[1]

Intent. The purpose of these provisions is to prevent the construction of objects which, because of their height, illumination or reflectivity, electrical emissions, and/or air emissions, represent an obstruction or safety hazard to air traffic operating in and out of Robins Air Force Base (RAFB) and to establish noise control zones and regulations in the vicinity of the base.

[2]

Supplemental definitions. These definitions shall be used in addition to those in Chapter 1 of this Resolution. As used in this chapter, unless the context otherwise requires, certain terms and words are defined as follows:

(a)

Approach-departure surface: This surface is symmetrical about the RAFB runway centerline extended, begins as an inclined plane (glide angle) two hundred (200) feet beyond each end of the primary surface to the centerline elevation of the runway end, and extends for fifty thousand (50,000) feet. The slope of the approach-departure clearance surface is 50:1 (one (1) foot change in elevation for each fifty feet in distance from the starting point) along the extended runway (glide angle) centerline until it reaches an elevation of five hundred (500) feet above the established airfield elevation, at which point it becomes a horizontal surface. It then continues horizontally at this elevation to a point at fifty thousand (50,000) feet from the start of the glide angle. The width of this surface at the runway end is two thousand (2,000) feet. It then flares uniformly, with an end width of sixteen thousand (16,000) feet at a distance fifty thousand (50,000) feet from both starting points.

(b)

Conical surface: This inclined surface extends outward and upward from the outer periphery of the inner horizontal surface for a horizontal distance of seven thousand (7,000) feet. The slope of the conical surface is 20:1 (one (1) foot change in elevation for each twenty (20) feet in distance from the starting point), with an inner elevation of one hundred fifty (150) feet above the established airfield elevation and an outer elevation of five hundred (500) feet above the established airfield elevation.

(c)

Clear zone surface: This surface defines the limits of the obstruction clearance requirements in the vicinity contiguous to the end of the primary surface. The length and width (for a single runway) of a clear zone surface is three thousand (3,000) feet by three thousand (3,000) feet.

(d)

Established airfield elevation: The altitude, measured in feet above mean sea level (MSL), of the Robins Air Force Base main runway surface. This elevation is hereby declared to be two hundred ninety-five (295) feet MSL.

(e)

Height: The true highest altitude of a structure or natural feature (including trees, protruding rocks, or natural ground surface) as measured in feet above mean sea level.

(f)

Inner horizontal surface: This surface is a plane, oval in shape, that extends seven thousand five hundred (7,500) feet from the RAFB airfield runway centerline at a height of one hundred fifty (150) feet above the established airfield elevation.

(g)

Obstruction: Any structure or natural feature (including trees, protruding rocks, or natural ground surface) which exceeds the height limitation defined by the primary surface, clear zone surface, approach-departure clearance surfaces, inner horizontal surface, conical surface, outer horizontal surface, or transitional surfaces established for Robins Air Force Base.

(h)

Outer horizontal surface: This surface is a horizontal plane that begins at the outer edge of the conical surface and extends for thirty thousand (30,000) feet at a height of five hundred (500) feet above the established airfield elevation.

(i)

Primary surface: This surface defines the limits of the obstruction clearance requirements in the immediate vicinity of the landing area. The primary surface comprises surfaces of the runway, runway shoulders, and lateral safety zones and extends two hundred (200) feet beyond the runway end. The width of the primary surface for the RAFB runway is two thousand (2,000) feet, or one thousand (1,000) feet on each side of the runway centerline.

(j)

Structure: Any stationary or mobile object constructed or installed by man, including without limitation, buildings, towers, cranes, smoke stacks, earth formations, and overhead transmission lines.

(k)

Transitional surfaces: These surfaces connect the primary surfaces, clear zone surfaces, and approach-departure clearance surfaces to the outer horizontal surface, conical surface, and other horizontal or transitional surfaces. The slope of the transitional surface is 7:1 (one (1) foot in elevation for each seven (7) feet in distance from the starting point) outward and upward at right angles to the runway centerline extended.

[3]

Application. These regulations shall apply to all lands within Macon-Bibb County that are overlaid by the primary surface, clear zone surface, approach-departure clearance surfaces, inner horizontal surface, conical surface, outer horizontal surface, or transitional surfaces established for Robins Air Force Base. These boundaries of these surfaces are shown on the airspace requirements map for Robins AFB referenced in Section 2.03[4]. All development activity within these areas shall comply with the performance standards in Section 20C.01[4] below in addition to the requirements of the underlying zoning district. Where conflicting standards and requirements exist, the more stringent standards and requirements shall apply.

[4]

Performance standards.

