# General plan documents — mobile-alabama Assembled by OpenPublica from the documents it serves for this government. Each section below is a separate publication by the government; page anchors (``) refer to pages of that section's own source PDF, linked in its heading. **Contains 1 document.** OpenPublica has pinned these slots for this government: combined. That is what we have looked for, not a statement that the government publishes nothing else — a plan element absent here may simply not have been reviewed yet. Last reviewed 2026-10-17. --- ## Complete Plan — Map for Mobile (comprehensive plan, adopted November 5, 2015; amended by the Planning Commission August 15, 2024) - Source: https://mapformobile.org/wp/wp-content/uploads/2024/09/MapForMobile2024_240708.pdf - Pages: 89 - Covers: circulation, combined, conservation, ej, housing, land_use, noise, open_space, safety <
> # MAP FOR MOBILE ## FRAMEWORK FOR GROWTH CITY OF MOBILE, ALABAMA Adopted November 5, 2015 Amended August 2024 (blank page) # MESSAGE FROM MAYOR # SANDY STIMPSON ### JUNE 2024 <
> When my administration took office in 2013, we cast a bold vision to create One Mobile – a safer, more business and family friendly city. We know that “Uniting Mobile Through Action” is the only way that we will fulfill that original vision. That’s because reaching Mobile’s potential will take all of us: the administration, the City Council, City employees, businesses, nonprofits, neighborhoods and individuals. At its heart, this vision is about improving the quality of life for all our citizens. That vision steered us in 2015, when we embarked on a citywide comprehensive planning process that had not been undertaken for decades. With citizen involvement, we developed a framework, known as the Map for Mobile. We have used the Map for Mobile to guide decisions and goals for both the near term and far beyond. <
> Map for Mobile lays out an exciting path for Mobile’s long-term preservation, revitalization, and growth. The core values that guide the plan, defined through a robust public process, include a stronger, mixed-use downtown, supported by diverse and connected neighborhoods, businesses, and open spaces. Most importantly, the plan includes realizable action steps to ensure that recommendations become reality. Map for Mobile outlines goals and policies that guide our future planning efforts and the pages in this report outline the methods and approaches the City has been following since 2016 to implement zoning, land use, code and ordinance changes and capital improvement priorities. This year we have updated the Map for Mobile to account for progress and plan for solutions to new challenges, while still adhering to the original framework. My administrative team and I are dedicated to improving the quality of life for our citizens and investing in needed changes and improvements. We have made great progress and checked major projects off the list. We will continue to use the Map for Mobile as a “living document” with action plans developed and reviewed on an annual basis. With sincere regards, <
> William S. Stimpson Mayor of Mobile # ACKNOWLEDGMENTS The City would like to thank the many community members who provided input into this plan, supported the planning process since 2015, or who simply expressed their support and enthusiasm for the effort. **Mayor Sandy Stimpson** Jim Barber, Chief of Staff **Mobile Planning Commission** * John W. “Jay” Stubbs, Jr., Chairman * Kirk Mattei, Vice Chair * Jennifer Denson, Secretary * Nick Amberger (Administrative Official) * Josh Woods (City Council Representative) * Shirley Sessions * Matt Anderson (Mayor’s Designee) * Larry Dorsey * Chad Anderson * Harry Brislin, IV (Supernumerary) * Kenny Nichols (Supernumerary) **Advisory Committee** Composed of City officials; representatives from housing, education and economic development authorities; and representatives from other governmental agencies, The Advisory Committee served in 2015 to steer Map for Mobile in the right direction and provide oversight and feedback throughout the process. **Outreach Committee** Composed of non-profit organizations, faith-based communities and neighborhood and community leaders, the Outreach Committee played a vital role during 2015 in spreading the word about Map for Mobile and engaging stakeholders and the general public in the process, ensuring widespread and diverse participation. **Mobile City Council Members** * C.J. Small - Council President, District 3 * Gina Gregory - Council Vice President, District 7 * Cory Penn - Council Member, District 1 * William C. Carroll - Council Member, District 2 * Ben Reynolds - Council Member, District 4 * Joel Daves - Council Member, District 5 * Josh Woods - Council Member, District 6 **Planning Team** * Shayla Beaco Executive Director, Build Mobile * Bert Hoffman Deputy Director, Long Range Planning * Margaret Pappas Deputy Director, Planning and Zoning * Lisa Watkins, Executive Secretary, Build Mobile **Additional Contributors** * Candace Cooksey, Director, Communications * Jason Johnson, Deputy Director, Communications Map for Mobile was prepared in partnership with: * Goodwyn, Mills, & Cawood * Planning Next * Dover, Kohl & Partners * Kimley-Horn # CONTENTS # 1 INTRODUCTION 1 Need for a Comprehensive Plan 3 The Planning Process 4 Principles and Plan Pillars 5 The Planning Context 7 # 2 PEOPLE ON THE PATH: INPUT AND BACKGROUND 9 Ideas and Input 11 Conditions and Trends 14 Existing Plans 20 # 3 PLANNING THE JOURNEY: GOALS AND POLICIES 23 Plan Elements Grow (Priority Investment and Future Land Use) 24 Connect (Major Street Plan) 54 Protect 65 Enjoy 68 Prepare 71 Engage 74 # 4 GETTING THERE: IMPLEMENTATION 77 How to Use the Plan 78 Plan Management 79 Land-use Regulation Reform 80 Roles of the Stakeholders 81 # APPENDICES Appendix A: Action Plan Appendix B: Major Streets Plan Right-of-Way Guide Appendix C: Status Report to the Community (2018) Appendix D: Five Year Status Report to the Community (2021) Appendix E: Future Land Use Plan and Major Street Plan 2017 process <
> Stewartfield - the Stewart-Byrne House on the Campus of Spring Hill College Credit: Mobile Bay Convention and Visitors Bureau # 1 INTRODUCTION The Need for a Comprehensive Plan The Planning Context Principles The Planning Process <
> Downtown Mobile Credit: Mobile Bay Convention and Visitors Bureau # NEED FOR A COMPREHENSIVE PLAN Everyone wants Mobile to succeed, lead and grow. As a city rich with natural and cultural resources, Mobile has a responsibility to balance preservation and growth. The City has stunning architecture, streets lined with live oaks, public squares and numerous events and celebrations. Mobile is home to the nation's first Mardi Gras celebration, which remains a huge tourist draw, especially for families. Mobile boasts of a wealth of natural resources, unparalleled in the State: Mobile Bay, Dog River, Mobile River and the coast, not to mention various creeks and waterways that wind through the City. Mobile is nationally recognized for its recent economic development inroads with thousands of new, well-paying jobs created in the last few years. Large, international companies are attracted to Mobile, with the port, America's twelfth largest, acting as a major draw for industry. It also has thriving arts and music scenes, with various festivals throughout the year. Mobile will embrace its future by capitalizing on all these assets and by using its best resource: its people. The City also faces some real challenges. Mobile has dealt with population decline, regional suburban sprawl, stretched resources, traffic congestion, income inequality, aging housing stock and deferred infrastructure maintenance that must be addressed. Understanding these challenges will allow us to leverage and build upon our assets to address our problems. While there have been a variety of planning efforts in the past, these plans have been limited in their geographic or topical scope. In 2015, the City initiated a long-overdue citywide comprehensive planning process. To give citizens a much-needed voice in their future, we made public participation our key focus. That effort led to a positive shift in the City's approach to planning and community engagement. Map for Mobile serves as a guide for long-term preservation, revitalization and growth so the City can achieve the goals and aspirations of its citizens. It leverages the City's past planning efforts and it sets the stage for future planning efforts. This plan does not propose rigid projects, programs or improvements, but instead establishes principles, goals and policies for the City to use in establishing detailed actions over many years. But, to be effective, plans must be periodically updated to account for changing conditions, data, a new technologies. Since 2015, the City has made progress on many of the plan's original priorities. Meanwhile, regional market conditions, demographic shifts, and other changes such as a global pandemic have occurred. This plan's most recent update began in 2023. # THE PLANNING PROCESS The City initiated the planning process for Map for Mobile in early 2015 with the goal of shaping a citywide vision and using it as a guide for future development. The City conducted a robust publicity and outreach campaign with the help of two community committees to ensure that participation was a choice for as many people as possible. **Focus on the Future Workshop** More than 400 citizens participate in activities to identify strong and weak places and contribute their best ideas for the future Mobile. An additional 200 people participate through mapformobile.org <
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> **Designing the Future Workshop** More than 300 citizens provide input on draft principles and participated in exercises to identify ways to improve various parts of the City. The City also live-streams the presentation, allowing citizens to stay engaged online. <
> **Open House** 400 citizens review the progress and provided feedback and input on the draft plan. **Map for Mobile Adopted** Nov 2015 **Future Land Use Plan and Major Streets Plan** Public workshops held in late 2016 and early 2017. Adopted in May 2017. **Neighborhood Planning Toolkit Prepared** **Multi-year Capital Improvements Plan Process Launches (ongoing)** **Zoning Code Rewrite Process (UDC)** Hundreds of small group meetings Technical advisory committee Web page, interactive map, comment portal Virtual stakeholder and community meetings 1,300+ comments to web portal, email, or mail **UDC Adopted** June 2022 # PRINCIPLES Now and into the future, seven Principle Statements outline our core values. We believe in... 1 **Strong neighborhoods** with: * Unique identity and sense of place * A mix of housing types that provide for residents’ diverse needs * Community amenities within walkable distances 2 **Functional roadway corridors** with: * An attractive and welcoming public realm * Safe accommodations for people and vehicles * A variety of thriving businesses that support a robust economy 3 **Strategic infill and redevelopment** with: * A mix of uses that serve the needs of the community * A focus on vacant properties and blighted areas * Concentrated activity that creates vibrancy 4 **A connected community** with: * Ease of mobility for pedestrians, automobiles and bicyclists * Safe and appealing transportation options * Access to businesses, parks and open spaces, cultural amenities and other destinations 5 **High-quality design of the built environment** with: * An attractive and distinctive streetscape and public realm * Maintenance of existing private property to minimize degradation and blight * New private property development that is distinguishing yet in keeping with City and neighborhood character 6 **A strong downtown** with: * A greater intensity of uses and activities * Pedestrian-friendly streets and interesting restaurants and entertainment options * Accommodations for tourists as well as those who live and work in Mobile 7 **Greater opportunities to enjoy natural and recreational assets** with: * Quality parks and open spaces * Appropriate and inviting development at key waterfront and riverfront locations * Proximity and connections to residential and commercial areas # PLAN PILLARS Seven pillars organize the City’s policies and strategic initiatives related to Mobile’s physical development. The pillars are addressed through various plans, ongoing departmental activities, and partner efforts. Map for Mobile addresses six pillars with goals and policies that relate closely to physical planning opportunities. <
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> ## A FRAMEWORK FOR FOCUSED PLANNING Map for Mobile serves as a foundation for the City’s future planning efforts, informing subsequent plans, policies, regulations and budgeting decisions and providing terminology to use throughout those efforts. Subsequent planning efforts that address areas within the City should be completed in conformance with Map for Mobile. The recommendations of those plans should directly address topics in Map for Mobile and its Principles. These specific plans should use consistent terminology and be organized in a consistent manner. Data collection methods should follow city planning staff recommendations to facilitate data integration. Each specific plan should contain the following elements: 1. Existing conditions analysis and needs assessments 2. Visioning 3. Plan recommendations 4. Action Plan # THE PLANNING CONTEXT Map for Mobile is a statement of the City’s overall vision and policy direction about growth and development. It will be implemented through various specific action plans and regulations. The City’s many existing and future plans fit into a clear hierarchy as shown below. <
> **OVERALL, LONG-RANGE CITYWIDE PLANNING** Vision, goals, principles, high-level policies *10+ year outlook* **Comprehensive Plan / Map for Mobile** The long-term guide for the City’s future physical development. It includes goals and policies. Serves as a guide for future focused planning and includes the Future Land Use Plan and Major Streets Plan, which guides future decisions about zoning, land development, and street infrastructure. **Resilience Plan** Helps Mobile be prepared for and able to rebound quickly from the impacts of a changing climate, sea-level rise, varying social and economic conditions, and other shocks. **FOCUSED LONG-RANGE PLANNING** Detailed studies and specific strategies for a topic or area **Neighborhood (Area) Plans** Detailed plans focused on a portion of the city such as a district, neighborhood, or corridor. These plans may address various topics relevant to that location. **Citywide Master Plans** Detailed plans focused on a particular topic, city service, facility, or resource that affects the city as a whole. **STRATEGIC PLANNING** A set of priority initiatives to implement the plans *1-10 years* **Map for Mobile Action Plan** A strategic list of projects and programs to be undertaken to address the elements of Map for Mobile. These actions may include transformative physical projects, updates to codes and ordinances, detailed studies, or other priority initiatives. They are implemented by various city departments or through partnerships. Action Plan recommendations are externally focused. The Action Plan is reviewed annually. **IMPLEMENTATION** Short-term funding, programs and regulations adopted to implement long-range or strategic plans *1-5 years* **Capital Improvements Plan (CIP)** Five-year plan for funding infrastructure improvements. Updated annually. **Departmental work programs and budgets** Funding for department operations, special projects and initiatives. Updated annually. *ongoing* **Codes & Ordinances** | | | | | | :--- | :--- | :--- | :--- | | Development review and approval | Private development decisions | Development incentives | Partnerships | <
