Seeing what you want to see

This post is being written entirely for the benefit of one person, so continue reading at your own peril. It is long, pretty boring, and not at all entertaining.

Yesterday I posted a short video which I had edited together the night before. That video pulls several comments from the public opinion survey section (appendix B) of Fairhope’s 2024 Comprehensive Plan. Most of the comments I chose for my video contained the phrase “slow down”. At the end of the video I cut to a close up of the same phrase on my yard sign. Someone on facebook critiqued that video thusly –

I first used the phrase “Let’s slow down…” in 2020, during my first campaign for City Council. I have recently downloaded the 2024 Comprehensive Plan and I’ve been studying it. In the course of doing so I began to search (CTRL – F) for certain words and phrases. I was surprised when I saw that “slow down” appears 26 times in the Comprehensive Plan. I searched for any phrase that would represent a different perspective, and I couldn’t find one. Just to be sure, I wrote a little program to create a table of two-word phrases and their frequency in the Comprehensive Plan…

Phrase	Frequency
the city	512
of the	447
small town	400
in the	312
town feel	214
to the	209
it is	181
on the	171
to see	164
should be	156
like to	143
to be	140
and the	136
city of	125
the small	117
for the	116
i would	115
it s	112
is a	109
place type	107
would like	107
comprehensive plan	105
city s	102
mixed use	96
randall gross	93
with the	88
gross development	88
development economics	87
the downtown	82
such as	80
don t	79
the community	79
the bay	77
of alabama	77
i love	75
this place	75
you like	73
there are	70
love the	68
downtown area	64
that are	64
land uses	62
there is	61
of this	61
that the	60
as a	60
like the	57
the area	56
i like	54
development economic	54
baldwin county	54
this plan	54
london aol	53
road london	53
house road	53
randall house	53
fax randall	53
consultants fax	53
economic consultants	53
african development	53
africa african	53
aol africa	53
fax aol	53
connecticut fax	53
washington connecticut	53
aol washington	53
meade aol	53
belle meade	53
place belle	53
harding place	53
nashville harding	53
that is	52
place types	52
from the	52
in a	51
by the	51
the following	51
aol randall	50
in this	50
and other	49
single family	49
as well	48
planning commission	48
can be	47
all the	46
land use	46
for this	45
of community	45
city council	45
no more	44
at the	44
within the	44
is not	44
need to	43
access to	42
green space	42
are not	42
would you	42
the growth	41
sense of	41
with a	41
well as	41
for a	40
based on	40
quality of	40
to live	39
public works	38
continue to	38
how would	38
has a	38
development of	38
is recommended	37
like about	37
do you	37
of life	37
i don	36
place to	36
number of	36
the planning	36
the public	36
historic preservation	36
do not	36
see change	35
city limits	35
what do	35
recommended that	34
variety of	34
parks and	34
is the	34
and development	34
trade area	33
needs to	33
of downtown	33
a small	33
per acre	33
downtown and	33
on a	33
part of	33
of a	33
economic development	33
we have	32
works department	32
primary land	32
to a	32
open space	32
the existing	32
side of	31
some of	31
they are	31
performing arts	31
of housing	31
want to	31
multi family	30
focus on	30
used to	30
we are	29
more parking	29
also be	29
character of	29
of land	29
the development	29
stop building	28
to have	28
in downtown	28
of development	28
use of	28
outside of	28
throughout the	28
the plan	28
would be	27
the same	27
proximity to	27
and or	27
north south	27
be a	27
design standards	27
and recreation	27
and a	27
planning zoning	26
over the	26
city should	26
slow down	26
because of	26
square feet	26
plan for	26
will be	26
stop the	25
out of	25
to do	25
see more	25
t want	25
the market	25
to keep	25
all of	25
close to	25
to accommodate	25
is to	25
the street	25
through the	25
between the	25
zoning department	24
demand for	24
has been	24
may be	24
natural areas	24
have been	24
street and	24
family detached	24
and character	24
to change	24
growth and	24
town charm	23
affordable housing	23
r r	23
see the	23
of s	23
the number	23
bay and	23
development in	23
as the	23
the town	22
ongoing ongoing	22
the water	22
is also	22
due to	22
road and	22
of these	22
which is	22
and small	22
to provide	22
twin beech	22
eastern shore	22
market analysis	22
housing market	22
friendly people	21
feel i	21
feel and	21
it was	21
the pier	21
mobile bay	21
does not	21
the building	21
along the	21
type is	21
section street	21
of and	21
east west	21
more than	21
have a	21
to create	21
to help	21
the other	21
trees and	21
love to	20
the infrastructure	20
too much	20
parking downtown	20
able to	20
for example	20
arts center	20
to get	20
property owners	20
it has	20
parking lots	20
the most	20
suburban mixed	20
areas and	20
that it	20
most of	20
types of	20
feel the	19
the people	19
town with	19
i have	19
spanish fort	19
amount of	19
the national	19
the eastern	19
the county	19
and more	19
to support	19
for all	19
area and	19
of town	19
these areas	19
are located	19
area the	19
one of	19
the current	19
opportunities for	19
to grow	19
a variety	19
and randall	18
community feel	18
can t	18
we need	18
i feel	18
i d	18
low crime	18
square foot	18
of our	18
the arts	18
traffic and	18
lots of	18
into the	18
to build	18
in and	18
the airport	18
the next	18
up to	18
existing and	18
that have	18
preservation of	18
city and	18
to implement	18
the future	18
natural resources	18
planning principles	18
the traffic	17
would love	17
restaurants and	17
town atmosphere	17
growth is	17
the charm	17
cost of	17
a per	17
control over	17
it to	17
u s	17
the trees	17
the new	17
the road	17
infrastructure is	17
city could	17
new developments	17
at least	17
downtown core	17
the north	17
the proposed	17
houses and	17
rather than	17
rural areas	17
and is	17
plan s	17
the old	16
and i	16
town feeling	16
to stop	16
and restaurants	16
live here	16
in town	16
department planning	16
water sewer	16
people are	16
x x	16
the local	16
to protect	16
be more	16
thomas hospital	16
and it	16
the south	16
a lot	16
many of	16
this area	16
small and	16
building blocks	16
and lot	16
building and	16
internal streets	16
and in	16
geographic form	16
form this	16
development density	16
of all	16
areas are	16
on page	16
pedestrian friendly	16
community and	16
important to	16
this section	16
space and	16
housing and	16
and pedestrian	16
so many	15
like that	15
community events	15
moved here	15
community i	15
d like	15
acre basis	15
become a	15
master plan	15
of people	15
traffic is	15
area is	15
buildings and	15
east of	15
located in	15
are also	15
areas that	15
is an	15
and not	15
should also	15
the housing	15
open spaces	15
city to	15
golf cart	15
including the	15
services and	15
a public	15
the zoning	15
real estate	15
advisory board	15
environmental advisory	15
planning and	15
retail market	15
population households	14
per year	14
easy to	14
n a	14
growth of	14
so much	14
housing developments	14
down the	14
the beauty	14
bike paths	14
department public	14
commission city	14
attributed to	14
the fiscal	14
feet of	14
more control	14
a performing	14
a new	14
the population	14
golf carts	14
city is	14
pedestrian infrastructure	14
in new	14
great place	14
a great	14
planning jurisdiction	14
live in	14
similar to	14
adjacent to	14
industrial office	14
and others	14
to downtown	14
focused on	14
parking is	14
for pedestrians	14
the streets	14
small scale	14
could be	14
the corridor	14
streets and	14
is located	14
should not	14
planning objectives	14
new development	14
the map	14
types map	14
uses and	14
but it	14
it should	14
the historic	14
include the	14
form and	14
about the	14
arts and	14
character and	14
market conditions	14
while the	14
fiscal impact	14
town community	13
downtown i	13
a few	13
slow growth	13
the flowers	13
too many	13
see a	13
cookie cutter	13
i am	13
the cost	13
s budget	13
city services	13
business mix	13
away from	13
with all	13
low speed	13
keep the	13
of local	13
in baldwin	13
that s	13
the use	13
instead of	13
must be	13
parts of	13
but the	13
of retail	13
or other	13
size and	13
not to	13
this is	13
beech road	13
use centers	13
the east	13
so that	13
south thoroughfares	13
key thoroughfares	13
of new	13
within a	13
locally owned	13
high quality	13
uses the	13
development that	13
higher density	13
create a	13
development and	13
objectives for	13
is important	13
and community	13
this report	13
public safety	13
mix of	13
plan and	13
community the	13
concept plan	13
of existing	13
way to	13
impact analysis	13
public services	13
the census	12
bureau of	12
s bureau	12
sources u	12
on and	12
i want	12
change i	12
subdivisions and	12
school system	12
being built	12
not much	12
i think	12
s a	12
new construction	12
i do	12
to walk	12
town and	12
impacts of	12
stores and	12
the retail	12
businesses and	12
private property	12
where the	12
our town	12
years ago	12
census and	12
shops and	12
bike lanes	12
it will	12
the amount	12
people who	12
e e	12
to move	12
historic district	12
to use	12
developers to	12
control and	12
to preserve	12
personal services	12
support the	12
type of	12
city has	12
the design	12
big box	12
the waterfront	12
activities and	12
east side	12
lack of	12
downtown to	12
density residential	12
as it	12
street parking	12
of buildings	12
of parking	12
by a	12
to feet	12
defined in	12
lot size	12
serve as	12
limited parking	12
of building	12
and form	12
residential areas	12
corner of	12
not be	12
uses for	12
type include	12
development is	12
in addition	12
and water	12
be used	12
might be	12
but not	12
and parking	12
density housing	12
range of	12
the character	12
housing types	12
family housing	12
town character	12
as an	12
develop a	12
around the	12
public schools	12
included in	12
summary of	12
health care	12
s historic	12
plan to	12
future development	12
the quality	12
the comprehensive	12
community design	12
mobile county	11
economics section	11
market area	11
controlled growth	11
here and	11
has become	11
a beautiful	11
feel more	11
more sidewalks	11
a family	11
to raise	11
feel small	11
i moved	11
more restaurants	11
beauty of	11
need more	11
that we	11
love that	11
i can	11
living in	11
growth i	11
here for	11
feel with	11
year year	11
have to	11
by land	11
retail sales	11
would also	11
gulf shores	11
would help	11
housing development	11
as shown	11
increased by	11
growth in	11
downtown parking	11
increase in	11
to park	11
roads are	11
the property	11
to make	11
such a	11
for new	11
protect the	11
to maintain	11
order to	11
in order	11
impact development	11
low impact	11
downtown is	11
residential uses	11
also a	11
golf course	11
sidewalks and	11
and has	11
the front	11
enough to	11
limited to	11
more pedestrian	11
tend to	11
as described	11
commercial uses	11
neighborhoods and	11
consistent with	11
on street	11
be consistent	11
scale and	11
described below	11
be designed	11
the largest	11
mobile street	11
corners of	11
but they	11
should consider	11
roads and	11
low density	11
density and	11
and to	11
of those	11
is very	11
the land	11
potential for	11
the potential	11
in that	11
development patterns	11
should have	11
landscaping and	11
be located	11
and housing	11
infrastructure to	11
a strong	11
for downtown	11
development the	11
are needed	11
that has	11
the place	11
described in	11
of it	11
zoning and	11
plan the	11
includes a	11
for future	11
and industrial	11
to go	11
use development	11
single tax	11
preservation committee	11
of historic	11
recreation board	11
households income	10
income trade	10
retail trade	10
homes and	10
lived here	10
apartments and	10
the beautiful	10
to bay	10
i m	10
our community	10
our schools	10
of control	10
i also	10
and shopping	10
beautiful town	10
feel safe	10
like a	10
town i	10
feel like	10
in daphne	10
if you	10
charm of	10
small size	10
more affordable	10
council planning	10
not allow	10
s proposed	10
generated by	10
residential industrial	10
local businesses	10
with private	10
s small	10
housing for	10
generated through	10
for sale	10
strategic plan	10
feel that	10
terms of	10
in terms	10
for more	10
that would	10
especially in	10
speed vehicles	10
new subdivisions	10
the central	10
state highway	10
be annexed	10
the to	10
new building	10
on city	10
city can	10
can help	10
to meet	10
are in	10
friendly and	10
not a	10
park and	10
in an	10
of city	10
schools and	10
on pages	10
uses in	10
not have	10
a single	10
sides of	10
both sides	10
parking for	10
uses that	10
if the	10
be allowed	10
if a	10
office and	10
for these	10
building on	10
off street	10
sidewalk network	10
building types	10
building height	10
pedestrians and	10
s mobile	10
and have	10
which are	10
are typically	10
west thoroughfares	10
addition to	10
than the	10
each of	10
commercial space	10
housing units	10
establish a	10
streets should	10
provide a	10
development should	10
to ensure	10
infrastructure can	10
the natural	10
standards for	10
of place	10
to develop	10
state of	10
in these	10
planning team	10
a summary	10
and mixed	10
a city	10
community facilities	10
bicycle and	10
opinion survey	10
public opinion	10
plan implementation	10
fiscal health	10
community engagement	10
sub total	9
total sources	9
units in	9
if it	9
space in	9
my family	9
a safe	9
orange beach	9
more green	9
like it	9
slow the	9
shopping and	9
less traffic	9
more apartments	9
keep it	9
schools are	9
downtown small	9
for families	9
community activities	9
to handle	9
charm and	9
family friendly	9
community that	9
what it	9
vibrant downtown	9
enjoy the	9
small community	9
green spaces	9
control growth	9
as noted	9
for retail	9
costs to	9
source randall	9
factor measure	9
office retail	9
al use	9
use al	9
tax revenues	9
revenue benefits	9
fiscal impacts	9
it would	9
more of	9
fiscal benefits	9
over development	9
of traffic	9
more diverse	9
new housing	9
for housing	9
fire department	9
according to	9
is in	9
was a	9
a master	9
more parks	9
in areas	9
city property	9
need a	9
is still	9
the economic	9
the parking	9
easy access	9
bicycle infrastructure	9
speed limits	9
use paths	9
during the	9
outside city	9
to improve	9
at a	9
listed in	9
local historic	9
historic districts	9
national register	9
incentives for	9
along with	9
the environment	9
ability to	9
create an	9
downtown has	9
not only	9
located on	9
other parts	9
and should	9
difficult to	9
places to	9
parking in	9
community college	9
for both	9
opportunities to	9
pier and	9
because it	9
but there	9
up with	9
lots and	9
nichols avenue	9
traditional neighborhood	9
business district	9
they can	9
to other	9
a key	9
rear of	9
fronting street	9
trails and	9
vary by	9
standards are	9
specific standards	9
a general	9
lot lines	9
form of	9
residential development	9
can also	9
in form	9
downtown corridor	9
battles road	9
of each	9
use nodes	9
and all	9
use center	9
zoning district	9
many people	9
to determine	9
a more	9
and multi	9
the corporate	9
of transportation	9
that can	9
be considered	9
and its	9
and green	9
best practices	9
based upon	9
more detailed	9
historic buildings	9
housing is	9
the state	9
be found	9
bicycle pedestrian	9
high school	9
to all	9
the overall	9
the table	9
local government	9
and landscaping	9
standards including	9
section of	9
the last	9
use residential	9
and planning	9
health and	9
infrastructure and	9
the concept	9
of public	9
of baldwin	9
existing conditions	9
recommendations are	9
opportunities and	9
central corridor	8
the trade	8
retail commercial	8
a n	8
next five	8
sub markets	8
share of	8
the competitive	8
downtown the	8
of trees	8
if we	8
the way	8
town the	8
also like	8
but i	8
the over	8
sewer system	8
to our	8
want it	8
raise a	8
good schools	8
water and	8
things to	8
that way	8
catch up	8
feel but	8
lot of	8
i know	8
everything i	8
is great	8
downtown it	8
of living	8
grew up	8
i used	8
bay the	8
parks recreation	8
year ongoing	8
department baldwin	8
ongoing years	8
c c	8
responsible party	8
implementation matrix	8
adopt new	8
going to	8
new zoning	8
not the	8
the gross	8
net fiscal	8
to stay	8
to access	8
among the	8
a square	8
city would	8
could help	8
been a	8
in housing	8
diversity in	8
owners to	8
and city	8
population growth	8
is being	8
to increase	8
a year	8
multi use	8
short term	8
bike trails	8
recreational facilities	8
charging stations	8
expected to	8
parking lot	8
near the	8
preserve the	8
the municipal	8
a need	8
speed limit	8
people and	8
and flowers	8
are currently	8
and downtown	8
in their	8
property tax	8
are being	8
r add	8
reclassify as	8
the alabama	8
requirements for	8
walking trails	8
much more	8
and with	8
dog park	8
from a	8
work with	8
post office	8
there will	8
who are	8
those who	8
for those	8
to drive	8
support of	8
design and	8
a very	8
parking and	8
over time	8
and commercial	8
has the	8
the country	8
across the	8
point clear	8
light industrial	8
as with	8
closer to	8
non residential	8
medical office	8
avenue and	8
the key	8
as in	8
street trees	8
that they	8
buildings that	8
public sidewalk	8
streets are	8
to an	8
access between	8
cross access	8
and less	8
the fronting	8
of small	8
down to	8
home to	8
of twin	8
this node	8
private off	8
parking on	8
to include	8
building setback	8
building form	8
feet building	8
generally up	8
stories generally	8
range stories	8
height range	8
district height	8
by zoning	8
may vary	8
and may	8
are defined	8
other standards	8
among other	8
coverage among	8
lot coverage	8
setback lot	8
height setback	8
including building	8
development specific	8
intended scale	8
the intended	8
guide to	8
general guide	8
below serve	8
blocks described	8
blocks building	8
the form	8
the open	8
located primarily	8
parking between	8
designed to	8
of road	8
residents and	8
other than	8
have the	8
and recreational	8
it for	8
density form	8
potential wetlands	8
for each	8
map on	8
is one	8
suburban areas	8
and open	8
designed for	8
combination of	8
beyond the	8
alabama place	8
there should	8
buildings should	8
parking areas	8
that will	8
much of	8
for s	8
pedestrian and	8
green infrastructure	8
life for	8
residential and	8
and enforce	8
develop and	8
the highest	8
need for	8
the primary	8
needed in	8
relative to	8
a good	8
opportunity to	8
continues to	8
a comprehensive	8
found in	8
of commerce	8
chamber of	8
industrial development	8
planning process	8
public input	8
in appendix	8
as part	8
economic baseline	8
subdivision regulations	8
and parks	8
a unique	8
shown below	8
and facilities	8
and land	8
neighborhood meetings	8
analysis of	8
task includes	8
this task	8
and cultural	8
pedestrian bicycle	8
city staff	8
those of	8
s retail	7
retail demand	7
daphne spanish	7
other baldwin	7
development potentials	7
section provides	7
lot line	7
it seems	7
the sense	7
go to	7
being able	7
and an	7
a wonderful	7
we don	7
the large	7
feel of	7
stop allowing	7
growth more	7
to enjoy	7
that i	7
way it	7
it i	7
charm i	7
change it	7
i was	7
more building	7
not just	7
for growth	7
i believe	7
beautiful flowers	7
fast food	7
our infrastructure	7
be nice	7
the library	7
big city	7
feel beautiful	7
to water	7
community it	7
keep up	7
so we	7
underground utilities	7
about i	7
too fast	7
and services	7
better traffic	7
building of	7
for years	7
i really	7
pride in	7
trying to	7
try to	7
natural beauty	7
not like	7
to find	7
with many	7
downtown with	7
about small	7
in i	7
downtown more	7
grocery stores	7
to residential	7
measure per	7
per square	7
per unit	7
this analysis	7
basis the	7
impact on	7
and businesses	7
a focus	7
sporting goods	7
is no	7
that make	7
of which	7
businesses that	7
a place	7
local residents	7
objective is	7
rental housing	7
strategic recommendations	7
be able	7
events and	7
county and	7
and for	7
the need	7
the world	7
police department	7
also the	7
that may	7
needs of	7
property and	7
vehicular traffic	7
of services	7
pick up	7
to expand	7
area to	7
to address	7
discussed in	7
and traffic	7
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accommodate the	7
reduce the	7
rate of	7
non contributing	7
design guidelines	7
for local	7
provided by	7
county s	7
or more	7
to identify	7
in public	7
each other	7
water quality	7
and can	7
of way	7
space is	7
be preserved	7
i e	7
the ability	7
and that	7
the four	7
ensure that	7
for people	7
to encourage	7
support for	7
all new	7
options for	7
retail and	7
since the	7
elementary school	7
pages of	7
this road	7
to allow	7
are no	7
housing that	7
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size of	7
on both	7
high density	7
the west	7
district boundary	7
central business	7
be limited	7
residential building	7
of its	7
behind buildings	7
and cyclists	7
streets the	7
that front	7
type has	7
parking should	7
majority of	7
use to	7
at and	7
and design	7
automobile access	7
setback should	7
and professional	7
may also	7
major corridors	7
master planned	7
for additional	7
north of	7
with this	7
and some	7
areas of	7
and they	7
is provided	7
and proposed	7
intersection of	7
located to	7
use node	7
lines primary	7
lot sizes	7
will have	7
areas for	7
areas include	7
primary planning	7
s primary	7
areas the	7
new buildings	7
located along	7
shown on	7
into zoning	7
and east	7
area s	7
are the	7
types are	7
implement a	7
are more	7
are a	7
a mixed	7
this approach	7
use plan	7
and potential	7
of more	7
corporate limits	7
owned businesses	7
and high	7
existing business	7
of different	7
institutional uses	7
should continue	7
a range	7
where possible	7
set of	7
the full	7
important for	7
identified as	7
housing the	7
not as	7
center to	7
s existing	7
the neighborhood	7
and local	7
parking authority	7
development alliance	7
process to	7
an economic	7
zoning ordinance	7
community is	7
very important	7
commercial and	7
unique character	7
the of	7
it also	7
of an	7
and natural	7
department of	7
a plan	7
related to	7
of planning	7
bicycle committee	7
with an	7
steering committee	7
survey results	7
recreation public	7
public space	7
out scenario	7
build out	7
future build	7
or the	7
gulf coast	7
retail source	6
eating drinking	6
of million	6
economics table	6
economics nashville	6
to range	6
about per	6
incomes are	6
about of	6
higher than	6
housing demand	6
development potential	6
comprehensive land	6
driven comprehensive	6
community driven	6
from to	6
expansion of	6
moratorium on	6
see it	6
feel it	6
have lived	6
retail space	6
tear down	6
people small	6
and control	6
years and	6
we should	6
for walking	6
land for	6
more bike	6
handle the	6
of subdivisions	6
less development	6
love living	6
get to	6
change more	6
stop development	6
a way	6
beautiful small	6
crime and	6
large subdivisions	6
s not	6
what we	6
i grew	6
move here	6
feeling of	6
control of	6
more shopping	6
subdivisions more	6
please don	6
the beach	6
until infrastructure	6
more subdivisions	6
piece of	6
get a	6
nice to	6
an issue	6
of us	6
and fire	6
of getting	6
is growing	6
to like	6
town vibe	6
blank i	6
no apartments	6
way too	6
impact fees	6
chain stores	6
i hope	6
improved infrastructure	6
tearing down	6
town small	6
friendly atmosphere	6
in our	6
it small	6
s home	6
out to	6
pay for	6
is too	6
it t	6
new builds	6
would not	6
feels like	6
it feels	6
community spirit	6
arts crafts	6
to i	6
to become	6
beauty and	6
public transportation	6
let s	6
the above	6
committee commission	6
ongoing year	6
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the rest	6
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of providing	6
retail businesses	6
safety costs	6
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the low	6
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operating costs	6
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the net	6
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development director	6
small businesses	6
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time and	6
that area	6
an incentive	6
contiguous to	6
built on	6
increase diversity	6
workforce housing	6
to retain	6
spaces and	6
the family	6
regardless of	6
the only	6
services the	6
home the	6
full service	6
the demand	6
utilities and	6
the master	6
soccer fields	6
baseball fields	6
the metrics	6
movie theater	6
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rapid growth	6
an average	6
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that could	6
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city the	6
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codes to	6
parking deck	6
to cross	6
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municipal pier	6
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lane road	6
road is	6
ordinance no	6
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state and	6
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an objective	6
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contributing resource	6
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sites and	6
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city with	6
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the region	6
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community character	6
of good	6
in general	6
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this option	6
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bay front	6
center and	6
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emphasis on	6
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type features	6
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a mix	6
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the intersection	6
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residential suburban	6
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thoroughfares north	6
hatched key	6
wetlands hatched	6
green potential	6
hazard green	6
