Midlothian staff proposes zoning text amendment to add drone-delivery uses; commission raises noise and preemption concerns

City planning staff presented a draft text amendment to add a new zoning use for drone delivery and supporting “hub” and “nest” facilities. Mary Anne Spencer, assistant director of planning, said operators are regulated by the Federal Aviation Administration and that the FAA’s guidance (cited as CFR Part 135) includes environmental review; she summarized FAA findings that site noise can reach a maximum of about 65 decibels at takeoff/landing and extend roughly 300 feet, and that the FAA’s paper recommended 600-foot setbacks from noise-sensitive uses. "We're looking at listing drone delivery as the use of unmanned aerial vehicles to transport goods directly to customers," Spencer said.

Commissioners and staff discussed what the city can and cannot regulate. Staff noted the city can control ground facilities—where drones land, charge and are housed—and can require site controls such as hours of operation, setbacks, screening and structure requirements, but cannot regulate flight paths or in-air operations, which the FAA preempts. Commissioners raised questions about camera usage and privacy, the likely size and weight of permitted drones, wind and safety in local conditions, and whether bans would simply push operations outside city limits. Spencer said the proposed text amendment will return for formal review in July and then to city council in late July or early August; staff offered to circulate the FAA guidance and environmental assessment materials to the commission for review.