THE MOBILE PENINSULA CORRIDOR MASTER PLAN January 2017

Image Credit: Sam St. John 2 TABLE OF CONTENTS INTRODUCTION ...... 4 ›› The Peninsula of Mobile...... 4 ›› Purpose of the Plan ...... 4 ›› Relationship to Other Planning Efforts ...... 5 ›› Glossary...... 6 ›› Plan Formation...... 8 PLAN PRINCIPLES ...... 9 PLAN CONCEPT ...... 10 ›› Map for Mobile: Development Framework ...... 10 ›› Areas...... 12 ›› Corridor...... 12 ›› Development Centers...... 12 ›› Gateways...... 12 ›› Miracle Mile...... 14 PLAN RECOMMENDATIONS ...... 15 ›› Northern Gateway...... 16 ›› Old Military Development Center...... 18 ›› Rosedale Development Center ...... 20 ›› Gulf Dale Development Center...... 22 ›› Brill/Club House Development Center ...... 25 ›› Gill Development Center...... 29 ›› Southern Gateway...... 32 IMPLEMENTATION STRATEGIES...... 34 ›› Action Plan...... 34 ›› Bicycle Amenities ...... 37 ›› Dauphin Island Parkway Road Diet...... 38 ›› Potential Case Study Projects ...... 40 APPENDIX - EXISTING CONDITIONS ...... 42 ›› Land Use...... 42 ›› Mobility ...... 44 ›› Community Infrastructure ...... 46 ›› Housing...... 48 APPENDIX - COMMUNITY INPUT...... 50 ›› Assets and Opportunities...... 50 ›› Challenges and Issues...... 51

Table of Contents | 3 INTRODUCTION THE PENINSULA OF MOBILE the location including birding trails, Alabama Scenic Byway Coastal Connection, the Coastal The Peninsula of Mobile is a 501 (c) (3) Blueway, America’s Great Loop, the Alabama non-profit, community-based organization Scenic River Trail, and other state tourism founded in the Fall of 2013 whose mission initiatives . is to: Support the development of a clean and vibrant community while working to The Plan addresses past and current issues sustain the sensitive environment that is the as a guide for the implementation of Low Peninsula. The organization is composed of Impact Development and (re)development a Board of Directors whom all have close ties opportunities that celebrate the Peninsula’s to the Peninsula as well as an Advisory Board cultural and natural character while creating of others from the greater community . The a sustainable coastal community . The Plan Executive Director leads and oversees the day- includes recommendations to be considered to-day needs of the organization. as part of Map for Mobile, the Dog River and Garrows Bend Watershed Management Plans, The organization’s name developed from the the Comprehensive Conservation Management unique physical location of the community on Plan, and other significant planning efforts a peninsula created by Dog River and Mobile being implemented through collaboration and Bay. The Peninsula is characterized by low land partnerships . elevation composed of wetlands, creeks, and an extensive floodplain, with economically diverse residential neighborhoods, and commercial centers . The Peninsula is also bisected by Dauphin Island Parkway, a 32-mile road that historically connected the City of Mobile to Dauphin Island . Surrounding the Peninsula are the waters of Dog River and Mobile Bay, along with many creeks, streams, tidal wetlands, marshes and estuarine environments that are Mobile’s coastal front door.

PURPOSE OF THE PLAN The Mobile Peninsula Corridor Master Plan focuses on the Dauphin Island Parkway corridor between Interstate-10 and the Dog River Bridge . This segment of road, approximately 5.75 miles, serves as the heart of the Peninsula where daily activity and commerce takes place . This Plan also seeks to identify opportunities for (re) development and improvements to integrate Low Impact Development techniques resulting in improved aesthetics, stormwater reduction, a reduction in flooding, and an increased awareness of the unique environmental location . There are many passive recreational (Above) Dauphin Island Parkway, a 32-mile road efforts around the Peninsula that benefit from that historically connected the City of Mobile to Dauphin Island.

4 RELATIONSHIP TO OTHER Management Plan will help to increase PLANNING EFFORTS awareness and provide additional funding avenues . More information on the Dog River Throughout the history of the Peninsula, several and Garrows Bend Watershed Management different planning efforts have taken place Plans can be found on the project website: citywide on a variety of topics or with different http://www . makingwatershedswork .org/ . focuses . During the development of the Mobile Peninsula Corridor Master Plan, other planning In partnership with the City of Mobile, the efforts have either been initiated or completed . Peninsula of Mobile obtained assistance from We have made every effort to integrate the EPA’s Building Blocks for Sustainable information from those other plans . As this and Communities program and developed the other plans are implemented, a regular review Flood Resilience for Riverine and Coastal of information is recommended and this Plan Communities memorandum . The program updated on an as-needed basis . outlines many of the strengths, challenges and opportunities that currently face the community An important relationship for the Mobile and establishes a series of steps for better Peninsula Corridor Master Plan is it’s foundation coordination and integrated implementation . in Map for Mobile, the City’s Comprehensive Plan adopted by the Planning Commission in The Comprehensive Conservation Management November 2015. The Plan serves as the City’s Plan 2013-2018 (CCMP) is a strategic plan of guide for long-term preservation, revitalization the Mobile Bay National Estuary Program for and growth to help the City achieve the goals the Mobile Bay Watershed. The Plan, initiated and aspirations identified by citizens during in 2011, addressed five major issues in the the planning process . The Mobile Peninsula watershed: water quality, living resources, Corridor Master Plan seeks to build upon habitat management, human uses, and those principles, goals and policies in Map education and public involvement; and six for Mobile and provide additional details and values: access, beaches and shorelines, fish, recommendations at the corridor level . More heritage/culture, resiliency, and water quality. information on Map for Mobile, and a copy of The Mobile Peninsula Corridor Master Plan ties the Plan, can be found on the project website: back into the CCMP in similar manners as other http://www .mapformobile .org/ . planning efforts to reinforce the values and actions of the plan efforts . Considering the unique location of the Peninsula at the mouth of the Dog River and GARROWS BEND bordering Garrows Bend, the Dog River and Garrows Bend Watershed Management Plans are a significant planning effort underway that will have a tremendous impact on the community . The Watershed Management Plans DOG RIVER develop a strategy and a work plan for achieving resource goals that provides assessment and management information for the watershed . In the case of the Dog River and Garrows Bend Watersheds that includes nearly 100 square miles that reaches as far north as Old Shell Road and west as far as the Airport and beyond Schillinger Road . The close integration (Above) The Peninsula is part of two watersheds: of the Mobile Peninsula Corridor Master the Garrows Bend Watershed (green) and the Plan recommendations into the Watershed Dog River Watershed (orange).

Introduction | 5 GLOSSARY Areas – Unique locations within a community that have an identity created by location, type of buildings or purpose . Each area has unique relationships with the surrounding areas, the corridor, development centers and gateways.

Bio-retention – A vegetated depression, or basin, that provides treatment and retention to stormwater . Bio-retention can occur as rain gardens or planter boxes . They are similar to Bioswales, however they do not move water credit: midtownatl.com between locations and are typically self- contained . (Above) This linear bioswale is located between the street curb and sidewalk. It is designed to Bioswale – A vegetated channel that provides collect, treat and filter stormwater from the treatment and retention to move stormwater street. from one place to another. Bioswales slow, infiltrate and filter stormwater flows. As linear Traditional Neighborhood features, they are particularly well suited to being placed along streets and parking lots .

Brownfield - A former industrial or commercial site where future use is affected by real or perceived environmental contamination . These properties could have hazardous substances, pollutants or contaminants present .

Conservation Subdivisions/Residential – A development pattern that promotes clustered structures in order to reduce infrastructure needs and conserve greenspace as compared Conservation Neighborhood to traditional residential development .

Corridor – A corridor is the central place people use to move throughout the community . This includes not only the roadway in which automobiles travel, but also transit, sidewalks and trails that accommodate pedestrians and bicyclists. For the purpose of this Plan, the corridor refers to Dauphin Island Parkway on the Peninsula, from the I-10 interchange to the Dog River Bridge .

Crepe Myrtle Trail – A proposed bicycle trail (Above) Comparison of a traditional connecting downtown Mobile to the mouth of neighborhood development to a conservation Dog River . A segment of the Trail has been neighborhood development (Below). The same constructed along the southwestern edge of number of residential structures are included the Mobile Aeroplex at Brookley connecting in the development patterns, with a reduced Doyle Park to Bayfront Road . The Crepe Myrtle development footprint and conservation of Trail is also part of the larger Mobile Greenway greenspace. Initiative to designate and plan for a connected greenway system throughout the City .

6 Low Impact Development (LID) – An approach Legend to design and engineering to manage stormwater Crepe Myrtle Trail runoff. LID emphasizes conservation and use of Dog River Loop on-site natural features to protect water quality . Proposed Brookley Loop LID techniques reduce the amount of on-site stormwater sent in the storm sewer system . Permeable paving, bio-retention, and bioswales are common LID techniques .

(Re)development – A term defining either redevelopment of an existing structure through reuse, revitalization, or renovation, or development of an area that previously had no structure .

