W912QR22R0027_Appendix H Vol 2-0004.pdf

6.0 LAND USE COMPATIBILITY ANALYSIS

CZs, APZs, and noise zones, shown on Figure 6-1, and the HAFZ make up the AICUZ footprint for an air installation and are the basis for WPAFB’s land use compatibility analysis. At this time, the 2022 DNL noise contours are used for the land use analysis. The AICUZ footprint defines the minimum recommended area within which land use controls are needed and requested to enhance the health, safety, and welfare of those living or working near a military airfield and to preserve the flying mission. The AICUZ footprint, combined with the guidance and recommendations set forth in the AICUZ Study, are the fundamental tools necessary for the planning process to achieve overall land use compatibility. The Air Force recommends that local and regional governments adopt the AICUZ noise zones, CZs, APZs, and HAFZ into planning studies, regulations, and processes to promote compatible development around installations.

6.1 Land Use Compatibility Guidelines

and Classifications

In an effort to establish long-term compatibility for lands within the vicinity of military air installations, the DoD has created land use compatibility recommendations based on the Federal Highway Administration’s Standard Land Use Coding Manual (SLUCM). These guidelines are used by DoD personnel for on-installation planning and for engaging with the local community to foster compatible land use development off installation.

Table A-1 of Appendix A shows the suggested land use compatibility guidelines within the CZs and APZs. Table A-2 of Appendix A provides land use compatibility recommendations within aircraft noise zones.

Section 6.4 presents the compatibility analysis and concerns within noise zones and APZs associated with WPAFB.

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Figure 6-1 WPAFB Composite AICUZ Footprint

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6.2 Planning Authorities, Stakeholders, and Policies

This section presents information for each governing body that has land use jurisdictions near WPAFB, including descriptions of existing land uses and zoning, relevant stakeholder groups, and existing compatible planning policies and regulations.

State of Ohio Land Use Planning and Zoning In the State of Ohio, land use planning and zoning is delegated to municipal and county governments, which are empowered to create comprehensive land use plans and may choose to join a regional planning commission to administer and coordinate local land use plans. Thus, there are neither statewide land use planning regulations nor state enabling legislation for any type of state or regional land use planning.

Montgomery County The Montgomery County Planning Commission advises and makes recommendations to the county and township governments related to planning and growth. The county has a non-binding recommendation role as it applies to amending zoning plans and rezoning properties. The Planning Commission is the platting and subdivision authority for unincorporated lands of Montgomery County. In addition, Montgomery County acts as a consistency review entity with respect to the Wright Patterson Air Force Base Airport Zoning Regulations within the county; however, some jurisdictions do their own appeals. The current Montgomery County Planning Commission Comprehensive Land Use Plan and Future Land Use Map was published in 2012. A portion of WPAFB (Area B) is located within Montgomery County, and both noise contours and APZs extend into the county.

Greene County The planning entity for Greene County is the Regional Planning and Coordinating Commission (RPCC) of Greene County. Similar to other Ohio counties, the townships and cities are responsible for zoning and land use, while certain county departments are responsible for improvement review and approvals. The RPCC is responsible for coordinating the development review process for platting and proposed subdivision development in unincorporated areas of the county. RPCC also reviews proposed zoning text and map amendments for the townships and offers non-binding recommendations. The current planning report for Greene County is Perspectives: 2020 – A Future Land Use Plan, which was adopted in 2002.

The majority of WPAFB (Area A and a portion of Area B) is located within Greene County, and both noise contours and APZs extend into the county.

Clark County For Clark County, planning and zoning is coordinated by the Clark County Community & Economic Development department. All proposed developments are first reviewed by planning staff for compliance with zoning and land use regulations and, when required, this staff directs the applicant for requesting a variance or rezoning. Staff provides planning assistance to the Clark County Planning Commission, the Clark County Board of Zoning Appeals, and other entities. Proposed developments are reviewed for compliance and consistency with the Wright-Patterson Air Force Base Airport Zoning Regulations in conjunction with Clark County zoning and land use regulations, and, when necessary, the county consults with WPAFB.

The current Connect: Contribute Collaborate Create – Clark County Comprehensive Plan was published in 2018. WPAFB is located south of the Clark County border; however, both noise contours and APZs extend into the southwestern corner of the county.

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Miami County The Miami County Planning & Zoning Department administers zoning for eight of the 12 townships within the county. The townships of Bethel, Brown, Elizabeth, and Lostcreek administer their own zoning. The planning staff works with applicants throughout the development process. The last update to the Miami County Comprehensive Plan was adopted in 2006. Although neither the WPAFB noise contours nor APZs extend into Miami County, the HAFZ does extend over the southeast corner of the county, and, therefore, consultation should take place between the municipalities and WPAFB with respect to proposed development in this area.

Miami Valley Regional Planning Commission The Miami Valley Regional Planning Commission (MVRPC) is a federally designated Metropolitan Planning Organization (MPO) responsible for regional transportation planning. MVRPC is also a regional planning commission (RPC) serving local jurisdictions. As an MPO, MVRPC develops the Long-Range Transportation Plan and Transportation Improvement Program and also provides planning services to member jurisdictions and partners with them on many local planning initiatives.

