Chapter 14.27
– Airport (A) District
Sections:
14.27.100 Airport District – Purpose
14.27.110 Airport District – Conformance with Airport Overlay District
14.27.120 Airport District – Allowed Uses
14.27.130 Airport District – Uses Permitted Subject to the Acceptance of the Airport Sponsor
14.27.140 Airport District – Non-Aviation-Related Allowed Uses
14.27.150 Airport District – Setback Yards
14.27.160 Airport District – Site Layout and Design
14.27.170 Airport District – Building and Structure Height
14.27.100 Airport District – Purpose
The purpose of the Airport District is to encourage and support the continued operation and vitality of Cottage Grove State Airport in Cottage Grove by allowing certain airport-related commercial and recreational uses in accordance with state law. (Ord. 3104 §4 (part), 2019)
14.27.110 Airport District – Conformance with Airport Overlay District
All uses, activities, facilities and structures allowed in the Airport District shall comply with the requirements of the Airport Overlay District. In the event of a conflict between the requirements of this district and those of the Airport Overlay District, the requirements of the overlay zone shall control. The definitions provided in Section 14.26.210 apply throughout this chapter. (Ord. 3104 §4 (part), 2019)
14.27.120 Airport District – Allowed Uses
The following uses and activities are permitted outright in the Airport District:
A. Customary and usual aviation-related activities, including but not limited to takeoffs and landings; aircraft hangars and tie-downs; construction and maintenance of airport facilities; fixed-base operator facilities; a residence for an airport caretaker or security officer; and other activities incidental to the normal operation of an airport. Except as provided in this chapter, “customary and usual aviation-related activities” do not include residential, commercial, industrial, manufacturing and other uses.
B. Air passenger and air freight services and facilities at levels consistent with the classification and needs identified in the Oregon Department of Aviation Airport System Plan.
C. Emergency medical flight services, including activities, aircraft, accessory structures, and other facilities necessary to support emergency transportation for medical purposes. Emergency medical flight services do not include hospitals, medical offices, medical labs, medical equipment sales, and other similar uses.
D. Law enforcement and firefighting activities, including aircraft and ground-based activities, facilities and accessory structures necessary to support federal, state or local law enforcement or land management agencies engaged in law enforcement or firefighting activities. Law enforcement and firefighting activities include transport of personnel, aerial observation, and transport of equipment, water, fire retardant and supplies.
E. Search and rescue operations, including aircraft and ground-based activities that promote the orderly and efficient conduct of search or rescue related activities.
F. Flight instruction, including activities, facilities, and accessory structures located at airport sites that provide education and training directly related to aeronautical activities. Flight instruction includes ground training and aeronautic skills training, but does not include schools for flight attendants, ticket agents or similar personnel.
G. Aircraft service, maintenance and training, including activities, facilities and accessory structures provided to teach aircraft service and maintenance skills and to maintain, service, refuel or repair aircraft or aircraft components. “Aircraft service, maintenance and training” includes the construction and assembly of aircraft and aircraft components for personal use, but does not include activities, structures or facilities for the manufacturing of aircraft or aircraft- related products for sale to the public.
H. Aircraft rental, including activities, facilities and accessory structures that support the provision of aircraft for rent or lease to the public.
I. Aircraft sales and the sale of aeronautic equipment and supplies, including activities, facilities and accessory structures for the storage, display, demonstration and sales of aircraft and aeronautic equipment and supplies to the public, but not including activities, facilities or structures for the manufacturing of aircraft or aircraft-related products for sale to the public.
J. Crop dusting activities, including activities, facilities and structures accessory to crop dusting operations. Crop dusting activities include, but are not limited to, aerial application of chemicals, seed, fertilizer, defoliant and other chemicals or products used in a commercial agricultural, forestry or rangeland management setting.
K. Agricultural and forestry activities, including activities, facilities and accessory structures that qualify as a “farm use” as defined in ORS 215.203 or “farming practice” as defined in ORS 30.930.