flood hazard	6
natural flood	6
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key city	6
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historic downtown	6
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that new	6
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a large	6
public library	6
civic center	6
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the opportunity	6
nix center	6
the two	6
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citizens and	6
future growth	6
plan is	6
quail creek	6
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r th	5
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source factor	5
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million or	5
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shopper s	5
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seven years	5
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in migration	5
housing tenure	5
vacancy rate	5
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represent of	5
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number percent	5
in nashville	5
for and	5
south baldwin	5
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what s	5
who want	5
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here in	5
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houses being	5
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safe place	5
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flowers and	5
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cheap housing	5
most everything	5
afford to	5
t afford	5
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on top	5
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our children	5
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great schools	5
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ruining the	5
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apartment complexes	5
the friendly	5
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area i	5
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growth we	5
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up a	5
love it	5
close community	5
farm land	5
off the	5
investment in	5
home town	5
t have	5
parks the	5
growth to	5
growth until	5
on every	5
add more	5
less subdivisions	5
hard to	5
keep small	5
police and	5
good but	5
beautiful place	5
ease of	5
to beach	5
art walk	5
look at	5
and safe	5
my hometown	5
about it	5
the landscaping	5
have more	5
growth but	5
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park on	5
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open fields	5
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the green	5
the history	5
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like for	5
lower income	5
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for our	5
attention to	5
more attention	5
people to	5
traffic control	5
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you can	5
of that	5
people from	5
life and	5
the parks	5
much as	5
library and	5
i enjoy	5
limit the	5
access the	5
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village concept	5
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i i	5
committee public	5
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those that	5
provide more	5
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incentives see	5
it a	5
make it	5
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on new	5
five years	5
and county	5
planning of	5
the remainder	5
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help to	5
here it	5
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basis with	5
density of	5
of revenue	5
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retail generates	5
four primary	5
net impacts	5
from each	5
high level	5
areas outside	5
e g	5
lodging or	5
at present	5
amenities and	5
there were	5
place for	5
in place	5
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long term	5
income and	5
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and retail	5
service restaurants	5
and limited	5
family oriented	5
road corridor	5
the businesses	5
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then the	5
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s unique	5
market and	5
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for small	5
technical support	5
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cottage style	5
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city might	5
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marketing and	5
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the art	5
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world class	5
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that there	5
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community of	5
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tennis courts	5
bowling alley	5
that some	5
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existing city	5
the recreation	5
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likely to	5
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by providing	5
area it	5
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be implemented	5
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it as	5
a state	5
angled parking	5
growth it	5
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at all	5
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development on	5
the type	5
place and	5
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speed bumps	5
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an area	5
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road or	5
south side	5
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industrial uses	5
potential uses	5
on improving	5
office uses	5
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coastal alabama	5
treatment plant	5
the point	5
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the grand	5
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city that	5
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family residential	5
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or an	5
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historic core	5
case of	5
back from	5
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front loaded	5
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primarily single	5
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street with	5
internal sidewalk	5
automobiles transportation	5
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accommodate internal	5
large enough	5
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front a	5
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type because	5
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parking to	5
connectivity between	5
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network and	5
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transportation automobile	5
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on streets	5
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a block	5
professional services	5
personal and	5
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transition to	5
help create	5
a long	5
along major	5
townhouses and	5
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one to	5
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to not	5
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ne and	5
se corners	5
and se	5
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south and	5
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development within	5
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for residents	5
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passive recreation	5
that might	5
that should	5
and wetlands	5
they would	5
districts at	5
type and	5
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in more	5
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market demand	5
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growth that	5
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traffic congestion	5
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connected to	5
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and enhance	5
environmentally sensitive	5
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for which	5
residents of	5
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of open	5
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that most	5
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research and	5
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public spaces	5
civic institutional	5
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pedestrian facilities	5
from all	5
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following the	5
school and	5
series of	5
a series	5
participate in	5
also to	5
developers and	5
board economic	5
development board	5
for public	5
table below	5
list of	5
plan community	5
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standards the	5
another important	5
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s zoning	5
public workshop	5
review of	5
kickoff meeting	5
the project	5
to maximize	5
a basis	5
natural and	5
feedback from	5
city it	5
of single	5
in city	5
services housing	5
reflect the	5
not necessarily	5
under the	5
this project	5
urban design	5
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police calls	4
administrative costs	4
recreation user	4
home supply	4
warranted demand	4
existing vacant	4
personal income	4
luggage leather	4
shoppers goods	4
about square	4
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this potential	4
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competitive framework	4
of about	4
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sale housing	4
aged to	4
those aged	4
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table a	4
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in section	4
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restaurants to	4
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small city	4
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service and	4
christmas parade	4
more businesses	4
without any	4
parking spaces	4
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on housing	4
more multi	4
that all	4
downtown but	4
beautiful flower	4
entertainment venues	4
areas to	4
unique small	4
all over	4
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have no	4
for young	4
some more	4
and stop	4
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a parking	4
minutes to	4
cross walks	4
to what	4
make sure	4
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can handle	4
oak trees	4
have become	4
keep our	4
beautiful downtown	4
schools small	4
that helps	4
and park	4
system and	4
of my	4
the roads	4
come to	4
waterfront access	4
lot more	4
on building	4
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have enough	4
it change	4
well maintained	4
just like	4
to feel	4
people i	4
horton homes	4
great public	4
the restaurants	4
needs more	4
families and	4
getting too	4
development has	4
growth so	4
feel great	4
i t	4
my home	4
apartments no	4
housing no	4
old homes	4
can not	4
the time	4
hardware store	4
change stop	4
young people	4
up more	4
property value	4
historic homes	4
community great	4
has to	4
is getting	4
cart paths	4
back in	4
large vehicles	4
and limit	4
stay the	4
they need	4
safe small	4
and waterfront	4
activities i	4
town not	4
available parking	4
but we	4
what the	4
work to	4
public access	4
to visit	4
more focus	4
better parking	4
historical areas	4
atmosphere small	4
more diversity	4
accessibility to	4
of what	4
shops restaurants	4
development small	4
loved the	4
if i	4
traffic flow	4
coming in	4
to town	4
activities that	4
who live	4
of i	4
bay i	4
a nightmare	4
town less	4
around town	4
paths to	4
town center	4
build a	4
stores to	4
a moratorium	4
too crowded	4
is out	4
town friendly	4
and beauty	4
s becoming	4
areas stop	4
more rural	4
t change	4
slower growth	4
to put	4
cater to	4
on i	4
housing subdivisions	4
building apartments	4
farm lands	4
businesses i	4
the continued	4
beautiful landscaping	4
everything is	4
us to	4
that don	4
uncontrolled growth	4
community small	4
many new	4
and apartments	4
now it	4
long time	4
i lived	4
it needs	4
when i	4
torn down	4
the past	4
to much	4
is way	4
residents to	4
stores are	4
ago i	4
see less	4
we could	4
starting to	4
feel close	4
put up	4
growing so	4
around downtown	4
buildings downtown	4
developments that	4
and we	4
large developments	4
film festival	4
town quaint	4
more people	4
and bring	4
walking and	4
growth better	4
from downtown	4
family activities	4
with growth	4
bay it	4
seems to	4
without having	4
but has	4
to leave	4
town great	4
the school	4
growth small	4
traffic the	4
and raised	4
born and	4
but that	4
parking i	4
open later	4
huge subdivisions	4
building so	4
area for	4
current infrastructure	4
stop cutting	4
charm it	4
its charm	4
the coast	4
here years	4
friendliness of	4
city employees	4
care of	4
have moved	4
why we	4
we love	4
infrastructure improvements	4
is i	4
to look	4
is inevitable	4
young professionals	4
food options	4
families to	4
great to	4
the middle	4
small lots	4
homes on	4
full time	4
improve infrastructure	4
the high	4
has already	4
up here	4
control the	4
up in	4
bay access	4
kind of	4
still a	4
and focus	4
and big	4
and crafts	4
and activities	4
been here	4
housing on	4
is good	4
police fire	4
planned community	4
young families	4
activities for	4
what you	4
j j	4
office city	4
mayor s	4
f f	4
traffic committee	4
board planning	4
commission public	4
years year	4
no responsible	4
recommendation no	4
page recommendation	4
year planning	4
years ongoing	4
department environmental	4
who have	4
property to	4
is needed	4
the territory	4
annexation by	4
shall be	4
in to	4
the commercial	4
downtown as	4
even more	4
this issue	4
applied to	4
area b	4
but to	4
improvements to	4
adhere to	4
the mayor	4
and similar	4
patterns on	4
as such	4
the effects	4
of sprawl	4
costs by	4
fiscal costs	4
budget as	4
despite the	4
area or	4
the impact	4
costs the	4
traffic generated	4
to per	4
generate roughly	4
uses generate	4
uses as	4
gross fiscal	4
findings on	4
ad taxes	4
taxes and	4
fiscal structure	4
gross revenue	4
summarized below	4
foot and	4
use on	4
revenues and	4
different types	4
in infrastructure	4
costs of	4
cost to	4
term rentals	4
supply of	4
lodging facilities	4
the mobile	4
programs and	4
on existing	4
as by	4
recreation and	4
eco tourism	4
by local	4
market for	4
tourism and	4
banks and	4
implement this	4
in time	4
development to	4
and support	4
coffee shops	4
businesses but	4
specialty businesses	4
building in	4
gap in	4
business space	4
of commercial	4
brokers and	4
downtown business	4
small independent	4
the single	4
working with	4
process of	4
gain more	4
facilitation strategy	4
acquisition and	4
this case	4
approval process	4
fast track	4
approach the	4
a higher	4
builders and	4
there has	4
local character	4
create incentives	4
on how	4
temporary lodging	4
will also	4
units are	4
to leverage	4
use as	4
big lots	4
houses on	4
structures and	4
households with	4
might also	4
retain s	4
diverse housing	4
to capture	4
benefit from	4
the findings	4
culture and	4
support and	4
daphne and	4
and develop	4
serving the	4
space to	4
building that	4
the corner	4
family campus	4
address the	4
the campus	4
who work	4
to home	4
in large	4
the hospital	4
a strategic	4
volunteer fire	4
services are	4
the board	4
by and	4
finally the	4
and southern	4
eastern and	4
particularly in	4
softball fields	4
use courts	4
per facility	4
the park	4
compared with	4
s population	4
and people	4
the has	4
in every	4
years the	4
children s	4
disc golf	4
needs as	4
by all	4
invest in	4
property for	4
the needs	4
and pier	4
identify a	4
see pages	4
county to	4
area that	4
a possible	4
no longer	4
a resolution	4
put a	4
growth has	4
the rapid	4
county the	4
of water	4
lines underground	4
expand the	4
equipment and	4
office space	4
which includes	4
and expand	4
natural gas	4
fly creek	4
compare the	4
and protect	4
also use	4
see page	4
included on	4
of to	4
a bike	4
a buffer	4
one way	4
levels of	4
as parks	4
of bicycle	4
infrastructure for	4
a target	4
vehicles are	4
during events	4
special events	4
this service	4
and amenities	4
from city	4
lots to	4
of private	4
encourage the	4
park in	4
incentives to	4
college students	4
return to	4
it could	4
use path	4
way for	4
travel lanes	4
are expected	4
since it	4
road with	4
the route	4
present on	4
and state	4
two lane	4
is present	4
as development	4
to only	4
the residents	4
be evaluated	4
all traffic	4
them in	4
new roads	4
this effort	4
grow the	4
roads as	4
to upgrade	4
while some	4
safety for	4
ways to	4
program and	4
program in	4
benefit the	4
property is	4
determine if	4
property taxes	4
in or	4
benefits the	4
advantage of	4
and federal	4
eligible for	4
community s	4
guidelines for	4
utilize the	4
the designation	4
explore the	4
n church	4
s section	4
mail net	4
e mail	4
fax e	4
phone fax	4
al phone	4
street al	4
th street	4
east th	4
schneider historic	4
as contributing	4
to apply	4
establishing a	4
property owner	4
preservation ordinance	4
a historic	4
for historic	4
right of	4
projects in	4
lid techniques	4
on local	4
and building	4
quality and	4
environmentally friendly	4
provide the	4
common areas	4
recreational areas	4
of natural	4
as opposed	4
bay has	4
be reduced	4
it into	4
to set	4
source of	4
and implement	4
already has	4
could include	4
space requirements	4
outdoor recreation	4
role in	4
walking paths	4
real property	4
they should	4
tree ordinance	4
accordance with	4
in accordance	4
to prevent	4
was to	4
the types	4
will need	4
incentives such	4
development incentives	4
in south	4
planned development	4
center at	4
on twin	4
grocery store	4
road the	4
and does	4
and avenue	4
or not	4
aerial view	4
trees in	4
a two	4
alabama concept	4
office site	4
community but	4
traffic calming	4
areas with	4
of sidewalks	4
to achieve	4
needed to	4
to continue	4
is for	4
enforcement of	4
good community	4
conducted for	4
relate to	4
community support	4
however it	4
detached housing	4
multi purpose	4
to minimize	4
residential buildings	4
limit large	4
are deep	4
setbacks from	4
for areas	4
recommended for	4
along avenue	4
thoroughfares this	4
gaps in	4
while there	4
along road	4
primarily along	4
on their	4
perhaps the	4
facilities the	4
allowing for	4
property the	4
upon the	4
recreational activities	4
size the	4
and size	4
to some	4
area by	4
but is	4
like setting	4
campus like	4
for many	4
and office	4
available for	4
between uses	4
design of	4
and entertainment	4
primarily to	4
of activities	4
sort of	4
as housing	4
other uses	4
continued growth	4
area of	4
unique place	4
alabama community	4
shore trail	4
locations for	4
are several	4
of them	4
been identified	4
less than	4
parks are	4
for parks	4
the location	4
road between	4
straddling both	4
a golf	4
parks for	4
just west	4
anchored by	4
airport place	4
portion of	4
but a	4
is established	4
if there	4
however there	4
because they	4
and enhancing	4
historic character	4
are many	4
buildings built	4
while this	4
the average	4
a relatively	4
where it	4
access points	4
subject to	4
and therefore	4
massing of	4
and massing	4
space the	4
enhancing the	4
objectives include	4
parking garage	4
one or	4
of section	4
road on	4
relatively high	4
is anchored	4
north section	4
designation it	4
is only	4
follow the	4
the boundaries	4
of streets	4
are minimal	4
and driveway	4
or planted	4
natural or	4
neighborhoods the	4
type are	4
impact of	4
developments and	4
front setbacks	4
feet and	4
widths are	4
a street	4
integrated with	4
spaces if	4
trees to	4
screened from	4
be screened	4
connecting to	4
cyclists as	4
road if	4
or road	4
key street	4
shallow lots	4
to shallow	4
is limited	4
because development	4
include limited	4
generally be	4
should generally	4
an internal	4
small footprint	4
and related	4
key land	4
uses key	4
or near	4
sites for	4
more landscaping	4
the scale	4
encouraged to	4
scale of	4
the side	4
urban and	4
is within	4
only one	4
and includes	4
street is	4
dollar general	4
and corners	4
to connect	4
private yards	4
parks private	4
parks pocket	4
passive open	4
preserved passive	4
space preserved	4
loaded garages	4
street may	4
trails parking	4
and include	4
can vary	4
but can	4
consistent within	4
form variety	4
and architecture	4
be offered	4
services offices	4
dining personal	4
retail dining	4
include retail	4
nodal form	4
streets or	4
alabama suburban	4
the suburban	4
exceptions to	4
two stories	4
developments should	4
a transition	4
of residential	4
section for	4
development more	4
modes of	4
streets that	4
be improved	4
are often	4
with parking	4
streets with	4
front streets	4
should front	4
corridors with	4
setbacks should	4
building footprints	4
additional guidance	4
just north	4
suburban neighborhood	4
city this	4
primarily residential	4
suburban residential	4
under construction	4
of avenue	4
all corners	4
the mixed	4
proposed development	4
old battles	4
use areas	4
commercial mixed	4
center mixed	4
within s	4
east and	4
town to	4
the lowest	4
s natural	4
land and	4
to natural	4
development regulations	4
such areas	4
areas is	4
consideration for	4
development comprehensive	4
below for	4
page shows	4
both for	4
of roads	4
considered for	4
existing land	4
to illustrate	4
a location	4
special areas	4
character is	4
designated as	4
such an	4
new residents	4
that these	4
noted that	4
outside the	4
planning department	4
units within	4
an additional	4
current population	4
the analysis	4
existing development	4
account for	4
current zoning	4
to both	4
and new	4
businesses to	4
that help	4
environment that	4
friendly environment	4
motorized vehicles	4
minimal and	4
development by	4
as is	4
with their	4
strong sense	4
in with	4
uses should	4
civic uses	4
residential commercial	4
provide opportunities	4
it and	4
choices for	4
historic neighborhoods	4
small commercial	4
and neighborhoods	4
existing infrastructure	4
examples of	4
steep slopes	4
preserve open	4
input to	4
creation of	4
needs for	4
the importance	4
are included	4
commercial residential	4
future commercial	4
need the	4
the top	4
was the	4
was identified	4
area was	4
the results	4
tax base	4
s tax	4
indicated that	4
s fiscal	4
to community	4
plan that	4
conditions in	4
developed to	4
recreation center	4
identified for	4
about what	4
a brief	4
all residents	4
to participate	4
think of	4
to offer	4
where they	4
p nix	4
james p	4
was held	4
meeting was	4
public meetings	4
locations and	4
comprehensive planning	4
serving as	4
and providing	4
commission the	4
public utilities	4
these meetings	4
to each	4
a full	4
and institutional	4
business owners	4
a diverse	4
are offered	4
services that	4
resources are	4
industrial and	4
base and	4
effort to	4
this planning	4
and plan	4
plan this	4
and standards	4
policies and	4
built environment	4
includes the	4
it provides	4
business and	4
enhances the	4
plan it	4
we want	4
to land	4
board of	4
tax corporation	4
city recreation	4
business owner	4
local business	4
appendix c	4
meeting feedback	4
neighborhood meeting	4
appendix a	4
space recreation	4
facilities public	4
infrastructure facilities	4
mobility infrastructure	4
act of	4
the gulf	4
resources and	4
restore council	4
the restore	4
federal funding	4
design planning	4
ground urban	4
common ground	4
walker collaborative	4
the walker	4
were attributed	3
cost per	3
traffic generation	3
attributed based	3
th patio	3
r and	3
residential densities	3
economics residential	3
corporate boundaries	3
tax collections	3
been increasing	3
of budget	3
reprinted from	3
sources city	3
arts venue	3
appliances hardware	3
an oversupply	3
oversupply of	3
total existing	3
by use	3
potential by	3
the wharf	3
retail potentials	3
trade entertainment	3
restaurants retail	3
retail potential	3
is significant	3
on retail	3
spent on	3
area will	3
area f	3
e central	3
area e	3
d rural	3
area d	3
area c	3
b new	3
a old	3
that follows	3
inflation and	3
by to	3
and households	3
generated retail	3
destination tourists	3
new space	3
independent specialty	3
and tourist	3
home furnishings	3
mix is	3
entertainment personal	3
retail category	3
drinking establishments	3
goods stores	3
section retail	3
demand is	3
aol appendix	3
by residents	3
land bank	3
general fund	3
neighborhood districts	3
area capture	3
generated in	3
bedroom homes	3
r horton	3
d r	3
fort and	3
competitive context	3
of demand	3
capture of	3
income cohort	3
than in	3
this housing	3
a decrease	3
will see	3
other factors	3
household forecasts	3
by age	3
age cohort	3
demand as	3
largest share	3
age cohorts	3
which represent	3
local market	3
at nearly	3
household growth	3
population and	3
several years	3
days on	3
have increased	3
by per	3
nearly in	3
of nearly	3
only of	3
about units	3
are explored	3
occupancy and	3
baseline assessment	3
noted before	3
conditions as	3
section housing	3
finally section	3
understanding of	3
an understanding	3
explored and	3
conditions were	3
plan baseline	3
a housing	3
summarizes findings	3
report summarizes	3
economics introduction	3
of randall	3
economics for	3
by randall	3
prepared by	3
strategies community	3
analysis strategies	3
for service	3
in planning	3
sources of	3
an impact	3
beach park	3
for traffic	3
mobile pensacola	3
for parking	3
near pier	3
to start	3
flowers small	3
the smaller	3
the noise	3
a problem	3
charming town	3
housing growth	3
are working	3
pave paradise	3
time residents	3
concern about	3
near downtown	3
water the	3
access i	3
and horton	3
constructed and	3
especially downtown	3
the business	3
to lot	3