> 8 | MAP FOR MOBILE # 2 PEOPLE ON THE PATH Input and Background Ideas and Input Themes from Public Input Conditions and Trends Existing Plans First and foremost, Map for Mobile is about people. While the majority of proposed goals and principles in Map for Mobile relate specifically to the physical environment of the City, the overarching mission of the plan is to recommend strategies that improve places for people. The best way to create policies that improve people’s lives is to listen to their ideas. Citizens have a wealth of knowledge about the City and have contributed to Map for Mobile throughout the planning process by identifying places they love and places that need attention. They also have provided their best ideas for improving Mobile. Many of these ideas are ambitious, but no less ambitious than the vision and principles established in this plan. <
> # IDEAS AND INPUT At the Focus on the Future workshop, held in 2015, over 400 citizens attended and shared their ideas for Mobile and identified strong and weak places. **Identifying strong and weak places allows Map for Mobile to determine common characteristics of these identified places and define policies and strategies to enhance strengths and improve upon weaknesses.** Primary identified Strong Places included: 1. Downtown 2. Spring Hill 3. Midtown 4. Medal of Honor Park (Cottage Hill) 5. University of South Alabama 6. Oakleigh 7. Dog River Strong Places identified are primarily mixed-use, historic areas, and “walkable” was cited as a factor in choosing Strong Places. Strong neighborhoods like Oakleigh and Spring Hill were also identified as Strong Places, with safety and stable property values being common factors in these places’ identities. Dog River was the natural resource most identified as a Strong Place, with access to the water mentioned as its primary strength. <
> Primary identified Weak Places included: 1. Airport Boulevard 2. Dauphin Island Parkway 3. Michigan Avenue 4. Africatown/Plateau 5. St. Stephens Road/Toulminville 6. Waterfront, especially near downtown 7. Government Street Corridor 8. Old Shell Road/Spring Hill Avenue Corridors Identified Weak Places are primarily transportation corridors characterized by large travelways, little or no pedestrian or bicycle infrastructure and strip developments with large parking lots in front of buildings located a significant distance from the street. Interestingly corridors adjacent to neighborhoods identified as Strong Places (Spring Hill, Oakleigh) were identified as weak. Other Weak Places are low-income neighborhoods where blight is cited as the main problem. The Waterfront was identified as another weak place, with lack of access noted as the primary reason. <
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> # STRONG AND WEAK PLACES MAP The Strong and Weak Places Composite map shows over 2,000 unique places marked by participants at the Focus on the Future Workshops and Online Map. <
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> * Strong Place * Weak Place # THEMES FROM PUBLIC INPUT Those same 400 citizens, plus those who participated online, were also asked to provide their best ideas for Mobile, many of which have been incorporated into Map for Mobile. Here are some of those ideas: › Physical design must be a priority › More upward, vertical expansion instead of taking up so much space › Cleaner, greener neighborhoods › Town centers throughout the City, centrally themed › Core value should be: every child should be able to safely walk to a park, school, library, community center and religious facility › Make Mobile a more walkable city › Better aesthetics driving to and from the airport › Sidewalks to increase accessibility around schools › Better access for water activities › Attract more retirees › Regular street maintenance › Develop plan for properties that will be affected by I-10 Bridge › Three Mile Creek biking and walking trail › Emphasize education › Revitalize beautiful/run-down inner city streets › Bike lanes incorporated into all street plans › Inclusion with surrounding municipalities › Improve transportation flow › Business friendly permitting process › Improve public transportation › Invest in marketing our history › Safe streets for walking and biking › Do a better job of preserving our history › Incentives to redo or use already built buildings rather than tear down or build new › Tax incentives for economic investment in blighted areas and in small businesses # CONDITIONS AND TRENDS As part of the planning process, the team conducted an assessment of existing conditions and trends in Mobile. These conditions were updated in 2023 to incorporate changes that have occured in recent years. Here is a snapshot of those conditions and trends. ## POPULATION Mobile's total population has been stable or modestly declining since the late 1970s. The total population of the City was approximately 186,316 in 2022, a 4.6 percent decrease from 2012. However, recent annexations have increased the overall population. With the annexations of three communities in west Mobile, the City saw an increase in population from 186,316 residents in 2022 to a population of 206,830, making it the second largest city in Alabama. While the overall population has changed, the makup of that population has also changed. For example, the median age in Mobile is at approximately 37 years old, slightly younger than the median for Alabama. The under 18 age group was the fastest growing age cohort in Mobile between 2012-2022. During that time the share of the population that is under 18 increased by 10.6 percent while the over 65 age cohort also grew by about 6 percent. This increase, and the small decrease in the 45-54 age group, is consistent with national trends and is mostly due to the aging Baby Boomer generation, which is now over age 55. The shifting age make-up, common in many cities today, is significant because a relatively smaller working-age population has the burden to contribute economically to support both youth and elderly persons, who are often dependent. For example, as the population ages, many people may want or need to move in with family members, into a smaller home, or require care in facilities outside of the market-rate housing market. Careful monitoring of this trend can be helpful for identifying the potential need for new services or housing types for older adults. Another notable characteristic of Mobile's population is the high degree of economic and racial segregation that exists between various neighborhoods. While the overall share of people in poverty has decreased recently, from approximately 22.4 percent in 2017 to 20.7 percent in 2022 the change has varied widely between different parts of Mobile. The information in this section was obtained from the US Decennial Census (2020) and the American Community Survey (2022). # HOUSING Mobile’s housing stock is aging and may not be matching the needs of the current and future population. One-third of all housing units were constructed before 1970. Only 11 percent of the City’s housing was built after the year 2000. While these figures reflect a place that values its historic neighborhoods, they also indicate a need for new and renovated housing. Homeownership in Mobile has fallen 5.1 percent between 2017 and 2022. Today, 48 percent of housing is rented, while 51 percent of homes are owner-occupied. Approximately 74 percent of all housing units are single-family dwellings, with 25 percent in multi-family structures, including duplexes. In recent years many communities nationally have seen large amounts of multifamily apartments contructed, most of the construction in Mobile continues to be single family homes (93 percent in 2023 alone). Meanwhile, the majority of households (74 percent) in Mobile are one and two person households, who might not need a traditional single family home. Housing affordability in Mobile differs from national trends, as it is most significant among households that rent. The median monthly rent in Mobile rose from $746 in 2012 to $985 in 2022, an increase of 32 percent while the median family income rose from $49,868 to $64,585 in this same time, an increase of 29.5 percent. While rents have outpaced the median family income, the inverse is true for homes that are for-sale. The median home value in Mobile as of 2022 was $158,400, indicating an increase of a 26 percent increase from 2012 while median family income rose 29.5 percent. City policies about where and how to grow can help to address housing challenges and lead to growth. # INDUSTRY One of the largest drivers of the region’s population growth has been the creation of new jobs. Mobile is the region’s economic hub and Alabama’s most diverse economy. The Port of Mobile, five Class 1 railroads, two major interstates and two major airports all contribute to Mobile's desirability as a location for manufacturing and industry. Currently, the City has approximately 83,405 employed individuals. In 2023, Mobile saw an increase of 2,007 new jobs with an average salary of $63,683. The City’s leading sectors include the chemical, aerospace, manufacturing, distribution and logistics, and maritime industries. Many companies have expanded or invested in the area since 2015 creating thousands of new jobs, primarily in manufacturing and production. Two of the City’s largest private employers, Airbus and Austal USA, have each made major investments to expand their operations in Mobile. *** **Information concerning recent job creation was obtained from the Mobile Chamber of Commerce's Report, 2023.** # MOBILITY Like most cities, Mobile’s transportation system is heavily dependent on the automobile, a fact that contributes to substantial transportation costs. > 84 percent of people drive alone to work > 6 percent carpool > 0.2 percent take public transportation The average travel time to work is 22.8 minutes, which is less than the national average of 26.4 minutes. Analysis of regional commuting patterns shows that over 65 percent people who have jobs in Mobile live outside of the City. Many commute from areas across the bay in Baldwin County. Since 2015, the City has made progress on several major street reconstruction and greenway projects that aim to create more transportation options and improve safety. These efforts include the Broad Street Redevelopment and the Mobile Greenway Initiative. The City is also preparing plans for Water Street to make it more pedestrian and bicycle friendly and provide better access to amenities on the waterfront (Convention Center, Cooper Riverside Park, National Maritime Museum of the Gulf of Mexico, etc.). In addition to the City’s work, the Alabama Department of Transportation (ALDOT) will soon begin construction on a new I-10 bridge over the Mobile River. Meanwhile, the Mobile Airport Authority is preparing to move commercial passenger service to from west Mobile to Brookley Field, closer to downtown. These projects will better connect Mobile to the region. # LAND USE Mobile encompasses 258 square miles including recent annexations. Approximately 40 square miles is located within waterways, thus making the total area of land at 218 square miles. Land use in Mobile is characterized by mixed-use areas such as downtown and midtown; commercial corridors dominated by strip commercial corridors that are predominantly located in the suburban areas along major roads; large areas of industrial use primarily bounded by water and on the east side. Mixed density housing is primarily located within close proximity to the downtown area while low density residential is located further from downtown and within the outskirts of the City. Mobile’s large percentage of undeveloped land is partially explainable by significant areas of floodplains and wetlands found in the northwest of the City, as can be seen in the Natural Resources Map in Chapter 3. Most of this property is undevelopable for anything other than passive recreational purposes, constraining the City’s land for growth. In the past, land-use planning in Mobile has focused on eliminating incompatible land uses and providing housing in previously undeveloped areas connected by main thoroughfares. These notions are outdated, and many of Mobile’s subsequent plans and policies have new ideas such as Smart Growth and Complete Streets. Map for Mobile makes recommendations based on new desires in Mobile for connectivity, more mixing of uses, options for new housing opportunities, and more desirable places. # LAND COVER <
> ### LEGEND | | | | Development Intensity | | :--- | :--- | :--- | :--- | | | Water | | Low | | | Wetlands | | Medium | | | Forest/Grassland | | High | | | Developed Open Space | | | 0 .5 1 2 Miles # EXISTING PLANS Previous planning efforts provide excellent recommendations, projects, and policies for Mobile. To reinforce this previous work while moving forward with a vision for the City’s future, Map for Mobile references these plans and their recommendations. <
> ## A NEW PLAN FOR MOBILE A New Plan for Mobile, adopted in January 2012, provides a series of initiatives for the Downtown and Midtown area in Urban Design/Public Realm/Land Use, Transportation/Transit/Infrastructure, Economic Development/Commercial Revitalization, Housing/Neighborhoods and Historic/Cultural. As this plan thoroughly covers the Downtown and Midtown area and provides excellent initiatives and detailed projects, Map for Mobile simply reinforces these initiatives and encourages updating them as necessary. Some initiatives have been completed, such as establishing the Neighborhood Renewal Program and developing a form-based code for Downtown. Many others are underway. <
> ## DOWNTOWN: KEEPING IT EASY A New Plan for Mobile recommended developing a form-based code for Downtown, which was adopted in 2014. Among other requirements, the Downtown Development District code (DDD) requires that buildings be constructed adjacent to the sidewalk, have a certain percentage of transparent windows and doors, and parking be hidden behind structures. The DDD aids in the creation of a pedestrian-friendly, vibrant downtown, ensuring that new construction or redevelopment more closely resembles historic development. Map for Mobile recommends reviewing and revising the DDD as needed. <
> ## THE BLUEPRINT FOR SPRING HILL The Blueprint for Spring Hill, adopted August 2008, covers the area known as Spring Hill in western Mobile. It provides principles for the area: walkable street scenes; connectedness; compact, mixed uses; and street-oriented buildings. It led to the creation of the Traditional Center ordinance as an option for the commercial areas of Spring Hill and was adopted at the same time as the Blueprint. Map for Mobile supports and reinforces the principles of the Blueprint and encourages using the Traditional Center District ordinance as a model for future land use reform. # Three Mile Creek Watershed Management Plan September 5, 2014 <
