HomeMy WebLinkAboutReso 2009-025 - Council Policy 304
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RESOLUTION NO. 2009 - 25
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF REDDING ESTABLISHING CITY COUNCIL POLICY
NO. 304, DEVELOPMENT AND USE GUIDELINES FOR
GENERAL AVIATION HANGARS
WHEREAS, the City Council wishes to adopt City Council Policy No. 304,
"Development and Use Guidelines for General Aviation Hangars," establishing criteria for the
development of hangars on Redding Municipal Airport and Benton Airpark.
NOW, THEREFORE, IT IS RESOLVED by the City Council of the City of Redding,
that City Council Policy No. 304, Development and Use Guidelines for General Aviation
Hangars, be adopted as set forth in the policy attached hereto and made a part hereof.
I HEREBY CERTIFY that the foregoing resolution was introduced, read, and adopted
at a regular meeting of the City Council on the 7th day of April, 2009, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
Dickerson, Jones, McArthur, Stegall, and Bosetti
None
None
None
7u}z-~
RICK BOSETTI, Mayor
ATTEST:
; J_,
FORM APPROVED:
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SUBJECT
RESOLUTION
NUMBER
POLICY
NUMBER
EFFECTIVE
DATE
PAGE
Development and Use Guidelines for
General Aviation Hangars
2009 - 25
304
4-07-09
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BACKGROUND
The City of Redding encourages the use of private funds for the development of general aviation hangars on
vacant airport property. This strategy promotes aviation and is an economic stimulus for the airport as well as
for business development in the City of Redding and Shasta County. Successful hangar projects playa key role
for a financially secure airport. The Airports Division has designated hangar development locations in each
Airport Master Plan and on the respective Airport Layout Plan.
PURPOSE
The purpose of this policy is to help potential developers get a basic understanding of what it takes to plan,
design, construct, and maintain a private hangar proj ect on either Redding Municipal Airport or Benton Airpark.
The guidelines are meant to be a planning tool to help navigate the ground lease, design and engineering,
construction, and permitting process for the project. It is also intended to assure that private aircraft hangars
constructed on the Airports meet all federal, state, county, and city rules, regulations, and building codes. This
policy will not answer all of the questions that may surface during the process; however, it will provide
. developers with the information they need to construct a private hangar before committing to this investment.
POLICY
As a means to accomplishing the purpose and objectives of this policy, the City incorporates by reference into
this policy the Development and Use Guidelines for General Aviation Hangars as approved by City Council
Resolution No. 2009-25. The guidelines are hereby attached as Attachment A.
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City of Redding Airports
Benton Airpark
Redding Municipal Airport
DEVELOPMENT AND USE GUIDELINES FOR
GENERAL AVIATION HANGARS
April 7, 2009
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PREFACE
The City of Redding, as owner of federally obligated airports Benton Airpark and
Redding Municipal Airport, is responsible for instituting development and use standards
for general aviation hangars.
This document was produced through the cooperative effort of the City of
Redding Airports Division, Redding City Council, City of Redding Transportation and
Engineering Department, City of Redding Development Services Department, City of
Redding Fire Department, Federal Aviation Administration (FAA), State of California
Division of Aeronautics, American Association of Airport Executives, Airport user
groups, and the aviation business community.
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Table of Contents
1.1 Scope. ............ ............ ............. ........ .......... ..... ....... ........ .... Page 1
1.2 Definitions.... ............ ............... .................. ........................... Page 1
1.3 Purpose ............................................................................. Page 1
1.4 Hangar Location ................................ .................................. Page 1
1.5 Application ......................................................................... Page 1
1.6 Conditions .......................................................................... Page 2
1.7 Approvals and Permits .......................................................... Page 3
1.8 Construction.. ........................... ........ .................................. Page 3
1.9 Operations ........................................... ............ ............ ...... Page 6
1.10 Maintenance ...................................................................... Page 6
1.11 Fuel.... .................. ............... .................. ........................... Page 6
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City of Redding Airports
Development and Use Guidelines for General Aviation Hangars
Redding Municipal Airport and Benton Airpark
1.1 Scope:
This policy establishes guidelines and sets forth the terms and conditions for developing
vacant hangar area property on Redding Municipal Airport and Benton Airpark. The
area for hangar development is designated on each Airport Master Plan and the
respective Airport Layout Plan. The guidelines are intended to in the development and
upkeep of planned aircraft hangars as to meet the Federal, State and local regulations
and policies. It is understood that the intended use of planned hangar facilities is for
aviation purposes only.
1.2 Definitions:
General Aviation - Using privately owned aircraft for personal use and not for
the monetary gain of the aircraft owner.
Corporate Aviation - Transporting company executives using professional flight
crews on either a company owned aircraft or companies using aircraft used as
part of CFR 14, FAR Part 135 operations.
1.3 Purpose:
The City of Redding encourages the use of private funds for the development of vacant
airport land designated for aircraft hangars. The intended purpose of this strategy is to
further promote aviation as an economic stimulus for City of Redding and Shasta
County business development.