line to	3
nice people	3
waterfront small	3
get around	3
town living	3
more controlled	3
developments to	3
family developments	3
why people	3
try and	3
cultural activities	3
library i	3
parking better	3
pretty much	3
values community	3
good medical	3
require more	3
with housing	3
on all	3
want a	3
growth no	3
very small	3
find parking	3
t think	3
city small	3
better zoning	3
a better	3
new orleans	3
downtown businesses	3
on in	3
flower beds	3
storage units	3
was in	3
little more	3
we live	3
are better	3
how about	3
the constant	3
other cities	3
of on	3
rid of	3
water access	3
great people	3
lights the	3
but strained	3
and being	3
street lights	3
events downtown	3
recreation opportunities	3
back to	3
managed in	3
growth managed	3
manage the	3
green and	3
d love	3
on it	3
to over	3
more public	3
growth less	3
space downtown	3
natural parks	3
restaurants the	3
to small	3
i understand	3
nothing i	3
more natural	3
more environmentally	3
see an	3
things for	3
make this	3
more better	3
fees for	3
of affordable	3
t walk	3
walk don	3
of being	3
parks walking	3
charm small	3
local events	3
town environment	3
more housing	3
in mobile	3
of infrastructure	3
improvement of	3
apartments or	3
support more	3
and nut	3
fruit and	3
trees small	3
residents the	3
chose to	3
downtown feel	3
crime rate	3
bay small	3
find a	3
less building	3
wants to	3
services such	3
want the	3
more welcoming	3
make the	3
better the	3
that t	3
move the	3
clear cutting	3
family is	3
my life	3
handle it	3
dining establishments	3
ahead of	3
infrastructure before	3
way i	3
stores or	3
for older	3
middle class	3
sign ordinances	3
the parades	3
knoll park	3
mom pop	3
in around	3
goods and	3
the citizens	3
how much	3
family i	3
next to	3
move to	3
infrastructure roads	3
a change	3
more nature	3
catering to	3
getting out	3
down of	3
losing the	3
for kids	3
beautiful it	3
how beautiful	3
makes it	3
that makes	3
are good	3
all ages	3
of space	3
town safe	3
see things	3
schools can	3
and schools	3
is becoming	3
like more	3
on growth	3
walk around	3
safe for	3
laid back	3
is safe	3
here all	3
a nice	3
home and	3
many activities	3
safe and	3
destroying the	3
traffic in	3
liked the	3
commercial areas	3
with new	3
and good	3
think it	3
city school	3
run off	3
and over	3
it if	3
the cookie	3
and put	3
better than	3
in community	3
kids can	3
destruction of	3
young adults	3
cleaned up	3
look like	3
more to	3
parking no	3
seems like	3
areas more	3
downtown less	3
to try	3
change a	3
almost everything	3
choose from	3
to choose	3
over growth	3
safe community	3
not what	3
like how	3
market the	3
see that	3
town still	3
that and	3
from parking	3
are going	3
you are	3
less housing	3
some things	3
many years	3
have had	3
things that	3
be i	3
more like	3
quaint and	3
s quaint	3
people being	3
character small	3
great and	3
safe here	3
the i	3
like small	3
many more	3
not too	3
medical facilities	3
diversity more	3
parking spots	3
get the	3
a huge	3
shopping restaurants	3
will lose	3
bay with	3
and preservation	3
where every	3
it it	3
a close	3
community more	3
living here	3
and subdivisions	3
park at	3
this town	3
a while	3
responsible growth	3
inevitable but	3
large homes	3
homes to	3
older homes	3
my wife	3
friends and	3
my children	3
in businesses	3
i could	3
with friends	3
think the	3
also think	3
parking it	3
and bike	3
the architecture	3
keep downtown	3
downtown events	3
buildings small	3
small shops	3
greater diversity	3
downtown areas	3
construction in	3
there t	3
trucks and	3
here i	3
about how	3
and feel	3
look and	3
can catch	3
quaint community	3
small quaint	3
shores and	3
we do	3
bike pedestrian	3
more connectivity	3
enough for	3
biking trails	3
want more	3
going up	3
pay the	3
improvements for	3
more amenities	3
protection of	3
waterfront and	3
is terrible	3
options small	3
the events	3
location to	3
which we	3
from it	3
with no	3
very difficult	3
great community	3
wonderful people	3
town for	3
homes more	3
i hate	3
zoning to	3
like we	3
building permits	3
k center	3
now the	3
that our	3
friendly small	3
beauty small	3
and restaurant	3
at night	3
by those	3
growth the	3
and growth	3
growth infrastructure	3
and better	3
mobile and	3
preserving the	3
change the	3
my husband	3
is why	3
all this	3
houses are	3
many houses	3
like orange	3
it gets	3
few more	3
blank more	3
t build	3
people not	3
so close	3
subdivisions with	3
and large	3
really like	3
would really	3
great restaurants	3
and keep	3
one that	3
cannot keep	3
we cannot	3
need an	3
a sense	3
the weather	3
in years	3
we will	3
the s	3
which has	3
quiet community	3
what i	3
people beautiful	3
dining facilities	3
flowers the	3
beauty the	3
be enforced	3
bay clean	3
here small	3
because i	3
character i	3
area but	3
our area	3
resources for	3
see all	3
see large	3
community not	3
do and	3
cotton fields	3
outlying areas	3
feel to	3
the landfill	3
events the	3
down growth	3
with friendly	3
which i	3
more schools	3
infrastructure more	3
new neighborhoods	3
less large	3
town has	3
planned and	3
living with	3
being torn	3
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down in	3
keep a	3
require developers	3
open air	3
love how	3
what has	3
growth love	3
more jobs	3
fewer subdivisions	3
feels safe	3
lose the	3
water sewage	3
on our	3
we t	3
feel we	3
a big	3
i just	3
so fast	3
not sure	3
t be	3
th generation	3
quiet and	3
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but still	3
history and	3
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park for	3
fix the	3
income families	3
better planning	3
downtown streets	3
the triangle	3
leave the	3
be better	3
have some	3
housing stop	3
building more	3
and family	3
to stores	3
much growth	3
walk signals	3
traffic issues	3
every piece	3
people in	3
building it	3
of things	3
are well	3
town no	3
a lovely	3
to any	3
much anymore	3
town close	3
most places	3
atmosphere and	3
of restaurants	3
live music	3
and live	3
walk and	3
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walk bike	3
dining options	3
quaint small	3
many things	3
also love	3
years i	3
not want	3
is easy	3
everyone is	3
cutter homes	3
hate to	3
to catch	3
stop growth	3
a space	3
safety of	3
old town	3
feel parks	3
everything the	3
pier park	3
much development	3
going away	3
feel although	3
love for	3
history of	3
t fit	3
of cars	3
friendly more	3
infrastructure such	3
increased traffic	3
town because	3
live the	3
surrounding area	3
close proximity	3
here from	3
and friendly	3
downtown merchants	3
bay downtown	3
spaces the	3
stay a	3
moved to	3
would have	3
t take	3
flowers everywhere	3
its small	3
relatively safe	3
and entrepreneurial	3
the size	3
thing i	3
small towns	3
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housing options	3
think there	3
stores like	3
be great	3
of how	3
city i	3
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of homes	3
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with higher	3
home owners	3
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poor planning	3
system to	3
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for entertainment	3
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what made	3
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urban sprawl	3
was very	3
nice downtown	3
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for seniors	3
thriving downtown	3
events arts	3
parks along	3
as much	3
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beach or	3
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in foley	3
like in	3
with big	3
areas like	3
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better control	3
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having a	3
quaint feel	3
beautiful and	3
charm is	3
large neighborhoods	3
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a little	3
you have	3
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the amenities	3
skate park	3
downtown housing	3
space for	3
low income	3
above other	3
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what types	3
public facilities	3
of family	3
for bikes	3
nearby cities	3
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front of	3
in front	3
underground power	3
outdoor seating	3
more activities	3
housing more	3
traffic more	3
city center	3
safe low	3
feel charm	3
alliance chamber	3
h h	3
s for	3
department parks	3
g g	3
community in	3
utilities department	3
a shuttle	3
commission historic	3
council public	3
d d	3
and update	3
c d	3
matrix comprehensive	3
areas a	3
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a adopt	3
when considering	3
coming years	3
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matrix the	3
road improvements	3
how it	3
copy of	3
that in	3
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the probate	3
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council to	3
of such	3
there must	3
the municipality	3
in alabama	3
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three primary	3
methods of	3
ordinance ordinance	3
drainage and	3
residential r	3
older and	3
zoning for	3
s commercial	3
of location	3
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time for	3
appeal and	3
special conditions	3
with special	3
two primary	3
character it	3
the m	3
to r	3
c of	3
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city government	3
capital projects	3
plan plan	3
various land	3
to calculate	3
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providing services	3
that meets	3
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density development	3
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of safety	3
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city on	3
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family in	3
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the impacts	3
retail factor	3
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summarized in	3
commercial properties	3
through retail	3
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in part	3
due in	3
city at	3
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purposes of	3
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example there	3
play a	3
and ensure	3
create more	3
costs for	3
specifically for	3
for short	3
the supply	3
scale lodging	3
public use	3
access and	3
having more	3
pressures on	3
development it	3
for recreation	3
with county	3
coast the	3
and planned	3
seem to	3
where there	3
with waterfront	3
and visitors	3
lodging development	3
in one	3
for tourism	3
building the	3
to building	3
and growing	3
user charges	3
of business	3
and business	3
park with	3
strategies for	3
dependent on	3
the long	3
or even	3
economic diversification	3
promote the	3
retail business	3
liquor stores	3
limited service	3
convenience businesses	3
with more	3
local and	3
businesses would	3
strategy for	3
as through	3
capture more	3
analysis also	3
a gap	3
plan a	3
efforts the	3
this and	3
on what	3
with square	3
anchor amenities	3
new businesses	3
and encourage	3
strengthen the	3
on downtown	3
requirements and	3
of in	3
value of	3
the value	3
benefits to	3
and destination	3
independent businesses	3
unique locally	3
support unique	3
of art	3
stores restaurants	3
of unique	3
a healthy	3
to strengthen	3
uses like	3
the target	3
of sites	3
a planning	3
but without	3
help recruit	3
cases the	3
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establishing an	3
investors and	3
of time	3
expenditure of	3
up front	3
master planning	3
process for	3
standards within	3
land it	3
development outside	3
and facilitation	3
targeted acquisition	3
would require	3
directly to	3
track approval	3
in another	3
of municipal	3
help reduce	3
development particularly	3
retaining local	3
for retaining	3
for certain	3
possible to	3
to obtain	3
investors to	3
lodging and	3
to remain	3
zoning but	3
on big	3
large houses	3
market niches	3
target market	3
recent and	3
workers and	3
include cottage	3
residents is	3
offered in	3
housing choice	3
with of	3
working households	3
important objective	3
create and	3
demand there	3
capture market	3
while an	3
ultimately while	3
staff ultimately	3
with community	3
engagement with	3
through engagement	3
input generated	3
from input	3
also benefit	3
recommendations also	3
these recommendations	3
and rental	3
in based	3
development marketing	3
made for	3
are made	3
community development	3
services is	3
will support	3
bay area	3
be some	3
the performing	3
county school	3
to further	3
committee to	3
could provide	3
the southern	3
ago and	3
nearly years	3
and healthcare	3
half of	3
hospital and	3
is now	3
recruit new	3
to recruit	3
bed capacity	3
any other	3
opened in	3
the reserve	3
assisted living	3
services to	3
has more	3
heart of	3
to assess	3
has not	3
than years	3
on east	3
with and	3
begin to	3
that extends	3
few years	3
staffing and	3
s changing	3
pace with	3
year strategic	3
infrastructure utilities	3
this growth	3
and coastal	3
south alabama	3
university of	3
the university	3
higher education	3
of continue	3
schools to	3
parcels and	3
options and	3
expansion and	3
land is	3
s census	3
the u	3
need of	3
the dog	3
nature park	3
colony nature	3
founders park	3
plan priority	3
are likely	3
community where	3
community has	3
communities and	3
communities the	3
metrics are	3
to many	3
the median	3
made in	3
fields and	3
and youth	3
ice rinks	3
fields soccer	3
people per	3
acres per	3
of national	3
comparison of	3
no one	3
recreation facilities	3
for communities	3
paths lanes	3
water activities	3
is from	3
plan public	3
a branch	3
of or	3
outside downtown	3
investing in	3
new facilities	3
new community	3
and when	3
meet the	3
surface requirements	3
a regional	3
implement low	3
drainage issues	3
and improvements	3
five year	3
to serve	3
cr to	3
to cover	3
that includes	3
gas department	3
encourage and	3
sewer department	3
strain on	3
has grown	3
service area	3
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of sewer	3
water in	3
staff include	3
expressed by	3
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or needs	3
desires and	3
the desires	3
maintaining the	3
boundary for	3
private companies	3
of trails	3
benefits as	3
areas along	3
potential locations	3
when feasible	3
in it	3
and along	3
add pedestrian	3
with s	3
are available	3
a typical	3
these paths	3
use these	3
an example	3
for cyclists	3
bike boulevard	3
a diagram	3
they also	3
be marked	3
and residential	3
that provide	3
proposed bicycle	3
also provide	3
proposed infrastructure	3
the years	3
all levels	3
key areas	3
linkage to	3
infrastructure within	3
change in	3
what they	3
second highest	3
help the	3
below the	3
on sidewalks	3
in mixed	3
allowed and	3
becoming more	3
drop off	3
have and	3
and baldwin	3
of other	3
electric vehicles	3
input from	3
church street	3
be identified	3
surface lots	3
employees and	3
that downtown	3
pedestrian crossings	3
calming measures	3
non motorized	3
for non	3
out in	3
require that	3
subdivision roads	3
page comprehensive	3
would need	3
corridor in	3
is expected	3
alabama the	3
also has	3
added to	3
changes are	3
in north	3
to state	3
proposed corridor	3
nature preserve	3
it already	3
potential to	3
road throughout	3
and numerous	3
vehicles and	3
the department	3
of interest	3
south corridor	3
as potential	3
city by	3
infrastructure no	3
road has	3
varies from	3
limit varies	3
other primary	3
highway is	3
primary north	3
to require	3
section on	3
have higher	3
where needed	3
traffic signals	3
keep them	3
traffic volumes	3
and upgrading	3
on many	3
motorized transportation	3
be needed	3
on some	3
roads should	3
to these	3
no and	3
as defined	3
road commercial	3
cross sections	3
s road	3
local roads	3
road classifications	3
to of	3
historic structures	3
the taxpayer	3
in most	3
apply for	3
tax credit	3
building rehabilitation	3
investment tax	3
federal investment	3
for building	3
a resource	3
historic areas	3
even if	3
paint colors	3
zoning more	3
historic zoning	3
commission and	3
implemented through	3
prepare design	3
considered the	3
a minimum	3
in historic	3
add a	3
preservation east	3
former non	3
replaces former	3
resource new	3
former contributing	3
building former	3
as non	3
in in	3
recorded in	3
as listed	3
district listed	3
city hall	3
by establishing	3
move forward	3
certified local	3
more local	3
to survive	3
or eligible	3
houses with	3
properties in	3
district there	3
white avenue	3
information on	3
detailed information	3
and use	3
database of	3
maintain a	3
to install	3
recommendations the	3
in parking	3
rain gardens	3
areas or	3
are recommended	3
practices in	3
residential developments	3
that transport	3
fee discounts	3
for developers	3
ordinance to	3
both a	3
city owned	3
or on	3
in common	3
them for	3
and now	3
consider implementing	3
a living	3
living shorelines	3
be encouraged	3
development practices	3
environment and	3
and construction	3
from many	3
covered by	3
maintenance agreements	3
maintain existing	3
developments it	3
to enforce	3
city continue	3
places for	3
and provides	3
management and	3
plants and	3
or similar	3
any real	3
is defined	3
areas where	3
acquire property	3
and continue	3
in but	3
above it	3
of standards	3
the right	3
native plants	3
with design	3
design review	3
planning staff	3
visual character	3
objective to	3
financial incentives	3
non regulatory	3
many other	3
adopt design	3
and adopt	3
services as	3
preserve natural	3
proposed mixed	3
for proposed	3
exception of	3
the exception	3
paths along	3
live oaks	3
friendly with	3
that this	3
nodes and	3
that was	3
corridor for	3
a development	3
them to	3
airport industrial	3
to supplement	3
and additional	3
not developed	3
development or	3
and low	3
internal street	3
site downtown	3
possible redevelopment	3
for possible	3
an effective	3
patterns the	3
were to	3
downtown if	3
guidance to	3
a priority	3
alabama and	3
historic and	3
center of	3
downtown downtown	3
strong community	3
to s	3
landscaping is	3
to properties	3
value to	3
if not	3
traffic through	3
communities to	3
motor vehicles	3
one another	3
another way	3
starting point	3
following is	3
a primary	3
in is	3
and enforcement	3
on s	3
relates to	3
for high	3
limits and	3
types section	3
trails along	3
purpose trails	3
a natural	3
thoroughfares are	3
or otherwise	3
new residential	3
the lower	3
offices and	3
thoroughfare place	3
south thoroughfare	3
footprint development	3
corridors should	3
new single	3
by buildings	3
fronted by	3
deep enough	3
highway corridors	3
to its	3
or mixed	3
residential or	3
residential option	3
and from	3
it in	3
more residential	3
limits on	3
but have	3
locations this	3
of are	3
roads that	3
and historic	3
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consistency in	3
specific uses	3
properties that	3
or a	3
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campus in	3
self contained	3
insular campus	3
an insular	3
constitute a	3
downtown for	3
peripheral buffering	3
to different	3
impacts to	3
any potential	3
be an	3
is difficult	3
entertainment and	3
and even	3
together to	3
in some	3
use in	3
is shown	3
bounding streets	3
around and	3
located between	3
to single	3
surrounded by	3
intended to	3
district it	3
form with	3
the vicinity	3
unique to	3
also very	3
north side	3
of motor	3
of north	3
across from	3
wastewater treatment	3
several of	3
than a	3
are less	3
found on	3
existing parks	3
description of	3
is on	3
street to	3
scattered throughout	3
recreation as	3
type includes	3
road just	3
entertainment uses	3
with road	3
use this	3
office place	3
route on	3
only a	3
balance of	3
the balance	3
represent the	3
area as	3
fit the	3
because the	3
dwelling types	3
family attached	3
of smaller	3
allow for	3
three of	3
larger lots	3
character in	3
are primarily	3
a sidewalk	3
type s	3
maintaining and	3
is compatible	3
and site	3
determine the	3
buildings to	3
others that	3
is more	3
built closer	3
the minimum	3
a bit	3
older neighborhoods	3
parking there	3
and maintaining	3
corridor and	3
commercial corridor	3
or rear	3
in has	3
area in	3
sidewalk system	3
a continuous	3
system in	3
an alley	3
side streets	3
to side	3
pedestrian access	3
or pedestrian	3
built to	3
rhythm and	3
scale rhythm	3
types buildings	3
or non	3
block and	3
retaining the	3
outdoor dining	3
buildings new	3
buildings fronting	3
or two	3
plan downtown	3
avenue mixed	3
airport medical	3
special districts	3
type area	3
the marina	3
to just	3
map to	3
core of	3
surrounding the	3
area surrounding	3
residential area	3
it extends	3
street as	3
oak avenue	3
and follow	3
irregular and	3
sidewalk open	3
minimal at	3
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facade of	3
recessed behind	3
covered parking	3
but covered	3
loaded parking	3
parking with	3
development parking	3
connections to	3
connection to	3
planting strips	3
by an	3
given that	3
side loaded	3
and avoiding	3
provision of	3
generous setbacks	3
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with some	3
in development	3
for single	3
streets but	3
to key	3
and integrated	3
typically are	3
provided typically	3
if provided	3
screening of	3
round screening	3
provide year	3
ornamental trees	3
shade ornamental	3
and shade	3
hedge and	3
evergreen hedge	3
an evergreen	3
allowed but	3
aisle between	3
one aisle	3
parking one	3
buildings limited	3
or behind	3
beside or	3
primarily beside	3
street located	3
parking private	3
or recreational	3
network connecting	3
with internal	3
residential the	3
uses include	3
ancillary uses	3
related uses	3
not expand	3
an auto	3
is appropriate	3
of mixed	3
encouragement of	3
improved connectivity	3
for improved	3
adjoining sites	3
between adjoining	3
smaller and	3
a smaller	3
and rear	3
side and	3
have parking	3
footprint buildings	3
and suburban	3
its intersection	3
on its	3
centered on	3
southwest corner	3
the southwest	3
northwest corner	3
the northwest	3
restaurant on	3
proposed this	3
with retail	3
story buildings	3
and s	3
road this	3
and streets	3
blocks are	3
larger setbacks	3
vary to	3
street network	3
types should	3
offices institutional	3
form the	3
to screen	3
landscaping should	3
and passive	3
active and	3
are preserved	3
avoid the	3
be exceptions	3
to two	3
use primarily	3
through its	3
manner that	3
a manner	3
to that	3
to less	3
also help	3
it can	3
and bicyclists	3
that support	3
auto dominant	3
often located	3
beside buildings	3
internal to	3
suburban in	3
units per	3
is encouraged	3
from one	3
range from	3
features buildings	3
and blocks	3
with streets	3
centers should	3
can accommodate	3
core downtown	3
urban downtown	3
neighborhood urban	3
node suburban	3
west corridor	3
family development	3
located at	3
this designation	3
these properties	3
category for	3
road existing	3
existing s	3
laurel avenue	3
and laurel	3
cr existing	3
corners existing	3
and twin	3
construction and	3
avenue all	3
node is	3
more information	3
some areas	3
near future	3
the near	3
aspects of	3
consider the	3
different from	3
and one	3
are five	3
locations there	3
as follows	3
areas can	3
uses within	3
key planning	3
be generous	3
of three	3
and south	3
s rural	3
areas should	3
for passive	3
include protecting	3
other place	3
through zoning	3
above the	3
lowest density	3
city where	3
next page	3
all existing	3
is proposed	3
point in	3
noteworthy that	3
is noteworthy	3
and this	3
thoroughfares and	3
that serves	3
city planning	3
for city	3
the typical	3
zones and	3
and existing	3
the various	3
understand that	3
by existing	3
for any	3
illustrate the	3
helps to	3
it still	3
environmental benefits	3
the five	3
more suburban	3
a commercial	3
context and	3
a downtown	3
commercial building	3
very different	3
as commercial	3
to places	3
considered to	3
a wide	3
plan was	3
new commercial	3
including office	3
not including	3
more residents	3
of approximately	3
a population	3
be noted	3
of additional	3
these units	3
another units	3
additionally the	3
results in	3
of units	3
combining the	3
units and	3
yet occupied	3
approved but	3
been approved	3
zoning is	3
new units	3
existing housing	3
results of	3
a point	3
in s	3
and developers	3
diversify the	3
jobs and	3
existing businesses	3
a business	3
offer a	3
be minimal	3
help with	3
amenities for	3
recreational and	3
character to	3
and minimal	3
generous landscaping	3
quality development	3
friendly places	3
mix s	3
dining and	3
and where	3
support it	3
can support	3
housing should	3
and sizes	3
the preservation	3
and biking	3
feature a	3
neighborhoods should	3
offering an	3
leverage the	3
other natural	3
and historical	3
cultural and	3
and filter	3
natural environment	3
environmental quality	3
s overall	3
enhance s	3
to date	3
practices and	3
plan updates	3
city also	3
the site	3
importance of	3
rank the	3
you rank	3
for you	3
enforce architectural	3
expanded sidewalks	3
along key	3
base the	3
expanding the	3
but are	3
most residents	3
total of	3
survey was	3
to ask	3
out the	3
an alternative	3
concept of	3
a concept	3
the civic	3
plan development	3
a review	3
centers and	3
the first	3
change about	3
desired features	3
presentation were	3
residents who	3
to engage	3
and was	3
city while	3
that were	3
when you	3
was also	3
to share	3
objectives and	3
topics discussed	3
were identified	3
shows the	3
to discuss	3
to guide	3
sign ordinance	3
erosion and	3
silt ordinance	3
and silt	3
clay and	3
soil clay	3
red soil	3
wetlands ordinance	3
historic resources	3
and trees	3
waterways and	3
section discusses	3
of has	3
s history	3
during this	3
after the	3
the steering	3
plan presentation	3
standards to	3
updating the	3
council and	3
community profile	3
following sections	3
an existing	3
and sustainable	3
economic and	3
meetings a	3
study area	3
alabama department	3
a legal	3
updated to	3
be updated	3
city standards	3
guide the	3
are for	3
match the	3
to match	3
we get	3
do we	3
lee turner	3
