HomeMy WebLinkAboutMINUTES - 11011983 - 2.12 TO: BOARD OF SUPERVISORS
%- Contra
FROM: Anthony A. Dehaesus Costa
Director of Planning
DATE: October 24, 1983 County
SUBJECT: Proposed Concord General Plan Amendment on Building Height
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION:
Request the City of Concord to consider and incorporate the purpose and intent of the following four
example policies into the Concord General Plan as part of the proposed Concord General Plan
Amendment GP 5-83:
Policy A
A project may be approved if after reviewing the required TERPS (Terminal Instrument Procedures)
analysis it is determined that the proposed project would not have any adverse effect on safety or
airport utility. A project for which a TERPS analysis is required shall not be approved if the analysis
identifies any adverse effect on airport safety or utility.
Policy B
Temporary structures, such as construction cranes or antennae, which would penetrate any identified
height limit surface, may be allowed after a case by case review, provided that obstruction lighting
and marking is installed and a two week notice of temporary structure emplacement is provided by the
proponent to the airport manager and FAA control tower chief. Temporary structure emplacement
shall be subject to a reasonable time limit.
Policy C
The City may require an exterior building materials reflectivity analysis upon review of the proposed
types of building materials, building height, and building location and after consultation with the
airport management and the Airport Land Use Commission. Reflectivity studies shall address the
potential for pilot and airport operation interference, proposed mitigations to any identified potential
interference resulting from reflected sunlight, and any other subject areas related to reflectivity
which the City may deem appropriate. All reasonable mitigations shall be incorporated into the
project approval.
Policy D
Within each safety zone designated by the Airport Land Use Commission and shown on Map F the
following are incompatible uses:
A. Any light source which would direct a steady light or flashing light of red, white, green, or amber
color associated with airport operations toward an aircraft engaged in an initial straight climb
following takeoff or toward an aircraft engaged in a straight final appro ch toward a landing at an
airport, other than an FAA approved facility.
i
CONTINUED ON ATTACHMENT: X YES SIGNATOR .
_ RECOMMENDATION OF COUNTY ADMINISTRATOR REC MME DATI N OF BOARD MMITTEE
_APPROVE OTHER
SIGNATURE(S)
!.9
ACTION OF BOARD ON APPROVED AS RECOMMENDED _.._._ OTHER ,_
IT IS BY THE BOARD ORDERED that the above report and recommendations are REFERRED to
the Public Works Director, Airport Land Use Commission and Adviation Advisory Committee
for review and recommendation.
VOTE OF SUPERVISORS
UNANIMOUS (ABSENT S ) 1 HEREBY CERTIFY THAT THIS IS A TRUE
AYES: NOES: AND CORRECT COPY OF AN ACTION TAKEN
ABSENT: ABSTAIN: AND ENTERED ON THE MINUTES OF THE BOARD 210
OF SUPERVISORS ON T_HE' /DATE SHOWN..
CC: Director of Planning ATTESTED
Public Works Director J.R. OLSSON, COUNTY CLERK
Airport Land Use Commission AND EX OFFICIO CLERK OF THE BOARD
Aviation Advisory Committee
County Administrator D
M382/7-89 BY ��� DEPUTY
- 2 -
B. Any construction which would cause sunlight to be reflected toward an aircraft engaged in an
initial straight climb following takeoff or toward an aircraft engaged,in a straight final approach
toward a landing at the airport.
C. Any use which would generate smoke or which would attract large concentrations of birds, or
which may otherwise adversely affect safe air navigation within a safety zone.
D. Any use which would generate electrical interference that would be detrimental to the operation
of aircraft and/or aircraft instrumentation.
E. Any use which would utilize or cause to be stored highly toxic, inflammable or otherwise
hazardous materials which, in the event of an aircraft accident, could be released into the
surrounding environment to threaten human life or property.
F. Within the safety zone clear area any use which involves the erection of a permanent above-
ground structure other than FAA approved facilities.
