Planning commission approves zoning text amendment and use permit for seaplane base at Crawford Parkway

The Portsmouth Planning Commission on April 1 approved a zoning text amendment to add “seaplane base” as a use in the city’s downtown D‑1 T‑6 zoning subdistrict and simultaneously approved a use permit for an applicant to operate a seaplane base at 10 Crawford Parkway.

Principal planner Valerie Malzone told the commission the amendment (Z‑24‑02) adds a use definition for a seaplane base, permits the use in the D‑1 T‑6 subdistrict only with a use permit, exempts the use from off‑street vehicle parking requirements, and adds related glossary text to chapter 40.2 of the zoning ordinance. Malzone said the U.S. Army Corps of Engineers required an environmental assessment and issued a finding of no significant impact; staff recommended approval of both the zoning text amendment and the use permit with conditions. "Seaplane activities within navigable waterway ... are heavily regulated by other federal agencies, such as the U.S. Coast Guard and the Federal Aviation Administration," Malzone said.

Sam Riggs, founder and CEO of Coastal Seaplanes, said his company is authorized by the FAA and the U.S. Department of Transportation to conduct scheduled and charter interstate operations and that the Army Corps has approved the proposed operations on the Elizabeth River. "Portsmouth is one of the last major East Coast waterfront cities without this kind of service," Riggs said, framing the proposal as both a transportation and tourism opportunity.

The staff report and the applicant’s materials show several operational limits and mitigation measures: the Army Corps permit limits operations to five flights per day; the applicant says there will be no fueling at the marina and seaplanes will not be stored at the marina overnight; the proposed dock will be used for temporary mooring and passenger loading and unloading; and flight paths were reviewed by federal agencies. The staff report notes the Navy and other federal stakeholders requested real‑time communications protocols and other operational conditions; recommended conditions in the staff packet are intended to address those concerns.

Several outside parties submitted comment. Hampton Roads Transit and the City of Norfolk each submitted letters opposing the application, citing safety concerns related to ferry operations, vertical obstructions (tall buildings, cranes, sailboat masts) and busy airspace near hospitals and military installations. The Virginia Maritime Association, the U.S. Coast Guard and the Department of the Navy provided technical comments during environmental review but did not uniformly oppose the proposal; the Army Corps required the environmental assessment. Planning staff said two public comments in support of the application were submitted and that Tidewater Yacht Marina and other local businesses expressed support during the hearing.

Commissioners asked about Coast Guard, FAA and Army Corps reviews, the location of the proposed dock operations, accident and emergency response responsibilities, the number of seaplanes and flights, and noise and wake impacts on recreational vessels. Malzone and the applicant responded that the Army Corps reviewed the landing area, the U.S. Coast Guard provided environmental comments, the FAA reviewed airspace for the seaplane base, and that Coast Guard and FAA rules will apply to operations on the water and in the air. Riggs said his operation uses marine radios, coordinates with local maritime stakeholders, and carries the insurance mandated for an FAA part 135 air carrier.

After discussion the commission voted 6‑0 to approve the zoning text amendment (Z‑24‑02) and, separately, voted 6‑0 to approve the concurrent use permit (UP‑24‑03) for 10 Crawford Parkway, subject to the conditions in the staff packet.

The commission’s approvals are advisory recommendations to city council for the use permit process: staff noted council consideration will follow the commission action and that council will review conditions and any final agreements.

Proponents said the seaplane base would create a unique waterfront attraction and new connections to destinations such as the Outer Banks. Opponents and some regional agencies flagged safety impacts to ferry routes, the presence of vertical obstructions and the need to coordinate with military and federal maritime assets. The record shows the Army Corps issued a FONSI for the proposed landing area and limited flights to five per day; staff and the applicant said they will rely on federal aviation and maritime rules and on permit conditions to reduce local impacts.