--- In BATN@xxxxxxxxxxxxxxx, "2/24 SJ Business Journal" <batn@...> wrote: Published Friday, February 24, 2006 in the San Jose Business Journal San Jose studying building heights vs. airport flights issue By Andrew F. Hamm The city of San Jose is spending $150,000 on a study to determine how existing and future downtown high-rise developments could impede airline traffic at Mineta San Jose International Airport, but a county commission says it already knows the answer. The San Jose city council commissioned the study in January after it was determined last fall that at least three downtown San Jose buildings are not listed on federal National Oceanic & Atmospheric Administration maps widely used by airlines when determining takeoff and landing safety procedures. The building formerly known as the Opus Center Building at 225 W. Santa Clara Street and two of the three Adobe Systems buildings at 324 Park Avenue are nowhere to be seen on the federal maps. At least three airlines -- Southwest Airlines, American Airlines and Alaska Airlines -- say for safety reasons the height of these buildings may force them to reduce the maximum weight they can carry on some aircraft when taking off to the south. No one seems to be sure exactly how tall these buildings are as several private firms have different heights for each of these buildings. For instance, the former Opus Center building is listed at 212 feet above sea level by the city and 309 feet by the building's architects. Others, like Skyscraperpage.com, has no height listed for the building. Mineta San Jose International officials were not able to comment in detail on the study being conducted by San Francisco-based Ricondo & Associates. "We haven't determined all aspects of the study yet," airport spokesman Rich Dressler says. The report is expected to determine the true heights of the city's tallest buildings as well as find what the maximum heights of future buildings slated for downtown should be in order not to interfere with Mineta San Jose air traffic. However, an existing agency, a state-county hybrid known as the Santa Clara County Land-Use Commission, was created to do just that. The commission is mandated by the state of California but it is funded, and its members are selected, by the county. It is charged with reviewing all development around Santa Clara County's three municipal airports and Mineta San Jose International. The commission uses a simple formula in order to determine whether a building will interfere with an airport's operations. Airspace is divided up like an upside down wedding cake, with the most severe limits placed over the first 1,000 feet directly over an airport. As the layers go up and out, the restrictions become less and less restrictive. The commission is concerned with noise levels as well as safety hazards. "It's really quite simple, if the project penetrates the cake, you don't build it," says Ronald Blake, an land-use commission member. However, state law allows a land-use commission ruling to be overturned by a two-thirds vote of a city council. "What we've found is that our procedure is too limiting in (San Jose's) view," Mr. Blake says. Last year, the city council overruled the Land-Use Commission on the City Heights at Pellier Park project on St. James Street. The $54 million, 16-floor, 170-foot-tall structure is now under construction. The commission had determined the building was 43 feet too tall. The $150 million, 22-story, 309-foot-tall Almaden Towers project is in limbo due to concerns over its height, says Bill Ekern, director of project management with the San Jose Redevelopment Agency. Developers already agreed to reduce the building by 32 feet to get to the 309-foot threshold, the architect's listed height of the neighboring Opus Center building. At question is how tall its nearby neighbor at 225 W. Santa Clara Street really is. If the former Opus Center building is indeed 309 feet above sea level, then there would be little reason to restrict Almaden Towers since it would pose no new safety risk. However, if the Opus Center is only 212 feet above sea level, as city records now show, then Almaden Towers could have a harder time gaining approval. But the blade cuts both ways. If the former Opus Center building is indeed 309 feet tall, Southwest, American, Alaska and possibility other airlines may be forced to limit some of their aircraft's weight when taking off to the south. Changing wind conditions require about 20 percent of all Mineta San Jose International flights to take off from the south. The building's height apparently is not a concern when landing. "We don't know what is out there," says Kevin Wiecek, flight operations engineer for Southwest Airlines. Under Federal Aviation Administration regulations, all airlines are required to have a plan in place that would allow an aircraft to survive the loss of one engine on takeoff. Individual airlines have wide latitude to develop their own emergency procedures. The procedures vary depending on aircraft, weight and airline philosophy. Restricting takeoff weight means shedding passengers or freight. Because of the economics involved, either approach would be a major concern for airlines. Several California airports, including San Francisco and Los Angeles International airports have weight restrictions on certain flights. There are at least 10 high-rise developments being contemplated in downtown San Jose that could be affected by this study. "People are proceeding with their projects," Mr. Ekern says. "We're hoping to find clarity." Andrew F. Hamm covers transportation for the Business Journal. He can be reached at 408-299-1841. --- End forwarded message ---