[From the U.S. Government Printing Office, www.gpo.gov]




                                   City of Fairhope

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                                             Adopted By
               The Fairhope Planning Commission
                                      August 7,1995

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          168                                 Prepared by
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          1995    The South Alabama Regional Planning Commission
                       651 Church Street, Post Office Box 1665, Mobile, Alabama 36633









                               TABLE OF CONTENTS




                                                                        EWe

        COMPREHENSIVE PLAN INTRODUCTION        .......................     I


        SOCIO-ECONOMIC CHARACTERISTICS       .........................     5


             Population Analysis ............
                                             .........................     5
             Economy ..............................    I ................ 21
        HOUSING     .........................     .....................  39


        TRANSPORTATON     .....................   ....................   61

        COMMUNITY FACILITIES AND SERVICES       ......................   77

        LAND USE     ..............................................      97




         Table                             LIST OF TABLES
          No.                                                                             Pfte

          1      Population Trends   .......................................                 7
          2      Migration Trends   ........................................                 8
          3      Population by Race and Sex    ................................            11
          4      Persons by Household Type and Relationship     ....................       13
          5      Households by Persons in Households     .........................         14
          6      Stepdown Technique Population Projections    .....................        17

          7      Educational Attainment   ....................................             21

          8      Family Income   ..........................................                22

          9      Household Income    .......................................               24

          10     Per Capita Income   .......................................               25

          11     Income Characteristics   ....................................             26

          12     Persons with Income below Poverty Level     ......................        27
          13     Civilian Labor Force by Sex   ................................            28
          14     Occupation of Employed Persons 16 Years and Over      ...............     29
          15     Class of Worker of Employed Persons 16 Years and Over      ...........    30
          16     "At Place" Employment     ...................................             31
          17     Major Employers   ........................................                32

          18     License Revenues  ........................................                33

          19     Employment by Industry    ...................................             34
          20     Major Industry/Manufacturers and Employment      ...................      35
          21     Construction Activity   .....................................             37
          22     Age of Structure  ........................................                41
          23     Type of Housing   ........................................                42
          24     Housing Units by Type of Structure    ...........................         42


                                                     ii








          LIST OF TABLES (continued)


          Table
          No. ,                                                                            Page

          25    Housing Tenure and Vacancy     ...............................             43
          26    Monthly Cash Rent of Renter-Occupied Units     ....................        46
          27    Value of Owner Occupied Housing Units       .......................        47
          28    Vacant and Seasonal Housing Units     ...........................          48
          29    Housing, Occupancy, Utilization and Financial Characteristics   ........   49
          30    Persons per Room     .........................................             50
          31    Housing Structural Conditions   ...............................            52
          32    Housing Units by Type of Structure    ...........................          52
          33    Housing Unit Requirements    .................................             56
          34    MATS Model Capacities by Functional Class      ....................        66
          35    Historical Average Daily Traffic Volumes   .......................         69
          36    Ten-Year Police Information Summary      .........................         82
          37    Fire Department Inventory    .................................             84
          38    Ten-Year Fire Department Activity     ...........................          86
          39    Inventory of Schools    .....................................              90

          40    Land Area    ............................................                  100

          41    Existing Land Use    ......................................                101
          42    Comparison of Current and Zoned Land Use      ....................         106
          43    Land Use Relationships     ..................................              104
          44    Existing and Projected Land Use    ............................            109
          45    Development Type and Lot Area      ............................            111









                                            LIST OF FIGURES



           Figure
           No.                                                                                 Page


           I     Location Map     ..........................................                     2
           2     Planning Area    ..........................................                     4
           3     Population and Growth Rates       ...............................               6
           4     Percent Distribution by Age Group       ...........................             9
           5     Percent Distribution of Population by Sex and Age Group        ...........     10
           6     Marital Status and Sex of Population 15 Years and Over        ............     12
           7     Growth Rate Population Projections      ...........................            15
           8     Historic and Projected Population by Regression Analysis       ...........     18
           9     Historic and Projected Population    .............................             19
           10    Families by Income      ......................................                 23
           11    Tenure and Vacancy of Housing Units        .........................           44
           12    Occupied Housing Tenure by Race of Householder          ................       45
           13    Existing Transportation Network      .............................             62
           14    Functional Classification Method and Mobility vs. Access       ...........     63

           15    Level of Service   .........................................                   65

           16    Traffic Count Sites   .......................................                  68

           17    Traffic Projections  ....................................                   71-73
           18    Organizational Structure    ...................................                78
           19    Fire Departnient's Jurisdiction   ...............................              83
           20    Existing Land Use     ......................................                  102

           21    Future Land Use     .......................................                   110





                                                       iv









                                         THE COMEPREHENSIVE PLAN




          Introduction


          The Comprehensive Plan is an official public document adopted by a local government. It sets
          forth policy guidelines. for the future physical development of the community. As its name
          implies, the plan encompasses all the physical and social elements which bear on the growth of
          the development of the City.

          The plan is long range. This means that it looks past current issues 15 to 20 years in the future.
          This type of long-range perspective necessitates a plan very general in nature, which is why
          recommended policies and proposals contained in it do not always define specific locations or
          regulations. Flexibility is its keynote, since the future holds many unforeseen events.

          Of course, the whole idea behind a plan is that it be utilized. For that reason, the formulation of
          the Comprehensive Plan is only the first step in a continuing planning process. To make the
          plan a reality, it must be adopted by the local government and used. In no other way-will it
          have any worth to the community.

          Purpose and Scope

          To maintain the comprehensiveness, which a plan must have to be useful, the scope of the plan
          has to be broad. Similarly, other events which occur on the national, state, regional or county
          level can directly or indirectly affect the local community. The plan cannot afford to be narrow
          in its scope, otherwise it will miss addressing some important determinants of development and
          growth, which will in turn Emit its overall usefulness. The degree to which the plan furnishes
          local decision-makers with useful policies that relate to this purpose will determine its success.

          The main purpose of this plan, as explained previously, is to inter-relate the existing and man-
          made urban environment with the community's wants and needs for the future.

          The history of the City of Fairhope is a unique and well-documented one. Fairhope has
          developed from an economic and social experiment to an economically vital and visually
          appealing community, which others use as an ideal. This Comprehensive Plan provides an
          update of the existing population, economic, housing, transportation and land use data and
          characteristics. A future land use plan was developed to guide Fairhope's growth. Fairhope is
          planning for the future, to retain and further develop its positive attributes.

          Regional Setting

          Fairhope is located in southwest Alabama. The region is bordered by Mississippi on the west
          and Florida on the East. The location map, Figure 1, shows the location of the area in reference
          to the Gulf of Mexico and bordering states.


                                                           1











                                                           FIGURE I
                      TENNEWE
                                                       LOCATION MAP
                                                           FAIRHOPE
                                                             1994

                      ABAMA
                          0


         MmIssrPPI               GEORGIA



                              FLORID





















                                             ALD   I    COUN






                                     MOBILE
                                      SAY     FAIRHOPE







                                                           GULF OF MEXICO





        Source: South Alabama Regional Planning Commission


                                             2








          The prominent physical feature of the region is its coastline. The South Alabama Region which
          consists mainly of Baldwin and Mobile Counties, contains approximately 215 (346 kilometers) of
          coastline.


          Fairhope is located on the eastern shore of Mobile Bay, in Baldwin County. The City of Daphne
          and the community of Montrose are located to the north. Silverhill is west of Fairhope and Point
          Clear and Barnwell, to the south. Highway 104 runs eastward at the northern edge of the city
          limits, while Highway 44 is just south of the City limits. North-south highway axis include U.S.
          Hwy. 98, alternate Hwy. 98 and Section Street. Access to Interstate 10 is available via U.S. Hwy.
          98 north. The metropolitan area of Mobile with a population of approximately 379,000 lies to the
          west about 20 miles (48 kilometers) via U.S. Hwy. 98 and Interstate 10. To the east is Pensacola,
          Florida, a metropolitan area containing about 344,400 people. It is approximately 45 miles (57
          kilometers) away. Both of these metropolitan areas have had, and will continue to have, an effect
          upon Baldwin County and Fairhope.

          Baldwin County is one of the fastest growing counties in Alabama. During the ten years between
          1980 and 1990, it experienced a 25.1 percent increase in its population. According to the Baldwin
          County Development Plan, a recent study of the Region's population and economy, prepared by the
          South Alabama Regional Planning Commission, Baldwin County is expected to continue to
          experience rapid growth during the next 20 years. It is the responsibility of the local government
          to remain aware of t 'he regional influences which have an impact on the community, because they
          affect the timing, strength and direction of the community's growth.

          Planning Area

          A City's problems are not always confined to its corporate limits. For this reason the City of
          Fairhope and an area approximately one mile outside of its corporate limits was chosen as the
          Planning Area, or the geographic area of study for this Comprehensive Plan (Figure 2). The
          designation of the Planning Area is in recognition of the fact that the entire area is one physical,
          social and economic entity. The City also hasthe legal authority to control the subdivision of land
          in this area, as well as the possibility to annex it sometime in the future. Proper utilization of either
          of these powers requires in-depth information about this entire area.

          Planning Period

          The planning period chosen is twenty years, from 1990 to 2010. This time frame was chosen
          because meaningful planning proposals could be developed for that.length of time. The 1990 U.S.
          Census data was often used when more recent data was unavailable. A shorter span of time, six
          years, is given more specific attention in the plan, since short-run decisions generally have a great
          effect upon long-range developments. Both the short and long-range periods are important to the
          plan's ultimate purpose.






                                                              3











                          FIGURE 2


                   PLANNING AREA
                          FAIRHOPE                                                                                                                  .....       ..........  .......            ------
                               1994



                                                                                                                                 .... .........                              ........       t  .....   ........


