HomeMy WebLinkAbout09-30-2014 ph1 Memo from CDD Director Johnson09-30 Agenda Correspondence-LUCE Airport Policies Page 2
Path Forward
As is documented in Johnson Aviation Airport Compatibility Report, the County Airport Land
Use Plan (ALUP) safety zones and corresponding density limitations are locally-derived
constraints that substantially exceed California Airport Land Use Planning Handbook
(Handbook) safety zone dimensions and land use restrictions in several areas. Policies in the
draft LUCE accommodate future land use intensity and density in the Airport area that
potentially exceed the limitations in the existing ALUP. As a result, the ALUC has determined
that the draft LUCE, in its entirety, is inconsistent with the ALUP.
The goal of the LUCE update continues to be a safe and vibrant community with a diversity of
land uses (even close to the airport). The technical conclusion as substantial in the Johnson
Aviation report conclude that the ALUP airport safety zones unduly constrain potential land use
densities and diversity and economic growth due to significant restrictions on "noise-sensitive"
uses (such as housing) in the airport area based on unduly restrictive and inaccurately identified
noise contours.
The proposed airport policy and zoning updates in the September 30th Council Agenda Report
redraw the airport safety zones and propose new allowable land uses based on the Handbook.
After receipt of the CalTrans and ALUC letters, staff proposes a change in course that will
ultimately lead to the same desired outcome; orderly development of the Airport and the area
around it ensuring that it remains a safe and vibrant economic driver for the region. The
following summarizes the actions being proposed as a result of the comments received from the
ALUC and CalTrans:
1. Make no change to the ALUP airport safety zone boundaries. The ALUC contends
that airplane maneuvering and other technical aviation procedures require expanded
safety zones due to local conditions. Rather than dispute the extent and size of the safety
zones within the ALUP, the proposed policy changes in Attachments 1 & 3 would not
change the airport safety zones but would allow land use densities and uses in areas that
are consistent with the State Aeronautics Act, but inconsistent with the ALUP.
2. Override the land use intensity and density limitations for the Airport Land Use
Plan as specified in the LUCE rather than creating different safety zones. Noise
exposure is different than safety, and there are a multitude of prohibited land uses (e.g.
workforce housing, retail, office, mixed-use) that could be supported in the Airport area
consistent with the State Aeronautics Act and CalTrans Handbook and noise contours
contained in the Airport Master Plan EIR. Furthermore, maximum densities/intensities
could be increased in appropriate areas (per the Handbook) to increase economic vitality
in the Airport area.
a. This proposed action will still require overrule of the ALUC's determination
of inconsistency. Staff and its consultants believe that overrule is supportable
with substantial evidence that will not expose any new development to safety risk
or noise that is inconsistent with State Aeronautics' Act.
3. Move forward with the LUCE that was developed and recommended by the
community, LUCE Task Force, and Planning Commission. Staff will also continue
PH1 2
7 AIRPORT AREA
POLICIES
NOTE TO REVIEWER:
The City is working with an airport safety expert to develop a new set of
guidelines for development near the airport.
Policies in this section apply to the area within the City limits covered by the San Luis Obispo
County Regional Airport Land Use Plan Area, as shown on Figure 9, and represent the Airport
Influence Area subject to airport safety, noise, height, and overflight standards.
7.3.2 Regional Service
The City shall support tThe airport’s will continued to serve service to the region, consistent with
the approved Airport Master Plan. and FAA-approved Airport Layout Plan.
Policy 7.1 Style Clarity Currency Relocate Complete Relevance Resources
7.3.3 Airport Land Use Plan
Land use density and intensity shall carefully balance noise impacts and the progression in the
degree of reduced safety risk further away from the runways, consistent with using guidance from
the San Luis Obispo County Regional Airport Land Use Plan, State Aeronautics Act, and
California Airport Land Use Planning Handbook guidelines. The City shall use the Airport Master
Plan forecasts of aviation activity as a reasonably foreseeable projection of ultimate aviation
activity sufficient for long-term land use planning purposes. Development should be permitted
only if it is consistent with the San Luis Obispo County Airport Land Use Plan. Prospective buyers
of property which is subject to airport influence should be so informed.
Policy 7.2 Style Clarity Currency Relocate Complete Relevance Resources
Edited for style only.
Airport Safety Zones
Density and allowed uses within the Airport Safety Zones shall be consistent with the San Luis Obispo
County Regional Airport Land Use Plan unless the City overrides a determination of inconsistency in
accordance with Section 21676 and 21676.5 et. seq. of the Public Utilities Code. If the City overrides a
determination, all land uses shall be consistent with the State Aeronautics Act and the California Airport
Land Use Planning Handbook guidelines, City policies and noise standards and as substantiated by the
San Luis Obispo County Airport Master Plan activity forecasts as used for noise planning purposes.
NEW Style Clarity Currency Relocate Complete Relevance Resources
Airport Noise Compatibility
The City shall use the aircraft noise analysis prepared for the Airport Master Plan Environmental Impact
Report as an accurate mapping of the long term noise impact of the airport’s aviation activity that is tied to
the ultimate facilities development depicted in the FAA-approved Airport Layout Plan. The City shall use
the 60 dB CNEL aircraft noise contour (FAA and State aircraft noise planning standard) as the threshold
NEW POLICY
NEW POLICY
ATTACHMENT 1
Proposed changes to legislative draft are shown highlighted in yellow
PH1 4
for new urban residential areas. Interiors of new residential structures shall be constructed to meet a
maximum 45 dB CNEL.
NEW Style Clarity Currency Relocate Complete Relevance Resources
7.3.4 City Annexation and Services
The City intends to shall actively pursue annexation of the Aairport Aarea as noted in the Airport
Area Specific Plan. Airport Area land inside the urban reserve shall be considered for annexation
if it meets the criteria stated in Policy 1.12.4 and provisions in the Airport Area Specific Plan.
Annexation of areas that do not meet these interim annexation criteria may be annexed subject to
completion of environmental and economic studies and a specific plan. Pending annexation:
Any urban development approved by the County shall be consistent with City development
standards; and
Urban development and provision of adequate resources and services needed citywide shall be
closely monitored.
Policy 7.3 Style Clarity Currency Relocate Complete Relevance Resources
Edited for style only. Interim criteria are no longer applicable since specific plan has been adopted.
7.3.5 Greenbelt Protection
The City shall ensure aAnnexation of the Airport Area Specific Plan, whether it occurs as one
action or several, shall be is consistent with the growth management objectives of maintaining
areas outside the urban reserve line in rural, predominantly open space uses. An Airport Area
aAnnexation shall not take effect unless the annexed area helps protect an appropriate part of the
greenbelt near the Airport Area, through one or more of the following methods:
A. Dedicating an open-space easement or fee ownership to the City or to a responsible land-
conservation organization.