> ## THREE MILE CREEK WATERSHED PLAN The Three Mile Creek Watershed Plan was created by the Mobile Bay National Estuary Program in 2014 for managing stormwater, flooding and other issues in the Three Mile Creek Watershed. This plan envisions recreational amenities linking a number of destinations within Mobile and Prichard, with improved water quality and better public access as main goals. Map for Mobile recognizes the importance of protecting Mobile’s watersheds and the value in utilizing these natural resources for recreation and connectivity. <
> ## TRICENTENNIAL GREENSPACE MASTER PLAN The Tricentennial Greenspace Master Plan, adopted in November 2002, is a citywide master plan providing specific projects and plans for green space and connectivity through trails throughout the City. Many of the proposed projects have been implemented or are being implemented, such as the Three Mile Creek Linear Park and the Crepe Myrtle Trail. Map for Mobile utilizes this plan as a guide for proposed green space and trails. <
> ## SMART GROWTH FOR MOBILE Smart Growth for Mobile is a policy document created by the City in January 2003. It identifies objectives for these broad Smart Growth policies: explore design alternatives, strengthen the existing community, reserve critical environmental areas and open space and invest in multimodal transportation options. Many of the later plans built upon the policies set forth in this document, as does Map for Mobile. <
> ## THE MOBILE AEROPLEX The Mobile Aeroplex at Brookley Master Plan provides a guide for future industrial and other development at the Aeroplex, creating an aesthetically pleasing, walkable and connected industrial development complex. <
> ## BRING BACK BROAD Bring Back Broad is an initiative underway since 2005 and reinforced in the New Plan for Mobile. The project envisions Broad Street as a Complete Street, accommodating all users including pedestrians, bikers, drivers and transit users. The multi-phase project is now under construction. Map for Mobile reinforces this project and the idea of Complete Streets throughout Mobile. # FOCUSED PLANS SINCE 2015 Since Map for Mobile was adopted in November 2015, the City has been involved in creating or updating several focused plans that build upon its goals and policies. These plans include: <
> ## THE FUTURE LAND USE PLAN AND MAJOR STREET PLAN The Future Land Use Map (FLUM) is the primary guide to the future physical development of the City of Mobile. The map and its land use designations describe the desired types, intensity and spatial arrangement of the City's land uses to achieve the vision described in Map for Mobile. The Major Street Plan (MSP) represents the City's vision for a coordinated land use and transportation strategy. The MSP recognizes key existing and future street corridors within the City's overall transportation network, based primarily on analyses of traffic volumes and character of traffic movements that could be generated by future development of land according to the FLUM. Both were adopted as an appendix to Map for Mobile in 2017. Recent versions of the FLUM and MSP are now included in Chapter 3. <
> ## DOWNTOWN NON-MOTORIZED MOBILITY STUDY Completed around the same time as the Map for Mobile, this study commissioned by the Mobile Metropolitan Planning Organization (MPO), focused on bicycle and pedestrian issues within the downtown area and along the radial connections from adjacent neighborhoods outside the Henry Aaron Loop. The plan includes several specific policies, programs, and projects that have begun to be implemented. <
> ## ENVISION 2045 Envision 2045 is the long-range transportation plan for the Metropolitan Planning Organization (MPO), covering Mobile and surrounding areas. It is a functional plan providing significant amounts of data and recommended projects for highways, transit and bicycle and pedestrian infrastructure needed in the Mobile urban area through 2045. As a member of the MPO, the City of Mobile contributes to regular updates to this long-range plan. <
> # HOUSING STUDY Completed in 2018, the Mobile Housing Study provides housing and neighborhood development strategies to build on the work of Map for Mobile, the Mayor’s Innovation Team, and the major capital improvement projects taking place throughout the city. <
> # AFRICATOWN NEIGHBORHOOD PLAN The Africatown Neighborhood Plan, prepared during 2015 and 2016, defines a vision for the Africatown community. Additionally, the document includes guidance on land use policy, neighborhood development initiatives, and capital improvement projects intended to promote revitalization. <
> # PARKS AND RECREATION SYSTEM PLAN The 2019 Parks and Recreation System Improvement Plan assesses the current parks and recreation system, considering facilities, programs, operations and funding; It outlines recommendations for improvements to the system over the next 10 years. <
> # CITY FACILITIES STRATEGIC PLAN Completed in 2018, the City Facilities Strategic Plan assessed the condition and utilization of city land and facilities and provides guidance to prioritize property and facility renovation or disposition to manage long-term maintenance costs. <
> # DOG RIVER WATERSHED MANAGEMENT PLAN The Dog River Watershed Management Plan is a plan created by the Mobile Bay National Estuary Program, for managing stormwater, flooding and other issues in the Dog River and Garrows Bend Watersheds. This plan includes strategies for improving water quality, improving resiliency, restoring habitat, and improving access to waterways. The City of Mobile participated in creating the plan and supported its adoption in 2017. <
> Mardi Gras Drummer Credit: Library of Congress 22 | MAP FOR MOBILE # 3 PLANNING THE JOURNEY Goals and Policies ### Plan Elements Grow (Priority Investment and Future Land Use) Connect (Major Street Plan) Protect Enjoy Prepare Engage # GROW Growth involves physical development within the City’s existing area and strategic expansion through annexation. It also includes economic growth with diverse businesses and jobs, and housing growth at all levels. But growth is more than just numbers, it should contribute to making strong neighborhoods and districts that reflect well on the City and reinforce community pride. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) * A growing city with a strong sense of place, where historic assets, the working waterfront, and natural resources are respected. * Anyone can find desirable and affordable housing. * A diverse economy with opportunities for all. Land development policies since the 1950s have primarily focused on auto-oriented, auto-accommodating development. Inefficient uses of the land taxes the City’s ability to maintain infrastructure, disperses population and dilutes both public and private economic investment. The City envisions a future where new growth and development reinvests in the existing built environment, quality design is valued and people are the priority. The following goals and policies capitalize on past public and private investment to achieve a more efficient use of the existing built environment, well-designed public spaces, and greater conservation of land and natural resources. Existing and previous land-use regulations have exacerbated sprawling conditions, but Map for Mobile lays a framework for reform. While the decisions and development of the past affect current conditions, these issues are not insurmountable with proper planning and effort. # POLICIES **GR-A** Develop area specific land use policies and expectations in priority investment areas through neighborhood and small area planning. **GR-B** Continue refine Mobile’s development regulations (codes). **GR-C** Continue to fund a planning-driven five-year capital improvement program (CIP). **GR-D** Encourage the creation of compact, walkable, mixed-use centers and corridors that are connected to neighborhoods. **GR-E** Use a range of incentives (financial, regulatory, partnerships, etc.) to encourage redevelopment in areas where necessary. **GR-F** Focus efforts on expanding the supply of housing within the city at a wide range of prices and types that improves neighborhoods. **GR-G** Exhibit strong stewardship of the natural environment. **GR-H** Protect the integrity of historic neighborhoods, buildings, and sites. **GR-I** Use annexation strategically where such expansion improves the city’s long-term financial wellbeing and does not degrade the ability to provide infrastructure and services. # LINES OF EFFORT These lines of effort relate to the goals and policies of Grow and are used to organize specific actions in the Action Plan. Revitalization & planning Codes Annexation Housing Mostly external to the city Business & industry growth # PRIORITY INVESTMENT AREAS The plan identifies nine “Priority Investment Opportunity Areas” which are places where the city should focus its efforts to encourage infill and redevelopment. Focused efforts in these areas may include capital improvements, various types of incentives, future detailed planning, or other programs. The areas are described generally below. Specific opportunities are described beginning on page 45. **Economic Development Opportunity:** Areas where a combination of detailed planning, city investments, and stakeholder engagement are a priority for realizing economic development opportunities. 1 Downtown and South Waterfront Area 2 Brookley Area (including the Airport properties and areas surrounding Michigan Avenue, Broad Street and I-10) 3 Africatown 4 I-65 and Airport Blvd 5 University of South Alabama Area 6 Airport (MOB) Area 7 Tillman’s Corner 8 Dauphin Island Parkway **Residential Development Opportunity:** Large areas of mostly undeveloped land within the city where new residential development should be encouraged. **Redevelopment Area:** Areas of existing neighborhood-scale commercial development, where revitalization and redevelopment with mix of uses should be encouraged. These areas are secondary in importance to the areas above, but may connect to other nearby projects or programs. **Corridor Enhacement:** Major street corridors that serve as gateways to neighborhoods and major centers where improvements to the character of development and the appearance and safety of the public realm should be the focus. These corridors should be priorities for capital improvements to create safer “complete streets” for all users. **Greenway Corridor:** Planned greenways that will connect the city, improve access to the rivers, bayfront and other unique natural areas. **Preserved open space (maintain):** Land permanently preserved as parks or open space by regulations or public ownership such as nature preserves, recreational spaces, greenways, public parks, and large cemeteries. **Conserve:** Land with potentially significant environmental constraints (floodplain, wetlands, etc.) and areas that serve a critical role in the city’s long-term resiliency. Some of these areas may already be developed, or may have development rights by zoning in place, but these areas are not encouraged to be developed and should be conserved. # PRIORITY INVESTMENT MAP <
> **LEGEND** | | | |---|---| | ● | Priority Investment Area: Economic Development Opportunity | | ● | Priority Investment Area: Residential Development Opportunity | | ● | Redevelopment Area | | | Corridor Enhancement | | | Greenway Corridor | | | Preserve | | | Conserve | This map is subject to revisions or updates. Source data inlcudes: City of Mobile GIS Department, National Flood Hazard Layer, National Wetlands Inventory, U.S. Census Bureau CHAPTER 3 PLANNING THE JOURNEY | 27 # FUTURE LAND USE MAP (FLUM) The FLUM is the primary guide to the future physical development of the City of Mobile. Where the previous map identified priority areas, this map and its corresponding land use categories describe the desired types, intensity, character, and spatial arrangement land uses over the entire City to achieve the vision described in this plan. The FLUM is conceptual and serves as a policy guide. It shows the desired future development pattern for Mobile through land use categories that describe the intended type, character, and intensity of development and redevelopment. The Future Land Use Categories are as listed below. The categories are described beginning on page 32. ## FUTURE LAND USE CATEGORIES | | | | :--- | :--- | | | Low Density Residential (LDR) | | | Mixed Density Residential (MxDR) | | | Downtown (DT) | | | District Center (DC) | | | Neighborhood Center – Traditional (NCT) | | | Neighborhood Center – Suburban (NCS) | | | Traditional Corridor (TC) | | | Mixed Commercial Corridor (MCC) | | | Light Industry / Business Center (LI) | | | Heavy Industry (HI) | | | Institutional (INS) | | | Parks and Open Space (POS) | | | Water-Dependant and Water-Related Uses (WDWRU) | | | Environmentally Sensitive Areas | | | Priority Investment Areas | All land use categories are intended to be made up of multiple complementary uses. The descriptions for each category list primary and secondary uses, which are defined as: PRIMARY USES – One or more land uses that are intended to be the predominant focus of the place. For example, a residential area may have one or more residential uses that together make up at least half of a given area. SECONDARY USES – The supporting or complementary land uses which are compatible with the primary use but are not the main focus of the place. # FUTURE LAND USE MAP <