City of Dayton For the City of Dayton, the Planning Division, which is under the Planning, Neighborhoods & Development Department, is responsible for maintaining and updating the zoning, subdivision, and other land-use-related codes and plans. The planning staff also provides technical assistance for long-range planning projects, assists city staff in the enforcement of local ordinances and interpretation of city codes, and assists in the design of parks, streetscapes, landscapes, and other municipal projects. Located adjacent to the southwest portion of WPAFB, both noise contours and APZs extend over the city.

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City of Fairborn The city planner for the City of Fairborn is the manager of the Division of Planning in the Department of Development Services. This department is responsible for providing an integrated analysis of development to ensure decisions are made with an understanding of how the project will impact the community overall.

This includes a review of existing conditions and identifies problems and opportunities in order to control the influences that shape the physical development of the community. From project introduction through implementation, the city planners serve as a liaison between the private sector and public administration. The city issued its Fairborn Comprehensive Land Use Plan Update in 2016. As the City of Fairborn is immediately adjacent to WPAFB, noise contours and small portions of the APZs extend over the city and fall within its jurisdiction.

City of Riverside The Department of Community Development within the City of Riverside provides guidance on projects related to planning. The department participates in planning projects that involve considerable interaction with citizens, developers, businesses, agencies, and civic groups and maintains up-to-date knowledge of emerging regulations, pending legislation, and trends in planning that impact the city as well as current programs and processes.

The planning function of the department involves administration of the physical development of the city as directed by the planning commission and the city council, as these two boards have been defined in the codified ordinances, official zoning map, and the comprehensive plan. The comprehensive plan for the City of Riverside is being updated in the near term. The city is located adjacent to WPAFB, and portions of it are within the AICUZ footprint.

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City of Huber Heights For the City of Huber Heights, the Department of Planning and Zoning is responsible for current and long-range planning activities that guide the orderly, sustainable long-term growth and development of the city. This is achieved through implementation of the city’s zoning code, which includes code enforcement, along with shaping growth and redevelopment to meet the city’s comprehensive plan, which is from 2011. The Planning and Zoning Department is responsible for processing and reviewing applications for subdivision plats, land plans, and zoning variances against the regulations of the Zoning Ordinance and processing other related development applications. The City of Huber Heights is adjacent to WPAFB and within the AICUZ footprint.

City of Beavercreek The Planning and Development Department within the City of Beavercreek provides support and guidance regarding development in the community and maintains the built environment according to the standards set by the City of Beavercreek City Council through the enforcement of the city’s development regulations. Planning Department staff serve as advisers to the city council, planning commission, board of zoning appeals, and citizens in understanding and dealing with development-related issues. The current Beavercreek Land Use Plan was updated in 2020. The City of Beavercreek is located south of WPAFB, and portions of the northern area of the city are within the AICUZ footprint.

Several other towns and cities have portions of their municipality within the AICUZ footprint and/ or the HAFZ and should manage their land use plans and zoning for compatible development with those areas in mind and coordinate with WPAFB on proposed developments in the area. The relationship between WPAFB and the surrounding cities, towns, and counties is positive. These municipalities provide relevant development packages to the WPAFB Civil Engineering Directorate for review and input on a monthly or as-needed basis.

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6.3 Land Use and

Proposed Development

The land use compatibility analysis evaluates existing land uses and zoning near WPAFB to determine compatibility conditions. Existing land use is assessed to determine current land use activity. The municipalities also present a “future land use map” in their respective comprehensive plans, which is a predictor or a plan of where they see development in the long term. Geographic information system (GIS) data associated with these future land use maps were not available and/ or some of the future land use maps are in the process of being updated as they are greater than 10 years old. However, several of the municipalities noted that they considered their land use “forward-looking,” meaning it was a combination of what is existing and may be considered or allowable in the future, and this data was used for the land use compatibility analysis. In addition, Section 6.3.4 presents a collection of recent and proposed developments in the municipalities surrounding WPAFB that also show where development trends are generally heading.

Land use and zoning GIS data utilized were obtained from the surrounding municipalities, including the four counties, along with cities and towns that maintain their own GIS data.

The land use data tended to be primarily from county sources, while the zoning data was often maintained at the city/town level. In addition, GIS data were obtained from the MVRPC.

In order to analyze the compatibility of nearby land uses surrounding WPAFB, the use of each parcel of land is characterized into the following land use categories. While the specific categories used by each local government may vary, these generalized categories provide a starting point for each analysis. Appendix A of this study, Land Use Compatibility Tables, provides further description on the SLUCM land use categories along with notes on generally compatible uses for WPAFB’s surrounding jurisdictions. Appendix C provides a table illustrating how the local land use designations for the four counties surrounding WPAFB were consolidated into the following categories:

⊲ Residential: Designations and zoning for family and private dwellings including rural/low-density development, medium-density, and high-density towers. Types of units include but are not limited to single-family detached dwellings;

duplex, triplex, and quadplex structures; mobile homes or manufactured housing; and apartment buildings and condominiums.

