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Noise Compatible Planning

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1. Introduction

Through advance planning and shared responsibility, local governments and developers, working cooperatively with Federal and State governments, can plan, design, and construct new development projects and roadways that minimize the adverse effects of noise from highway traffic. Noise-compatible land-use planning encourages the location of less noise-sensitive land uses near highways, promotes the use of open space separating roads from developments, and suggests special construction techniques that minimize the impact of noise from highway traffic. While this concept has existed since the environmental legislation of the 1970's, the experience is limited. FHWA offers guidance on noise compatible planning (NCP), but has limited authority at the local level.

In an attempt to improve customer relationships, FHWA has compiled the limited information that is available on the Internet regarding highway traffic NCP. FHWA does not promote any particular approach or consultants who performed or authored the following documents. These are only an attempt at compiling the limited information on the topic of NCP to facilitate stakeholder partnerships and coordination.

Also, NCP is the newest term describing this concept. NCP is considered interchangeable with the following terms: noise-compatible land-use planning, noise compatible growth, noise compatible development, and land use control for highway traffic noise.

This webpage was developed to encourage communication and coordination between those that plan and construct developments with the issues and concerns of Federal and State agencies. The nature of the information age is that it always changes. Thus, as new links are discovered or changes to existing links noted, this webpage will change from time to time. If you notice any changes, desire to notify FHWA of your NCP activity, or wish to contact us for some of the documents not available online, please contact us at Mark Ferroni (mark.ferroni@dot.gov).

Legislation
772.13 Federal participation

772.13(b) For Type II projects, noise abatement measures will only be approved for projects that were approved before November 28, 1995, or are proposed along lands where land development or substantial construction predated the existence of any highway. The granting of a building permit, filing of a plat plan, or a similar action must have occurred prior to right-of-way acquisition or construction approval for the original highway. Noise abatement measures will not be approved at locations where such measures were previously determined not to be reasonable and feasible for a Type I project.

Section 772.15 Information for local officials

In an effort to prevent future traffic noise impacts on currently undeveloped lands, highway agencies shall inform local officials within whose jurisdiction the highway project is located of the following:

  1. The best estimation of future noise levels (for various distances from the highway improvement) for both developed and undeveloped lands or properties in the immediate vicinity of the project,
  2. Information that may be useful to local communities to protect future land development from becoming incompatible with anticipated highway noise levels, and
  3. Eligibility for Federal-aid participation for Type II projects as described in §772.13(b) of this chapter.

What does this mean?

Section 772.15(a) occurs when the NEPA document is sent to local officials. Section 772.15(b) is available in documents written by FHWA, which are available on this webpage. While information is limited, many communities have developed methods for dealing with NCP. These methods will be posted on this webpage. Section 772.15(c) refers back to 772.13(b). It is important to note that, by law, Federal funds are not available for Type II (or retrofit) barriers where development post-dated the initial construction of the highway. In summary, this does not allow for Federal funds to be spent where development occurred next to an existing highway. Thus, the onus is on the local planners and developers to design and build residential development with existing noise levels in mind, in an effort to avoid impacts and possible public complaints.

TRB Write-up/Link

TR News: Transportation Noise: Measures and Countermeasures September-October 2005 issue has many interesting articles about transportation noise, but has several articles regarding NCP near highways.

2. Federal Application

While the Federal government has no authority to control land use development, the FHWA has written several documents regarding NCP. These reports can be accessed on our website by clicking the appropriate hyperlink.

  1. The Audible Landscape: A Manual for Highway Noise and Land Use Abstract: This report was developed to assist local government officials in dealing with the problems of noise-sensitive land uses and to indicate ways in which local governments can guide the development of undeveloped land in the vicinity of highways. It is intended for anyone interested in addressing the problems of highway traffic noise in local growth and development activities. Author: FHWA Publication Year: 1972, reprinted 1974, 1979, 1992 Redistribution Memorandum - Date: October 11, 1995 Contact: The Office of Natural Environment
  2. Entering the Quiet Zone: Noise Compatible Land Use Planning or (PDF - 2.8 MB) Abstract: This brochure 1) summarizes the general nature of highway traffic noise, 2) provides examples of Noise Compatible Land Use strategies either constructed or planned, and 3) encourages a proactive posture by local decision makers, developers and citizens to share in and actively influence land use next to highways. Distribution Memo, September 26, 2002
  3. "Living with Noise" by Chris Corbisier, FHWA Noise Team, Public Roads July-August 2003 discusses the concept of NCP and some of the basic techniques used.