1.4 Hanaar Location:
The location of proposed aircraft hangars shall be consistent with the approved Redding
Municipal Airport or Benton Airpark Airport Layout Plan and/or at the specific direction of
the Airports Manager. Structure clearances and setbacks shall be consistent with the
most recent edition of FAA Advisory Circular 150/5300-13, the latest approved Airport
Layout Plan and the latest edition of the California Fire Code.
1.5 Application:
All ground leases at Redding Municipal Airport and Benton Airpark are to be equitable,
and all approved ground rents are based on an annual square footage rate that is
adjusted using an annual increase of 3 percent.
Page 1
Development and Use G_elineS for General Aviation Hangar"
1.6 Conditions:
The following standards shall be conditions of all Airport ground lease agreements with
the City of Redding:
Lot Size - The size of the lot within the aircraft hangar area shall be negotiated
by the Airports Manager and a prospective lessee.
Use of Hangar - All aircraft hangars on Redding Municipal Airport or Benton
Airpark shall be used for the non-commercial storage of airworthy aircraft or
aircraft under construction. Provided the primary purpose of storing an airworthy
aircraft or project aircraft is met and space is available, a hangar can also be
used by the hangar owner to store other personal property such as a ski boat or
motorcycle and as long as the use is in conformance with State and local
regulations. Storage of another individual's aircraft or property is prohibited
unless prior written approval has been received from the Airports Manager.
Term of Lease - The term of the ground lease shall be negotiated. However,
the following guideline may be used to estimate the expected term. Under this
scenario, the term is dependent on the cost of development within the following
ranges after which ownership of all improvements shall become that of the City of
Redding:
$100,000 - $250,000
$250,000 - $500,000
Greater than $500,000
20 years
25 years
30 to 40 years
Lease Commencement - The payment of ground rent begins at the time of City
Council approval of the lease agreement. The term of the lease, for example 30
years, will begin when the City Building Division issues an occupancy certificate.
Aircraft I Possessory Interest Tax - Pursuant to Revenue and Taxation Code
~107.6, a possessory interest subject to taxation may be created by the grant of
a lease and the lessee will be subject to the payment of property taxes levied
upon the interest. The lessee will be required to pay before delinquency any
taxes and/or special assessments assessed against the premises and any
improvements and/or the lessee's personal property, and any possessory
interest tax levied by reason of its use and/or occupancy of the premises. The
lessee will be required to furnish the City with satisfactory evidence of these
payments.
Page 2
Development and Use GlelineS for General Aviation Hangar'
1.7 Approvals & Permits:
Prior to grading, receiving materials on the site or beginning construction of an aircraft
hangar, the developer shall secure the following approvals and permits from the Airports
Division and the Development Services Department and Transportation and
Engineering Department located at Redding City Hall.
Conceptual Site Plan - Prior written approval of the conceptual site plan by the
Airports Manager is required. The conceptual site plan shall include the plot size
for the hangar and outside parking areas for aircraft and vehicles.
Ground Lease - A fully executed ground lease with the City of Redding is
required.
Zoning Clearance - An approved zoning clearance and/or issuance of a site
development permit may be required. A request for zoning clearance will be
submitted to the Development Services Department by the Airports Manager in
accordance with the City zoning ordinance accompanied by a brief statement of
the proposal's consistency with the Airport Master Plan. If a zoning clearance
cannot be issued under existing land use regulations, the developer is
responsible for securing any necessary discretionary permit or land use
classification change to obtain approval for the hangar.
Plans and Specifications - The plans and specifications shall be prepared by a
licensed architectural or engineering firm. One set will be submitted to the
Airports Manager and two sets will be submitted to the City Building Division.
Building Permit - Building Permit issued by the Building Division.
Grading Permit - Grading Permit issued by the Transportation and Engineering
Department.
1.8 Construction:
The City of Redding classifies aircraft hangars as "Type II B structures," insofar as the
California Building Code is concerned. All aircraft hangar design and construction shall
conform to the applicable provisions of the most current edition of all the following
Codes:
Redding Municipal Code
California Building Standards Code
Applicable State and Federal regulations
In addition to meeting applicable codes, the following standards must be met and
should be considered during the design phase of the project:
Page 3
Development and Use Gle/ines for General Aviation Hangar'
Design - Hangar design shall be consistent with the City of Redding Industrial
District Design Criteria contained in the City zoning ordinance. It is expected that
design details such as articulated wall and roof forms, variation of materials,
foundation form, and contrasting color will be applied to any building/roof
elevation readily visible from a public street. The Planning Division shall make a
determination of consistency in conjunction with the issuance of a zoning
clearance or use permit. ~ copy of the criteria is attached for your reference.
Street/Property Line Setback - Setbacks shall be consistent with City zoning
ordinance requirements of the adjoining zoning district; and in no case shall a
hangar be located closer than 30 feet to a public street. If the hangar is adjacent
to a residential district, the buffer-yard requirements of Section 18.40.020, as
amended from time to time, of the zoning ordinance shall be satisfied.
Landscape - Any area that is not utilized, or not anticipated to be utilized on the
Airport Master Plan, between the hangar and a public street shall be landscaped
in accordance with the requirements of the Airports Manager. All vehicle-parking
areas serving the hangar shall have irrigated landscape areas meeting the
requirements of the City zoning ordinance.