B. Paying fees to the City in-lieu of dedication, which that shall be used within a reasonable time
to secure greenbelt open space near the Airport Area.
Policy 7.4 Style Clarity Currency Relocate Complete Relevance Resources
Edited for style only.
7.3.6 Internal Open Space
The City shall ensure The areas designated for urban uses in the Airport Area Specific Plan, but
not necessarily each parcel, should include open areas as site amenities and to protect
resources, consistent with the Conservation and Open Space Element. In addition, the City shall
ensure wildlife corridors across the Airport Area shall be identified and preserved.
Policy 7.5 Style Clarity Currency Relocate Complete Relevance Resources
First sentence is not necessary as an element doesn’t need to say you must comply with other elements.
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Figure 1. Airport Area
Figure 9 Style Clarity Currency Relocate Complete Relevance Resources
Figure 9 will be updated once airport section is complete. Currently doesn’t show full extent of area covered by AASP.
TO BE
UPDATED
PH1 6
PH1 7
7.3.7 Development Before Annexation
A. Areas which are designated for eventual urban development in the Airport Area Specific Plan
may be developed during the interim with rural residential or rural commercial uses. In such
areas, County development standards and discretionary review should assure that projects
will not preclude options for future urban development consistent with the City’s planning
policies and standards. Before any discretionary County land-use or land-division approval
for such areas, a development plan for the site should be prepared, showing that circulation,
water and other utility, and drainage proposals will be compatible with future annexation and
urban development; and conditions of approval should include payment of City fees required
to mitigate traffic, housing, and open space impacts.
B. Any development within the urban reserve approved by the County prior to annexation should
comply with City standards for roadway cross-sections, bus stops, walking and bicycle paths,
landscaping, view protection, setbacks, preferred site layouts, and architectural character.
Policy 7.6 Style Clarity Currency Relocate Complete Relevance Resources
Minor edits proposed.
7.3.8 Transit Service
The City shall work with SLOCOG, the County, RTA, the Airport, and area businesses to extend
tTransit service linking development sites with the citywide bus system should be provided
concurrent with any additional urban development in the Airport Areato the airport and County
areas south of the City.
Policy 7.7 Style Clarity Currency Relocate Complete Relevance Resources
Policy reworded to promote the continued efforts of this extension.
7.3.9 Specific Plan
The City will prepare a specific plan for land uses, habitat protection, circulation, utilities, and
drainage within the Airport Area.
Policy 7.8 Style Clarity Currency Relocate Complete Relevance Resources
The Airport Area Specific Plan has been completed and adopted.
7.3.10 Business Parks
7.3.10.1 Location and Uses
Business parks may be developed in areas designated for them. Business parks are to
accommodate research and development and light manufacturing in a campus like setting. They
should provide high quality design of public and private facilities. Land designated for a business
park should not be further divided or developed until the City annexes the area and approves a
master plan for the business park.
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Policy 7.9.1 Style Clarity Currency Relocate Complete Relevance Resources
Relocated to new uses and standard table (Table 1).
7.3.10.2 Building Intensity
Building location and intensity standards will be provided in a specific plan for each business
park. The ratio of building floor area to site area shall not exceed 1.0. The Zoning Regulations will
establish maximum building height and lot coverage, and minimum setbacks from streets and
other property lines, as well as procedures for exceptions to such standards in special
circumstances. Dwellings may be provided only as caretaker quarters or as part of a specially
approved mixed-use development. The appropriate residential density would be set considering
the maximum residential density allowed in any neighboring residential area. (Also, see the
residential section for policies on density bonuses for affordable housing.)
Policies 7.9.2 Style Clarity Currency Relocate Complete Relevance Resources
Relocated to new uses and standard table (Table 1).
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PROGRAMS
7.3.11 Specific Plan
The City will work with Airport Area property owners to complete a specific plan.
Prog. 7.10 Style Clarity Currency Relocate Complete Relevance Resources
The Airport Area Specific Plan has been completed and adopted.
7.3.127.3.9 Airline Service and Impacts
The City will shall continue to work with the County and regional airlines to assure that regional
airline services are continued and expanded to adequately serve the needs of the population in
the service area of the airport.and conditions in the vicinity of the airport are consistent with the
Circulation Element policies.
Prog. 7.11 Style Clarity Currency Relocate Complete Relevance Resources
Policy has been refocused to address airline service.
It is not necessary for policy to require compliance with another element.
7.3.137.3.10 Growth Management
The City will annex the Airport area denoted in the Airport Area Specific Plan and accommodate
incremental development consistent with the growth management policies, including those
concerning adequacy of resources and services and development paying its own way.
Prog. 7.12 Style Clarity Currency Relocate Complete Relevance Resources
Edited to clarify applicability to AASP.
7.3.147.3.11 Open Space Dedication and In-lieu Fees
In approving development proposals, the City will assure that Airport Area properties noted in the
Airport Area Specific Plan secure protection for any on-site resources as identified in the
Conservation and Open Space Element. These properties, to help maintain the greenbelt, shall
also secure open space protection for any contiguous, commonly owned land outside the urban
reserve. If it is not feasible to directly obtain protection for such land, fees in lieu of dedication
shall be paid when the property is developed, to help secure the greenbelt in the area south of
the City’s southerly urban reserve line. The City shall set fee levels that would be appropriate in-
lieu of open space dedication.
Prog. 7.13 Style Clarity Currency Relocate Complete Relevance Resources
Edited to clarify applicability to AASP.
County Airport Land Use Plan
The City shall continue to work with the County Airport Land Use Commission to strive to achieve
consistency between the San Luis Obispo County Regional Airport Land Use Plan and the City’s General
Plan. If consistency cannot be achieved, the City shall preserve and maintain as a plausible alternative its
constitutional land use authority to overrule the Airport Land Use Commission with regard to adopting
General Plan policies that are consistent with the purposes of the California Airport Land Use Planning
Handbook, State Aeronautics Act and State Law. Applicable sections of the Zoning Regulations and
Specific Plans shall be amended accordingly.
NEW POLICY
PH1 10
New Policy 7.X Airspace Protection
The City shall use the Airport Master Plan Update and FAA airport design standards and Part 77 surfaces
to keep the airspace surrounding the airport free of objects where required by the FAA or shall limit the
height of objects as required by the FAA.
The City shall also ensure obstruction clearance is provided for all en route and terminal (airport)
instrument procedures as per the United States Standard for Terminal Instrument Procedures (TERPS) to
avert modifications to any planned or published instrument approach or instrument departure procedures
at SBP.
