COMMERCIAL LAND DEVELOPMENT AND LEASING by keara

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									               LEASING AND LAND AND BUILDING DEVELOPMENT
                    YUKON AIRPORTS AND AERODROMES
                            AVIATION BRANCH


Aviation Branch leases and licenses land and office space at Yukon airports and
aerodromes where available. The Branch reviews proposals for development on
aerodrome property to ensure compliance with all zoning requirements (lines-of-sight,
airport and electronic zoning), compatibility with development plans and adherence to
environmental criteria. Industry and/or community consultation may be required.

GETTING STARTED
This brochure will familiarize potential tenants with the procedures for obtaining
development approval as well as some of the terms and conditions for leasing and
constructing on aerodrome property. Once you have selected a site, the next step is to
complete a Project Application Form (PAF) for the proposed development. (Attached to
this brochure). This preliminary application will ensure that the project meets basic
criteria.

A PAF should include:
     • A written description of the proposed facility and its use.
     • The location and size of the proposed development.
     • The proposed building placement, height and dimensions.
     • The anticipated construction date.

Applications for land or building space at Erik Nielsen Whitehorse International Airport
(ENWIA) should be forwarded to the Airport Manager at John.Rogers@gov.yk.ca.
Applications for land or building space at an aerodrome other than ENWIA should be
forwarded to the Superintendent of Community Airports at Mark.Ritchie@gov.yk.ca.

Contact with the Yukon Environment and Socio-Economic Assessment Board (YESAB)
must be made at this point to determine if an assessment is required. A copy of any
YESAB submissions affecting aerodrome lands must be provided to the Branch at the
earliest opportunity.

After Aviation Branch staff review the PAF, the applicant will be contacted and advised if
additional information is required, such as:
       • A site plan showing the location of the land parcel in relation to existing
           buildings, runways, taxiways, aprons and service roads (Scale 1:2000).
       • A plot plan, where applicable, showing the orientation of the proposed facility
           on the land parcel (Scale 1:500), including:
           • Dimensions of the facility and clearances from existing structures.
           • Roadway and taxiway access.
           • Vehicle and aircraft parking areas.
           • Culverts and surface drainage.
          •   Water and sewer lines (or other methods compatible with current
              environmental standards).
          •   Power and communications lines.
          •   Fencing and landscaping.
          •   Tower/antenna locations
          •   Construction drawings of the proposed facility including:
                • Architectural details with all floor plans labeled as to use, exterior
                    elevations and distances from property lines.
                • Proposed mechanical installations;
                • Proposed electrical installations;
                • A description of all communications systems.

If a detailed application is not relevant to the proposed activity, the relevant authority
will advise the client of the information required to make an application so that an
informed decision can be made.

WHAT ELSE SHOULD I KNOW?
Land and building space is leased on an “as is” condition. In some circumstances the
tenant is required to lease the full area of any pre-planned or developed parcel(s). In
other circumstances the tenant may propose the size and location of a parcel. All
tenants are responsible for connections to any existing utility, taxiway or road system at
their own cost. Construction of the proposed facility must be completed to a state
suitable for occupancy within a defined time period or the lease will be subject to
cancellation. Finally, all airport tenants and users are required to enter into a
lease/licence agreement with the Aviation Branch. Once a lease is in place, the Branch
may ask tenants to provide a legal survey of the parcel indicating buildings and lease
boundary lines. Lease terms and conditions include fair and reasonable policies and
practices aimed at protecting the public interest, the environment, reducing liability to
the public, and ensuring a safe operating environment.

SIGNING THE LEASE
Prior to issuing a lease, the Branch must receive a copy of the approved YESAB
application (if applicable). A signed and executed lease is required before the site can
be occupied. A copy of the development plan and applicable building permits are
required before construction begins. Lease terms depend on the scale of the intended
investment. Major projects are eligible for a maximum term of thirty years, excluding
renewals. Other projects may be granted terms of five, ten, twenty years or longer.

Rental fees are based on a percentage of the appraised market rent for the land. Some
types of operations (e.g. flight kitchens or gift shops) may be assessed a percentage of
gross revenue (Concession Fee) in addition to an annual rent. Other operations, such
as fuel facilities, may be assessed a concession fee per litre of aviation gas or
lubricating oil sold. Other activities may simply be cost recoverable or payable on a flat
rate.
Rent reviews are conducted at the start of each five-year term of the lease taking into
account newly appraised land values. Payment is due in advance.

The Airport Manager may approve facility alterations or other changes during the term
of the lease.

ZONING REGULATIONS
If you are interested in developing land on or near an airport, you should be aware of
Federal Airport Zoning Regulations. There are three objectives of legislated airport
zoning:
    1. To prevent lands in the vicinity of the airport from being developed in a way that
       is incompatible with the operation of the airport. These regulations limit the
       heights of structures in the flightways surrounding the airport.

