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Joint Land Use Study McConnell Air Force Base Wichita, Kansas May 13, 2005 Prepared for the City of Derby ● City of Wichita ● Sedgwick County Under the auspices of the Joint Land Use Study Policy and Technical Committees With oversight by the Wichita-Sedgwick County Metropolitan Area Planning Department Prepared by RKG Associates, Inc. Durham, New Hampshire and Ricondo & Associates, Inc. San Antonio, Texas This study was prepared under contract with the Wichita-Sedgwick County Metropolitan Area Planning Department (MAPD) with financial support from the Office of Economic Adjustment, Department of Defense. The content reflects the views of the Wichita-Sedgwick County Metropolitan Area Planning Department (MAPD) and does not necessarily reflect the views of the Office of Economic Adjustment. Policy and Technical Committee Members McConnell AFB Joint Land Use Study Policy Committee Members Name Title Agency Ed Pack V.P. Support Services Cessna Aircraft Company Ben Sciortino County Commissioner District 5 Sedgwick County Rich Olsson* Manager, Public Affirs Raytheon Aircraft Company Col. David Kramer Vice-Wing Commander McConnell Air Force Base Carl Brewer City Council member District I Wichita City Council Chuck Warren City Council member Derby City Council Ron Marnell Planning Commissioner Wichita-Sedgwick County MAPC Jack Pulley Planning Commissioner Derby Planning Commission Wess Galyon Executive Director Wichita Area Builders Association Trista Curzydlo Governmental Affairs Director Wichita Area Association of Realtors Eric Foster Architect Boeing Aircraft Company *Replaced Jackie Berger Technical Committee Members Name Title Agency John Schlegel Director of Planning Wichita-Sedgwick County MAPD Dave Barber Chief Planner, Advanced Plans Wichita-Sedgwick County MAPD Nalini Johnson Principal Planner, Advanced Plans Wichita-Sedgwick County MAPD Kurt Schroeder Superintendent of OCI City of Wichita Allen Bell Director of Economic Development City of Wichita Chris Carrier Acting Director of Public Works City of Wichita Tom Nolan Asst. Director of Airports Wichita Airport Authority Irene Hart Director of Community Development Sedgwick County Jim Weber Deputy Director of Public Works Sedgwick County Andy Schlapp Director of Community Relations Sedgwick County Don Losew City Planner City of Derby Mike Mackay Environmental Engineer McConnell Air Force Base Jon Hafker Environmental Engineer McConnell Air Force Base Ed Kisby Safety Manager Military Facilities Boeing Aircraft Company Cover photographs provided by the Public Affairs Office, McConnell Air Force Base McConnell AFB Joint Land Use Study - Final Report May 13, 2005 Table of Contents EXECUTIVE SUMMARY ..................................................................................... ES 1 CHAPTER I INTRODUCTION AND STUDY AREA OVERVIEW.............................. 1 1. PROJECT PURPOSE AND APPROACH.....................................................................................2 2. HISTORY OF WICHITA AND MCCONNELL AFB .......................................................................3 3. WICHITA’S ECONOMY AND THE IMPACTS OF MCCONNELL AFB .......................................5 4. DESCRIPTION OF AICUZ STUDIES............................................................................................7 5. DESCRIPTION OF PROJECT STUDY AREAS ...........................................................................8 CHAPTER II RECOMMENDATIONS AND IMPLEMENTATION STRATEGY........ 11 1. RECOMMENDATIONS – EXISTING MISSION ..........................................................................15 1.1 RECOMMENDED ACTIONS ......................................................................................................16 2. RECOMMENDATIONS – MAXIMUM MISSION CAPABILITY...................................................20 2.1 RECOMMENDED ACTIONS – SHORT-TERM ..............................................................................20 2.2 RECOMMENDED ACTIONS – LONG-TERM ................................................................................21 2.3 OPTIONAL APPROACHES FOR MANAGING DEVELOPMENT.........................................................26 CHAPTER III BASELINE CONDITIONS AND TRENDS......................................... 