NEW Style Clarity Currency Relocate Complete Relevance Resources
NEW PROGRAMS
7.14 Airport Overlay Zone
The City shall create an Airport Overlay Zone to reflect the boundaries of the San Luis Obispo County
Regional Airport Land Use Plan within the City limits. The purpose of the Airport Overlay Zone is
to category to codify airport compatibility criteria identified in areas for which the City may override the
Airport Land Use Commission determination in the general plan for those areas located within the
Airport Influence Area to ensure consistent compliance with the requirements of the California State
Aeronautics Act (Cal.Pub. Utilities Code, Section 21670, et. seq.) which establishes statewide
requirements for airport land use compatibility planning, the California Airport Land Use Planning
Handbook, which is published by the California Department of Transportation Division of Aeronautics to
support and amplify the State Aeronautics Act requirements, and other related federal and state
requirements relating to airport land use compatibility planning. Implementation of the compatibility
policies will be accomplished through the Airport Land Use and Zoning Code.
NEW Style Clarity Currency Relocate Complete Relevance Resources
7.15 Airport Land Use and Zoning Code
The City shall update its Zoning Regulations to address allowable uses and development standards for
areas in which the City may override a determination of inconsistency. Zoning regulations shall be located
within the Airport Influence Area consistent with the requirements of the State Aeronautics Act, Caltrans
Handbook and related state and federal requirements relating to airport land use compatibility. These
development standards will include, but not limited to, intensity and density limitations, identification of
prohibited uses, infill development, height limitations, obstructions, and other hazards to flight, noise
insulation requirements, buyer awareness measures, nonconforming uses and reconstruction and the
process for airport compatibility criteria reviews by the City consistent these development standards.
NEW Style Clarity Currency Relocate Complete Relevance Resources
New Program:
Review of Local General Plan and implementing Development Standards
Unless previously referred and acted upon by the City, review of General and Specific Plans and
Amendments, Zoning ordinance or amendments, or Building code changes within the San Luis Obispo
County Regional Airport Land Use Plan boundary (Figure 9) shall include referral to the Airport Land Use
Commission as specified in Section 21676(b) of the Public Utilities Code for a determination of
consistency with the San Luis Obispo County Airport Land Use Plan.
PH1 11
Figure 10 Airport Overlay Zones
1 0 10.5 Miles
City Limits
Airport Overlay Zones
AASP Boundary
AO-6
AO-6AO-4
AO-2
AO-3 AO-1
AO-4 AO-4
AO-5
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AO-3
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ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
Chapter 17.57: Airport Overlay Zone (AOZ)
Sections:
17.57.010 Purpose and Intent.
17.57.020 Applicability
17.57.030 Procedures
17.57.040 Development Standards and Uses
17.57.050 Overlay Zones
17.57.060 Airspace protection
17.57.070 Noise
17.57.080 Overflight Notice
17.57.090 Open Land
17.57.010 Purpose and intent.
The purpose and intent of the Airport Overlay Zoning District is to:
A. Implement the City’s General Plan policies to ensure that all land uses within the Airport Overlay
Zone (AOZ) are consistent with the State Aeronautics Act, State Law, Federal Aviation
Administration Regulations, and the California Airport Land Use Planning Handbook guidelines.
B. Ensure that land uses and development within the Airport Overlay Zone (AOZ) are compatible
with existing and future airport operations.
C. Prohibit the establishment of incompatible uses and further expansion of incompatible uses which
could detrimentally affect long term economic vitality of the airport; and to avoid or minimize
exposure of persons to potential hazards associated with current and future airport operations.
D. Prohibit development, uses, or any installations or activities which could represent a hazard to
existing and future flight operations.
E. Recognize unique constraints and considerations which apply to properties which could be
potentially affected by airport operations by establishing regulations and review criteria for land
use and development which apply specifically to properties within the Airport Overlay Zone
(AOZ).
E.F. Recognize the boundary of the San Luis Obispo County Regional Airport Land Use Plan
(ALUP) within the city limits by establishment of an Airport Overlay Zone (AOZ).
17.57.020 Applicability
Regulations in this Chapter shall apply to all uses, activities, and existing and proposed development on
properties within Safety zones S-1b, S-1c and S-2 designated in the ALUP. New development and land
uses within the RPZ and S-1a ALUP Safety Zones shall be consistent with provisions of the ALUP, unless
the City overrides a determination of inconsistency by the Airport Land Commission as allowed under
Section 21675.5 et. seq. of the Public Utilities Code. Should an override action by taken, the City shall
ensure that development is consistent with direction in the State Aeronautics Act, the FAA regulations,
and guidance provided in the Caltrans division of Aeronautics Airport Land Use Planning Handbook. the
Airport Overlay Zone (AOZ) as shown on Figure 10, Chapter 17.22, Use Regulations.
A. Specific Plans. For properties located within the AOZ which also are located within specific
plans, development regulations, standards, and policies shall be followed per respective specific
plans. In cases where policies or standards are not provided within the specific plan, the policies
and standards within this Chapter will apply in addition to other applicable Zoning Regulations,
ALL NEW SECTION
PH1 14
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
General Plan, or other standards and regulations which apply to the project or land use. In no
case will a land use, activity, or development be allowed to violate Airspace Protection Standards
of 17.57.060.
B. Existing Development and Land Uses. Notwithstanding 17.57.060, these requirements apply to
new development and land uses within the Airport Overlay Zone (AOZ). Non-conforming uses
and structures shall comply with Airspace Protection Standards of 17.57.060 which prohibit any
activities that pose a risk to flight operations within the Airport Overlay Zone (AOZ). Existing land
uses that are not consistent with the Airport Overlay Zone (AOZ) are non-conforming uses and
may continue, but . Existing land uses may not expand more than 10% beyond the permitted
project size at the time of adoption of the AOZ. No increase in density for non-conforming
residential land uses is permitted. Non-conforming uses shall comply with Zoning Regulations
Chapters 17.10 and 17.14 (Non-conforming uses and Non-conforming structures) provisions for
expiration of non-conforming status and proposed changes in land use which do not conform to
the AOZ. In Zone 4, Non-conforming dwellings may be replaced or reconstructed provided
density does not increase. Related residential uses such as work/live units, residential care, may
be established in existing dwellings in Zone 4 if allowed in the underlying zone.
Development or land uses shall be considered “existing” if one of the following conditions is met:
1. A vesting tentative map has been approved and has not expired or all discretionary
approvals have been obtained and have not expired.
2. Building permits have been issued and have not expired.
3. The structures and site development have been legally established and physically exist.
17.57.030 Procedures
A. Approval. All ministerial and discretionary actions within the Airport Overlay Zoning District
(AOZ) shall be reviewed for consistency with this Chapter prior to approval.
B. Mandatory findings for approval. When a project or activity is subject to discretionary actions
requiring a public hearing or notice, the applicable review authority shall make all of the following
findings, as applicable:
1. The project or use complies with the noise compatibility policies of the Airport Overlay
Zone (AOZ).
2. The project or use complies with residential and non-residential density standards in Table
10 of the Airport Overlay Zone (AOZ).
3. The project or use complies with Table 10 compatibility policies of the applicable Airport
Overlay Zone.