3. Noise Compatible Planning Workshops

In 2005, Texas Southern University conducted five noise compatible workshops across the country to assess the use of NCP and discuss in an open forum methods to improve the practice. The five workshop locations included Austin, Texas; Seattle, Washington; Phoenix, Arizona; Columbus, Ohio and Orlando, Florida. From these workshops, a proceedings (HTML) or (PDF 150Kb) document was developed summarizing the 5 workshops, and a curriculum in (HTML) or (PDF 432Kb) format and with (HTML slides) or (PowerPoint slides 13.7Mb) were developed, which can be used to teach the basic concepts of NCP by any party interested in educating management, developers, planners, decision-makers or students.

4. State Examples

  1. Arizona

    The town of Gilbert, Arizona has a Santan Freeway Corridor Overlay District (PDF 24KB) plan that requires notification when development will be within 1000 feet of the highway. The 6 pages discuss developer built noise walls, interior noise levels, and wording placed in plat plans.

  2. California

    The 2025 City of Truckee General Plan (PDF - 6.3Mb) document is regarding all sources of noise in general, with elements for roadways. The document explains California's NCP law and was written to assist local communities to provide guidance for the development of municipal noise elements. It offers several options, such as site design, insulation, and addressing noise in the planning and permitting process.

    The San Diego General Plan Update of February 2006 (PDF - 57KB) has a noise element on page 9 and 10 with a goal of limiting future residential and other noise sensitive land uses in areas exposed to high levels of noise.

    This document is the City of San Diego's General Plan: Noise Element (PDF - 89KB that addresses all noise sources. Compatibility of residential development is listed for existing sound levels. The noise element of the plan relating to roadway noise starts on page 4, Section B. There is also a section on noise attenuation measures, at the source and receiver, starting on Page 15, Section H.

    The NAPA County General Plan: Noise Element (PDF - 659KB) also involves noise from all sources. Noise studies were performed to establish existing noise levels and estimate future noise levels and offer setback distances for roadway improvements. Estimates of future noise levels were based on traffic volumes and speeds. The NCP section starts on Page 11-33. Page 11-36 has an excellent table regarding interior noise levels for many uses.

    Kern County (CA) General Plan Noise Element (PDF - 84KB) deals with all sources of noise. Implementation methods are on page 148. Methods to deal with noise sensitive receivers starts on page 149. The highway traffic noise contours are in Appendix G (PDF 47Mb).

    The City of Tiburon Government Code Section 65302(f) (PDF 101KB) requires that current and projected noise levels be analyzed and quantified for highways, freeways, primary arterials, and major local streets. The law requires that noise contours, shown in terms of community noise equivalent level (CNEL) or day-night average level (Ldn), be prepared on the basis of noise monitoring or following generally accepted noise modeling techniques. The existing and projected noise level contours, based on existing and projected traffic, are shown in Diagrams 7.1-1 and 7.1-2.

    The City of Big Bear Lake General Plan (PDF - 27Mb) has several NCP programs, for many noise sources. Program N 1.1.1 requirement is on the land use and zoning maps, designate noise-sensitive uses in areas away from noise generators, and locate noise-compatible uses near existing and future air and highway transportation noise sources, to the extent feasible. They have specifically defined that the planning agency is responsible for this action. They have many other noise programs worth examining. The noise element of the General Plan can be found at http://citybigbearlake.com/downloads/planning/General_Plan.pdf (PDF - 27Mb) and going to Page 216 of 414 in the Adobe page counter.

    The City of Sonoma General Plan has a noise element that intends to provide ways to reduce existing and future noise conflicts. It includes policies and measures to achieve noise compatibility between land uses. In accordance with State Law and guidelines, the Element identifies noise sources and areas containing noise sensitive land uses. It quantifies noise levels using noise exposure contours for current and projected conditions within the county. Levels are measured as Community Noise Equivalent Level (CNEL) or the Day-Night Average Level (Ldn), which are measurements of total noise exposure at a given location for an average day. This noise exposure information serves as a basis for achieving land use compatibility within each community and provides baseline levels and noise source identification for use in a noise control ordinance.

  3. Maryland

    Many Maryland Counties have noise elements in their general plan, but they are not available online. If desired, one may contact the FHWA noise team to request to receive a copy of the plans for these Maryland counties. Please provide mailing address.

    The County of Frederick Regional Plan (PDF - 1.9Mb) has a noise element in their general plan that states: Several locations in the Frederick Region adjacent to major highways have had to mitigate the noise by means of walls or berms and plantings. The pre-planning for noise abatement must be given more emphasis as development continues in this most urbanized of regions. All new developments occurring within the Frederick Region, which contain noise sensitive uses including, but not limited to, residential uses, hospitals, and schools, shall be designed to ensure that no noise sensitive use will be exposed to highway noise levels which exceed adopted Maryland Department of Transportation highway noise standards.

