Airport Overlay District (A) Regulations in Concord
The Airport Overlay District (A) establishes specialized safety and noise compatibility regulations for land within the Airport Influence Area of Buchanan Field Airport, which supersede the requirements of the underlying base zoning district if a conflict occurs. Development projects within this overlay must adhere to specific safety zone criteria, noise compatibility standards, and height limitations to ensure public safety and the continued operation of Buchanan Field Airport.
Applicability and Purpose
The Airport Overlay District (A) is designed to protect people and property on the ground and to shield Buchanan Field Airport from the encroachment of incompatible land uses. The provisions of the Airport Overlay District (A) apply to all lands within the Airport Influence Area, which extends 14,000 feet from the ends of the primary surfaces for specified runways, as well as designated airport safety zones defined in the Contra Costa County Airport Land Use Compatibility Plan (ALUCP) [Section 18.100.020].
ALUC Review and Compatibility
All land use applications within the Airport Influence Area must be referred to the Contra Costa County Airport Land Use Commission (ALUC) for review and recommendation [Section 18.100.030]. Projects requiring referral include:
- Proposals for new development exceeding 150 feet in height.
- Projects with the potential to create electrical or visual hazards, such as interference with navigational signals or lighting that could be mistaken for airport lighting.
- Residential development and subdivisions consisting of 20 or more acres and five or more lots within the 55 dB CNEL noise contour.
- Any discretionary project with a building floor area of 20,000 square feet or greater within the noise contour.
Safety Zone Development Standards
New development within the safety zones (Safety Zones 1 through 4) must comply with specific density and structural criteria. Where these standards conflict with the base zoning district, the more restrictive standard applies [Section 18.100.040].
Safety Zone Restrictions
| Safety Zone | Development Constraints |
|---|---|
| Zone 1 | No new structures permitted other than aeronautical facilities; fuel storage prohibited. |
| Zone 2 | Max 30 people/acre (or 1 person/500 sq. ft. of floor area); max two habitable floors; certain sensitive uses (schools, hospitals, etc.) prohibited. |
| Zone 3 | Max 125 people/acre; max three habitable floors; certain sensitive uses (schools, hospitals, etc.) prohibited. |
| Zone 4 | No land use intensity limit, but buildings limited to max four habitable floors. |
Note: Higher intensity uses may be permitted in Zones 2 and 3 if special risk-reduction design features (such as concrete walls, limited windows, or fire sprinkler enhancements) are incorporated [Section 18.100.040].
Airspace Protection and Height Limits
New development within the Airport Influence Area that exceeds 45 feet in height must be referred to the ALUC for a consistency determination with Federal Aviation Regulations (FAR) Part 77 and Terminal Instrument Procedures (TERPS) criteria [Section 18.100.040]. Additionally, Height Exception Overlay Zones establish specific height limits, such as a 45-foot limit in Height Exception Overlay Zone 2 and a 150-foot limit in Height Exception Overlay Zones 1 and 1* [Section 18.100.030].
Nonconforming Uses
Nonconforming uses in existence at the time the Airport Overlay District (A) regulations became effective may generally be continued or sold. However, expansion or reconstruction of nonconforming uses is strictly limited, particularly within Safety Zone 1, where expansions are generally prohibited [Section 18.100.050].
Sections Cited
- Section 18.100.010: Purpose
- Section 18.100.020: Applicability
- Section 18.100.030: ALUC review required
- Section 18.100.040: Development standards
- Section 18.100.050: Nonconforming uses