Pedestrian Lighting – Lighting fixtures that 0 0.25 0.5 1 Miles are smaller-scale, or closer to sidewalks and pedestrian paths . These lights are typically closer together than overhead vehicular street (Above) Illustrative diagram of the Dog lighting . They are more commonly found on River Loop and Crepe Myrtle Trail. slower speed neighborhood streets, but can also be used on a major streets in conjunction with vehicular lighting . Development Centers – Places in the community that draw people together because Pocket Park – A small park accessible to the of some activity . Along the Dauphin Island general public . These are frequently created on Parkway corridor, centers are important a single vacant lot or small, irregular pieces of because they generate interactions between land . people and are locations of commerce . Runoff – The flow of water that occurs when Dog River Loop – The Dog River Loop is a excess stormwater or other water flows over the proposed bicycle trail extension of the Crepe earth’s surface. Runoff usually refers to water Myrtle Trail connecting at Shore Acres Drive and flowing over impervious surfaces, carrying with at Alba Avenue. The loop circles the western, it pollutants and particulate matter that can Dog River side of the Peninsula . end up in surface or ground water . Gateways – These are recognizable entries Stormwater – Water that originates during into an area, corridor, or particular place in precipitation events and can either soak communities and neighborhoods . They help into the ground, remain on the surface and to establish strong edges to those places and evaporate or end up in nearby streams, rivers foster a sense of pride, as well as sense of or other bodies of water . arrival . Vehicular Street Lighting – Lighting fixtures Infill Building – An Infill building is a new that are tall and cast light over very large structure placed within a previously developed areas . These lights are designed for general area. In existing neighborhoods, infill housing illumination of the roadway for vehicles . would be new housing units constructed on empty lots. In commercial areas, infill buildings would be new structures placed on out parcels, underutilized parking lots, or any vacant land around other structures .

Introduction | 7 PLAN FORMATION The kickoff to the Mobile Peninsula Corridor Master Plan, officially began through a series In 2013, residents of the Peninsula gave a of stakeholder meetings held August 24-26, green-light to the formation of an organization to 2015 . These meetings were to gather input from redevelop the community in ways that preserve people directly related to the Peninsula . The its coastal way of life . The Board of Directors purpose of the meetings held at the Parkway for the Peninsula of Mobile was created Library at various times was to encourage from residents representing neighborhoods participation from the spectrum of people throughout the community . interested in the Peninsula and the Corridor . Discussions during the meetings focused on In 2014, periodic mass email communications assets and opportunities, challenges and began on a monthly basis to those who issues, and the future vision of the Corridor. expressed interest in the organization. Following the stakeholder meetings, a brief Targeted business meetings also began for survey was sent out for additional input based any interested businesses along the corridor . on topics discussed during those meetings . In October 2014, a group of Auburn University students presented studio course work that The input gathered focused on many issues that focused on the Peninsula . This work prepared have been discussed at length for the Peninsula the foundation to the Mobile Peninsula Corridor and the corridor. Above all, participants Master Plan by engaging residents of the highlighted the natural resource aspects of the Peninsula and community leaders by helping to area from the shorelines of Mobile Bay and establish a vision and goals . Dog River along with the creeks, wetlands and marshes . The desire from participants was to In 2015, the Peninsula of Mobile in partnership protect these areas and increase ‘low-impact’ with the City of Mobile, received a Building access to enjoy the assets by walking, bicycling Blocks for Sustainable Communities Grant from and kayaking. The most significant challenges the US Environment Protection Agency . The and issues in the community are related grant was designed to help the community with to the infrastructure and the need for low assessment, convening, and action planning impact development . Participants highlighted centered on ways to create a sustainable both natural and stormwater draining, and coastal community and create a plan to move the difficulty of drainage in a relatively flat forward on implementation. During July 2015, environment . on-site workshops were held that included local stakeholders and partners (FEMA, HUD, DOT, EPA). The “Flood Resilience for Riverine and Coastal Communities” Memorandum was delivered at the completion of the grant in December 2015 and elements of that plan are carried over to inform this Corridor Master Plan .

8 PLAN PRINCIPLES

Principles for the Mobile Peninsula Corridor Master Plan are the core values and underlying MAP FOR MOBILE themes for which future recommendations will Below are the seven principles the community created in Map be based . The principles included in the Plan are for Mobile . These principles outline the core values of the City from Map for Mobile, the City’s Comprehensive and should be addressed when planning for the future of the Plan, which defined seven principles based on Peninsula . the extensive planning process . These seven principles, as shown on the left, represent the Strong neighborhoods with: High-quality design of the built aspirations for the City . 1 »» Unique identity and sense of 5 environment with: place »» An attractive and distinctive This Plan seeks to reinforce these principles for »» A mix of housing types that streetscape and public realm the Mobile Peninsula Corridor Master Plan: provide for residents’ diverse »» Maintenance of existing private needs property to minimize degradation »» Community amenities within and blight 1 . Strong neighborhoods – The walkable distances »» New private property neighborhoods surrounding the development that is Corridor should be supportive of future distinguishing yet in keeping with Functional roadway corridors improvements and be reflective of the with: City and neighborhood character 2 need for a mixture of housing types . »» An attractive and welcoming 2 . Functional roadway corridors – public realm A strong downtown with: »» Safe accommodations for people 6 »» A greater intensity of uses and Improvements to the Corridor should make and vehicles activities the environment better for pedestrians »» A variety of thriving businesses »» Pedestrian-friendly streets and and bicyclists, address the significance of that support a robust economy interesting restaurants and the gateway entrances, and create unique entertainment options and walkable neighborhood centers . Strategic infill and »» Accommodations for tourists as 3 . Strategic infill and redevelopment – Future redevelopment with: well as those who live and work 3 in Mobile opportunities along the Corridor should »» A mix of uses that serve the needs of the community include (re)development of underutilized »» A focus on vacant properties and Greater opportunities to enjoy and blighted property to reinforce a natural and recreational blighted areas 7 mixture of neighborhood needs . assets with: »» Concentrated activity that creates 4 . A connected community – The Corridor vibrancy »» Quality parks and open spaces »» Appropriate and inviting should include safe amenities for A connected community with: development at key waterfront pedestrians and bicyclists along with and riverfront locations appropriate access for automobiles . 4 »» Ease of mobility for pedestrians, »» Proximity and connections to 5 . High-quality design of the built automobiles and bicyclists residential and commercial » » Safe and appealing areas environment – (Re)development along transportation options the Corridor should be reflective of the »» Access to businesses, parks and unique and sensitive coastal environment open spaces, cultural amenities and other destinations and strive for the desired character of the community . 6 . A strong downtown – The Corridor should support the downtown because of close proximity and ease of access . 7 . Great opportunities to enjoy natural and recreational assets – The Corridor, and surrounding neighborhoods, should promote and accentuate the unique access to the waterfront lacked by the rest of the City .

Principles | 9 PLAN CONCEPT MAP FOR MOBILE: DEVELOPMENT DEVELOPMENT FRAMEWORK FRAMEWORK INTENTS Included in Map for Mobile is the Development The following are the future intents of the Development Framework Corridors and Areas which are applied to the Framework which outlines the form that Peninsula . These intents come directly from Map for development should follow along major Mobile . corridors, centers and other areas throughout the City . The framework lays the foundation Suburban Corridor for future land use decisions and regulations, »» Accommodation of all users: automobile, bicycle, pedestrian directing growth not strictly according to and transit use but according to character . The Mobile »» Greater connectivity to surrounding neighborhoods Peninsula Corridor Master Plan builds upon the »» Development concentrated in centers rather than in strips Development Framework to provide more fine- along the corridor grained detail and recommendations . »» Eventual increase in density with residential above retail and services In Map for Mobile, the Peninsula is represented »» Increased streetscaping by the Suburban Neighborhood and Waterfront »» Improve traffic flow Development Areas, as well as the Suburban and Edge Corridors . Included on the inset to Edge Corridor the right are the intents of the Development »» Retain natural character to emphasize the transition from the Framework for those areas. Each broadly defined rural to more developed areas area was applied to the neighborhoods and »» Connect to other nearby areas through sidewalks, bike routes, were reviewed through the planning process . and transit accommodations As part of the Mobile Peninsula Corridor Master »» Minimize leapfrog development that is not connected to other Plan, recommendations have been proposed development for consideration in future reviews and updates of Map for Mobile . Waterfront »» Increased and improved public access to waterfront »» More passive park space and trails/open space that allows public access but is sensitive to the preservation of the natural shorelines, wetlands, etc. »» Minimize impacts of development »» Better streetscaping and aesthetics in waterfront/industrial areas

Suburban Neighborhood »» Emphasize connectivity to surrounding neighborhoods and close services and retail »» Accommodation of pedestrian and bicycle traffic in addition to automobiles »» Appropriate scaled infill development to complement existing character of neighborhoods

10 Map for Mobile Development Framework

SUBURBAN CORRIDOR

INDUSTRIAL (MOBILE AEROPLEX)