    This section of the plan is specifically Guidelines for Evaluating and Mitigating Highway Noise Impacts (PDF - 591Kb) and offers noise abatement criteria for differing land uses.

  4. Montana

    The research report Traffic Noise in Montana: Community Awareness and Recommendations for a Rural State (PDF 5.46MB) is a detailed examination of land use planning and development processes and procedures within the State of Montana has been completed, including discussions with a number of local agency planners. This document is a comprehensive compilation of States and cities NCP activities. Additionally, two surveys were developed and administered: one for citizens living near busy roads in four Montana urban areas and one for local Montana planners. The surveys deal with people's perceptions of noise and noise mitigation, and interest in noise-compatible planning and development. The analysis of the survey data, the literature, and the practice has resulted in a number of recommendations to MDT regarding implementation of noise-compatible planning and development in Montana. The NCP discussion starts on page 48 and the survey discussion on page 114.

  5. New York

    The New York State Thruway website has a page regarding noise issues, including barriers and NCP. Their Type II barrier program has requirements on a portion of the development being built before the certain dates and within 200 feet of the highway edge and also a brief section on how to implement NCP.

  6. Ohio

    Ohio's research report titled Consideration of Land Use Planning in the ODOT Noise Abatement Process, I-675, Greene County, OH (PDF - 22MB) is an 89 page document describing the noise measurement process, including future predictions and contour development for sites adjacent to I-675.

    Ohio's research report for the Miami Valley Regional Planning Commission titled Noise Along Roadway Corridors: Strategies for Mitigation (PDF - 868KB) is a 47 page document describing Phase II of the previous report, noted above. The objective of Phase II is to educate local jurisdictions about the findings of the Phase I study and assist them in implementing planning and/or legislative measures to address such impacts. The document refers to some example ordinances and discusses strategies of NCP.

  7. Pennsylvania

    The Pennsylvania Department of Transportation has a document titled Sound Land Use Planning For Your Community: Model Ordinance Language for Addressing Traffic Noise (PDF - 1.8MB) to assist communities in developing noise zoning strategies, including Planned Residential Development (PRD), overlay districts, setbacks, and conditional use/special use. Also, definitions of terms that may be used in developing municipal land use ordinances are presented.

  8. Texas

    While not available online, the City of San Antonio's subdivision plats state, "For residential development directly adjacent to State right of way, the Developer shall be responsible for adequate set-back and/or sound abatement measures for future noise mitigation."

  9. South Dakota

    South Dakota has initiated a Proactive Noise Avoidance and Mitigation Measures research project because of the need to consider a range of options and strategies to educate and encourage noise compatible planning in the vicinity of all highways but particularly new or expanded highways. A video to educate local governments is an intended outcome of the research.

  10. Virginia

    The Fairfax County Policy Plan (PDF - 172Kb) has a noise element on pages 9 and 10 that establishes noise level limits for new and existing development along existing highways. These noise level limits are based on the Ldn metric and come from "Guidelines for Considering Noise in Land Use Planning and Control". New development in the 65-75 dBA Ldn range requires mitigation and no development shall be in zones with a 75 dBA Ldn or higher.

5. International Application

Ontario, Canada

Ontario's Ministry of the Environment has developed Publication LU-131 Noise Assessment Criteria in Land Use Planning. The major objective of the planning process is to minimize the potential for conflict between proposed land uses and many sources of noise pollution. The Ministry of the Environment is involved in the process of planning new noise sensitive land uses, such as residential subdivisions. For new sources of sound or for changes to existing sources of sound, the Ministry issues a Certificate of Approval providing the source is in compliance with the Ministry's guidelines. For noise sensitive land uses, the Ministry makes comments and recommendations on land use planning matters related to its mandate.

Ottawa, Canada

The City of Ottawa also has a report named Environmental Noise Control Guidelines for New Land Use Planning which define criteria for noise impact assessment of proposed residential or other noise-sensitive land uses as well as new noise generating land uses in the City of Ottawa. Also, responsibilities for achieving the sound level criteria that ensure a comfortable living environment are assigned. Guidance in the form of good planning criteria and procedures is provided for development of noise-sensitive land uses adjacent to existing sources of noise or potential noise-generating land uses adjacent to existing and/or approved noise-sensitive land uses. The contents of this guideline document are intended to provide direction to the City staff, developers and planning/engineering consultants on the requirements of the City in land use planning where environmental noise is a factor.

To provide Feedback, Suggestions or Comments for this page contact Mark Ferroni at Mark.Ferroni@dot.gov.

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