DRAFT GENERAL IMPLEMENTATION PLAN AND SPECIFIC IMPLEMENTATION PLAN MIDDLETON MUNICIPAL AIRPORT MOREY FIELD Revised 12/12/03 As recommended for approval by the Plan Commission
General Project Description This Planned Development District (PDD) zoning applies to lands formerly known as Morey Airport as well as adjacent lands that have been acquired by the City of Middleton and dedicated for uses associated with the operation of an improved airport facility. The boundaries of this zoning district are legally described in Appendix A, and a map showing the lands to be rezoned can be found in Appendix B. The area to be rezoned consists of approximately 226.91 acres. Background Morey Airport was founded in 1942 and serves the general aviation needs of Middleton and surrounding areas. For the first 56 years of its operation, it was a privately owned airport and received a minimal amount of public funding. While most of the land was devoted to support aviation, a portion of the property was also used as cropland. Surrounding land uses include farmland to the north, recreational athletic fields to the west and southwest, office and commercial activities to the south and southeast (Airport Road Business Park and Electronic Theatre Controls), the Middleton Sportsmen s Club to the east, and a small rural subdivision located on the hill to the northeast. The lands lying beneath runway approaches in the vicinity of the airport are devoted to agriculture or business uses. A bicycle trail is planned to border the southwest side of the airport, connecting it with the rest of the city via a route along the North Fork of Pheasant Branch Creek. In 1998, the City of Middleton exercised an option to purchase the 163-acre airport property instead of allowing it to be converted into a business park. The city acquired the airport for several reasons: To preserve and potentially enhance the airport as a vital component of the area s transportation infrastructure. Airports are community facilities and, like schools, parks, and roads, represent a public benefit. To foster economic development by enhancing access to more distant markets and adding to the existing infrastructure of area business centers. An airport provides Middleton with a competitive advantage over communities lacking an airport. Its prominent location at the northern terminus of Deming Way allows convenient access from the office and commercial area located west of the Beltline highway. To preserve and improve stormwater management within the Pheasant Branch Creek 100-year floodplain by enhancing soil infiltration and restoring the North Fork creek channel from a drainage ditch to a more natural condition. The sandy soils on the north side of the airport property are particularly suited for absorbing stormwater and recharging the groundwater aquifer. G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 1
To provide a buffer between industrial and commercial development to the south and the highly productive agricultural land to the north. The City has long planned for the area north of the airport to be maintained as a long-term agricultural preservation zone consistent with the Dane County Farmland Preservation Plan. The airport s primary runway prevents roads and sewer lines from extending to the north, thereby significantly lessening development pressure on adjacent farmland. In short, the city purchased the airport to realize various community benefits including transportation, economic development, employment, recreation, resource conservation, and emergency, civic, agricultural, and construction services. In 1999, the city s Tax Incremental Finance (TIF) District #3 was amended to include the Airport and Quisling properties within its boundary. Due to the high cost of stormwater mitigation and poor soils, particularly near the creek channel, TIF assistance in the development of these properties was deemed necessary. The TIF amendment allowed for municipal assistance and direction in the development of this area and for effective stormwater management. In order to continue to achieve and maintain the community benefits of an airport, the city recognized that it would not be cost-effective to continue utilization of the airport s outdated, dilapidated infrastructure. Consequently, the city decided to embark on an improvement project. The intent of the project was to modernize the facility by constructing a new 4,000 ft. runway and taxiway according to current design standards while maintaining the airport s status as a small general aviation facility. The parameters guiding future improvements to the airport property were established in City of Middleton Resolution 1998-20, Intent for Morey Airport Property, adopted by the Common Council