⊲ Commercial: Includes offices, retail stores, hospitality/restaurants, and other types of commercial establishments.

⊲ Industrial: Includes manufacturing, warehouses, and other similar uses.

⊲ Public/Quasi-Public: Includes publicly owned lands and utilities and land to which the public has access, including military reservations and training grounds, public buildings, schools, churches, parks, and hospitals.

⊲ Resource Production and Extraction: Includes lands devoted to forestry and fishing activities, resource mining, etc.

⊲ Open/Agricultural/Low Density: Passive open spaces and agricultural areas.

⊲ Transportation/Communication/Utilities:

Includes major and minor transportation systems and areas designated to support utilities, as well as rights-of-way (utilities and transportation).

⊲ Vacant/Undeveloped: Includes undeveloped parcels.

The land use compatibility analysis performed as part of this AICUZ Study identifies existing land uses near WPAFB to determine compatibility conditions. Existing land use is assessed to determine current land use activity, while zoning is used to project potential development and growth areas. Existing land use and parcel data

Wright-Patterson Air Force Base | Air Installations Compatible Use Zones Study6-8 provided by local communities were evaluated to ensure an actual account of land use activity regardless of conformity to zoning classification or designated planning or permitted use. Additionally, local management plans, policies, ordinances, and zoning regulations were evaluated to determine the type and extent of land use allowed in specific areas.

Generally speaking, the mix of land use types are consistent with the previous AICUZ Study; however, there has been infill development as well as more development pressure in general as cities have annexed previously unincorporated lands to meet development needs. Coordination amongst the cities, towns and counties is recommended to encourage compatible development in the areas surrounding WPAFB to ensure its continued viability and mission sustainment.

6.3.1 Existing Land Uses

WPAFB is in a developed area near the intersection of four Ohio counties and northeast of the Dayton metropolitan area. The airfield’s associated noise zones, CZs, and APZs also span developed areas of multiple towns and cities located around the installation and generally described in Section 6.2. In addition, major transportation corridors are present in the areas surrounding WPAFB, including I-70 to the north and I-675 to the east, I-75 to the west, and U.S. Route 35 to the south, along with a variety of secondary roadways that connect the cities, towns, and the installation.

Immediately to the east of WPAFB is the City of Fairborn, which consists of a mix of residential, commercial, industrial, and public/quasi-public land uses. Much of the Fairborn commercial development is along N. Broad Street and W.

Main Street, and residential land uses are found to the east and north. Fairfield Park, which consists of athletic fields, is along the WPAFB installation boundary.

To the north and northeast of WPAFB are large parcels that are primarily open, agriculture, or vacant/undeveloped land uses, with some interspersed residential developments and commercial uses. Many areas are taken up by various industrial uses such as sand and gravel extraction or concrete and asphalt companies, which occupy large parcels. Small residential subdivisions are located along Lower Valley Pike and north of Gerlaugh Road.

West of WPAFB is a combination of large areas of open/agricultural/low-density uses and residential developments. There are also pockets of commercial uses within the residential developments, such as small office parks and various retail stores and other services.

To the south and southwest, immediately adjacent to the installation, is the Huffman Reserve MetroPark, along with other public/quasi-public uses associated with the flood control mission of the Miami Conservancy District and along Mad River, and these parcels are not developed.

Surrounding Area B of WPAFB and within the cities of Dayton and Riverside are a mix of primarily commercial and residential developments. These areas are fairly mature in terms of development and contain only pockets of undeveloped properties.

Existing land use within the 2022 AICUZ CZs, APZs, and noise contours for WPAFB are illustrated on Figure 6-2. As noted earlier, several transportation corridors surround WPAFB, including railroads, I-70 and I-675, and smaller U.S. and state highways. In some cases, land use data were not available for areas within major transportation corridors, and, for the purposes of this analysis, these areas have been categorized as Transportation/Communication/Utilities. Areas of specific land use compatibility concern within the WPAFB AICUZ noise contours, CZs, and APZs are further evaluated in Section 6.4, Compatibility Concerns.

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Figure 6-2 Existing Land Use and WPAFB Noise Contours, CZs, and APZs

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6.3.2 Current Zoning

All land surrounding WPAFB is zoned. Figure 6-3 overlays the 2022 WPAFB AICUZ Study noise contours, CZs, and APZs with current generalized zoning for the municipalities in the vicinity of WPAFB (For details on how the generalized zoning layer was created, see Appendix C). The zoning in the areas within the AICUZ footprint are generally consistent with and supports the area’s existing land use. The majority of lands surrounding the installation are either residential or open/agriculture/low-density, with smaller pockets of commercial or industrial lands primarily along transportation corridors.

The City of Fairborn is primarily zoned for residential (mostly single-family units, but some multi-unit buildings in select areas) or commercial uses, and the city is fairly well built out. The city and other private developers have acquired certain derelict or vacant properties along the N. Broad Street and W. Main Street corridors for future redevelopment.

Unincorporated areas in Clark County, which include Bethel Township and Mad River Township, that fall within the AICUZ footprint are primarily zoned as open/agriculture/low-density; however, lands zoned industrial and commercial are located near the interchange of I-70 and I-675.