chairman of	3
e fiscal	3
appendix e	3
d retail	3
appendix d	3
c housing	3
appendix b	3
a neighborhood	3
council or	3
are those	3
risk management	3
environmental risk	3
corporate environmental	3
collaborative common	3
this resolution	2
adoption of	2
in november	2
commission has	2
effective date	2
pro actively	2
of administrative	2
to attribute	2
recreation services	2
calls attributed	2
institutional residential	2
of call	2
densities of	2
foot basis	2
factored in	2
are factored	2
direct services	2
r to	2
from r	2
acre from	2
in cost	2
unit basis	2
costs distributed	2
utilization of	2
relate more	2
residents or	2
attributed on	2
also attributed	2
revenue collections	2
legislative functions	2
utility rates	2
or function	2
to generate	2
this trend	2
increase r	2
percent increase	2
acre percent	2
densities on	2
patio homes	2
and patio	2
th and	2
attached r	2
r single	2
and r	2
detached r	2
groups single	2
classification groups	2
zoning classification	2
primary zoning	2
on three	2
residential density	2
by residential	2
insufficient information	2
s corporate	2
staff resources	2
basis in	2
development pressures	2
general government	2
functions such	2
administrative functions	2
information technology	2
also account	2
works and	2
forms of	2
other forms	2
a combination	2
lodging taxes	2
shown above	2
revenues have	2
in economics	2
considered a	2
the costs	2
of vehicular	2
commercial zoning	2
ad tax	2
charges state	2
source sources	2
by source	2
diverse set	2
about million	2
and expenditure	2
actual revenue	2
may relate	2
generates its	2
section fiscal	2
for planning	2
by primary	2
of findings	2
potential include	2
has potential	2
which downtown	2
destination draw	2
musical instruments	2
insufficient to	2
downtown s	2
dining entertainment	2
total dining	2
goods sub	2
office supply	2
leather office	2
game luggage	2
toy game	2
hobby toy	2
gift novelty	2
musical instrument	2
music musical	2
books music	2
electronics books	2
supply electronics	2
auto supply	2
dealer auto	2
auto dealer	2
antiques auto	2
used antiques	2
non store	2
store non	2
department store	2
supply home	2
garden supply	2
furnishings appliances	2
furniture home	2
shoes furniture	2
jewelry shoes	2
accessory jewelry	2
apparel accessory	2
goods apparel	2
total shoppers	2
florist liquor	2
convenience florist	2
gas convenience	2
care gas	2
food health	2
specialty food	2
convenience specialty	2
grocery convenience	2
convenience grocery	2
entertainment sub	2
restaurant drinking	2
ls restaurant	2
restaurant ls	2
table total	2
as indicated	2
in coming	2
entertainment venue	2
of entertainment	2
in full	2
space source	2
net new	2
vacant net	2
services total	2
demand convenience	2
gross demand	2
below table	2
would capture	2
national significance	2
or national	2
regional or	2
of regional	2
destination of	2
cinemas and	2
retail mix	2
potentials based	2
gross economics	2
total source	2
visitor base	2
beach visitors	2
available to	2
other activities	2
visit for	2
who visit	2
related tourism	2
tourism inflow	2
e shore	2
or by	2
have of	2
billion by	2
of billion	2
income of	2
income sources	2
baldwin population	2
corridor population	2
rural population	2
fort population	2
c daphne	2
new population	2
old income	2
households trade	2
percent population	2
change number	2
factor change	2
area factor	2
forecasts retail	2
follows nashville	2
demographic forecasts	2
the short	2
by inflation	2
possible economic	2
grow by	2
new areas	2
increased throughout	2
tourists who	2
and tourists	2
from mobile	2
communities like	2
rural interior	2
generated demand	2
tourist generated	2
or entertainment	2
of personal	2
this corridor	2
at but	2
entertainment space	2
healthy range	2
uses which	2
convenience uses	2
market is	2
spaces with	2
merchants association	2
represented by	2
is represented	2
commercial entertainment	2
community theater	2
has square	2
state route	2
three sub	2
centers in	2
rates of	2
home centers	2
category is	2
important category	2
groceries and	2
county assessor	2
sources baldwin	2
goods eating	2
convenience shoppers	2
category retail	2
the appendix	2
specific retail	2
by specific	2
in eating	2
in convenience	2
roughly one	2
feet or	2
retail tenanting	2
is forecasted	2
total retail	2
existing retail	2
analysis completed	2
a retail	2
appendix nashville	2
economics appendix	2
venues as	2
plan approval	2
occupancy is	2
the available	2
asset management	2
working residents	2
recommendations strategic	2
section strategic	2
an affluent	2
niches for	2
utilized sites	2
under utilized	2
alley houses	2
include about	2
factor total	2
total total	2
job induced	2
market rate	2
low moderate	2
capture low	2
potentials area	2
housing potentials	2
the pandemic	2
being generated	2
being said	2
that being	2
range and	2
significant demand	2
next years	2
in spanish	2
below with	2
and bedroom	2
the higher	2
range in	2
the range	2
horton s	2
demand generated	2
in gulf	2
demand over	2
county competitive	2
remainder of	2
for another	2
units generated	2
niches in	2
housing products	2
different housing	2
are forecasted	2
potentials are	2
s capture	2
forecasted for	2
location are	2
county owner	2
county renter	2
households have	2
single and	2
numbers as	2
mobility rates	2
revenue service	2
internal revenue	2
patterns in	2
incomes may	2
is taken	2
with incomes	2
temporarily due	2
incomes increased	2
county incomes	2
others in	2
so called	2
led by	2
households led	2
among households	2
decrease among	2
overall household	2
cohorts due	2
households within	2
age and	2
forecasts by	2
economics household	2
tenure by	2
age group	2
the youngest	2
households are	2
years nashville	2
add about	2
baldwin mobile	2
area change	2
table household	2
growing part	2
the fastest	2
households and	2
forecasts the	2
household trends	2
comprises of	2
city derives	2
which the	2
from which	2
areas from	2
geographic areas	2
those geographic	2
include those	2
defined to	2
was defined	2
a sample	2
and forecasted	2
factors are	2
households household	2
include population	2
factors include	2
key demographic	2
area key	2
forecasts for	2
factors trends	2
examines demographic	2
and examines	2
defines a	2
section defines	2
building permit	2
units under	2
average the	2
is higher	2
rents are	2
report the	2
another are	2
working virtually	2
by lifestyle	2
moves and	2
lateral moves	2
includes those	2
group includes	2
this group	2
market represent	2
interviews with	2
and interviews	2
of route	2
sub market	2
in several	2
low of	2
a low	2
risen steadily	2
have risen	2
of sales	2
market which	2
year earlier	2
county is	2
county are	2
market sources	2
on market	2
nearly or	2
by nearly	2
to in	2
prices increased	2
year but	2
from through	2
of over	2
sale market	2
county for	2
rate than	2
faster rate	2
a faster	2
period total	2
year period	2
construction activity	2
crisis and	2
financial crisis	2
global financial	2
the global	2
year since	2
year in	2
rapidly growing	2
a rapidly	2
economics housing	2
table housing	2
a declining	2
for of	2
accounts for	2
by about	2
explored in	2
construction trends	2
supply and	2
factors such	2
neighboring factors	2
its neighboring	2
context for	2
more context	2
details to	2
additional details	2
some additional	2
provides some	2
information and	2
this information	2
reiterates this	2
section reiterates	2
summarized elsewhere	2
assessment summarized	2
conditions is	2
introduction to	2
brief introduction	2
before a	2
provides strategic	2
market finally	2
competitive market	2
demand and	2
provides findings	2
section the	2
presents some	2
report presents	2
potential in	2
analyses of	2
detailed analyses	2
provides more	2
report provides	2
separately this	2
presented separately	2
report presented	2
and discussed	2
were explored	2
as input	2
analysis prepared	2
introduction this	2
need and	2
for need	2
july prepared	2
plan july	2
arts space	2
by that	2
of under	2
opportunities other	2
also i	2
is really	2
s more	2
education opportunities	2
seasonal workers	2
developments are	2
change too	2
lowe s	2
for convenience	2
on keeping	2
over years	2
at beach	2
housing housing	2
to run	2
young children	2
area community	2
to me	2
enforce no	2
s left	2
t pave	2
complexes keep	2
rates to	2
to give	2
in over	2
in many	2
businesses not	2
welcoming environment	2
town flowers	2
being close	2
not suitable	2
more trees	2
upgrade utilities	2
sidewalk connectivity	2
construction housing	2
to eliminate	2
trucks to	2
is up	2
utilities infrastructure	2
with population	2
downtown traffic	2
of population	2
accessibility of	2
town downtown	2
growing community	2
get involved	2
many different	2
charming downtown	2
better preservation	2
a hard	2
spread out	2
central park	2
road area	2
green road	2
improve parking	2
speed on	2
of better	2
those in	2
in planned	2
a balance	2
events activities	2
me to	2
music film	2
getting to	2
unique shops	2
tied into	2
utility technology	2
underground utility	2
paths small	2
water more	2
park or	2
corridor additional	2
businesses restaurants	2
shops businesses	2
large to	2
downtown center	2
senior activities	2
town senior	2
cart use	2
electric lines	2
put electric	2
of doctors	2
zoning of	2
which could	2
bike friendly	2
outdoor spaces	2
trails outdoor	2
downtown shopping	2
raise children	2
having so	2
cart parking	2
paths golf	2
like downtown	2
the historical	2
change get	2
development around	2
area need	2
walmart and	2
walking areas	2
subdivisions need	2
rental units	2
storm water	2
sewer water	2
upgrade infrastructure	2
growth upgrade	2
from going	2
improve zoning	2
way stop	2
street maintenance	2
downtown better	2
traffic management	2
long as	2
start a	2
husband i	2
restaurants small	2
wonderful diverse	2
parks wonderful	2
and homes	2
park walking	2
south park	2
is excellent	2
parks parks	2
people flowers	2
oriented the	2
people waterfront	2
to medium	2
the present	2
sewer power	2
cooperation with	2
elected officials	2
on property	2
accommodating of	2
service fees	2
development further	2
stations for	2
more options	2
or change	2
with flowers	2
on mobile	2
their support	2
be involved	2
of value	2
becoming a	2
people of	2
up at	2
tourists to	2
be saved	2
other buildings	2
historical homes	2
here that	2
to control	2
in because	2
get from	2
accommodated in	2
a charming	2
is here	2
our family	2
friendly residents	2
safe town	2
feel limit	2
move away	2
feel a	2
small safe	2
county in	2
about growth	2
force and	2
music scene	2
businesses artists	2
we continue	2
community environment	2
keep big	2
paradise put	2
the problem	2
hotels and	2
you don	2
that had	2
trees it	2
walmart in	2
so it	2
personal property	2
are getting	2
areas east	2
over areas	2
building downtown	2
space flowers	2
community pride	2
few blocks	2
need within	2
vibe the	2
retain its	2
conservative small	2
southern conservative	2
its southern	2
moved from	2
end up	2
home buyers	2
of shops	2
tightly controlled	2
sewage issues	2
magnolia springs	2
of energy	2
on current	2
go back	2
feel go	2
to discourage	2
stop signs	2
my opinion	2
in my	2
already need	2
people will	2
housing areas	2
at crosswalks	2
the newer	2
but this	2
looks the	2
street corner	2
always been	2
the greatest	2
local restaurants	2
raised in	2
feel blank	2
are always	2
sunsets and	2
run the	2
red lights	2
zoning less	2
building to	2
downtown most	2
lots more	2
just downtown	2
streets in	2
stick to	2
residents more	2
diverse population	2
resident i	2
more developments	2
growth entertainment	2
downtown lights	2
daphne the	2
spaces not	2
community safety	2
line houses	2
businesses downtown	2
theater the	2
waterfront community	2
amenities like	2
good public	2
and am	2
here a	2
do small	2
tree lights	2
flowers tree	2
small feel	2
almost impossible	2
park it	2
biking paths	2
too large	2
so as	2
roads so	2
preserve green	2
significant increase	2
garage on	2
so you	2
i remember	2
bay water	2
the change	2
place is	2
area like	2
change that	2
open on	2
streets more	2
budget is	2
better use	2
any change	2
m close	2
mobile the	2
s beauty	2
life the	2
the proximity	2
for family	2
events for	2
safe i	2
like any	2
restaurants bars	2
beautiful parks	2
keeps it	2
to is	2
for green	2
from walmart	2
the ugliest	2
businesses are	2
mobile homes	2
rentals and	2
neighborhoods into	2
in including	2
flowers planted	2
the live	2
walks and	2
full of	2
from much	2
housing small	2
for multi	2
downtown family	2
t live	2
district to	2
all basic	2
on county	2
laws on	2
walking distance	2
rental properties	2
parking options	2
feel restaurants	2
lighting of	2
and lighting	2
parade and	2
stop trying	2
allowing citizens	2
relatively little	2
can afford	2
pedestrian cross	2
the early	2
public parks	2
growth public	2
live downtown	2
sidewalks controlled	2
as on	2
streets to	2
and bay	2
easier access	2
crime less	2
neighborhoods small	2
housing plans	2
a stop	2
constantly expanding	2
family homes	2
to for	2
feel local	2
good school	2
sewer overflows	2
up the	2
on development	2
as to	2
like home	2
stores slow	2
small to	2
groups of	2
people want	2
quaint charming	2
growth traffic	2
of places	2
satisfied with	2
are satisfied	2
and get	2
old houses	2
that destroy	2
to to	2
over crowding	2
prevent over	2
subdivisions to	2
traffic less	2
is loosing	2
sub divisions	2
builds the	2
all builds	2
solar panels	2
pressure is	2
down stop	2
development no	2
town stop	2
there and	2
losing what	2
historical buildings	2
owned business	2
small old	2
safe quaint	2
you could	2
small beautiful	2
affordable for	2
ethnic and	2
all ethnic	2
to but	2
access more	2
strip malls	2
point for	2
restaurants are	2
charming small	2
place the	2
the outskirts	2
larger towns	2
with amenities	2
city parking	2
for big	2
parking by	2
move city	2
take all	2
modern architecture	2
art and	2
new and	2
the bike	2
destination for	2
now a	2
or who	2
to table	2
farm to	2
per month	2
parking space	2
the cars	2
and actually	2
in making	2
or lots	2
live oak	2
making it	2
businesses access	2
of architecture	2
crime i	2
things i	2
blank many	2
more evening	2
better roads	2
than others	2
entitled and	2
improvements in	2
are an	2
schools infrastructure	2
who is	2
and ugly	2
less apartments	2
restaurant variety	2
trees i	2
job with	2
flowers on	2
the scenic	2
how close	2
so is	2
do so	2
stop that	2
necessary to	2
dumping into	2
amounts of	2
great maybe	2
too high	2
our local	2
is wonderful	2
a successful	2
that allows	2
many residents	2
town it	2
blank the	2
downtown blank	2
everything downtown	2
live small	2
the million	2
s high	2
to great	2
bay is	2
special place	2
go on	2
could go	2
become involved	2
the politics	2
is just	2
year ago	2
more on	2
focus more	2
less on	2
feel slow	2
including at	2
parking including	2
landscaping flowers	2
on landscaping	2
are destroying	2
keeping it	2
about some	2
got to	2
pop up	2
of outside	2
resources to	2
developments of	2
get rid	2
plenty to	2
events small	2
on community	2
and shop	2
atmosphere that	2
here to	2
s very	2
maintained the	2
especially when	2
a community	2
being in	2
and feeling	2
better to	2
lights could	2
seems the	2
our growth	2
to also	2
quickly losing	2
s always	2
environment but	2
walking around	2
fit into	2
is ridiculous	2
everywhere the	2
with quaint	2
walks that	2
are closed	2
decline in	2
nothing quit	2
way that	2
city as	2
great city	2
managed growth	2
town s	2
those areas	2
a drink	2
work for	2
sure that	2
want and	2
here if	2
t going	2
grow in	2
and grow	2
has focused	2
neighborhoods we	2
feel stop	2
developments would	2
living i	2
population size	2
feel sense	2
town family	2
bay gulf	2
place in	2
work out	2
retail shopping	2
fine dining	2
unique the	2
and history	2
small time	2
history small	2
feel flowers	2
county land	2
enforced and	2
the greenery	2
increase focus	2
money to	2
more things	2
this small	2
a couple	2
growth get	2
their pockets	2
to big	2
can easily	2
building i	2
land preservation	2
good job	2
even the	2
to come	2
definitely need	2
feel keep	2
loose it	2
and makes	2
cutting down	2
fish river	2
our natural	2
subdivisions slow	2
policing in	2
is better	2
our waterways	2
save our	2
more important	2
t like	2
aesthetically pleasing	2
more aesthetically	2
trees as	2
yacht club	2
the yacht	2
vacant buildings	2
high property	2
signs in	2
walk signs	2
that live	2
and very	2
the perfect	2
into and	2
my kids	2
fact that	2
the fact	2
feel waterfront	2
and greenery	2
vibe that	2
fees are	2
here the	2
environment it	2
s starting	2
in bay	2
cutter houses	2
concerned about	2
am concerned	2
with less	2
growth outside	2
restaurants with	2
building losing	2
about to	2
is about	2
many trees	2
more outdoor	2
you will	2
builds i	2
at bay	2
to clean	2
at pine	2
the construction	2
not approve	2
walking area	2
atmosphere community	2
churches small	2
being near	2
like being	2
in park	2
events like	2
being a	2
and why	2
tree lighting	2
scenery the	2
along scenic	2
be hard	2
water it	2
so i	2
parking can	2
issues it	2
thousands of	2
general and	2
shore and	2
more about	2
hope the	2
years but	2
roads i	2
and so	2
smaller community	2
limit on	2
a limit	2
s nice	2
our city	2
crisis point	2
vehicles i	2
to electric	2
welcoming and	2
the working	2
backed up	2
better i	2
managed better	2
public waterfront	2
turn lanes	2
lot or	2
cost prohibitive	2
won t	2
center i	2
creates more	2
need better	2
cutting trees	2
family home	2
only no	2
from here	2
all my	2
not handle	2
townhouses or	2
buildings already	2
more restrictions	2
affordable but	2
more national	2
up i	2
not having	2
keep ahead	2
allowing any	2
before allowing	2
street would	2
over sized	2
parking improve	2
keeping a	2
grow too	2
chain businesses	2
more dollar	2
multi housing	2
no multi	2
dense housing	2
the strain	2
afford the	2
there i	2
everything how	2
about everything	2
just about	2
sporting events	2
places i	2
the pretty	2
the free	2
charm the	2
diverse community	2
from i	2
ones and	2
even with	2
t see	2
where we	2
to where	2
bring us	2
caring community	2
very good	2
here since	2
wonderful mix	2
has always	2
and great	2
sidewalks the	2
flowers access	2
do what	2
other city	2
neighborhoods i	2
poor quality	2
i worry	2
what little	2
our home	2
story condos	2
overwhelming our	2
are overwhelming	2
to spanish	2
buy a	2
bay more	2
has lost	2
become overpopulated	2
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taco bell	2
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ace hardware	2
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development less	2
our historic	2
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the pool	2
center or	2
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of events	2
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shopping i	2
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where you	2
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quaint feeling	2
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some changes	2
many many	2
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here great	2
most things	2
their homes	2
style of	2
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of security	2
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on those	2
kids it	2
raising my	2
grow i	2
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town its	2
preserve our	2
moving here	2
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tourists and	2
love our	2
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shopping medical	2
restaurants shopping	2
standard of	2
it that	2
a resort	2
i get	2
like i	2
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restaurants more	2
few chain	2
walk to	2
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for us	2
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i walk	2
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school better	2
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town lessen	2
children can	2
place where	2
independent shops	2
bay sense	2
walk downtown	2
i are	2
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wonderful town	2
parking the	2
extended cab	2
bancroft between	2
on bancroft	2
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town look	2
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hope to	2
lodging tax	2
proper planning	2
farmers market	2
set aside	2
council i	2
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pedestrians with	2
downtown needs	2
t allow	2
the trucks	2
trails sidewalks	2
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looking to	2
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until the	2
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apartment buildings	2
allowing the	2
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way we	2
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seeing the	2
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our bay	2
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sewer electricity	2
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utility infrastructure	2
bikers and	2
maybe even	2
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historic feel	2
here is	2
going on	2
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quiet nature	2
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size i	2
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events that	2
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bay beautiful	2
feel which	2
more development	2
i see	2
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re a	2
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pretty flowers	2
people great	2
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what needs	2
population has	2
believe it	2
waterfront more	2
traffic light	2
sewer spills	2
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eye sore	2
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old k	2
building is	2
t feel	2
there was	2
wish there	2
downtown building	2
flowers i	2
while i	2
s an	2
marina at	2
community nature	2
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now small	2
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tract housing	2
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whole foods	2
more transparency	2
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food and	2
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additional sewage	2
the expansion	2
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the feeling	2
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the safe	2
a the	2
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and don	2
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point i	2
small quiet	2
i had	2
kind people	2
artistic community	2
the artistic	2
the good	2
enforced i	2
that everything	2
being small	2
feel being	2
charm great	2
life which	2
our neighborhoods	2
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the home	2
in rural	2
m not	2
planning committee	2
large apartment	2
friday art	2
first friday	2
live at	2
music venues	2
low cost	2
pecan orchards	2
drinking water	2
keeping the	2
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rural feel	2
with what	2
and charm	2
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happen here	2
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lot subdivisions	2
came from	2
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no big	2
especially multi	2
turned into	2
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well planned	2
our public	2
we already	2
for better	2
build huge	2
from being	2
building until	2
art music	2
much noise	2
construction to	2
this city	2
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now as	2
development i	2
be surrounded	2
a waterfront	2
its unique	2
of flowers	2
art in	2
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trees please	2
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of rural	2
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of farm	2
open land	2
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see controlled	2
until i	2
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what used	2
restaurants schools	2
facilities to	2
and ride	2
traffic maybe	2
improve sewer	2
water improve	2
city stop	2
system green	2
over building	2
stop over	2
our water	2
infrastructure stop	2
t put	2
city feel	2
our roads	2
storage buildings	2
and storage	2
fast i	2
more thoughtfully	2
just a	2
sustainable growth	2
conveniently located	2
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find the	2
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fine line	2
a fine	2
balancing the	2
tourist attraction	2
these large	2
peaceful not	2
and peaceful	2
areas small	2
and rural	2
pier parks	2
community close	2
great downtown	2
too rapid	2
and dining	2
the shops	2
french quarter	2
money i	2
bring in	2
apartments i	2
up no	2
new homes	2
building new	2
the sewer	2
need historic	2
better road	2
better bike	2
families better	2
building less	2
have much	2
areas seem	2
surrounding areas	2
sports facilities	2
charm but	2
accept the	2
visitors to	2
the bluffs	2
and light	2
community being	2
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the rampant	2
are all	2
growth keep	2
the bluff	2
downtown don	2
care facilities	2
drainage sewer	2
taking away	2
area where	2
shopping area	2
the shopping	2
control development	2
the out	2
cutter neighborhoods	2
and add	2
structure and	2
most people	2
well better	2
something that	2
walk the	2
issue i	2
love my	2
so to	2
from town	2
like living	2
who like	2
shop downtown	2
to shop	2
and pool	2
no chain	2
southern charm	2
businesses many	2
employees who	2
much concrete	2
great small	2
services small	2
while providing	2
feel while	2
great food	2
to day	2
day to	2
no need	2
very friendly	2
anymore the	2
near water	2
system small	2
and walking	2
feeling and	2
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good dining	2
the big	2
