Regarding all the residential uses that either exist in the APZs or are zoned for
land located within the APZs, the maximum density permitted by the City’s
ordinance in terms of square feet is greater than the densities recommended
by the AF AICUZ guidance. Zoning district R‐50 allows seven dwelling units
per acre, which is unacceptable for any of the APZs. The zoning district,
R‐60‐s allows for approximately six dwelling units per acre; this is three times
the recommended density within APZ II. This density is not recommended
for APZ I. The zoning district R‐65‐s allows for five dwelling units per acre,
which is too high in APZ I or II.
Some of these areas currently support uses including the Trenholme State
Community College, the Alabama Department of Health, and the Rufus A.
Lewis Branch Library. While these are designated as conditionally
compatible, they are not typically recommended land uses for these areas as
they encourage congregations of people and most likely do not mitigate for
high noise conditions.
There are no local tools that support military compatibility in this scenario.
The State of Alabama’s Code, ALA Code §11‐52‐8 identifies requirements of
comprehensive master plans including descriptive matter, maps, and charts
that depict the planning commission’s recommendations for the
development of the territory. The requirements also included provisions for
parks, aviation fields, and open spaces; as well as a zoning plan for controlling
the height, area, bulk, location, and use of buildings and premises. Though
the City has a comprehensive plan, it does not discuss planning near airfields.
Findings
The City of Montgomery has not incorporated the latest AF AICUZ
guidance in its zoning ordinance.
Page 5‐104
The City of Montgomery’s Comprehensive Plan has not been updated
since its creation in 1963, and does not reflect current conditions
within the city, or provide policy guidance or recommendations for
planning around airfields that includes coordinating and
communicating with all affected stakeholders.
ISSUE
SA‐3
Land Use Control of Southern CZ
The northern CZ is either owned by the Air Force or
controlled by avigation easements that restrict height and
use in accordance with the imaginary surfaces. However, a
majority of the southern CZ is subject to local land use
controls.
Maxwell AFB manages numerous avigation easements, comprising over
1,000 acres around the base, which restrict heights of trees and uses such as
crops and buildings within the northern CZ and the approach and departure
zones. Land within the northern CZ is either owned by the Air Force or is
controlled through avigation easement. However, there are portions of the
southern CZ that are neither owned nor controlled by the AF. This lack of
control over the southern CZ area subjects the land to local land use controls
that may not be reflective of military compatibility. This local land use
control over the area located in the southern CZ can create safety hazards in
the event of an aircraft mishap.
It should be noted that due to the lack of control of the land within the
southern CZ area and other factors such as airspace control, the northern
runway is used by the AF to perform the majority of aircraft arrivals and also
a large portion of departures.
Background Report
June 2017