(a)

Height limitation. No structure shall be built which, by virtue of its finished height, would constitute an obstruction within the meaning of these regulations. Where the development or redevelopment of land within the areas affected by these regulations will involve substantial grading and/or site preparation, the Commission may require the applicant to remove any existing obstructions (either natural or man-made) on the site as a condition of development plan approval.

(b)

Use restrictions. No use may be made of land or water located within the RAPB approach-departure surfaces that would:

(i)

Create or result in electrical interference with navigational signals or radio communication between RAFB and aircraft operating within the affected areas;

(ii)

Produce or reflect light in a sufficient intensity or manner that would make it difficult for pilots to distinguish between airport lights and other light sources, result in glare in the eyes of pilots using the base airport, or otherwise impair visibility in the vicinity of the base. All proposed light sources that could conflict with this requirement (except structure lighting required under FAR Part 77) shall be properly shielded or directed away from a pilot's field of vision;

(iii)

Emit smoke or particulate matter which, in sufficient quantities or concentrations, would impair pilot visibility in the vicinity of the base or clog aircraft engines; or

(iv)

Attract large flocks of birds, which would constitute a hazard to air navigation in the vicinity of the base. No solid waste disposal facility or landfill may be sited within the areas affected by these regulations.

[5]

Review procedures. The standard zoning compliance process for Macon-Bibb County shall apply to the areas affected by these regulations. However, any applicant proposing to construct a structure that is located within the RAFB outer horizontal surface or the approach-departure horizontal surface and would exceed two hundred (200) feet in height as measured from its tallest point to the finished ground level or located within the RAFB primary surface, clear zone surface, inner horizontal surface, conical surface, approach-departure glide angle surface, or any transitional surface and would exceed one hundred (100) feet in height as measured from its tallest point to the finished ground level shall comply with the following review procedures, in addition to the normal zoning compliance process.

(a)

RAFB civil engineer's office review. A copy of an application for zoning compliance within the affected areas, including the development plan, shall be provided, within five (5) days of submittal by the applicant, by the Commission to the staff of RAFB, which will provide a written recommendation to the zoning enforcement officer within ten (10) days of receipt.

(b)

FAA review. The applicant shall submit a copy of the application for FAA review under FAR Part 77, if applicable. A copy of the FAR Part 77 review transmittal letter and application shall be submitted to the Commission to document compliance with this requirement. The Commission may condition any approval upon FAA approval under FAR Part 77 review.

[6]

Submission requirements. An applicant shall submit a preliminary plan in accordance with the applicable requirements of these regulations for any development application that satisfies the special review requirements in Section 20C.01[5] above. The zoning enforcement officer may require the applicant to submit any or all of the items specified below, if the additional information is necessary to ensure compliance with the performance standards in Section 20C.01[4] above.

(a)

Imaginary surface boundaries. The applicant may be required to delineate on the preliminary plan the boundaries of any primary surface, clear zone surface, approach-departure clearance surfaces, inner horizontal surface, conical surface, outer horizontal surface, or transitional surfaces, if the location of the aforementioned surface boundaries with respect to the proposed development site or proposed structure locations is in question. All maps prepared to show the location of these boundaries shall be drawn to a scale designated by the zoning enforcement officer.

(b)

Location of structures. The applicant may be required to delineate the placement of all existing and proposed buildings and structures, including any existing or proposed tree stands.

(c)

Specification of uses. The applicant may be required to specify the proposed uses to occur within each structure or activity area on the development site.

(d)

Surface elevation bench marks. The applicant may be required to show the surface elevation of all structures (above mean sea level) and the maximum height in feet of any structure. For residential subdivisions, the zoning enforcement officer may require the applicant to show surface elevations for the property in five-foot contours with sufficient bench marks to verify contour elevations.

(e)

Narrative description. The applicant may be required to prepare a narrative describing the location of the site, its total acreage, existing character and use; the concept of the proposed development or use, such as proposed residential density, and the relation of the proposed development plan to the comprehensive plan.

[7]

Variances. Any applicant wishing to erect a new structure, increase the height of an existing structure, permit the growth of any tree, or commit the property to a use that is not in compliance with the regulation prescribed in these regulations may apply to the Commission for a variance. The application for variance must be submitted in the form and manner specified in these regulations, and it must be accompanied by a written determination from the Federal Aviation Administration and the RAFB civil engineer's office stating that the proposed structure will not be located within a normal aircraft flight track, that the requested height variance will not be excessive, and that all appropriate measures will be taken by the applicant to prevent any negative impacts on safe navigation within the protected air space surrounding RAFB. Such variances shall be issued only where it is duly determined that a literal application or enforcement of these regulations will result in unnecessary hardship, and the relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the spirit and intent of these regulations. In addition, the Commission may solicit the testimony of a qualified professional, at the expense of the applicant, to evaluate the proposed development plans and issue any professional findings or opinions that would assist the Commission in reaching a decision regarding the variance request. The selection of a qualified professional shall be done by the Commission.