SUBURBAN NEIGHBORHOOD

EDGE CORRIDOR

WATERFRONT

0 0.5 1 2 3 Miles

Plan Concept | 11

0 0.5 1 2 3 Miles AREAS DEVELOPMENT CENTERS Areas are locations within a community that Development Centers are places that draw have their own identity created by location, people together because of some activity . type of buildings or purpose. In this Plan, Along the Dauphin Island Parkway corridor, areas include the surrounding residential centers are important because they generate neighborhoods along the corridor . Each of interactions between people . Centers of activity these areas have unique relationships with the should be linked and accessible by pedestrians, surrounding areas, the corridor, development bicyclists, automobiles and transit paths. These centers and gateways. These identified areas centers are also critical in their potential to all fall under the Suburban Neighborhood generate commercial activity, especially retail typology of the Development Framework in Map economic development such as neighborhood for Mobile . services for surrounding areas, to support surrounding passive recreation, and represent Residential areas are considered in four different opportunities to reduce stormwater . There are categories for the purpose of this Plan . The several development centers along the corridor; waterfront areas are houses and neighborhoods with most occurring at significant intersections. that are influenced because of the proximity to Three of the development centers also compose the waterfront . The conservation area is within the ‘Miracle Mile’. the currently defined floodplain where special consideration must be given for housing and GATEWAYS ways to reduce the impacts of flooding. The Gateways are the recognizable entries into redevelopment area is where housing quality an area, corridor, or particular place in should be improved and neighborhood growth communities and neighborhoods . They help opportunities considered. The revitalization to establish strong edges to those places and area is older housing and neighborhoods where foster a sense of pride, as well as sense of improving the conditions of housing would arrival. Gateways can be defined and created make the area more attractive . with appropriate signs and landmarks, native plantings, burying of utility lines, by protecting CORRIDOR important views, and using distinctive pavement A corridor is the central place people use to and architectural elements at intersections . move throughout the community . This includes Each gateway should reflect the particular not only the roadway on which automobiles characteristics of its setting and provide a travel, but also transit, sidewalks and trails that welcoming transition from one area to another . accommodate pedestrians and bicyclists . Along the Dauphin Island Parkway corridor, The Dauphin Island Parkway corridor offers two significant gateways occur. The northern development opportunities that have an gateway provides access to the Peninsula economic value for the Peninsula and the City . from Interstate-10 and other neighborhoods By the nature of the Peninsula, this corridor to the north characterized by the large wooded serves as the central artery in which all access Pine Crest Cemetery, smaller lot suburban occurs to the different areas and centers of the developments and Rabby Creek . The southern community and is flanked by two gateways. gateway is characterized by the views to Mobile Bay and Dog River, along with access to the The identified corridors along Dauphin Island water as a recreational amenity . Parkway fall under the Suburban Corridor and Edge Corridor typologies of the Development Framework in Map for Mobile .

12 Concept Map

IMPORTANT VIEW

RABBY CREEK NORTHERN GATEWAY

MOBILE AEROPLEX AT BROOKLEY

ROBINSON BAYOU FLOODPLAIN

MIRACLE MILE FLOODPLAIN

PERCH CREEK PRESERVE STUDY AREA

MOBILE BAY

DEVELOPMENT AREA DOG RIVER WATERFRONT SOUTHERN GATEWAY REVITALIZATION (RESIDENTIAL) REDEVELOPMENT (RESIDENTIAL) CONSERVATION (RESIDENTIAL) IMPORTANT VIEWS EDGE CORRIDOR SUBURBAN CORRIDOR

Plan Concept | 13 MIRACLE MILE IMPORTANT VIEWS The Miracle Mile is an approximately one-mile section of Dauphin Island Parkway between Levene Road and Cedar Park Drive . During NORTHERN GATEWAY previous work with the Auburn University MOBILE AEROPLEX Master of Landscape Architecture program, AT BROOKLEY the concept for the Miracle Mile was born as a significant neighborhood center for the entire Peninsula . Currently within the Miracle Mile are schools, restaurants and retail activities that serve the surrounding neighborhoods .

Several important projects were underway MIRACLE MILE during the planning process. The City, in partnership with the Peninsula of Mobile, was awarded an ALDOT Transportation Alternatives Program (TAP) Grant (2016) . The grant is being used to improve ADA compliance along existing sidewalks, connect fragmented FLOODPLAIN and disconnected sidewalks, and improve crosswalks . The Bay Furniture property owner is making significant parking lot improvements in coordination with the TAP Grant, as well as façade renovation .

The Plan Concept highlights three important development centers: the intersections of Dauphin Island Parkway and Gulf Dale Drive, Brill Road/Club House Road, and Gill Road. Focusing improvement on these three areas will result in enhanced walkability, connectivity, increased economic stimulation, better DEVELOPMENT AREA aesthetics, reduced stormwater, and increased VISITOR CENTER infiltration. LIBRARY/FIRE STATION POST OFFICE SCHOOLS EDGE CORRIDOR SUBURBAN CORRIDOR

SOUTHERN GATEWAY

IMPORTANT VIEWS

14 PLAN RECOMMENDATIONS

The following Plan Recommendations are neighborhoods, and economic development. organized based on the Plan Concept for the Mobile Peninsula Corridor Master Plan . The Because the Plan is focused directly on the identified corridor, development centers and Peninsula segment of the Dauphin Island gateways are focus areas to guide the Peninsula Parkway corridor, recommendations for the toward future growth . Each focus area contains broader areas and surrounding neighborhoods recommendations on the built environment, low are integrated throughout the Plan based on impact development, mobility and connectivity, how they relate to the corridor .

PLAN ELEMENTS The following Plan Elements identify recommendations that will allow the Peninsula to grow. These Plan Elements are applied to each of the identified focus areas in the Plan. These Plan Elements are in alignment with Map for Mobile, with the addition of Low Impact Development and infrastructure .

Built Environment Neighborhoods These recommendations relate to the Neighborhood recommendations aspects of physical surroundings of are oriented toward the areas and the area . They are about how future neighborhoods surrounding the corridor, development could occur and buildings development centers and gateways, related to each other . They can inform land and the direct impact they have on use, zoning and the resulting development improvements . Stable housing relates to pattern . stable economic activity .

Low Impact Development Infrastructure Aspects of (re)development should These are the fundamental structures, consider these recommendations as they systems and facilities that serve the relate to stormwater management issues . corridor and facilitate economic and Techniques and applications can vary recreational activity . based on the built environment . Economic Development Mobility and Connectivity Along the corridor and in the development The movement of people between places centers and gateways, there are strategic happens with more than just automobiles . opportunities that will spur other These recommendations relate to mobility investments . These recommendations along the corridor with pedestrians, identify those strategic opportunities and bicyclist and automobiles . how to leverage them .

Plan Recommendations | 15 NORTHERN GATEWAY The Dauphin Island Parkway corridor has a NORTHERN GATEWAY significant northern gateway to the Peninsula at Interstate-10 . This gateway is the primary point of access for the Peninsula and it should establish the sense of arrival and reflect the desired character of the corridor. The road, structures, signage, landscaping and other aspects should be considered in future improvements to the gateway . Rabby Creek and it’s headwaters are in close proximity to the gateway, and is an opportunity to promote connections to the natural environment . Indications of historic Civil War encampment and the potential Dog River Sword Factory in proximity to Rabby Creek should be considered . (Re) development should strive to accomplish goals of the immediate local neighborhoods and create location-based economic opportunities .

Goals »» Encourage appropriate (re)development opportunities »» Establish arrival to Peninsula from the City/ Interstate »» Reduce negative impacts to Dog River from Low Impact Development Rabby Creek »» Reduce impervious surfaces on all future (re) »» Increase community resiliency development »» Sidewalk connectivity »» Mitigate on-site stormwater through bio- Built Environment retention planter boxes, permeable paving and bioswales »» Land uses should complement each other and »» Include low impact techniques in Peninsula surrounding neighborhoods Visitors Center »» Encourage building placement based on (re)development to complement adjacent properties »» Develop Peninsula Visitors Center site with appropriate site signage and materials

View of the Northern Gateway looking south along Dauphin Island Park from the bridge over Interstate-10.

16 Mobility and Connectivity Infrastructure »» Encourage access between adjacent »» Work to consolidate or bury overhead properties by connecting sidewalks, parking utilities areas, or internal streets »» Develop Rabby Creek launch as part of the »» Improve pedestrian connections between Dog River Scenic Blueway properties and residential areas by connecting sidewalks Economic Development » » Provide bicycle facilities and amenities »» Market gateway (re)development » » Implement standard pedestrian and opportunities that embrace the natural vehicular lighting resources of the Peninsula »» Encourage restaurants to locate near Neighborhoods interchange »» Connect renovation and rehabilitation »» Explore historical relationship of Rabby housing programs based on surrounding Creek to the Dog River Sword Factory and residential needs encampment

IMPORTANT VIEW

PROPOSED RABBY CREEK LAUNCH GATEWAY DEVELOPMENT OPPORTUNITY

DOUGLAS LN

GATEWAY DEVELOPMENT OPPORTUNITY

FAYE ST VISITOR CENTER SITE Development Opportunity Important View Community Asset OPPORTUNITY SITE PARKWAY ISLAND DAUPHIN Existing Sidewalk Improved/Infill Sidewalk MAGNOLIA LN

Plan Recommendations | 17 OLD MILITARY DEVELOPMENT CENTER Of all the development centers along the OLD MILITARY Dauphin Island Parkway corridor, the Old DEVELOPMENT CENTER Military Road intersection currently has the most vibrant and active uses . The traditional suburban development of the Fullbrook Shopping Center and several outparcels result in an area of disconnected uses that are strictly automobile-oriented . This center should reinforce the walkable nature of the neighborhood to the west while offering future (re)development opportunities based on the proximity and access to the Mobile Areoplex at Brookley. The large underutilized school board property on the southeastern corner of the intersection is an excellent opportunity for new development to improve the character of the area .