                                                                                                                           98



                                                                                                                                           teak





                                                                                 PLANNING AREA

                                                                                                                                                                          2
                                                                                 CORPORAIE LUAM-                       98






                                                                                                                      FAORt"OPIE

                                                                                                                                                   46.

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                   So    urce: South Alabama Regional Planning Commission


                                                                                                                 4









                                   SOCIO-ECONOMIC CHARACTERISTICS




          POPULATION ANALYSIS


          Introduction


          Examination of the recent trends in population change in Fairhope and Baldwin County reveals
          much about the community and context area, especially when these trends are compared to the
          growth and development of the economic factors affecting the community. This information is
          used in formulating an effective comprehensive plan and public policies.

          To understand the growth and development of Fairhope, an analysis of - the population
          characteristics and economic conditions is necessary. Knowledge of these factors affords some
          ins ight into the future.   This section of the plan focuses on population change and the
          population's characteristics. The economic wen-being of the community is analyzed through
          educational attainment of its citizens, income, poverty status, and employment characteristics.

          Population Trends

          Historically, Fairhope's population continues to increase, although the recent rate of growth has
          not been as significant as from 1940 to 1960. Starting with 1940, the highest increases occurred
          from 1940 to 1950 (81.8 %) and from 1950 to 1960 (44.8%), which continued until the growth
          slowed down from 1960 to 1970 (17.7%). Fairhope's population increased 27.6 percent from
          1970 to 1980 and 16.2 percent from 1980 to 1990. Compared to the county as a whole, during
          the 1980-1990 period, Baldwin County showed a higher rate of growth (25.1%) than did
          Fairhope. In 1990, there were 8,485 persons residing in Fairhope. From 1990 to 1992 both
          Fairhope and Baldwin County experienced significant growth, with Fairhope exceeding the
          County at 9.3 percent compared to 8.2 percent. Population growth rates are shown for Fairhope
          and Baldwin County's other incorporated areas in Figure 3. With respect to population, Fairhope
          is the second largest municipality in Baldwin County. The population trends are depicted in
          Table 1.


          Fairhope's assets and quality of life have recently been catalogued in national news publications,
          and these occurrences can only serve as additional catalysts for growth. Fairhope was cited by
          Money Magazine's annual guide to retirement communities [February, 1994] as one of the top
          desirable retirement communities in the nation. Additionally, in the following month [March,
          1994], Fairhope was the primary focus of the New York Times Travel Section. Given the
          national recognition, Fairhope will undoubtedly experience continued increases in population,
          particularly within the retiree segment of the population.






                                                            5











                                        FIGURE 3


                            POPULATION AND GROWTH RATES
                            BALDWIN COUNTY MUNICIPALITIES
                                         1980-19%

          12    231%


                                      % INDICATES 80-90 GROWTH RATE
          10


                       16%


                             4%

                            'ZLZZ
     z                ........                          80-90 POP GROWTH
     0
                                                        1980  Pop
           6-
                                    23%                 NOT APPLICABLE
     J
        0  4-
     (L
               .........                  142%


                                                 4%
     (L

                                                               44%
                                                                           -11%
                                                                      2%         -7%
                                                                   V1 7
           0--                                                        1

                 Uj     Uj    Uj           co                         Uj
                                                 Uj
                 z      CL          Uj     Uj                  Uj     -j
                 3:     0     LU    -1     a:                  -j
                 CL     3:    z     0      0            LLI    x
                        cc          LL           V)     in     0            W
                                                                      Uj
                                           Cf)          LLJ                 >     W
                                           LL           0             2     j
                        LL                 -j    LU     z             P-    V)
                              M                  M      <             D
                                           0     0      x             0
                                                        0


       Source: Alabama Municipal Data Book, 1993

       NOTE: Spanish Fort is not included as it was not incorporated until 1994.




                                            6











                                                         TABLE I


                                                 POPULATION TRENDS
                                         FAIRHOPE AND BALDWIN COUNTY
                                                         1930-1990



                                    Fairhove                       Baldwin County            Fairhove as a
              Year         Population      % Chan2e            Povulation % Chanee           % of County

              1930            1,549                              28,289           ---               5.5
              1940            1,845            19.1              32,324        14.3                 5.7
              1950            3,354            81.8.             40,997        26.8                 8.2
              1960            4,858            44.8              49,088        19.7                 9.9
              1970            5,720            17.7              59,382        21.0                 9.6
              1980            7,299            27.6              78,556        32.3                 9.3
              1990            8,485            16.2              98,  280      25. 1                8.6

                                          % Change                          % Change
                                           Since 1990                        Since 1990


              1992            9,277              9.3             106,349         8.2                8.7


         Sources:      U.S. Census, 1930-1990, Summary Tape File 1A
                       Calculations, South Alabama Regional Planning Commission




         Factors Influencing Growth

         There are three basic factors which directly influence the population growth of a community: (1)
         natural increase (births minus deaths); (2) migration (movement into or out of a community); and,
         (3) annexation (increasing or decreasing the community land area and thus, adding to or subtracting
         from the resident population of that area).

         By applying the birth and death rates compiled by the Alabama Center for Health Statistics for
         Fairhope, the change in population from 1980 to 1990 due to the birth-death process was negative
         0.5 percent. As Table 2 shows, there was a natural occurrence of the number of deaths exceeding
         the number of births by 6.





                                                              7







          Thus, considering only natural forces, the.City of Fairhope would have experienced a population
          decrease of 6 persons or a total of 7,293 in 1990. However, the City's actual population of 8,485
          represented an increase of 1,192 persons. This was primarily due to in-migration. In this same
          period, the County had a net in-migration of 14,491 persons.

          Annexation has also been a component of Fairhope's population increase. Recent annexations to
          the north, including the subdivisions of Rock Creek and the Woodlands, and lots throughout
          Montrose, have added significantly to the City's total land area without producing major increases
          in population. As these subdivisions develop, increases in populations will be experienced. Due
          to the relatively low population densities in areas just outside of the corporate limits, it is unlikely
          that annexation will be a major factor in significantly altering Fairhope's future population levels.
          Presently there is a moratorium on annexation which has been an ongoing occurrence in areas
          contiguous to the north and southeast corporate limits in recent years.



                                                         TABLE 2


                                                  MIGRATION TRENDS
                                         FAIRHOPE AND BALDWIN COUNTY
                                                         1980-1990


                                                               Fairhove                      Baldwin County

          1980 Population                                         7,299                           78,556
          Total Births                                            1,221                           13,1@32
          Total Deaths (Minus)                                    .1,227                          -7,899
          Natural Increase                                             -6                         +5,233
          Expected 1990 Population
          (1980 Population Plus Natural Increase)                 7,293                           83,789
          Actual 1990 Population                                  8,485                           98,280
          Population Gain from Migration
          (Actual 1990 Population Minus
          Expected 1990 Population)                               +1,192                          +14,491



          Sources:     1980 and 1990 U.S. Census of Population, Summary Tape File 1A
                       Alabama Municipal Data Book 1993
                       Alabama Center for Health Statistics










                                                              8







         Age

         The 1990 U.S. Census of Population indicates that the median age of Fairhope's population was
         40.3. In 1980, the median age was 37.1 years, indicating that the population is getting older.
         Approximately 27.2 percent of the population was between the ages of 25 and 44 in 1990. This
         group is generally referred to as the most economically productive age group. The age group
         between 5 and 24 comprised 23.6 percent of the total population. Historically, there has been a
         decrease in this age group from 27.6 percent of 1980's population. Senior Citizens, those persons
         who are 65 years and older, comprised 23.1 percent of the total population, and have increased from
         20.8 percent in 1980.

         Figure 4 presents age group comparisons for 1980 and 1990. Generally, Fairhope's population has
         been aging and has fewer children. Given the general population trend and Fairhope's social
         environment, this population profile is expected to continue in the near future.




                                                    FIGURE 4


                                 PERCENT DISTRIBUTION BY AGE GROUP
                                                    FAIRHOPE
                                                   1980 and 1990
               25                                                                                   23.1

                                                                                                 20.
              .20-                                    1980 M 1990

           Z   15-              13.        14.2       13.7          14.4
           LU                        2.8                  2.8                         12.7
           0                                    0.8              10.           10.3       9.9
           2,  10-                                                          8.4
           Uj
           CL             5.9
                 5


                 0

                                                                          <
                                                                         N bo**



                                                    AGE GROUP
                                   41








                                            J*V
                                         4b






         Source: U.S. Census, 1980, 1990, Summary Tape File 1A


                                                          9







          Sex

          The population composition by age and sex is shown on Figure 5. Fairhope and Baldwin County
          were very similar in composition for all of the age groups, with a greater number of females in all
          age groups from 35 years old and up. The largest percentage of both males and females were in
          the 65 years and older age group, representing 9.1 and 14.0 percent, respectively. The 1990 Census
          shows that females represented 54.2 percent of the population of Fairhope. Only 36.8 percent of
          all females were in the childbearing age groups, between 15 and 44 years of age. Males comprised
          45.8 percent of the total population, the majority being between 5 and 44 years old, or 53.6 percent
          of the total males.




                                                      FIGURE 5


                  PERCENT DISTRIBUTION OF POPULATION BY SEX AND AGE GROUP
                                       FAIRHOPE AND BALDWIN COUNTY
                                                          1990

                                             FAIRHOPE L-.*-J BALDWIN COUNTY


                 65 & OVER                             .......                     1777777777=


                          55-64-
         it
         UJ               45-54-

         z                                                   ..............
                          35-44-


                                                                      7 7 7TT7-rrM
                          25-34-                                     .......... sw*A@94***4 ........
         0

                          15-24-
         LU
                                                              ...........
                             5-14-                                             .....


