Smart Growth and Airport Vicinity Planning
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1 Smart Growth and Airport Vicinity Planning APA National Conference, Los Angeles, April 2012 Mark Johnson, AICP, Ricondo & Associates, Inc. Ben Herman, FAICP, Clarion Associates, LLC Michael Armstrong, Southern California Association of Governments
2 Presentation Outline Airports and Cities A Need for a More Effective Land Use Planning Model Impetus for Airport Smart Growth Demonstration Project Elements of Airport Smart Growth Airport Smart Growth Planning Framework Applying the Smart Growth Framework Demonstration of the Smart Growth Framework at Chino Airport Lessons Learned 2
3 Airports and Cities A Need for a More Effective Land Use Planning Model Airports generate economic activity Airports are magnets for growth and development But growth and development near the airport can choke airport growth opportunities and even lead to airport closure Traditional airport land use compatibility planning, emphasizing large buffer areas and the segregation of uses Has been of limited effectiveness in high-growth areas Has never been viable at airports in urbanized areas Example: Residential Development in Environs of New Airport 3
4 French Valley Airport 1996 New Airport in Exurban Area 4
5 French Valley Airport 2002 Auto-oriented Residential Neighborhoods Developing Quickly 5
6 French Valley Airport 2006 Continuing Residential Development; Commercial-Office-Industrial Development Beginning to Emerge 6
7 French Valley Airport 2011 Residential Development Nearly Surrounds Airport; Commercial-Office-Industrial Development Lagging 7
8 Airports and Cities A Need for a More Effective Land Use Planning Model Airports generate economic activity Airports are magnets for growth and development But growth and development near the airport can choke airport growth opportunities and even lead to airport closure Traditional airport land use compatibility planning, emphasizing large buffer areas and the segregation of uses Has been of limited effectiveness in high-growth areas Has never been viable at airports in urbanized areas Needed a planning model acknowledging that airports are integral to cities and supporting the sustainability of both Provide guidance for appropriate airport vicinity development Integrate airport master plan in city land use plans 8
9 Toward a New Planning Model Aerotropolis Geographic/economic concept major commercial airport as global commerce center Aerotropolis planning examples Washington Dulles Indianapolis Detroit Metro John D. Kasarda, PhD Director, Kenan Institute of Private Enterprise University of North Carolina, Chapel Hill 9
10 Toward a New Planning Model Smart Growth and Airports Mineta Transportation Institute Report 06-05, December
11 Smart Growth and Airport Vicinity Planning Impetus for Smart Growth Demonstration Project 11
12 Airports in the SCAG Region Largest Regional Aviation Network in the Nation 12
13 Southern California Airports Constraints on Development and Operations Most airports in the region are in urban locations and have been in operation for many decades. Many are subject to physical or legally-enforceable capacity constraints, and are encroached upon by surrounding urbanization. One of the greatest concerns facing airports today is the continued pressure brought about by encroaching, incompatible land uses that threaten and limit airport development and operations. 13
14 Other Planning Challenges in SCAG Region Surface traffic congestion Air quality improvement needs Housing availability and affordability Jobs-housing imbalances Economic development and employment needed in job-poor subregions 14
15 SCAG Initiatives to Address Regional Planning Challenges Multiple programs implementing federal and state mandates, local initiatives, including Regional Transportation Plan Regional Housing Needs Assessment Southern California Clean Cities Coalition Compass Blueprint Growth Vision 15
16 SCAG Compass Blueprint Growth Vision Guiding Principles Livability, Mobility, Prosperity and Sustainability Objectives Focus growth in existing and emerging centers and along major transportation corridors Create significant areas of mixed-use development and walkable communities Target growth around existing and planned transit stations Preserve existing open space and stable residential areas 16
17 The Smart Growth Demonstration Project Use Compass Blueprint Growth Vision approach Apply Smart Growth Principles to Airport Environs Ensure airport land use compatibility Promote economic development Promote sustainable development pattern Develop a model Airport Smart Growth framework for use at other airports in SCAG region 17
18 How Will This Be Used? Compass Blueprint implementation Guide for local officials and planners in Chino Airport area Model for other jurisdictions in California and nationally Access the final report at 18
