(A) Intent. The intent of the Frazier Lake Airpark (FLA) Combining Zone is to establish additional regulations applicable in the vicinity of Frazier Lake Airpark to protect people and property on the ground, minimize injury to aircraft occupants and prevent creation of hazards to aircraft using the airport.
(B) Areas subject the FLA Combining Zone. The FLA Combining District shall be applied to every parcel within the Airport Influence Area, as defined in the Frazier Lake Airpark Airport Land Use Compatibility Plan (ALUCP), adopted by the San Benito County Airport Land Use Commission (ALUC).
(C) Definitions. The following terms are used in this section. For definitions, see the Glossary in Chapter 25.09 of this code. For the purpose of this title, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
(1) Frazier Lake Airpark Combining District boundary.
(2) ALUC.
(3) ALUCP.
(4) FAR Part 77.
(5) Roof Elements.
(D) FLA Combining Zone permitted uses. FLA Combining District land use and permit requirements that are supplemental to the base zoning district requirements. Where the standards are in conflict, the more restrictive shall prevail.
Table 25.04-A
FLA Combining District Permitted Uses
Land Use Note (2) | Airport Safety Zones (1) | |||||
Runway Protectio n Zone (3) | Inner Safety Zone (4) | Turning Safety Zone (5) | Outer Safety Zone (4) | Side Safety Zone (4) | Traffic Pattern Zone (6) | |
Land Use Note (2) | Airport Safety Zones (1) | |||||
Runway Protectio n Zone (3) | Inner Safety Zone (4) | Turning Safety Zone (5) | Outer Safety Zone (4) | Side Safety Zone (4) | Traffic Pattern Zone (6) | |
Auditoriums, meeting halls, religious assembly, outdoor assembly facilities | NP | NP | NP | NP | NP | P |
Small day care (6 or fewer) | NP | NP | NP | P | P | P |
Large day care | NP | NP | NP | NP | NP | NP |
Educational institutions operated by a non-profit or government agency | NP | NP | NP | NP | NP | P |
Hospital, nursing home | NP | NP | NP | NP | NP | P |
Residential | NP | NP | APR | APR | APR | P |
Commercial uses | NP | P (4) | P (5) | P (6) | P (5) | P(7) |
Industrial uses with structures | NP | APR (4) | APR (5) | APR (6) | APR (5) | P (7) |
Industrial uses without structures | NP | APR | APR | APR | APR | P |
Above ground fuel storage in conjunction with agriculture | NP | NP | NP | NP | NP | APR |
Telecommunication towers | NP | NP | NP | NP | NP | P |
Governmental enterprises and/or private enterprise performing governmental functions (federal, state, and local) | NP | P (4) | P (5) | P (6) | P (5) | P |
Library, or museum operated by a non-profit or governmental entity | NP | P (4) | P (5) | P (6) | P (5) | P |
Park, playground or recreational community center | NP | P (4) | P (5) | P (6) | P (5) | P |
Private club, fraternity house, sorority house, union hall, senior citizen center | NP | P (4) | P (5) | P (6) | P (5) | P |
Scientific or educational research center, public utility facility | NP | P (4) | P (5) | P (6) | P (5) | P |
P Permitted use | ||||||
APR Administrative permit required | ||||||
NP Not permitted | ||||||
(1) Airport Safety Zones are specified in the ALUCP and shown on the County GIS system. (2) The permit requirements in this table are supplemental to the requirements in the base zoning district. All land uses listed and not specifically listed in this table must comply with requirements of the base zoning district and supplemental standards for building height, population density and land use in this chapter. (3) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be zero persons per acre but an exception may be granted for agricultural activities, roads and transient automobile parking. (4) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 20 persons per acre. (5) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 60 persons per acre. (6) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 85 persons per acre. (7) Where population is concentrated on a portion of a property or an assembly use is proposed, the population density shall not exceed the threshold for the maximum number of persons per single acre in this table. | ||||||
(E) Referral to ALUC. All discretionary development permit applications must also be submitted to the ALUC for determination that the proposed development is consistent with the Frazier Lake ALUCP.
(F) Avigation easement required. All discretionary development permit applications must include the requirement that an avigation easement be recorded on the property’s deed by the land-owner for the benefit of the County of San Benito per ALUCP, Appendix A, Exhibit 1.
(G) Supplemental information form required.
(1) A supplemental information form prepared by the applicant or the County of San Benito shall be submitted with any discretionary development permit application, building permit or change of use on property located in the FLA Combining Zone, The Director shall have the authority to waive the requirement where it can be determined with certainty that there is no conflict with the standards listed in this section.
(2) The supplemental information form shall include the following information:
(a) The site address and APN number(s).
(b) The property owner’s name and contact information. The project applicant’s name and contact information if different from that of the property owner.
(c) A detailed description of the proposed project.
(d) A map showing the location of the proposed project in relation to the FLA Combining District. (Utilization of the San Benito County GIS system is recommended for these maps.)
(e) A map drawn to scale, showing the location of the proposed project in relation the Airport Safety Zones referenced in division (E) and described more fully in the ALUCP and shown on the County GIS system.
(f) A map drawn to scale, showing the location of the proposed project in relation the Frazier Lake Airpark Noise Contours Map, as shown in the ALUCP and on the County GIS system.
(g) Include the maximum number of persons per acre that could result from the proposed activity, as instructed on the supplemental information form. A supplemental calculation of the proposed density per acre shall be required for assembly uses or where population is concentrated on a portion of a property or as determined by the Director.
(h) BUILDING HEIGHT is defined as the height of the land above mean sea level (MSL) plus the maximum height of the building including associated roof elements. All applications for new construction or that will increase the height of an existing structure (including roof elements) shall include the project’s maximum building height and must be less than associated FAA Part 77 Surfaces established in the ALUCP and shown in the County GIS system.
(H) Standards for the FLA Combining District.
(1) Air emissions. No approved land use shall generate or cause any visible dust, gasses, heat, odor, or smoke to be emitted into the atmosphere that would disturb aircraft, and the operation of motor vehicles on the site, or would violate the requirements of the Monterey Bay Area Unified Air Pollution Control District.
(2) Electronic interference. No structure or use on land or water shall create electrical or electronic interference with navigational signals, or radio or radar communications between the aircraft and a ground station.
(3) Glare. No glare-producing materials shall be used on the exterior of any structure, including any metal building, which are hazardous to aviation, or result in glare in the eyes of pilots using Frazier Lake Airpark.
(4) Ground vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.
(5) Height. Structures including roof elements, that exceed the FAR Part 77 elevation shall be prohibited.
(6) Lighting. There shall be no illumination that produces a flashing or blinking effect that would interfere with aircraft or a pilot’s ability to identify airport lights, nor any lighting projecting upward that would interfere with aircraft or a pilot’s ability to identify airport lights.
(7) Maximum density per gross acre or single acre. A discretionary permit or building permit shall not be issued for new construction or alterations to a structure or a land use established in the FLA Combining District where population density exceeds that maximum allowed per this section.
(8) Noise. Office buildings, motels, hotels and schools shall be designed to include noise attenuation measures to maintain an interior noise level not to exceed 55 dB CNEL.
(Ord. 1043 § 3 (part), 2022)