Goals »» Provide additional (re)development opportunities to build from current assets »» Improve connections and promote walkability »» Increase community resiliency

Built Environment »» Land uses should complement each other and adjacent neighborhood »» Encourage building placement based on (re)development to complement adjacent properties »» School board property development could be mixed-use site

Low Impact Development

»» Reduce impervious surfaces on future (re) credit: sprawl repair kit development (Above) Illustration shows how an example of a » » Mitigate on-site stormwater in parking areas suburban gas station that could be maintained with bioswales and bio-retention planter and retrofitted (Below) with a new infill building boxes close to the street that promotes walkability. The reuse of existing buildings and property is more efficient and sustainable way to develop.

18 Mobility and Connectivity Infrastructure »» Encourage access between adjacent »» Implement standard pedestrian and properties with connecting sidewalks, vehicular street lighting parking areas, or internal streets »» Add pedestrian crossing signals at Dauphin »» Designate pedestrian crossings on all sides Island Parkway and Old Military Road at Dauphin Island Parkway and Old Military crosswalks Road »» Add directional signage to Mobile Aeroplex at »» Provide bicycle facilities and amenities at Brookley Fullbrook Shopping Center and future (re) »» Work to consolidate or bury overhead development utilities »» Improve pedestrian connections between area and neighborhood to the west with Economic Development sidewalks »» Encourage the Mobile County Public » » Improve sidewalk crossings at driveways with School System to consider the southeast appropriate material and striping corner of Dauphin Island Parkway and Old Military Road for potential large mixed-use Neighborhoods development opportunity »» Connect renovation and rehabilitation »» Promote access to Mobile Aeroplex at housing programs based on surrounding Brookley as (re)development asset residential needs in the adjacent »» Work with the Mobile Airport Authority to neighborhoods designated as CDBG areas identify potential development opportunities by the City

DAUPHIN ISLAND PARKWAY

PINE CREST CEMETERY FULLBROOK SHOPPING CNTR

IMPROVED CROSSWALKS

INFILL DEVELOPMENT SITE ACCESS TO BROOKLEY

OLD MILITARY ROAD POTENTIAL LARGE MIXED-USE OPPORTUNITY

BARON PL Development Opportunity Stormwater Mitigation IMPROVED CROSSWALKS Opportunity Existing Sidewalk Improved/Infill Sidewalk

Plan Recommendations | 19 ROSEDALE DEVELOPMENT CENTER The Rosedale Road intersection presents a unique opportunity along the Dauphin Island ROSEDALE Parkway corridor because of the availability of DEVELOPMENT CENTER vacant/undeveloped property in close proximity to an important community destination, the U.S. Post Office. There is also the chance for new residential units at Heron Landing, with river access, and the expansion of Wright Transportation . Improving pedestrian connections across Dauphin Island Parkway and to the adjacent neighborhood will make the entire area more attractive and functional .

Goals »» Expand neighborhood service-oriented business opportunities »» Integrate low impact development techniques into infill development sites »» Promote proximity to Mobile Aeroplex at Brookley and the river »» Increase community resiliency

Built Environment »» Encourage adjacent property owners and the City to change traffic movement around Rifles Road to create a larger infill development site »» Promote reuse of brownfield sites

Low Impact Development »» Work with property owners to improve parking at Dauphin Island Parkway and Rosedale Road to prevent sediment runoff »» Limit impervious surfaces on infill development because of proximity to creeks and wetlands (Above) Example parking lot bio-retention by »» Mitigate on-site stormwater in parking areas allowing stormwater into the planting areas. with bio-retention (Below) ‘Gravelpave’ systems allow for natural surface parking areas, similar to the existing parking area at Zebra Club, which prevents compacting the material to an impervious surface.

20 Mobility and Connectivity Neighborhoods »» Designate pedestrian crossing at Dauphin »» Promote infill housing in the neighborhood to Island Parkway and Rosedale Road the east »» Provide bicycle facilities and amenities at »» Promote new housing construction future (re)development opportunities to the south »» Add bicycle amenities at U.S. Post Office »» Improve sidewalk crossings at driveways with Economic Development appropriate material and striping »» Identify service-oriented businesses that » » Improve pedestrian connections to could locate in the area based on proximity neighborhood to the east with sidewalks to the U.S. Post Office and current medical offices Infrastructure »» Promote commercial and residential sites »» Implement standard pedestrian and because proximity and access to Mobile vehicular lighting Aeroplex at Brookley as infill development »» Add pedestrian crossing signals at Dauphin asset Island Parkway and Rosedale Road »» Promote river access availability at Heron crosswalks Landing related to future (re)development »» Work to consolidate or bury overhead utilities

POST OFFICE ACCESS TO BROOKLEY BROWNFIELD REDEVELOPMENT SITE ROSEDALE ROAD BROWNFIELD REDEVELOPMENT SITE

RIFLES RD

HERON LANDING DAUPHIN ISLAND PARKWAY

DevelopmentOSPREY LANE Opportunity Stormwater Mitigation Opportunity Existing Sidewalk Improved/Infill Sidewalk

Plan Recommendations | 21 GULF DALE DEVELOPMENT CENTER The Gulf Dale Drive and Cedar Crescent Drive intersection represents the northern development center in the Miracle Mile and is in close proximity to the Brill/Club House Development Center . The traditional suburban GULF DALE DEVELOPMENT CENTER development of sites and outparcels in the area results in disconnected uses that are strictly automobile-oriented . Property owners should work together to share parking on adjacent parcels to reduce the need, also opening opportunities for stormwater mitigation . Connectivity to the Gulf Dale neighborhood could be improved through a half-mile linear greenway connecting back to the neighborhood, Newhouse Park and the Robinson Bayou launch of the Dog River Scenic Blueway . Connections should also be reinforced along Cedar Crescent to the neighborhoods to the east .

Goals »» Development retail and service center for the Peninsula »» Reduce impervious surfaces through all infill and (re)development opportunities »» Improve connections to surrounding neighborhoods

Built Environment »» Land uses should complement each other and adjacent neighborhood »» Encourage building placement based on (re)development to complement adjacent properties »» (Re)development of existing outparcels should promote walkability and neighborhood character credit: sprawl repair kit (Above) Illustration is an example of how a suburban strip mall could be changed with new infill buildings in the out parcels and parking lots. (Below) This includes residential, parking areas, and creates public spaces. Several of the existing buildings remain because reusing buildings is a more efficient and sustainable way to develop.

22 Low Impact Development »» Develop Gulf Dale Greenway along median of Gulf Dale Drive connecting to the »» Mitigate on-site stormwater in parking areas Robinson Bayou launch of the Dog Rover with linear bioswales in large parking areas Scenic Blueway »» Add bio-retention planter boxes in parking »» Encourage access between adjacent lots­ properties with connecting sidewalks, »» (Re)develop low traffic parking areas with parking areas, or internal streets pervious pavement

Mobility and Connectivity »» Designate pedestrian crossing at Dauphin Island Parkway and Gulf Dale Drive/Cedar Crescent Drive intersection »» Provide bicycle facilities and amenities at future (re)development »» Improve sidewalk crossings at driveways with appropriate material and striping »» Improve pedestrian connections between properties and residential areas by connecting sidewalks Retrofit of bio-retention planter boxes in an existing parking lot to catch stormwater.

GILLIARD Development Opportunity ELEMENTARY Stormwater Mitigation Opportunity Existing Sidewalk Improved/Infill Sidewalk

GULF DALE DRIVE

IMPROVED CROSSWALKS DAUPHIN ISLAND PARKWAY

GULF DALE GREENWAY

CEDAR

CRESCENT

DRIVE

Plan Recommendations | 23 Neighborhoods »» Promote infill housing in the neighborhoods to the east

Infrastructure »» Implement standard pedestrian and vehicular lighting »» Add pedestrian crossing signals at Dauphin Island Parkway and Gulf Dale Drive/Cedar Crescent Drive crosswalks »» Work to consolidate or bury overhead utilities An example of a greenway along Gulf Dale »» Promote access and proximity to Robinson drive. The greenway, as shown above, could be Bayou launch of the Dog River Scenic a natural material along the median that could Blueway provide a safe alternative for walking to Gilliard Elementary, B.C. Rain High School and/or the Economic Development retail along the corridor. »» Promote existing larger square footage buildings for retail opportunities »» Encourage retail center as a walkable and bikeble destination on the Peninsula

SIDE TRAVEL MEDIAN WITH 10’ TRAVEL SIDE WALK LANES MIXED-USE PATHS LANES WALK

This cross section of Gulf Dale Drive shows how a greenway could be integrated into the median with infill development on adjacent property.

24 BRILL/CLUB HOUSE DEVELOPMENT CENTER The Brill/Club House intersections represent the central development center in the Miracle Mile, and is in close proximity to the Gulf Dale Development Center . Club House Road serves BRILL/ CLUB HOUSE as the connection to Trimmier Park, an important DEVELOPMENT CENTER recreational amenity for the Peninsula, as well as the home football stadium for B .C . Rain High School . The traditional suburban development of sites and outparcels at these intersections result in disconnected uses that are strictly automobile-oriented . Property owners should work together to share parking on adjacent parcels to reduce the need, also opening opportunities for stormwater mitigation . Many outparcels have potential for redevelopment that addresses the street to promote walkability and improve the neighborhood character . Stormwater mitigation opportunities are possible on large underutilized parking areas and undeveloped land .