The areas to the north and northwest of WPAFB are zoned for open and agricultural uses, as well as resource production/mineral extraction, and some industrial uses long the I-70 corridor. There are also areas zoned for residential development in pockets north of I-70, as well as to the west along Adams Road/Fishburg Road, and west of the Dayton city limits. These areas are considered by the City of Dayton as Suburban Residential (SR-1), and an example would be the Villages of Pheasant Ridge development.

Zoning to the south and southwest is fairly consistent with the land uses noted previously, and the majority of the land area within the AICUZ footprint in this area is built out. The zoned and designated open areas are associated with the Huffman Reserve MetroPark as well as associated floodplain management areas along the Mad River (zoned WO, Well Head Operation). The area around the interchange of State Route 444 and State Route 4 is zoned for light industrial. There are also areas both within the City of Dayton and City of Riverside that are zoned for residential (both single-family and multi-family), as well as light industrial and commercial along Airway Road and Wright Brothers Parkway. The City of Riverside has a variety of zoning districts included in the areas along Springfield Street and Woodman Drive, including areas designated for industrial uses (I-1, Light Industrial) as well as commercial (B-2, Business District) and residential (R-3 and R-4, Single-Family and Multi-Family Residential).

As noted previously and also expanded upon in Section 7.3, the Wright-Patterson Air Force Base, Airport Zoning Regulations have been adopted by the surrounding counties and specifically address WPAFB, its aircraft operations, and its AICUZ footprint. The zoning regulations delineate development limitations in areas within the noise contours, APZs, and imaginary surfaces for WPAFB.

Consistency reviews are conducted to ensure that proposed developments and proposed zoning amendments are consistent with the limitations outlined within the Wright-Patterson Air Force Base, Airport Zoning Regulations.

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Figure 6-3 Existing Zoning and WPAFB Noise Contours, CZs, and APZs

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6.4 Compatibility Concerns

6.4.1 Land Use Analysis

Land use describes how land is developed, managed, and characterized by the dominant function occurring within an area. To compare land use consistently across jurisdictions, this analysis uses generalized land use classifications illustrating land use compatibility across common land use types. These generalized land use categories are not exact representations of the local community’s land use designations, but they combine similar land uses like those introduced in Section 6.3, Land Use and Proposed Development.

For this analysis, the DoD AICUZ compatibility guidelines (Tables A-1 and A-2 of Appendix A) utilize the SLUCM standards to provide generalized land use classifications. Table 6-1 provides generalized compatibility guidelines for the SLUCM categories. Land use compatibility falls into one of four categories: (1) Compatible, (2) Compatible with Restrictions, (3) Incompatible, and (4) Incompatible with Exceptions. The conditionally compatible land use categories (i.e., categories 2 and 4) may require incorporation of noise attenuation measures into the design and construction of structures and further evaluation to be considered “compatible.”

In addition, categories 2 and 4 may require density limitations for land in APZs or other modifications in order to be deemed compatible.

Table 6-1 Generalized Land Use Categories and Noise/Safety Compatibility1

Generalized Land Use Category

Noise Zone (dB DNL)

CZ APZ I APZ II<65 65-70 70-75 75-80 80-85 85+

Residential Yes No2 No2 No No No No No No3

Commercial Yes Yes Yes4 Yes4 No No No Yes4 Yes4

Industrial Yes Yes Yes Yes Yes4 No No Yes4 Yes4

Public/Quasi-Public Yes Yes4 Yes4 Yes4 No No No No Yes4

Resource Production and Extraction Yes Yes Yes Yes Yes Yes No Yes Yes

Open/Agriculture/ Low-Density Yes Yes4 Yes4 Yes4 Yes4 Yes4 No Yes4 Yes4

Transportation/ Communication/Utilities Yes Yes Yes Yes Yes No No Yes4 Yes

Vacant/Undeveloped Yes Yes Yes Yes Yes Yes Yes Yes Yes

Source: Adapted from AFH 32-7084. Key: Compatible Incompatible Compatible with restrictions

Notes:

1 This generalized table demonstrates the land compatibility guidelines. Refer to Appendix A for use in determining land use compatibility.

2 Residential land uses within the greater than 65 dB DNL noise zone are considered incompatible. However, if residential uses are considered essential, noise-attenuation measures should be incorporated into the building structures.

3 Residential land uses in APZ II are considered incompatible, with the exception of density less than two dwellings per acre.

4 Compatible with restrictions.

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6.4.2 Existing Land Use Compatibility Concerns

Noise Zone Compatibility As shown in Table 6-2, a total of 4,111 acres of residential land uses are within the greater than 65 dB DNL noise contour, and all of this acreage is considered incompatible. This residential land use, along with approximately 35 acres of commercial land uses and 164 acres of public/quasi-public land uses in the 80 dB DNL noise contour, comprise the incompatible or incompatible with exception land uses within the AICUZ noise zones. Figure 6-4 depicts these areas as well as the areas that are considered compatible. These areas include large portions of the AICUZ noise zones that are considered open/agriculture/low-density or vacant/ undeveloped, as well as a variety of commercial, industrial, and transportation/utility land uses that are compatible (or compatible with restrictions) with the noise zones where they are located.

