Joint Airport Zoning Board Meeting - January 26, 2026

The Rochester Joint Airport Zoning Board convened for a meeting to review a proposed update to the airport zoning ordinance, driven by 2025 state statute revisions, updated FAA/MDIOT rules, and the airport's 2021 master plan. The board heard detailed presentations on the standard State Model Ordinance versus a custom option, engaging in discussions with stakeholders from the City of Stewartville regarding land use compatibility and airspace impacts. After analyzing the implications for safety, land use restrictions, and enforcement mechanisms, the board voted to proceed with the State Model Ordinance approach.

Consent Calendar

• Approved the minutes from the November 21, 2025 meeting without changes.

Public Comments & Testimony

• Bill Schemmel (City Administrator) and Mayor King (City of Stewartville): Expressed strong support for the airport and a desire to maintain a cooperative partnership. Mr. Schemmel noted that while Stewartville is supportive, their city zoning ordinance must align with FAA and state requirements to ensure orderly growth. Mayor King emphasized Stewartville's role as a listening partner and commitment to working within the zoning framework.
• Stewartville Representative: Stated that Stewartville is currently finalizing its own zoning ordinance revisions for 2026. The representative sought assurance that the new airport zoning would not prohibit existing or planned residential, industrial, or commercial uses. They expressed confidence that the proposed changes would not conflict with underlying zoning, noting that most areas are already restricted or the new height limits (200-250 feet) allow for significant development like high-density residential.

Discussion Items

• Presentations on Ordinance Options: Deputy City Attorney Brent Carlson and consultant Evan Barrett presented two options: the State Model Ordinance and a Custom Ordinance.
  • State Model Ordinance: Recommended by the staff. It utilizes standard zones (A, B, C) and airspace surfaces based on the airport's "planned ultimate condition" from the master plan. It offers a streamlined approval process with MDOT, likely resulting in a "rubber stamp" approval compared to the custom route.
  • Custom Ordinance Option: Requires a detailed safety risk study (taking over a year) and significant coordination with MDOT to justify deviations from state models. Examples of Lake Elmo and Duluth were provided, noting they had to accommodate incompatible existing developments (e.g., residential in high-risk zones) that the standard model would prohibit.
• Zone Changes and Impacts:
  • Land Use Zones: The presentation clarified that zones A and B would actually become less restrictive in most areas off-airport property. Zone A lengths are capped at 4,000 feet (down from the previous 2/3 of runway length), converting many existing Zone A areas to Zone B or Zone C. Zone C will expand slightly to the south in Stewartville and Rochester due to the removal of the 1-mile perimeter restriction in state law, though existing low-density land uses (agricultural, residential) remain largely unrestricted as they already fall below the 150-400 foot height limits.
  • Airspace Restrictions: The board discussed the removal of the 1.5-mile prohibition on airspace regulation. This allows the new ordinance to adopt FAA Part 77 imaginary surfaces extending further (up to 10 miles for precision approaches). However, the board was informed that these restrictions mostly affect tall structures like wind farms (400+ feet) and cell towers, rather than standard buildings.
  • Enforcement and Appeals: The board discussed the role of the joint board versus local jurisdictions. It was clarified that while local jurisdictions enforce the ordinance through their own permits, the Joint Airport Zoning Board will identify the City of Rochester's Board of Zoning Appeals to handle variances and appeals, rather than creating a new body. The state statute now explicitly mandates local enforcement integration.
• Noise Mitigation Discussion: Members raised questions about whether noise abatement or sound insulation could be included in the zoning ordinance. Staff indicated that the State Model Ordinance does not include noise mitigation provisions and that such provisions would effectively require a custom ordinance or a separate resolution, noting that Rochester's current runway operations do not generate significant noise footprints extending beyond Zone A.

Key Outcomes

• Motion to Adopt Model Ordinance: The board voted to proceed with the State Model Ordinance route.
  • Motion made by Board Member Keene, seconded by Board Member Kenworthy.
  • Vote Result: Passed (All in favor).
• Next Meeting Date: Set for Wednesday, April 1, 2026, at 5:00 PM.
  • This meeting will serve as a public hearing for the draft ordinance.
  • Location: Proposed to be in the Council Chambers or a room with live streaming capabilities (Teams link to be provided for remote attendees).
• Agreed Strategy: Staff will draft the ordinance and detailed maps based on the State Model and the airport's planned ultimate condition, presenting them for public hearing and final consideration at the April meeting. The board agreed to meet annually thereafter to maintain the ordinance's relevance.