(Added march 14, 1994, ZA94-03-02)

[1]

Intent. The base environs overlay zone (BE) is hereby created with the following purposes:

To protect the public health, safety, and welfare by regulating development and land use within noise sensitive areas and accident potential areas;

To ensure compatibility between surrounding land uses and Robins Air Force Base; and

To protect RAFB from encroachment by incompatible development.

The base environs overlay zone (BE) shall serve as an overlay district that applies additional standards and requirements to properties located within an underlying zoning district. Proposed developments located within this zoning district shall comply with these requirements and the requirements of the underlying zoning district. In the case of conflicting standards and requirements, the more stringent standards and requirements shall apply.

[2]

Supplemental definitions. These definitions shall be used in addition to those in Chapter 1 of this Resolution. As used in this chapter, unless the context otherwise requires, certain terms and words are defined as follows:

(a)

Accident potential zone (APZ). The geographic area that is determined by the RAFB air installation compatible use zone study (AICUZ) to possess a significant potential for aircraft crashes.

(b)

Aircraft noise contours. The geographic area that is affected by RAPB flight operations and defined on the basis of those areas immediately affected by the sixty-five (65) Ldn and greater noise exposure area from the noise zone map that is contained within the RAFB air installation compatible use zone study.

(c)

Airport hazard. Any structure or object of natural growth or use of land within an APZ or an aircraft noise contour that obstructs the air space required for the flight of aircraft in landing or taking off at any airport or is otherwise hazardous to such landing or taking off of aircraft.

(d)

Day-night sound level (Ldn). A cumulative aircraft noise index that estimates the exposure to aircraft noise at a certain geographic point and relates the estimated exposure to an expected community response.

(e)

Ldn contour. A line linking together a series of points of equal cumulative noise exposure based on the Ldn metric. These contours are developed based on the Ldn metric, and are defined by aircraft flight patterns, the number of daily aircraft operations by type of aircraft and time of day, noise characteristics of each aircraft, and typical runway usage patterns.

(f)

Structure. Any object, whether permanent, temporary, or mobile, including, but not limited to, a building, tower, crane, smokestack, earth formation, transmission line, flagpole, or sign.

[3]

Subzones. The base environs overlay zone (BE) is subdivided into five (5) subzones that represent the differing levels of noise impact and aircraft accident potential. The geographic location of these subzones is indicated on the base environs overlay zone map referenced in Section 2.03[4] The five (5) zones are the following:

Subzone A. Includes the area within the sixty-five (65) Ldn to seventy (70) Ldn aircraft noise contours (BE-A).

Subzone B. Includes the area within the seventy (70) Ldn to seventy-five (75) Ldn aircraft noise contours (BE-B).

Subzone C. Includes the area within the seventy-five (75) Ldn and greater aircraft noise contours (BE-C).

Subzone D. Includes the area within APZ I (BE-D).

Subzone E. Includes the area within APZ II (BE-E).

The boundaries of the base environs overlay zone (BE) and its subzones, as adopted herein, shall be reviewed and amended whenever RAFB updates or amends its aircraft noise contour maps and/or AICUZ study. It shall be the responsibility of RAFB to notify the Commission of any such update or amendment and to provide a copy of same to the Commission. Copies of the current aircraft noise contour maps and AICUZ study shall be on file and open to public inspection in the Commission's office and at the RAFB civil engineer's office.

[4]

Application of regulations. Within the base environs overlay zone (BE), any proposed use or structure is subject to review as described herein and shall be evaluated relative to the standards and requirements provided for herein.

[5]

Exemptions and nonconformities. The provisions of these regulations shall not be deemed applicable to the following when permitted in the underlying district:

(a)

Existing uses. Uses existing on the effective date of these regulations shall not be required to change in order to comply with the requirements specified herein. (Amended December 12, 1994, ZA94-12-01)

(b)

Temporary uses. Temporary uses, including but not limited to public celebrations and outdoor entertainment events, so long as the period of operation does not exceed five days in any one year period. A variance may be requested to extend the time period for a temporary use.

(c)

Temporary structures. Temporary buildings and structures that are not used for residential purposes and that meet said applicable requirements as contained within this Resolution, so long as such uses and associated structures are constructed incidental to a permitted use (as per the requirements of this Resolution), do not generate excessive glare or electrical emissions that could interfere with standard RAFB aircraft operations, and do not exceed the applicable height restrictions contained in these regulations.