on December 15, 1998. Contemporary runway design and safety factors subsequently led the city to purchase approximately 64 acres of adjacent land as part of the improvement project. The construction of buildings in support of airport operations will be limited to the south side of the primary runway, along the north side of Airport Road. Land improvements and the terminal building / maintenance hangar should be substantially completed by the summer of 2004, at which time individual hangar construction will be allowed to commence. Rationale for PDD Zoning The city s Agricultural zoning district does not appropriately define the manner in which the airport property has been used in the past and how it will be used in the future. Because none of the city s standard zoning classifications allows airport functions as a permitted or conditional use, PDD zoning is the most appropriate classification for this unique land use. It is best suited to mesh with the unique ordinances, agreements and standards that are being developed to regulate airport operations. The various community benefits that can be attributed to the airport indicate that the property being rezoned will G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 2
continue to complement surrounding land uses and be consistent with the city s comprehensive plan and its vision for the surrounding area well into the future. Permitted Principal Uses Uses of the property, layout of lots and buildings (including hangars), utility connections, the street circulation pattern, and the stormwater management plan are being defined through other processes, including but not necessarily limited to the Airport Layout Plan; approval of airport-related ordinances, agreements and standards; and engineering design work related to the airport improvement project. The following uses are permitted principal uses provided they are developed in accordance with these processes and any amendments thereto: a. Airport runways, taxiways, taxi lanes, aircraft parking aprons, and auxiliary roads. b. Individual unit hangars. c. Multi-unit hangars. d. T-hangars. e. Terminal buildings. f. Aircraft maintenance and repair shops. g. Rental car facilities. h. Navigational aids. i. Control towers. j. Aviation fueling facilities. k. Aviation museums. l. Aircraft rescue and fire fighting facilities. m. Landing aids. n. Airport related administration offices. o. Aircraft wash facilities. p. Public restroom facilities. q. Air cargo warehouse/storage facilities. r. Air freight facilities. s. Airport parking structures and lots. t. Pilot training facilities. u. Agricultural uses, provided they comply with all other regulations applicable to the operation of the airport. v. Restaurants Class I, II, and III (as an ancillary use to a terminal building) w. Miscellaneous retail stores (as an ancillary use to a terminal building) x. Any other related auxiliary and/or accessory facilities. Conditional Uses Any use which is directly related to airport use which has not been approved in the Airport Layout Plan and/or which does not meet the minimum or maximum requirements as set forth in this section. G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 3
Lease Area Requirements All buildings shall meet Federal Aviation Administration (FAA) design standards set forth in Advisory Circular 150/5300-13 and any amendments thereto or replacements to the Advisory Circular, as well as any pertinent covenants or restrictions adopted by the City of Middleton. Building Height All buildings and structures shall be subject to a determination by the FAA or its successor agency that the building or structure is not an obstruction under any FAA regulations and would not otherwise be a hazard to air navigation. The buildings and structures shall also be subject to the City of Middleton s Height Limitation Zoning Ordinance (Sec. 10.95). Building Standards All buildings must be built in conformance with the current Declaration of Covenants and Restrictions for Buildings and Structures on airport property. Setbacks and Yards No building shall be located on the lot nearer to the lot lines than the distances identified in the current Declaration of Covenants and Restrictions for Buildings and Structures on airport property. Signs Signs related to the airport uses and structures are permitted subject to the approval of both the City of Middleton Airport Commission and Plan Commission. Erosion Control The uses and structures in this zoning district are subject to Chapter 28 of the City of Middleton Municipal Code and any other applicable County and State laws and administrative rules. Landscaping Areas used for parking and loading shall be landscaped and/or fenced in a manner as to interrupt said areas from view from public streets and public use areas on adjoining properties. Plant materials used for this purpose shall consist of lineal or group masses of shrubs and/or trees. G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 4