Approximately 13,850 acres (or over 76 percent) of the total acreage within the noise zones for WPAFB is considered compatible, including conditionally compatible (compatible with restrictions), with aircraft operations.

Of the 13,850 acres that is compatible (including compatible with restrictions), over half falls into the open/agriculture/low-density land use category, with over 4,300 acres being in the 65 to 69 dB DNL noise zone and only 180 acres in the 80+ dB DNL noise zone. These areas are mostly in agriculture uses or low-density rural development and primarily located to the west of WPAFB and along the 65 dB DNL noise contour that extends to the northeast into Clark County. These areas are considered compatible with restrictions (i.e., indoor noise level reduction [NLR] measures should be incorporated into designs, and residences are not compatible). Commercial land uses are also considered compatible, or compatible with restrictions, within the noise zones. There are areas of commercial development in the 65 to 69 dB DNL noise zone, which are considered compatible, and the acreages within both the 70 to 74 dB DNL and the 75 to 79 dB DNL noise zone are considered compatible with restrictions, meaning indoor NLR measures should be incorporated.

Another area of compatible/conditionally compatible land within the noise zones is for various public/quasi-public uses located throughout the area. There are a series of municipal parks around WPAFB, including Fairfield Park, Sandhill Park, and Huffman Reserve MetroPark, among others. Depending on their features and uses, these areas for outdoor recreational activities can be considered compatible with restrictions in noise zones up to 80 dB DNL if special sound attenuation features are installed. Outdoor sports arenas and spectator sports would not be considered compatible in noise zones above 75 dB DNL.

With respect to the remaining approximately 4,300 acres (or 24 percent) of land use that is considered incompatible, the vast majority (4,111 acres) consists of residential land uses, which are incompatible in all noise zones from 65 to 69 dB DNL and above.

Residential is the only land use category that is incompatible at noise levels between 65 and 69 dB DNL. If communities cannot avoid residential development, NLR features must be incorporated into construction or remodeling. Regardless, the DoD considers all residential uses within the 65 dB or greater noise zone incompatible with aircraft operations. An additional 163 acres of commercial and 164 acres of public/quasi-public land use areas are present in the 80+ dB DNL noise zone. At this noise level, even with NLR measures incorporated, these are considered incompatible land uses.

Accident Potential Zone Compatibility With respect to land use compatibility within the WPAFB AICUZ Study APZs, as shown in Table 6-3, all Clear Zones associated with the WPAFB airfields are contained within the installation boundary.

For the balance of land within the WPAFB AICUZ Study APZs that cover off-installation areas, the majority is considered compatible, including land uses such as commercial, industrial, open/ agriculture/low-density, transportation/utility, and public-quasi-public. Figure 6-5 illustrates the compatibility of areas within the WPAFB AICUZ Study APZs.

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Table 6-2 Off-Installation Existing Land Use Acreage within AICUZ Noise Zones for WPAFB

Designation Generalized Land Use Category1 65-69 70-74 75-79 80+ Total

Incompatible or Incompatible with Exceptions

Residential 2,300.0 1,165.0 618.2 28.0 4,111.2

Commercial — — — 34.8 34.8

Industrial — — — — —

Public/Quasi-Public — — — 163.7 163.7

Transportation/Utility — — — — —

Resource Production and Extraction — — — — —

Open/Agriculture/Low-Density — — — — —

Undeveloped/Vacant — — — — —

Compatible or Compatible with Restrictions

Residential — — — — —

Commercial 719.0 401.7 76.6 — 1,197.3

Industrial 141.3 0.6 4.8 — 146.7

Public/Quasi-Public 750.2 505.3 423.9 — 1,679.5

Transportation/Utility 820.8 603.2 164.0 21.3 1,609.3

Resource Production and Extraction 455.0 136.4 96.8 4.4 692.6

Open/Agriculture/Low-Density 4,319.9 2,671.5 786.2 180.3 7,958.0

Undeveloped/Vacant 201.5 120.6 99.3 146.4 567.8

Incompatible 2,300.0 1,165.0 618.2 226.5 4,309.7

Compatible 7,407.8 4,439.3 1,651.7 352.4 13,851.2

TOTAL 9,707.8 5,604.3 2,269.9 578.9 18,160.9

Notes: All noise contour areas on the installation are excluded from the counts. 1 Refer to Appendix A for details.

The acreages within the APZs are primarily considered compatible or compatible with restrictions (over 950 acres, or approximately 93 percent), and the largest areas are within the open/ agriculture/low-density and public/quasi-public land uses. These areas are considered compatible, or conditionally compatible, if they adhere to the restrictions such as the appropriate floor area ratio (FAR) for buildings or improvements on the land. Other areas considered compatible within APZs I and II are transportation/utility corridors and commercial land uses.

Areas within the WPAFB APZs that are considered incompatible include residential (within both APZs I and II). In APZ II, a maximum density of two dwelling units per acre for residential land uses could be considered compatible; however, all other residential uses are considered incompatible.