                    UNDER 5
                                  15.0 .10.0            5.0       0.0        5.0       10.0       15.0
                                                    MALE                           FEMALE

                                                       PERCENTAGE


          Source: U.S. Census, 1990, Summary Tape File 1A


                                                           .10









          Racial Composition

          Fairhope is significantly populated by whites. In 1990 there were 580 Blacks living within Fairhope
          and 55 persons of other races. These represented only 6.8 and 0.7 percent of the total population,
          respectively. Table 3 shows the breakdown of the City's population by race and sex in 1990.




                                                          TABLE 3


                                           POPULATION BY RACE AND SEX
                                                         FAIRHOPE
                                                              1990



          PoRulation                   Total                White                 Black               Other

          Number                       8,485                 7,850                 580-                  55
          Percent                      100.0                  92.5                 6.8                   0.7


          Male
          Number                       3,889                 3,605                 261                   23


          Female
          Number                       4,596                 4,245                 319                   32


          Source:     U.S. Census, 1990, Summary Tape File 1A
                      Calculations, South Alabama Regional Planning Commission





          Matital Status


          Figure 6 outlines the marital status of Fairhope's residents who were 15 years or older in 1990.
          Married persons totaled 59.5 percent; 1.5 percent were separated; 11.2 percent were widowed; 9.6
          percent were divorced; and 17.9 percent had never married. More females were divorced, widowed
          and separated than males, who outnumbered females only in the never-married category.











                                                         FIGURE 6


                                           MARITAL STATUS AND SEX OF
                                        POPULATION 15 YEARS AND OVER
                                                        FAIRHOPE
                                                             1990


                   2500


                                                            SEX                              2069 2061
                   2000    ..................       MALE E2 FEMALE             .............
              z
              0
                    10UV                                               ......................




              9L   1000     ...........................................................
              0                                                      672
              CL             647    586
                     500                  .......... 426 ..........        .................
                                              233 M
                                                                              34     68
                                                                                --d7,777-77A
                        0-





                                                   MARITAL STATUS



          Source: U.S. Census, 1990, Summary Tape File 1A

          Households


          Over eighty-three percent of the population resided in family households, the maj    ority of these being
          married couple families. Non-family households comprised the remaining 14.4 percent of the
          population in households and only 2.2 percent resided in group quarters. In this latter category, 76.5
          percent were 65 years old or older. Refer to Table 4 for detailed information.

          The 3,550 households in Fairhope had an average of 2.34 persons per household, as indicated in
          Table 5. Over 37.5 percent of the households contained two persons. Another 29.1 percent
          contained only one person. The remaining households contained 3 (14.1%), 4 (12.3%) and 5 or
          more (7.0%) persons.


                                                              12












                                                    TABLE 4


                         PERSONS BY HOUSEHOLD TYPE AND RELATIONSHIP
                                                    FAIRHOPE
                                                       Mo



         Household Type/RelationshiR                           Persons              Percent

         Total Population                                       8,485                 100.0
         Total Population In Households                         8,298                  97.8

         In Family Households:                                  .7,076                 83.4

               Householder                                      2,428
               Spouse                                           1,995
               Other Relatives                                  2,589
               Non-Relative                                         64


         In Non-Family Households:                              1@222                   14.4

               Householder Live Alone                           1,032
               Householder Not Alone                                90
               Non-relative                                        100

         In Group Quarters:                                        187                   2.2

               Institution                                         187                   2.2
               Other                                                  0




         Source:      U.S. Census, 1990, Summary Tape File 3A











                                                         13











                                                           TABLE 5


                                     HOUSEHOLDS BY PERSONS IN HOUSEHOLDS
                                                          FAIRHOPE
                                                             1990



                                                                     Households
           Persons per-Household              Number                  Persons             Percent

           1 Person                              1,032                 1,032                 29.1
           2 Persons                             1,332                 2,664                 37.5
           3 Persons                               502                 1,506                 14.1
           4 Persons                               437                 1,748                 12.3

           5 Persons                               167                    835                  4.7

           6 Persons                                55                    330                  1.6

           7 or More Persons                        25                    183                  0.7

           TOTAL                                 3,550                 8,298                 100.0

           AVERAGE PERSONS           HOUSEHOLD                           2.34



           SOURCE:           U.S. Census, 1990, Summary Tape File 3A





           Population Projections

           The provision of adequate public facilities in the future is dependent upon making accurate
           population projections. The existing and further development of Fairhope's economic, physical and
           social facilities and services for both retirees and people of other ages is an influential factor.

           A number of methods may be employed to estimate and project the future population of Fairhope.
           Each method that is used is briefly described.









                                                               14









         Method I - Growth Rate


         Two basic assumptions underlie this method. They are (1) the future population of Fairhope is
         independent of Baldwin County; and (2) the 1970-1990 growth rate of Fairhope's population will
         continue into the future.


         As noted previously, Fairhope experienced a 27.6 percent increase in population from 1970 to 1980
         and a 16.2 percent increase from 1980 to 1990. The average 10 year growth rate of 21.9 is applied
         to the 1990 population to obtain the year 2000 projection. With the assumption that this growth rate
         will remain constant, it is subsequently applied to the year 2000 projection in order to obtain. the
         year 2010 estimate. Figure 7 graphically displays these projections.



                                                     FIGURE 7*

                               GROWTH RATE POPULATION PROJECTIONS
                                                    FAIRKOPE
                                                      1970-2010



                 13,500   ................................................................
                                                                                12,608



                 11,500   ....................................   :......... ................

                                                                    10,3
            z
            0    9,500    .................................... ...................

                                                         8,48
                          ..................  7.2.9  ........................................
            0    7,500


                                  5.72
                 5,500    ..............................................................


                 3,500,          1970        1980       1990       2000        2010

                                                        YEAR



          Source:     U.S. Census, 1980, 1990
                      Projections, South Alabama Regional Planning Commission


                                                          15







            Method 2 - Stepdown Technique

            Another technique for projecting population for small areas is a "step-down" from larger area
            projections. In this case, the larger area is Baldwin County. This technique reverses the
            assumption of the previous method in that, to a large extent, it ignores the independence of the
            smaller area and determines the population growth by the growth pattern of the larger unit.

            Technically, the step-down technique consists of deriving the smaller area population level as a
            function of the larger area projection through a ratio. Thus, the key elements are the projections
            for the larger area and the ratio which is expressed as a percentage of the larger area@s population.

            In 1970, Fairhope represented 9.6 percent of Baldwin County's population; by 1980 Fairhope had
            dropped to 9.3 percent of that of the County and by 1990 to 8.6 percent of the County. Thus,
            Fairhope decreased as a proportion of the County by an average of 0.5 percent for each ten-year
            period.

            Applying this rate of decrease to the future, one could expect Fairhope to represent 8.1 percent
            of the County's population by 2000 and 7.6 percent by 2010. Baldwin County's population
            projections, which are included in the County Development Plan, are based upon historical data.
            Due to the relatively small increase in population from 1960 to 1970, compared to that of 1970
            to 1980 and 1980 to 1990, the County's and Fairhope's population projections include three
            trends, "A" being the most moderate 1950-1990 trend; "B" still including the flattening effect of
            1960 data, the 1960 - 1990 trend and "C" being the 1970 - 1990 trend; reflecting the population
            boom in the 1970's. Table 7 shows      these calculated County projections and applies these rates
            to develop Fairhope's projections.

            Me  thod 3 - Regression Analysis

            Regression analysis of Fairhope's population figures from 1960 to 1990, indicates that Fairhope
            will continue to grow. Population projections for the year 2000 are 9,750 and for the year 2010,
            10,950, as shown on Figure 8. As these figures represent the middle projection of the three
            methods, they will be used in this Comprehensive Plan for projecting the demand for future
            housing and other community facilities.

            The three methods of population projection are illustrated in Figure 9. The space between the
            lines indicates the area of probability of the future growth of Fairhope. The B trend (1960-1990)
            of the stepdown method was used in this composite of population projections.











                                                              16











                                                TABLE 6


                       STEPDOWN TECHNIQUE POPULATION PROJECTIONS
                                               FAIRHOPE
                                                1980-2010




             Year                 Baldwin Counly           Proportion         Fairhope

             1980                         789556                9.3              7,299
             1990                         98@280                8.6              8@485
             2000                   A-  110,577                 8.1           A- 8@957
                                    B-  1139985                               B- 9,233
                                    C-  1179683                               C- 9,532


             2010                   A-  1229874                 7.6           A- 99338
                                    B-  12%689                                B- 9,856
                                    C-  137,086                               C- 109419



        Source:     U.S. Census, 1980 and 1990, Summary Tape File 3A
                    Projections, South Alabama Regional Planning Commission




















                                                     17










                                                FIGURE 8


                              HISTORIC AND PROJECTED POPULATION
                                      BY REGRESSION ANALYSIS
                                               FAIRHOPE
                                                1960-2010






                                                                                      10950
            11000-

                                                                           9750.

             9000                                               8485
       z
       0
                                                     729
             7000-

                                          572
       CL                      4858
       0     .5000


             3000                 -*-POPULATION                  PROJECTED TREND

             1000            19  60 19      170 19     180 19     190 20      100 20     110

                                                        YEAR





         Source:     U.S. Census, 1960-1990
                     Projections, South Alabama. Regional Planning Commission
                                                     7299
                                          57@2
                                358,
                                w__











                                                FIGURE 9


                              HISTORIC AND PROJECTED POPULATION
                                                FAIRHOPE
                                                 1960-2010





            14$000


            12,000   ...................................... .....


            10,000    ............................. .. .........