(d)

Agricultural structures. Bona fide agricultural buildings, structures, improvements, and associated nonresidential developments, provided such structures do not exceed the applicable height restrictions contained in these regulations.

(e)

Accessory uses and structures. Accessory uses and structures incidental to a permitted principal structure or use and within the intent, purposes, or objectives of these regulations.

(f)

Nonconforming structures within Subzones A, B, C or E of the Robins Air Force Base Environs Overlay Zone may be extended or enlarged as long as the yard requirements of the Resolution are met or a variance is obtained from the Commission from said yard requirements. (Amended December 12, 1994, ZA94-12-01)

(g)

Single nonconforming lots of record located within Subzone E of the Base Environs Overlay Zone for Robins Air Force Base may be built upon pursuant to Section 24.03 of the Resolution. (Amended December 12, 1994, ZA94-12-01)

(h)

Any existing structures located within subzones A, B, C or E of the Base Environs Overlay Zone for Robins Air Force Base may be reconstructed or replaced if destroyed and any existing manufactured home in said zones may be replaced.

NOTE: Soundproofing requirements of the Bibb County Building Code may apply. (Amended December 12, 1994, ZA94-12-01)

[6]

Development standards. The following development standards shall apply to all proposes uses and structures. ^[2]

(a)

Proposed uses and structures. Table 20C.02 Land Use Compatibility Standards, contained herein, identifies development standards that apply to proposed uses and structures within the base environs overlay zone (BE). All proposed uses and structures must comply with these standards. (Amended December 12, 1994, ZA94-12-01)

(b)

Flammable/hazardous substance storage. Above ground storage of flammable or explosive substances within Subzones D and E of the base environs overlay zone (BE) shall be prohibited. All underground storage tanks containing flammable or explosive substances shall be double-lined. (Amended December 12, 1994, ZA94-12-01)

(c)

Lighting and glare. No development within the base environs overlay zone (BE) may produce or reflect light in a sufficient intensity or manner that would make it difficult for pilots to distinguish between airport lights and other light sources, result in glare in the eyes of pilots using the base airport, or otherwise impair visibility in the vicinity of the base. All proposed light sources that could conflict with this requirement (except structure lighting required under FAR Part 77) shall be properly shielded or directed away from a pilot's field of vision. (Amended December 12, 1994, ZA94-12-01)

(d)

Electrical emissions or interference. No development within the base environs overlay zone (BE) may create or result in electrical interference with navigational signals or radio communication between RAFB and aircraft operating within the affected areas. (Amended December 12, 1994, ZA94-12-01)

(e)

Air emissions. No development within the base environs overlay zone (BE) may emit smoke or particulate matter which, in sufficient quantities or concentrations, would impair pilot visibility in the vicinity of the base or clog aircraft engines. (Amended December 12, 1994, ZA94-12-01)

(f)

Noise. No development within Subzones A, B, and C of the base environs overlay zone (BE) may produce noises that would increase average day/night noise levels beyond the boundaries of the development property by more than three (3) decibels. Where field testing is necessary to determine compliance with this requirement, it shall be conducted and paid for by the applicant. (Amended December 12, 1994, ZA94-12-01)

[7]

Notice to purchasers. The Commission may provide a notice to all applicants for any development-related permit, informing the applicant that the respective property is located, either partially or wholly, within the base environs overlay zone (BE) and may be subject to aircraft overflight.

[8]

Plat notice. A notice shall be placed on all final subdivision plats for properties located within the base environs overlay zone (BE) that states the following:

Noise/air hazard warning. This property, either partially or wholly, lies within the noise exposure/accident potential area of RAFB and is subject to noise and/or aircraft accident potential that may be objectionable.

[9]

Development review. The zoning compliance process for the Commission shall apply to the base environs overlay zone (BE), with the following additions.

(a)

RAFB civil engineer's office review. A copy of an application for zoning compliance under the BE zone, including the development plan, shall be provided, within five (5) days of submittal by the applicant, by the Commission to the staff of RAFB for any development located in Subzones C, D, and E. The staff of RAFB shall will provide a written recommendation to the Commission within ten (10) days of receipt. Where a development application satisfies the criteria for review as a development of regional impact, the Middle Georgia Regional Development Center (MGRDC) shall be responsible for submitting a copy of the application to the RAFB civil engineer's office in accordance with Section 20C.02[9] (b) below.