4. The project or use complies with the airspace protection policies of the Airport Overlay
Zone.
5. The project or use complies with the overflight policies of the Airport Overlay Zone.
C. Amendments. Other than General Plan, Specific Plan, or Zoning Code changes addressed
through a previous referral to the San Luis Obispo County Regional Airport Land Use
Commission (ALUC), proposed general plan land use amendments, zoning amendments, and
specific plan amendments that impact density or intensity of development within the Airport
Overlay Zone (AOZ) shall be referred to the Airport Land Use Commission for a determination of
compatibility with the adopted Airport Land Use Planrequirements of the State of California
Department of Transportation Division of Aeronautics and Federal Aviation Administration (FAA)
requirements.
D. Overrule Provisions. Should the San Luis Obispo County Airport Land Use Commission (ALUC)
PH1 15
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
update the San Luis Obispo County Regional Airport Land Use Compatibility Plan (ALUCP), the
City Council of the City of San Luis Obispo shall review the updated ALU CP and either make
changes to applicable General Plan sections, Zoning, and implementing ordinances, or the City
Council may, pursuant to Public Utilities Code Section 21676(b), overrule the ALUC.
17.57.040 Development Standards and Uses.
Land use compatibility standards are intended to minimize the risk to people and property on the ground
as well as to people in an aircraft in the event of an accident or emergency landing occurring outside the
airport boundary.
A. Allowable Uses & Non-Residential Density. Table 10 lists the uses that are appropriate in
the respectively numbered Airport Overlay Zoning District 1-6 Land Use Plan Safety Zones S-1b,
S-1c and S-2. Proposed uses and development shall also comply with compatibility policies for
Airport Overlay Zones per 17.57.050. Table 10 includes maximum density standards for the
safety zones listed aboveeach Airport Overlay Zoning District which shall be calculated in
accordance with the following method:
1. Non-residential density calculation. Calculations of non-residential density shall be
based on requirements of SLOMC 17.16.060. Parking Space Requirements with the
assumption of 1.3 occupants per space and gross parcel size including adjacent roads to
centerline of right-of-way. Non-residential density shall be calculated prior to reductions for
shared use, trip reduction, bicycle, etc. In determining allowed persons per acre, all
fractions shall be rounded to the nearest whole number.
Example - Proposed Development: Two office buildings, each two stories and containing
20,000 square feet of floor area per building. Site size is 3.0 net acres. Counting the
adjacent road to centerline of the right-of-wa y, 3.5 acres gross. The number of people on
the property is assumed to equal 1.3 times the number of parking spaces.
The average usage intensity would therefore be calculated as follows:
(1) 40,000 sq. ft. floor area x 1.0 parking space per 300 sq. ft. = 134
(2) 134 parking spaces x 1.3 persons per space = 174 persons per acre.
(3) 174 persons/3.5 acres gross site size = 50 persons per acre average for the site.
2. Exceptions. Subject to approval of an administrative use permit, the Community
Development Director may determine another method of density calculation is appropriate
based on the particular characteristics of the proposed use and/or development. The
method of calculation shall remain consistent with recommended methodologies of
Appendix “G” of the California Airport Land Use Planning Handbook.
B. Interpretation of use listing. The Community Development dDirector, subject to the appeal
procedures of Chapter 17.66, shall determine whether uses which are not listed shall be deemed
allowed or allowed subject to use permit approval in a certain zone. This interpretation procedure
shall not be used as a substitute for the amendment procedure as a means of adding new types
of uses to an Airport Overlay zone.Table 10.
PH1 16
City of San Luis Obispo
August 2014 Zoning Regulations
TABLE 10 - AIRPORT OVERLAY ZONE (AOZ) - MAXIMUM ALLOWED PERSONS
(Areas within ALUP and outside Specific Plan areas - 17.22.010.B.)
Maximum Allowed Persons per Acre
(ALUP - Figure 13)Specific Use & Noise
Regulations
Land Use RPZS-1aS-1bS-1cS-2
AGRICULTURE
Crop production ALUPALUP200UZUZ
Grazing ALUPALUP200UZUZ
Greenhouse/Plant Nursery, commercialALUPALUP200UZUZ
Community Gardens ALUPALUP200UZUZ
Livestock feed lot ALUPALUP200UZUZ
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Bakery, wholesale ALUPALUP200UZUZ
ALUPALUP200UZUZ
Industrial research and development ALUPALUP200UZUZ
ALUPALUP200UZUZ
Laundry, dry cleaning plant ALUPALUP200UZUZ
Manufacturing - Heavy ALUPALUP200UZUZ
Manufacturing - Light ALUPALUP200UZUZ
Petroleum product storage and distributionALUPALUPALUPUZUZHazardous materials - 17.57.050
Photo and film processing lab ALUPALUP200UZUZ
Printing and publishing ALUPALUP200UZUZ
ALUPALUP200UZUZ
ALUPALUP200UZUZ
Recycling facilities - Small collection facilityALUPALUP200UZUZ
Storage - Personal storage facility ALUPALUP200UZUZ
Storage yard ALUPALUP200UZUZHazardous materials - 17.57.050
Warehousing, indoor storage ALUPALUP200UZUZ
Wholesaling and distribution ALUPALUP200UZUZ
LODGING
Bed and breakfast inn ALUPALUP200UZUZ NSLU
Homeless shelter ALUPALUP200UZUZ NSLU
Hostel ALUPALUP200UZUZ NSLU
Hotel, motel ALUPALUP200UZUZ NSLU
Recreational vehicle (RV) park accessory to hotel, motel 200UZUZ NSLU
Vacation Rental 17.22.G
Key:NSLU = Noise Sensitive Land Use (if within 60 db CNEL contour - Figure 15 - See requirements of 17.57.070)
UZ = as allowed in underlying Zone or Specific Plan
Furniture and fixtures manufacturing, cabinet
shop
Laboratory - Medical, analytical, research,
testing
Recycling facilities - Collection and processing
facility
Recycling facilities - Scrap and dismantling yard
Attachment 3
PH1 17
City of San Luis Obispo
Zoning Regulations
TABLE 10 - AIRPORT OVERLAY ZONE (AOZ) - MAXIMUM ALLOWED PERSONS
(Areas within ALUP and outside Specific Plan areas - 17.22.010.B.)