G. Within the safety zones excluding the clear areas any use which on a regular basis would result in
a density (excluding streets) in excess of 30 persons per acre or one per/500 square feet of gross
building floor area, whichever is less.
H. Any of the following uses: new single and multiple family residences, shopping centers,
restaurants, schools, hospitals, arenas, and other places of public assembly.
The following are suggested uses within the safety zones (excluding the clear areas):
A. Agriculture
B. Open Space
C. Warehousing
D. Light Industry
E. Parking of Automobiles
F. Public Uses, such as sewage treatment plants.
BACKGROUND:
The City of Concord is proposing to amend the Concord General Plan to incorporate standards for
building height. The proposed amendment (Draft #5 attached) uses standards identified in the
County's recent areonautical study of building height limits. Additionally, the amendment would in
some cases allow buildings heigher than these limits if an areonautical (TERPS - Terminal
Instrumennt Procedures) analysis is prepared. While incorporation of precise building height limits
and areonautical study requirements into the Concord General Plan is a desirable goal and should be
encouraged, a policy for protecting the safety and utility of the airport must also be,incorporated in
order to effectively evaluate and act upon findings in the required TERPS analyses. In its current
form the proposed Concord General Plan Amendment could allow buildings higher then the specified
standards if a TERPS analysis is required, irrespective of the resulting findings of such an analysis.
Amendments to the County General Plan are being reviewed which would incorporate a policy
requiring that projects demonstrate through a TERPS analysis (when one is required) that there will
be no adverse effect on airport safety or utility. Such a policy in the Concord General Plan would
provide a meaningful link between TERPS analyses findings and project approvals. No such decision
parameter or required finding now exists in the proposed Concord Amendment.
Incorporation of other non-controversial safety-related policies into the Concord General Plan should
be encouraged. Such policies include requirements for reflectivity analyses, marking requirements
for temporary structures, and use-intensity limits for some areas in close proximity to Buchanan
Field Airport.
211
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Draft #5 - October V 1983 . - Proposed Procedure
CITY OF CONCORD
proposed General Plan Amendment - Development Element - Land Use
Unless otherwise regulated by City plans , ordinances, or policies which require
lower maximum heights, the maximum height limit for all projects within the
planning—area of the Airport Land Use. Cuumission shall be determined as follows :
A. The height determined by the Structural Height Limits ttap of the Airport
Land Use Commission provided that that map depicts runway 3211 at a 34 : 1
glide slope, or
B. Structures taller than authorized by the Structural Heiyht' Likits Map may be
approved under the following circumstances. Reference is made to the enclosed
map titled "Heighf 1 imits" . '
I . Last of Line I within the outlined area of the referenced map, buildings
may be no higher than 27') fect above vican ..eo level .
2. Where a .developmerh is proposed within 100 ft. eagt. orf Line i and the
proposed development is taller thou huildimr., within 500 feet of Line 1 ,
. a 1LRPS (lerminal Instrument Procedure,) study shall be required from
the applicant.
3. Where a development is proposed out of the outlined area of the referenced
map, and is taller than authorized under A. above, a TERPS study shall be
required from the applicant.
4. Where a TERPS study is required, the study is subject to City staff re-
view and acceptance with input: from appropriate bodies such as the fed.:ral
Aviation Administration, Airport Land Use Commission and the Buchanan
field Airport Manager.
5. TERPS studies shall be conducted by consulting fi = chosen by the City
with input from that Airport Manayer.
213
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CITY OF CONCORD PROPOSED
GENERAL PLAN POLICY STATEMENT
BUCHANAN FIELD
Buchanan Field Airport is an asset to Concord and Contra
Costa County. Realization of the development potential
of the Central Concord area and the maintenance of the
viability of the Airport are objectives of the City.
Significant developments will be subject to review rela-
tive to their impacts on Buchanan Field. Any airport use
expansion or modification should not be detrimental to
land development in .Concord or pose noise or safety con-
corns to persons or land uses.
9/83
215