Goals »» Develop retail and service center for the Peninsula »» Reduce impervious surfaces through all infill and (re)development opportunities »» Improve connections to surrounding neighborhoods

Built Environment »» Land uses should complement each other and adjacent neighborhood »» Encourage building placement based on credit: sprawl repair kit (re)development to complement adjacent (Above) illustration shows how an example of a properties suburban drive-thru restaurant could add new »» (Re)development of existing outparcels infill buildings (Below) next to the street that should promote walkability and promote walkability and reduces the need for additional parking space and more impervious neighborhood character surfaces.

Plan Recommendations | 25 Low Impact Development Mobility and Connectivity »» Mitigate on-site stormwater in large parking »» Designate pedestrian crossings at Dauphin areas with linear bioswales Island Parkway intersections at Brill Road »» Add bio-retention planter boxes in parking and Club House Road sites »» Provide bicycle facilities and amenities at »» (Re)develop low traffic parking areas with future (re)development pervious pavement »» Improve sidewalk crossings at driveways with »» Remove excess pavement at Dauphin Island appropriate material and striping Parkway and Club House Road intersection »» Improve pedestrian connections to to create a pocket park neighborhoods Brill Road »» Create pedestrian crossing closer B .C . Rain High School »» Encourage access between adjacent properties with connecting sidewalks, parking areas, or internal streets »» Relocated existing southbound Wave stop to the proposed pocket park

Development Opportunity REDEVELOPMENT SITE Stormwater Mitigation Opportunity Existing Sidewalk Improved/Infill Sidewalk EXISTING WAVE STOP

BRILL ROAD NEIGHBORHOOD POCKET PARK CONNECTION

IMPROVED CROSSWALKS

STORMWATER MITIGATION B.C. RAIN HIGH OPPORTUNITY SCHOOL (LOW TRAFFIC)

CLUB HOUSE DRIVE

DAUPHIN ISLAND PARKWAY

26 (Above) This image shows the excess pavement from the intersection of Dauphin Island Parkway and Club House Road. (Below) By removing the pavement and adding landscaping, a pocket park could be created in the location. The nearby Wave Transit stop could also be moved to this site.

Plan Recommendations | 27 Neighborhoods »» Improve and reinforce pedestrian and bicycle connections to neighborhoods and apartments to the west to promote walkability

Infrastructure credit: chron.com »» Implement standard pedestrian and vehicular lighting (Above) Linear bioswales around large parking areas can handle large amounts of runoff »» Add pedestrian crossing signals at Dauphin and serve as buffers. Using a method like Island Parkway intersections at Brill Road this with existing sites has a lower cost than and Club House Road other stormwater storage methods such as »» Relocate the southbound bus stop to the underground tanks or reclaiming developed pocket park created between Brill Road and land for detention ponds. There are also lower Club House Road costs using native plants for maintenance. »» Work to consolidate or bury overhead utilities

Economic Development »» Promote existing larger square footage buildings for re-use and (re)development opportunities »» Encourage retail center as a walkable and bikeble destination on the Peninsula

(Above) Image shows the difference between pervious and impervious pavement in a parking lot. The pervious pavement allows for stormwater to be absorbed back into the ground very quickly and easily. The impervious surface forces the water into the stormwater system.

28 GILL DEVELOPMENT CENTER The Gill Road and Cedar Crescent Drive intersection represents the southern development center in the Miracle Mile . Site uses, along with continuous pavement between adjacent streets, result in a fragmented character and increased stormwater runoff . GILL DEVELOPMENT CENTER Future (re)development opportunities concentrated at intersections and stormwater mitigation in the central parking areas would promote walkability and improve neighborhood character. The Dog River Loop Bicycle Trail, a proposed bicycle trail extension of the Crepe Myrtle Trail, follows Gill Road and Cedar Crescent Drive through this area and should be leveraged for improved pedestrian connections to the neighborhoods along the route .

Goals »» Promote strategic (re)development opportunities at the intersections »» Maintain smaller scale development character »» Reduce amounts of existing impervious surfaces

Built Environment »» Encourage building placement at corners for (re)development opportunities »» Corner (re)development could be mixed-use or live-work structures

Low Impact Development »» Separate large impervious areas to mitigate with bioswales »» Add bio-retention planter boxes in parking

credit: sprawl repair kit sites »» (Re)development should include pervious (Above) This illustration shows how an example surfaces of a suburban strip mall could be changed with new infill buildings (Below) in out parcels close to the street that promotes walkability and creates community space. Roof-top rain gardens are also shown to capture stormwater.

Plan Recommendations | 29 Mobility and Connectivity Neighborhoods »» Designate pedestrian crossing at Dauphin »» Connect renovation and rehabilitation Island Parkway and Gill Road intersection housing programs based on surrounding »» Provide bicycle facilities and amenities at residential needs in the adjacent future (re)development neighborhoods designated as CDBG areas »» Improve sidewalks and crossings at by the City driveways with appropriate material and »» Promote conservation subdivisions for striping new housing to reduce the amount of land »» Improve pedestrian connections to needed for construction neighborhoods along Gill Road and Cedar Crescent Drive with new sidewalks »» Install appropriate signage, signals and facilities for bicyclists for Dog River Loop on Gill Road »» Encourage access between adjacent properties with connecting sidewalks, parking areas, or internal streets

Development Opportunity Stormwater Mitigation Opportunity Existing Sidewalk Improved/Infill Sidewalk CORNER (RE) DEVELOPMENT OPPORTUNITY

DOG RIVER LOOP

GILL ROAD CEDAR CRESCENT DRIVE

TAMPA DRIVE BRYAN AVENUE

NEIGHBORHOOD CONNECTION

DAUPHIN ISLAND PARKWAY

30 Infrastructure Economic Development »» Implement standard pedestrian and »» Promote corner (re)development as mixed- vehicular lighting use or live-work structures »» Continue to work with City to address »» Promote corner (re)development as mixed- stormwater infrastructure use or live-work structures »» Work to consolidate or bury overhead »» Encourage service-oriented businesses utilities for adjacent neighborhoods and outdoor recreation because of proximity to the Crepe Myrtle Trail and Blueway launches

MIXED USE 7’ 7’ 7’ 10’ 10’ 7’ 7’ 7’ MIXED USE BUILDING SIDE PARK BIKE TRAVEL TRAVEL BIKE PARK SIDE BUILDING WALK LANE LANE LANE LANE LANE LANE WALK

This cross section of Gill Road shows how the Dog River Loop could be integrated into the current street profile along with appropriate corner (re)development which addresses the street edge and promotes walkability.

Bay Furniture is an example of a locally owned business that has embraced proposed improvements to the corridor. In coordination with the Transportation Alternatives Program (TAP) Grant for sidewalks, Bay Furniture is making improvements to the parking lot to reduce stormwater runoff, as well as façade renovations. These conceptual illustrations (Left and Right) are part of the design process for the improvements.

Plan Recommendations | 31 SOUTHERN GATEWAY Along the Peninsula segment of the Dauphin Island Parkway corridor, the northern and southern gateways are extremely significant because they are the primary points of access for the community . The southern gateway to the Peninsula features very prominent views of Mobile Bay and Dog River, and displays the area’s prominence as a coastal community. This gateway should reinforce the coastal identity with uses that are compatible with the environment and promote access to the water . Improvements to transportation in the gateway should also consider the desire for better bicycling facilities, kayak access, as well as other outdoor recreation .

Goals SOUTHERN GATEWAY »» Expand recreational opportunities for access to Mobile Bay and Dog River »» Maintain unique character and views along the corridor in the gateway

Built Environment »» Encourage new structures to be complementary of marine environment with color choices, construction materials and architectural style

Mobility and Connectivity »» Work with ALDOT to reconfigure Dauphin Island Parkway for bike lanes (see Pg . 40) » » Continue to pursue multi-use trail along the (Above) Example of natural surface multi-use waterfront connecting to Helen Wood Park trail along the waterfront connecting Helen and the Dog River Scenic Blueway Wood Park to Park Road and onto McNally Park.

Infrastructure Economic Development »» Improve signage directing access to marinas, parks, yacht clubs and other public property »» Promote development sites as new along waterfront waterfront restaurant opportunities, »» Continue to pursue and support property outfitters, and other outdoor recreational acquisition for expansion of Helen Wood businesses Park to the north »» Market (re)development opportunities »» Develop gateway signage similar to Visitor that embrace the natural resources of the Center signage Peninsula

32 The two photos show examples of restaurants on how underdeveloped waterfront property with ample outdoor space and wide views of the water.