Hangars shall be designed and constructed using the following parameters:
Framing shall be metal.
Sidewalls shall be new metal sheeting (26 GA) or masonry with a minimum wall
height of 12 feet. Metal sheeting shall have an acrylic finish.
Roof shall be new metal sheeting (26 GA) with either shed or gable form as
approved by the Airports Manager. Roof shall have a ventilation system and a
single membrane cover that can be renewed with a spray type application.
Wind Loading - Hangar design shall be calculated assuming a basic wind
speed of 85 miles per hour.
Snow Loading - Hangar shall be able to withstand 30 PSF non-reducible snow
loads.
Size may vary depending on the requirements of the developer with either a T-
hangar or a corporate (box) hangar. City requires a minimum corporate hangar
of 50' x 50' with an adequate parcel size to accommodate parking for at least four
vehicles. T-hangar width can vary; however, the maximum length of a row of
hangars will be approximately 320'0". T-hangar square footage shall not exceed
11,500 square feet.
Color shall be approved by the Airports Manager.
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Development and Use Gtlelines for General Aviation Hangar'
Doors shall be constructed of at least 26-gauge metal, have an acrylic finish and
be a minimum width of 40'0". Doors shall be capable of fully opening within the
specific hangar and not encroach into adjacent hangars or taxiways. Hangar
doors may be manual or mechanical depending on their size.
Hangar Personnel Door shall be provided in doors of each hangar or individual
unit as specified in the California Building Standards Code. The assumption will
be made that the hangar door when closed cannot be used as a personnel exit.
Grading shall be such that surface drainage flows away from the hangar and is
consistent with the Airport's drainage plan. Under no circumstances shall the
ponding of surface water be permitted on or adjacent to the leasehold area.
Footings shall be constructed out of concrete in accordance with the
requirements of the California Building Standards Code.
Floors shall be Portland Concrete Cement (PCC) and a minimum of four (4)
inches in depth.
Draft Stop Partitions shall be provided to separate individual units within a row
of T-hangars.
Sand and Oil Interceptor - Hangars shall be equipped with a sand and oil
interceptor anytime a floor drain is in place. The trap shall be connected to the
City sanitary sewer system.
Bathrooms shall be required in a corporate style hangar. All hangars must be
provided access to restroom facilities located within a reasonable distance from
the hangar.
Wastewater - Sewer or other wastewater leaving an improvement shall be
conveyed through a closed conduit.
Fire Sprinklers & Hydrant shall be provided when required by the California
Fire Code and the Redding Municipal Code.
Electrical Meters shall be provided for each box hangar or row of hangars,
which has electrical service.
Apron - Outside exterior edges of a hangar shall be paved to any adjacent
taxiway. or taxilane unless otherwise approved by the Airports Manager.
Pavement base and asphalt surface thickness shall be in accordance with the
most current FAA Advisory Circular standards; however, the minimum
acceptable pavement cross section for aircraft 12,500 Ibs and below shall be 3
inches of asphalt concrete (AC) over 7 inches of base.
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Development and Use GlelineS for General Aviation Hangar'
Uniformity - Uniformity of design and construction shall be a major
consideration during the approval of plans and specifications. Final
determination as to whether a design meets the uniformity requirements shall be
made by the Airports Manager.
Term of Construction - Construction must commence within 180 days of the
issuance of a building permit and all work must be completed within one (1) year
of receiving the building permit.
1.9 Operations:
All operations in and around aircraft hangars shall be consistent with FAA and City of
Redding rules, regulations, and policies. The latest revisions of the City of Redding
Municipal Code and FAA regulations and circulars shall apply in all circumstances.
1.10 Maintenance:
All privately owned hangars on Redding Municipal Airport or Benton Airpark shall be
kept in good repair at all times. No flaking paint, rust or other indications of less than
adequate maintenance will be permitted. Hangars shall be kept clean and neat with
regular periodic sweeping and mopping, if necessary. Oil and grease spots on the floor
shall be cleaned immediately, and leasehold areas shall be regularly policed for trash
and litter. In the event of damage caused by wind, hail, water or other acts of nature,
the hangar owner will take immediate action to repair the damage. Damage repair
costing less than 50 percent of the value of the hangar shall be completed within six (6)
months of the damage. Damage repair costs that exceed 50 percent of the value of the
hangar shall be completed within one (1) year of the damage.
1.11 Fuel:
The installation of a fueling facility might be considered as part of the hangar project.
However, any fueling facility would be for the exclusive use of the lessee. Under no
circumstances will sub-tenants be permitted to self-fuel their aircraft from the facility.
The fuel facility will be a minimum of 10,000 gallons and will be underground with a
floating suction system. The lessee will coordinate installation requirements and annual
inspections with Redding Fire Department as well as meet all spill prevention
regulations. Lessee shall provide a copy of the approved Spill Prevention Controls and
Countermeasures to the Airports Manager. Lessee shall pay to City a fuel flowage fee
as outlined in the City's Schedule of Fees and Service Charges.
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