Maximum Allowed Persons per Acre (ALUP -
Figure 13)Specific Use & Noise Regulations
Land Use RPZS-1aS-1bS-1cS-2
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Club, lodge, private meeting hall ALUPALUP200UZUZ NSLU
Commercial recreation facility - Indoor ALUPALUPALUPUZUZ
Commercial recreation facility - OutdoorALUPALUPALUPUZUZ
Educational conferences ALUPALUP200UZUZ
Fitness/health facility ALUPALUP200UZUZ
Golf Course ALUPALUP200UZUZ
Library, museum ALUPALUP200UZUZ
Library, branch facility ALUPALUP200UZUZ
Night club ALUPALUP200UZUZ
Park, playground ALUPALUP200UZUZ NSLU
Public assembly facility ALUPALUP200UZUZ NSLU
Religious facility ALUPALUP200UZUZ NSLU
ALUPALUPALUPUZUZ NSLU
School - College, university campus ALUPALUP200UZUZ NSLU
ALUPALUP200UZUZ NSLU
School - Elementary, middle, secondaryALUPALUPALUPUZUZ NSLU
School - Specialized education/training ALUPALUP200UZUZ NSLU
Special event ALUPALUP200UZUZ NSLU
Sports and active recreation facility ALUPALUP200UZUZ NSLU
Sports and entertainment assembly facilityALUPALUPALUPUZUZ
Studio - Art, dance, martial arts, music, etc.ALUPALUP200UZUZ NSLU
Theater ALUPALUPALUPUZUZ
Theater - Drive-in ALUPALUPALUPUZUZ
RESIDENTIAL USES
Boarding/rooming house, dormitory ALUPALUP UZ1 UZUZ NSLU
Caretaker quarters ALUPALUP UZ1 UZUZ NSLU
Convents and monasteries ALUPALUP UZ1 UZUZ NSLU
Fraternity, sorority ALUPALUP UZ1 UZUZ NSLU
High occupancy residential use ALUPALUP UZ1 UZUZ NSLU
Home occupation ALUPALUP UZ1 UZUZ NSLU
Live/work units ALUPALUP UZ1 UZUZ NSLU
Mixed-use project ALUPALUP UZ1 UZUZ NSLU
ALUPALUP UZ1 UZUZ NSLU - 17.57.020.B.
Mobile home park ALUPALUP UZ1 UZUZ NSLU
Multi-family dwellings ALUPALUP UZ1 UZUZ NSLU - 17.57.020.B.
ALUPALUP UZ1 UZUZ NSLU
ALUPALUP UZ1 UZUZ NSLU
Residential hospice facility ALUPALUP UZ1 UZUZ NSLU
Rest home ALUPALUP UZ1 UZUZ NSLU
Single-family dwellings ALUPALUP UZ1 UZUZ NSLU - 17.57.020.B.
Secondary dwelling unitsALUPALUP UZ1 UZUZ NSLU
Work/live units ALUPALUP UZ1 UZUZ NSLU
Key:NSLU = Noise Sensitive Land Use (if within 60 db CNEL contour - Figure 15 - See requirements of 17.57.060)
UZ = as allowed in underlying Zone or Specific Plan
UZ1 = These uses not allowed within 10,000 feet from the end of primary runway 11-29 for a width of 1,000 feet on an
extension of runway centerline; and are not allowed within 2000 feet from the end of the secondary runway 7-25 for an
area 1000 ft wide on an extension of the runway centerline.
Mobile home as temporary residence at
building site
Residential care facilities - 6 or fewer residents
Residential care facilities - 7 or more residents
School - Boarding school, elementary, middle,
secondary
School - College, university - Satellite
classroom facility
PH1 18
City of San Luis Obispo
August 2014 Zoning Regulations
TABLE 10 - AIRPORT OVERLAY ZONE (AOZ) - MAXIMUM ALLOWED PERSONS
(Areas within ALUP and outside Specific Plan areas - 17.22.010.B.)
Maximum Allowed Persons per Acre
(ALUP - Figure 13)Specific Use & Noise Regulations
Land Use RPZS-1aS-1bS-1cS-2
RETAIL SALES
Auto and vehicle sales and rental ALUPALUP200UZUZ
Auto parts sales, with installation ALUPALUP200UZUZ
Auto parts sales, without installation ALUPALUP200UZUZ
Bakery, retail ALUPALUP200UZUZ
Bar/Tavern ALUPALUP200UZUZ
Building and landscape materials sales, indoorALUPALUP200UZUZ
ALUPALUP200UZUZ
ALUPALUP200UZUZ
Convenience store ALUPALUP200UZUZ
Extended hour retail ALUPALUP200UZUZ
Farm supply and feed store ALUPALUP200UZUZ
Fuel dealer (propane, etc)ALUPALUP200UZUZHazardous materials - 17.57.050
Furniture, furnishings, and appliance storesALUPALUP200UZUZ
General retail - 2,000 sf or less ALUPALUP200UZUZ
ALUPALUP200UZUZ 17.57.050.C
ALUPALUP200UZUZ 17.57.050.C
ALUPALUP200UZUZ 17.57.050.C
ALUPALUP200UZUZ 17.57.050.C
Groceries, liquor, specialty foods ALUPALUP200UZUZ 17.57.050.C
Mobile home, RV, and boat sales ALUPALUP200UZUZ
Office-supporting retail, 2,000 sf or lessALUPALUP200UZUZ
ALUPALUP200UZUZ
Wine tasting room - off site ALUPALUP200UZUZ
Outdoor temporary and/or seasonal salesALUPALUP200UZUZ
Produce stand ALUPALUP200UZUZ
Restaurant ALUPALUP200UZUZ
Outdoor BBQ/Grill, accessory to restaurantALUPALUP200UZUZ
Service station (see also "vehicle services")ALUPALUP200UZUZ
Vending machine ALUPALUP200UZUZ
Warehouse stores - 45,000 sf or less gfaALUPALUP200UZUZ
Warehouse stores - more than 45,000 sf gfaALUPALUP200UZUZ
Key:NSLU = Noise Sensitive Land Use (if within 60 db CNEL contour - Figure 15 - See requirements of 17.57.060)
UZ = as allowed in underlying Zone or Specific Plan
Building and landscape materials sales, outoor
General retail - More than 60,000 sf, up to
140,000 sf
General retail - More than 45,000 sf, up to
60,000 sf
Office-supporting retail, More than 2,000, up to
5,000 sf
Construction and heavy equipment sales and
rental
General retail - More than 2,000 sf, up to
15,000 sf
General retail - More than 15,000 sf, up to
45,000 sf
PH1 19
City of San Luis Obispo
Zoning Regulations
TABLE 10 - AIRPORT OVERLAY ZONE (AOZ) - MAXIMUM ALLOWED PERSONS
(Areas within ALUP and outside Specific Plan areas - 17.22.010.B.)
Maximum Allowed Persons per Acre
(ALUP - Figure 13)Specific use & Noise Regulations
Land Use RPZS-1sS-1bS-1cS-2
SERVICES - BUSINESS, FINANCIAL & PROFESSIONAL
ATMs ALUPALUP200UZUZ
Banks and financial services ALUPALUP200UZUZ NSLU
Business support services ALUPALUP200UZUZ NSLU
ALUPALUP200UZUZ NSLU
Medical service - Doctor office ALUPALUP200UZUZ NSLU
Medical service - Extended care ALUPALUPALUPUZUZ NSLU
Medical service - Hospital ALUPALUPALUPUZUZ NSLU
Convalescent hospital ALUPALUPALUPUZUZ NSLU
Office - Accessory ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Business and service ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Government ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Processing ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Production and administrative ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Professional ALUPALUP200UZUZNSLU - 175.57.050.C.