        U)
       -0                 .................. ...    8485 ............
        C    8,000    ....
        Cz
        W                                                                       Projection Method
        =3                                7299
        0    6,000   ............. .............................
                                  720                                               Growth Rate
             4,000     .........................................                    Stepdown
                                                                                    Regression

                            .....................................
             2,000---


             0,000
                              1970 1980 1990 2000 2010

       Growth Rate             5,720    7,299   8,485 10,343 12,608
       Stepdown                5,720    7,299   8,485   9,233    9,856
       Regression              5,720    7,299   8,485 .9,720 10,950

                                           Year
                                                  ..... ..... .

                                   ..........       8489 .........


                                          7299

                                 .. ...............
                                 @7@20




         Source:     U.S. Census, 1960-1990
                     Projections, South Alabama Regional Planning Commission

                                                       19








          ECONOMY



          Introduction


          In order to gain insight into Fairhope's present economic situation, it is essential to examine certain
          population characteristics such as educational attainment, labor force statistics, occupation, class,
          income of workers, and place of work. Trends in the community's business environment, the
          wholesale, retail, service and manufacturing trades, and other indicators of economic activity are also
          discussed. Current conditions are assessed on the basis of past economic trends of the City,
          comparisons with Baldwin County and the "balance" of the economy are examined in terms of
          employment figures.

          Single Tax Corporation

          Fairhope, incorporated initially as a single tax colony, has a unique economic history. The
          collection of a single rent on land funded the initial provision of public utilities, services and
          facilities. This has impacted Fairhope's present economy and land use. The Fairhope Single Tax
          Corporation (FSTC) presently owns approximately 4,300 acres, of which 2,500 acres are within the
          corporate limits. With approximately 170 members, the FSTC is Fairhope's largest land owner.

          Its historical economic impact on the City today is evident in the many municipal facilities and
          services, many of which are free to residents. All public utilities are municipal-owned, due to the
          foresight of the FSTC. These are operated as enterprises and discussed further in the Utilities
          section of this document. A revenue surplus is generated by these, enabling the City to function
          efficiently and maintain its economic viability, without exercising its authority to levy a tax on sales
          and lodging within its jurisdiction. The FSTC also functions as a civic organization, funding
          improvements and projects within the City, such as street paving, contributions to the Centennial
          Hall, etc.


          Education


          One crucial aspect of any City's economy is the educational attaim-nent of its citizens. This has a
          direct effect upon the income and types of employment which exist within a community. There is
          a direct correlation between the location of highly technical industries and a well-educated, highly-
          paid labor force.

          As Table 7 illustrates, Fairhope is generally above the County in educational attainment for persons
          25 years old and over. While only 41.4 percent of persons 25 years old and over in Baldwin
          County have had some education beyond the high school level, 56.2 percent of Fairhope's citizens
          have. Only 7.2 percent have attained less than a 9th grade education, compared to 9.9 percent of
          the County's population 25 years and over.





                                                             20












                                                      TABLE 7


                                        EDUCATIONAL ATTAINMENT
                                      FAIRHOPE AND BALDWIN COUNTY
                                                         1990


                                                      Fairhope                   Baldwin Counly
                                                Persons      Percent          Persons       Percent


          Less than 9th grade                    437            7.2             6@386           9.9

          9th to 12th grade, no diploma          645           10.6           1%923            16.9

          ffigh school graduate
            (includes equivalency)              1,588          26.0           2%544            31.8

          Some college, no degree               19453      -   23.8           129838           19.9

          Associate degree                       334             5.5            39062           4.7

          Bachelor's degree                     1@002         .16.4             7@079          10.9

          Graduate or professional               641            10.5            3,791           5.9
             degree

          TOTAL                                 61100         100.0           64fi23           100.0



          Source:   U.S. Census, 1990, Fairhope - Summary Tape File
                    Calculations, South Alabama Regional Planning Commission



          Income


          In reviewing Fairhope's economy, we must examine the population's buying power, or its personal
          wealth. It is one of the factors which is usually reflected in improved facilities and living
          standards. It is also an indicator of the deficiencies in these same units of society.

          Personal wealth is one of the major characteristics of the socio-economic structure of a community.
          Decisions on buying land, houses, retail goods and services are dependent upon the income of the
          populace. Such decisions, in turn, influence the various types of land use which prevail in a
          community.


                                                           21







           As Table 8 indicates, 7.3 percent of Fairhope's families earned less than $10,000 per year, and 32.2
           percent earned between $10,000 and $29,999 in 1990. Those with incomes between $30,000 and
           $49,999 represented 33.5 percent of the families and 27.0 percent had incomes over $50,000.

           It can be readily seen in Table 8 and Figure 10 that the median family income was noticeably higher
           in Fairhope than in Baldwin County; in fact, the median family income for citizens of Fairhope was
           18 percent more than that of the County residents.

           When Fairhope's family income distribution is compared to that of Baldwin County's in Figure 10,
           we find that in the lower income ranges, the two are somewhat similar except that the County's
           percentages exceed Fairhope's for families in the lower micome groups, but in the upper income
           groups, the City's families' incomes exceed those of the County's families. This difference correlates
           with the difference in educational attainment previously mentioned.




                                                          TABLE 8


                                                     FAMILY INCOME
                                           FAIRHOPE AND BALDWIN COUNTY
                                                             1989


                                                         Fairhove                    Baldwin County
              Income                               Families      Percent          Families      Percent


            Less than $ 5,000                            49          2.0              980           3.5
            $ 5000 - $9,9"                            132            5.3             1,790          6.3
            $10,000 - $14,999                         157            6.3             2,555          9.0
            $15,000 - $19,999                         198            8.0             2,856         10.2
            $20,000 - $24,9"                          270           10.9             3,129         11.1
            $25,000 - $29,999                         172            7.0             2,720          9.6
            $30,000 - $34,999                         220            8.9             2,321          8.2
            $35,000 - $39,999                         224            9.1             2,236          7.9
            $40,000 - $49,999                         383            15.5            3,443         12.2
            $50,000 - $59,999                         225            9.1             2,274          8.0
            $60,000 - $74,999                         188            7.6             1,909          6.8
            $75,000 - $99,999                         108            4.4             1,142          4.0
            $1009000 - $124M9                            88          3.6              443           1.6
            $125,999 - $149,999                           7          0.3              179           0.6
            $150,000 or more                             49          2.0              283           1.0
            TOTAL                                     2,470        100.0            28,260         100.0
            Median Family Income in 1989:                    $35,613                        $30,199


           Source:         U.S. Census, 1990, Summary Tape File 3
                           Calculations, South Alabama Regional Planning Commission



                                                              22












                               FIGURE 10


                          FAMILIES BY INCOME
                      FAIRHOPE AND BALDWIN COUNTY
                                 1989









                                                  27.0
     LLJ   $50,000 AND   OVER
     0                                                       40.5
          $25,000 TO $495999                               37.9
     z

                                             1-@. 9
          $15,000 TO $242999                  21.3

                                                       FAIRHOPE
                                       11.6
     U-     $59000 TO $1459.99            15.3
                                                       BALDWIN COUNTY
                UNDER $5,0   00  0
                              1.3.5

                              0     10      20     30      40     50

                                       PERCENT OF FAMILIES















     Source: U.S. Census, 1990

                                  23







          Table 9 shows that the median household income was lower than that of family income. In 1989
          median household income in Fairhope was $28,824, which exceeded the County's level of $25,712.
          Of all 3,550 households in Fairhope, 15.6 percent had incomes less than $9,999. This is slightly
          smaller than that of the County's households (16.9%). In the upper income ranges, 21.0 percent of
          Fairhope's households earned $50,000 or more, compared to 18.1 percent of the County's
          households. Generally, Fairhope's households' incomes were also higher than Baldwin County's.




                                                          TABLE 9


                                                  HOUSEHOLD INCOME
                                          FAIRHOPE AND BALDWIN COUNTY
                                                             1989


                                                          Fairhove                 Baldwin County
              Income                             Households      Percent        Households Percent


            Less than $ 5,000                         217            6.1             2;556          6.9
            $ 5,000 - $9,999                          337            9.5             3,704         10.0
            $10,000 - $14,9"                          337            9.5             4,001         10.8
            $15,000 - $19,999                         320            9.0             3,927         10.6
            $20,000 - $24,9"                          401           11.3             3,853         10.4
            $25,000 - $29,9"                          241            6.8             3,297          8.9
            $30,000 - $34,9"                          295            8.3             2,741         .7.4
            $35,000 - $39,9"                          227            6A              2,445          6.6
            $40,000 - $49,9"                          430           12.1             3,816         10.3
            $50,000 - $59,9"                          241            6.8             2,482          6.7
            $60,000 - $74,9"                          209            5.9             2,037          5.5
            $75,000 - $99,9"                          146            4.1             1,222          3.3
            $100,000 - $124,999                          92          2.6               445          1.2
            $125,999 - $149,999                           7          0.2               185          0.5
            $150,000 or more                             50          1A                333          0.9

            TOTAL                                     3,550        100.0            37,044         100.0
            Median Household Income in 1989:              $28,824                            $25,712


          Source:         U.S. Census, 1990, Summary Tape File 3 for percent distribution
                          U.S. Census, 1990, Summary Tape File 1 total household count



          Per capita income is another useful and comparative tool. In 1989, the per capita income for
          Fairhope residents was $14,987. In Baldwin County, the per capita income was $12',275.



                                                              24








          Table 10 presents 1989 per capita income for the eleven incorporated areas of Baldwin County,
          in which Fairhope ranked fourth, behind Daphne, Gulf Shores and Orange Beach.