(b)

Developments of regional impact review. Any development application which exceeds the applicable threshold criteria for developments of regional impact (DRI) shall be submitted to the Middle Georgia Regional Development Center (MGRDC) for review. The Commission shall submit a completed DRI request for review form and two (2) complete copies of the application to the MGRDC. Where DRI review is required, the MGRDC shall provide a copy of the application to the RAFB civil engineer's office in accordance with the DRI review procedures. No local approval of a DRI within the base environs overlay zone shall be granted prior to completion of the required regional review.

[10]

Preliminary plan requirements. An applicant shall submit a preliminary plan in accordance with the applicable requirements of these regulations for any development application that satisfies the special review requirements in Section 20C.02[9] above. The zoning enforcement officer may require the applicant to submit any or all of the items specified below, if the additional information is necessary to ensure compliance with the performance standards in Section 20C.02[6] above.

(a)

Ldn noise contour and APZ boundaries. The applicant may be required to delineate on the preliminary plan the boundaries of any subzone boundary of the BE zone, if the location of the aforementioned boundaries with respect to the proposed development site or proposed structure locations is in question. All maps prepared to show the location of these boundaries shall be drawn to a scale designated by the zoning enforcement officer.

(b)

Location of structures. The applicant may be required to delineate the placement of all existing and proposed buildings and structures, including any existing or proposed tree stands.

(c)

Specification of uses. The applicant may be required to specify the proposed uses to occur within each structure or activity area on the development site.

(d)

Narrative description. The applicant may be required to prepare a narrative describing the location of the site, its total acreage, existing character and use; the concept of the proposed development or use, such as proposed residential density, and the relation of the proposed development plan to the comprehensive plan.

[11]

Development review criteria. The preliminary plan described in Section 20C.02[10] shall be reviewed and evaluated using, at a minimum, the following criteria:

(a)

Proposed uses. All elements of the proposed development shall be consistent with Table 20C.02, Land Use Compatibility Standards.

(b)

Siting. Buildings and structures should be located the greatest distance from the noise source, taking maximum advantage of existing topographical features to minimize noise impact, and within zoning district requirements, such as required setbacks. Buildings and structures should be oriented to minimize exposure to the noise source and building openings, such as windows, should be located away from the noise source.

(c)

Passive outdoor recreation space. The amount of passive outdoor recreational space where individuals would be subject to noticeable or severe levels of noise should be minimized. Landscaping materials should be used to deflect noise.

[12]

Variances. Any applicant wishing to erect a new structure or construct a development that is not in compliance with the regulations prescribed in Section 20C.02 may apply to the Commission for a variance. Variances for prohibited land uses are not permitted. The application for a variance must be submitted in the form and manner specified in these regulations, and it must be accompanied by a written determination from the Federal Aviation Administration and the RAFB Civil Engineer's Office stating that appropriate mitigation measures will be taken by the applicant to prevent any negative impacts on safe navigation within the protected air space surrounding RAFB. Such variances shall be issued by reason of extraordinary situations or conditions peculiar to a specific parcel of property and where it is duly determined that literal application or enforcement of these regulations will result in unnecessary hardship, and the relief granted will not be contrary to the public's interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the spirit and intent of these regulations. In addition, the Commission may solicit the testimony of a qualified professional, at the expense of the applicant, to evaluate the proposed development plans and issue any professional findings or opinions that would assist the Commission in reaching a decision regarding the variance request. The selection of a qualified professional shall be done by the Commission. (Added March 14, 1994, ZA94-03-02; Amended December 12, 1994, ZA94-12-01)

TABLE 20C.02
LAND USE COMPATIBILITY STANDARDS IN
BASE ENVIRONS (BE) OVERLAY ZONE

All notes to this table are contained on the following page.

Notes To Table 20C.02:

Y Land use is permitted.

N Land use is prohibited.

¹  Notice: The Bibb County Building Code contains certain soundproofing standards which may apply.

²  Notice: The Bibb County Building Code contains certain soundproofing standards which may apply.

³  Notice: The Bibb County Building Code contains certain soundproofing standards which may apply.

⁴  Single-family homes and manufactured homes on lots not less than one acre in area. No additional residential uses permitted. Notice: The Bibb County Building Code contains certain soundproofing standards which may apply.

⁵  Low intensity uses with low pedestrian traffic only. Average population density should not exceed twenty-five (25) persons per hour during a twenty-four (24) hour period, but not to exceed fifty (50) persons in any one (1) hour. No auditoriums or conference facilities are permitted.

⁶  No more than one hundred (100) parking spaces.

⁷  Agriculture/forestry and all other open spaces uses. The requirements in Note 8 below shall also apply to these uses when located within Subzone D (APZ I).

⁸  No storage or office structures and no storage of explosive or flammable materials within APZ I.

(Amended December 12, 1994, ZA94-12-01)