19 Smart Growth and Airport Vicinity Planning Elements of Airport Smart Growth 19
20 Airport Smart Growth Planning Two Dimensions Smart Growth development concepts Airport land use compatibility End Goal Sustainable communities 20
21 Smart Growth Principles 1. Housing choices Smart Growth Principles 2. Efficient use of infrastructure 3. Sense of place 4. Compact development 5. Mix of uses 6. Preserve natural resources/open lands 7. Walkable neighborhoods 8. Transportation choices 9. Stakeholder collaboration 10.Predictable development decisions 21
22 Airport Smart Growth Framework Two Different Areas: Airport and Environs Airport Compatibility Considerations Airport Considerations Operational safety, capability, and capacity Aeronautical development Collateral (nonaeronautical) development Airport Environs Considerations Noise Safety Airspace Protection Flight Safety 22
23 Airport Land Use Compatibility Noise Compatibility Avoid new housing and sensitive institutions in critical noise contours Disclose potential for noise and overflights in real estate transactions Safety Limit housing and development intensity in areas of accident risk Restrict uses serving people with limited mobility Restrict hazardous uses Airspace Protection and Flight Safety Limit heights of structures per FAA criteria Limit hazardous land use characteristics (glare, thermal plumes, wildlife attractants, lights mimicking airfield lighting, etc.) 23
24 Airport Smart Growth Planning Airport Compatibility Considerations Smart Growth Principles Sustainable Communities and Airports 24
25 Smart Growth and Airport Vicinity Planning Airport Smart Growth Framework 25
26 Airport Smart Growth Framework Smart Growth / Sustainability Principles Applicability to Airport Applicability to Environs Compatibility Considerations Economic Resiliency Sense of Place Development Patterns and Land Uses Environmental Stewardship Mobility and Transportation Community Governance and Engagement 26
27 Airport Smart Growth Framework 27
28 Smart Growth and Airport Vicinity Planning Applying the Airport Smart Growth Framework 28
29 Applying the Framework to Airports and Airport Environs: a 5-Step Process 29
30 1. Review Existing Plans Review adopted plans and policies (General Plan, transportation, airport land use compatibility plan, economic development, etc) Review existing development patterns Areas of focus: Economic Development Urban Design Land Uses and Development Patterns Environmental Practices Mobility and Transportation Administration and Public Participation Airport Compatibility 30
31 2. Determine Alignment Do existing patterns and plans align with the Airport Smart Growth Principles? 31
32 3. Consider Alternatives What are the greatest opportunities to address weaknesses and improve the alignment between existing plans and development patterns and the Airport Smart Growth Framework? What aspects of existing plans and development patterns could be leveraged to improve alignment? What existing constraints/limitations must be acknowledged? Are there alternatives to address or reduce these constraints? 32
33 4. Provide Recommendations Modify existing plans (e.g., revised maps, amended policies) New plans, policies, or regulations (e.g., new design standards, new airport overlay zone, etc.) Public improvements (e.g., street enhancements, transit) Potential partnerships and programs (e.g., development through public/private partnership, local coordination committee) 33
34 5. Implementation Putting the Pieces in Place: Physical improvements Plan/code revisions Administrative procedures Vision without execution is hallucination Thomas Alva Edison 34
35 Smart Growth and Airport Vicinity Planning Demonstration of the Smart Growth Framework at Chino Airport 35
36 Chino Smart Growth Demonstration Project Study Area 36
37 Generalized Flight Patterns 37
38 Airport Smart Growth Evaluation: Draft Master Plan Concept Lands Reserved for Nonaeronautical Development 38
39 Airport Smart Growth Evaluation: Land Use Plans Airport Compatibility Zones and Planned Future Land Use 39
40 Airport Smart Growth Evaluation Chino Airport and Environs How well do existing plans align with the Framework? General Plans Specific Plans SCAG Regional Transportation Plan Draft Chino Airport Master Plan Possible Strengths Areas for Improvement 40
41 Evaluation Economic Resiliency Strengths Emphasis on employmentgenerating future land uses Plans for non-aviation activities on airport Areas for Improvement Alignment of City economic development efforts with each other & with airport Potential compatibility issues between employment/industrial activities and airport operations Thermal plumes Electronic interference Hazardous materials 41
42 Evaluation Sense of Place Strengths Emerging development character Strong vision Airport Master Plan Existing historic aviation emphasis Emphasis on community appearance and design Areas for Improvement Lack of distinctiveness in current Airport and environs areas New development not fully coordinated with vision for future Airport character/improvements Blank slate 42