                                                      TABLE 10


                                              PER CAPITA INCOME
                                   BALDWIN COUNTY AND MUNICIPALITIES
                                                         1989        Per Capita
                                    Municipality                    Income 1989

                                    Daphne                              $17,471
                                    Guff Shores                         17,414
                                    Orange Beach                        16,512
                                    Fairhope                            14,987
                                    Baldwin County                      12,276
                                    Silverhill                          10,314
                                    Loxley                                9,741
                                    Fairhope                              9,531
                                    Foley                                 9,498
                                    Summerdale                            99470
                                    Bay Minette                           8,901
                                    Elberta                               8,480



           Source: U.S. Census, 1990, Summary Tape File 3A




        Table 11 summarizes the historical change in Fairhope's per capita income, household income and
        family income from 1979 to 1989. Consistently, as a percentage of the total, all lower level income
        groups declined while higher level income groups increased in this time period. The median household
        and family incomes increased significantly, as did the per capita income.








                                                           25













                                                                   TABLE 11


                                                        INCOME CHARACTERISTICS
                                                                  FAERHOPE
                                                                 1979 and 1989


                                                              1979                         1989
           HOUSEHOLD INCOME                           Number Percent              Number Percent                      % Chanee

           Less than   $5,000                           352          12.2           216            6.1                   -38.6
           $5,000-     $9,999                           465          16.1           337            9.5                   -27.5
           10,000-     $14,999                          537          18.6           337            9.5                   -37.2
           15,000-     $19,999                          448          .15.5          320            9.0                   -28.6
           20,000-     $24,999                          355          12.3           401           11.3                   +13.0
           25,000-     $29,999                          289          10.0           241            6.8                   .16.6
           30,000-     $34,999                          193            6.7          295            8.3                   +52.8
           35,000-     $39,M                             98            3.4          227            6.4                   +131.6
           40,000-     $49,999                           90            3.1          430           12.1                   +377.8
           50,000-     $74,999                           35            1.2          451           12.7                +1,197.1
           75,000+                                       26            0.9          295            8.3                +1.034.6

           TOTAL                                      2,988          100.0         3,550          100.0

                    Median Household Income:                  $15,956                   $28,824                          +80.6

           FAMILY INCOME


           Less than   $5,000                            88            4.2            49           2.0                   -44.3
           $5,000-     $ 9"                             251          11.9           129            5.3                   -48.6
           10,000-     $14,999                          392          18.6           153            6.3                   -61.0
           15,000-     $19,999                          366          17A            194            8.0                   -47.0
           20,000-     $24,9"                           326          15.5           265           10.9                   -18.7
           25,000-     $29,999                          278          13.2           170            7.0                   -38.8
           30,000.     $34,999                          171            8.1          216            8.9                   +26.3
           35,000-     $39,999                           93            4A           221            9.1                   +137.6
           40,000-     .$49,999                          80            3.8          376           15.5                   +370.0
           50,000-     $74,999                           34            1.6          405           16.7                 +1091.2
           75,000+                                       27            1.3          250           10.3                   +825.9

           TOTAL                                      2,106          100.0         2,428          100.0

             Median Family Income:                          $19,360                     $35,613                          +84.0

           PER CAPITA INCOME                          $7,478                     $14,987                                 +100.4




           Source: U.S. Census, 1980 & 1990, Summary Tape File 3




                                                                        26








         Poverty

         In 1990, there were 840 persons determined by the U.S. Census to have incomes below the poverty
         level, or 9.9 percent of Fairhope's total population, as shown in Table 12. One quarter of those were
         children, 11 years old or younger and 16.7 percent were senior citizens.




                                                      TABLE 12


                              PERSONS     WITH INCOME BELOW POVERTY LEVEL
                                                      FAIRHOPE
                                                         1989


                                                                 Number                  Percent


                        Under 5 years                               80                     9.5
                        5 years                                       0                    0.0
                        6-11 years                                  136                    16.2
                        12-17 years                                 83                     9.9
                        18-64 years                                 401                    47.7
                        65-74 years                                 77                     9.2
                        75 years and over                           63                   -7.5
                        TOTAL                                       840                   100.0



          Source:    U. S. Census, 1990, Summary Tape File 3




          Labor Force


          Employment typically generates population growth as well as provides a source of income for the
          purchase of homes, retail goods and local services. In addition, the businesses which provide
          employment generate revenues, which support governmental services.

          Civilian Labor Force


          Fairhope's labor force, like that of other Baldwin County municipalities, has relied primarily on the
          private sector for employment.

          The labor force of an area is, by definition, persons 16 years old or over, who are employed or are
          actively seeking employment. In 1990, the City's labor force totaled 3,828, representing 96.2
          percent of the total civilian labor force and 79.5 percent of the City's population between 16 years
          and 65 years old. This was 45.1 percent of the City's total 1990 population. This is similar to the
          County's breakdown, 'except that Fairhope had fewer unemployed females in the labor force than
          did Baldwin County.



                                                           27







            From 1980 to 1990, the growth of Fairhope's civilian labor force outpaced that of its population.
            While the population increased by 16.2 percent during that period, the civilian labor force grew 23.8
            percent, from 3,092 in 1980 to 3,828 in 1990. Table 13 presents a comparison of 1990 civilian
            labor force by sex for Fairhope and Baldwin County.




                                                                TABLE 13


                                                  CIVILIAN LABOR FORCE BY SEX
                                                 FAIRHOPE AND BALDWIN COUNTY
                                                                    1990


               e ra                                                                                          Fairbope as
            Labor Force                               Fairhove                   Baldwin County              a Percent of
             Status                              Number      Percent            Number       Percent         the County

            Civilian Labor Force                 -3,828        100.0             45,480        100.0             8A
                 Employed                        3,683         96.2              43,005        94.6              8.6
                 Unemployed                         145         3.8                2,475         5.4             5.9
                 Not in Labor Force              3,078         N/A               30,237        N/A               10.2

            Male                                 1,984         100.0             24,838        100.0             8.0
                 Employed                        1,889         95.2              23,796        95.8              7.9
                 Unemployed                          95         4.8                1,042         4.2             9.1
                 Not in Labor Force              1,111         N/A               11,183        N/A               9.9

            Female                               1,844         100.0             20,642        100.0             8.9
                 Employed                        1,794         97.3              19,209        93.1              9.3
                 Unemployed                          50         2.7                1,433         6.9             3.5
                 Not in Labor Force              1,967         N/A               19,054        N/A               10.3

            N/A - Not Applicable




            Source: U.S. Census, 1990, Summary Tape File 3A


            Occupation and Class of Worker

            As shown in Table 14, the majority of Fairhope's 1990 labor force was employed in two major
            occupational groupings.         They were technical, sales and administrative support occupations
            (33.9%) and managerial and professional specialty occupations (31.7%). These two occupational
            groupings represented 65.6 percent of Fairhope's employed labor force, but only 52.1 per-cent of
            the County's employed labor force. Fairhope's labor force was primarily white collar workers.
            Professional specialty was the single largest occupational category,'followed by administrative
            support occupations, including clerical. In 1990, the largest percentage of the County's labor
            force was employed in technical, sales and related support occupations (29.8%) followed by
            managerial and professional specialty occupations (22.3%).



                                                                     28













                                                                        TABLE 14


                                     OCCUPATION OF EMPLOYED PERSONS 16 YEARS AND OVER
                                                      FAIRROPE AND BALDWIN COUNTY
                                                                            1990
                                                                   Fairbove                Baldwin Coun                    Falrhope
                                                                                                          -tv             as a Percent
                                                                Number Percelt            Number      Percent             of County

         Managerial & Professional
         Specialty Occupations


           Executive, administrative &
           managerial occupations                               546        14.8           4,745          11.0                 11.5
           Professional specialty                               624        16.9           4,843          11.3                 12.9

         Technical, Occupations Sales &
         Administrative Support Occupations


           Technicians & related support
           occupations                                          143         3.9           1,224           2.8                 11.7
           Sales occupations                                    533        14.5           5,954          13.8                   8.9
           Administrative support occupations,
           Including clerical                                   571        15.5           5,663          13.2                 10.1

         Service Occupations


           Private household occupations                          6         0.2             261           0.6                   2-3
           Protective service occupations                       35          0.9             538           1-3                   6.5
           Service occupations, except
           protective & household                               463        12.6           4,777          11.1                   9.7

         Farming, Forestry & Fishing
         occupations                                            85          -2.3          1,531           3.6                   5.6


         Precision Production, Craft &
         Repair Occupations                                     349         9.5           5,821          13.5                   6.0


         Operators, Fabricators & Laborers


         ï¿½ Machine operators, assemblers &
           inspectors                                           141         3.8           3,549           8.3                   4.0
         9 Transportation & material moving
           occupations                                          104         2.8           2,491           5.8                   4.2
         ï¿½ Handlers, equipment cleaners,
           helpers, & laborer                                   83          2-3           1,608           3.7                   5.2

         TOTAL                                                3,683       100.0           43,005         100.0


         Source: U.S. Census, 1990, Summary Tape File 3





                                                                              29







          Table 15 indicates that Fairhope's and Baldwin County's working populations          were composed
          overwhelmingly of private wage and salary workers, at 70.8 percent and 72.9 percent, respectively.
          Local government workers comprised 6.7 percent and total government employees (local, state, and
          federal) represented 13.1 percent of Fairhope's employed. The self-employment rate was 8.9 percent
          and there were 20 unpaid family workers. The County had a comparable breakdown of class of
          workers.




                                                       TABLE 15


                      CLASS OF WORKER OF EMPLOYED PERSONS 16 YEARS AND OVER
                                        FAIRHOPE AND BALDWIN COUNTY
                                                           1990



                                                                Fairhove               Baldwin County
                                                           Number      Percent        Number       Percent


          Private for profit wage
           and salary workers                                2,609                     31,348        72.9

          Private not-for-prorit wage
           and salary workers                                 242         6.6          2,121         4.9
          Local government workers,                           247         6.7          2,465         5.7
          state government workers                            125         3.4          1,916         4.5
          Federal government workers                          ill         3.0          1,265         2.9.
          Self-employed workers                               329         8.9          3,638         8.5
          Unpaid family workers                                20         0.6             252        0.6
          TOTAL                                              3,683       100.0         43,005       100.0



          Source:    US. Census, 1990, Summary Tape File 3.