The south property line is to be heavily landscaped and buffered to screen the building, parking and related uses from view from the south. Plans and Specifications to be Submitted to the Plan Commission To encourage a business environment that is compatible with surrounding land uses, building permits for permitted uses in this district shall not be issued nor shall any substantial changes be made to any site improvements without review and approval of the Plan Commission in accordance with Section 10.99. Plan Commission review shall include consideration of such factors as open space utilization, ingress, egress, parking, landscaping, building plans and the general layout in relationship to the surrounding area. G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 5
APPENDIX A Zoning District Boundary Description Land contained within the following described tract being located in the Southeast 1/4 of the Northeast 1/4, the Southwest 1/4 of the Northeast 1/4, the Northwest 1/4 of the Northeast 1/4, the Southeast 1/4 of the Northwest 1/4, the Northeast 1/4 of the Northwest 1/4, the Southwest 1/4 of the Northwest 1/4 and the Northwest 1/4 of the Northwest 1/4, all within Section 3, T7N, R8E, and a part of the Southeast 1/4 of the Northeast 1/4 of Section 4, T7N, R8E, all in the City of Middleton, Dane County, Wisconsin. Beginning at the east 1/4 corner of said Section 3; Thence S 88 53 12 W (recorded as S 88 52 38 W), 100.00 feet along the south line of the Southeast 1/4 of the Northeast 1/4 of said Section 3; Thence continuing S 88 53 12 W, 1011.09 feet (recorded as S 88 52 38 W) along the south line of the Southeast 1/4 of the Northeast 1/4 of said Section 3; Thence continuing S 88 53 12 W, 2890.35 feet (recorded as S 88 53 10 W) along the south line of the Southeast 1/4 of the Northeast 1/4, the Southwest 1/4 of the Northeast 1/4 and the Southeast 1/4 of the Northwest 1/4 of said Section 3 to the southwest corner of the SE 1/4 of the NW 1/4 of said Section 3; Thence continuing S 88 53 12 W (recorded as S 88 53 10 W), 300.00 feet; Thence N 00 01 56 W, 587.74 feet; Thence N 80 41 09 W, 951.12 feet; Thence N 79 06 59 W, 1077.41 feet to the east line of Lot 1, C.S.M. number 10178; Thence N 00 15 25 W, 345.91 feet (recorded as N 00 14 37 W) along said east line; Thence N 88 59 47 E, 968.88 feet (recorded as N 89 00 06 E) to a found iron stake; Thence N 00 03 36 E, 664.01 feet (recorded as N 00 03 47 E, 663.97 feet) to a found iron stake; Thence N 88 50 36 E, 663.70 feet (recorded as N 88 49 38 E, 664.08 feet); Thence S 00 01 07 E, 664.11 feet (recorded as S 00 00 43 W, 664.18 feet); Thence N 88 51 15 E, 664.61 feet (recorded as N 88 50 46 E, 664.59 feet) to a found iron stake on the west line of the Northeast 1/4 of the Northwest 1/4 of said Section 3; Thence N 00 01 56 W, 655.58 feet to the north line of the south 20 acres of the Northeast 1/4 of the Northwest 1/4 of said Section 3; Thence N 88 50 02 E, 1328.19 feet along said north line to the east line of said Northeast 1/4 of the Northwest 1/4 of Section 3; Thence N 00 08 00 W, 673.66 feet along said east line to an aluminum cap marking the north quarter corner of said Section 3; Thence N 88 55 54 E, 1327.01 feet along the north line of the Northwest 1/4 of the Northeast 1/4 of said Section 3 to the northeast corner of said 1/4 1/4; Thence S 00 18 11 E, 1329.01 feet along the east line of said Northwest 1/4 of the Northeast 1/4 of said Section 3 to the Southeast corner of said 1/4 1/4; Thence N 88 54 30 E, 798.30 feet along the north line of the Southeast 1/4 of the Northeast 1/4 of said Section 3 to its intersection with Lot 4 of Certified Survey Map number 3715, recorded in Volume 15 of C.S.M. s on page 149; Thence S 15 24 04 E, 2.81 feet (recorded as S 13 56 08 E) along the westerly line of said Lot 4 to a found iron stake; Thence N 88 35 54 E, 162.47 feet (recorded as S 89 56 10 E, 162.61 feet) along the south line of said Lot 4 to a found iron stake; Thence N 89 00 55 E, 195.00 feet (recorded as S 89 56 10 E, 195.00 feet) along the south line of Lot 1 of Certified Survey Map number 1667, recorded in Volume 7 of C.S.M. s on page 16 to a found iron stake; Thence N 88 58 39 E, 174.46 feet (recorded as S 89 56 10 E) along the south line of Lot 2 of said C.S.M. 1667 to the east line of the Southeast 1/4 of the Northeast 1/4 of said Section 3; Thence S 00 28 22 E, 1325.99 feet along the east line of said 1/4 1/4 to the point of beginning. G:\DATA\PLAN\PC-1038\GIP and SIP to Council 12-10-03.doc 6