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Figure 6-4 Incompatible Exsiting Land Use within Noise Contours

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Table 6-3 Off-Installation Existing Land Use Acreage within AICUZ Clear Zones and APZs for WPAFB

Designation Generalized Land Use Category1 CZ APZ I APZ II Total

Incompatible or Incompatible with Exceptions

Residential 0 22.7 48.4 71.1

Commercial — — — —

Industrial — — — —

Public/Quasi-Public — 4.3 — 4.3

Transportation/Utility — — — —

Open/Agriculture/Low-Density — — — —

Undeveloped/Vacant — — — —

Compatible or Compatible with Restrictions

Residential — — — —

Commercial — 121.7 50.1 171.8

Industrial — — — —

Public/Quasi-Public — 50.8 235.9 286.7

Transportation/Utility — 2.7 131.1 133.8

Open/Agriculture/Low-Density — 0.5 307.5 308.0

Undeveloped/Vacant — 42.9 8.1 51.0

Incompatible 2,300.0 27.0 48.4 75.4

Compatible 7,407.8 218.6 732.7 951.3

TOTAL 9,707.8 245.6 781.1 1,026.7

Notes: All Clear Zones and Accident Potential Zones on the installation are excluded from the counts. 1 Refer to Appendix A for details.

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Figure 6-5 Incompatible Existing Land Use within CZs and APZs

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Land Uses and Compatibility at Runway Ends Oftentimes the areas off the ends of an installation’s active runways are a focal point for compatibility discussions, as these are areas where there could be higher noise zones and most often where the APZs are located due to arrival and departure patterns. The insets below present the existing land uses and discussion related to these specific areas off the ends of Runway 05L/23R.

Runway 23L This area to the northeast of Runway 23L presents a handful of different land use types, including open/agriculture, vacant/undeveloped, public/ quasi-public and some residential and commercial.

Although there is some development along the edges of the APZs, most of it remains open or used in a manner that is compatible with the APZs.

The APZ II area also reaches the I-70 and I-675 interchange, which has some commercial activities and land uses associated with transportation activities. Overall, these areas are relatively undeveloped or the existing land uses are generally considered compatible with aircraft operations.

Runway 05R The noise contours and APZs southwest of Runway 05R are partially contained over WPAFB installation property (both Area A and B), which limits the extent of compatibility concerns.

The off-installation lands in this area could be described in two groups. The first group is public/ quasi-public lands that are primarily associated with the Huffman MetroPark and flood control areas (such as Rohrer’s Island) along Mad River. Overall, these areas are considered compatible with the aircraft operations. The second group are the various residential and commercial developments in the area. The noise contours in this area generally cover more developed lands within the cities of Dayton, Riverside and Beavercreek than other areas around the installation, and much of this development has been present for many years. There are only pockets of available land for in-fill development, and these areas should be monitored and coordinated to encourage compatible uses.

Runway 23L

Runway 05R

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6.4.3 Recent and Proposed

Development Projects around WPAFB

Areas that are close to an air station but fall outside the formally designated AICUZ footprint are sometimes referred to as “white spaces.”

These areas are outside of where AICUZ-focused land use planning recommendations are formally applied (such as properties adjacent to the APZs or housing just outside the 65 dB DNL noise zone).

These areas exist in all regions around bases where land development rules may vary, regulatory authority is broad, and long-term development strategies do not necessarily consider AICUZ concepts, but their potential impact on the installation’s mission is real.

The primary focus of an AICUZ Study is land use within the safety and noise zones. This analysis is to promote the long-term sustainment of the military defense mission. Outside of the AICUZ footprint, there are many developments or land uses that may impact the continued success of the military mission. Most of these reside within the HAFZ, a recommended zone within which the local municipality should consider consulting with the military/base to ensure the proposed development does not negatively impact either the community or the military mission. While the AICUZ Study does not analyze all potential projects, the municipalities surrounding WPAFB identified certain future projects and/or developments—both in the white spaces and within the designated AICUZ footprint—that warrant attention from a land use compatibility standpoint (see Figure 6-6). Most of these developments could be considered compatible with WPAFB aircraft operations;

however, proper planning and coordination should take place to ensure public health and safety are maintained. Note also that development projects in a community are constantly changing—being added, withdrawn, altered—and this figure represents a snapshot in time for this community during preparation of the 2022 WPAFB AICUZ.

Although Figure 6-6 is not an exhaustive list of all proposed developments around WPAFB, it represents the type and location of proposed developments that are being considered in the community around WPAFB, and also helps to address the future land use development topic.

The figure depicts that most planned or proposed future growth is taking place outside of the AICUZ footprint (but within the HAFZ) in the areas to the northwest and south/southwest of WPAFB. The developments are mostly residential but also include commercial and industrial uses, as well as developments related to assisted living and adult day services for the aging communities.

Potential developments within the AICUZ footprint include redevelopment along the downtown area of the City of Fairborn, as well as an area along Springfield Street in the City of Riverside.