          Place of Work

          Over one-third (39.9%) of all Fairhope's workers, 16 years and over, were employed in Fairhope as
          shown in Table 16. There are several possible explanations for this. The types of businesses located
          in Fairhope matched and employed many of the skills. of the local labor force, however the size of
          the local labor force exceeded the employment opportunities in Fairhope.






                                                             30












                                                   TABLE 16


                                         "AT PLACE" EMPLOYMENT
                                                   FAIRHOPE
                                                      1990



                      Living in a place:
                          Worked in place of residence                           1,462
                          Worked outside place of residence
                                                                                 2,206

                      Not living in a place                                          0




        Source:    U.S. Census, 1990, Summary Tape File 3A





        A community's economic base is analyzed by examining its economy, to see whether it is more
        involved in exporting its goods and services or in servicing the local market. Obviously, if the
        economy is based primarily on exporting goods and services, -then money will flow into the
        community from the outside, which means that the economy will expand and grow. If, on the
        other hand, the economy is mainly concerned with serving the local market, then money will
        merely be recirculated and little if any real growth will take place. The important point to be
        recognized is that growth occurs when the number of firms which export their goods and services
        has increased.


        The types of major employers in Fairhope are diverse, encompassing from health care and service-
        based tourist lodging to technical light industrial applications. Some employ highly skilled  and
        commensurately paid workers while others employ minimum wage-type jobs, requiring little
        and/or no formal education and skills. These are listed in Table 17.















                                                        31














                                                         TABLE 17


                                                  MAJOR EMPLOYERS
                                                        FAIRHOPE
                                                            1994



                                                                                        Approximate
                   Employer                           Product/Service                  No. of Employees

             Thomas Hospital                          Health Care                           526
             Marriott's Grand Hotel                   Resort Lodging                        425
             Rohr Aero Services                       Engine Thrust Reversers                  56
             Poser Business Forms                     Printing                              150
             Emperor Clock Company                    Clock Manufacturing                   150
             City of Fairhope                         Miscellaneous                         130



          Source:        Eastern Shore Chamber of Commerce




          Since most U.S. Census business data is     compiled for places with a population over 10,000, an in-
          .depth look at Fairhope's economic base is limited.

          However, business licenses can provide some basic economic information. The City's business license
          fees are based on the type of business as well as the annual gross receipts. For those with high
          annual gross receipts, such as over $100,000 for retail merchants, a percentage is also included in the
          fee. This adjustable fee schedule is more closely tied to the annual business activity than a straight
          business license fee, thus incorporating the concept of sales tax into the license itself. Total licenses
          and permits generated $439,495 in revenues for the City in FY 1993, $403,158 in FY 1992, $371,643
          in FY 1991, $344,424 in FY 1990, and $315,823 in 1989. From FY 199,2 to FY 1993, revenues from
          licenses and permits increased 9.0 percent; 8.5 percent from 1991 to 1992; and, 7.9 percent from 1990
          to 1991, indicating overall growth in all sectors of the City's economy.

          The trend of municipal revenues from business, beer and liquor, and job licenses, as shown in Table
          18, reflects the increase in the number and volume of business activities. From 1990 to 1993, beer,
          liquor and job license revenues increased more significantly than those from business licenses.






                                                             32











                                                          TABLE 18


                                                    LICENSE REVENUES
                                                         FAIRHOPE
                                                          1990-1993



         Licenses                        1990         1991      Chanee         1M      Chanze         1993       Change

         Business Licenses             209,887      228,685       9.0       244,600        7.0'     257,611       5.3
         Beer & Liquor Licenses         10,786        9,849      -8.7          9,872       0.2       10,310       4A
         Job Licenses                    4,501        4,260      -5.4          5,667      33.0       10,528      85.8


         Source: City of Fairhope Annual Audits


         The Chamber of Commerce, which promotes economic development on the Eastern Shore,
         perceives that many of the new businesses seem to be oriented toward tourists (i.e., gift shops, art
         galleries and upscale boutiques). Also noticeable is the *increase in the number of restaurants
         serving lunch to these shoppers/tourists. Rents in downtown Fairhope which are directly related to
         the demand for space, are presently high.

         Tourism


         Fairhope is a City which attracts many retirees, a seasonal population and also travelers. The
         economic impact of tourism is two-fold. The direct benefits are the actual expenditures that the
         visitors make, from hotels, meals and retail purchases, to medical services. The recipients of these
         expenditures spend their income, thus producing an impact of more jobs, wages, and tax revenues.
         Total expenditures of tourists include those of visitors staying in paid accommodations (hotel/ inn/
         motel), those of visiting friends and relatives and those of day trippers or pass through visitors.
         Dollars spent by these tourists in locally-owned businesses stay in the community and Fairhope's
         downtown is comprised of many locally-owned small businesses.

         Lodging Inventory

         Currently (1994), the Fairhope Planning Area had four hotels/motels, six bed and breakfast inns,
         and eight short-term rental properties. The City does not charge a lodging tax. In order to assess
         the impact of this, an analysis of the existing and generated jobs in this business is necessary. The
         Grand Hotel is oneof the planning area's largest employers and also generates much of Fairhope's
         tourist, trade.


         Employment by Industry

         Professional and related services was by far the largest employment category in Fairhope,
         accounting for 23.7 percent of the employed work force in 1990. See Table 19. Retail trade, at
         16.8 percent, was the next largest category followed by manufacturing non-durable goods (7.7%),
         finance, insurance and real estate (7.2%) and personal services (7.0%).


                                                               33







           Fairhope's professional and related services sector represented a larger proportion of the City's total
           employment (23.7%) than did Baldwin County's, which totaled 18.3 percent. The City's pattern of
           employment by industry was similar to that of the County's, with retail trade representing a larger
           percentage of the County's employment (18.7%) than that of Fairhope's (16.8%).

           Fairhope's work force was and continues to be con             centrated in service-oriented industries.          in
           contrast, in Baldwin County, construction of non-durable and durable goods was the largest
           employment category (19.3%), followed by retail trade (18.7%), professional and related services
           (18.3%) and construction (8.1%).




                                                               TABLE 19


                                                   EMPLOYMENT BY INDUSTRY
                                                FAIRHOPE AND BALDWIN COUNTY
                                                                  1990


                                                                               Fairhove                 Baldwin County
                                                                         Number Percent                Number Percent



           Agriculture, forestry, & fisheries                                 70       1.9               1,525         3.5
           Mining                                                             29       0.8                  212        0.5
           Construction                                                     233        6.3               3,464         8.1
           Manufacturing, nondurable goods                                  284        .7.7              3,923         9.1
           Manufacturing, durable goods                                     182        4.9               4,384         10.2
           Transportation                                                   151        4.1               2,066         4.8
           Communications & other public utilities                          133        3.6               1,223         2.8
           Wholesale trade                                                  176        4.8               1,909         4.4
           Retail trade                                                     620        16.8              8,025         18.7
           Finance, insurance, & real estate                                267        7.2               2,422         5.6
           Business & repair services                                       181        4.9               1,627         3.8
           Personal services                                                258        7.0               1,983         4.6
           Entertainment & recreation services                                68       1.9                  732        1.7
           Professional & related services
              Health Services                                               345        9.4               2,614         6.1
              Educational services                                          242        6.6               2,743         6.4
              Other professional & related services                         282        7.7               2,483         5.8
           Public administration                                            162        4.4               1,670         3.9


           TOTAL                                                           3,683      100.0              43,005       100.0



           Source:      U.S. Census, 1990, Summary TapeFile 3





                                                                    34








         Manufactuying

         There are 18 manufacturing establishments in Fairhope. All     are major contributors to the City's
         economy. Employment for major manufacturing firms in the Fairhope area is presented in Table
         20. The diverse types of light manufacturing establishments help to promote a relatively well-
         balanced economy.      Manufactured products in Fairhope include aeronautical components,
         business/office forms and clocks.   On a larger scale, lumber and wood products and textile and
         apparel, the highest ranking basic industries in Baldwin County, are not located in Fairhope.



                                                     TABLE 20


                          MAJOR INDUSTRUMANUFACTURERS AND EMPLOYMENT
                                                     FAIRHOPE
                                                         1992



                          Industry                                    Ran2e of Emplo-yees


                      Cotten Offset Printing                                 1- 5
                      Emperor Clock Company                                 51-75
                      Fairhope Nut Processing                                   15
                      Fair Waters Co., Inc.                                  6-10
                      Fairhope Tile & Clay City Brick                        1- 5
                      Harbor Furniture Manufacturing                            35
                      Hoover Group, Inc.                                    16-20
                      Hy-Grade Valve                                         1- 9
                      Jones, Tom Pottery                                     1- 5
                      Marine Exhaust Systems of Alabama                      8-10
                      Poser Business Forms                                      70
                      Post Mark, Inc.                                        1- 5
                      Print-N-Press                                          1- 5
                      Rohr Aero Services                                        75
                      See Coast Manufacturing, Co.                              16
                      Sunbelt Fire Apparatus                                      8
                      TMS                                                    1 -  3
                      World Book-Childcraft International                    1 -  5



         Source:      South Alabama Regional Planning Commission





                                                          35







           Agriculture and Livestock

           Although it is impossible to calculate with precision the importance of agriculture to Fairhope, it
           is vital to Baldwin County's economy. Some of Fairhope's Planning Area and most of the outlying
           land south and east is vital agricultural land.

           In 1990, Baldwin County ranked second in the state in the production of wheat, third in production
           of soybeans and fifth in corn.

