Chapter 19.48 — AIRPORT ZONES

19.48.010 Purpose, applicability. ¶

This chapter regulates development and new land uses in the airport zoning districts established by Section 19.40.010. The intent of these regulations is to protect the development of the Chico Municipal Airport for the benefit of the public and to promote compatible uses of adjacent or nearby land. The purposes of the individual airport zoning districts and the manner in which they are applied are as follows.

A. A (Aviation) District. The A zoning district is applied to areas of the airport site appropriate for aircraft operations and support facilities. The A zoning district is consistent with the Public Facilities and Services land use classification of the General Plan.

B. AC (Airport, Commercial) District. The AC zoning district is applied to areas of the airport site appropriate for commercial activities, including passenger services. The AC zoning district is primarily intended to implement the Commercial Mixed Use land use designation of the General Plan.

C. AM (Airport, Manufacturing/Industrial) District. The AM zoning district is applied to areas appropriate for light industrial, manufacturing, and distribution uses that are related to aviation, require access to air transportation, or are otherwise compatible with the operational characteristics of the airport. The AM zoning district is primarily intended to implement the Manufacturing and Warehousing land use designation of the General Plan.

D. AP (Airport, Public Facilities) District. The AP zoning district is applied to areas appropriate for public services uses in support of airport operations. The AP zoning district is consistent with the Public Facilities and Services land use classification of the General Plan.

See also the -AE (Airport Environs) overlay zoning district, Section 19.52.020. (Ord. 2185, Ord. 2427 §28)

19.48.020 Airport zone review authority. ¶

The Airport Commission shall have the authority to review and approve, conditionally approve, modify or deny applications for site design and architectural review, use permit, and variance applications within the A and AP zoning districts in compliance with Division III (Land Use and Development Permit Procedures). Applications for land use entitlements within the AM and AC zoning districts shall be reviewed and acted on by the Planning Commission, Architectural Review and Historic Preservation Board, Zoning Administrator, or Director as established in Chapter 19.12 (Appeals) and Division III (Land Use and Development Permit Procedures). Notwithstanding the above, the Director may refer an application within the AM or AC zoning district to the Airport Commission for either a recommendation or final action if there are aviation-related issues associated with a particular application. (Ord. 2185)(Ord. 2435 §26, Ord. 2439 §177)

19.48.030 Airport zone land uses and permit requirements. ¶

Table 4-10 identifies the uses of land allowed by these Regulations in each airport zoning district, and the land use entitlement required to establish the use, in compliance with Section 19.40.020-B (Zoning district regulations). Note: Where the last column of the table (Subject to Standards in Section/Chapter:) includes a section or chapter number, the regulations in the referenced section/chapter apply to the use; however, provisions in other sections/chapters may apply as well.

(Ord. 2185)

19.48.040 Interference with aircraft operations prohibited. ¶

No use shall be permitted in any airport zoning district that would interfere with aircraft takeoffs or landings at the Chico Municipal Airport or otherwise would constitute an airport hazard, whether or not the use would otherwise be permitted by Table 4-10.

(Ord. 2185)

19.48.050 Use permit findings. ¶

The Airport Commission, Planning Commission, or Zoning Administrator may issue a use permit for uses not included in Table 4-10, or uses which are included in the table, but which are not indicated as being permissible in a particular zoning district, if the following findings are made in addition to the required findings in Section 19.24.040 (Decision and findings):

A. That the proposed use would not be incompatible with the other existing or allowable uses in the district;
B. That the proposed use would enhance the economic vitality of the airport area and further its continuing development;
C. That the proposed use would not create any adverse parking problems adjacent to the site of the proposed use;
D. That the proposed use, if located in the A Aviation district, is aviation-related; and

E. That the proposed use, if located in the AC Airport commercial district, is related to airport activities or will serve employees working in one or more of the Airport zoning districts, or is otherwise compatible with the operational characteristics of the airport.

In issuing a use permit, the Airport Commission, Planning Commission, or Zoning Administrator may include conditions that it deems necessary for the purposes of this chapter.

(Ord. 2185; Ord. 2205; Ord. 2223; Ord. 2309, Ord. 2427 §29)(Ord. 2435 §27)

TABLE 4-10 - ALLOWED USES AND PERMIT REQUIREMENTS FOR AIRPORT ZONING DISTRICTS KEY TO PERMIT REQUIREMENTS

KEY TO PERMIT	REQUIREMENTS
Symbol	Permit Requirement	Procedure is inSection/Chapter:
P	Permitted use, zoning clearance required.	19.16.070
UP	Conditional use, use permit required.	19.24/19.48.020
TU	Temporary use.	19.22
	Use not allowed.