L. Aeronautic recreational and sporting activities, including activities, facilities and accessory structures at airports that support recreational usage of aircraft and sporting activities, that require the use of aircraft or other devices used and intended for use in flight. Aeronautic recreation and sporting activities authorized under this subsection include, but are not limited to: fly-ins; glider flights; hot air ballooning; ultralight aircraft flights; displays of aircraft; aeronautic flight skills contests; and gyrocopter flights, but do not include flights carrying parachutists or parachute drops (including all forms of skydiving). (Ord. 3104 §4 (part), 2019)
14.27.130 Airport District – Uses Permitted Subject to the Acceptance of the Airport Sponsor
The following uses and activities and their associated facilities and accessory structures are permitted in the Airport District upon demonstration of acceptance by the airport sponsor.
A. Flights carrying parachutists and parachute drops (including all forms of skydiving) onto an airport, but only upon demonstration that the parachutist business has secured approval for a drop zone. The configuration of the drop zone shall roughly approximate a square or a circle and may contain structures, trees, or other obstacles only if the remainder of the drop zone provides adequate areas for parachutists to land safely. (Ord. 3104 §4 (part), 2019)
14.27.140 Airport District – Non-Aviation-Related Allowed Uses
Table 14.27.140 identifies non-aviation-related land uses that are allowed in the Airport District. The specific land use categories are described and uses are defined in Chapters 14.13 and 14.14 and Section 14.26.210, and with more specificity in the adopted Cottage Grove State Airport Master Plan. Uses requiring conditional use permits (CU) must meet the use criteria in Section 14.44.400 and must have the concurrence of the airport sponsor.
|
Use Categories (Examples of uses are in Chapter 14.14; definitions are in Chapter 14.13 and Section 14.26.210) |
Airport (A) |
|---|---|
|
Residential Categories |
|
|
Household Living |
|
|
Dwelling for caretaker or watchman |
CU |
|
Commercial Categories |
|
|
Drive-Up/Drive-In/Drive-Through (drive-up windows, kiosks, ATMs, similar uses/facilities), per Section 14.23.190 |
N |
|
Bed and Breakfast Inn |
N |
|
Educational Services, not a school (e.g., tutoring or similar services) |
N |
|
Entertainment, Major Event |
N |
|
Office |
|
|
Primary Use |
CU |
|
Accessory Use |
P |
|
Outdoor Recreation, Commercial |
CU |
|
Parking Lot (when not an accessory use) |
N |
|
Quick Vehicle Servicing (see also drive-up/drive-in/drive-through uses, per Section 14.23.190) |
N |
|
Vehicle Repair |
CU |
|
Retail Sales and Service |
CU |
|
Self-Service Storage |
P |
|
Industrial Categories |
|
|
Light Industrial Services |
P |
|
Medium/Heavy Industrial Service |
N |
|
Light Manufacturing and Production |
P |
|
Medium/Heavy Manufacturing and Production |
N |
|
Warehouse and Freight Movement |
P |
|
Waste-Related |
N |
|
Wholesale Sales |
N |
|
Institutional Categories |
|
|
Basic Utilities |
P |
|
Colleges |
N |
|
Community Service, including museums, performing arts facilities or community centers |
CU |
|
Family Daycare (12 or fewer children) under ORS 657A.250 |
N |
|
Daycare, adult or child (exceeding 12) |
N |
|
Pedestrian Amenities |
P |
|
Parks and Open Space |
CU |
|
Parks and Open Space, when designated on an adopted specific area plan or when part of a master plan |
P |
|
Cemeteries |
N |
|
Religious Institutions and Houses of Worship |
N |
|
Schools |
CU |
|
Other Categories |
|
|
Accessory Structures (with a permitted use) |
P |
|
Animals – on leash only, on temporary basis only |
P |
|
Community Gardens and Composting Areas |
CU |
|
Buildings and Structures Exceeding the Height Limits |
CU |
|
Wireless Telecommunication Facilities |
N |
|
Rail Lines and Utility Corridors |
CU |
|
Temporary Uses, per standards in Section 14.49.100 |
P |
|
Transportation Facilities |
P |
(Ord. 3104 §4 (part), 2019)
14.27.150 Airport District – Setback Yards
A. Purpose. Setback yards provide separation between uses for fire protection and security, building maintenance, sunlight and air circulation, noise buffering, and visual separation.