Office - Temporary ALUPALUP200UZUZNSLU - 175.57.050.C.
Photographer, photographic studio ALUPALUP200UZUZ NSLU
SERVICES - GENERAL UZ
Catering service ALUPALUP200UZUZ
Cemetery, mausoleum, columbarium ALUPALUP200UZUZ 17.57.070.2.c.
Copying and Quick Printer Service ALUPALUP200UZUZ
Day care - Day care center (child/adult)ALUPALUPALUPUZUZ NSLU
Day care - Family day care home (small/large)ALUPALUPALUPUZUZ NSLU
Equipment rental ALUPALUP200UZUZ
ALUPALUP200UZUZ
Maintenance service, client site servicesALUPALUP200UZUZ
Mortuary, funeral home ALUPALUP200UZUZ NSLU
Personal services ALUPALUP200UZUZ
Personal services - Restricted ALUPALUP200UZUZ
Public safety facilities ALUPALUP200UZUZ
Public utility facilities ALUPALUP200UZUZ
ALUPALUP200UZUZ
Residential Support Services ALUPALUP200UZUZ
Social service organization ALUPALUP200UZUZ
ALUPALUP200UZUZ
ALUPALUP200UZUZ
Vehicle services - Carwash ALUPALUP200UZUZ
ALUPALUP200UZUZ NSLU
ALUPALUP200UZUZ NSLU
ALUPALUP200UZUZ NSLU
Key:NSLU = Noise Sensitive Land Use (if within 60 db CNEL contour - Figure 15 - See requirements of 17.57.060)
UZ = as allowed in underlying Zone or Specific Plan
Veterinary clinic/hospital, boarding, small
animal, indoor
Medical service - Clinic, laboratory, urgent care
Vehicle services - Repair and maintenance -
Major
Food bank/packaged food distribution center
Veterinary clinic/hospital, boarding, small
animal, outdoor
Veterinary clinic/hospital, boarding, large animal
Vehicle services - Repair and maintenance -
Minor
Repair service - Equipment, large appliances,
etc.
PH1 20
City of San Luis Obispo
August 2014 Zoning Regulations
TABLE 10 - AIRPORT OVERLAY ZONE (AOZ) - MAXIMUM ALLOWED PERSONS
(Areas within ALUP and outside Specific Plan areas - 17.22.010.B.)
Maximum Allowed Persons per Acre
(ALUP Zones - Figure 13)Specific Use & Noise Regulations
Land Use RPZS-1aS-1bS-1cS-2
TRANSPORTATION & COMMUNICATIONS
Airport ALUPALUPFAAFAAFAA
ALUPALUP200UZUZ
Antennas and telecommunications facilitiesALUPALUPFAAFAAFAAAirspace Protection 17.57.070
Media Production - Broadcast studio ALUPALUP200UZUZ NSLU
ALUPALUP200UZUZ NSLU
Heliport ALUPALUPFAAFAAFAA
Parking facility ALUPALUP200UZUZ
Parking facility - Multi-level ALUPALUP200UZUZ
Parking facility - Temporary ALUPALUP200UZUZ
Railroad facilities ALUPALUP200UZUZ
Transit station or terminal ALUPALUP200UZUZ
Transit stop ALUPALUP200UZUZ
Truck or freight terminal ALUPALUP200UZUZ
ALUPALUP200UZUZ
Key:NSLU = Noise Sensitive Land Use (if within 60 db CNEL contour - Figure 15 - See requirements of 17.57.060)
UZ = as allowed in underlying Zone or Specific Plan
Water and wastewater treatment plants and
services
Media Production - Backlots/outdoor facilities
and soundstages
Ambulance, taxi, and/or limousine dispatch
facility
PH1 21
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
17.57.050 Airport Overlay Zones
The designation of Safety zone boundaries described within the Airport Overlay Zones as identified in
(Figure 1310) is are consistent with the adopted San Luis Obispo County Regional Airport Land Use Plan .
California Airport Land Use Planning Handbook Guidelines intended to minimize the risk to people and
property on the ground as well as to people in an aircraft in the event of an accident or emergency
landing occurring within, or in proximity of the airport boundary. The Airport Overlay Zone is based on the
application of California Airport Land Use Planning Handbook Safety Zones for an airport with similar
characteristics to San Luis Obispo County Regional Airport (SBP). The AOZ contains six overlay zones
each with respective maximum non-residential intensity restrictions, maximum residential densities, and
compatibility policies. Land uses which conform to standards for overlay zones in Table 10 shall also
comply with compatibility policies in this section.
A. Overlay Zone 1 – Runway Protection Zone (RPZ). Overlay Zone 1 is a very high risk area
with aircraft on very close final approach or departure. No uses or buildings should be allowed
in this area with the exception of the following uses which are subject to FAA standards and
criteria: agricultural activities, roads, and automobile park ing.
Prohibit: Non-residential uses except if very low intensity in character and confined to the outer
sides. Parking lots streets and roads. Residential uses are prohibited.
B. Overlay Zone 2 – Inner Approach/Departure Zone. Overlay Zone 2 involves aircraft flying at
low altitudes on final approach and straight out departures and is a high risk area.
Special Restrictions. Office buildings shall be limited to single -story structures and non-
residential activities limited to activities that attract few people.
Prohibit: Residential uses except as infill in developed areas; t heatres, meeting halls and other
assembly uses; office buildings greater than 3 stories, labor intensive industrial uses,
Children’s schools, large daycare centers, hospitals, nursing homes, stadiums, group
recreational uses, hazardous storage or uses (e.g. above ground bulk fuel storage).
C. Overlay Zone 3 – Inner Turning Zone. Overlay Zone 3 is a moderate to high risk safety area
used by aircraft (especially smaller piston powered aircraft ) for final turning for landing
approach or for initiating turns to en route direction on departure.
Special Restrictions: Buildings may not exceed three above ground habitable floors.
Prohibit: Commercial and other non-residential uses with higher usage intensities including:
Major shopping centers, theaters, meeting halls, and other assembly facilities; children’s
schools, large daycare centers, hospitals, nursing rooms.
D. Overlay Zone 4 – Outer Approach/Departure Zone. Overlay Zone 4 is a moderate risk area
with approaching aircraft usually less than traffic pattern altitude. Used for straight -in
instrument approaches and straight-out flight paths.
Special Restrictions: High Intensity retail or office buildings shall be avoided. Consider
potential airspace protection hazards of certain energy/industrial projects.