43 Evaluation Development Patterns Strengths Public uses and agricultural/open lands help define where development will occur Intensification of existing areas and corridors (e.g., Euclid Avenue) New development focused in compact and mixed-use communities Areas for Improvement Potential conflict between emerging residential in The Preserve and increasing airport activity Potential conflict between proposed lower density residential in the New Model Colony and airport activity Incorporation of non-aviation uses on airport property 43
44 Airport Smart Growth Evaluation Environment Strengths Existing plans and policies in place Coordinated approach to environmental issues Areas for Improvement Establish comprehensive guidance for use of environmental best practices on Airport 44
45 Airport Smart Growth Evaluation Mobility Strengths Planned future roadway improvements to enhance local and regional connections Future transit improvements Planned network of bicycle and pedestrian routes Areas for Improvement North-south connectivity between Euclid and Walker Avenues Better connectivity between Airport and roadway system Roadways located/proposed in runway protection zones (safety considerations) New Airport street network with segregation of aircraft and vehicles 45
46 Airport Smart Growth Evaluation Engagement Strengths Solid track record of community engagement Predictable development processes Areas for Improvement Routine/ systematic coordination on community and airport-related issues Community and organization collaboration to address various issues 46
47 Airport Smart Growth: Recommendations Many consistencies between existing plans and Airport Smart Growth Framework Some areas for improvement that could enhance alignment 47
48 Collector street linking airport core to east-west arterial street. Higher intensity mixed use Mixed-use activity center Airport gateway/ entrance Regional commercial development Recommendations Economic Resiliency Airport Smart Growth Demonstration Project 48
49 Recommendations Sense of Place Coordinated theme for airport and environs (streetscapes, entrances, architecture, etc.) Historic aviation Outdoor-oriented casual southern CA lifestyle Spanish/southwestern style Visual profile of all airport buildings (signage, architecture, murals/art, etc.) Strong edge treatments along airport perimeter Building placement and form Landscaping Fences/walls Unique identity for community activity centers, gateways, and neighborhoods 49
50 Recommendations Development Patterns and Land Use Use development on revenue-support parcels to form a transitional edge between The Preserve and Airport Stagger buildings, orient east-west Mixed use, high intensity development north of airport core Collector street linking airport core to arterial streets north of airport Performance standards Aircraft noise: building codes and site planning Aircraft safety areas Flight safety hazards 50
51 Mixed-use development Collector street connecting airport core to arterial streets Site planning to create transitional edge Recommendations Development Patterns and Land Uses Airport Smart Growth Demonstration Project 51
52 Recommendations Environmental Stewardship Follow Airport Environmental Best Management Practices Pilot environmental programs or uses on underutilized/excess airport property Solar arrays (follow FAA guidance) Low-profile wind turbines (avoid large turbines) Community gardens/food production 52
53 Recommendations Mobility and Transportation Improve north-south connections Route immediately east of airport Collector street to connect airport core with arterial streets to the north Airport wayfinding from I-15, SR 71, SR 60 Coordinate BRT stops/operation with airport land use plans and operations Coordinate bike/pedestrian plans - northsouth routes/connectivity on both sides of Chino Airport 53
54 Recommendations Mobility and Transportation Airport Smart Growth Demonstration Project 54
55 Recommendations Governance and Community Engagement Routine coordination/communication between communities and Airport Update Airport Land Use Compatibility Plan for San Bernardino County portion of environs 55
56 Lessons Learned Significant opportunities to integrate smart growth and airport planning Planners need to work closely with airport operators they speak a different language, and have different priorities Opportunities and constraints are different inside the fence than outside While most communities have an interest in airports as economic generators, airports are not often well-integrated into their plans Need for ongoing community-airport consultation at the local and national levels to forge linkages and joint cooperation 56
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