To facilitate community discussion, a series of three alternative land use strategies were prepared.  They were presented to both the steering committee and at a town hall meeting for review, discussion and direction.

In a final town hall meeting, a group consensus was formed regarding the most appropriate land use pattern for Fairhope.  (See Alternative C.)

Alternative A

Market/Developer Driven

In the first alternative, it was envisioned that the future of Fairhope would be determined solely through typical market and development forces.  In this scenario, Fairhope would develop with strip commercial centers along primary arterials.  Residential subdivisions would fill-in sporadically between these corridors, and parks, schools, churches, and other institutions would locate expediently – wherever cost effective.

A key advantage to this option is that it represents the mainstream of American development practices; thus, it is relatively easy to implement.  It does not, however, adequately address the vision, goals or objectives of the plan as developed in the community participation process.

Alternative A projected Fairhope build-out if there were no significant changes to existing land use policies and if development decisions were designed to be deferential to the wishes of the development community.

In a market-driven approach, commercial development occurs in a “strip” configuration along corridors and at the intersection of arterial roadways.  Residential subdivisions are typically inwardly focused.  Parks, churches and schools are located in an expedient manner, primarily in areas with lower land costs.  Buffers between residential and commercial uses are essential.

 Alternative B

Directed Market

The second alternative attempted to direct market forces to a greater extent than envisioned in Alternative A.  In this scenario, the City would use zoning policies and infrastructure development strategies to direct the timing of new development.

While the strip-oriented commercial corridors would still exist to some extent, they would be phased in a more orderly manner.  A comprehensive trails and bicycle path system, interlinked with parks, would be developed as a part of the City’s physical framework.

The result of this development pattern would be better sequencing and predictability of infrastructure, but it would not fully address the City’s image and character as expressed and identified as a priority in community meetings.

Alternative B proposed a Fairhope build-out based on modified traditional land use policies that represent a semi-patterned community, where cost is not the primary locational determinant.

While a “strip” commercial configuration exists, the City would utilize zoning policies to limit the size and configuration.  A proactive approach would be necessary to coordinate parks and institutions.  A trails system would link parks into an overall open space network.

Alternative C

Fairhope Villages

In a third alternative, Fairhope was envisioned as developing in a series of walkable villages.  Each village would be centered around a mixed-use cluster consisting of parks and open space, a trail/bikeway connection, institutions, retail, and residential.  Although the exact nature of each village center would be market driven, a premium would be placed on the clustering, coordination, and land use integration of these and other uses.

In this scenario, three levels of retail are envisioned for Fairhope: Downtown as a regional center, Greeno Road as a community retail center, and smaller neighborhood village centers that are not competitive in scale and use with either Downtown or Greeno Road.

This alternative was overwhelmingly favored by community participants in the planning process, although there was a recognition that this was the most difficult of the three alternatives to implement.

Mixed-use center may occur across an intersection or within one or more intersection quadrants as illustrated.

A clustered, mixed-use center consisting of commercial or institutional uses anchors each village.  A planned parks and trails system links the villages.

Alternative C:  Fairhope Villages

Alternative C presents a build-out scenario where new growth has been directed into village patterns designed to provide various levels of support to local or regional residents.

NOTE:  The locations of commercial/office, park/open space, and public land uses are approximate.  They were presented at community meetings for discussion purposes only

Village Center Character

Neighborhood Character

Fairhope Development Framework

The development framework pictured above illustrates Fairhope’s proposed future development pattern.  Downtown represents a regional village center and the symbolic center of Fairhope.  Greeno Road represents an automobile-based retail center, although it is anticipated that landscape treatments will be used to effectively tie this center into the overall development framework.  The remaining centers shown illustrate possible locations for smaller scale neighborhood commercial or institutional activities.

NOTE:  The centers indicated do not represent an exact proposed location.  Rather, they show the approximate service areas for such centers.  The City, however, should not approve neighborhood centers that are approximately closer than 1 ½ miles to each other, to Downtown, or to the Greeno Road center.

Description

A Neighborhood Village Center is a mix of residential uses supporting a small commercial/retail development with locally focused services.

The Fairhope Comprehensive Plan contemplates up to six (6) Neighborhood Village Centers.

Service Area

Neighborhood Village Centers are intended to provide convenience goods and personal services within an approximately 1-mile service area radius.  These centers should be dispersed throughout Fairhope so that there is no overlap in service area radii and to allow each of the centers to function without interference from other Neighborhood Village Centers.

Size

These centers are small and focused on providing neighborhood-level services, for example: grocery store, personal services (dry cleaning, beauty salon, bank), restaurant and gas station.  These convenience uses can be provided in an area of 60,000 to 180,000 square feet on approximately 8 to18 acres.

Location

Neighborhood Village Centers should be located adjacent to the intersection of arterial and collector streets.  To ensure pedestrian accessibility, the center should be located near, but not on the intersection.

Uses

·        Park or public space

·        Recreation facility

·        School

·        Day care (children or adult)

·        Religious institution

·        Small professional offices and clinics

·        Neighborhood market

·        Local retail and personal services

·        Multifamily residential

·        Single family residential

Amenities

·           Public or private parks

·           Divided roadways with street trees

·           Additional width of greenspace between sidewalk and curb

·           Roundabouts at four-way intersections

·           Greenspace and trails providing pedestrian and bicycle access

·           Reserved school/institutional sites

·           Landscaping and streetscaping

Policies

·           Promote the inclusion of amenities as focal points

·           Protect existing neighborhoods from intrusion of incompatible land uses; ensure that neighborhood villages have identifiable centers and edges

·           Ensure pedestrian accessibility

·           Provide a public gathering place

·           Encourage street and sidewalk connections

·           Nonresidential buildings should provide space for multiple tenants and uses

·           Provide internal system of traffic circulation and parking

Community Village Center

Description

A Community Village Center is a general merchandise and convenience destination for residents citywide.  It includes a wide range of commercial uses, such as big box retail, strip centers, fast food restaurants, and office space.  The Fairhope Comprehensive Plan contemplates one Community Village Center located along Greeno Road.

Source: Congress for New Urbanism

Service Area

The Community Village Center should serve a 2 to 3+ mile service radius, including the heart of Fairhope’s residential neighborhoods.  This center must be controlled in terms of approved uses and size of overall development to ensure that it complements, not competes with Downtown Fairhope.

Size

The Community Village Center should include 100,000 to 350,000 square feet of gross floor area on a total of 10 to 40 acres.

Location

The Community Village Center is appropriate at the intersection of major highways where existing or proposed infrastructure is or will be available to support heavy traffic, water and sewage usage.  The Community Village Center may incorporate a commercial corridor.  Such a center exists already along Greeno Road, which should remain the focal point for community-level commercial development

                       Community Village Center at Greeno

Uses

·         

Retail businesses > 40,000 square feet

·