Prohibit: Children’s schools, large daycare centers, hospitals, nursing homes, stadiums, group
recreational uses.
E. Overlay Zone 5 – Sideline Zone. Overlay Zone 5 is a low to moderate risk level area and is
typically not overflown. The primary risk is with aircraft losing directional control on takeoff,
excessive crosswind, gusts or engine torque.
Special Restrictions: Avoid high intensity non-residential uses and residential uses since noise
PH1 22
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
is normally a factor. Consider height limitations for airspace protection.
Prohibit: Stadiums, group recreational uses, children’s schools, large daycare centers,
hospitals, nursing homes.
F. Overlay Zone 6 – Traffic Pattern Zone. Overlay Zone 6 is a low risk area with aircraft using
the zone for regular traffic pattern and pattern entry routes.
Special Restrictions: Limit processing and storage of bulk quantities of highly hazardous
materials. Outdoor stadiums and similar uses with very high intensities should be avoided.
Prohibit: None.
17.57.060 Airspace Protection
Airspace Protection. Airspace protection standards are intended to reduce the risk of harm to people
and property resulting from an aircraft accident by preventing the creation of land use features and
prohibition of any activities that can pose hazards to the airspace used by aircraft in flight. Airspace
protection standards regarding Obstruction and Hazards to air navigation are defined in the Airport Land
Use Plan and apply to land uses and development within the Airport Overlay Zone.
1. Objects affecting navigable airspace. Federal Aviation Regulation (FAR Part 77) and Public
Utility Code (PUC) Section 21659 require that structures not penetrate the airspace protection
surfaces of the airport without a permit from the California Department of Transportation or a
determination by the Federal Aviation Administration (FAA) that the object does not constitute a
hazard to air navigation or would not create an unsafe condition for air navigation . The airspace
surrounding an airport is divided into segments called “imaginary surfaces,” which identify height
limits for objects that require further study by the FAA to avoid creating hazards to air navigation .
Structures that have the potential to be considered an obstruction by the FAA shall be subject to
the provisions listed in a-c below:
a. Proponents of a project shall file a Notice of Construction or Alteration (Form 7460-1) with the
Federal Aviation Administration (FAA) if a proposed structure is more than 200 feet above
ground level or may exceed one foot in height for every 100 feet from the edge of the nearest
point on the runway for a distance up to 20,000 feet. Filing Form 7460-1 with the FAA will
initiate an aeronautical study that will ensure a proposed structure does not constitute a
hazard to air navigation or would not create an unsafe condition for air navigation, including
impeding any en route or terminal (airport) instrument procedures as per the United States
Standard for Terminal Instrument Procedures (TERPS) described in FAA Order 8260.3B
(Code of Federal Regulations §77.29 Evaluating Aeronautical Effect).
b. Approvals for such projects ma y include the requirement for an avigation easement, marking
or lighting of the structure, or modifications to the structure. The avigation easement shall be
consistent with the form and content of Exhibit H1 in appendix H of the California Airport Land
Use Planning Handbook.
c. Building permits shall not be issued for a project until a Determination of No Hazard has been
issued by the FAA and any conditions in that Determination are met.
2. Other Flight Hazards Prohibited. Any activities within the Airport Overlay Zone (AOZ) which
could pose a hazard to flight operations including but not limited to the following:
a. Glare or distracting lights that could be mistaken for airport lights;
b. Sources of dust, heat, steam, or smoke that may impair pilot vis ion, or light shows, or laser
shows or spotlights;
c. Any emissions that may cause thermal plumes or other forms of unstable air that generate
PH1 23
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
turbulence within the flight path;
d. Sources of electrical interference with aircraft communications or navigation; and
e. Features that create an increased attraction for wildlife that may be hazardous to airport
operations such as attraction of birds to the extent of creating a significant hazard of bird
strikes (examples are outdoor storage or disposal of food or grai n, or large, artificial water
features; this provision is not intended to prevent enhancement or protection of existing
wetlands or the mitigation of wetlands impacts). Features which may pose these risks shall
be reviewed for consistency with the FAA’s Advisory Circular 150/5200-33B, Hazardous
Wildlife Attractants on or Near Airports.
f. Entails installation, construction, or enlargement of a structure that constitutes an obstruction
to air navigation through penetration of FAA Part 77 surfaces except as may be approved by
the Federal Aviation Administration (FAA).
17.57.070 Noise
A. Airport Related Noise. Noise compatibility standards are intended to prevent the establishment of
noise - sensitive land uses in portions of the airport environ that are exposed to significant levels of
aircraft noise. Where permitted within the Airport Overlay Zone (AOZ), the following noise - sensitive
land uses shall comply with applicable noise exposure criteria.
1. Noise analysis from the Airport Master Plan Environmental Impact Report (2006), or subsequent
noise analysis used to update the Airport Master Plan shall be used for mapping of the long term
noise impact of the airport’s aviation activity which includes future planned facilities development
depicted in the FAA-approved Airport Layout Plan. These noise contours are shown in Figure 15.
New Residential Development. New residential uses within the 60 db CNEL contour as depicted
in Figure 15, shall demonstrate consistency with maximum noise levels by providing noise
analysis, construction details, or other information deemed necessary by the Community
Development Director to verify conformance with maximum interior noise levels.
2. Interior Noise Levels not to exceed 45db CNEL. For the following noise - sensitive land uses,
aircraft -related, interior noise levels shall not exceed 45dB CNEL (with windows closed):
a. Living or sleeping areas of single or multi -family residences;
b. Hotels and motels;
c. Hospitals and nursing homes;
d. Place of Worship, meeting halls, and mortuaries; and
e. Schools, libraries and museums.
3. Interior Noise Levels not to Exceed 50 dB CNEL. For the following noise - sensitive land
uses, aircraft-related, interior noise levels shall not exceed 50dB CNEL (with windows closed):
a. Office environments;
b. Eating and drinking establishments; and
c. Other miscellaneous commercial facilities.
17.57.080 Overflight Notice
A. Aircraft Overflight. Aircraft overflight standards are intended to provide overflight notification for land
uses near the San Luis Obispo County Regional Airport. It shall be the responsibility of all owners of
property offered for -sale or for -lease within the Airport Overlay Zoneing District (AOZ) to provide the
following a disclosure prior to selling or leasing property in San Luis Obispo as specified in the Airport
Land Use Plan.
PH1 24
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
NOTICE OF AIRPORT IN VICINITY
Ordinance # XX of the City of San Luis Obispo identifies a San Luis Obispo County Regional
Airport “Airport Overlay Zone (AOZ)”. Properties in this area are routinely subject to overflights by
aircraft using this public-use airport and, as a result, residents may experience inconvenience,
annoyance, or discomfort arising from the noise of such operations. State Law (Public Uti lities
Code Section 21670 et seq.) established the importance of public -use airports to protection of the
public interest of the people of the state of California. Residents of property near such airports
should therefore be prepared to accept the inconvenience, annoyance, or discomfort from normal
aircraft operations. Residents also should be aware that the current volume of aircraft activity
may increase in the future in response to San Luis Obispo County and City population and
economic growth. Any subsequent deed conveying this parcel of subdivisions thereof shall
contain a statement in substantially this form.
