HomeMy WebLinkAboutA001 - Commission Action Form, June 4, 2014 .� A m e s
Memo
Department of Planning & Housing
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TO: Diane Voss, City Clerk
FROM: Karen Marren,Planner
DATE: May 8, 2014
SUBJECT: Zoning Ordinance Text Amendment Pertaining to Airport Obstructions
Case File ZTA-14-02
The Planning and Zoning Commission took action on the above-mentioned amendment to the Zoning
Ordinance at its meeting of May 7,2014.
The City Council will be reviewing this proposed amendment at its meeting of May 27, 2014.
I have attached a copy of the Commission Action Form dated May 7, 2014.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
KM11b
Attachment
SAPLAN SHMCouncil Boards Comm issions\PZ\Letters&Memos120141ClerkNotice for ZText Amend Airport Tall Bldgs Ord 5-7-14.doc
ITEM # 8
DATE: 05-07-14
COMMISSION ACTION FORM
SUBJECT: ZONING CODE TEXT AMENDMENTS REGARDING OBSTRUCTIONS
AROUND THE AIRPORT
BACKGROUND:
Planning staff was directed previously to work on the development of options for
protecting the continued viability of the Municipal Airport in its current location. In
response to this directive, a workshop was held back in April of 2012 regarding the
issue of airport protection against obstructions.
The FAA does not directly regulate airport obstructions of uses or buildings. The FAA
assesses the condition of operations of an airport and if obstructions impact the
operation of the airport, it then limits the airport's use rather than the adjoining
properties. It is incumbent upon a local jurisdiction to control surrounding obstructions
to support the operation of an airport. Typically this protection is accomplished through
zoning controls, which restrict building heights and certain land uses in key areas, such
as areas in direct alignment with runways. Currently, the only protective regulation in the
Municipal Code requires building height compliance with FAA restrictions within only
750 feet of airport property. (See Attachment A) Chapter 329 of the Code of Iowa
allows cities to control obstructions to airport operations than currently employed by the
City of Ames.
Previous research conducted looking at Dubuque, Sioux City, Ankeny, and Council
Bluffs to determine their airport protection policies showed that many of cities with
airport protection ordinances regulated land uses around airports. This information
came from a Department of Transportation (DOT) database. Most ordinances included
only generalized statements about prohibiting uses that will cause glare to a pilot's
visibility or create electromagnetic interference. Of the cities researched, only the
Council Bluffs ordinance truly regulated specific land uses. In that case it was only in the
Runway Protection Zone (RPZ), also known as Zone A in modern ordinances. (See
Attachment B)
The RPZ is the trapezoidal area immediately beyond the runway itself, but not as long
as the Approach Surface to the airport. Controlling uses and building height as
obstructions is most critical in this area. Fortunately, the City of Ames controls nearly all
of its RPZ area either by ownership or easement, but only has some of the approach
surface due to its size. It is within the approach area that properties have the most
potential to violate the height restrictions of the established FAA airport airspace zones
(FAR Part 77 Imaginary Surfaces). See Attachment B, Land Use Plan of Airport
Property, an excerpt from the 2008 Ames Municipal Airport Master Plan, showing actual
RPZ's.
1
The proposed text amendment is currently in response to the airport desire to apply for
a General Aviation Vertical Infrastructure (GAVI) Program grant though the Iowa
Department of Transportation Office of Aviation. Public owned general aviation airport
sponsors may apply for General Aviation Vertical Infrastructure (GAVI) projects that
include such uses as landside development and renovation of airport terminals,
hangars, maintenance buildings, and fuel facilities. As a requirement of the grant
approval, the City is required to have in place an ordinance that addresses obstructions
such as uses and height within the airspace zones of the airport.
Based on the FAAs regulations for imaginary airspace surfaces, which is described in
FAR Part 77 of the FAA guidance on airspace protection and which sets the airspace
zones based on the type and size of the airport runway, staff has found that only
approximately 20 or so properties could potentially exceed the airspace zone height
restrictions based on the underlying zoning district height allowances. (See Attachment
C) Staff did not feel that with the small number of properties affected by the clear zones
an overlay district was needed for regulations. Staff determined that obstruction
regulations incorporated into the zoning code could address height and use restrictions
needed to protect the airport viability as well as meet the needs of the airport for future
grant applications.
At this time staff is not proposing specific use limitations for the RPZ due primarily to the
limited extent of the RPZ. An overlay zone could be created to limit specifically the
types of uses where concentration of people may occur, such as in shopping center,
churches, etc. This would go beyond the general height limitations and obligation to
maintain property free of obstructions that are recommended by staff.
CURRENT CODES:
General Development Standards:
Section 29.408(6) Height Near Airports.
Heights of buildings constructed within 750 feet of the property boundary of any airport
shall be in compliance with height restrictions from the Federal Aviation Administration.
Wireless Communication Facilities:
Section 29.1307(7)(1) Air Safety.