Development Opportunity Important View Community Asset Existing Sidewalk Improved/Infill Sidewalk

WATERFRONT DEVELOPMENT PARK EXPANSION OPPORTUNITY MULTI-USE TRAIL

KAYAK LAUNCH

CREPE MYRTLE TRAIL (ALONG MARINA DRIVE) HELEN WOOD PARK

WATERFRONT DEVELOPMENT OPPORTUNITY

Plan Recommendations | 33 IMPLEMENTATION STRATEGIES ACTION PLAN

Action Items Plan implementation should be considered as an investment strategy by leveraging For the Mobile Peninsula Corridor Master Plan capital funding, grants, loans, and incentives. there are associated action items that should be Direct participation could also be considered considered to implement the recommendations . through fund-raising and business donations Over time these action items could change, for targeted initiatives or specific areas in the however it is important to identify these steps . traditional centers or along the corridor . Actions items are prioritized as near-term, mid- term and long-term and as the corridor evolves, Regulatory Tools they should be reviewed and updated to ensure results take advantage of momentum . Regulatory tools are an important aspect to the implementation of the Peninsula Corridor Funding Mater Plan . These tools include updates to the zoning ordinances, subdivision regulations, Implementation should be considered as and/or major streets plan . This Plan intends to a public/private partnership initiative, with inform these regulatory tools as consistent with organizations, businesses, the City, and the Map for Mobile . State working together . For the Mobile Peninsula Corridor Master Plan to be successful it cannot be implemented strictly by City resources .

Acronyms ALDOT Alabama Department of Transportation MPO Metropolitan Planning Organization BCHC Brill/Club House Center NG Northern Gateway DBP Delta Bike Project OMC Old Military Center DRCR Dog River Clearwater Revival PoM Peninsula of Mobile GC Gill Center RC Rosedale Center GDC Gulf Dale Center SG Southern Gateway MAB Mobile Aeroplex at Brookley USA University of South Alabama MAWSS Mobile Area Water and Sewer System USPS United States Postal Service MCPSS Mobile County Public School System Wave Wave Transit System MGI Mobile Greenway Initiative

Action Item Location Timeframe Responsiblility

Develop Peninsula Visitors Center site with appropriate site signage, materials and Low-Impact NG Short-Term PoM Development techniques Remove excess pavement at Dauphin Island Parkway and Club House Road intersection to create a pocket BCHC Short-Term PoM, Wave, City park Connect multi-use trails along the waterfronts SG Short-Term PoM, City, MAWSS connecting to Helen Wood Park

34 Action Item Location Timeframe Responsiblility

Develop gateway signage similar to Visitor Center SG Short-Term PoM signage Add sidewalks connecting the neighborhood to the BCHC Short-Term PoM, City west Market gateway (re)development opportunities that PoM (Real Estate embrace the natural resources of the Peninsula and Committee), Property NG Short-Term promote Low Impact Development and passtive Owners, Real Estate recreaetion Agents Market area for (re)development based on proximity OMC, RC Short-Term PoM, MAB to MAB Designate pedestrian crossings on all sides at OMC Short-Term City, ALDOT, MPO, PoM Dauphin Island Parkway and Old Military Road Designate pedestrian crossing Dauphin Island Parkway and Gulf Dale Drive/Cedar Crescent Drive GDC Short-Term City, ALDOT, MPO, PoM crosswalks Work with ALDOT to reconfigure Dauphin Island SG Short-Term PoM, City, ALDOT Parkway for bike lanes Add sidewalks connecting the neighborhood to the RC Short-Term PoM, City, ALDOT east Identify service-oriented businesses that could locate in the area based on proximity to the U.S. Post Office RC Short-Term PoM and current medical offices Designate pedestrian crossings at Dauphin Island City, ALDOT, MPO, PoM, Parkway intersections at Brill Road and Club House BCHC Short-Term Wave, MCPSS Road Develop Gulf Dale Greenway GDC Short-Term PoM, City, DRCR, MGI Explore school board property development OMC Mid-Term PoM, MAB, MCPSS Add sidewalks connecting the neighborhood to the OMC Mid-Term PoM, City west

Work with City to reconfigure Dauphin Island PoM, City, ALDOT, Property RC Mid-Term Parkway, Rosedale Road and Rifles Road intersection Owners

Separate large impervious areas to mitigate with PoM, Business Owners, GC Mid-Term bioswales Property Owner Install appropriate signage, signals and facilities for PoM, DRCR, ALDOT, MPO, GC Mid-Term bicyclist for Dog River Loop at Gill Road City, MGI Develop Rabby Creek launch as part of the Dog River NG Mid-Term PoM, DRCR, City Scenic Blueway PoM, Business Owner, Work with Zebra Club to improve parking lot RC Mid-Term Property Owner

Implementation Strategies | 35 Action Item Location Timeframe Responsiblility

Add pedestrian crossing signals at Dauphin Island RC Mid-Term City, ALDOT, MPO Parkway and Rosedale Road crosswalks PoM, Business Owners, Mitigate on-site stormwater at Gulfdale Plaza GDC, BCHC Mid-Term Property Owner

Relocate the southbound bus stop to the pocket park BCHC Mid-Term PoM, Wave, City, ALDOT created between Brill Road and Club House Road

Identify service-oriented businesses for adjacent GC Mid-Term PoM neighborhoods and Dog River Scenic Blueway

Improve signage directing access to marinas, parks, SG Mid-Term PoM, City, ALDOT yacht clubs and other property along waterfront

Improve and connect sidewalks between OMC and OMC, NG Mid-Term PoM, City, ALDOT, MPO NG Designate pedestrian crossing at Dauphin Island RC Mid-Term City, ALDOT Parkway and Rosedale Road

Improve and connect sidewalks between GDC and RC OMC, RC Mid-Term PoM, City, ALDOT, MPO

Add sidewalks connecting the neighborhood to the GC Mid-Term PoM, City east and west PoM, Waffle House, MGI, Add bicycle rack to Waffle House NG Long-Term DBP Explore historical relationship of Rabby Creek to the NG Long-Term PoM, DRCR, USA, City Dog River Sword Factory and encampment Add bicycle facilities and amenities at Fullbrook PoM, City, Property Owner, OMC Long-Term Shopping Center MGI, DBP Add directional signage to MAB OMC, RC Long-Term PoM, MAB Improve and connect sidewalks between OMC and OMC, NG Long-Term PoM, City, ALDOT, MPO NG Improve and connect sidewalks between OMC and OMC, RC Long-Term PoM, City, ALDOT, MPO RC PoM, USPS, Property Add bicycle rack to U.S. Post Office RC Long-Term Owner, MGI, DBP Improve pedestrian connections to neighborhood GDC Long-Term PoM, City along Cedar Crescent Drive

PoM, Business Owners, Add bicycle rack to Gulfdale Plaza GDC, BCHC Long-Term Property Owner, MGI, DBP

PoM, Business Owners, Add bicycle racks to McDonald's and CVS BCHC Long-Term Property Owner, MGI, DBP

Designate pedestrian crossing at Dauphin Island City, ALDOT, MPO, MGI, GC Long-Term Parkway and Gill Road intersection DBP Add canoe/kayak portage at Perch Creek SG Long-Term PoM, City, ALDOT, DRCR

36 BICYCLE AMENITIES The Peninsula has been a neighborhood that has long embraced bicycle ridership . Because of the relatively flat topography and lower traffic counts on neighborhood streets, many people throughout the Peninsula ride bicycles for transportation, exercise and pleasure. The community actively promotes the area through the Mobile Greenway Initiative, and implemented the Crepe Myrtle Trail around the (Above) Here are examples of simple and Mobile Aeroplex at Brookley and is working to easy ways to deploy bicycle racks across the connect it to the larger system . An extension Peninsula created by the LOCAL Bike Rack of the Crepe Myrtle Trail, named the Dog River Company. Loop, that would loop the lower portion of the Peninsula to include Dog River, has been proposed .

Along the Dauphin Island Parkway Corridor and in the development centers, adding bicycle facilities and amenities will help encourage ridership . Developing a standard for those amenities across the Peninsula will help build a culture and a brand that promotes ridership in the neighborhoods . It will also be a way to partner the Peninsula of Mobile with local businesses, developers and property owners.

Amenities to consider on the Peninsula and (Above) The Dero FixIt Stations currently along the corridor include bicycle racks and deployed throughout the City are an initiative of the Delta Bike Project. This station is installed FixIt stations . Bicycle racks should be promoted in McNally Park. at many of the current community amenities, such as parks, schools, the public library and the U.S. Post Office. Other partners identified such as businesses and property owners could include racks in (re)development projects, and continue to work with the Mobile Greenway Initiative and Delta Bike Project to include FixIt Stations across the Peninsula .

(Above) This image shows the Crepe Myrtle Trail signage as it follows the western edge of the Mobile Aeroplex at Brookley.

Implementation Strategies | 37 DAUPHIN ISLAND PARKWAY ROAD DIET The southernmost segment of Dauphin Road Diet Location Map Island Parkway is part of the Crepe Myrtle Trail, proposed Perch Creek Natural Trail and Legend Preserve, and the proposed Dog River Loop Crepe Myrtle Trail bicycle trail. This segment, from Staples Road Dog River Loop south to Marina Drive, is approximately 1¼ Proposed Brookley Loop miles long . The road segment is currently built over capacity with four lanes, a center turn lane PROPOSED ROAD and wide shoulders . According ALDOT there is DIET SEGMENT an average daily traffic count (ADT) from 2015 PERCH of 7,240 vehicles. CREEK STAPLES RD The Alabama Department of Transportation (ALDOT) has stated Dauphin Island Parkway is scheduled to be repaved in 2018 . They (ALDOT) would consider an alternative stripping ALBA AVE configuration for bicycle lanes. However, this 0 0.25 0.5 1 Miles alternative configuration should remain easily convertible in emergencies, as Dauphin Island Parkway is a hurricane evacuation route . minimal investments and provide safer bicyclist Using the existing dimensions of paving along conditions . Dauphin Island Parkway, and the ALDOT request for convertibility, two alternative stripping Consideration should also be included for a configurations are included in this Plan. These canoe/kayak crossing near Perch Creek . configurations could be accomplished with

WINSTON ROAD TERRELL ROAD

STREET CROSS SECTION LOCATION

P E R C E E H C R K

38 Dauphin Island Parkway Existing Configuration The proposed road diet segment of the Parkway and wide shoulders . The pavement is 80-feet has four directional lanes, a center turn lane edge-to-edge with no curbing .

