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JOINT LAND USE STUDY (JLUS)
What is JLUS?
Most
military installations were originally located in remote areas,
distant from urban areas due largely to the availability of land
and for defense and security purposes. Over time however, installations
drew people and businesses closer and closer to take advantage of
civilian job opportunities offered by the installation and to provide
the goods and services to support the installation's operations.
As urban growth and development increased near and around military
installations land use conflicts between base operations and civilian
development increased.
Military operations can be loud and present safety
concerns for nearby civilian communities. For example, low flying,
high performance, military aircraft, create both noise and accident
potential during landings, take-off, and training exercises. Likewise,
ground-training exercises (e.g., artillery firing ranges, maneuver
areas, and aerial bombing ranges) generate impact noise that can
adversely affect the surrounding community if the civilian population
chooses too locate to close.
Conversely, urban development near the perimeter of
active military bases impacts operational effectiveness, training,
and readiness missions.
Urban encroachment near a military base, if allowed
to go unregulated, can compromise the utility and effectiveness
of the installation and its mission. For example, certain types
of land use activities, such as homes, places of assembly (i.e.,
schools or religious centers), childcare centers, nursing homes,
hospitals, restaurants, theaters, shopping centers, etc. often are
not compatible uses/activities if located close to military operations.
When people and communities are exposed to irritating noise and
accident potential, they seek relief. Typically this results in
public pressure on the military base commander to modify or curtail
operations or transfer activities to other installations. Mission
constraints can lead to base closure.
The commensurate reduction in installation personnel and mission
activities can have a direct and detrimental effect on the jurisdiction
through reduced economic activity and loss of jobs, impacting the
local tax base and economic health. The extent of urban encroachment
impacting the operational utility of an installation is one consideration
in determining the future viability of an installation.
Is there a Solution to this dilemma?
Through joint, cooperative military and community
planning, growth conflicts can be anticipated, identified, and prevented.
These actions help protect the installation's military mission,
and the public health, safety, quality of life and community economic
stability.
The Department of Defense (DoD) supports several programs
designed to provide technical information on noise and aircraft
accident potential that communities can use to regulate urban encroachment
while promoting economic growth and development.
The Air Installation
Compatible Use Zone (AICUZ) and the Environmental Noise Management
Program (ENMP)
In the mid-1970's, the DoD established programs in
response to existing and potential threat of incompatible land develop-ment
compromising the defense missions at military installations. These
programs are designed to promote compatible development on and off
military bases. The programs include noise propagation studies of
military activities to delineate on and off base areas most likely
to be affected by unacceptable noise levels. The programs also identify
aircraft landing and take-off accident potential zones that often
extend off a base into the neighboring community. The AICUZ/ENMP
studies are based on sophisticated, computer based noise models,
Federal Aviation Administration guidelines, DoD Directives, and
community land use planning principals and practices.
JLUS Program Purpose
A JLUS is a cooperative land use planning effort between
affected local government and the military installation. The recommendations
present a rationale and justification, and provide a policy framework
to support adoption and implementation of compatible development
measures designed to prevent urban encroachment; safeguard the military
mission; and protect the public health, safety, and welfare.
JLUS Implementation
Measures
Measures may involve revisions to the community's
comprehensive plan and traditional land use and development controls,
such as zoning, subdivision regulations, structural height restrictions,
and promotion of planned unit development concepts.
Additional actions may include amending local building
codes to require increased sound attenuation in existing and new
buildings, land exchanges, and transfer of development rights, and
real estate disclosure
JLUS Project Initiation
When a Military Service believes an installation may
be experiencing encroachment problems or that there is the likelihood
for encroachment that could adversely affect the military mission,
the Service may nominate the installations for JLUS.
Consensus
An important ingredient of a successful JLUS is building
community consensus. If the JLUS is to have positive results, the
participating jurisdiction and military installation must agree
to make a good faith pledge to implement devel-opment controls to
achieve compatibility.
Program Experience
A JLUS is usually completed in 12-months, although
the degree of coordination and complexity may require more or less
time to achieve the necessary community consensus and action measures.
Experiences from these studies have shown a high success
rate. The JLUS effort can directly benefit both the jurisdiction
and the installation by:
- Protecting the health and safety of residents living
or working near military installations;
- Preserving long-term land use com-patibility between
the installation and the surrounding community;
- Promoting comprehensive community planning;
- Encouraging a cooperative spirit between the local
base command and local community officials;
- Integrating the local jurisdiction's comprehen-sive
plans with the installation's plans.
The following map indicates locations within the United States
where JLUS projects have been completed or are in the developmental
stages.
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