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young and	2
and enjoy	2
with so	2
town or	2
government small	2
that still	2
for nearly	2
lived in	2
law enforcement	2
here because	2
s my	2
income levels	2
have something	2
way as	2
s keep	2
too expensive	2
not shop	2
of home	2
all trees	2
homes being	2
flooding and	2
know it	2
already here	2
listen to	2
to listen	2
have less	2
maybe a	2
unless it	2
area safety	2
feel beauty	2
any longer	2
safe area	2
is fast	2
community as	2
fees on	2
green areas	2
construction less	2
are coming	2
more city	2
you need	2
infrastructure i	2
fit with	2
houses that	2
down cottages	2
stop tearing	2
retail restaurants	2
build more	2
every tree	2
cutting every	2
diversity stop	2
eco friendly	2
more eco	2
growth for	2
sidewalks roads	2
on infrastructure	2
chains in	2
have big	2
the little	2
friendly beautiful	2
life we	2
the reason	2
atmosphere is	2
years or	2
the pride	2
friendly place	2
safe family	2
area charm	2
take care	2
can enjoy	2
that people	2
us small	2
a fee	2
should stay	2
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people can	2
everywhere on	2
people living	2
we wanted	2
had we	2
are here	2
feel is	2
a utopia	2
everywhere it	2
for infrastructure	2
water treatment	2
on education	2
from crime	2
we re	2
and helpful	2
water parks	2
manages to	2
t know	2
pier i	2
only thing	2
fast the	2
change growth	2
cannot afford	2
professionals and	2
for lower	2
do think	2
joe s	2
trader joe	2
like trader	2
t much	2
all in	2
downtown like	2
to areas	2
existing ones	2
to how	2
far too	2
there s	2
building restrictions	2
middle of	2
to complete	2
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change improve	2
see much	2
improved parking	2
in poor	2
entertainment districts	2
restaurants open	2
it with	2
the changes	2
a tourist	2
a hometown	2
already changed	2
restaurants downtown	2
is pretty	2
of character	2
place with	2
so sad	2
that small	2
get that	2
love i	2
absolutely love	2
i absolutely	2
downtown bay	2
chance to	2
a chance	2
us a	2
could just	2
really think	2
and visit	2
even when	2
close enough	2
other to	2
enough about	2
walks of	2
all walks	2
love what	2
well managed	2
water front	2
community location	2
take pride	2
activities quality	2
outdoor activities	2
programs for	2
downtown community	2
in schools	2
safe beautiful	2
sold out	2
feel not	2
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and gulf	2
foley daphne	2
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center like	2
tourism center	2
or sports	2
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like what	2
transportation like	2
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happening i	2
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cutter subdivisions	2
see better	2
fields on	2
sports programs	2
priority on	2
parking problems	2
every new	2
bring back	2
s beautiful	2
is what	2
for three	2
larger town	2
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type subdivisions	2
horton type	2
change no	2
architecture how	2
the eclectic	2
driving in	2
have limited	2
amenities in	2
you to	2
other water	2
ball courts	2
pickle ball	2
for events	2
more available	2
on large	2
tiny houses	2
city workers	2
and tourism	2
sector jobs	2
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you believe	2
support what	2
communities it	2
good relative	2
environmental issues	2
housing prices	2
bikes in	2
multiple times	2
inside city	2
coordination with	2
parking issues	2
traffic parking	2
fire needs	2
additional topics	2
town centers	2
commercial developments	2
madison ms	2
for seasonal	2
parking protect	2
for children	2
neighborhoods to	2
more police	2
natural elements	2
community city	2
downtown sense	2
more small	2
encourage more	2
k k	2
historical preservation	2
commerce industrial	2
growth at	2
h develop	2
tourism i	2
the economy	2
housing increase	2
council ongoing	2
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board environmental	2
department recreation	2
party recreation	2
design more	2
time as	2
the recommended	2
e page	2
e implement	2
corridor as	2
county planning	2
committee pedestrian	2
authority parking	2
community affairs	2
affairs parking	2
council pedestrian	2
roads e	2
students to	2
electric vehicle	2
usage and	2
speed vehicle	2
to regulate	2
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board city	2
city horticulturist	2
city codes	2
update city	2
development through	2
e promote	2
no implementation	2
a a	2
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department ongoing	2
character as	2
c develop	2
developments preserve	2
gullies for	2
companies to	2
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years are	2
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more detail	2
city facilities	2
improvements that	2
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city clerk	2
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fourth potential	2
a fourth	2
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is that	2
extension of	2
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of extending	2
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s visual	2
r which	2
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in business	2
residential districts	2
allow accessory	2
and general	2
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feet in	2
which makes	2
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resolved if	2
respect to	2
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very unusual	2
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this point	2
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some existing	2
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industrial district	2
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business districts	2
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ranging from	2
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revisions to	2
call for	2
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update the	2
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new circumstances	2
as new	2
listed on	2
that its	2
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private entities	2
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as negotiation	2
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tool for	2
a tool	2
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taxpayer finally	2
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possible not	2
wherever possible	2
traffic wherever	2
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meets city	2
through more	2
reduced through	2
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owners then	2
collaboration with	2
through collaboration	2
property through	2
in master	2
city may	2
key strategies	2
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core city	2
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sprawl low	2
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or visitor	2
to lodging	2
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case some	2
recreation uses	2
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that commercial	2
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ems services	2
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traffic safety	2
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g police	2
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of automobile	2
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suburban retail	2
as suburban	2
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that generate	2
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city so	2
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range costs	2
acre range	2
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in on	2
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among commercial	2
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industrial the	2
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benefits followed	2
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the second	2
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space generate	2
other commercial	2
retail other	2
after retail	2
economics per	2
measure source	2
benefits are	2
on gross	2
uses findings	2
toward retail	2
heavily toward	2
weighted heavily	2
is weighted	2
revenues is	2
properties then	2
other properties	2
than residential	2
foot than	2
per foot	2
value per	2
higher value	2
properties tend	2
since commercial	2
taxes since	2
through ad	2
and generated	2
all revenue	2
structure with	2
is due	2
foot this	2
at per	2
revenue benefit	2
significant gross	2
most significant	2
surprisingly retail	2
not surprisingly	2
determined not	2
were determined	2
industrial were	2
retail office	2
residential retail	2
uses residential	2
of four	2
benefits from	2
impacts compare	2
purposes the	2
comparison purposes	2
for comparison	2
or acre	2
unit square	2
development unit	2
unit development	2
each land	2
fiscal returns	2
analysis focused	2
calculated for	2
uses were	2
expenditures as	2
and expenditures	2
actual revenues	2
s actual	2
structure using	2
financial structure	2
its financial	2
budget and	2
first conducted	2
was first	2
completed to	2
been completed	2
uses has	2
level fiscal	2
the purposes	2
corporate boundary	2
delivery especially	2
service delivery	2
infrastructure planning	2
for in	2
be accounted	2
issues should	2
such issues	2
distances such	2
greater distances	2
and greater	2
lower densities	2
at lower	2
services at	2
supplying services	2
of supplying	2
and costs	2
inefficiencies and	2
the inefficiencies	2
sprawl in	2
and sprawl	2
leapfrogging and	2
to leapfrogging	2
budget for	2
will impact	2
planning will	2
land planning	2
how infrastructure	2
in how	2
a role	2
will play	2
factors will	2
certain factors	2
impacts certain	2
those impacts	2
balance in	2
fiscal balance	2
more fiscal	2
ensure more	2
certainty and	2
more certainty	2
planning can	2
on fiscal	2
ongoing impact	2
an ongoing	2
ultimately growth	2
services ultimately	2
undue strain	2
an undue	2
cause an	2
not cause	2
excellent fiscal	2
s excellent	2
development will	2
that future	2
planning objective	2
plan fiscal	2
downtown retailers	2
activities in	2
independent business	2
this use	2
a fast	2
b b	2
hotels or	2
stay in	2
s downtown	2
facilities in	2
built lodging	2
purpose built	2
inn development	2
or inn	2
staff in	2
an process	2
establish an	2
identify prospective	2
waterfront areas	2
see below	2
kayaking and	2
facilities would	2
and route	2
by working	2
to gulf	2
san diego	2
situated on	2
planned rides	2
the outdoor	2
present the	2
an anchor	2
a mobile	2
characteristics including	2
more effectively	2
value for	2
in will	2
and eco	2
sensitive lodging	2
more recreation	2
supported by	2
other destination	2
tourism development	2
of realtors	2
example the	2
relocating entrepreneurs	2
provided through	2
and technical	2
up space	2
help in	2
high speed	2
space including	2
incentive package	2
of industrial	2
is created	2
if that	2
and implementation	2
business recruitment	2
for marketing	2
and identify	2
strategy would	2
a strategy	2
entrepreneurs such	2
with entrepreneurs	2
and partnerships	2
operators and	2
strategy develop	2
space there	2
through hatch	2
directly through	2
companies with	2
to capital	2
might work	2
engaged in	2
the work	2
are discussed	2
based businesses	2
technology based	2
competitive advantages	2
being less	2
caused by	2
fiscal base	2
technology development	2
through technology	2
diversification through	2
identify potential	2
multi unit	2
provide basic	2
of shopping	2
reliance on	2
which would	2
businesses the	2
other convenience	2
shops liquor	2
donut shops	2
shops donut	2
oriented and	2
accompanied by	2
store could	2
furniture store	2
new furniture	2
local households	2
corridor are	2
but with	2
and regional	2
entrepreneurs in	2
recruitment strategy	2
the recruitment	2
city were	2
among others	2
luxury spas	2
and luxury	2
hobby stores	2
goods hobby	2
leather goods	2
antique cars	2
recreational amenities	2
be branded	2
visitor market	2
help capture	2
on more	2
recreation such	2
on outdoor	2
goods store	2
or smaller	2
stores the	2
other specialty	2
concept for	2
concepts and	2
conducted to	2
offering while	2
example a	2
business development	2
other business	2
and strengthening	2
downtown destination	2
market key	2
tenant mix	2
a recommended	2
and strengthen	2
amenities that	2
and anchor	2
enable this	2
suggested that	2
is suggested	2
mix and	2
business expansion	2
an active	2
or small	2
downtown or	2
estate brokers	2
business association	2
shore chamber	2
for strengthening	2
overwhelm the	2
rents and	2
point where	2
both of	2
educated and	2
a well	2
character that	2
give the	2
businesses it	2
other businesses	2
large number	2
specialty stores	2
unique specialty	2
s brand	2
also s	2
commercial activity	2
hub for	2
strengthen downtown	2
strengthening downtown	2
plan economic	2
analysis can	2
arts venues	2
libraries arts	2
like libraries	2
as civic	2
facilities as	2
include recreation	2
amenities could	2
such amenities	2
target area	2
sites in	2
with benefits	2
amenities with	2
create amenities	2
corporation to	2
owners and	2
partner with	2
using this	2
jurisdiction but	2
set in	2
standards set	2
could gain	2
ultimately the	2
elements of	2
providing technical	2
and by	2
recruit developers	2
a process	2
and establishing	2
paying for	2
those cases	2
in those	2
form a	2
their parcels	2
consolidate their	2
to consolidate	2
of working	2
facilitation process	2
a facilitation	2
area more	2
and money	2
and recruitment	2
development plan	2
private developers	2
recruiting private	2
for recruiting	2
proposals process	2
for proposals	2
request for	2
competitive request	2
a competitive	2
then create	2
would then	2
within that	2
a private	2
over design	2
some control	2
villages where	2
use villages	2
housing mixed	2
areas designated	2
limits especially	2
to gain	2
strategy to	2
consider a	2
of might	2
strategy the	2
development establish	2
thereby enhancing	2
jurisdiction thereby	2
exhibit more	2
can exhibit	2
case the	2
impact studies	2
other impact	2
committee along	2
design committee	2
require use	2
approach would	2
and impacts	2
to design	2
tied directly	2
processes tied	2
approval processes	2
through fast	2
incentive through	2
would create	2
another approach	2
and consistency	2
design control	2
more design	2
also allowing	2
services while	2
municipal services	2
efficiencies in	2
enhance efficiencies	2
reduce sprawl	2
efforts could	2
such efforts	2
fee for	2
generate a	2
city jurisdiction	2
are either	2
sites that	2
on sites	2
housing built	2
discounts for	2
service fee	2
provide service	2
first the	2
investors first	2
developers builders	2
housing developers	2
to housing	2
offer to	2
could offer	2
incentives that	2
several incentives	2
through several	2
achieved through	2
be achieved	2
this might	2
quality this	2
retain local	2
jurisdiction retain	2
expressed to	2
need expressed	2
character there	2
certain uses	2
occupancy permits	2
of occupancy	2
restrict the	2
to restrict	2
used and	2
are used	2
how properties	2
regulations on	2
strict regulations	2
with strict	2
come with	2
permit can	2
occupancy permit	2
an occupancy	2
obtain an	2
requiring investors	2
and workers	2
reach for	2
beyond reach	2
costs beyond	2
up costs	2
drive up	2
help drive	2
such uses	2
since such	2
purposes since	2
investment purposes	2
and investment	2
for temporary	2
housing used	2
restricting the	2
in restricting	2
diligent in	2
remain diligent	2
developed it	2
are developed	2
leverage more	2
as incentives	2
tools that	2
regulatory tools	2
several non	2
through incentives	2
leveraged through	2
be leveraged	2
afforded through	2
be afforded	2
opportunities can	2
lots opportunities	2
require large	2
niches that	2
other target	2
empty recent	2
and empty	2
retirees and	2
couples retirees	2
and couples	2
single workers	2
young single	2
accommodate young	2
accessory structures	2
housing accessory	2
style housing	2
units might	2
such units	2
character such	2
help retain	2
smaller housing	2
create opportunities	2
leveraging for	2
also leveraging	2
in while	2
being offered	2
choice one	2
median income	2
area median	2
and rent	2
or develop	2
to renovate	2
for property	2
housing stock	2
its housing	2
character through	2
quality sense	2
residents another	2
housing to	2
including affordable	2
opportunities including	2
protect diverse	2
housing these	2
sale and	2
analysis for	2
leveraging in	2
and leveraging	2
of arts	2
impacts the	2
projects that	2
an independent	2
established by	2
core the	2
education and	2
arts in	2
priorities identified	2
fiscal year	2
endowment for	2
national endowment	2
a national	2
was approved	2
center strategic	2
is available	2
council on	2
state council	2
alabama state	2
supporting the	2
interested in	2
and eastern	2
area performing	2
county have	2
center for	2
ultimately will	2
recreation baldwin	2
responsibilities of	2
any additional	2
plan would	2
entire community	2
the entire	2
committee be	2
center in	2
establishment of	2
the establishment	2
city does	2
visual art	2
venues for	2
healthcare needs	2
the healthcare	2
evaluate the	2
to evaluate	2
depending on	2
women s	2
the health	2
yet to	2
areas as	2
will include	2
art facility	2
in mind	2
building has	2
three story	2
exist at	2
to healthcare	2
community family	2
and increase	2
beds and	2
services in	2
have invested	2
last years	2
they see	2
treat patients	2
residents not	2
to nearly	2
area they	2
staff to	2
physicians in	2
primary care	2
the increased	2
capacity to	2
the harbor	2
campus is	2
patients in	2
alabama thomas	2
hospital s	2
care to	2
provide care	2
with local	2
directly with	2
care nursery	2
special care	2
level special	2
county thomas	2
commission on	2
only commission	2
s only	2
surgery and	2
medical needs	2
and medical	2
senior citizens	2
caters to	2
that caters	2
needs it	2
living facilities	2
and resources	2
county as	2
public health	2
areas close	2
medical staff	2
staff members	2
just over	2
the heart	2
a bed	2
infirmary health	2
or some	2
the from	2
study to	2
feasibility study	2
a feasibility	2
practices the	2
in population	2
cities that	2
future needs	2
assess the	2
a subdivision	2
the by	2
given to	2
a th	2
additional resources	2
infrastructure the	2
adding new	2
population grows	2
increasing the	2
created a	2
the volunteer	2
new officers	2
added a	2
a growing	2
presence in	2
on road	2
precinct on	2
to adjust	2
and expanding	2
demographic and	2
keep pace	2
and vision	2
their mission	2
life in	2
protecting and	2
on protecting	2
priorities as	2
goals objectives	2
the police	2
department the	2
safety police	2
that service	2
when adding	2
into consideration	2
take it	2
and take	2
education campuses	2
education needs	2
regarding education	2
coordinate with	2
time it	2
this time	2
is developing	2
or between	2
schools is	2
high schools	2
for middle	2
acres for	2
to acres	2
to acre	2
board is	2
properties the	2
readily available	2
children and	2
reports that	2
of education	2
county board	2
creating a	2
priority colony	2
phase of	2
one for	2
of two	2
and uses	2
its future	2
concession stands	2
the visitors	2
accessibility for	2
the priority	2
municipal pool	2
priority municipal	2
priority founders	2
soccer complex	2
upgrades priority	2
park new	2
priority park	2
by s	2
southern parts	2
are based	2
southern portions	2
new parks	2
more active	2
planning project	2
recommended improvements	2
for smaller	2
of facilities	2
as those	2
while those	2
of service	2
to examine	2
communities is	2
to compare	2
a partnership	2
although they	2
much less	2
is likely	2
substantially short	2
following facilities	2
inventory the	2
adult and	2
distinguish between	2
although has	2
dog parks	2
swimming pools	2
fields swimming	2
fields softball	2
courts baseball	2
courts multi	2
basketball courts	2
facilities playgrounds	2
total facilities	2
facility total	2
facilities people	2
acres pop	2
total acres	2
per total	2
facility the	2
people or	2
in parenthesis	2
indicated in	2
the actual	2
acres and	2
park acres	2
communities with	2
median number	2
of with	2
in comprehensive	2
of recreational	2
specific types	2
what specific	2
key findings	2
shows a	2
metrics to	2
needs and	2
every community	2
recreation parks	2
recent years	2
park metrics	2
outdoor fitness	2
park outdoor	2
water park	2
course water	2
biking course	2
mountain biking	2
volleyball mountain	2
beach volleyball	2
courts beach	2
indoor tennis	2
center indoor	2
youth center	2
basketball youth	2
outdoor basketball	2
theater outdoor	2
rink movie	2
skating rink	2
center skating	2
preserve performing	2
gardens nature	2
center gardens	2
equestrian center	2
playgrounds equestrian	2
s playgrounds	2
alley children	2
course bowling	2
trails disc	2
lanes trails	2
bicycle paths	2
activities bicycle	2
table on	2
have already	2
or existing	2
that citizens	2
meet a	2
principles for	2
funding sources	2
center including	2
about a	2
amenities more	2
other downtown	2
area since	2
library the	2
that meet	2
enjoy recreational	2
is conducted	2
set a	2
upgrade existing	2
detention facility	2
regional detention	2
issues on	2
known drainage	2
address known	2
pipes throughout	2
drainage pipes	2
replace old	2
to replace	2
city consider	2
system needs	2
system the	2
to free	2
or baldwin	2
daphne or	2
serve the	2
lead to	2
area which	2
distance to	2
department has	2
the gas	2
department provides	2
customers to	2
on south	2
so the	2
expanded rapidly	2
treatment facility	2
department also	2
day from	2
storage and	2
gallons of	2
million gallons	2
water towers	2
an estimated	2
s water	2
electrical lines	2
customer base	2
downtown since	2
lights that	2
millions of	2
the millions	2
responsible for	2
installing new	2
and installing	2
to maintaining	2
within this	2
electrical boundary	2
the electrical	2
growth which	2
the utilities	2
than customers	2
electric water	2
to own	2
could benefit	2
construction of	2
the trails	2
sensitive environmental	2
and creek	2
creek in	2
to utilize	2
the bicycle	2
considered as	2
not considered	2
and conservation	2
of potential	2
drainage zones	2
undeveloped drainage	2
walking path	2
a walking	2
waterfront parks	2
trails in	2
use trails	2
fill gaps	2
trail areas	2
this infrastructure	2
congested areas	2
along pedestrian	2
signals along	2
cycles to	2
pedestrian cycles	2
available the	2
be constructed	2
compliant sidewalks	2
is lacking	2
a trail	2
a vehicle	2
infrastructure so	2
trails are	2
by low	2
they may	2
typical section	2
like parks	2
spaces like	2
to recreational	2
cyclists and	2
shared by	2
paths paths	2
example of	2
be one	2
are similar	2
not permitted	2
function as	2
is designed	2
route that	2
bike boulevards	2
lanes is	2
diagram showing	2
buffer of	2
lane is	2
as traffic	2
lanes are	2
lanes bike	2
where cyclists	2
indicate where	2
with to	2
marked with	2
connections between	2
bicycle routes	2
with vehicular	2
share the	2
mixed traffic	2
goal of	2
separated from	2
prefer to	2
to vehicular	2
cyclists may	2
on public	2
to bike	2
cyclists to	2
bike loops	2
areas these	2
propose additional	2
page propose	2
currently miles	2
bicycle trails	2
infrastructure consists	2
has added	2
bicycle facilities	2
a bicycle	2
a starting	2
points of	2
other points	2
public buildings	2
the network	2
existing bicycle	2
these improvements	2
the maps	2
highest for	2
walking running	2
activities such	2
industrial strategy	2
target industrial	2
development section	2
for private	2
additional parking	2
vehicles to	2
are at	2
on roads	2
only be	2
vehicles should	2
who can	2
are allowed	2
where low	2
be seen	2
up locations	2
off pick	2
dedicated drop	2
opportunities are	2
of vehicles	2
lots for	2
managed and	2
during special	2
lots during	2
exterior parking	2
and exterior	2
system between	2
shuttle system	2
times it	2
carts and	2
service by	2
increases it	2
to from	2
with access	2
stop to	2
service the	2
that limits	2
parking limits	2
public locations	2
stations in	2
hall and	2
stations at	2
the increase	2
direct the	2
to direct	2
n section	2
and n	2
between n	2
hampton inn	2
located adjacent	2
deck is	2
story parking	2
multi story	2
is primarily	2
paid parking	2
private paid	2
also recommended	2
shuttle service	2
the day	2
downtown employees	2
roundabouts and	2
curves roundabouts	2
of curves	2
providing these	2
desire for	2
meet current	2
added on	2
to avenue	2
magnolia avenue	2
path is	2
lanes a	2
its existing	2
maintain its	2
and extend	2
pier public	2
existing sidewalks	2
located near	2
provides an	2
intersecting roads	2
cross intersecting	2
pedestrians to	2
safest way	2
the safest	2
individually to	2
evaluated individually	2
major intersections	2
be added	2
route and	2
infrastructure in	2
additional bicycle	2
lanes but	2
vehicle travel	2
existing vehicle	2
to us	2
drive to	2
street from	2
along section	2
corridor would	2
also provides	2
and passes	2
with speed	2
be another	2
are present	2
no dedicated	2
limit of	2
route county	2
throughout most	2
connects to	2
district and	2
passes through	2
an east	2
corridor avenue	2
provide connectivity	2
proposed corridors	2
bicycle or	2
dedicated bicycle	2
have any	2
sidewalk is	2
road does	2
from this	2
not present	2
infrastructure are	2
this route	2
along this	2
highway in	2
currently a	2
of state	2
shared lanes	2
a speed	2
west and	2
four lane	2
route through	2
south route	2
us road	2
building setbacks	2
along these	2
occurs along	2
development occurs	2
roads the	2
the beautification	2
clean and	2
along roadways	2
trees landscaping	2
made to	2
be made	2
continued effort	2
of so	2
signals throughout	2
good repair	2
road network	2
upgrading existing	2
constructing new	2
when constructing	2
policy when	2
streets policy	2
by implementing	2
main thoroughfares	2
parallel parking	2
alabama comprehensive	2