33 1. JOINT LAND USE STUDY AREA AND AICUZ AREAS............................................................33 2. ANALYSIS OF EXISTING LAND USES.....................................................................................36 2.1 METHODOLOGY FOR DATA COLLECTION AND ANALYSIS...........................................................36 2.2 EXISTING LAND USE – JOINT LAND USE STUDY AREA .............................................................37 2.3 EXISTING LAND USE - 1994 NOISE CONTOUR AREAS ..............................................................40 2.4 EXISTING LAND USE - 2004 NOISE CONTOUR AREAS ..............................................................42 2.5 EXISTING LAND USE - CLEAR ZONES AND ACCIDENT POTENTIAL ZONES ..................................43 3. CHANGES IN LAND USE...........................................................................................................44 3.1 LAND USE CHANGES - JOINT LAND USE STUDY AREA .............................................................45 3.2 LAND USE CHANGES - 1994 AND 2004 NOISE CONTOUR AREAS .............................................50 3.3 LAND USE CHANGES - CLEAR ZONES AND ACCIDENT POTENTIAL AREAS..................................51 4. LAND USE REGULATIONS .......................................................................................................52 4.1 ZONING OVERVIEW................................................................................................................53 4.2 AVIATION RELATED ZONING DISTRICTS...................................................................................57 4.3 OTHER LAND USE REGULATIONS ...........................................................................................60 5. FUTURE PLANNING INITIATIVES.............................................................................................61 6. EXISTING AVIATION CONDITIONS ..........................................................................................64 6.1 EXISTING CONDITIONS AND CIVIL AVIATION ACTIVITY ..............................................................65 6.2 COMPARISON OF 1994 AND 2004 AICUZ STUDIES .................................................................68 7. EXISTING LAND USE AND AVIATION CONFLICTS................................................................71 7.1 LAND USE CONFLICTS ...........................................................................................................72 7.2 AIRPORT CONFLICTS .............................................................................................................73 Prepared by RKG Associates, Inc. and Ricondo & Associates, Inc. Page i May 13, 2005 McConnell AFB Joint Land Use Study – Executive Summary CHAPTER IV POTENTIAL FUTURE CONFLICTS AROUND MCCONNELL AFB.75 1. GROWTH PROJECTION METHODOLOGY.............................................................................. 75 2. JOINT LAND USE STUDY AREA (JLUSA) - PROJECTED DEVELOPMENT......................... 77 2.1 RESIDENTIAL DEVELOPMENT ................................................................................................. 77 2.2 NON-RESIDENTIAL DEVELOPMENT ......................................................................................... 77 2.3 LAND DEVELOPMENT POTENTIAL ........................................................................................... 78 3. POTENTIAL IMPACTS OF DEVELOPMENT ON EXISTING MISSION.................................... 80 3.1 RESIDENTIAL DEVELOPMENT ................................................................................................. 80 3.2 NON-RESIDENTIAL DEVELOPMENT ......................................................................................... 81 3.3 AIRPORT-RELATED DEVELOPMENT ........................................................................................ 82 3.4 POTENTIAL LAND USE DEVELOPMENT CONFLICTS .................................................................. 84 3.5 LAND USE AND AIR HAZARD REGULATIONS ............................................................................ 86 4. POTENTIAL IMPACTS OF DEVELOPMENT ON MAXIMUM MISSION CAPABILITY ............ 88 4.1 RESIDENTIAL DEVELOPMENT ................................................................................................. 88 4.2 NON-RESIDENTIAL DEVELOPMENT ......................................................................................... 89 4.3 POTENTIAL LAND USE DEVELOPMENT CONFLICTS .................................................................. 89 4.4 FUTURE LAND USE DEVELOPMENT ALTERNATIVES ................................................................. 90 5. POTENTIAL SECURITY ISSUES............................................................................................... 91 6. POTENTIAL ECONOMIC IMPACTS OF RECOMMENDED ALTERNATIVES......................... 93 6.1 EXISTING MISSION ECONOMIC IMPACTS ................................................................................. 94 6.2 MAXIMUM MISSION ECONOMIC IMPACTS................................................................................. 95 APPENDIX...............................................................................................................97 Prepared by RKG Associates, Inc. and Ricondo & Associates, Inc. Page ii McConnell AFB
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