> **LEGEND** * Low Density Residential * Mixed Density Residential * Downtown * District Center * Neighborhood Center – Traditional * Neighborhood Center – Suburban * Traditional Corridor * Mixed Commercial Corridor * Light Industry / Business Center * Heavy Industry * Institutional * Parks and Open Space * Water-Dependant and Water-Related Uses * Environmentally Sensitive Areas This map is subject to revisions or updates. Source data includes: City of Mobile GIS Department, National Flood Hazard Layer, National Wetlands Inventory, U.S. Census Bureau CHAPTER 3 PLANNING THE JOURNEY | 29 # HOW THE FUTURE LAND USE MAP IS USED The Future Land use Map is a policy guide and tool for the City to inform decisions about future land use and development. It is implemented over time through many decisions regarding the City's zoning regulations, zoning map, and various public and private development. | What the FLUM does | What the FLUM does not do | | :--- | :--- | | ✔ Serves as a guide for future decisions about zoning, development, and infrastructure investments | ∅ NOT a zoning map | | ✔ Describes intended use and character attributes for future development throughout the city | ∅ NOT a mandate for development or redevelopment | | ✔ Is related to zoning, but serves a different purpose | ∅ Does NOT change property rights allowed by zoning in place today | | FLUM and Map for Mobile | Zoning map and the UDC | | :--- | :--- | | **FUTURE.** Describes land uses and physical characteristics intended in an area in the future. | **TODAY.** Defines land uses and development characteristics allowed on a specific site today. | | **GENERAL INTENT.** Describes general land uses, physical characteristics, and other considerations. | **SPECIFIC REQUIREMENTS/ALLOWANCES.** Defines specific permitted or conditional land uses, minimum and maximum structure size, required architectural and site design features, and review procedures. | | **GENERAL LOCATIONS.** Not parcel specific. | **SITE SPECIFIC.** Each parcel of land is assigned a specific zoning district. | | **A FLEXIBLE GUIDE.** Makes recommendations about the future, but is not legally binding. Adopted by Planning Commission as a guide. Zoning changes should be “in accordance with” the Plan. | **A LAW.** The map and zoning ordinance are legal documents adopted by City Council. | # FUTURE LAND USE MAP CORRESPONDENCE TO ZONING A primary purpose of the Future Land Use Map is to guide zoning decisions. In many cases the designation on the FLUM may match the existing use of land, but in others the designated land use may differ from what is on the ground today. For example, a parcel that is in commercial use today but designated as any of the “mixed use” types on the map could redevelop with a mix of residential and commercial uses (such as retail, office, entertainment, etc., depending on the location). Each future land use designation on the FLUM will have at least one corresponding zoning district, allowing a more precise application of the FLUM based on specific local conditions. In most cases, there are multiple combinations or types of zoning techniques that can accomplish the future land use designation’s objectives. The correspondence between the FLUM and the zoning district structure is described in the matrix below. This tool gives the City the flexibility over the long-term to determine appropriate changes to the zoning map based on various factors. The designation of an area with a FLUM land use category does not mean that the most intense zoning district consistent with that category is “automatically” assigned to a property. Instead, an area retains its existing zoning category until it is changed through a landowner-initiated rezoning application, or a rezoning that follows an area plan. This is because the FLUM is a long-term designation, while a change in zoning considers current conditions – such as market demands, availability of infrastructure, or impacts on the immediate neighborhood. ### Zoning correspondence matrix ■ Zoning district is appropriate to implement the future land use category. U S Zoning district with Urban or Suburban subdistrict is appropriate to implement the future land use category. ● Elements of the zoning district are related to the future land use category and may be appropriate with qualifications or conditions. □ Zoning district is appropriate, but the district does not directly implement the category (e.g., open space in an industrial district) | | RESIDENTIAL - AG (R-A) | ONE-FAMILY RESIDENCE (R-1) | TWO-FAMILY RESIDENCE (R-2) | MULTIPLE-FAMILY (R-3) | RESIDENTIAL BUSINESS (R-B) | HISTORIC BUSINESS (H-B) | TRANSITIONAL BUSINESS (T-B) | LIMITED BUSINESS (LB-2) | NEIGHBORHOOD BUSINESS (B-2) | COMMUNITY BUSINESS (B-3) | GENERAL BUSINESS (B-4) | OFFICE-DISTRIBUTION (B-5) | COMMERCIAL WAREHOUSE (CW) | MARITIME MIXED (MM) | MARITIME LIGHT (ML) | MARITIME HEAVY (MH) | LIGHT INDUSTRY (I-1) | HEAVY INDUSTRY (I-2) | VILLAGE CENTER (TCD) | NEIGHBORHOOD CENTER (TCD) | NEIGHBORHOOD GENERAL (TCD) | DOWNTOWN DEV. DDD (T-6) | DOWNTOWN DEV. DDD (T-5.1) | DOWNTOWN DEV. DDD (T-5.2) | DOWNTOWN DEV. DDD (T-4) | DOWNTOWN DEV. DDD (T-3) | DOWNTOWN DEV. DDD (SD-WH) | DOWNTOWN DEV. DD (SD) | | :--- | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | | LOW DENSITY RESIDENTIAL (LDR) | ■ | S | S | S | | | ● | | | | | | | | ● | | | | | | | | | | | | | ● | | MIXED DENSITY RESIDENTIAL (MDR) | | U | U | ■ | | | | | | | | | | | | | | | | | | | | | | | | ● | | DOWNTOWN (DT) | | | | | | ■ | | | | | | | | | | | | | | | | ■ | ■ | ■ | ■ | ■ | ● | ● | | DISTRICT CENTER (DC) | | | | | | | | | ■ | ■ | U | ● | ● | | | | | | | | | | | | | | | | | NEIGHBORHOOD CENTER - TRADITIONAL (NC-T) | | ■ | ■ | U | | ■ | ● | | ■ | ● | ● | | | | | | | | ■ | ■ | ■ | | | | | | | | | NEIGHBORHOOD CENTER - SUBURBAN (NC-S) | | | | S | | S | | S | S | ● | | | | | | | | | | | | | | | | | | ● | | TRADITIONAL CORRIDOR (TC) | | | | | | U | U | U | ● | | | | | | | | | | | | | | | | | | | ● | | MIXED COMMERCIAL CORRIDOR (MCC) | | | | | | | ■ | | ■ | ■ | ■ | ■ | ■ | | | | | | | | | | | | | | | | | LIGHT INDUSTRIAL (LI) | | | | | | | | | | | ■ | ■ | ■ | ■ | ■ | | ■ | | | | | | | | | | ● | ● | | HEAVY INDUSTRY (HI) | | | | | | | | | | | | | | | | ■ | ■ | ■ | | | | | | | | | ● | ● | | INSTITUTIONAL LAND USE (INS) | | | | | | | | | ■ | ■ | | ● | ● | | | | ● | | | | | | | | | | | | | PARKS & OPEN SPACE (POS) | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | □ | | WATER DEPENDENT USES (WDWRU) | ■ | | | | | ● | | | | | | | ■ | ■ | | | ● | | | | | | | | | | | | Residential Land Use Areas # LOW DENSITY RESIDENTIAL (LDR) This designation applies to residential neighborhoods found mostly west of I-65 or immediately adjacent to the east side of I-65. These areas are primarily single family residential, but may contain small-scale complimentary uses and other residential types at appropriate locations. An LDR area may include a wide range of lot sizes, housing size and styles, including some small-scale multi-unit buildings, but housing styles are highly consistent within a subdivision and tend to have limited connectivity between residential types and non-residential uses. Neighborhoods tend to have longer blocks and may be designed in a network of meandering streets. Residential density ranges between 0 and 6 dwelling units per acre (du/ac). ### Development Intent * Complementary uses are designed and sited in a manner compatible with and connected to the surrounding context. * The presence of individual ancillary uses should contribute to the fabric of a complete neighborhood, developed at a walkable, bikeable human scale. * When establishing new residential areas or expanding existing developments, provide pedestrian and vehicular connectivity between adjacent developments. ### Land use mix **Primary Uses** * Residential, Single family * Residential, Attached **Secondary Uses** * Residential, Multifamily * Civic * Parks ### Housing mix * Predominantly single family subdivisions with lots smaller than one acre * Attached residential such as duplexes, multiplexes, and townhomes that have the scale of a single family home *** ### Character Example <
> Residential Land Use Areas # MIXED DENSITY RESIDENTIAL (MDR) This designation applies mostly to residential areas located between Downtown and I-65, where the predominant character is that of a traditional neighborhood laid out on an urban street grid. These areas should offer a variety of residential types in a compact pattern at the scale of a single family neighborhood. They typically have a walkable block pattern with integrated neighborhood amenities such as parks and schools. Small office, commercial, and civic uses may also exist in these areas near major thoroughfares. Residential density ranges between 6 and 30 dwelling units per acre (du/ac) depending on the mix, types, and locations of the housing as specified by zoning. **Development Intent** * Continue historic preservation efforts to maintain the existing neighborhood character within city-designated historic districts. * Support residential infill that fits-in with neighboring homes (building scale, placement, etc.). Support more intense residential infill and redevelopment adjacent to commercial or mixed use centers. **Land use mix** | Primary Uses | Secondary Uses | | :--- | :--- | | Residential, Single family | Residential, Multifamily | | Residential, Attached | Commercial | | | Civic | | | Parks | **Housing mix** * Single family on small to medium sized lots * Attached residential such as duplexes, multiplexes, and townhomes * Small scale multifamily buildings **Character Example** <
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> A mixed density neighborhood may include a range of housing types and densities at a similar scale. Rendering: Dover Kohl Mixed Use Areas: Centers # DOWNTOWN (DT) Downtown is called out as a separate land use designation due to its distinct role, layout and fabric. As a land use district, Downtown is the ultimate mixed-use environment. Land development and redevelopment will emphasize variety, mixed uses, and unity of form within buildings or complexes. As the City’s and region’s center for commercial and service employment, Downtown supports intense development and a dynamic combination of uses: specialty and regional retail shopping and offices; business support services; urban housing at higher densities (starting at 10 du/ac); civic, educational and cultural destinations; entertainment options; and other public amenities including active and passive park space. The successful integration of a mix of housing types and densities will be critical to achieve a vibrant, active Downtown Mobile. **Development Intent** * Support new, redeveloped and adaptively reused buildings that frame attractive, human-scaled streetscapes, memorable and safe public spaces, bicycle and pedestrian-friendly streets and allow for convenient access to jobs, housing, and entertainment. * Support infill development that provides better utilization of land, reduces surface parking, and is compatible with its surroundings. * Building siting, form, and scale will vary by context within Downtown as defined in the zoning. * Protect and enhance the historic and cultural heritage of the City. **Land use mix** **Primary Uses** * Commercial * Office * Civic * Residential, Multifamily **Secondary Uses** * Residential, Attached * Residential, Single Family * Parks **Housing mix** * Residential units above ground-floor retail * Multifamily buildings * Attached residential such as duplexes, multiplexes, and townhomes * Single family homes *** **Character Example** <
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> Downtown includes a wide range of building types including high-rise offices, one and two-story mixed use buildings, various civic buildings, and historic single family homes. Detailed expectations for future development vary throughout Downtown and are contained in the Downtown Development District code. Rendering: Dover Kohl Mixed Use Areas: Centers # DISTRICT CENTER (DC) This designation applies across the city beyond Downtown to large areas of existing mixed-use character or where such character is encouraged. District Centers generally serve several surrounding neighborhoods and may even have a city-wide or region-wide reach. They are often anchored by a major commercial or institutional employer such as a shopping mall or a medical center. Depending on location residential areas in District Centers may incorporate a mix of housing types with minimum densities of 20 du/ ac in dynamic, horizontal or vertical mixed-use environments ranging from mid-rise multifamily buildings containing apartments and lofts, to townhouses and detached single-family homes. Major civic cultural institutions and public spaces provide regional and neighborhood destinations. **Development intent** * District Centers should be designed to induce pedestrian activity, with high quality streetscapes connecting the different components of a center as well as the center to its surrounding area. * District Centers may be served by transit and include development of an intensity and design that supports transit use. **Land use mix** | Primary Uses | Secondary Uses | | :--- | :--- | | > Commercial | > Residential, Attached | | > Office | > Residential, Single Family | | > Civic | > Parks | | > Residential, Multifamily | | **Housing mix** * Residential units above ground-floor retail * Multifamily buildings * Attached residential such as duplexes, multiplexes, and townhomes ### Character Example <
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> Existing district centers should evolve into large walkable mixed-use areas. Rendering: Dover Kohl Mixed Use Areas: Centers # NEIGHBORHOOD CENTERS (NC) Neighborhood Center applies to smaller hubs of mixed commercial, community, and recreational activity that cater to adjacent residential areas. Many of these centers exist today in some form. The following principles apply not just to the future development of new centers, but also to the redevelopment of existing centers. These principles are common to all neighborhood centers, but the appropriate design varies depending on whether a center is in a more “traditional” or more “suburban” context. * Support a limited amount of commercial employment * Incorporate some residential use, compatible in character with that of surrounding residential development, providing appropriate transitions in height, massing and other buffering from one land use district to the next. * The retail and housing uses should merge around vibrant, compact, accessible nodes, located at key neighborhood intersections or along short road segments. Form vibrant, compact, accessible nodes, located at key neighborhood intersections or along short road segments. * Be connected to the surrounding neighborhood and nearby public uses (e.g., schools, parks, etc.) via well-designed sidewalks and complete streets. ### Land use mix | Primary Uses | Secondary Uses | | :--- | :--- | | Commercial | Residential, Attached | | Office | Civic | | Residential, Multifamily | Parks | ### Housing mix * Various types ranging in density from 10 to 30 du/ac; * Residential units above ground-floor retail * Multifamily buildings (small scale) * Attached residential such as duplexes, multiplexes, and townhomes * Accessory and live-work units <
> # NC TRADITIONAL (NCT) These tend to be in areas connected to MxDR neighborhoods. They primarily occur east of I-65. ### Development Intent * Buildings should orient to the street, with on-site parking typically pushed to the back of the site. * Design qualities of the public realm are emphasized, including the provision of continuous sidewalks, tree canopy, pedestrian amenities, on-street parking and bicycle facilities where appropriate. <
> # NC SUBURBAN (NCS) These generally are located among the LDR neighborhoods west of the I-65. Where they exist, these centers currently have a more pronounced vehicular orientation. ### Development Intent * Support increase in mix and density of uses (e.g., infill of outparcels, addition of housing, etc.). * Retrofit to improve internal walkability (e.g., through the addition of sidewalks, tree canopy, protection from the elements) and external connectivity to the surrounding areas (via sidewalks, paths and trails, street crossings, transit stops, etc.) <
> Mixed Use Areas: Corridors # TRADITIONAL CORRIDOR (TC) This land use designation generally applies to transportation corridors east of I-65, which serve as the primary commercial and mixed-use gateway to Downtown and the City’s traditional neighborhoods. Depending on their location, these areas incorporate a range of moderately scaled single-use commercial buildings holding retail or services; buildings that combine housing units with retail and/or office; a mix of housing types including low- or mid-rise multifamily structures, and attractive streetscapes and roadway designs that safely accommodate all types of transportation – transit, bicycling, walking, and driving. **Development Intent** * Incorporate attractive streetscapes and roadway designs that safely accommodate all types of transportation – transit, bicycling, walking, and driving. * Special emphasis is placed on the retention of existing historic structures, compatible infill development, and appropriate access management. **Land use mix** | Primary Uses | Secondary Uses | | :--- | :--- | | Commercial | Residential, Attached | | Office | Parks | | Civic | | | Residential, Multifamily | | **Housing mix** * Various types ranging in density from 10 to 30 du/ac; * Residential units above ground-floor retail * Multifamily buildings (small scale) * Attached residential such as duplexes, multiplexes, and townhomes ### Character Example <