review the	2
may need	2
the ordinance	2
in ordinance	2
has designated	2
road residential	2
to local	2
road to	2
collector road	2
road collector	2
arterial road	2
bicycle lanes	2
as mixed	2
future there	2
are improved	2
around them	2
limits they	2
downtown road	2
outlying neighborhoods	2
bicyclists and	2
both natural	2
travel through	2
to travel	2
routes to	2
experience for	2
improve the	2
vehicles bicycles	2
accommodations for	2
transportation network	2
earlier in	2
agency for	2
the qualified	2
year from	2
million in	2
the program	2
structures the	2
against the	2
provides for	2
alabama s	2
a completed	2
tax liability	2
each year	2
can reduce	2
tied to	2
it does	2
a rate	2
rate to	2
anyone can	2
program is	2
state s	2
tax benefits	2
state property	2
promote state	2
income producing	2
date the	2
cost basis	2
requires that	2
project costs	2
this incentive	2
taking advantage	2
rehabilitation projects	2
qualified building	2
owners of	2
existing state	2
promote existing	2
historic building	2
alabama leverage	2
support their	2
enough of	2
should still	2
district is	2
colors are	2
are much	2
of work	2
be promoted	2
owners it	2
be very	2
this topic	2
on this	2
recommendations on	2
has further	2
through a	2
owners support	2
when a	2
most likely	2
willing to	2
in so	2
district designations	2
be held	2
meetings should	2
area specific	2
of area	2
who do	2
provided to	2
the information	2
clear and	2
covered in	2
addressed the	2
be addressed	2
local designation	2
and benefits	2
the process	2
public information	2
approach is	2
districts should	2
neighborhoods at	2
surrounding historic	2
w ba	2
w s	2
resource district	2
no building	2
s s	2
summit n	2
eligible district	2
h d	2
add s	2
s r	2
s summit	2
contributing district	2
r contributing	2
n s	2
building replaces	2
contributing new	2
contributing reclassify	2
not recorded	2
built not	2
x an	2
x s	2
district as	2
in update	2
alabama historic	2
of preservation	2
preparation of	2
is allocated	2
funding source	2
districts are	2
apply to	2
guidelines to	2
preservation commission	2
a local	2
the former	2
preservation program	2
comprehensive historic	2
status by	2
districts it	2
forward with	2
support exists	2
government status	2
pursue certified	2
following recommendations	2
consequently the	2
resources will	2
unless the	2
a building	2
buildings in	2
historic properties	2
even those	2
cell tower	2
eligible properties	2
avenue historic	2
district district	2
downtown historic	2
districts historic	2
as explained	2
community provides	2
plan historic	2
density bonuses	2
of tax	2
and offering	2
improvement projects	2
capital improvement	2
these locations	2
at these	2
track maintenance	2
a database	2
maintain these	2
publicly owned	2
pilot projects	2
to construct	2
requiring developers	2
their developments	2
new or	2
s codes	2
energy efficiency	2
national standards	2
green building	2
will make	2
of will	2
continuing to	2
it falls	2
infrastructure includes	2
water bodies	2
local water	2
transport to	2
system of	2
comprised of	2
filter and	2
by using	2
managed by	2
a design	2
permit fees	2
reduced permit	2
systems and	2
renewable energy	2
protecting water	2
or preserving	2
for developing	2
incentives it	2
environmental stewardship	2
and subdivision	2
code of	2
the code	2
s subdivision	2
incorporated into	2
be incorporated	2
these two	2
a red	2
or update	2
owned property	2
conservation or	2
areas conservation	2
gullies in	2
debris where	2
and debris	2
can continue	2
by water	2
is its	2
it continues	2
a protected	2
is made	2
living shoreline	2
a prime	2
promote living	2
the waterways	2
enters the	2
into waterways	2
and fertilizer	2
pesticide and	2
applying pesticide	2
when applying	2
practices when	2
implement best	2
pollution and	2
contribute to	2
landscaping companies	2
pest control	2
developers accountable	2
to hold	2
erosion control	2
major source	2
or eliminate	2
later in	2
things like	2
can include	2
generated from	2
are generated	2
existing maintenance	2
not covered	2
care for	2
plans to	2
city develop	2
code enforcement	2
city already	2
site and	2
maintenance plans	2
space maintenance	2
also important	2
within new	2
requirements within	2
enforce green	2
and animals	2
rights of	2
open areas	2
or open	2
for active	2
ponds and	2
and ponds	2
creeks and	2
trails pedestrian	2
walkways walking	2
property which	2
appropriate locations	2
at appropriate	2
are converted	2
creeks are	2
along and	2
natural trails	2
recreational use	2
property adjacent	2
discussed below	2
protecting the	2
a plus	2
architectural variety	2
as many	2
standards as	2
standards could	2
key elements	2
the buildings	2
default design	2
the default	2
of some	2
and carefully	2
while a	2
of primary	2
which may	2
committee with	2
review committee	2
city appointed	2
reinforce s	2
and reinforce	2
their use	2
regulatory or	2
was recommended	2
are different	2
pattern books	2
pattern book	2
hilton head	2
communities including	2
by many	2
utilized by	2
parking comprehensive	2
transition from	2
and personal	2
to planned	2
neighborhoods d	2
e j	2
undeveloped the	2
currently undeveloped	2
and residents	2
visitors and	2
spaces for	2
dense and	2
connect to	2
and connect	2
that connect	2
of major	2
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along frontages	2
buffer along	2
landscape buffer	2
though it	2
even though	2
setback to	2
between a	2
commercial or	2
require larger	2
within them	2
have existing	2
center would	2
abuts the	2
that abuts	2
the core	2
this type	2
scale office	2
no additional	2
area not	2
appropriate in	2
this center	2
uses or	2
up of	2
four quadrants	2
all four	2
drive south	2
woodlands drive	2
and woodlands	2
between roughly	2
of between	2
four mixed	2
commercial node	2
categories of	2
of centers	2
in various	2
same and	2
view comprehensive	2
coded aerial	2
color coded	2
view the	2
plan concept	2
mature trees	2
natural area	2
wide sidewalks	2
and fountain	2
buildings g	2
m a	2
o m	2
i j	2
d e	2
a b	2
downtown residential	2
in scale	2
and create	2
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a recommendation	2
essential to	2
is essential	2
sidewalks to	2
downtown in	2
design guidance	2
be opportunities	2
remain a	2
should remain	2
and preserving	2
downtown a	2
great the	2
s great	2
and beyond	2
only the	2
character downtown	2
s strong	2
more attractive	2
value and	2
as parking	2
landscaping can	2
all areas	2
throughout all	2
all modes	2
street design	2
to street	2
a complete	2
was one	2
important that	2
changes in	2
taken by	2
vehicles the	2
to place	2
from place	2
and play	2
shop and	2
live work	2
to one	2
lots should	2
blank walls	2
to attract	2
an important	2
are obviously	2
the provision	2
environment is	2
a pedestrian	2
this objective	2
achieve this	2
be adjusted	2
districts the	2
to benefit	2
objective of	2
design principles	2
it important	2
standards in	2
adoption and	2
design in	2
issues in	2
s various	2
as one	2
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in particular	2
the beginning	2
toward the	2
support in	2
design landscaping	2
design issues	2
of design	2
of future	2
section is	2
on zoning	2
intersections with	2
be appropriate	2
include residential	2
plan east	2
berm streets	2
buffer berm	2
planted buffer	2
deep with	2
from key	2
street for	2
attached townhouses	2
detached attached	2
residential options	2
to resemble	2
buffered from	2
be buffered	2
the corridors	2
as attached	2
thoroughfares as	2
such the	2
intensity residential	2
other key	2
development primary	2
generally limit	2
that generally	2
depths that	2
shallow depths	2
with shallow	2
linear form	2
very linear	2
berms and	2
corridors and	2
traveled corridors	2
heavily traveled	2
along heavily	2
space should	2
usable open	2
buildings usable	2
streets fronted	2
have internal	2
enough development	2
sites are	2
where sites	2
corridors where	2
busy highway	2
from busy	2
include generous	2
but include	2
as townhouses	2
housing such	2
higher intensity	2
of higher	2
housing residential	2
screen parking	2
corridor should	2
generally a	2
option is	2
other nodes	2
located within	2
option consists	2
option this	2
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friendly there	2
profile areas	2
high profile	2
these high	2
beyond it	2
just beyond	2
or just	2
to road	2
boundary to	2
jurisdiction boundary	2
eastern planning	2
s eastern	2
applies from	2
generally applies	2
north to	2
extends from	2
context this	2
busy corridor	2
a busy	2
appropriate for	2
identified centers	2
s development	2
linear place	2
are subject	2
develop or	2
in greater	2
built out	2
important roads	2
thoroughfares has	2
plan key	2
comprehensive plans	2
regulations and	2
translate into	2
inventory and	2
guidance on	2
plan provide	2
unlike most	2
zoning regulations	2
is unique	2
facility is	2
houses of	2
a self	2
any given	2
uses however	2
the specific	2
depending upon	2
vary greatly	2
no development	2
of specific	2
relatively small	2
are relatively	2
for profit	2
key uses	2
point that	2
impact the	2
substantial landscaping	2
encouraging substantial	2
resort place	2
the resort	2
quantity and	2
in quantity	2
minimal in	2
substantial and	2
be substantial	2
contexts landscaping	2
urban contexts	2
non urban	2
s campus	2
school s	2
a school	2
found with	2
as might	2
contained as	2
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setting that	2
form similar	2
development r	2
often in	2
type development	2
maintained and	2
flex office	2
light manufacturing	2
include light	2
uses potential	2
to bounding	2
connectivity to	2
through peripheral	2
uses through	2
different land	2
negative impacts	2
potential negative	2
mitigating any	2
industrial retail	2
for light	2
lands available	2
making lands	2
include making	2
uses particularly	2
an emphasis	2
avenue is	2
area near	2
area downtown	2
but collectively	2
single set	2
to define	2
its character	2
avenue as	2
play and	2
work together	2
the medical	2
anchors the	2
medical services	2
to medical	2
are limited	2
shape because	2
in shape	2
rectilinear in	2
and rectilinear	2
is irregular	2
within parking	2
parking behind	2
neighborhoods more	2
in building	2
transition in	2
is usually	2
a precedent	2
to four	2
overall character	2
be discouraged	2
centers for	2
include any	2
airport area	2
formed by	2
conflicts with	2
operations of	2
an industrial	2
somewhat of	2
and will	2
very unique	2
development forms	2
relatively low	2
relevant to	2
not very	2
densities are	2
development densities	2
contiguous with	2
not contiguous	2
designated in	2
airport is	2
manley road	2
road north	2
between twin	2
middle school	2
pecan avenue	2
bancroft street	2
municipal complex	2
larry newton	2
j larry	2
of eastern	2
west elementary	2
governmental facilities	2
and governmental	2
many are	2
and many	2
plan civic	2
clear area	2
identified in	2
contained on	2
are contained	2
while recommendations	2
community while	2
parks can	2
and description	2
limits but	2
of scenic	2
to middle	2
and extending	2
geographically scattered	2
are geographically	2
course they	2
well a	2
both active	2
includes parks	2
recreation this	2
of point	2
tip of	2
the tip	2
and spa	2
resort and	2
golf resort	2
hotel golf	2
resort this	2
just east	2
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in for	2
street light	2
west to	2
uses this	2
road that	2
intersection with	2
near its	2
avenue near	2
young street	2
of young	2
south to	2
road it	2
morphy avenue	2
the thomas	2
parallel to	2
a north	2
road route	2
is bound	2
single location	2
with only	2
north with	2
limits to	2
be part	2
when they	2
areas this	2
adding a	2
development pattern	2
detached dwelling	2
two family	2
lots may	2
on larger	2
detached dwellings	2
the placement	2
the lot	2
uses land	2
lines and	2
relatively nodal	2
other civic	2
as downtown	2
destinations such	2
network that	2
the appropriate	2
to surrounding	2
look to	2
should look	2
only buildings	2
have sidewalks	2
areas but	2
areas would	2
front porches	2
zoning which	2
is fairly	2
s older	2
space open	2
areas open	2
adjacent parking	2
be cross	2
areas parking	2
downtown buildings	2
corridor building	2
to higher	2
form because	2
linear in	2
surrounding neighborhoods	2
or adding	2
strip commercial	2
auto oriented	2
into an	2
creates a	2
primary objectives	2
but most	2
street but	2
the adjoining	2
although this	2
core development	2
street where	2
sidewalk but	2
courtyards and	2
dining courtyards	2
component to	2
key component	2
amenities is	2
pedestrian amenities	2
with street	2
system with	2
wide public	2
continuous wide	2
developments a	2
larger developments	2
in larger	2
alley system	2
points to	2
locating access	2
and locating	2
cuts and	2
curb cuts	2
limiting curb	2
by limiting	2
access by	2
over automobile	2
precedence over	2
take precedence	2
should take	2
access should	2
transportation pedestrian	2
and larger	2
of sidewalk	2
buildings building	2
street level	2
at street	2
use or	2
form mixed	2
alabama downtown	2
following block	2
boundaries following	2
shaped boundaries	2
rectilinear shaped	2
has rectilinear	2
health of	2
vibrancy and	2
buildings ensuring	2
preserving historic	2
include preserving	2
sidewalks that	2
located behind	2
parking parking	2
height this	2
in height	2
stories in	2
and most	2
and part	2
straddles both	2
office nichols	2
districts airport	2
neighborhood special	2
corridor traditional	2
street the	2
the left	2
urban place	2
the urban	2
bay on	2
older relatively	2
the older	2
bayou drive	2
north from	2
extends north	2
along north	2
blocks along	2
five blocks	2
type designation	2
area with	2
one area	2
corridor there	2
north avenue	2
roughly from	2
area extends	2
somewhat irregular	2
are somewhat	2
densest part	2
the densest	2
features the	2
core this	2
types they	2
diverse and	2
the oldest	2
and connections	2
from corridors	2
be set	2
recessed from	2
or recessed	2
loaded or	2
rear side	2
dominate the	2
not dominate	2
yards garages	2
amenities neighborhood	2
resident amenities	2
space resident	2
is recessed	2
guests front	2
for guests	2
informal on	2
with informal	2
primarily private	2
parking primarily	2
adjacent development	2
to adjacent	2
other streets	2
dead end	2
be broken	2
strips and	2
with sidewalks	2
sizes but	2
block larger	2
form primarily	2
and any	2
by roads	2
boundaries are	2
not face	2
face the	2
garage doors	2
the garage	2
be minimized	2
connectivity within	2
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lot widths	2
acre with	2
third of	2
one third	2
quarter and	2
one quarter	2
houses in	2
generally have	2
but may	2
buildings oriented	2
include buildings	2
development mixed	2
of architectural	2
key streets	2
street streets	2
areas building	2
and cross	2
footprint building	2
nodes include	2
expand in	2
and generally	2
an intersection	2
near an	2
at or	2
a nodal	2
but more	2
corridor but	2
appropriate to	2
and encouragement	2
sides and	2
the sides	2
parking more	2
front parking	2
less front	2
connectivity less	2
driveways cross	2
narrower driveways	2
and narrower	2
fewer and	2
or developments	2
individual buildings	2
between individual	2
pedestrian connectivity	2
less more	2
limiting the	2
typically one	2
trips between	2
cars and	2
for cars	2
a house	2
buildings such	2
smaller footprint	2
they tend	2
between urban	2
one is	2
but only	2
uses there	2
serving commercial	2
neighborhood serving	2
identifies existing	2
type identifies	2
coffee shop	2
gas station	2
intersection and	2
is centered	2
hotel it	2
extends south	2
a restaurant	2
store and	2
node the	2
a civic	2
an historic	2
a residential	2
offices in	2
establishments and	2
retail establishments	2
includes several	2
location of	2
street pier	2
orange street	2
the orange	2
given the	2
self storage	2
existing node	2
se and	2
just south	2
this proposed	2
paths are	2
multi modal	2
include pedestrian	2
space neighborhood	2
complete sidewalk	2
with complete	2
system within	2
grid system	2
irregular grid	2
an irregular	2
form an	2
streets form	2
streets blocks	2
landscape streets	2
include significant	2
highways and	2
along highways	2
required along	2
network building	2
linked by	2
but linked	2
and grouped	2
clustered and	2
square inch	2
every square	2
limits should	2
height limits	2
edges of	2
within and	2
by streets	2
defined by	2
centers they	2
the opposite	2
s suburban	2
civic spaces	2
trails the	2
squares greens	2
street commercial	2
is set	2
major corridor	2
the major	2
friendly development	2
neighborhood in	2
developments the	2
single housing	2
should provide	2
center housing	2
developments within	2
and height	2
residential form	2
the edge	2
development at	2
designed in	2
that end	2
less intense	2
design section	2
more friendly	2
suburban development	2
transportation and	2
suburban centers	2
or beside	2
behind or	2
to development	2
between buildings	2
with limited	2
is generally	2
maximum of	2
a maximum	2
family with	2
in suburban	2
along internal	2
to three	2
can range	2
heights can	2
individual pods	2
into individual	2
separated into	2
than separated	2
blocks rather	2
interconnected with	2
are interconnected	2
where uses	2
planned developments	2
be master	2
see those	2
corridor areas	2
key north	2
within its	2
continue the	2
are just	2
designation are	2
some properties	2
are outside	2
peripheral areas	2
largest lot	2
these primarily	2
one category	2
and battles	2
and circle	2
ne corner	2
nelson drive	2
and nelson	2
avenue existing	2
corner existing	2
existing twin	2
and cr	2
and way	2
of old	2
information for	2
annex into	2
city but	2
areas may	2
location in	2
each node	2
are ten	2
suburban center	2
proposed suburban	2
suburban commercial	2
groups as	2
general groups	2
two general	2
into two	2
categorized into	2
be categorized	2
suburban place	2
within these	2
automobile dependent	2
rural and	2
are too	2
areas suburban	2
property lines	2
rectilinear shapes	2
have rectilinear	2
expansive and	2
outbuildings and	2
three stories	2
heights should	2
sizes within	2
regulations may	2
three acres	2
sizes of	2
areas s	2
not currently	2
map rural	2
also shown	2
areas which	2
except for	2
their associated	2
and and	2
for environmental	2
include undeveloped	2
irregularly shaped	2
reinforcing its	2
and reinforcing	2
recreational purposes	2
passive recreational	2
the cross	2
specific to	2
a zoning	2
occur in	2
for natural	2
wetlands and	2
in green	2
illustrated in	2
as illustrated	2
gullies and	2
streams gullies	2
areas natural	2
plan natural	2
that if	2
following pages	2
thoroughfares the	2
these thoroughfares	2
of properties	2
the categories	2
are listed	2
of sub	2
plan including	2
serves as	2
map the	2
smart growth	2
development policies	2
including zoning	2
upon this	2
by this	2
including those	2
alabama real	2
and intensity	2
plans and	2
application to	2
to urban	2
rural to	2
company the	2
analysis and	2
and mix	2
natural habitats	2
of human	2
a system	2
illustrates the	2
water to	2
the availability	2
development including	2
intensity form	2
physical context	2
s physical	2
presence and	2
the presence	2
conditions or	2
to understand	2
contained in	2
districts than	2
inventory of	2
an inventory	2
future rather	2
development form	2
location is	2
types for	2
although the	2
of many	2
to zoning	2
types to	2
are proposed	2
than are	2
specific place	2
within each	2
and quiet	2
more space	2
pros and	2
broadest place	2
five broadest	2
suburban context	2
building designed	2
image is	2
be designated	2
these factors	2
is insufficient	2
to as	2
issues to	2
wide range	2
topic of	2
the topic	2
feature of	2
types in	2
is slightly	2
equates to	2
space equates	2
a potential	2
department s	2
plan housing	2
also not	2
additional units	2
for an	2
total potential	2
undeveloped underdeveloped	2
potential number	2
detached units	2
limits single	2
undeveloped or	2
on undeveloped	2
units on	2
units to	2
per data	2
per household	2
residents per	2
zoning the	2
for current	2
to establish	2
scenario is	2
plan future	2
that reflect	2
development decisions	2
s growth	2
processes in	2
new business	2
entrepreneurial development	2
while encouraging	2
costs and	2
face of	2
the face	2
a particular	2
paying jobs	2
good paying	2
s quality	2
help enhance	2
street system	2
be expanded	2
extensive system	2
an extensive	2
accommodate a	2
and accommodate	2
context sensitive	2
to navigate	2
convenient to	2
corridors within	2
quality transportation	2
alternatives and	2
transportation alternatives	2
for existing	2
employees for	2
businesses as	2
new job	2
recreational opportunities	2
active recreational	2
visual arts	2
cultural amenities	2
ample recreational	2
provide ample	2
businesses should	2
historic development	2
areas buildings	2
promote high	2
places that	2
and vertical	2
be both	2
ensure the	2
commercial office	2
locations where	2
create pedestrian	2
uses to	2
s land	2
for mixed	2
shopping dining	2
can provide	2
where infrastructure	2
dwelling units	2
accessory dwelling	2
affordable choices	2
and affordable	2
of automobiles	2
compatible development	2
protected through	2
where appropriate	2
commercial nodes	2
strong pedestrian	2
enhanced quality	2
an enhanced	2
neighborhoods offering	2
vibrant and	2
foster vibrant	2
capitalize on	2
s rich	2
infrastructure including	2
developed with	2
already developed	2
of important	2
community assets	2
existing community	2
and leverage	2
filter runoff	2
absorb and	2
enhance the	2
space network	2
a broader	2
and animal	2
sensitive areas	2
in environmentally	2
overall environmental	2
lands and	2
sensitive lands	2
and environmentally	2
to craft	2
as needed	2
upon public	2
principles were	2
these principles	2
step back	2
to step	2
be resolved	2
generated to	2
public support	2
a set	2
the creation	2
bridge the	2
to bridge	2
conduct a	2
principles to	2
of principles	2
purpose of	2
explanation of	2
a form	2
survey and	2
included a	2
posted on	2
information about	2
developed for	2
social media	2
following needs	2
use goals	2
following land	2
you of	2
are you	2
supportive are	2
how supportive	2
a resident	2
you as	2
overall quality	2
describe the	2
you describe	2
plan how	2
b comprehensive	2
results are	2
corridors outside	2
commercial transportation	2
key commercial	2
older historic	2
is preferred	2
and single	2
new jobs	2
management of	2
for is	2
the biggest	2
results indicated	2
and paper	2
online and	2
in both	2
was available	2
the survey	2
community feedback	2
alabama public	2
ask questions	2
an opportunity	2
scale form	2
density scale	2
intensity density	2
patterns intensity	2
spatial patterns	2
on land	2
the research	2
present a	2
held a	2
the end	2
and transportation	2
information they	2
policies the	2
planning or	2
to show	2
a future	2
market findings	2
engagement events	2
which was	2
community which	2
on march	2
alabama what	2
fire station	2
homestead village	2
youth club	2
rotary youth	2
creek clubhouse	2
presented to	2
and several	2
infrastructure village	2
cart infrastructure	2
access management	2
characteristics access	2
housing characteristics	2
for their	2
model communities	2
what would	2
you would	2
communities that	2
what are	2
members of	2
to attend	2
unable to	2
geared toward	2
open to	2
while most	2
locations throughout	2
period of	2
a period	2
over a	2
invited to	2
were invited	2
meetings residents	2
of neighborhood	2
to mind	2
comes to	2
opportunity for	2
ideas for	2
issues and	2
participated in	2
the james	2
held on	2
s boundaries	2
proposed locations	2
with baldwin	2
team also	2
city department	2
identified by	2
committee the	2
clinic board	2
medical clinic	2
estate agents	2
tree committee	2
to present	2
meetings with	2
ideas to	2
schools commission	2
to facilitate	2
asked to	2
were asked	2
each group	2
met with	2
committee members	2
committee was	2
community community	2
prepared for	2
ordinance and	2
sediment control	2
and sediment	2
landscaping ordinance	2
contains a	2
and culture	2
and arts	2
care and	2
safety health	2
services another	2
environment this	2
and agricultural	2
and real	2
staff and	2
council city	2
committee city	2
revisions this	2
commission for	2
draft comprehensive	2
presentation of	2
a presentation	2
and policies	2
environment public	2
resources built	2
use natural	2
profile character	2
sections community	2
preparation this	2
group meetings	2
public kickoff	2
and programs	2
meeting a	2
project kickoff	2
conservation and	2
standards will	2
decisions for	2
finally it	2
for business	2
for citizens	2
makes a	2
funding for	2
it helps	2
and regulations	2
map and	2
zoning map	2
for zoning	2
we now	2
are we	2
where are	2
following questions	2
facilities recreation	2
cultural resources	2
of citizens	2
of feedback	2
the result	2
purpose the	2
of adjustments	2
turner chairman	2
local real	2
beech area	2
board member	2
commission member	2
former city	2
committee member	2
environmental focus	2
an environmental	2
volunteer with	2
local volunteer	2
heavily involved	2
senior planner	2
client liaison	2
project manager	2
planning clerk	2
and zoning	2
corey martin	2
resolution f	2
f planning	2
appendix f	2
analysis e	2
analysis d	2
analysis c	2
results b	2
b public	2
feedback a	2
development fiscal	2
housing economic	2
preservation mobility	2
resources historic	2
design natural	2
types community	2
scenario place	2
principles future	2
engagement planning	2
conditions community	2
alabama table	2
views of	2
the views	2
necessarily reflect	2
and do	2
author s	2
the author	2
and recommendations	2
conclusions and	2
findings conclusions	2
statements findings	2
the statements	2
act the	2
restore act	2
of restore	2
states act	2
coast states	2
economies of	2
revived economies	2
and revived	2
tourist opportunities	2
ecosystems tourist	2
and ecosystems	2
the resources	2
council under	2
funding from	2
with federal	2
for with	2
paid for	2
was paid	2
project was	2
economics corporate	2
planning randall	2
mills the	2
with mills	2
partnership with	2
in partnership	2

