed by the Lessee prior to receipt of a Notice to Proceed shall be the Lessee's responsibility. Back To Top