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> Mixed Use Areas: Corridors # MIXED COMMERCIAL CORRIDOR (MCC) This land use designation mostly applies to transportation corridors west of I-65 serving primarily the low-density (suburban) residential neighborhoods. MCC includes a wide variety of retail, services and entertainment uses. This designation acknowledges existing commercial development that is spread along Mobile’s transportation corridors in a conventional strip pattern or concentrated into shorter segments of a corridor. ### Development Intent * New development and redevelopment in Mixed Commercial Corridors is encouraged to raise design quality, improve connectivity to surrounding neighborhoods; improved streetscapes; and improve mobility and accessibility for all users of the corridor. ### Land use mix **Primary Uses** * Commercial * Office **Secondary Uses** * Residential, Multifamily * Residential, Attached * Civic * Parks ### Housing mix * Multifamily buildings * Attached residential such as duplexes, multiplexes, and townhomes ### Character Example <
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> Industrial Areas # LIGHT INDUSTRY / BUSINESS CENTER (LI) This land use designation applies to an array of modern, low-impact industrial uses that include assembly and processing, warehousing, distribution and wholesaling facilities. The bulk of the light industrial use must be contained within a building or facility. This designation may also include uses such as complementary offices and retail, and areas that may be regarded as “industrial business”, including business administration and logistics operations for industrial concerns, building trade contractors facilities and advanced research facilities, as well as stand-alone educational, scientific and industrial research facilities, or any combination of those facilities located in light industrial and technology parks. ### Development Intent * If the use requires outside storage, the storage must be limited in area and appropriately screened from view in accordance to specific zoning requirements. * Light industrial uses are characterized by attractive, accessible and connected development, compatible with the character of surrounding neighborhoods. * Development may take the form of planned campuses in park-like settings or unified design corridor with consideration to factors such as site and building orientation, building design, landscaping and buffering, lighting, continuity of pedestrian networks, access and connectivity to transit and to freight transportation. * Heavy commercial and, in some cases, high-density residential land uses may serve as transitions between LI and other, lower-intensity land use designations. * Protection buffers may also be required. * Higher quality building design should be encouraged at highly visible sites. ### Land use mix | Primary Uses | Secondary Uses | | :--- | :--- | | Light Industrial / Clean Manufacturing | Commercial | | Warehousing / Logistics | Civic | | Office | Parks | ### Housing mix * A range of housing may be considered but it is not intended for these areas. *** **Character Example** <
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> Industrial Areas # HEAVY INDUSTRY (HI) This designation applies to larger parcels primarily devoted to high-impact industrial activity which is preferably removed from residential and commercial uses. Light industry, industrial business or commercial lands may separate heavy industry from other land uses. Heavy industrial areas are distinguished by the presence of noise, vibration, and/or odors, and benefit from easy access to a multimodal freight transportation network. Some industrial areas along Mobile's waterways are treated separately on the FLUM and classified as Water Dependent Uses **Development Intent** * Certain types of heavy industry are characterized by low building coverage and activities that rely on large areas of outdoor storage of raw material stockpiles and/or waste-product disposal areas, storage tanks, pipelines, and transportation yards to handle the transfer of heavy materials. * The outdoor storage areas should be screened as much as possible by the nature of the stored materials. * Land designated as HI may be underdeveloped due to the presence of wetlands on portions of the parcel. In these cases, the wetlands may serve to buffer surrounding uses from the potential impacts of the heavy industrial use. * Undeveloped areas of HI parcels that have tree cover may be used as buffering between the heavy industrial use and other uses. Where buffers do not exist naturally, they should be provided as spelled out in the zoning and subdivision regulations. * Open areas reserved for dredge disposal are also designated as HI and may contain wetlands. **Land use mix** | Primary Uses | Secondary Uses | | :--- | :--- | | > Heavy Industrial | > Commercial | | > Mining and Material Storage | | ### Character Example <
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> # INSTITUTIONAL LAND USE (INS) This designation includes land and buildings occupied by municipal and other governmental agencies for the exercise of their functions, to serve the public or provide a civic use or amenity. These include major libraries, airports, public schools and public safety facilities. Semi-public uses such as schools, colleges and universities, hospitals, and other major institutions that serve the public and/or operate in a public function are included. **Development Features** * The specific location and design of these complementary uses is subject to zoning. In some cases, depending on ownership, these areas may not be subject to City zoning. * Small-scale properties (less than 2 acres) accommodating subsidiary public and semi-public facilities, such as branch libraries, substations, satellite clinics, etc., may not be specifically called out in the FLUM under this land use designation, but may instead be considered part of the array of integrated complementary uses typically found in a residential neighborhood or a mixed-use center or corridor. **Character Example** <
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> # PARKS AND OPEN SPACE (POS) This designation applies to land maintained in a natural, semi-natural state, or developed with facilities and set aside for human enjoyment and recreation or for the protection of wildlife or natural habitats. This designation includes existing parks, squares, playgrounds, playfields, gardens, greens, cemeteries, greenways and blueways, and other recreational areas and facilities that are accessible to the public. These areas are generally owned by a public entity but may include some privately owned areas that have been designated as open space. This designation is not intended to identify public land acquisition or to prohibit the development potential of individual privately-owned properties. **Character Example** <
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> # WATER-DEPENDENT & WATER-RELATED USES (WDWRU) This designation applies to areas within the Mobile-Tensaw River Delta, Mobile Bay, Dog River, and associated tributaries, where potential future uses must, under normal operating conditions, be located on, in, or immediately adjacent to coastal waters in order to be physically and economically practicable. This includes various Uses of Regional Benefit. It may also apply to water-related and water-enhanced uses such as marinas, complementary marine businesses, industry and warehousing, housing, restaurants, and other facilities that are open to the public and offer public access to the waters of the state. These areas include port terminal facilities, docks, shipyards, drydocks, etc., that are mostly owned by the State of Alabama (but are not subject to local zoning). <
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> # ENVIRONMENTALLY SENSITIVE AREAS Environmentally Sensitive Areas identify land that may exhibit potential for flooding or have significant development limitations due environmental conditions. In some cases, these lands also serve as buffers to separate areas that may have the potential to become conflicting land uses. The purpose of this overlay is to identify these sensitive areas so that they are given consideration for protection or incorporated as amenities within new developments. This designation does not mean existing development cannot expand in these areas. The FLUM depicts these areas partially based upon data on environmental constraints that may not correspond precisely with conditions on the ground. However, these areas may also contain specific limitations such as riparian buffer overlays which have a defined width established through the zoning code. When considering rezoning requests or other development proposals, some areas classified as Environmentally Sensitive may be determined not to contain anticipated development constraints, or that existing conditions can reasonably be mitigated. In such cases, the future preferred land use should be based on the underlying designations, contextual considerations, and other relevant City policies. <
> **Intent** * Conserve environmentally sensitive land. * Buffer incompatible land uses with open space. * Develop a connected open space network through the city for recreation. Priority Investment Areas # DOWDOWN AND SOUTH WATERFRONT ### Context Downtown Mobile is the historic and cultural “heart” of the City. It’s characterized by a mixture of historic residential structures, traditional mixed-use buildings, warehouses, light industrial businesses, government buildings, financial institutions, entertainment districts, and hotels. The area has struggled with vacant properties, although redevelopment has begun to occur in some areas including St. Louis Street. The last district-wide detailed plan for the area was the “New Plan for Mobile” (2012). Several major projects underway may have a transformative impact on the area including redevelopment of the Civic Center site, the Redeveloping Broad Street projects, and a new I-10 Bridge. ### Land Use Opportunities * Create a plan for the south waterfront area that incorporates redevelopment opportunities from the I-10 Bridge project, connects to downtown, and considers alternative locations and future uses for the County Jail. * Create new waterfront development across Water Street near the convention center * Encourage new housing development <
> **Downtown and South Waterfront** Aerial Photograph <
> **Downtown Mobile and South Waterfront** FLUM # BROOKLEY AREA (including the Airport properties and areas surrounding Michigan Avenue, Broad Street and I-10) ### Context In 2020, the Mobile Airport Authority announced plans to move commercial passenger service from MOB at the city’s western edge to the Downtown airport at Brookley. Located south of I-10, between Dauphin Island Parkway and Mobile Bay, The Brookley Aeroplex includes the areas surrounding the historic Brookley Army Air Field and is now home to Airbus corporation’s aircraft assembly facility. Warehousing, light industrial, and aviation support facilities are also located within the Aeroplex. The U.S. Coast Guard as well as U.S. Army Reserve units maintain facilities within this area. The Michigan Avenue and Broad Street corridors are among Mobile’s most historic streets, serving as a primary artery connecting downtown Mobile and the Brookley Air Field. The street corridor currently traverses mixed-income residential neighborhoods and public housing developments. The south end Michigan Avenue abuts the RV Taylor Plaza, Boykin Tower, and Thomas James Place, which are now closed and are expected redevelopment areas. ### Land Use Opportunities * Coordinate land use and infrastructure plans between the Mobile Airport Authority, Port of Mobile, Mobile County Industrial Development Board, Coast Guard, and other area stakeholders. <
> Brookley Area Aerial Photograph <
> Brookley Area FLUM > Address land use and transportation improvements for gateways to and from the Brookley Airport including access to/from I-10 and downtown. > Address future development on decommissioned Mobile Housing Board properties between I-10 and Duval St. These large sites with access to I-10 and the airport are uniquely suited to airport support and aerospace manufacturing uses. However, they also border and connect to well-established residential neighborhoods. Future development on these sites should be designed with appropriate transitions in land use and scale to address the surrounding context. Also, a mix of uses, including small-scale retail and services along Michigan Avenue should be explored. Coordination between the City, Mobile Airport Authority (MAA) and other stakeholders regarding future of these sites should continue. and If these sites are purchase by MAA, they would not be subject to City planning and zoning. > Preserve or repurpose significant buildings associated with the area’s aviation and military history. Several buildings associated with Brookley Army Air Field are listed on the National Register of Historic Places (an honorary designation). <
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> Fort Whiting, located at Brookley Field is one of several historically significant structures in the area. # AFRICATOWN ## Context A neighborhood plan for historic Africatown was adopted in 2016. In 2019, the remains of the last slave ship, Clotilda, were discovered at the bottom of the Mobile River in the area. This discovery along with national events in the following years, ignited renewed interest in telling the story of Africatown within the broader context of racial justice, civil rights, and cultural heritage. The City is currently making major investments in the area such as the Africatown Welcome Center, a facility dedicated to the promotion of the Africatown community’s cultural heritage, with information for tourists and locals, linking various community development initiatives and historical sites. The Welcome Center will enhance the preservation of the community and a location from which to share and promote the Africatown community as an area of nationally historic significance within the Gulf Coast Region. The City is also planning for an Africatown Landing that would provide water access for tourism opportunities. ## Land Use Opportunities * Re-engage stakeholders and reconsider future land use within the neighborhood and transitions to nearby industry. * Leverage cultural tourism and ecotourism opportunities <
> Africatown Aerial Photograph <
