No building or land shall hereafter be used or occupied and no building or part hereof shall be erected, moved or altered unless in conformity with the regulations herein specified for the district in which it is or is to be located. Said conformity shall be evidenced by the issuance of a valid building permit, certificate of occupancy, or certificate of zoning exception or variance. No more than one (1) principal use per lot shall be permitted except as provided herein.

(Ord. No. 32-14, 11-3-14)

No building or structure shall hereafter be erected, moved or altered which does not comply with the following height requirements.

52.1. Height obstructions. 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).

52.1.1. Definitions. The following definitions shall be used to interpret the requirements of section 52.1.

52.1.1.1. 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 (50) 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.

52.1.1.2. 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.

52.1.1.3. 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.

52.1.1.4. 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.

52.1.1.5. 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.

52.1.1.6. 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.

52.1.1.7. 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.

52.1.1.8. 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.

52.1.1.9. 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.

52.1.1.10. 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.

52.1.1.11. 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.

52.1.2. Application. These regulations shall apply to all lands within the City of Warner Robins 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 Official Zoning Map of Warner Robins, Georgia. All development activity within these areas shall comply with the performance standards in section 52.1.3. below in addition of the requirements of the underlying zoning district. Where conflicting standards and requirements exist, the more stringent standards and requirements shall apply.

52.1.3. Performance standards. All development within the areas governed by these height requirements shall comply with the following performance standards.

52.1.3.1. 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 planning and zoning commission or board of zoning appeals may require the applicant to remove any existing obstructions (either natural or manmade) on the site as a condition of development plan approval.

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

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

52.1.3.2.2. 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 visions;

52.1.3.2.3. 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

52.1.3.2.4. 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 areas affected by these regulations.

52.1.4. Review procedures. The standard zoning compliance process for the City of Warner Robins shall apply to the areas affected by these regulations. However, any applicant proposing to construct a structure that is:

(1)

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

(2)

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.

52.1.4.1. RAFB civil engineer's office review. The City of Warner Robins shall provide a copy of an application for zoning compliance within the affected areas, including the development plan and a copy of the FAR Part 77 review transmittal letter and application as required, to the staff of the Middle Georgia Regional Commission (MGRC), within five (5) days of submittal by applicant. The staff of the MGRC will forward such information to the RAFB civil engineer's office and any other affected parties for review. The MGRC will review all comments and provide written recommendations to the City of Warner Robins zoning officer within ten (10) days of receipt. The planning and zoning commission may condition any approval upon RAFB recommendations.

52.1.4.2. 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 planning and zoning commission to document compliance with this requirement. The planning and zoning commission may condition any approval upon FAA approval under FAA Part 77 review.

52.1.5. 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 52.1.4 above. The City of Warner Robins zoning 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 52.1.3 above.

52.1.5.1. 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 City of Warner Robins zoning officer.

52.1.5.2. 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.

52.1.5.3. 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.

52.1.5.4. Surface elevation benchmarks. 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 officer may require the applicant to show surface elevations for the property in five-foot contours with sufficient benchmarks to verify contour elevations.

52.1.5.5. 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.

52.1.6. 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 regulations prescribed in these regulations may apply to the planning and zoning 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 planning and zoning 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 board in reaching a decision regarding the variance request. The selection of a qualified professional shall be done by the planning and zoning commission.

52.2. Exemptions. No building or structure shall hereafter be erected, moved or altered so as to exceed the height limitations that may be specified herein for the district in which it is located, except for the following buildings and structures:

52.2.1. Churches, schools, hospitals, sanitariums and other public and semi-public and public utility buildings. There shall be no restriction on the height on [of] such buildings, provided the front, side, and rear yards required in the district in which such building is to be located shall be increased an additional one (1) foot for each one (1) foot that the building exceeds the maximum height permitted in the district.

52.2.2. Barns, silos, grain elevators, or other farm structures; belfries, cupolas and domes; monuments; water towers; transmission towers, windmills, chimneys; smokestacks; flagpoles; ratio towers, masts, and aerials.

52.2.3. Bulkheads, water tanks, and scenery lofts and similar structures provided that such structures shall not cover more than twenty-five (25) percent of the total roof area of the building on which such structures are located.

52.2.4. None of these exceptions to height limits shall be construed to allow structures located within 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 to exceed the height restrictions imposed by section 52.1 above.

52.2.5. None of these exceptions to height limits shall apply to signs or outdoor advertising signs or poster panels which shall be subject to all height limitations of the district in which they are located.

(Ord. No. 32-14, 11-3-14)

No lot, even though it may consist of one (1) or more adjacent lots of record, shall be reduced in size so that lot width or depth; front, side, or rear yard; inner or outer court; lot area per family; or other requirements of these regulations are not maintained. No building shall hereafter be constructed on a lot which does not have a minimum frontage of thirty (30) feet on a street. This section shall not apply when a portion of the lot in question is acquired for public purpose.

(Ord. No. 32-14, 11-3-14)

No part of a yard or open space, or loading space, or off-street parking space about any building, required for the purpose of complying with the provisions of these regulations shall be included as part of a yard, or off-street parking, or loading space, or open space similarly required for another building. Every part of a required yard or court shall be open from its lowest point to the sky unobstructed, except for the ordinary projection of sills, cornices, buttresses, ornamental features, chimneys, flues, and eaves, provided such projections shall not extend more than two (2) feet beyond the yard area requirements.

(Ord. No. 32-14, 11-3-14)

No building shall hereafter be erected, moved, or altered so as to accommodate or house a greater number of families or household that is specified in the regulations herein for the district in which the building is or is to be located.

(Ord. No. 32-14, 11-3-14)