   2. To prevent land in the vicinity of an airport from being developed in a way that is
      incompatible with the safe operation of the airport or aircraft. These regulations
      eliminate activities that obscure visibility or attract birds that could be hazardous
      to aircraft operations.

   3. To prevent lands from being used or developed in a manner that would cause
      interference with signals or communications to and from these facilities.


Transport Canada has Airport Zoning Regulations at the following airports:
    • Old Crow
    • Watson Lake
    • Whitehorse

The latest regulations can be found at:
http://www.tc.gc.ca/eng/acts-regulations/acts-1985ca-2.htm

For more information, please contact:
Superintendent of Community Airports (867) 634-2948

or
Airport Manager, Erik Nielsen Whitehorse International Airport (867) 667-8874

or
Aviation Branch
Department of Highways & Public Works
Box 2129
Haines Junction, YT Y0B 1L0
Phone:(867) 634-2450
Email: aviation@gov.yk.ca
                                                                                                    File No.:

                                                                                                    Date Received:
Highways and Public Works
Aviation Branch
Box 2129 Haines Junction, Yukon Y0B 1L0                                                             NOTAM REQUIRED:
Phone (867) 634-2450 Fax (867) 634-2131
aviation@gov.yk.ca                                                                                    YES        NO            DATE ISSUED:

Airport/Aerodrome Project Application Form
                                        BUSINESS LEGAL NAME                                         PHONE                       FAX

                                          Registered in Yukon    Registered Federally

                                          Registered in the Province/Territory of:_______________

                                          doing business as:
GENERAL INFORMATION




                                        MAILING ADDRESS                          CITY/TOWN                  TERR/PROV                 POSTAL CODE

                                        CONTACT PERSON FOR LEASE/LICENSE NOTICES CONTACT PERSON ON OPERATIONAL MATTERS

                                        E-MAIL ADDRESS                                       E-MAIL ADDRESS

                                        NAME OF AIRPORT



                                        SITE ATTACHMENTS
                                          SITE PLAN                              NTS 1:50,000 MAP (name) _________________________________
                                          PHOTOS, IF APPLICABLE                  LETTERS OF SUPPORT        OTHER ________________________
                  PROJECT INFORMATION




                                        Department Use Only
                                        PERMITS REQUIRED
                                          NAV CANADA                        ENVIRONMENT CANADA                           YESSA

                                          TRANSPORT CANADA                  OTHER _______________________
DESCRIPTION




                                        PROJECT START DATE:                                  Desired length of lease period:
 PROJECT




                                        YEAR ____________ MONTH __________ DAY ___           YEAR _________ MONTH _____________ DAY______
                                                                                             Number of renewals requested within this period? _____
GENERAL LOCATION OF PROJECT ON AIRPORT/AERODROME




BRIEF DESCRIPTION OF AREA THAT WILL BE IMPACTED (including off airport/aerodrome lands)




LONGITUDE:                                       LATITUDE:



ADJACENT LAND USES:




ADJACENT COMMUNITIES:



VEHICLE ACCESS TO SITE – WILL A NEW GROUNDSIDE ACCESS BE REQUIRED, CONNECTING TO
AN EXISTING PUBLIC ROAD OR HIGHWAY?

  YES            NO           IF YES, EXPLAIN:




FIXED WING ACCESS TO SITE – WILL A NEW AIRSIDE ACCESS BE REQUIRED, CONNECTING TO AN
EXISTING APRON OR TAXIWAY

  YES            NO           IF YES, EXPLAIN:




ONSITE UTILITY REQUIREMENTS: if yes please explain
                         PROJECT DESCRIPTION (List all developments planned in the foreseeable future) (Please use additional page
                         if required) E.G. any development activities, brushing, new building, aircraft parking, installation of refueling facility
                         and any other activities;




                         FUEL SPILL CONTINGENCY PLANS (Please attach if necessary)




                         ADDITIONAL INFORMATION
                         (Please use additional page if required)
ADDITIONAL INFORMATION




                         Access to Information & Protection of Privacy Act (Section 30(2))

                         This information is being used for the purpose of reviewing the request for permission to proceed with the project.
PRIVACY




                         This information may be shared with other government departments and will be treated as information that third
                         parties have the right to under the Access to Information and Protection of Privacy Act. Your phone number and
                         address information will be treated as confidential, but may still be disclosed as required by the Access to
                         Information and Protection of Privacy Act.
            APPLICANT / OWNER CONSENT

            I / we certify that all of the submitted information is true and correct to the best of my/our knowledge and belief.

            I / we understand that any misrepresentation of submitted data may invalidate any approval of this application.
SIGNATURE




            X _________________________________________                 X _________________________________________

            Print Name: ______________________________                  Print Name: _______________________________

            Date: ____________________                                  Date: ____________________


Department Use Only
AVIATION ADVISORY LIST:
  CARS Operator      Transport Canada         NAV Canada                           YESSA
  MEDEVAC            Highway Maintenance      RCMP                                 Others __________________
  Local Carriers     First Nation ___________________                              Municipality __________________

								
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