Support structures 200 feet in height or taller, or those near airports, shall meet all
Federal Aviation Administration regulations.
Wind Energy Systems:
Section 29.1310(28)(b):
No SWES shall be constructed, altered, or maintained so as to project above any of the
imaginary airspace surfaces described in FAR Part 77 of the FAA guidance on airspace
protection.
2
PROPOSED DRAFT AMENDMENTS:
The following sections are described as draft amendments to the Zoning Code to further
the intent of limiting obstructions in the approach zones and RPZ. New language is
shown in underline and deleted language in strike-out format.
Add to Article 2, Definitions (Section 29.201):
RUNWAY PROTECTION ZONE (RPZ) - Runway protection zone is a trapezoidal area
"off the end of the runway threshold established to enhance the protection of people and
property on the ground" in the event an aircraft lands or crashes beyond the runway
end Runway Protection Zones underlie a portion of the approach closest to the airport.
Add to Article 4 General Development Standards (Section 29.408(6)):
"ght Near Airports. Airport Obstruction Regulations:
shall be OR GGMPlianGe with height reStFiGt'Gns fFeFR the Federal Avmat'E)R AdrniniStFatieR.
(a) Height Limitations:
Except as otherwise provided in this section no structure shall be erected, altered, or
maintained and no tree or vegetation shall be allowed to grow in any airport airspace
zone (FAA Part 77 Imaginary Surfaces) described in the Ames Municipal Airport Master
Plan to a height in excess of the applicable height limit therein established for such
zones.
(b) Site Improvements Limitations:
Notwithstanding any other provisions of this Ordinance no use may be made of land or
water within any airport airspace zone in such a manner as to create electrical
interference with navigational signals or radio communication between the airport and
aircraft make it difficult for pilots to distinguish between airport lights and others, result
in glare in the eyes of pilots using the airport impair visibility in the vicinity of the airport
create bird strike hazards or otherwise in any endanger or interfere with the
landing takeoff, or maneuvering of aircraft intending to use the airport.
Add to Article 13 Wireless Communication Facilities (Section 29.1307(7)(c)):
Antenna Height.
The applicant shall demonstrate, to the reasonable satisfaction of the Zoning Board of
Adjustment, that the antenna is the minimum height required to function satisfactorily.
Ale antenna that is taller than this minimum height shall be appreyed No antenna or
antenna support structure shall be constructed altered or maintained so as to project
above any of the imaginary airspace surfaces described in FAR Part 77 of the FAA
guidance on airspace protection.
3
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council
approve the proposed amendments to Article 2, Article 4, and Article 13 of the
Zoning Code in order to establish use and height restrictions for land within the FAA
airport imaginary surfaces airspace zones as described in the Ames Municipal
Airport Master Plan.
2. The Planning and Zoning Commission can recommend that the City Council not
adopt the proposed text amendments.
3. The Planning and Zoning Commission can refer this issue back to staff for further
information.
RECOMMENDED ACTION:
Currently staff administers the airport restrictions through site plan review to the extent
practicable. However, this practice is not consistent with DOT requirements to have
explicit ordinances addressing issues of obstructions. Staff believes that the proposed
amendments are a reasonable revision to the zoning code to address the concern over
obstructions within the airport airspace clear zones and meet DOT requirements.
The height limitations will be consistent with current practice and do allow for
reasonable use of the property within the approach zones to the runaways. The general
site improvement use limitations will eliminate the most general obstructions to the RPZ.
It will allow for use of the property consistent with the zoning with no direct limitations on
uses. Final site design and arrangement of uses on a site will still be subject to minor
site plan approvals.
Staff therefore recommends that the Commission act in accordance with Alternative 1,
which is to recommend that the City Council approve a zoning text amendment to
Article 2, Article 4, and Article 13 of the Zoning Code in order to establish use and
height restrictions for land within the FAA airport imaginary surfaces airspace zones as
described in the Ames Municipal Airport Master Plan.
4
Attachment A
Airport Property
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Ames Municipal Airport
Location Map
5
Attachment B
Land Use Plan of Airport Property
4
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6
Airport Obstructions Zoning Text Amendment
Lorrie Banks to: Diane R Voss 05/08/2014 09:46 AM
Cc: Karen Marren
Lorrie Banks Airport Obstructions Zoning Text Amendment
The Planning &Zoning Commission met last heard and heard the above case. Please find attached the
memo and Commission Action Form for this case going to the City Council on 5/27/14. If you need
anything additional, please let Karen or myself know. Thanks!
ClerkNotice for ZoningText Amend Airport Obstructions 5-7-14.pdf Airport Tall Building-05-07-14-b.pdf
t1W Pme
Lorrie Banks
Principal Clerk
Department of Planning & Housing
515.239.5400-main 1 515.239.5298-direct 1 515.239.5404-fax
(banks@city.ames.ia.us I City Hall, 515 Clark Avenue I Ames, IA 50010
www.CitvofAmes.org I —Caring People'"Quality Programs— Exceptional Service