           Total farm and forestry products accounted for $73,404,000 of Baldwin County's economy in 1989.
           By 1990, however, total farm and forestry products cash receipts decreased by nearly one percent

           Approximately 7.9 percent of the City's developed land and 52.5 percent of the developed land in
           the urban fringe is devoted to producing soybeans, vegetables, cattle, fruit, potatoes, nursery crops,
           corn, pecans and milk.

           Some retail activity and services, also serve to support this fanning industry.

           Construction


           Along with the conventional      types of employment       we cannot ignore the development and
           construction sector of the labor force. Construction employment captured 6.3 percent of employed
           residents 16 years and older. This represents only a portion of the construction activity. The
           significant increase in municipal revenues from job licenses (134% from 1990 to 1993) also must
           be considered. Although the construction activity of resident construction workers also occurs
           outside Fairhope, building permit trends reflect the increase in this activity within the City, as shown
           in Table 21.


           The volume of residential building permits issued indicates not only that the construction sector of
           the economy is expanding, but also that subsequently, the retail sector will expand accordingly, to
           address the needs of the new reside   nts.


           Retail


           Retail trade represented 16.8 percent of the City's employment in 1990 and 18.7 percent of the
           County's. 'Me City has no sales tax, an indicator of retail activity.

           Conclusion


           Fairhope's extensive growth in the past decade has repercussions on all aspects of the City, socially,
           economically and physically. Evolving from a "bedroom community," with Colony control of the
           land use and subsequent growth, Fairhope has grown into a populated and commercially vital center.
           It is primarily a low-density residential community, attractive and desirable to both retirees and
           families alike. Limited light industry contributes to the economy, which is both stable and strong.
           Pressures are being felt for expanded commercial developments and more densely-developed
           residential areas. This must be balanced with its attractiveness and desirability to ensure that all of
           Fairhope's positive attributes are retained.

                                                             36












                                                        TABLE 21


                                             CONSTRUCTION ACTIVITY
                                                        FAIRHOPE
                                                         1986-IM



                        1986             32      Single family units
                                          7      Multi family units

                        1987             44      Single family units
                                          4      Multi family units

                        1988             63      Residential units                  1        Commercial
                                                                                    I        Industrial
                                                                                   41        Other


                        1989                     Single family units                3        Commercial
                                                 Multi family unit                  2        Industrial
                                                                                   39        Other


                        1990             68      Single family units                2        Commercial
                                                                                   34        Other


                        1991             83      Single family units                4        Commercial
                                           0     Multi family units                 1        Industrial
                                                                                   11        Other


                        1992            103      Single family units                5        Commercial
                                        203      Multi family units                 I        Industrial
                                                                                    5        Other


                        1993            147      Single family units                6        Commercial
                                                                                    2        Other


                        1994            189      Single family units               19        Commercial
                                         60      Multi family units                 2        Industrial
                                                                                    2        Other



          Source:       City of Fairhope and South Alabama Regional Planning Commission







                                                             37








                                                      HOUSING






         GOAL:                        Assure the availability of an adequate supply of housing to meet all
                                      residential needs of the City of Fairhope for all income levels.


         Objectives:                  Increase the supply of housing to provide 1,316 safe and affordable
                                      dwelling units of all types by 2010, to meet the housing needs for the
                                      projected population.

                                      Continue to eliminate substandard housing conditions and establish
                                      criteria for making structural and aesthetic improvements to existing
                                      housing and neighborhoods.

                                      Adopt land development regulations that facilitate the needed supply of
                                      residential land to accommodate the low and moderate income
                                      population. All proposed sites shall be reviewed on an individual basis,
                                      be compatible with surrounding land, uses, and be determined based on
                                      the zoning and public hearing processes and the availability of facilities.

                                      Throughout the planning period, allow sites for mobile home parks and
                                      manufactured homes. All proposed sites shall be reviewed on an
                                      individual basis, be compatible with surrounding land uses, and be
                                      determined based on the zoning and public hearing processes an       d the
                                      availability of facilities.

                                      Throughout the planning period, allow for group homes and foster care
                                      facilities licensed by the State. Any requests for such uses shall be
                                      reviewed on an individual basis, be consistent with state law, be
                                      compatible with surrounding land uses, and be determined based on the
                                      zoning and public hearing processes and the availability of facilities.

                                      Throughout the planning period, require the rehabilitation and
                                      conservation of the existing housing stock and provide the impetus for
                                      continuing neighborhood quality.

                                      When units are deemed to be substandard and beyond repair, the City
                                      should take appropriate action to have them demolished and removed.







                                                            39








          Introduction


          Ile Housing Element provides guidance in the (1) identification of existing and projected deficits
          in the housing supply; (2) analysis of housing trends and the cause, scope and nature of any housing
          problems; and (3) development of appropriate plans, programs and policies to achieve sound housing
          and a suitable living environment for all residents. Overall, it addresses needs which are fulfilled
          almost exclusively by the private sector, in view of the fact that the City builds no housing. The
          City's development regulations such as building codes help to guide the private sector in the
          development and construction of housing, but it is not involved directly in the maintenance of
          housing. The private sector is almost exclusively responsible for the operation and maintenance of
          the housing stock, whether owner-occupied or rental housing.

          The housing analysis utilized data from the 1990 U.S. Census of Population and Housing, building
          permit data gathered from the City Building Department and the survey of housing stock in
          conjunction with the land use survey conducted by the South Alabama Regional Planning
          Commission in the summer of 1994.


          This Element includes a summary of housing conditions, examining such special housing needs such
          as low to moderate income family housing, group homes, mobile homes, government supported
          housing, and special needs housing. The 1990 U.S. Census has established that the City of Fairhope
          had 3,550 households and 3,808 housing units.

          The latter part of the study deals with the.existing housing stock and its structural conditions.

          INVENTORY
          Ageof Housing

          Ile age of housing units, in any community, is significant only as it relates to other characteristics
          of the community's housing supply, especially the quality of the units. The age of an existing house
          may be a rough index of its conditions, but age alone will not measure the adequacy of the dwelling
          or its structural soundness. Fairhope has 191 dwelling units listed on the National Register of
          Historic Places. These have been restored and/or rehabilitated. However, a classification of houses
          by age is useful for correlation with other characteristics of the housing stock.

          In addition, the age of housing provides the basis for evaluating the need and prospects for
          rehabilitation, as opposed to the need for outright replacement, when age is analyzed. carefully in
          relation to such factors as the condition of housing and neighborhood stability.

          The 1990 U.S. Census indicated that there were 3,808 housing units in Fairhope. As shown in
          Table 22, approximately 14.5 percent of the housing units were constructed prior to 1939. Baldwin
          County, on the other hand, only had 6.0 percent of its housing stock that was over fifty years of age.
          Older structures if poorly maintained, are generally classified as substandard and become major
          contributors to neighborhood blight. It appears that Baldwin County's housing stock as a whole is
          younger than Fairhope's. The median year that structures were built was 1968 for Fairhope and
          1977 for the County, a nine year difference.


                                                            40












                                                             TABLE 22


                                                      AGE OF STRUCTURE
                                              FAIRHOPE AND BALDWIN COUNTY
                                                                1"o


                                                                            Fairhope                   Baldwin Counly
                   Year Structure Built                               Number      Percent           Number        Percent


                   1989 to March 1990                                   106          2.8             1,628           3.2
                   1985 to 1988                                         347          9.1             7,909          15.5

                   1980 to 1984                                         428         11.2            HIM             22.1

                   1970 to 1979                                         869         22.8            13,565          26.6

                   1960 to 1969                                         595         15.6             6,772          13.3
                   1950 to 1959                                         592         15.6             4,313           8.5

                   1940 to 1949                                         321          8.4             2,448           4.8

                   1939 or earlier                                      550         14.5             3,050           6.0


                                                                      3,808        100.0            50,933         100.0

           Median year structure built:                                     1968                            1977


           Source:        U.S. Census, 1990, Summary Tape File 3





           Type of Housing

           The majority of Fairhope's housing stock in 1990 was single family dwelling units, accounting
           for 78.0 percent of the total housing stock. Two or more unit structures accounted for 14.1
           percent, while mobile homes or trailers accounted for only 6.5 percent. When compared with
           Baldwin County, Fairhope's housing-types percentages were similar, with the exception that there
           was a higher percentage of multi-family units and particularly mobile homes in the County, as
           Table 23 illustrates.      Although 23.1 percent of the population was 65 years or older, the
           predominant housing type was single family units. The trend towards multi-family units and
           patio homes, increasing the overall density, will become stronger as the population continues to
           age.











                                                                  41











                                                                 TABLE 23


                                                            TYPE OF HOUSING
                                                  FAERHOPE AND BALDWIN COUNTY
                                                                     1990


                                                                      Fairhope                          Baldwin County
            Tym of Housine                                    Number           Percent               Number         Percent

            Single family units                                 2,972             78.0                32,378          63.6
            Two or more family units                             536              14.1                 9,208          18.1
            Mobile home                                          248               6.5                 8,821          17.3
            Other                                                   52             1.4                   526             1.0



            Source:            U.S. Census, 1990, Summary Tape File 1A
                               Calculations, South Alabama Regional Planning Commission





            Table 24 emphasizes the increasing trend toward multi-family units and mobile homes in housing
            the area's population. In order to accommodate this increasingly popular housing type in residential
            developments, suitable high-density residential districts and adequate space for mobile home parks
            and subdivisions must be provided.