That table is fascinating to me because it gives us a peek into the thinking of our friends and neighbors. For example, it makes me happy to see that “I love” (75 times) is on the mind of so many people. Scrolling down the list, after “I love”, the next thing that seems to have a point of view is “more parking” (29 times), followed by “stop building” (28 times). You can search the table yourself. For instance, if you type “growth” the first result that expresses an opinion is “slow growth”. If you type “more”, the first result is “no more”.

With a fresh pot of coffee, I went ahead and wrote another program to count the occurrence of three-word-phrases…

Phrase	Frequency
small town feel	205
like to see	126
the city of	117
the small town	100
the city s	100
randall gross development	88
gross development economics	87
i would like	85
would like to	83
this place type	74
city of alabama	71
road london aol	53
house road london	53
randall house road	53
fax randall house	53
consultants fax randall	53
economic consultants fax	53
development economic consultants	53
african development economic	53
africa african development	53
aol africa african	53
fax aol africa	53
connecticut fax aol	53
washington connecticut fax	53
aol washington connecticut	53
meade aol washington	53
belle meade aol	53
place belle meade	53
harding place belle	53
nashville harding place	53
aol randall gross	50
london aol randall	50
the downtown area	44
i love the	42
of the city	42
as well as	41
how would you	38
you like to	37
would you like	37
i don t	36
you like about	36
to see change	35
do you like	35
what do you	35
sense of community	34
that the city	33
quality of life	33
public works department	32
is recommended that	32
i like the	31
it is recommended	31
primary land uses	30
in the city	29
recommended that the	26
the city should	25
to see more	24
planning zoning department	24
in the downtown	24
single family detached	24
don t want	23
the number of	23
for the city	23
to the city	23
small town charm	22
place to live	21
place type is	21
performing arts center	20
suburban mixed use	20
to see the	19
some of the	19
based on the	19
a variety of	19
it is a	19
and randall gross	18
town feel i	18
needs to be	18
there is a	18
within the city	18
love the small	17
town feel and	17
small town atmosphere	17
r r r	17
the city could	17
need to be	17
the city and	17
of this plan	17
parks and recreation	17
love to see	16
town feel the	16
on a per	16
in the area	16
because of the	16
the development of	16
would love to	15
small town feeling	15
and small town	15
i d like	15
a small town	15
all of the	15
for this place	15
this plan s	15
one of the	15
the city to	15
of the community	15
environmental advisory board	15
to the bay	14
commission city council	14
planning commission city	14
square feet of	14
a performing arts	14
the eastern shore	14
side of the	14
form this place	14
the city limits	14
on the city	14
and character of	14
place types map	14
the bay and	14
of the downtown	14
i would love	13
to see a	13
t want to	13
department planning commission	13
per acre basis	13
more control over	13
in baldwin county	13
the use of	13
and the city	13
twin beech road	13
mixed use centers	13
north south thoroughfares	13
fiscal impact analysis	13
of the census	12
bureau of the	12
s bureau of	12
u s bureau	12
sources u s	12
small town community	12
like the small	12
great place to	12
it s a	12
zoning department planning	12
the cost of	12
the city is	12
access to the	12
the city has	12
of the area	12
in this place	12
geographic form this	12
the building and	12
place type include	12
planning objectives for	12
in this plan	12
include the following	12
outside of the	12
census and randall	11
the census and	11
development economics section	11
of the town	11
proximity to the	11
small town with	11
to be more	11
a per acre	11
by land use	11
over the next	11
the amount of	11
x x x	11
in order to	11
low impact development	11
character of development	11
of housing types	11
small town character	11
throughout the city	11
by the city	11
part of the	11
the city council	11
the comprehensive plan	11
retail market analysis	11
population households income	10
income trade area	10
out of control	10
i like that	10
used to be	10
want to see	10
town feel with	10
city council planning	10
ongoing ongoing ongoing	10
department public works	10
plan s proposed	10
city s budget	10
in terms of	10
low speed vehicles	10
east side of	10
it is not	10
both sides of	10
on the east	10
on the north	10
serve as a	10
building and the	10
between the building	10
s mobile street	10
land uses for	10
east west thoroughfares	10
in addition to	10
in the future	10
should be located	10
it is important	10
form and character	10
the place types	10
most of the	10
the quality of	10
historic preservation committee	10
bicycle and pedestrian	10
public opinion survey	10
slow down the	9
feel small town	9
town feel small	9
i moved here	9
the planning commission	9
d like to	9
to be annexed	9
source randall gross	9
industrial office retail	9
residential industrial office	9
use al use	9
land use al	9
private property owners	9
easy access to	9
outside city limits	9
the city can	9
there is also	9
other parts of	9
on the south	9
in the zoning	9
defined in the	9
should be designed	9
mixed use development	9
density and form	9
mobile street and	9
mixed use nodes	9
mixed use center	9
located in the	9
streets should be	9
of land uses	9
plan for the	9
of the planning	9
a summary of	9
and mixed use	9
households income trade	8
the trade area	8
a n a	8
n a n	8
the next five	8
total sources u	8
to live here	8
want it to	8
t want it	8
downtown small town	8
raise a family	8
with all the	8
a lot of	8
i love that	8
i used to	8
to be a	8
department baldwin county	8
works department baldwin	8
use residential industrial	8
al use residential	8
a square foot	8
the city would	8
the housing market	8
in the economic	8
of the county	8
a master plan	8
as described in	8
mixed use paths	8
city should consider	8
green space and	8
for this plan	8
there are also	8
the downtown core	8
cross access between	8
the fronting street	8
of twin beech	8
private off street	8
should be consistent	8
feet building form	8
to feet building	8
up to feet	8
generally up to	8
stories generally up	8
range stories generally	8
height range stories	8
district height range	8
zoning district height	8
by zoning district	8
vary by zoning	8
may vary by	8
and may vary	8
zoning and may	8
the zoning and	8
are defined in	8
standards are defined	8
other standards are	8
among other standards	8
coverage among other	8
lot coverage among	8
and lot coverage	8
size and lot	8
lot size and	8
setback lot size	8
height setback lot	8
building height setback	8
including building height	8
standards including building	8
specific standards including	8
development specific standards	8
of development specific	8
scale and character	8
intended scale and	8
the intended scale	8
to the intended	8
guide to the	8
general guide to	8
a general guide	8
as a general	8
below serve as	8
described below serve	8
blocks described below	8
building blocks described	8
blocks building blocks	8
building blocks building	8
development density and	8
development density form	8
alabama place types	8
of alabama place	8
and multi family	8
should also be	8
of the housing	8
of life for	8
comprehensive plan the	8
chamber of commerce	8
the planning team	8
of the existing	8
as part of	8
this task includes	8
retail trade area	7
daphne spanish fort	7
housing market area	7
the sense of	7
the trees and	7
being able to	7
we need a	7
the charm of	7
we don t	7
easy to get	7
it s small	7
slow the growth	7
town feel more	7
the bay the	7
things to do	7
to raise a	7
town feel but	7
would like the	7
i feel safe	7
like about i	7
outside of downtown	7
and it s	7
like about small	7
year year year	7
multi family housing	7
measure per acre	7
factor measure per	7
in the to	7
per square foot	7
in the market	7
with private property	7
property owners to	7
objective is to	7
be able to	7
for the arts	7
of baldwin county	7
downtown area and	7
downtown area the	7
does not have	7
and pedestrian infrastructure	7
discussed in the	7
it will be	7
the national register	7
local historic districts	7
is also a	7
the ability to	7
in the county	7
concept plan for	7
there will be	7
development in the	7
on the bay	7
there are no	7
consistent with the	7
central business district	7
should be limited	7
pedestrians and cyclists	7
for pedestrians and	7
place type has	7
more pedestrian friendly	7
rear of buildings	7
parking should be	7
many of the	7
building setback should	7
may also be	7
and lot lines	7
to the community	7
limited parking between	7
mixed use node	7
lines primary land	7
the map on	7
objectives for this	7
primary planning objectives	7
s primary planning	7
city s primary	7
on the map	7
each of the	7
map on page	7
place types are	7
a mixed use	7
land use plan	7
locally owned businesses	7
there should be	7
higher density housing	7
should continue to	7
much of the	7
a range of	7
variety of housing	7
are needed in	7
can be found	7
economic development alliance	7
described in this	7
plan the city	7
growth and development	7
pedestrian bicycle committee	7
housing market analysis	7
build out scenario	7
future build out	7
office retail source	6
development economics table	6
economics nashville harding	6
development economics nashville	6
the economic baseline	6
comprehensive land use	6
driven comprehensive land	6
community driven comprehensive	6
affordable housing for	6
access to bay	6
to see it	6
place to raise	6
town feel it	6
have lived here	6
people small town	6
i love living	6
as it is	6
stop the growth	6
the way it	6
i grew up	6
more green space	6
more parking downtown	6
to have a	6
also like to	6
would also like	6
to live in	6
please don t	6
see change i	6
character of the	6
it to change	6
no more apartments	6
would be nice	6
small town vibe	6
restaurants and shopping	6
feel and the	6
community i love	6
shops and restaurants	6
i feel like	6
it to be	6
i do not	6
of the above	6
preservation committee commission	6
year ongoing ongoing	6
and green space	6
ongoing ongoing years	6
adopt new zoning	6
proposed place types	6
as shown below	6
cost of providing	6
retail sales taxes	6
a per unit	6
fiscal impacts of	6
it would be	6
along the bay	6
a focus on	6
the retail market	6
economic development director	6
an economic development	6
contiguous to the	6
has been a	6
s small town	6
the demand for	6
parts of the	6
should not be	6
through the city	6
to accommodate the	6
downtown and the	6
through the use	6
should be considered	6
to protect the	6
that are not	6
the post office	6
to ensure that	6
in the community	6
from the city	6
part of this	6
because it is	6
uses such as	6
and should be	6
to create a	6
parking in the	6
but it is	6
the east side	6
due to the	6
uses in this	6
close to the	6
the downtown and	6
avenue on the	6
on street parking	6
development should be	6
the front facade	6
the streets should	6
enough to accommodate	6
included in this	6
not included in	6
are not included	6
in the form	6
parking between the	6
there may be	6
in form and	6
place type features	6
a mix of	6
type is located	6
areas that are	6
beech road and	6
existing and proposed	6
located to the	6
there are two	6
are located in	6
west thoroughfares rural	6
thoroughfares east west	6
south thoroughfares east	6
thoroughfares north south	6
key thoroughfares north	6
hatched key thoroughfares	6
wetlands hatched key	6
potential wetlands hatched	6
green potential wetlands	6
hazard green potential	6
flood hazard green	6
natural flood hazard	6
limits natural flood	6
city limits natural	6
key city limits	6
to the area	6
uses and development	6
land uses and	6
it should be	6
the corporate limits	6
will continue to	6
family detached houses	6
for s citizens	6
the character of	6
is important to	6
important for the	6
that it is	6
of place types	6
the planning principles	6
section of this	6
economic baseline report	6
fiscal health and	6
development of the	6
acre randall gross	5
per acre randall	5
source factor measure	5
retail source factor	5
the fiscal impact	5
shopper s goods	5
to seven years	5
five to seven	5
next five to	5
the to range	5
vacancy rate of	5
on the market	5
in nashville harding	5
housing market conditions	5
the traffic is	5
to go to	5
houses being built	5
has become a	5
to the water	5
is a safe	5
town community feel	5
to live and	5
what we have	5
can t afford	5
down all the	5
down the growth	5
on top of	5
in such a	5
love living in	5
beautiful small town	5
town feel that	5
the beauty of	5
it s not	5
it used to	5
to move here	5
to see fewer	5
i would also	5
about small town	5
no more building	5
we are losing	5
police and fire	5
town feel beautiful	5
beauty of the	5
and sense of	5
growth i would	5
is a small	5
people are friendly	5
the people are	5
of community i	5
it s home	5
that we have	5
there needs to	5
i would not	5
the growth is	5
it was a	5
bay and the	5
charm of the	5
committee public works	5
e e e	5
zoning department public	5
council planning commission	5
council planning zoning	5
department city council	5
works department developers	5
works department public	5
board public works	5
provisions for this	5
zoning provisions for	5
new zoning provisions	5
the rest of	5
higher density residential	5
costs to the	5
four primary land	5
areas outside of	5
the road corridor	5
existing business mix	5
development director position	5
there is no	5
where the city	5
be important to	5
increase diversity in	5
the city might	5
the arts and	5
the need for	5
to support the	5
the baldwin county	5
according to the	5
of the master	5
in the table	5
shown in the	5
there are opportunities	5
on the water	5
an average of	5
bicycle pedestrian and	5
the city the	5
be used to	5
of the road	5
the municipal pier	5
the central business	5
a state of	5
and in the	5
of local historic	5
of historic places	5
register of historic	5
national register of	5
listed in the	5
to grow and	5
amenities such as	5
a part of	5
natural areas and	5
to protect and	5
of the four	5
a great place	5
this comprehensive plan	5
its planning jurisdiction	5
south side of	5
is not a	5
located on the	5
such as the	5
live in a	5
on pages of	5
city s planning	5
the grand hotel	5
the lack of	5
single family residential	5
the pier and	5
size of the	5
this is a	5
to the street	5
uses for the	5
lot lines primary	5
the case of	5
in the case	5
parts of town	5
be limited to	5
primarily single family	5
in these areas	5
as automobiles transportation	5
well as automobiles	5
designed for pedestrians	5
be designed for	5
streets the streets	5
internal streets the	5
accommodate internal streets	5
to accommodate internal	5
large enough to	5
is large enough	5
site is large	5
a site is	5
if a site	5
that front a	5
place type because	5
streets are not	5
internal streets are	5
generally internal streets	5
streets generally internal	5
type has a	5
the majority of	5
and the fronting	5
such as a	5
place type but	5
of s mobile	5
be consistent with	5
automobile access with	5
transportation automobile access	5
within a block	5
setback should be	5
and professional services	5
personal and professional	5
land uses primary	5
the form of	5
and the street	5
but should be	5
and development patterns	5
some of these	5
and se corners	5
intersection of and	5
the intersection of	5
comprehensive plan suburban	5
suburban suburban mixed	5
residential suburban suburban	5
rural residential suburban	5
rural rural residential	5
thoroughfares rural rural	5
areas key city	5
shown on the	5
that do not	5
the area s	5
is one of	5
place type categories	5
the combination of	5
existing and potential	5
an increase of	5
and high quality	5
mixed use buildings	5
a mixture of	5
should be protected	5
areas such as	5
by the public	5
of the following	5
state of the	5
a series of	5
board economic development	5
industrial development board	5
of the plan	5
the community and	5
of this report	5
summary of the	5
of land use	5
and recreation public	5
development of a	5
recreation public services	5
total personal income	4
throughout the trade	4
the central corridor	4
space in the	4
retail space is	4
about square feet	4
feet of retail	4
recommended business mix	4
within the competitive	4
of the retail	4
homes in the	4
about per year	4
for sale housing	4
those aged to	4
development economics the	4
trends and forecasts	4
the national average	4
big box stores	4
unique small town	4
such a way	4
beautiful place to	4
a beautiful place	4
schools small town	4
in the bay	4
the community feel	4
i can t	4
see it change	4
i have lived	4
a safe place	4
the flowers and	4
in a small	4
feel i love	4
town feel great	4
keep up with	4
space i would	4
not so much	4
like that it	4
safe small town	4
to preserve the	4
to mobile bay	4
that it s	4
the growth and	4
of the bay	4
more focus on	4
atmosphere small town	4
loved the small	4
of the new	4
needs to stop	4
who live here	4
the bay i	4
to get to	4
will be a	4
is out of	4
is a great	4
of the old	4
the area around	4
town small town	4
it s becoming	4
feel how would	4
town feel how	4
stop building apartments	4
feel i like	4
that don t	4
by the bay	4
town charm i	4
years ago i	4
that are in	4
to see less	4
the over development	4
the traffic and	4
keep small town	4
no more subdivisions	4
we have to	4
into the bay	4
without having to	4
be nice to	4
those of us	4
the pier the	4
ease of getting	4
community the small	4
growth small town	4
city is growing	4
used to like	4
born and raised	4
we need more	4
we moved here	4
town and the	4
town charm and	4
to pay for	4
would like for	4
growth is inevitable	4
would also be	4
more attention to	4
better traffic control	4
cost of living	4
it feels like	4
grew up here	4
people from all	4
use to be	4
to become a	4
arts and crafts	4
and the small	4
s a small	4
more affordable housing	4
office city council	4
s office city	4
mayor s office	4
parks recreation department	4
development board economic	4
board planning zoning	4
advisory board planning	4
commission public works	4
planning commission public	4
no responsible party	4
page recommendation no	4
ongoing years ongoing	4
department environmental advisory	4
property to be	4
rest of the	4
and higher density	4
to make it	4
s proposed place	4
city and county	4
with the county	4
attributed to residential	4
to residential uses	4
costs by land	4
traffic generated by	4
uses generate roughly	4
the low density	4
gross fiscal benefits	4
property tax revenues	4
retail sales tax	4
retail generates the	4
gross operating costs	4
the gross operating	4
square foot and	4
the net fiscal	4
of this analysis	4
impacts of land	4
the fiscal impacts	4
types of development	4
different types of	4
of different types	4
short term rentals	4
it has been	4
city and the	4
planning and development	4
the mobile bay	4
the opportunity to	4
the market for	4
was determined that	4
it was determined	4
the market analysis	4
more of the	4
with a focus	4
baldwin county and	4
gap in the	4
as discussed in	4
master plan and	4
especially in areas	4
gain more control	4
in its planning	4
control over development	4
in this case	4
create an incentive	4
there has been	4
for local residents	4
will also be	4
control over the	4
diversity in housing	4
an objective is	4
findings of the	4
the findings of	4
on the findings	4
for housing development	4
of our town	4
city of and	4
of parks and	4
on the corner	4
in the last	4
of the art	4
growth in the	4
needs of the	4
a strategic plan	4
volunteer fire department	4
as shown in	4
eastern and southern	4
the eastern and	4
in the eastern	4
particularly in the	4
multi use courts	4
for a performing	4
the needs of	4
for more than	4
the public and	4
included on page	4
opportunities for the	4
such as parks	4
city of the	4
vehicles in the	4
mixed use path	4
one side of	4
the speed limit	4
two lane road	4
of the total	4
state and federal	4
for the following	4
the community s	4
designation of local	4
the designation of	4
r add r	4
e mail net	4
fax e mail	4
phone fax e	4
al phone fax	4
street al phone	4
th street al	4
east th street	4
schneider historic preservation	4
reclassify as contributing	4
historic places in	4
in the national	4
right of way	4
public right of	4
developers to implement	4
the city with	4
into the city	4
as opposed to	4
in new developments	4
should also consider	4
in accordance with	4
areas and wetlands	4
for this comprehensive	4
the types of	4
incentives such as	4
the design standards	4
if they are	4
use center at	4
on twin beech	4
of the proposed	4
and does not	4
there is an	4
alabama concept plan	4
of alabama concept	4
post office site	4
of the post	4
redevelopment of the	4
the type of	4
in the region	4
conducted for this	4
the south side	4
to the south	4
there are some	4
located primarily along	4
is located primarily	4
uses that are	4
campus like setting	4
and industrial uses	4
office and industrial	4
that is not	4
alabama community college	4
coastal alabama community	4
eastern shore trail	4
there are several	4
pages of this	4
west side of	4
of south road	4
straddling both sides	4
city s historic	4
adjacent to the	4
just west of	4
and it is	4
airport place type	4
the airport place	4
of this road	4
the airport and	4
on one side	4
there are many	4
and massing of	4
is the largest	4
road on the	4
north section street	4
on the west	4
street on the	4
part of s	4
they can be	4
to the rear	4
be located to	4
of houses and	4
is common in	4
and street trees	4
natural or planted	4
place type are	4
behind the front	4
screened from the	4
should be screened	4
public sidewalk network	4
to a public	4
internal sidewalk network	4
cyclists as well	4
and cyclists as	4
road if a	4
or road if	4
street or road	4
key street or	4
a key street	4
front a key	4
lots that front	4
shallow lots that	4
to shallow lots	4
limited to shallow	4
is limited to	4
development is limited	4
because development is	4
type because development	4
key land uses	4
uses key land	4
land uses key	4
use development that	4
objectives for these	4
building on the	4
this node includes	4
existing this node	4
and corners of	4
parks private yards	4
pocket parks private	4
parks pocket parks	4
neighborhood parks pocket	4
passive open space	4
preserved passive open	4
space preserved passive	4
open space preserved	4
recreational trails parking	4
sidewalk network and	4
are small and	4
consistent within a	4
be consistent within	4
of building types	4
form variety of	4
building form variety	4
professional services offices	4
dining personal and	4
retail dining personal	4
include retail dining	4
uses primary land	4
streets and lot	4
of alabama suburban	4
should front streets	4
along major corridors	4
setbacks should be	4
just north of	4
the city this	4
ne and se	4
all corners of	4
provided in the	4
is provided in	4
development that is	4
and east of	4
the north south	4
to the north	4
commercial mixed use	4
center mixed use	4
use center mixed	4
the east and	4
are located along	4
development comprehensive plan	4
place type and	4
land use and	4
land uses the	4
existing land uses	4
to implement a	4
that have been	4
should be a	4
sense of place	4
strong sense of	4
and maintenance of	4
the historic downtown	4
commercial residential and	4
design standards for	4
architectural design standards	4
to develop and	4
single family housing	4
to most communities	4
relative to most	4
that has a	4
city s fiscal	4
continues to grow	4
a comprehensive plan	4
like to change	4
p nix center	4
james p nix	4
the planning process	4
the table below	4
comprehensive plan community	4
city of this	4
in this section	4
comprehensive plan and	4
city s zoning	4
and land use	4
of planning principles	4
the city it	4
and development of	4
for the future	4
comprehensive plan is	4
single tax corporation	4
opinion survey results	4
neighborhood meeting feedback	4
public services housing	4
public space recreation	4
the restore council	4
urban design planning	4
ground urban design	4
common ground urban	4
the walker collaborative	4
net fiscal impacts	3
cost per acre	3
attributed based on	3
r th patio	3
development economics residential	3
have been increasing	3
city of budget	3
of and randall	3
sources city of	3
performing arts venue	3
total existing vacant	3
warranted demand for	3
retail trade entertainment	3
restaurants retail trade	3
of million or	3
growth of million	3
area e central	3
area d rural	3
area b new	3
area a old	3
inflation and a	3
on the eastern	3
s retail development	3
trade area and	3
business mix is	3
commercial space in	3
of retail commercial	3
area has a	3
full service restaurants	3
share of the	3
entertainment personal services	3
s retail space	3
city s retail	3
economics section retail	3
trade area is	3
the retail trade	3
retail market conditions	3
london aol appendix	3
economics table a	3
traditional neighborhood districts	3
d r horton	3
spanish fort and	3
the competitive framework	3
of about per	3
are expected to	3
and other factors	3
next five years	3
other baldwin county	3
the largest share	3
the local market	3
units in the	3
by per year	3
increased by per	3
or per year	3
as noted before	3
market conditions as	3
an understanding of	3
use plan baseline	3
summarizes findings from	3
report summarizes findings	3
this report summarizes	3
development economics introduction	3
of randall gross	3
city of randall	3
development economics for	3
by randall gross	3
prepared by randall	3
strategies community driven	3
analysis strategies community	3
of housing and	3
is a problem	3
the community it	3
it is still	3
a parking lot	3
up a parking	3
put up a	3
of the local	3
in residential areas	3
don t need	3
to lot line	3
line to lot	3
lot line to	3
waterfront small town	3
impossible to find	3
small town living	3
more controlled growth	3
new developments to	3
multi family developments	3
in the cost	3
and easy to	3
who want to	3
moved here for	3
moved here in	3
we have enough	3
out of town	3
don t think	3
no more multi	3
love the beautiful	3
to the waterfront	3
all over the	3
and water access	3
is a beautiful	3
good but strained	3
the open fields	3
managed in such	3
until infrastructure can	3
d love to	3
handle the growth	3
home town feel	3
to see an	3
all the trees	3
of affordable housing	3
don t walk	3
walk don t	3
small town environment	3
way it is	3
trees and green	3
fruit and nut	3
love the downtown	3
bay small town	3
services such as	3
i want the	3
the pier area	3
moratorium on building	3
a moratorium on	3
change i don	3
trees and flowers	3
feel it s	3
love the sense	3
here years ago	3
moved here years	3
out of the	3
getting out of	3
if we want	3
i loved the	3
beautiful it is	3
how beautiful it	3
safe place to	3
to see things	3
and schools can	3
growth so that	3
feel it is	3
keep the small	3
in small town	3
lived here all	3
town feel close	3
but it s	3
it small town	3
apartments no more	3
more apartments no	3
housing no more	3
liked the small	3
i liked the	3
afford to live	3
t afford to	3
s small and	3
it has become	3
cut down on	3
see change it	3
want to change	3
if it s	3
the cookie cutter	3
all the new	3
everything i need	3
to choose from	3
safety and small	3
the safety and	3
is a wonderful	3
golf cart paths	3
i live in	3
stay the same	3
they need to	3
people who live	3
it s quaint	3
activities i like	3
the beauty and	3
character small town	3
and parking downtown	3
the water and	3
small town and	3
development small town	3
like small town	3
proximity to mobile	3
to keep it	3
i want to	3
parking is a	3
large subdivisions and	3
see the city	3
the bay with	3
like that is	3
nice to have	3
downtown i like	3
is not the	3
not be allowed	3
stop the building	3
i also think	3
preservation of trees	3
buildings small town	3
look and feel	3
can catch up	3
of subdivisions and	3
building of subdivisions	3
gulf shores and	3
want to be	3
we do not	3
more parks and	3
the growth i	3
for those of	3
like the community	3
love the trees	3
the community of	3
is a nightmare	3
it has a	3
see change more	3
it s the	3
but i don	3
a way to	3
love the flowers	3
at the pier	3
friendly small town	3
stop all the	3
the more rural	3
in the more	3
away from the	3
houses are being	3
like orange beach	3
a few more	3
don t build	3
building apartments and	3
see the growth	3
a sense of	3
schools are already	3
our schools are	3
in the s	3
small town the	3
love the beauty	3
proximity to bay	3
here small town	3
like it to	3
to see all	3
to see large	3
beautiful town with	3
stores and restaurants	3
when i was	3
down to build	3
being torn down	3
are in the	3
of the trees	3
close community i	3
i love how	3
to be preserved	3
a big city	3
to stop building	3
growing so fast	3
to be built	3
small town quaint	3
the current infrastructure	3
growth to be	3
bay it s	3
the bay it	3
every piece of	3
able to walk	3
to get a	3
sidewalks in the	3
more sidewalks in	3
the public schools	3
all of this	3
not much anymore	3
small community feel	3
ability to walk	3
of community the	3
small town great	3
the school system	3
quaint small town	3
i also love	3
like about it	3
not want to	3
more restaurants and	3
cookie cutter homes	3
hate to see	3
to catch up	3
blank i would	3
feel the small	3
to be the	3
feel parks and	3
town feel parks	3
town feel although	3
for all new	3
the green space	3
infrastructure to support	3
of the streets	3
to keep up	3
the infrastructure to	3
for the infrastructure	3
infrastructure such as	3
it is great	3
the community events	3
downtown it s	3
to live the	3
the surrounding area	3
close proximity to	3
the community that	3
love the community	3
green spaces and	3
too many people	3
love that we	3
out to the	3
about i like	3
on the pier	3
is i would	3
in the middle	3
on small lots	3
not like to	3
would not like	3
feels like a	3
grew up in	3
live here for	3
what it was	3
small town i	3
and the downtown	3
parks along the	3
and not try	3
of cookie cutter	3
downtown with many	3
town with a	3
i enjoy the	3
no more large	3
the above other	3
none of the	3
what types of	3
in front of	3
safe low crime	3
town feel charm	3
alliance chamber of	3
development alliance chamber	3
j j j	3
department parks recreation	3
bicycle committee public	3
public utilities department	3
department public utilities	3
commission planning zoning	3
committee commission planning	3
commission historic preservation	3
committee commission historic	3
ongoing ongoing year	3
council public works	3
city council public	3
recommendation no responsible	3
matrix comprehensive plan	3
implementation matrix comprehensive	3
areas adopt new	3
commission planning commission	3
planning commission planning	3
year planning zoning	3
department planning zoning	3
works department planning	3
advisory board public	3
c c c	3
a adopt new	3
implementation matrix the	3
the area and	3
annexation by petition	3
the probate judge	3
there must be	3
have to be	3
of the state	3
incentives see page	3
the potential for	3
ordinance ordinance no	3
density residential r	3
downtown to be	3
do not allow	3
of the commercial	3
districts at present	3
is going to	3
with special conditions	3
to implement this	3
plan should be	3
development patterns on	3
use and development	3
county to calculate	3
as noted above	3
of providing services	3
on the cost	3
the effects of	3
acre basis the	3
with the remainder	3
costs are attributed	3
as parks and	3
commercial and industrial	3
the four primary	3
costs attributed to	3
net fiscal benefits	3
fiscal costs by	3
maintenance of streets	3
traffic such as	3
public safety costs	3
of which are	3
acre basis with	3
same costs to	3
the same costs	3
roughly the same	3
generate roughly the	3
land uses generate	3
commercial uses are	3
of retail and	3
the impacts of	3
retail factor measure	3
office retail factor	3
benefits by land	3
fiscal benefits by	3
summarized in the	3
are summarized in	3
and property tax	3
sales tax revenues	3
through retail sales	3
generated through retail	3
s fiscal structure	3
the city at	3
benefit to the	3
acre basis for	3
as a basis	3
using the city	3
of the budget	3
city of s	3
the relative impacts	3
a high level	3
of the corporate	3
terms of the	3
a marginal cost	3
for example there	3
the supply of	3
development there is	3
small scale lodging	3
and open spaces	3
parks and open	3
and the community	3
mobile bay and	3
are opportunities to	3
to be in	3
the area to	3
businesses in the	3
in the local	3
if the city	3
such as through	3
capture more of	3
a gap in	3
in the plan	3
elsewhere in the	3
with square feet	3
the existing business	3
to the point	3
benefits to the	3
unique locally owned	3
support unique locally	3
well as the	3
the single tax	3
city could also	3
support the city	3
developers and investors	3
to help recruit	3
city would help	3
working with private	3
could establish a	3
design standards within	3
development outside of	3
and facilitation strategy	3
acquisition and facilitation	3
a targeted acquisition	3
establish a targeted	3
use of the	3
that can be	3
fast track approval	3
approach the city	3
s planning jurisdiction	3
for retaining local	3
incentives for retaining	3
create incentives for	3
local residents and	3
the planning jurisdiction	3
within the planning	3
can also be	3
may not require	3
target market niches	3
include cottage style	3
housing units that	3
that are being	3
types of new	3
diversity in the	3
in housing choice	3
working households with	3
city might also	3
is to retain	3
important objective is	3
to create and	3
a need to	3
demand there is	3
market demand there	3
capture market demand	3
to capture market	3
is to capture	3
while an objective	3
ultimately while an	3
staff ultimately while	3
city staff ultimately	3
and city staff	3
community and city	3
with community and	3
engagement with community	3
through engagement with	3
generated through engagement	3
input generated through	3
from input generated	3
benefit from input	3
also benefit from	3
recommendations also benefit	3
these recommendations also	3
in based on	3
development marketing and	3
housing development marketing	3
are made for	3
recommendations are made	3
strategic recommendations are	3
for the development	3
will support the	3
on the arts	3
the performing arts	3
from city of	3
of the arts	3
and develop a	3
the arts committee	3
of a performing	3
years ago and	3
the corner of	3
the county s	3
demand for services	3
strategic plan for	3
to home the	3
close to home	3
the world class	3
the community with	3
more than years	3
enhancing the quality	3
year strategic plan	3
a year strategic	3
as the city	3
expected to grow	3
and coastal alabama	3
the university of	3
of continue to	3
and that the	3
u s census	3
the u s	3
the master plan	3
and the other	3
the dog park	3
colony nature park	3
master plan for	3
master plan priority	3
but there are	3
fields soccer fields	3
softball fields soccer	3
people per facility	3
findings from the	3
it should also	3
comprehensive plan public	3
in new facilities	3
that may be	3
and the eastern	3
s zoning ordinance	3
described in the	3
identify a location	3
implement low impact	3
city property and	3
on city property	3
as the population	3
side of town	3
water sewer department	3
baldwin county the	3
the water sewer	3
staff include the	3
and staff include	3
public and staff	3
expressed by the	3
needs expressed by	3
or needs expressed	3
and or needs	3
desires and or	3
the desires and	3
in the public	3
of sidewalks and	3
be used by	3
is included on	3
is home to	3
proposed bicycle pedestrian	3
the proposed bicycle	3
there are currently	3
infrastructure within the	3
the economic development	3
in mixed use	3
downtown area it	3
especially in the	3
speed vehicles are	3
not to have	3
downtown area to	3
n church street	3
encourage the development	3
community college students	3
traffic calming measures	3
out in the	3
page comprehensive plan	3
on page comprehensive	3
would need to	3
is expected to	3
of alabama the	3
to state highway	3
the proposed corridor	3
of the route	3
the road throughout	3
infrastructure is not	3
north south corridor	3
the city by	3
limit varies from	3
speed limit varies	3
a two lane	3
is located on	3
the other primary	3
state highway is	3
primary north south	3
continue to require	3
city should continue	3
to have higher	3
tend to have	3
should be evaluated	3
all traffic signals	3
to keep them	3
will be important	3
around the city	3
new roads and	3
roads should be	3
these roads should	3
ordinance no and	3
as defined in	3
local road commercial	3
the property owner	3
to determine if	3
of the property	3
investment tax credits	3
federal investment tax	3
review and the	3
prepare design guidelines	3
for people who	3
r r add	3
preservation east th	3
historic preservation east	3
non contributing resource	3
former non contributing	3
resource new building	3
contributing resource new	3
former contributing resource	3
new building former	3
as non contributing	3
reclassify as non	3
district listed in	3
historic district listed	3
by establishing a	3
certified local government	3
historic preservation ordinance	3
district there are	3
detailed information on	3
design and development	3
of green infrastructure	3
be considered for	3
of mobile bay	3
impact development practices	3
develop and implement	3
it is also	3
green space requirements	3
the city continue	3
which is a	3
city should also	3
with the city	3
should be preserved	3
planning commission the	3
in and around	3
of the design	3
of the development	3
design standards and	3
adopt design standards	3
center at and	3
proposed mixed use	3
for proposed mixed	3
plan for proposed	3
the exception of	3
with the exception	3
many of these	3
all of these	3
these centers are	3
office site downtown	3
possible redevelopment of	3
for possible redevelopment	3
plan for possible	3
development on the	3
family detached housing	3
center of the	3
of the key	3
parking lots and	3
areas of the	3
however it is	3
to slow down	3
those who are	3
another way to	3
following is a	3
support for the	3
is a summary	3
the design of	3
place types section	3
residential uses such	3
multi purpose trails	3
from the corridor	3
thoroughfare place type	3
north south thoroughfare	3
large footprint development	3
has a very	3
new single family	3
fronted by buildings	3
along the corridor	3
non residential development	3
or mixed use	3
thoroughfares this place	3
it in the	3
south thoroughfares this	3
while there are	3
low density residential	3
property the city	3
part of a	3
properties that are	3
are part of	3
insular campus like	3
an insular campus	3
and commercial uses	3
and office uses	3
and other parts	3
is difficult to	3
across the country	3
a unique place	3
bounding streets and	3
to single family	3
in the vicinity	3
uses in the	3
of the airport	3
of the most	3
north side of	3
area the city	3
are less than	3
pages of the	3
found on pages	3
be found on	3
the west side	3
of street and	3
scattered throughout the	3
passive recreation as	3
place type includes	3
to the grand	3
light industrial office	3
is anchored by	3
office place type	3
route on the	3
the city that	3
to allow for	3
and there are	3
are no more	3
to provide a	3
place type s	3
compatible with the	3
is compatible with	3
to determine the	3
and others that	3
closer to the	3
built closer to	3
access between adjacent	3
housing the city	3
or rear of	3
rhythm and massing	3
scale rhythm and	3
the scale rhythm	3
with the scale	3
nichols avenue mixed	3
airport medical office	3
place type area	3
of section street	3
on both sides	3
surrounding the downtown	3
high density residential	3
and on the	3
there is only	3
s historic core	3
as in the	3
existing and future	3
of streets and	3
set back from	3
garages should not	3
sidewalk open space	3
the sidewalk open	3
at the sidewalk	3
minimal at the	3
are minimal at	3
widths are minimal	3
driveway widths are	3
and driveway widths	3
houses and driveway	3
facade of houses	3
front facade of	3
recessed behind the	3
but covered parking	3
common in this	3
parking is common	3
loaded parking is	3
front loaded parking	3
street parking with	3
the rear of	3
garages should be	3
front setbacks are	3
the proposed development	3
with the proposed	3
integrated with the	3
and integrated with	3
small and integrated	3
typically are small	3
provided typically are	3
if provided typically	3
spaces if provided	3
open spaces if	3
screening of parking	3
round screening of	3
year round screening	3
provide year round	3
to provide year	3
trees to provide	3
ornamental trees to	3
shade ornamental trees	3
and shade ornamental	3
hedge and shade	3
evergreen hedge and	3
an evergreen hedge	3
with an evergreen	3
street with an	3
fronting street with	3
from the fronting	3
be screened from	3
allowed but should	3
be allowed but	3
may be allowed	3
street may be	3
the street may	3
aisle between the	3
one aisle between	3
parking one aisle	3
limited parking one	3
buildings limited parking	3
behind buildings limited	3
or behind buildings	3
beside or behind	3
primarily beside or	3
located primarily beside	3
street located primarily	3
off street located	3
parking private off	3
or recreational trails	3
and or recreational	3
network and or	3
a public sidewalk	3
connecting to a	3
network connecting to	3
sidewalk network connecting	3
with internal sidewalk	3
access with internal	3
automobiles transportation automobile	3
include limited parking	3
should generally be	3
and small scale	3
and related uses	3
of mixed use	3
of buildings and	3
parking to the	3
for improved connectivity	3
sites for improved	3
adjoining sites for	3
between adjoining sites	3
access between adjoining	3
and rear of	3
the side and	3
to the side	3
tend to be	3
urban and suburban	3
as described below	3
of small scale	3
southwest corner of	3
restaurant on the	3
proposed this node	3
and proposed this	3
this area is	3
in this area	3
of road and	3
se corners of	3
and private off	3
street and private	3
on street and	3
parking on street	3
should be required	3
larger setbacks should	3
vary to include	3
can vary to	3
but can vary	3
variety of building	3
types should be	3
offices institutional uses	3
services offices institutional	3
of these centers	3
should be to	3
landscaping should be	3
alabama suburban mixed	3
active and passive	3
of the open	3
are preserved and	3
to two stories	3
one to two	3
a manner that	3
in a manner	3
a transition to	3
pedestrians and bicyclists	3
mix of uses	3
modes of transportation	3
be designed to	3
buildings should front	3
buildings and the	3
suburban in form	3
townhouses and multi	3
designed to be	3
of building footprints	3
buildings with a	3
type features buildings	3
and form this	3
streets and blocks	3
centers should be	3
plan suburban mixed	3
core downtown corridor	3
downtown core downtown	3
urban downtown core	3
neighborhood urban downtown	3
suburban neighborhood urban	3
node suburban neighborhood	3
use node suburban	3
for additional guidance	3
east west corridor	3
mixture of housing	3
development within the	3
of this place	3
north of this	3
and they are	3
areas in the	3
existing s mobile	3
section street and	3
and section street	3
road and road	3
and twin beech	3
old battles road	3
the mixed use	3
the near future	3
in the near	3
at the intersection	3
east of the	3
south and east	3
north south and	3
there are five	3
locations there are	3
areas there are	3
areas can be	3
of these areas	3
key planning objectives	3
should be generous	3
other than the	3
such areas are	3
south of the	3
of town to	3
s rural areas	3
these areas are	3
to natural areas	3
the next page	3
new development is	3
is noteworthy that	3
it is noteworthy	3
and east west	3
for each of	3
of the other	3
sewer and water	3
to illustrate the	3
below is a	3
a location for	3
is very different	3
and is a	3
result in a	3
the existing and	3
population of approximately	3
be noted that	3
the planning department	3
multi family units	3
within the corporate	3
not yet occupied	3
the results of	3
should be minimal	3
provide a variety	3
high quality of	3
recreational and cultural	3
landscaping and minimal	3
a strong sense	3
with a strong	3
in with a	3
high quality development	3
pedestrian friendly places	3
uses the city	3
provide opportunities for	3
infrastructure can support	3
continue to be	3
types and sizes	3
housing types and	3
of housing opportunities	3
range of housing	3
and other natural	3
historic downtown and	3
open space and	3
preserve open space	3
to the public	3
the city also	3
portions of the	3
the public workshop	3
importance of the	3
the importance of	3
rank the importance	3
you rank the	3
would you rank	3
and industrial development	3
residential and industrial	3
future commercial residential	3
for future commercial	3
standards for future	3
enforce architectural design	3
and enforce architectural	3
develop and enforce	3
city to develop	3
preservation of older	3
was identified as	3
for the downtown	3
city s tax	3
of open space	3
a total of	3
and economic development	3
as an alternative	3
the concept of	3
a concept plan	3
to focus on	3
in the following	3
found in appendix	3
be found in	3
to change about	3
following the presentation	3
the neighborhood meetings	3
the city while	3
to participate in	3
meeting was held	3
to the plan	3
the plan and	3
included in the	3
and silt ordinance	3
clay and silt	3
soil clay and	3
red soil clay	3
trees and landscaping	3
the zoning ordinance	3
section of the	3
the community is	3
s historic resources	3
this section discusses	3
very important to	3
unique character and	3
city of has	3
and the of	3
the steering committee	3
city council and	3
plan to the	3
policies and standards	3
the following sections	3
and market conditions	3
a public opinion	3
task includes the	3
alabama department of	3
enhances the quality	3
to match the	3
a basis for	3
we want to	3
services housing and	3
future growth and	3
of planning commission	3
local business owner	3
e fiscal impact	3
d retail market	3
c housing market	3
facilities public space	3
those of the	3
the gulf coast	3
environmental risk management	3
corporate environmental risk	3
collaborative common ground	3
walker collaborative common	3