All discretionary actions shall include a condition of approval requiring all owners of property offered for -
sale or for -lease within the Airport Overlay Zoneing District to provide the aforementioned disclosure prior
to selling or leasing property. For new residential land uses, the overflight notification shall be recorded
and appear with the property deed.
17.57.090 Open Land
A. Open land. Open land areas are intended to increase the chances of a pilot successfully landing an
aircraft in an emergency situation where they are unable to reach the runway. The City has
identified properties to contain open land areas as follows:
1. Airport Area Specific Plan: 250 acres on the Chevron property with two areas specifically
improved to meet ALUC standards; and a 300’ wide strip adjacent to Buckley Road (24
acres) on the Avila Ranch site. AOZ areas 1,2,3, and 6)
2. Margarita Area Specific Plan: two open land areas amid clustered development. AOZ
areas 2, 3, and 6
3. Laguna Lake public park open area. Outside of AOZ but within the approach surface.
4. Brughelli property easement south of Buckley Road. AOZ areas 3, 4, and 6.
5. San Luis Ranch Specific Plan area, west of Highway 101 and south of Dalidio Drive.
AOZ areas 4 and 6.
6. City open space areas within the Airport Overlay Zone. AOZ area 6.
Where open space or conservation easements have been obtained and the topography supports it, the
City shall not allow uses to be established that conflict with their availability to be used as a landing option
in the event of an emergency. Where easements have yet to be obtained, the City shall explore
opportunities to incorporate the requirement for open land as part of the discretionary approval process.
The following table provides the desired amount of open areas by safety zone consistent with the
California Land Use Planning Handbook.
Airport Safety Zone Open Land Objectives
AO1 Maintain all undeveloped land clear of objects in accordance with FAA
standards
AO2
Seek to preserve 25-30% of the overall area as usable open land. Preserve
as much open land possible in locations close to the extended runway
centerline.
AO3 At least 15-20% of the zone should remain as open land.
AO4 Seek to preserve 15-20% of the overall area as usable open land. Preserve
as much open land possible in locations close to the extended runway
PH1 25
ATTACHMENT 3
Proposed changes to legislative draft are shown highlighted in yellow
centerline.
AO5 Seek to preserve 25-30% of the overall area as usable open land.
AO6 Seek to preserve open land approximately 100 ft by 300 ft in size every ½
mile.
PH1 26
Figure 15
0.5 0 0.50.25 Miles
Noise Contours (CNEL)55 60 65 70 75
Prado Rd.
Buckley Rd.
Tank Farm Rd.
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a
d
S
t
.
S. H
i
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.
Margarita Ave.
Tank Far
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R
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.
Suburban Rd.
Orcutt Rd.
")55
")60
")65
")70
75
(from Airport Master Plan EIR)
City Limits
Airport Area Specific Plan (AASP) Boundary
Noise Contours
PH1 27
ATTACHMENT 4
Proposed changes to legislative draft are shown highlighted in yellow
AIRPORT HAZARDS
The San Luis Obispo County Airport provides commuter, charter, and private service to the area (Figure
7). The primary hazard associated with the airport is the risk of aircraft crashing on approach and take-off
Aircraft flight operations are determined largely by the physical layout of the airport and rules of the
Federal Aviation Administration. Activities on the airport property are managed by the County.
In April 1998, a private plane made an em ergency landing on Los Osos Valley Road west of Foothill
Boulevard, narrowly missing power lines and cars.
Existing land uses under the approach and take-off paths include agriculture and businesses close to the
airport, and shopping centers, dwellings, and schools at greater distances. State law requires the
independent, countywide Airport Land Use Commission to adopt an Airport Land Use Plan for
each airport. This plan establishes zones based on flight patterns, with the aim of having future
development be compatible with airport operations, considering safety and noise exposure. State and
County policies encourage future development to be consistent with the Airport Land Use Plan.
The City’s General Plan Land Use Element designates land-use categories that are meant to be
consistent with the Airport Land Use Plan. When the City comprehensively updated its Land Use Element
in 1994, the Airport Land Use Commission was preparing an update of the Airport Land Use Plan. When
this Safety Element was adopted in 2000, the Airport Land Use Plan update had not been
completed. The Airport Land Use Plan was last amended in 2005 and is in process of being updated
again .There were
s om e dis c r epanc ies b et ween the Cit y’s La nd Us e El em ent and th e A ir por t Lan d
Us e P lan, m ainl y affecting potential residential development in the Margarita Specific Plan Area.
Changes to one or both of the plans will be needed to resolve the inconsistencies. With the most recent
update to the Land Use and Circulation Elements, the City went through an exhaustive process to
evaluate safety, hazard, obstruction, and noise concerns associated with the current and future
operation of the airport. Proposed development associated with the Land Use and Circulation Elements
update is consistent with the County of San Luis Obispo County Airport Land Use Plan unless a
determination of inconsistency by the Airport Land Use Commission is made and the City overules that
determination as allowed under Section 21676.5 et. seq. of the Public Utilities Code. Should an overrule
action be taken, development shall be consistent with direction in the State Aeronautics Act, the FAA
regulations concerning obstructions and notification, and guidance provided in the Caltrans Division of
Aeronautics Airport Land Use Planning Handbook. The City will continue to work with the Airport Land
Use Commission as it updates the Airport Land Use Plan for San Luis Obispo County Regional Airport to
strive to achieve consistency between the Airport Land Use Plan and the City’s General Plan.
8.0 Policy: Uses in the Airport Land Use Plan Area
Development should be permitted only if it is consistent with the requirements of the California
State Aeronautics Act (Public Utilities Code §21670, et. seq.), the California Airport Land Use
Planning Handbook, and other related federal and state requirements relating to airport land use
compatibility planning, and the San Luis Obispo County Regional Airport Land Use Plan unless the City
overrule a determination of inconsistency in accordance with Section 21676.5 et. seq. of the Public
Utilities Code.San Luis Obispo County Airport Land Use Plan. Prospective buyers of property that is
subject to airport influence should be so informed.
PH1 28
ATTACHMENT 4
Proposed changes to legislative draft are shown highlighted in yellow
<
Figure 7: Airport Hazards
L::::;City Umits 0 Airport Ove ay Zones
;••.-.AASP Boundary ......-==0==5==......1C=================='j"""
Figure 13 Airport Overlay Zones
QIJt) Cf .an \WQ OUI::P'"1: O>•!.Y <L"m"'>tl
FlgtM'*7 - Al rpo rt Hon rds
(
PH1 29
PH1 30