10 ½’ 11’ 11’ 15’ 11’ 11’ 10 ½’ SHOULDER TRAVEL TRAVEL CENTER TRAVEL TRAVEL SHOULDER LANE LANE TURN LANE LANE LANE

Dauphin Island Parkway Bollard Configuration This alternative configuration proposes These bollards can be removed, or traffic can converting the outermost directional travel circumvent the bollards to access the bike lane into a 6-foot protected bike lane with a lane and shoulder in an emergency situation . 5-foot buffer that includes traffic bollards. Bollards have a high visibility to motorists . BOLLARD 10 ½’ 6’ BOLLARD 11’ 15’ 11’ 6’ 10 ½’ 5’ 5’ BIKE credit: seattlebikeblog.com SHOULDER BIKE TRAVEL CENTER TRAVEL SHOULDER LANE LANE TURN LANE LANE LANE

Dauphin Island Parkway Traffic Dome Configuration Similar to the bollard configuration, this be circumvented to access the bike lane and configuration proposes converting the shoulder in an emergency situation. Traffic outermost directional travel lane into a 6-foot domes provide the simplest emergency protected bike lane with a 5-foot buffer that conversion . includes traffic domes. These domes can

credit: inhabitat.com TRAFFIC DOME 10 ½’ 6’ TRAFFIC DOME 11’ 15’ 11’ 6’ 10 ½’ 5’ SHOULDER BIKE 5’ TRAVEL CENTER TRAVEL BIKE SHOULDER LANE LANE TURN LANE LANE LANE

Implementation Strategies | 39 POTENTIAL CASE STUDY Fairview Avenue and Interstate-65 in Montgomery, PROJECTS Alabama. Flowing through the park site, is one of the City’s urban streams appropriately named These two (2) examples demonstrate potential “Genetta Ditch”. During the 1970’s, the stream (re)development opportunities for the corridor . was buried within a three- barrel concrete culvert They are projects that have occurred in other system that spanned 40′ in width. Over the past cities which have similar conditions or issues 40 years, the stream has become impaired by a like the corridor . The Stormwater Park case variety of urban pollutants . study is could be an example for Rabby Creek and the (Re)development Example could be any Construction of the park was completed in retail center along the corridor . 2014 with a total construction budget of $4 Million . The included wetland will aid in the Stormwater Park (Montgomery, AL) remediation of sediment loads, high nutrient The Fairview Environmental Park is a four (4) levels, suspended solids, and fecal matter acre urban park located at the intersection of from urban waste and domesticated animals

credit: yellowhammernews.com

I-65 ACCESS RAMP

TAFT STREET

CONSTRUCTED WETLANDS

RAIN MCDONALD’S GARDEN

FAIRVIEW AVENUE

40 that is collected and drained from an entire stream . This project was undertaken in phases sub-watershed spanning 4 .4 square miles . so not to overly disrupt active businesses in the The remaining space surrounding the restored area. As sections were complete, the project stream consists of green infrastructural would advance further until the entire parking elements that will store and remediate area was retrofitted. stormwater before entering the stream . This space will also serve as both a passive park, Across the street new infill buildings were which includes site furnishings and educational included as part of the overall redevelopment . opportunities . Fairview Environment Park is Infill buildings addressed the street edge to designed to entice interstate travelers, tourists, add character to the neighborhood and also and those desiring life in an up-and-coming relocated parking to the rear . Walkability of urban community to stop and visit the park . the entire area was also improved with new sidewalks and crosswalks which allowed for (Re)development Example better access and flexibility of parking for This example is representative of many of the multiple areas . older and underutilized retail centers along the Peninsula segment of Dauphin Island Parkway . Redevelopment of those retail centers could be phased, such as this example, so as not to disturb surrounding businesses . It also represents how to convert an existing parking area to handle stormwater in a low impact manner .

Below is an illustration of a (re)development project in process . The existing large format retail center in Columbus, Georgia was repurposed for new tenants and in this aerial the incremental changes to the site can be seen . Large parking areas were redefined with tree Completed parking area retrofit for the retail islands and stormwater mitigation techniques center with new planters, trees, sidewalks and to prevent excess runoff into a nearby 303(d) street lights.

FUTURE DEVELOPMENT SITE

INFILL BUILDINGS REDEVELOPED RETAIL CETNER

PARKING RETROFIT

Implementation Strategies | 41 APPENDIX - EXISTING CONDITIONS LAND USE these natural features, development has been very limited here . Current efforts are underway Land use on the Peninsula is dominated mainly to preserve much of this land as natural space, by residential use . Connecting back to Dauphin such as the Perch Creek Nature Trail and Island Parkway are multiple residential streets Preserve . that lead to Mobile Bay, Dog River, or one of the many creeks and streams . As a result of the Miracle Mile geography of being on a peninsula, residential streets either end in a cul-de-sac or connect The Miracle Mile is a central segment of with other streets, connecting with Dauphin Dauphin Island Parkway on the Peninsula Island Parkway . between Levene Road and Cedar Park Drive . This segment of road serves as the central Along the north segment of the Peninsula are commercial district, with several businesses two large and significant land uses: Mobile and services. According to Map for Mobile, Aeroplex at Brookley, a large aerospace- this segment is considered both a suburban focused industrial complex, and Pine Crest corridor and edge corridor, but could be defined Cemetery . The Mobile Aeroplex at Brookley has as a suburban center . an important role in the local economy . It has several physical connections to neighborhoods although a single two-lane road is the only connection to Dauphin Island Parkway . Pine G LE DRIV Crest Cemetery is located directly on Dauphin ULFDA E Island Parkway, with an entrance near the I-10 interchange and near the Pine Crest Funeral Home, as well as a service entrance along Old Military Road .

There are several different land uses, with a B.C. RAIN mix of both residential and commercial use . HIGH SCHOOL Several of the larger commercial use sites are separated by either residential or institutional, CLUB HOUSE ROAD such as Gilliard Elementary School, Pillans Middle School and B .C . Rain High School . GILL ROAD Legend On the southern end of the Parkway, there are several marine-related uses with boat R-1: Single-family Residential docks, boat repair businesses, marine supply companies, yacht clubs and other recreational R-2: Two-family Residential boating outfits. These uses attract visitors and R-3: Multiple-family Residential other people who do not live on the Peninsula . There is a concentration of undeveloped land Miracle R-A: Residential-Agriculture along the southern end of the Parkway . All of Mile Zoning this land falls within the floodplain, with much Map R-B: Residential-Business of it is designated as wetlands . Because of T-B: Traditional Business 42 B-1: Buffer Business LB-2: Limited Neighborhood Business B-2: Neighborhood Business B-3: Community Business B-4: General Business B-5: Office-Distribution I-1: Light Industry I-2: Heavy Industry Municipal Open SD: Special District SD-WH: Special District T3: Low-Density Residential T4: Mixed-Use of Low Instensity T5.1: Mixed-Use of Medium Instensity T5.2: Mixed-Use of Medium Instensity 0 0.25 0.5 1 T6: Mixed-Use of High Instensity Miles Zoning Map

65 PILLANS 10 MIDDLE SCHOOL

MOBILE AEROPLEX AT BROOKLEY

GILLIARD ELEMENTARY

B.C. RAIN DOG RIVER HIGH SCHOOL

Legend R-1: Single-family Residential R-2: Two-family Residential R-3: Multiple-family Residential R-A: Residential-Agriculture R-B: Residential-Business MOBILE BAY T-B: Traditional Business B-1: Buffer Business LB-2: Limited Neighborhood Business B-2: Neighborhood Business B-3: Community Business MCNALLY PARK B-4: General Business B-5: Office-Distribution I-1: Light Industry I-2: Heavy Industry HELEN WOOD PARK Municipal Open SD: Special District SD-WH: Special District This map is subject to revisions or updates . Source data may inlcude: City of Mobile, Mobile County, T3: Low-Density Residential National Flood Hazard Layer, National Wetlands T4: Mixed-Use of Low Instensity Inventory, U.S. Census Bureau T5.1: Mixed-Use of Medium Instensity T5.2: Mixed-Use of Medium Instensity 0 0.25 0.5 1 T6: Mixed-Use of High Instensity Miles