> Africatown FLUM # I-65 AND AIRPORT BLVD ### Context The areas surrounding the Airport Boulevard and I-65 intersection have developed as a significant commercial district center within the City. During the 1960’s and 1970’s, two indoor shopping malls flourished at this location, just east of Interstate-65. Anchor tenants historically included large retail department stores such as Sears, J.C. Penney, Gayfer’s, and D. H. Holmes. Surrounding commercial development included automobile dealerships, restaurants, gas stations, hotels, mid-rise office buildings, automotive service, repair, and tire businesses, movie theaters, banks, and various retail stores. Since the 1980’s, additional retail, home and garden, fast-food restaurants, wholesale club businesses, and automotive dealerships have been developed along the Beltline Highway that extends north and south of Airport Boulevard, along both sides of I-65. In line with current national trends related to indoor shopping malls, several of the large anchor tenants that flourished at these locations have gone out of business. ### Land Use Opportunities * Address how best to repurpose the land in light of shifts in market expectations for commercial and retail development. <
> I-65 and Airport Blvd Aerial Photograph <
> I-65 and Airport Blvd FLUM # UNIVERSITY OF SOUTH ALABAMA AREA ### Context The University of South Alabama owns a significant amount of land within Mobile. Their main campus in west Mobile has been growing in enrollment, which is expected to continue. In recent years, large student housing developments have taken place off-campus in the surrounding area. The University is also reevaluating its master plan and development priorities under its new leadership. ### Land Use Opportunities * The City should coordinate with the University on a land use plan for the area surrounding the main campus. * Stay coordinated to understand where the University plans to grow or use its satellite facilities. <
> **University of South Alabama Area** Aerial Photograph <
> **University of South Alabama Area** FLUM # AIRPORT (MOB) AREA ## Context and Land Use Opportunities With the expected move of the Mobile Airport's commercial passenger service to Brookley by 2025, the current airport and surroundings should be evaluated for future development. The Mobile Airport Authority intends to keep the airport operational for general aviation and may use some of the property for industrial, logistics, or airport support uses. <
> **Airport (MOB) Area** Aerial Photograph <
> **Airport (MOB) Area** FLUM # TILLMAN’S CORNER ## Context and Land Use Opportunities The Tillman’s Corner community is located within the southern portion of the City, proximate to the I-10 interchange at U.S. Highway 90. The area thrived as a site of nurseries and farms. Today the area is characterized by numerous big-box retail establishments, restaurants, and other commercial uses. Suburban in character, this area initially flourished after the completion of I-10 within this area in the early 1970s. <
> **Tillman’s Corner** Aerial Photograph <
> **Tillman’s Corner** FLUM # DAUPHIN ISLAND PARKWAY CORRIDOR, BETWEEN LEVINE ROAD SOUTH AND CEDAR PARK ### Context and Land Use Opportunities The Dauphin Island Parkway historically served as a major thoroughfare from Mobile to the south end of the County and Dauphin Island. Businesses and residential areas flourished along this corridor during the 1940’s and 1950’s. Historically, many residents within this area found employment at the Brookley Air Field. The closure of the military base in the mid 1960’s contributed to the decline along this corridor. Additionally, in the early 1970’s the Parkway was closed at Hollinger’s Island upon construction of the Theodore Industrial Canal. The resulting lack of through-traffic along the parkway had a negative impact on the businesses located in the area. The City recently created a Tax Increment Financing (TIF) district to to help finance improvements and encourage development in the area. <
> **Dauphin Island Parkway corridor** Aerial Photograph <
> **Dauphin Island Parkway corridor** FLUM # NEIGHBORHOOD PLANNING TOOLKIT The City recognizes that all neighborhoods have unique needs and are not fully addressed by Map for Mobile. To help advance more focused planning, the City created a neighborhood planning toolkit in 2017 that included resources and a process to help community groups pro-actively plan for and improve their neighborhoods. It will help the City better understand each neighborhoods’ unique vision and priorities. Following adoption of the City’s zoning code rewrite, the toolkit will was used in 2022 to guide the creation of a neighborhood plan for the Toulminville community. ### Toolkit Components The toolkit consists of three handbooks. <
> **Neighborhood Planning Handbook** Describes the purpose of neighborhood planning, and outlines the process for establishing a neighborhood plan. **Neighborhood Engagement Handbook** Provides guidance for engaging your community to create a plan, implement a project, or other purposes. **Neighborhood Initiative Handbook** Provides guidance and resources for implementing various types of projects or initiatives within your neighborhood. <
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> A neighborhood plan can help the City understand local priorities, shape City policies, help neighborhoods compete for funding, and build a stronger community. # HISTORIC DISTRICTS <
> The City of Mobile is celebrated for its historic resources. National Register Districts located throughout the City attest to the importance of the community’s architecture and history. Some of those National Register Districts are recognized by the City Council as locally designated landscapes and are under the jurisdiction of the City of Mobile’s Architectural Review Board. This map shows both the locally designated historic districts (under the purview of the Architectural Review Board) and the National Register Historic Districts, which are not currently subject to architectural review. This map is subject to revisions or updates. Source data includes: City of Mobile GIS Department, U.S. Census Bureau ### LEGEND National Registry Districts | | | | :--- | :--- | | 1 | Africatown | | 2 | Ashland Place | | 3 | Automobile Alley | | 4 | Campground | | 5 | Church Street East | | 6 | DeTonti Square | | 7 | Lafayette Heights | | 8 | Leinkauf | | 9 | Lower Dauphin | | 10 | Maysville | | 11 | Midtown | | 12 | Oakdale | | 13 | Oakleigh Garden | | 14 | Old Dauphin Way | # CONNECT Connect is about more than just transportation. Its about all forms of getting from one place to another, including walking, biking, driving, taking transit and even water transport. For Mobile to grow and thrive, we must create places that better connect Mobilians to one another, to our natural resources and to the world. The first portion of this section consists of policy recommendations, while the second portion is a summary of the City’s Complete Streets policy and the Major Street Plan. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) * Neighborhoods, major destinations, and job centers are well-connected to each other through multiple modes of transportation. * Convenient and efficient access to the region and beyond. * A greenway system connects the entire city. Mobile faces both physical and operational challenges to creating an environment that fosters mobility and connectivity. The City covers a large land area with a well-established radial road system. As a result, the personal vehicle is the dominate mode of transportation. Mitigation of traffic congestion is a priority, but this is challenging with little access to lasting, technology-based solutions. Additionally, multiple city departments oversee various components of the transportation system, which makes it difficult to create and implement a comprehensive mobility strategy. Map for Mobile begins to address these challenges by outlining goals and policies that aim to use new and sustainable solutions to decrease traffic congestion, increase transportation options, and create a more walkable, bikeable, accessible and connected city. Mobile’s transportation network should accommodate not only the personal vehicle, but also walking, biking and transit. Map for Mobile emphasizes making the City accessible to all people regardless of income or automobile ownership. # POLICIES **C-A** Rebuild major streets that serve as the City’s gateways to be catalysts for revitalization of surrounding neighborhoods and districts. **C-B** Design new streets and major street rebuilds to support multiple mobility needs depending on context and to enhance the surrounding character. **C-C** Make walking and biking safe and viable transportation options throughout the City. **C-D** Manage traffic first through the use of technology rather than by adding lane capacity. **C-E** Expand the greenway system (paths, trails, sidewalks and bike lanes) to connect the entire City. **C-F** Support transit service that is attractive, accessible, reliable, and utilized. **C-G** Support improvements to major infrastructure systems to improve Mobile’s connectivity to the region and world (highways, airports, sea, and rail). ## LINES OF EFFORT These lines of effort relate to the goals and policies of Connect and are used to organize specific actions in the Action Plan. <
> Rebuild major corridors Greenway system Sidewalks & safety New mobility technology **External to the city** Regional-international connections # MAJOR STREET PLAN The Major Street Plan (MSP) represents the City’s vision for a coordinated land use and transportation strategy in accordance with present and anticipated needs. The MSP recognizes key existing and future street corridors within the City’s overall transportation network, based primarily on analyses of traffic volumes and character of traffic movements that could be generated by future development of land according to the FLUM. The MSP covers major streets within the City boundary. First adopted in 1956, the MSP is intended to meet a variety of objectives, including: * Safe and efficient movement of people, goods, and services in and around Mobile; * Minimize conflicts between local and through traffic; * Coordinate local and through streets with the local and national highway system; * Integrate the major street system with other transportation systems; * Limit non-residential traffic from travel on residential streets; * Promote planned clustering of development in locations that will minimize trip length; * Prohibit scattered or strip development along major streets; * Plan for continuous and connected major streets; and * Promote and provide adequate off-street parking. In addition, the MSP supports the goals and policies in the Connect element of Map for Mobile The MSP is also a working document for City staff and elected officials to assist with planning, development review, CIP funding allocations and coordination with the MPO and ALDOT. Like the FLUM, the MSP is a guide. It will largely be implemented both through the City’s Subdivision Regulations and Engineering Right-of-way Standards. # MAJOR STREET PLAN <
> # STREET TYPES The MSP includes the functional classification for each of the Major Streets. Prior to 2017, the MSP did not include a classification system on the map. This classification is the same system used by the MPO and defined by FHWA, which is broken down between rural and urban areas. The functional classification system is based on the grouping of streets and highways into classes, or systems, according to the character of the service they are intended to provide. The definitions below provide the functional classification with FHWA definitions. General characteristics of each roadway typology are included. However, given the distinct character of each of the major streets, they should be treated on an individual basis with recommendations for specific design criteria and improvements made on a case by case basis. Major streets need to serve the needs of different users and complete street principles should be applied to the vehicle, transit, bicyclist, and pedestrian travel zones. Map for Mobile and other City of Mobile planning documents and studies recognize that street design must be responsive to the character of the surrounding area and the needs of all types of users. In addition, improved roadway design can reduce congestion, offer safe and comfortable travel options for all users, and support surrounding businesses and other land uses. Many of the Major Streets change in character from one area to another based on their location and surrounding character even though their functional class remains consistent. ### Interstates This is a controlled access, multi-lane roadway designed for higher speeds and longer distance travel. It carries traffic through the region. Roadways in this functional classification category are officially designated as Interstates by the U.S. Secretary of Transportation. Expressways can look like interstates but are not part of the Interstate system. There are no provisions for bicyclists and pedestrians on Interstates. | | | | :--- | :--- | | **Local Examples** | I-10, I-65, I-165 | | **Typical Section** | 4+ travel lanes | | **Speed Limit** | 50 – 70 mph | | **Other** | Partial or full control of access, exclusive to vehicular travel | <
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> # Principal Arterial These roadways serve major centers of metropolitan areas, provide a high degree of mobility for through traffic and can also provide mobility through rural areas. Given higher traffic volumes and travel speeds, safe separation between the travel-way and bicycle/pedestrian facilities is likely required. | | | | :--- | :--- | | **Local Examples** | Spring Hill Avenue (Hwy 98), Government Blvd, Airport Blvd | | **Typical Section** | 4+ travel lanes | | **Speed Limit** | 40 – 50 mph | | **Other** | Design should be responsive to the different context areas they may pass through | <
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> # Minor Arterial These roadways provide service for moderate length trips and serve areas that are smaller than the principal arterials. They help to provide connectivity to the principal arterials and in an urban context may carry bus and other transit routes. Minor Arterials may consist of divided or undivided roadways and should include safe and connected facilities for bicycles and pedestrians. | | | | :--- | :--- | | **Local Examples** | Dauphin Street, Old Shell Road | | **Typical Section** | Two to four travel lanes | | **Speed Limit** | 25 – 35 mph | | **Other** | Design should be responsive to the different context areas they may pass through | <
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> ### Collector These roadways serve a critical role in the roadway network by gathering traffic from local roads and transporting it to the Arterial network. Collectors can be broken down into major and minor categories depending on their design and how they function. They may function as main streets with on-streets parking and may include center landscape medians. They typically have slower travel speeds and should accommodate bicyclists and pedestrians with bicycle facilities, sidewalks, and safe and visible crossings. | | | | :--- | :--- | | **Local Examples** | Dauphin Street, Old Shell Road | | **Typical Section** | Two to four travel lanes | | **Speed Limit** | 25 – 35 mph | | **Other** | Primary function is local land access and connecting neighborhoods | <