LAND USE (1)	PERMIT REQUIREMENT BY ZONE	PERMIT REQUIREMENT BY ZONE	PERMIT REQUIREMENT BY ZONE		Subject to Standards
	A(2)	AC(3)	AM(4)	AP	Section/Chapter:

LAND USE (1)	PERMIT REQUIREMENT BY ZONE				Subject to Standards Section/Chapter:
	A(2)	AC(3)	AM(4)	AP
MANUFACTURING & PROCESSING USES
Aviation parts and equipment	P	UP	P
Beverage production			P
Boats and watercraft			P

Cannabis distributor		P	P	19.75
Cannabis manufacturer			P(6)	19.75
Chemical products			UP
Clothing products			P
Communications components and systems	UP		P
Computer products and systems	UP		P
Electrical and electronic equipment, instruments		P	P
Food products			P
Furniture/fixtures manufacturing, cabinet shops			P
Glass products			UP
Handicraft industries, small-scale manufacturing			P
Laundries and dry cleaning plants			UP
Lumber and wood products			P
Lumber processing and molding			P
Machinery manufacturing	UP	UP(3)	UP
Metal fabrication, machine, and welding shops	UP		P
Motor vehicles and transportation equipment			UP
Paper products (excluding pulping)			P
Paving materials			UP
Pharmaceuticals			P
Plastics and rubber products	UP		P
Printing and publishing			P
Recycling - Large collection facility			UP
Recycling - Reverse vending machines			UP
Recycling - Small collection facility			UP
Stone and cut stone products			P
Structural clay and pottery products			P
Wholesaling and distribution	UP	UP	P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Health/fitness clubs		UP	UP
Libraries and museums	UP	UP	P
Membership organization facilities	UP	UP
Model/radio-controlled aircraft courses	UP
Schools - Specialized education and training	UP	P	P
RESIDENTIAL USES
Caretaker and employee housing		P	P
RETAIL TRADE USES
Accessory retail sales	P	P	P	19.76.020
Alcoholic beverage establishments	UP	UP		19.76.200
Cannabis retailer - delivery only		P	P	19.75

Gas stations	UP	UP			19.76.090
Restaurants – less than 2,500 sq. ft.	P	P	P
Restaurants – more than 2,500 sq. ft.	P	P
Restaurant with full bar	UP	UP	UP		19.76.200
SERVICES
Automated teller machines (ATMs)	P	P	UP	UP
Banks and financial services		P	P
Business support services	UP	P	P
Cannabis testing laboratory		P	P		19.75
Equipment and vehicle rental	UP	UP	UP	UP
Hotel or motel		UP
Kennel and animal boarding		UP	UP
Offices, business and professional		P	UP
Offices, industrial		P	UP
Offices, temporary		TU	TU	TU	19.22
Personal services		P
Printing and publishing - Computer/electronic		P	P
Public safety and utility facilities	P	P	P	P
Repair and maintenance - Consumer products		P	P
Repair and maintenance - Vehicle			UP
Research and development (R&D)	UP	P	P
Storage, accessory			UP
Storage, outdoor			UP		19.60.060
Warehousing			P
TRANSPORTATION & COMMUNICATIONS
Airports	P	UP	UP	P
Heliports	P	UP	UP	P
Parking facilities/vehicle storage	P	UP	UP	UP
Pipelines and utility lines	UP	P	P	UP
Telecommunications facilities	(5)	(5)	(5)	(5)	19.78
Transit stations and terminals	P
Vehicle and freight terminals	UP(3)	UP	UP

Notes:

(1) See Chapter 19.04 for definitions of the listed land uses.

(2) All land uses in the A zone must be aviation-related.

(3) All land uses permitted by use permit in the AC zone must be either related to airport activities, serve employees working in the airport zones, or otherwise compatible with the operational characteristics of the airport and the economic development goals of the airport.

(4) Permitted uses in the AM zone must be conducted entirely within a building or sight-obscuring fence that has been reviewed by the review authority.

(5) See Chapter 19.78 for districts in which telecommunications facilities are permitted.

(6) Manufacturing involving non-volatile manufacturing techniques, and premises under 5,000 s.f. permitted; Manufacturing involving volatile manufacturing techniques, and/or premises of 5,000 s.f. or greater requires use permit approval.

(Ord. 2427 §29, Ord. 2461 §5, Ord. 2494 §28, Ord. 2553 §4, Ord. 2600, Ord. 2610)

19.48.060 Airport zone general development standards ¶

The requirements in Table 4-11 shall apply to new land uses and structures, and alterations to existing land uses and structures, in addition to any applicable development standards (such as landscaping, parking and loading) in Division V (Site Planning and General Development Standards).

A. Site Planning Standards.

TABLE 4-11

AIRPORT ZONE GENERAL DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District	Requirement by Zoning District
	A	AC	AM	AP
Minimum Lot Area (1)	As necessary to comply with all applicable requirements of these			Regulations.
Setbacks Required (2) Front	20 ft., at least 10 ft. of which shall be landscaped. No vehicle parking shall be allowed within any front setback less than 40 ft. in depth, and parking shall be located a minimum of 10 ft. from the street right-of- way. In the case of a corner parcel, the property owner shall have the option of choosing the yard which shall be the front setback, except that all property adjacent to Airpark Boulevard shall have its front setback on Airpark Boulevard.
Sides, rear	10 ft.
Site Coverage (3)	70%
Height Limits (4)	40 ft.

