Dealing With Encroachment

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Dealing With Encroachment

• Lessons Learned form Military/Community Joint
  Land Use Studies
• Richard Dorrier, EDAW
• Liz Drake, EDAW

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Outline

• Overview
• Lessons Learned
• Case Studies
• Ft. Stewart, Georgia
• Ft. Riley, Kansas
• Hampton Roads, Virginia
• Conclusion

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Overview / Issues
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Encroachment DOD

• Increasing issue for existing DOD military
  communities
• Health safety issue for community
• Training security issue for military
• Used as 2005 BRAC criteria
• New policies are being issued
• Services are actively involved with encroachment
  plans
• OEA provides funds for Joint Land Use Studies

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Sample Encroachment Issues

• Residential/Other Incompatible Development
• Electronic Interference
• Air Space Intrusions
• Smoke, Dust, Air Pollution
• Urban Lighting
• Cell Towers, Wind Farms
• Endangered Species/Critical Habitat
• Maritime Issues
• UXO/Munitions
• Other Government Agency Interests

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Encroachment Tools

• Communications / Information All Parties
• Training / Operations Military
• Planning / Land Use / Zoning Controls State
  Local
• Sound Attenuation / Building Codes State Local
• Land Acquisition / Conservation
  Strategies Federal, State Local
• Legislative / Regulatory Policies Federal
  State

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Overview Recommendations

• Carrot vs. Stick Approach
• Encouraging compatible development
• Federal
• DOD Conservation Partnering Program
• State
• Partnering with localities
• Innovative growth management tools
• Local
• Reflect latest planning trends
• Tax/development incentives
• Private sector
• Buy-in from real estate community
• Building code innovations

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Fort Stewart, Georgia
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Overview

• Home of 3rd Infantry Division (ID) Mechanized (M)
• Currently over 15,000 soldiers at post and almost
  3,000 civilian employees
• Located near Savannah, Georgia
• 5,400 acres approximately 3 miles in width and 5
  miles in length

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Overview

• Set in context of fast-growing Savannah area
• Significant environmental issues (wetlands and
  silviculture) and strong regional interest in
  conservation

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Impacts

• Creeping residential growth near installation
• Influx of new residents unfamiliar with life near
  military base
• Noise and vibration from tank movement and firing
  on post
• Helicopter activity at supporting airfield

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Report Implementation

• JLUS accepted by Policy Committee in August 2005
• Recommendations could affect as many as 12
  separate jurisdictions

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Most Effective Tools

• Chatham County staff recently amended
  Comprehensive Plan and developed an Airfield
  Compatible Use Overlay
• JLUS recommendation for limited residential
  density in noise and air safety zone withstood
  initial challenger from developer last month

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Most Effective Tools

• Lessons learned
• Revise guiding policy documents (Comprehensive
  Plan and zoning) to reflect clear consistency
  with JLUS
• Get support of implementing staff

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Most Effective Tools

• Outside of designated air and safety zones, land
  conservation options are strong anti-encroachment
  tools
• Regional development center pursued joint
  application for acquisition funds to the Georgia
  Land Conservation Fund

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Most Effective Tools

• Lessons learned
• Understand local environmental conditions
• Explore regional solutions
• State and non-profit funds can leverage land
  conservation opportunities

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Most Effective Tools

• Broadly accepted need for real estate disclosure
  for areas up to five miles away from the base
• Recognition of future growth and need to maintain
  mission flexibility

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Fort Riley, Kansas
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Overview

• Home of 24th Infantry Division (Mech)
• Located in Junction City, KS
• 100,656-acre installation
• Slated for major growth in mission and number of
  soldiers under base realignment and closure

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Impacts

• Extreme issues with noise and vibration from tank
  movement and firing on post
• Helicopter and aircraft activity for joint
  training activity
• Area not fast-growing but rising concern over
  loss of farm and ranch lands and vanishing prairie