Wright-Patterson Air Force Base | Air Installations Compatible Use Zones Study6-20

Figure 6-6 Recent and Proposed Development Projects around WPAFB

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7.0 IMPLEMENTATION

Implementation of the AICUZ Study must be a joint effort between WPAFB and the surrounding communities. This AICUZ Study provides the best source of information to ensure land use planning decisions made by local municipalities are compatible with a future installation presence. This chapter discusses the roles of all partners in the collaborative planning.

7.1 Military Role

The goal of the AICUZ Program is to assist local, regional, state, and federal officials in protecting the public health, safety, and welfare by promoting long-term land use compatible with military operations, and to protect Air Force operational capability from the effects of incompatible land use. This program helps mitigate noise and safety concerns for the surrounding communities and advises these communities about potential impacts from flight operations on the safety, welfare, and quality of life of their citizens. The Air Force promotes compatible partnerships between its installations and surrounding communities by being a good neighbor.

WPAFB is responsible for flight safety, noise abatement, and participation in existing local jurisdictional land use planning processes as part of its AICUZ Program responsibilities. Air Force policy and guidance require that installation leadership periodically review existing practices for flight operations and evaluate these practices in relationship to populated areas and other local situations.

7.0 Implementation 7-1

WPAFB will:

⊲ Ensure that, wherever possible, air operations planners route flights over sparsely populated areas to reduce the exposure of lives and property to a potential accident.

⊲ Periodically review existing traffic patterns, instrument approaches, weather conditions, and operating practices and evaluate these factors in relationship to populated areas and other local conditions. The purpose of this review is to limit, reduce, and control the impact of noise from flying operations on surrounding communities.

⊲ Consider the establishment of a community forum between the installation and surrounding stakeholders to discuss land use and other issues of concern; the installation anticipates holding these meetings on an annual basis.

⊲ Schedule land use planning meetings to provide a forum for agencies to meet and discuss future development and to address issues that may surface because of new proposals.

⊲ Provide copies of the AICUZ Study to local, county, tribal, and regional planning departments and zoning administrators to aid in the planning process and provide copies of the AICUZ Study to appropriate state and federal agencies.

Preparation and presentation of this WPAFB AICUZ Study is one phase in continuing Air Force participation in the local planning process. The Air Force recognizes that, as the local community updates its land use plans, WPAFB must be ready to provide additional input, as needed.

7.2 State/Regional Roles

As noted in Section 6.2, in the State of Ohio, land use planning and zoning are delegated to municipal and county governments, which are empowered to create comprehensive land use plans and coordinate local land use plans. Recommendations for working with local governments to encourage compatible land use are discussed below, in Section 7.3.

Miami Valley Regional Planning Commission Although the MVRPC does not have land use planning authority, it assists and supports local communities’ land use planning efforts and long-term plan development (especially as it relates to transportation planning and potential corridor development). In addition, as an organization, it has a regional perspective on development trends and interactions between jurisdictions. Therefore, MVRPC is well positioned to provide advisory support to local municipalities with respect to encouraging compatible development around the WPAFB installation and the region overall.

Miami Conservancy District The Miami Conservancy District (MCD) is a flood protection agency that has a mutually beneficial relationship with WPAFB with respect to land use compatibility. MCD is responsible for five dams in southwestern Ohio as well as flood improvement districts, and Flood Area B is located immediately adjacent to WPAFB. MCD holds deed restriction property rights on lands upstream of flood protection dams, including Huffman Dam and Taylorsville Dam. Those rights allow MCD to back flood water onto the properties; therefore, they

Wright-Patterson Air Force Base | Air Installations Compatible Use Zones Study7-2 do not allow development on these properties, a prohibition that has the related benefit of helping ensure compatibility with the noise contours and APZs associated with the airfield at WPAFB. MCD was instrumental in helping site WPAFB where it currently stands and has been a partner with the installation for many years.

Tecumseh Land Trust The Tecumseh Land Trust (TLT) was founded in 1990 by citizens of Yellow Springs and Miami Township and serves Greene and Clark counties, as well as other surrounding areas. TLT’s goal is to preserve agricultural land, natural areas, and historic sites and has assisted landowners in obtaining state and federal easements. The organization holds approximately 27,800 acres of easements throughout the region, and it has worked with WPAFB in the past in an effort to preserve agricultural land within the AICUZ footprint.

Readiness and Environmental Protection Integration WPAFB could continue to pursue funding sources through existing federal government programs, such as DoD’s Readiness and Environmental Protection Integration (REPI) Program, for protection of mission-sensitive areas.

The REPI Program is a key tool used by DoD and its partners to protect the military’s ability to train, test, and operate. DoD created the REPI Program in response to the development of lands and loss of habitat in the vicinity of or affecting its installations, ranges, and airspace that can lead to restrictions or costly and inadequate training and testing alternatives. Through REPI, DoD works with state and local governments, conservation organizations, and willing private landowners to address these challenges to the military mission and the viability of DoD installations and ranges. The REPI Program has enjoyed broad bipartisan support both in the U.S. Congress and among groups representing state and local officials.