> ### Streets Local, slow-movement street. Can be urban (including alleys) or suburban (including many streets in subdivisions). | | | | :--- | :--- | | **Local Examples** | Residential neighborhood streets | | **Typical Section** | Two travel lanes | | **Speed Limit** | 15 – 25 mph | | **Other** | Sidewalks, on-street parking and street trees contribute to the function and design of the neighborhood | <
> The following six pages provides general street design guidance in accordance with the Cty’s Complete Streets Policy. The street design standards for major streets, including minimum right-of-way dimensions, horizontal curves, gradients and miscellaneous widths are established in the City’s Engineering Right-of-way Standards and Subdivision Regulations. **Right-of-way recommendations and other information for each street segment shown on the MSP can be found in Appendix B.** # COMPLETE STREETS and the MSP The City of Mobile passed a Complete Streets Policy in 2011. The policy states, “The City of Mobile supports the design and construction of streets to enable safe access to all users, including pedestrians, bicyclists, transit riders, motorists, commercial and emergency vehicles, and for people of all ages and abilities; and that the City of Mobile will consider these practices when undertaking construction and reconstruction of our roadways.” Complete Streets policies are valuable expressions of the desires and commitments of a community as they relate to the transportation system. However, it is rare that there is sufficient space or funding to reconstruct all streets to conform to the vision of a Complete Streets policy. Furthermore, most policies are accompanied by a host of exceptions for constrained rights-of-way, funding limitations or other extenuating circumstances. In response to these challenges, this section of Map for Mobile provides a framework for incremental decisions and improvements to create the desired mobility outcomes and quality places. Roadway facilities should attempt to serve a diversity of users in accordance with Complete Streets principles. While vehicular movement is a component of mobility, it should not be the only consideration when corridor improvements are proposed. One of the primary considerations should be local context. Different kinds of places require a different set of design priorities to create “place” as well as achieve desired mobility objectives (observed travel speeds, walkability and transit readiness). <
> The degree of priority for various street design considerations changes depending on where you are in the community. In Mobile, this land use context for mobility can be considered simply in three distinct place types: **Mixed-Use** Places where a mixture of uses are present. This may include traditional downtowns, main streets as well as neighborhood centers. These are locations with the greatest opportunities for a balance between travel modes and where on-street parking is most important. **Commerce/Industrial** Locations including traditional suburban commercial development patterns, single use employment districts and industrial activities. While these locations could accommodate accessibility for walking, biking and transit, the primary mode is by automobile. **Residential** Any single-use residential area. This includes all housing types and styles. Slow streets and on-street parking are important features in these locations as well as a high degree of connectivity. # STREET DESIGN GUIDANCE: by street realm <
> **Travel Zone (Curb to Curb)** The Travel Zone includes the portion of the street that accommodates vehicular activities. These include driving and parking, as well as "green infrastructure." Typical Travel Zones might include a parking area, a primary automobile travelway and a median, encompassing everything from one curb to the other. Travel Zone should: * Promote streets that provide considerations for multiple modes * Ensure safety is a priority for all users * Design for lower speeds on streets with pedestrian and bicycle facilities * Design streets that reinforce adjacent land uses * Enhance aesthetics through streetscaping and green buffers **Pedestrian Zone (Curb to Building)** The pedestrian zone involves the portion of the street that accommodates non-vehicular activities. These include walking as well as business and social gathering. Pedestrian zones encompass everything from the face of the building to the curb and typically include a frontage area, a primary pedestrian walkway, and a roadway buffer (area between the curb and primary pedestrian walkway). Pedestrian Zone Should: * Maximize safety * Provide a comfortable walking environment * Promote active and inviting building frontages * Buffer parking areas * Encourage a cohesive walking environment * Provide for universal access and continuity # STREET DESIGN GUIDANCE: by land use context **Mixed-use** * Accommodate higher levels of pedestrian activity * Reduce motor vehicle speeds * Provide on-street bike lanes or shared-use facilities * Promote pedestrian-oriented development * Design streets with on-street parking * Limit truck delivery times in high-activity centers **Commercial/Industrial** * Emphasize travel lanes and automobile capacity * Serve faster moving traffic * Utilize landscaped buffers between automobiles and pedestrians * Consolidate access with access management **Residential** * Prioritize safety for pedestrians and bicyclists * Utilize medians on facilities with higher traffic volumes * Encourage on-street parking, bicycle lanes, and landscaping # STREET DESIGN GUIDANCE: addressing space limitations A balanced transportation system includes some streets focused on moving cars and other streets focused on moving people on foot, on bike, and using transit. Sometimes successful street design considers the users and design priorities. The Major Streets Plan includes the following representative unconstrained and constrained cross sections for each street classification. Unconstrained and constrained cross sections for the different functional classifications are shown. Constrained cross sections represent elements that should be prioritized as compared to the unconstrained version, should various factors prohibit the implementation of any of the elements from the unconstrained cross section. The cross sections are shown for illustrative purposes. The City's Engineering and Right-of-way Standards and Subdivision Regulations should govern street design. ### PRINCIPAL ARTERIAL **Unconstrained Example** Four or more travel lanes with a landscaped median and a variety of multimodal amenities. Depending on context and services offered, the cross section could include space for bus travel in the roadway, transit shelters, and wide multi-use pathways for biking and walking. <
> **Constrained Example** Maintains landscaped buffers and sidewalks for multimodal use, though these features could be limited to one side if necessary. Safe and frequent crossings are provided. This constrained cross section can also feature fewer travel lanes with or without a center turn lane, depending on access management needs. <
> ### MINOR ARTERIAL **Unconstrained Example** Features a four-lane travelway with a landscaped median. On-street bike accommodations are preferred, along with wide sidewalks buffered from the street by attractive landscaping. In some locations, a buffered bike path would be preferred. <
> **Constrained Example** The constrained Minor Arterial may use to a two-lane road section, while maintaining on-street bike facilities. Sidewalks and landscaped buffers are also maintained but can be narrowed, depending on the level of constraint. <
> # STREET DESIGN GUIDANCE: addressing space limitations **COLLECTOR** **Unconstrained Example** Can feature two travel lanes with a center turn lane, and on-street bike facilities as appropriate. A landscaped buffer protects the sidewalk from the street. As shown below, parallel parking provides a buffer between the bicyclist and the travel lanes. <
> **Constrained Example** The constrained collector may include shared use lanes where bicyclists can mix with the lower speed traffic. Sidewalks should be included, though they can be narrower (and limited to one side if necessary). <
> ## STREET DESIGN EXAMPLES **Before** <
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> # PROTECT For Mobile to thrive, it must protect the community’s basic needs and its own investments. Whether through its own services like police, fire, public works, licensing, and permitting, or services provided by outside entities like utilities and healthcare, the City must be innovative to serve the community with limited resources. Providing outstanding services is also closely tied to the effectiveness of City facilities and infrastructure. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) › A safe city. › Innovative and reliable city services. › Access to high quality, reliable utility services. › Community health needs are addressed (food, mental, physical). › Critical infrastructure is maintained. The City’s role as both property manager and service-provider cannot be understated. The City is responsible for maintaining more than 200 facilities. Many of these facilities have years of deferred maintenance and do not offer the quality or type of service citizens deserve and demand. Additionally, Mobile covers a large land area – 178.8 square miles. These factors create challenges to the provision of City services and upkeep of City facilities and infrastructure. Good stewardship of public facilities and efficient operation of public services are essential to the health of Mobile. In the future, the City will continue to provide high-quality services to all residents while exercising fiscal responsibility. Though resources for maintenance and new facilities are limited, existing facilities can and will be better connected to neighborhoods. By prioritizing development in areas with existing infrastructure, maintenance becomes more efficient. By taking the steps outlined below, the City can ensure facilities will be available for the next generation. # POLICIES PR-A Continue to fund a planning-driven five-year capital improvement program (CIP) that considers measurable factors to evaluate potential projects. PR-B Assess anticipated future conditions such as sea level rise, housing needs, and economic conditions, as part of infrastructure planning, maintenance, and replacement investments. PR-C Continue to be proactive, consider long-term costs, and be fiscally responsible in the maintenance of facilities and infrastructure. PR-D Streamline internal city processes through management structures and technology. PR-E Seek opportunities to be more cost-efficient by consolidating multiple facilities, disposing of underutilized properties or facilities, and bundling maintenance projects. PR-F Create quality services and facilities where they are lacking, or in historically underserved areas to create a more equitable community. PR-G Incorporate Crime Prevention Through Environmental Design (CPTED) principles in the design of new City facilities and major infrastructure projects. # LINES OF EFFORT These lines of effort relate to the goals and policies of Protect and are used to organize specific actions in the Action Plan. Public safety City services Infrastructure maintenance Mostly external to the city Community health Utilities # PUBLIC SAFETY FACILITIES <
> | LEGEND | | | :--- | :--- | | | Fire Station | | | Police Precinct | | | Police Jurisdiction | | | Fire Jurisdiction | | | Police Precinct 1 | | | Police Precinct 2 | | | Police Precinct 3 | | | Police Prescint 4 | | | Police Precinct 5 | This map is subject to revisions or updates. Source data includes: City of Mobile GIS Department, U.S. Census Bureau CHAPTER 3 PLANNING THE JOURNEY | 67 # ENJOY A thriving city is one where all residents and visitors find places and activities to satisfy their recreational needs. The City has an important role to play in creating and connecting places such as neighborhood and regional parks, entertainment venues, and facilities or infrastructure for tourism. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) > A wide range of things to do for all members of the community. > Well-recognized as a visitor destination. > High quality venues and public spaces. > Access to our unique natural areas. Since 2016, the City has committed over $30 million to repair and improve existing parks throughout all parts of the City. That work has included new equipment, new athletic fields and courts, improved drainage and lighting, and renovated facilities. The City is also preparing plans for several new facilities, like the one-of-a-kind Brookley by the Bay park, a downtown riverfront development, a revitalized Mobile Civic Center, and facilities that help tell the city’s cultural stories such as those of Africatown. # POLICIES **EN-A** Create and improve venues and facilities to support tourism initiatives such as cultural tourism and eco tourism. **EN-B** Use measurable benchmarks such as those tracked by the National Recreation and Parks Association (NRPA) in decisions to maintain, upgrade, create new city parks (ex: community parks per 1,000 people, residents that live in a walkable access to parks, etc.). **EN-C** Create trails and recreation spaces along streams, creeks and other flood prone areas to increase public access and enjoyment of the City's waterways. **EN-D** Improve access and connectivity to parks and recreational areas from neighborhoods throughout the City. **EN-E** Increase the amount of protected natural areas and utilize these areas for recreational purposes where appropriate. **EN-F** Support services such as libraries, parks and community centers as needed and determined in neighborhood level assessments and plans. **EN-G** Continue regular coordination with regional tourism agencies. # LINES OF EFFORT These lines of effort relate to the goals and policies of Enjoy and are used to organize specific actions in the Action Plan. Parks & recreation amenities New venues & facilities Mostly external to the city Events & experiences Destination marketing PARKS AND OPEN SPACE <
> LEGEND * City-owned Parks * Open Space * Greenway (Future) # PREPARE Our efforts to grow and create better, more connected, and safer places to enjoy will be wasted if we are not prepared for natural or man-made threats we are likely to face. As a coastal city, the biggest threats include flooding and weather disasters. Being good stewards of our unique natural resources will help mitigate those threats. But, Mobile strives to be resilient in all ways including in the city’s operations and finances. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) › A resilient coastal community that is prepared for natural and man-made shocks. › Natural resources are healthy and sustained. Mobile’s natural resources are unparalleled in the state and the region. The City of Mobile sits at the southern terminus of the second largest intact river delta in the country and in the midst of the Mobile Bay Watershed, which encompasses four states, draining 43,662 square miles. Water defines Mobile and is a source of direct and indirect wealth through products, transportation and abundant recreational and scenic amenities. Mobile is also the rainiest City in the United States. Rainfall, an average of 67 inches a year, presents a challenge to the City’s stormwater and drainage system, requiring continuous resource investment. The City’s variety of natural resources and systems should be protected and utilized in sensitive, productive ways. For example, 40 square miles of the City are located in floodplains and wetlands, thereby limiting development possibilities. This presents a tremendous opportunity for the enjoyment and recreational use of these water-based landscapes. Mobile Bay, the Gulf of Mexico and multiple rivers are also essential to preserve and respect for both their natural beauty and contributions to Mobile’s economy. In an effort to make Mobile more resilient, both environmentally and economically, the City will pursue funding opportunities to preserve these assets. National funding opportunities such as the National Fish and Wildlife Foundation (NFWF) and the RESTORE Act will become important resources in this endeavor. # NATURAL RESOURCES <