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Report Implementation

• JLUS officially adopted by Policy Committee in
  July 2005

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Most Effective Tools

• City of Manhattan has used JLUS guidelines on
  compatible land use to reinforce land use and
  service provision policies in designated urban
  and rural areas

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Most Effective Tools

• Lessons learned
• Get out in front of regional growth
• Integrate JLUS with broader smart growth efforts
• Link land use recommendations to efforts to
  preserve viewsheds, farming or natural areas

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Most Effective Tools

• Partnership with the Nature Conservancy and local
  landowners to preserve rare tall grass prairie
  landscape

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Most Effective Tools

• Lessons learned
• Use of conservation related tools can reduce
  local landowner resistance to growth controls

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Hampton Roads, Virginia
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Impact Issues

• NAS Oceana
• Master Jet Base on East Coast
• F-14 Tomcat and F/A-18 Hornet Super Hornet
  training
• NALF Fentress
• Touch Go training field for Oceana
• Chambers Field (NS Norfolk)
• Major AMC Passenger Cargo terminal for Navy
  (includes jet traffic)
• Growing helicopter training facility

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Impact Issues NAS Oceana
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Impact Issues NAS Oceana

• Residential Land Use in Virginia Beach
• gt75 dB 3,000 acres
• 70-75 dB 3,550 acres
• 65-70 dB 5,300 acres
• Total 11,850 acres (25 of total AICUZ land
  area)
• I/3 of City is covered by AICUZ
• APZ and AICUZ zones extend over Resort Area

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Joint Land Use Study

• Adopted in May 2005
• Major Recommendations
• Improved Communications / Public Education
  Programs
• Creation of Regional JLUS Committee
• Early Real Estate Disclosure
• Improved Sound Attenuation /Building Code
  Improvements
• Land Use Planning Recommendations Specific to
  Each Jurisdiction

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2005 BRAC Commission Requirements

• Establish zoning to meet AICUZ requirements in
  gt70 dB noise zones
• Establish legislation to condemn or purchase
  property in APZ Zone 1
• Provide state funding of 15 million for land
  acquisition
• Codify Hampton Roads JLUS recommendations
• Establish program to purchase development rights
  in Inter-facility Traffic Area between Oceana
  Fentress

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Resort Area
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Inter-facility Traffic Area
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State Actions

• Required sound attenuation measures for certain
  non-residential buildings
• Required real estate disclosure for residential
  and rental properties in noise zones gt 65dB and
  all accident potential zones
• Required zoning ordinances to follow Navy
  guidelines in noise zones gt 70 dB
• Granted eminent domain authority in noise zones gt
  70 dB

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City of Chesapeake Actions

• Approved JLUS
• Revised zoning ordinance to follow OPNAV
  instruction land use guidelines for rezonings
• Implemented a cluster development ordinance
• Expanded Fentress Overlay Zone to gt 70 dB noise
  zone
• Established Avigation Easement Program
• Pursuing purchase of development rights in
  Inter-facility Traffic Area

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City of Virginia Beach Actions

• Approved JLUS
• 18 separate ordinances addressing changes to Comp
  Plan and zoning regulations to encourage
  compatible development in the AICUZ
• Land Acquisition Strategy in APZ-1 (includes 15
  million in funding)
• Land Acquisition Strategy in Inter-facility
  Traffic Area

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Regional Actions

• Conservation Corridor System and Multiple
  Benefits Conservation Program Memorandum of
  Agreement
• Parcels within AICUZ
• Wetlands or designated wetland mitigation areas
• Wildlife habitat
• Headwaters of watershed
• Agricultural areas
• Lands with recreation, research or environmental
  education potential
• Willing sellers
• Initial grant application for 2,000,000 to
  purchase 300 acres in 2007-8

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Questions

• Richard Dorrier
• EDAW, Inc.
• Alexandria, VA
• 703-836-1414
• dorrierr_at_edaw.com
• Liz Drake
• EDAW, Inc.
• Atlanta, GA
• 404-870-5339
• drakel_at_edaw.com