7.3 Local Government Role

The role of the local government is to enact planning, zoning, and development principles and practices that are compatible with the installation and protect the installation’s mission. As noted in Section 6, all jurisdictions surrounding the installation have zoning ordinances governed at either the township, city, or county level.

As previously stated, Montgomery County established the Wright-Patterson Air Force Base, Airport Zoning Regulations in 1997. These regulations incorporate the recommendations of the previous AICUZ Study and Joint Land Use Study (JLUS), and they augment the community zoning ordinances in order to both protect the health and safety of the community as well as help to preserve the base’s various missions. The Wright-Patterson Air Force Base, Airport Zoning Regulations have been adopted by all three counties that have lands within the AICUZ footprint and are enforced through several strategies, including ensuring enforcement of the zoning overlay through building codes and permits, review of zoning applications, incorporating language into their city/town zoning ordinances that closely mirrors the Wright-Patterson Air Force Base, Airport Zoning Regulations, restricting height in accordance with the airport zoning regulations, and requiring noise abatement standards laid out in the regulations.

7.0 Implementation 7-3

The residents of the surrounding community have a long history of working with personnel from WPAFB. Adoption or incorporation of the following recommendations during potential future revisions of relevant land use planning or zoning regulations will strengthen this relationship, increase the health and safety of the public, and continue to protect the integrity of the installation’s flying mission:

⊲ Local government planners consider AICUZ policies and guidelines when developing or revising city, town, or county comprehensive plans and use AICUZ overlay maps and Air Force Land Use Compatibility Guidelines (see Appendix A) to evaluate existing and future land use proposals.

⊲ Modify or update zoning ordinances, as necessary, to reflect the compatible land uses outlined in the AICUZ Study, including the maintenance of the Wright-Patterson Air Force Base, Airport Zoning Regulations that are currently in place.

⊲ Ensure that new development applications or properties that are applying for a change of use are submitted to WPAFB to afford the opportunity to assess those applications for potential impacts on defense missions. The WPAFB 88th ABW/PA Office can provide a land use planning point of contact.

⊲ Local governments review their capital improvement plan, infrastructure investments, and development policies to ensure they do not encourage incompatible land use patterns near WPAFB, with particular emphasis on utility extension and transportation planning.

⊲ Local governments implement or modify height and obstruction ordinances that would reflect and are consistent with current Air Force and 14 CFR 77 requirements, presented in this study as HAFZs.

⊲ Fair disclosure ordinances be enacted to require disclosure to the public for those AICUZ Study items that directly relate to military operations at

WPAFB.

⊲ Where allowed, local governments require real estate disclosure for individuals purchasing or leasing property within noise zones, CZs, or APZs.

⊲ Enact or modify building/residential codes to ensure that any new construction near WPAFB has the recommended NLR measures incorporated into the design and construction of structures.

⊲ Government planning bodies monitor proposals for tall structures, such as wind turbines and communication towers, to ensure that new construction does not pose a hazard to navigable airspace around WPAFB. Where appropriate, coordinate with the FAA on the height of structures.

⊲ Local government land use plans and ordinances reflect AICUZ Study recommendations for development in CZs, APZs, and noise zones.

⊲ Local governments consult with WPAFB on planning and zoning actions that have the potential to affect installation operations.

⊲ Invite the Air Force leadership to be ex officio members on boards, commissions, and regional councils addressing long-range development and other planning policies.

⊲ Encourage the development of a working group of city, county, and WPAFB representatives to discuss land use concerns and major development proposals that could affect military operations.

Wright-Patterson Air Force Base | Air Installations Compatible Use Zones Study7-4

7.4 Community Role

Neighboring residents and installation personnel have a long-established history of working together for the mutual benefit of the WPAFB mission and local community. Adoption of the following recommendations will strengthen this relationship, protect the health and ensure the safety of the public, and help protect the integrity of the installation’s defense mission:

Real Estate Professionals and Brokers:

⊲ Know where noise zones, CZs, or APZs encumber land near the air installation and invite installation representatives to brokers’ meetings to discuss the AICUZ Program with real estate professionals.

⊲ Disclose noise impacts to all prospective buyers of properties within areas with noise levels greater than 65 dB DNL or within the CZs or APZs.

⊲ Require the Multiple Listing Service to disclose noise zones and the location of CZs or APZs for all listings.

Developers:

⊲ Know where the noise zones and CZs or APZs encumber land near the air installation. Consult with WPAFB on proposed developments within the AICUZ footprint.

⊲ Participate in local discussions regarding existing zoning ordinances and subdivision regulations to support the compatible land uses outlined in this AICUZ Study through implementation of a zoning overlay district based on noise contours, CZs, and APZs.

Local Citizens:

⊲ Participate in local forums with the installation to learn more about the installation’s missions.

⊲ Become informed about the AICUZ Program and learn about the program’s goals, objectives, and value in protecting the public’s health, safety, and welfare.

⊲ When considering property purchases, ask local real estate professionals, city planners, and installation representatives about noise and accident potential.

While the installation and community are separated by a fence, it is recognized that WPAFB activities and operations may affect the community.

Likewise, community activities and development decisions can affect WPAFB’s…