> This map is subject to revisions or updates. Source data includes: City of Mobile GIS Department, Mobile County, National Flood Hazard Layer, National Wetlands Inventory, U.S. Census Bureau LEGEND Wetlands 100-Year Floodplain 500-Year Floodplain Floodway # POLICIES PP-A Improve soil and water quality PP-B Restore and protect natural habitats to increase ecosystem functions and provide shoreline protection. PP-C Reduce urban heat effects by expanding tree canopy, shade structures, and other cooling techniques. PP-D Provide resources for watershed restoration, land acquisition, or environmental remediation efforts that improve water quality and/or reduce flood risks. PP-E Strengthen Litter-Free Mobile plan of education, prevention, collection, and enforcement. PP-F Continue to address sanitary sewer overflows (SSOs). PP-G Discourage development in environmentally sensitive areas. PP-H Identify remediation needs for brownfield sites and seek funding for implementation. PP-I Promote low-impact storm water management strategies. PP-J Work with and support partner agencies in implementation of watershed plans. # WATERSHED PLAN AREAS <
> # LINES OF EFFORT These lines of effort relate to the goals and policies of Protect and are used to organize specific actions in the Action Plan. Identify & monitor threats Drainage systems Litter & water quality Natural systems & habitat <
> The City of Mobile is composed of the watersheds illustrated on the adjacent map. The Mobile Bay National Estuary Program has undertaken Watershed Management Plans for each of these watersheds. # ENGAGE To be succcessful the City cannot act alone. Mobile should engage the many organizational partners in the community on a regular basis to nurture partnerships and alliances, share knowledge and resources, and , for the betterment of the Mobile area. The City should also continue to engage the public to gather input and inform. ## GOALS (OUTCOMES WE WANT TO ACHIEVE) * An engaged and well-informed community. * Awareness and respect for cultural heritage. * Partners work together to advance common goals. Some community services are not within the City’s control, but constant and on-going communication is part of the City’s charter. * Mobile Area Water and Sewer System (MAWSS), South Alabama Utilities and Mobile County Water, Sewer, and Fire Protection Authority handle provision of water and waste water services for the city. * The Mobile County Health Department handles restaurant inspections and other health-related goals. * The Mobile County Public School System (MCPSS) has K-12 educational responsibilities, and they work with the City, workforce development groups, business and post-secondary institutions to assure strong educational foundations and a prepared workforce. * Public safety professionals in the City coordinate with all local municipalities and in particular the Mobile County Sheriff’s department and Emergency Management Agency for inter-agency cooperation, along with the other local, county, state and federal law enforcement and judicial branches. Cities rely on leadership to help foster effective growth and be catalysts for regional collaboration and cooperation. With limited resources, public and private-sector leaders must deliver the level of partnership required to make successful, forward-thinking decisions. Promoting efficiencies and best practices are imperative, and citizens expect officials to articulate such goals. # POLICIES **EN-A** Continue efforts to engage neighborhoods in long range and strategic planning. Provide resources to help interested residents take initiative for improving their area. **EN-B** Continue efforts to provide proactive and positive communication with the public about City plans and major infrastructure projects **EN-C** Maintain regular coordination with MCPSS to understand their facility planning and share information that may impact school planning. **EN-D** Maintain regular coordination with the major utility providers and Coordinate on infrastructure improvement and maintenance projects. **EN-E** Identify and support facility sharing opportunities between the City and MCPSS. **EN-F** Maintain regular coordination with local higher education institutions. **EN-G** Maintain regular coordination with the Port of Mobile and Mobile Airport Authority. **EN-H** Organize strategic regional planning efforts. # LINES OF EFFORT These lines of effort relate to the goals and policies of Engage and are used to organize specific actions in the Action Plan. Neighborhood planning Informed & engaged citizens Partnership engagement The entities listed below can serve as strategic and mutually beneficial partners in the implementation of Map for Mobile and other planning efforts. This list is by no means exhaustive, but represents a sampling of the entities with which we intend to partner, cooperate, and collaborate to implement the goals and principles of Map for Mobile. ### Governmental and Public Agencies * MAWSS * South Alabama Regional Planning Commission (SARPC) and the Mobile Metropolitan Planning Organization (MPO) * Mobile County Public School System (MCPSS) * Mobile Airport Authority (MAA) * Mobile County Commission * Baldwin County Commission * Municipal Governments * Mobile Area Chamber of Commerce * Mobile Area Black Chamber of Commerce * Alabama Power * Mobile Gas * Alabama State Port Authority * Army Corps of Engineers * US Coast Guard * Alabama Department of Conservation and Natural Resources (ADCNR) * Mobile Works * Area Agency on Aging * Mobile Housing Authority (MHA) * Mobile County Health Department (MCHD) * State and County Emergency Management Agencies * Coastal Alabama Partnership (CAP) * State of Alabama * Mobile Bay National Estuary Program * South Alabama Workforce Development Council (SAWDC) * USS Alabama Battleship Commission * Alabama Industrial Development Training (AIDT) ### Non-Profit Organizations * Community Foundation of South Alabama * Downtown Mobile Alliance * Dog River Clearwater Revival * Mobile Arts Council * Mobile United * United Way of Southwest Alabama * Mobile Area Education Foundation (MAEF) * Mobile Baykeeper * Alabama Coastal Foundation * The Nature Conservancy * Bicycle Mobile * Faith-based organizations * Mobile Bay Convention and Visitors Bureau * 100 Black Men * MLK Avenue Redevelopment Corporation * Various neighborhood associations ### Institutions * University of South Alabama * Spring Hill College * University of Mobile * University of South Alabama Hospital * Providence Hospital * Springhill Medical Center * Infirmary Health System * Bishop State Community College <
> # 4 GETTING THERE Implementation How to Use the Plan Plan Management Land-use Regulation Reform Roles of the Stakeholders # HOW TO USE THE PLAN Map for Mobile is intended to be used on a regular basis to guide public and private decisions concerning development, redevelopment, capital improvements, economic incentives and related matters. Implementation will require the coordinated efforts of various City departments, individuals and organizations representing the public, private, and civic sectors of the community, but the primary responsibility lies with the City’s Long-Range Planning Team. This team will ensure that City officials and staff are knowledgeable about Map for Mobile and its goals, policies, and action items. The plan should serve as a guiding document for: ### DEVELOPMENT APPROVALS AND REGULATIONS Administrative and legislative approvals of development proposals, including rezoning and subdivision plats, should be a central means of implementing the Plan. Decisions by the Planning Commission and City Council should reference relevant Comprehensive Plan recommendations and policies including the Future Land Use Map. The zoning code and subdivision regulations should be updated in response to regulatory strategies presented in the Plan. ### ANNUAL WORK PROGRAMS, GRANT PROPOSALS, AND BUDGETS Individual departments, administrators, boards and commissions should be cognizant of the recommendations of the Plan when preparing annual work programs and budgets and when seeking grant funding. ### CAPITAL IMPROVEMENT PLAN The City has developed a multi-year Capital Improvement Plan to foster long-term thinking and investing in maintaining and improving infrastructure with stronger financial stewardship of resources. The Map for Mobile’s Action Plan will be reviewed and updated annually, and will inform the City’s Capital Improvement Planning as illustrated in the graphic on page 7. ### FOCUSED PLANNING RESOURCES Focused plans and studies will be required to implement some of this plan’s goals. Those plans may be undertaken by the City or by outside groups. The City’s Long-Range Planning Team will provide citizens, groups and organizations with a variety of community planning resources to help groups create plans with city support. The Long-range team will also ensure that the various actions of these plans are appropriately recognized by the City. # PLAN MANAGEMENT The Plan should be integrated into annual City processes, regularly tracked for progress, assessed for effectiveness, and updated periodically. The diagram below illustrates how the Plan is integrated into the City's annual processes. <
> ## MONITORING The Plan should be monitored on a regular basis for implementation effectiveness and relevancy. The Long-Range Planning Team will work with City Departments to update Map for Mobile Action Plan annually, with policies and action items accomplished as implementation progresses. A Long-Range Planning Committee, consisting of department heads and key staff, should meet regularly in planning roundtables to review progress made on implementation. Those annual progress updates should be provided to City Planning Commission. A more in-depth review of Plan's accomplishments and relevancy should occur in five-year intervals. ## UPDATING A major update of the Plan should be scheduled by Council following a formal recommendation from the Planning Commission. The update should be considered at least every ten years. In the interim, key milestones may be reached which necessitate an update sooner than a ten-year cycle. Such milestones should be considered on a case-by-case basis. There may be circumstances that warrant formal amendment of the Plan. Amendments to the Plan should be made only with careful consideration and compelling justification. # LAND-USE REGULATION REFORM: AN ONGOING EFFORT One of the most important steps to implement the vision and principles of Map for Mobile is to reform the City’s land-use regulations. Ongoing updates to the zoning code should address these goals: > Broad community buy-in and input in the process > Regulations that incorporate elements of form-based codes to better address infill and redevelopment character and compatibility > Regulations that are simple to understand for property and business owners > Regulations that are straightforward to administer with streamlined, efficient permitting processes **PROGRESS SINCE 2015.** In 2015, Map for Mobile recommended initiating reform of land-use regulations as a first year Action Item, with an understanding that the process would take multiple years to complete. The City kicked off that process in January 2016. Multiple small group and neighborhood meetings were convened in each phase of the process through 2021. Thousands of public comments were collected and used to guide the regulations. The City adopted the new zoning code (UDC) on July 12, 2022. The new zoning code will help implement the vision in Map for Mobile and reflects modern planning and zoning best practices. ## A LIVING PLAN When Map for Mobile was adopted, City Planning Commission requested annual progress reports and periodic updates to the Action Plan. The City’s Long Range Planning Division, established in 2016 as recommended by Map for Mobile, has been tracking progress on the Action Plan and has prepared several public briefings and reports on the plan’s progress. <
> # ROLES OF THE STAKEHOLDERS The entire community has a role in helping to realize the vision in Map for Mobile. Here’s what you can do to help implement the plan. --- ### Stay Involved **(everyone should...)** | Let your local representatives know that you support Map for Mobile. | Get involved in future planning efforts. | Stay informed on what is being done to implement Map for Mobile. | | :--- | :--- | :--- | | INDIVIDUALS | BUSINESSES | NON-PROFITS | | :--- | :--- | :--- | | • Attend public meetings where decisions are being made to help ensure City officials are making decisions based on policies in Map for Mobile. | • Join the local merchants association, Chamber of Commerce, Downtown Mobile Alliance or other economic development organizations to stay abreast of current events. | • Continue to work as an advocate for your cause, and volunteer your services and time to projects that align with that and other causes. | | | • Donate services, goods, money or time to planning efforts or projects as they are implemented. | | --- ### Stick to the Plan **(The City should...)** | CITY OFFICIALS | CITY STAFF | | :--- | :--- | | • Familiarize yourself with Map for Mobile. Understand its implications and consult it when making decisions. | • Familiarize yourself with Map for Mobile. | | • Allocate funding for projects based on determined priority and community needs. | • Budget for and allocate funding and resources to recommended projects. | | • Implement the policies set forth in the Plan. | • Educate the public and City officials on the Plan and its implications. Implement the policies set forth in the Plan. | | • Continue to engage citizens when implementing Map for Mobile to ensure that you are on the right path. | • Support future planning efforts by aiding communities and neighborhoods with expertise, time and services. | | • Support the community’s future planning efforts with financing. | | <
> For questions regarding this document, contact: City Planning Department (251) 208-5895 MapForMobile@cityofmobile.org # APPENDICES Appendix A: Action Plan Appendix B: Major Streets Plan Right-of-Way Guide Appendix C: Status Report to the Community (2018) Appendix D: Five Year Status Report to the Community (2021) Appendix E: Future Land Use Plan and Major Street Plan 2017 process