B. Applicability. The setback yard standards in subsections (C) through (G) of this section are minimum standards that apply to buildings, accessory structures, parking areas, mechanical equipment, and other developments. In granting a conditional use permit or master plan, the planning commission may increase the standard yards if necessary to meet the criteria in Chapter 14.44. The planning commission may also decrease the standard yards through the CUP process; provided, that all applicable building and fire safety codes are met and impacts to adjoining properties have been considered.
C. Front and Street Yard Setbacks. All front and public or private street-facing yard setbacks shall be a minimum of 15 feet. The front or street-facing yard shall not be used for regular or constant parking of automobiles or other vehicles.
D. Rear Yard Setbacks. Building, structures and accessory uses shall be set back not less than five feet from the rear property line.
E. Side Yard Setbacks. Each development shall maintain a side yard of not less than five feet. Side yards shall not be used for the regular or constant parking of automobiles or storage of boats, trailers, furniture, accessory buildings, etc.
F. Riparian Setbacks. Structures shall not be located closer than 50 feet from the ordinary high water line or 25 feet from the top of the river bank of a Class I stream, whichever is greater. The planning commission may allow a lesser setback if documentation is provided that existing riparian vegetation does not and has not extended into the setback area within the last year.
G. Floodway. No new structures or new development shall be permitted within the floodway of the Row River, except as permitted through Section 14.37.200. (Ord. 3104 §4 (part), 2019)
14.27.160 Airport District – Site Layout and Design
A. Applicability. Section 14.27.150 is intended to provide flexibility in development while providing for compatibility of airport uses through the application of discretionary standards. Aviation- and non-aviation-related uses and developments shall be oriented on the site to minimize adverse impacts (e.g., noise, glare, dust, parking, traffic, vibration, etc.) and to provide compatibility with adjacent uses to the extent practicable.
The following standards shall apply to all development in the Airport District that are subject to site design review or require a conditional use permit, including those reviewed as part of a master planned development.
B. Development Compatibility.
1. Mechanical equipment, lights, parking and other components of an airport use that are outside enclosed buildings shall be located away from adjacent residential areas to the maximum extent practicable; and
2. The city may require a landscape buffer or other visual or sound barrier (fence, wall, landscaping, or combination thereof) to mitigate adverse impacts that cannot be avoided; and
3. Protection and enhancement of water quality shall be required. No dumping of yard or household waste, no use of chemical pesticides or herbicides in wetlands, riparian areas or near water, and no dumping of hazardous waste will be allowed; and
4. The architectural standards in Section 14.23.170 shall be met for all buildings over 2,000 square feet in footprint. For the purpose of meeting the build-to line standards in Section 14.23.170(B)(4), the build-to line is parallel to all abutting street property lines at a distance of 60 feet from the street property line; and
5. Master signage plans shall be created for uses requiring conditional use or master planned development approval; and
6. New or expanding uses that require either conditional use or master planned development approval shall ensure that site access and internal and external circulation patterns meet the requirements of Chapter 14.31.
C. Buffering and Other Yard Requirements.
1. Buffering. The approval body shall require landscaping, fences, walls or other buffering that exceeds the landscaping standards in Chapter 14.32 when it finds through site design review (Chapter 14.42), conditional use permit review (Chapter 14.44), and/or master planned development review (Chapter 14.45), as applicable, that more or different buffering is necessary to mitigate adverse noise, light, glare, and/or aesthetic impacts to adjacent properties.
2. Pedestrian Access. Interconnectivity between uses and/or facilities shall be emphasized in design. The approval body may require the construction of pedestrian access ways through required buffers to ensure pedestrian connections within large developments or connecting to public sidewalks, walkways, or multiuse pathways. The design of access ways shall conform to Section 14.31.300. (Ord. 3104 §4 (part), 2019)
14.27.170 Airport District – Building and Structure Height
The maximum allowable height of buildings and structures in the A District is 30 feet, except that taller buildings and structures are allowed when approved as part of a conditional use permit or master plan, provided they conform to FAA and/or Airport Overlay zone requirements. (Ord. 3104 §4 (part), 2019)