Now we’re talking! The phrase “small town feel” is number one, appearing 205 times in the 2024 Fairhope Comprehensive Plan.

To me, all of this data is pointing in one direction, and it is further confirmed by other data in the body of the document –

In an earlier post, I defined three schools of thought regarding the rapid growth of Fairhope –

• Those unhappy with Fairhope’s current rate of growth
• Those resigned to it as inevitable
• Those who think it is a positive good to be encouraged

Looking at the public opinion survey, I’d guess that the first group is maybe 1/3 of the town, the second group is 2/3, and the third group is tiny (perhaps as few as 5 duly elected individuals). If anything, I’m being generous, since the word “inevitable” only appears 6 times in the survey.

I’ve been accused before of confirmation bias, of only seeing what I want to see, but I’m not guilty of that here. My video shows the words of a large group of Fairhopers. We’ll find out how large in less than 3 weeks.

As for your slander of Raymond Scott’s “Powerhouse”, tens of millions of Looney Tunes fans would beg to differ.

And PowerPoint? PowerPoint!?! Them’s fightin’ words. If anything bears a resemblance to that chartjunk spewing abomination, it’s the first 196 pages of the Comprehensive Plan (everything before appendix B).

On this particular issue, Edward Tufte is far too gentle.

Thank you Sir for your comment.