Requirements for the APO: Airport Overlay in the City of Arlington
The APO: Airport Overlay in the City of Arlington is designed to ensure land use compatibility between the Arlington Municipal Airport and its surrounding areas by regulating noise-sensitive uses and structural heights. Development within this district is divided into four sub-zones (APO-1 through APO-4) based on noise contours, where residential uses are strictly prohibited in the highest noise areas (APO-3 and APO-4) and require up to 30 decibels of sound reduction in others. Additionally, the district imposes rigorous height limitations based on "imaginary surfaces" and prohibits any land use that creates electrical interference, glare, or bird strike hazards for pilots [Section 5.8.2].
Purpose and Intent
The City of Arlington established the APO: Airport Overlay to regulate the development of noise-sensitive land uses, promote compatibility between the airport and surrounding properties, and prevent the encroachment of incompatible uses that might jeopardize the safety and welfare of property users and pilots [Section 2.4.1].
Geography and Controlled Area
The standards of the APO: Airport Overlay apply to a "Controlled Area" defined by the following boundaries:
- Runway Centerline: Areas within one and one-half statute miles of the centerline of the Arlington Municipal Airport runway.
- Runway Ends: Areas within five statute miles of each end of the paved runway surface [Section 5.8.2.A].
Noise Overlay Zones
The City of Arlington divides the overlay into four sub-zones based on the Day-Night Sound Level (DNL). The DNL is the 24-hour average sound level in proximity to the airport averaged over one year [Section 5.8.2.C, Section 12.7.1].
| Zone Designation | Average Sound Level (DNL) | General Location |
|---|---|---|
| APO-1 | Less than 65 DNL | Interior to flight tracks and beyond the 65 DNL contour. |
| APO-2 | 65 to 70 DNL | Between the 65 DNL and 70 DNL noise contours. |
| APO-3 | 70 to 75 DNL | Between the 70 DNL and 75 DNL noise contours. |
| APO-4 | 75 DNL and above | Inside the 75 DNL noise contour. |
Height Limitations and Imaginary Surfaces
To protect navigable airspace, the City of Arlington regulates the height of structures and trees based on various imaginary surfaces. No structure may exceed these limits unless a variance is granted by the Zoning Board of Adjustment following a determination by the Federal Aviation Administration (FAA) [Section 5.8.2.D, Section 5.8.2.K.4].
| Surface/Zone | Height Limitation Standard |
|---|---|
| Runway 16 Approach | One foot of height for every 34 feet of horizontal distance. |
| Runway 34 Approach | One foot of height for every 50 feet of horizontal distance (first 10,000 feet); then one foot of height for every 40 feet along the extended centerline. |
| Transition Zones | Slopes seven feet outward for every one foot upward. |
| Horizontal Zone | 150 feet above the established airport elevation (630 feet above mean sea level). |
| Conical Zone | Slopes 20 feet outward for every one foot upward (from 150 to 350 feet above airport elevation). |
| Exception | Nothing prohibits growth or construction up to 50 feet above the land surface. |
Compatible Land Use Requirements
The City of Arlington mandates specific use permissions and construction standards for each noise zone. In many cases, a "25" or "30" in the table indicates that noise level reduction (NLR) measures of 25 or 30 decibels must be incorporated into the building's design and construction [Section 5.8.2.H, Table 5.9-1].
| Land Use Category | APO-1 | APO-2 | APO-3 | APO-4 |
|---|---|---|---|---|
| Single-Family Detached | Y | N | N | N |
| Multi-Family / Live-Work | Y | 25 | N | N |
| Lodging Facilities | Y | 25 | N | N |
| Hospitals / Schools / Day Care | N | N | N | N |
| Office, Business or Professional | Y | Y | 25 | 30 |
| General Retail / Personal Services | Y | Y | 25 | 30 |
| Agriculture and Ranching | Y | (3) | (4) | (5) |
| Manufacturing (General) | Y | Y | (1) | (2) |
Notes for Table 5.9-1:
- Y: Permitted.
- N: Prohibited.
- (1): Permitted when 25 dB noise reduction is incorporated into public/office areas.
- (2): Permitted when 30 dB noise reduction is incorporated into public/office areas.
- (3), (4), (5): Permitted as primary use only when specific noise reductions (25-30 dB) are met for associated residential buildings, or prohibited if the DNL is too high.
Operational and Use Restrictions
Regardless of the underlying zoning, the City of Arlington prohibits any use of land or water within the APO: Airport Overlay that would:
- Create electrical interference with navigational signals or radio communication.
- Make it difficult for pilots to distinguish between airport lights and others.
- Result in glare in the eyes of pilots.
- Impair visibility in the vicinity of the airport.
- Create bird strike hazards.
- Endanger or interfere with the landing, takeoff, or maneuvering of aircraft [Section 5.8.2.I].
Additional Standards for Specific Uses
Upper-Midscale Hotels
Upper-Midscale Hotels located within the APO: Airport Overlay are permitted only with the approval of a Specific Use Permit (SUP). They must meet the following criteria:
- All rooms must be suites with defined living areas and kitchenette facilities (refrigerator, dishwasher, microwave, and sink).
- In-room workspaces must be provided in each suite.
- The facility must include on-site meeting rooms and business centers.
- Swimming pools and fitness centers must be provided on-site [Section 3.2.3.d].
Multi-family Dwellings
Multi-family dwellings are not permitted within a non-residential zoning district if they are located within 3,000 feet of the Arlington Municipal Airport [Section 3.2.1.A.2].
Administration and Permits
Any person proposing construction over 200 feet in height, or at a height greater than the imaginary surfaces, must notify the City of Arlington airport manager [Section 5.8.2.E].
New structures and trees within the overlay generally require a permit. The Zoning Administrator will not grant a permit if the proposed use, structure, or tree would become a greater hazard to air navigation than existed on the effective date of the code [Section 5.8.2.K.2].
Sections Cited
- Section 2.4.1 – Airport Overlay | APO
- Section 3.2.1 – Residential Uses
- Section 3.2.3.d – Additional Standards for Hotels in the APO
- Section 5.8.2 – Airport Overlay | APO
- Table 5.9-1 – Compatible Land Uses
- Section 12.7.1 – Other Terms Defined