Notes:

(1) Minimum area for lots proposed in new subdivisions.

(2) Minimum setbacks required for all structures. See Section 19.60.090 (Setback regulations and exceptions) for the measurement of and exceptions to these setback requirements. The Airport Commission, Planning Commission, or Zoning Administrator may modify or eliminate setback requirements through the use permit process (Chapter 19.24).

(3) Maximum percentage of site area that may be covered with structures (see the definition of site coverage in Chapter 19.04). The remaining portions of the site that may not be covered with structures shall be permanently maintained as landscaped open space. The Airport Architectural Committee or Architectural Review and Historic Preservation Board may require less coverage and more landscaped open area to provide visual relief or contrast, or to screen incompatible or obtrusive features.

(4) Maximum height of structures. See Sections 19.52.020 (Airport overflight overlay zones) and 19.60.070 (Height measurement and height limit exceptions). The Airport Commission, Planning Commission, or Zoning Administrator may approve higher structures, up to a maximum of 387 feet above mean sea level, through the use permit process (Chapter 19.24).

(Ord. 2427 §30)(Ord. 2435 §28, Ord. 2494 §29)

B. Fences and Walls. A fence or wall of 8 feet or less in height may be located within a required side or rear setback except where the Director determines that the fence would be a hazard because of inadequate sight distance (see Section 19.60.060, Fencing and screening).

C. Electronic and Radio Interference. No use shall emit electrical, electronic, or radio emissions that may interfere with, obstruct, or adversely affect the operation of air navigation aids and radio communications or which in any manner violate regulations of the Federal Aviation Administration.

D. Design Standards. Proposed projects shall comply with all applicable provisions of the Chico Municipal Airport and Industrial Park Development Plan and the City of Chico Design Guidelines Manual. (Ord. 2185)

19.48.070 Site design and architectural review for airport projects. ¶

A. Design Review Required. No building permit shall be issued for any structure, addition or exterior remodel in any airport zoning district until the project has first obtained site design and architectural review approval in compliance with Chapter 19.18 (Site Design and Architectural Review), and this section.

B. Review Authority.

Airport Commission or Architectural Committee. Site design and architectural review for projects within the A and AP zoning districts shall be conducted by the Airport Commission or, if appointed, the Airport Architectural Committee. Site design and architectural review for projects within the AM and AC zoning districts shall be conducted by the Architectural Review and Historic Preservation Board or Director as established in Chapter 19.18 (Site Design and Architectural Review).

C. Procedure for Review and Decision. In determining whether to approve or conditionally approve the architectural design of a structure, the Airport Architectural Committee shall meet and consult with the Architectural Review Board at a joint meeting. If the Airport Architectural Committee does not approve the architectural design of the structure, the architectural design of the structure shall be considered by the Airport Commission as a whole, which shall either approve, conditionally approve, modify, or disapprove the architectural design.

D. Standards and Criteria. The action of the Airport Commission or the Airport Architectural Committee, if appointed, shall comply with the requirements of the Chico Municipal Airport and Industrial Park Development Plan and the City of Chico Design Guidelines Manual, and shall take into consideration the following additional factors:

The compatibility of the structure and grounds with adjacent properties or with future development of adjacent properties;
The extent which natural features including trees, shrubs, rocks, and the natural grade of the site are retained;
The accessibility and relationship of off-street parking and loading areas with respect to adjacent street and onsite uses;
The development of landscaping areas and fencing for the purposes of separating or screening service and storage areas from the street and adjoining building sites;
The development of landscaping or mounding to break up large expanses of paved areas, and to separate and screen parking lots from adjoining building sites;
The location of on-site lighting to provide for the on-site safety needs without interfering with adjacent uses or aviation uses in the area, or posing any traffic hazard on adjacent streets; and
Any other factors relating to the project under consideration that the review authority deems necessary. (Ord. 2185, Ord. 2427 §31)(Ord. 2435 §29, Ord. 2439 §178)

19.48.080 Effect of prior agreements, leases, and licenses. ¶

In any case in which property is owned by the City of Chico or the Chico Redevelopment Agency, the requirements of a use permit or variance may be met through the lease, license, sale, or other appropriate agreement. If such lease, license, sale, or other agreement provides for a particular use of such property, any use permit or variance required for that particular use shall be deemed to be granted.

(Ord. 2185)

19.48.090 Nonconforming uses under prior agreements. ¶

A use existing on the effective date of this chapter under an agreement between the City and the property owner or predecessors in interest, which does not comply with the provisions of this chapter, shall not continue beyond the terms of the agreement, or any termination of the use by any provisions of the agreement, including any provision that provides for termination of the use upon the adoption of this chapter or any amendment to this chapter. (Ord. 2185)