Appendix | 43 MOBILITY Crepe Myrtle Trail Mobility on the Peninsula is mainly characterized The Crepe Myrtle Trail along Mobile’s Bayfront by the dominate usage of low occupancy is part of the Mobile Greenway Initiative . It is automobiles. While this characterization is not an on-street and off-street bicycle trail . The trail uncommon for the entire City of Mobile, the will connect downtown to its coastal community geography of the Peninsula does amplify the as it brings riders first to the Bay then to Dog associated issues . Being surrounded by water River through a connection between Doyle Park and I-10 to the north, traffic on the Peninsula is and Helen Wood Park. Currently, there is an funneled to Dauphin Island Parkway for access . off-street trail segment between Doyle Park and The only alternative access is Perimeter Road Bayfront Road . The trail has been actively used around the Mobile Aeroplex at Brookley . for several years . Planned improvements and expansions are considered part of this Plan . In the current funding climate, mobility improvements should focus on improving Each year, a Crepe Myrtle Trail Ride is access and efficiencies and less on increasing coordinated so participants can see the impact capacity . and significance of the trail, exposure to Mobile’s shoreline and generate excitement. It Street Network has grown annually to nearly 500 riders . As the central corridor of the Peninsula, Transit Dauphin Island Parkway is required to carry all the traffic generated in the surrounding The Wave Transit System does have a route neighborhoods and businesses along the (Route 11) along Dauphin Island Parkway that Parkway . Each neighborhood to the east and connects back to the GM&O Transportation west of the Parkway must feed back onto the Station, in downtown Mobile. Transit stops Parkway for connectivity to other locations . include, but are not limited to: Fullbrook There are connections between neighborhoods Shopping Center, B.C. Rain High School and in some places, but ultimately going back to Boykin Boulevard . The Bishop State Community the Parkway is required to go to and from the College Southwest Campus is a major stop on Peninsula . this route .

The existing land uses along the Parkway also contribute to automobile usage . Most developed land has buildings surrounded by parking, or have parking between the building and access points . There are few places for pedestrians to safely walk . The current development pattern does not encourage pedestrians to walk .

44 Mobility Map

Legend !T Wave Bus Stops 1/4 Mile Bus Stop Ped Shed !!TT 1/2 Mile Bus Stop Ped Shed Crepe Myrtle Trail Dog River Loop !!TT Proposed Brookley Loop !T!T Sidewalks Park or Greenspace

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This map is subject to revisions or updates . 0 0.25 0.5 1 Source data may inlcude: City of Mobile, Mobile County, National Flood Hazard Layer, National Wetlands Inventory, U.S. Miles Census Bureau

Appendix | 45 COMMUNITY On the Peninsula and along the Dauphin Island INFRASTRUCTURE Parkway Corridor, low impact development practices and standards are already under Stormwater Management consideration as part of this Plan . These Across the entire City, stormwater management practices and standards can have a direct is an issue at varying degrees . On the impact on the quality and quantity stormwater . Peninsula, it is a significant issue because of Specific recommendations and action items the geographic location of being at the bottom for low impact development practices and of the watershed and surrounded by water with standards are included as part of this Plan . prolific wetlands and flood zones. The City has taken proactive steps to improve stormwater Parks management, such as the adoption of a new There are six developed and active community Stormwater Management Program Plan (2014) . parks located on the Peninsula, and one The Capital Improvements Plan, updated undeveloped park . Doyle Park is located on annually, will make significant improvements Rosedale Drive, adjacent to the Mobile Aeroplex to stormwater infrastructure over the course of at Brookley, and has undergone significant the program . improvements spearheaded by The Friends of Doyle Park . Trimmier Park is located on Alba The Dog River and Garrows Bend Watershed Club Road, to the west of Dauphin Island Management Plans are also an important step in Parkway, and has several active recreational improving stormwater management. The Plans, uses including football, baseball, softball and currently under development, will recommend basketball . McNally Park is located along both specific actions within both watersheds having sides of Park Road, to the east of Dauphin direct impacts on the Peninsula . Island Parkway and adjacent to the Bay . This park is one of the few in the City with direct access to the bay front and provides access via a boat ramp . There is also access to Perch Creek which flows through the western segment of the park . Newhouse Park is located at the intersection of Gulf Dale Drive and Alston Drive and has several recreational uses including basketball, baseball, softball and a playground. Stewart Road Park, on the east side of Dauphin Island Parkway, is a small neighborhood park with basketball and a playground . Helen Wood Park is located along the bay, with accessibility from the service road adjacent to the Dog River Bridge. The park has a pavilion, boardwalk and fishing. Bay Shore Park is located along Bayfront Road, directly across from Mobile Bay, and is an undeveloped park . There are currently no plans to develop the park . (Above) This image, taken during a typical heavy rain, shows the flooding that occurs in the parking lot of Bay Furniture.

46 Natural Resources and Parks Map

PARK-UNNAMED ENGELWOOD ST

Legend SAN SOUCI PARK Park Wetland Flood Zone High Risk JOHNSON II PFC HOWARD PARK Moderate Risk DOG RIVER PARK

DOYLE PARK

NEWHOUSE PARK

STEWART RD PARK

TRIMMIER PARK

BAY SHORE PARK

HOLLINGERS ISLAND PARK MCNALLY PARK

HELEN WOOD PARK This map is subject to revisions or updates . 0 0.25 0.5 1 Source data may inlcude: City of Mobile, Mobile County, National Flood Hazard Layer, National Wetlands Inventory, U.S. Miles Census Bureau

Appendix | 47 HOUSING Developable Land The Peninsula has a unique housing situation, Much of the Peninsula is already developed with higher value property along the eastern for residential uses . There is undeveloped and western edges that border the waterfront . land southern segment of the Peninsula . This This is a mixture of primary and secondary area is more environmentally sensitive, so residences, with most being primary. Along future development opportunities are limited . the interior of the Peninsula the value and The Peninsula, and Dauphin Island Parkway, quality of homes is much different. For years, have more opportunities for redevelopment the Peninsula has been struggling with a of existing property than new greenfield perception issue related to crime and other development . community indicators .

Rental Comparisons The percentage of rental units on the Peninsula has remained steady across the last decade (U .S . Census Bureau) . During the 2010 Census, there were 5,034 housing units within the census tracts that composed the Peninsula. Of these housing units, 1,397 were renter-occupied (27 .8 percent) . In the 2013 American Community Survey census estimate, there were 5,125 housing units with 1,319 as renter-occupied (25 .7 percent) .

Housing Occupancy on the Peninsula

Owner- Percentage Renter- Percentage Total Vacant Occupied Owner- Occupied Renter- Percentage Housing Housing Housing Occupied Housing Occupied Vacant Units Units Units Housing Units Housing

2000 Census 5,244 3,437 65 .5% 1,341 25 .6% 466 8 .9%

2010 Census 5,034 2,996 59 .5% 1,397 27 .8% 641 12 .73%

2013 American 5,125 3,109 60 .7% 1,319 25 .7% 671 13 .6% Community Survey*

* The ACS is an estimate based upon a statistical sample conducted over a 5-year period .

48 Census Boundary Map

007400.4

007400.2

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001902.3 001902.1

001800.2

001901.1 001902.2

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This map is subject to revisions or updates . 0 0.25 0.5 1 Source data may inlcude: City of Mobile, Mobile County, National Flood Hazard Layer, National Wetlands Inventory, U.S. Miles Census Bureau (2010 Census Boundary File)

Appendix | 49 APPENDIX - COMMUNITY INPUT

The information listed here were comments the commercial areas valuable and important given to the planning team during stakeholder within the community; and, opportunities are meetings on August 24-26, 2015. These places or ideas that are important and could be stakeholder meetings were held to gather input more fully used. Then, participants were asked from people directly related to the Peninsula to give their ideas, comments and suggestions and the Dauphin Island Parkway . related challenges and issues; which obstacles to overcome in the community . First, participants were asked to give their ideas, comments and suggestions related to assets and opportunities . Assets are what make

ASSETS AND OPPORTUNITIES »» Access to water River at the end of each street »» Natural habitats »» Large lots with housing »» Wetlands »» Residential development still viable »» Pine savannah »» Local Events »» Surrounded by nature »» Regatta »» Access to interstate from Dauphin Island »» Christmas Boart Parade Parkway and Rangeline Road »» Shoreline restoration »» Affordability of housing and waterfront »» Bird watching housing »» Wildlife viewing »» Significance of churches in neighborhoods »» Low impact development test site and of Dauphin Island Parkway »» Accessibility to Brookley »» Parks and Rec on the Peninsula »» Library »» Improvements to Doyle Park »» Trimmier Park for kids »» Senior Center »» McNally Park »» Bay Shore Park »» Helen Wood Park expansion »» B .C . Rain »» Quality school and high graduation rates »» Football Program »» Small businesses »» Diversity of community »» Name recognition of restaurants can attract from across the City »» Many neighborhoods have access to Dog

50 CHALLENGES AND ISSUES »» Drainage » » Stormwater »» Poor building facades » » Natural drainage »» Property conditions » » Cost of insurance »» Over grown grass » » Development/impact fees »» Rental property maintenance » » Parking at Bay Shore Park »» Signage » » Lack of enforcement around blight »» Lack of sidewalk connectivity » » Water quality of Dog River »» Difficulty of Real Estate Development » » Sedimentation perception of the Peninsula »» Trash in water »» Perception and exposure of Dauphin Island Parkway on the Peninsula »» Difficultly of bank lending in the zip code »» Middle School needs improvements »» Visual appearance of parkway and buildings

Appendix | 51