                                                                 TABLE 24


                                             HOUSING UNITS BY TYPE OF STRUCTURE
                                                                 FAIRHOPE
                                                               1980 AND 1990


                                                      1980                             1990                     Percent Chanae
            Type of Structure                Number            Percent        Number         Percent              1980-1989


            Single-Family Units              2,62M               fW.0           2,972           78.0                 +13.0
            Multi-Family Units                  337              10.8             536            14.1                +59.1
            Mobile Homes                        163              5.2              248             6.5                +52.1
            Other                                 0              0.0               52             1.4                 +1.4
            TOTAL                            3,130             100.0           3,808           100.0                 +21.7



            Source:          U.S. Census, 1980 and 1990, Summary Tape File 1A
                             Calculations, South Alabama Regional Planning Commission





                                                                      42









         Tenure


         Some people in Fairhope, for their own economic and social reasons, prefer to rent whereas others
         choose to own their own homes. In order to determine whether the majority of Fairhope residents
         were owners or renters, an analysis of units by tenure was made.

         The 1990 U.S. Census indicated that 26.0 percent of Fairhope's units were rental units and 67.2
         percent were owner occupied, as shown in Table 25. Baldwin County had a lower percentage of
         owner occupied units (57.0%). Both Fairhope's and Baldwin County's population prefer to own
         homes, as illustrated in Figure 11.




                                                        TABLE 25


                                         HOUSING TENURE AND VACANCY
                                        FAIRHOPE AND BALDWIN COUNTY
                                                           1990


                                                         Fairhove                     Baldwin County
                                                    Number Percent                    Number Percent


         Owner Occupied Units                          2,550           67.2           29,025          57.0
         Renter Occupied Units                         990'            26.0             8,019         15.7

         Total Occupied Units                          3550            93.2           37,044          72.7
         Vacant Units                                   258             6.8           13,889          27.3

         Total Housing Units                           3,808          100.0           50,933          100.0



         Source:         U.S. Census, 1990, Summary Tape File 1A


















                                                             43










                                               FIGURE 11


                             TENURE AND VACANCY OF HOUSING UNITS
                                  FAIRHOPE AND BALDWIN COUNTY
                                                   1990







                100
                go                           FAIRHOPE             BALDWIN COUN'TY
                 @80         67.2%
                70-                   .57.0%
           Z    60-
           LU
           0    so-
           LU   40                                  26.0%                             27.3%
                30                                             15.7%
                20                                                          6.8%
                10-                ---
                   0-
                          OWNER                    RENTER                    VACANT
                           0 CCUPIED               OCCUPIED

                              HOUSING TENURE AND VACANCY









        Source:       U.S. Census, 1990, Sununary Tape File 1A

                                                    44







        Owner-Occupied and Renter-Occupied Dwelling Units

        Figure 1.2 depicts the 1990 U.S. Census data on housing tenure by race. A total of 2,560 or 67.2
        percent of the City's 3,808 housing units were owner-occupied. Only 3.1 percent-of the City's
        housing was owned by non-whites. Almost all (88.2%) of the housing units in Fairhope were
        occupied by whites, with only 5.0 percent being non-white, owners or renters. Also, 990 or 26.0
        percent of the housing units were renter-occupied. The vacant housing units totaled 258, a figure
        which represented 6.8 percent of the City's total housing stock.




                                                  FIGURE 12


                     OCCUPIED HOUSING TENURE BY RACE OF HOUSEHOLDER
                                                  FAIRHOPE
                                                      1990


           WHITE OWNERS                        2443 (64.1%)                          NON-WHITE
                    4%*                                                                RENTERS
                                                                                       71(1.9%)


                                                                                             NON-WHITE
                                                                                                OWNERS
                                                                                               117(3.1%)


                                                                                           VACANT
                                                                                         258 (6.8%)


                                WHITERENTERS                      919 (24.1%)





         Source:    U.S. Census, 1990, Summary Tape File 1A

                                                        45






           Monthly Cash Rent

           The median monthly cash rent for renter-occupied housing units was $307 in Fairhope and $265 in
           Baldwin County, as reported in the 1990 U.S. Census. Of the total rental units in Fairhope, 6.1
           percent were without cash rent. Table 26 shows the range of rent for housing in the City, with the
           majority being moderately priced.




                                                               TABLE 26


                                  MONTHLY CASH RENT OF RENTER-OCCUPIED UNITS
                                                               FAIRHOPE
                                                                   1990


                   Cash Rent                                      Housine Units                               Percent


                   No Cash Rent                                          60                                      6.1
                   Less than $100                                        83                                      8.4
                   $100 to $149                                          52                                      5.3
                   $150 to $199                                          80                                      8.1
                   $200 to $249                                         121                                     12.2
                   $250 to $299                                         100                                     10.1
                   $300 to $349                                         139                                     14.0
                   $350 to $399                                         155-                                    15.6
                   $00 to $449                                           59                                      6.0
                   $450 to $499                                          41                                      4.1
                   $500 to $549                                          26                                      2.6
                   $550 or More                                          57'.                                    5.8
                   No Rent Reported                                      17                                      1.7
                   TOTAL                                                990                                    100.0



           Source:       U.S. Census, 1990, Summary Tape File 1A


           Value of Housing

           The valu  e of housing is significant because of its relationship to many other elements of a housing
           market. If housing values are low relative to cost they will tend to discourage new construction.
           If housing values are high relative to family income, some families will pay a disproportionate
           amount of their income for housing, while others widl reduce their housing standards by accepting less
           desirable units. If housing values are high relative to the investment in existing housing, that fact will
           be reflected in an increase in the maintenance of housing, and also in an interest in investing in
           additional new housing.                                                                         -

           In 1990, the median value of owner-occupied housing units in Fairhope was $70,100 while it was
           $64,200 for Baldwin County. Table 27 represents and compares the values of owner-occupied
           housing in the City and in the County.


                                                                    46







          The value of housing and amount of monthly contract rent provide a good indication of the quality
          and adequacy of the housing stock. The higher value and higher rent for housing in Fairhope tends
          to support the theory posed in the introduction that the existing housing stock in Fairhope, for the
          most part, is higher in quality than most of Baldwin County's housing, and subsequently there is an
          interest in investing in additional new housing. The following will evaluate housing stock in regard
          to these factors.



                                                         TABLE 27


                                  VALUE OF OWNER OCCUPIED HOUSING UNITS
                                                        FAIRHOPE
                                                             1990


                                                              Fairhove                      Baldwin County
                 Value                                Number          Percent           Number         Percent


          Less than $15,000                                18            0.7                 734          2.5
          $15,000 to $24,999                               23            0.9                 883          3.0
          $25,000 to $34,999                             102             4.0              1,576           5.4
          $35,000 to $44,999                             179             7.0              2,134           7.4
          $45,000 to $59,999                             443            17.3              3,273          11.3
          $60,000 to $74,999                             443            17.3              3,441          11.9
          $75,000 to $99,999                             453            17.7              3,410          11.8
          $100,000 or More                               463            18.1              3,664          12.6
          No Value Reported                              436            17.0              9.910          34.1

          TOTAL                                          2,560          100.0             29,025         100.0


          Source:     U.S. Census, 1990, Summary Tape File 1A



          Vacancies


          There will   usually be a number of vacant units in, the housing inventory. There is no single
          vacancy rate which is normal for any community; however, large communities tend, to have
          higher vacancy rates than small communities. It has also been observed that the highest vacancy
          rates tend to occur in the very lowest and in the very highest priced housing, indicating that the
          best occupancy experience is found in the middle-priced housing bracket, where shifts in demand
          upward and downward in price have the least net effect. The vacancy rate is also an indication
          of the amount of housing choice in a community. The vacancy rates of Fairhope and Baldwin
          County are shown in Table 28. In 1990, 258 units or 6.8 percent of Fairhope's housing units
          were vacant, while 27.3 percent of Baldwin County's were vacant.                    Almost one-half of
          Fairhope's vacant units (45.4%) were available for rent or for sale. There were 57 va@ant
          seasonal or recreational use units available for rent in Fairhope, as opposed to 10,688 units
          (77.0%) of Baldwin County's vacant units. This is indicative of the seasonal fluctuations in
          population in the County, as well as the large number of second homes in the resort areas of the
          County.


                                                              47










                                                         TABLE 28


                                      VACANT AND SEASONAL HOUSING UNITS
                                          FAIRHOPE AND BALDWIN COUNTY
                                                             1990


                                                             Fairhove                      Baldwin County
                                                      Number         Percent            Number       Percent

                   Total Vacant Units                     258          100.0             13,889         100.0
                   For Rent                                65           25.2               932           6.7
                   For Sale Only                           52           20.2               656           4.7

                   Rented or Sold, Not
                   Occupied                                32           12.4               367           2.6

                   For Seasonal, Recreational              57           22.1             10,688          77.0
                   or Occasional Use
                   Other                                   52           20.1              1,246          9.0


           Source:     U.S. Census, 1990, Summary Tape File 1A




           Yearly Changes in Housing Supply

           The housing stock does not remain constant in any community. The various characteristics that
           have been analyzed showed continuous changes. Table 29 presents a comparison of selected 1980
           and 1990 U.S. Census housing data for the City of Fairhope. The total number of units increased
           in this period and there was a shift toward rental occupied units. According to the Census figures,
           Fairhope's housing stock increased 21.7 percent. Positive changes were recorded in occupied units,
           the absolute number of owner-occupied units, renter units, persons in occupied units, vacant units,
           vacant units for sale, median value of owner-occupied units and median rent of renter-occupied
           units. Negative changes were recorded for all other characteristics. The decline in persons per
           occupied unit reflects both local and national trends of declining household size. Ile 1990 Census
           data also reflects decreases over 1980 data in two indicators of substandard conditions--units lacking
           complete plumbing, and overcrowding--and large increases in median value of owner-occupied units
           and median rent of renter-occupied units. The data indicates that Fairhope is affected by rising rents
           and a demand for housing. Private builders undertake the construction of new dwelling units only
           when they can expect a profitable market from them. Hence, the annual construction rate is closely
           related to the paying demand for housing, i.e., the number of families in the community desiring
           shelter who, at the same time, have the ability to pay for it, under the lending terms required.





                                                              48













                                                                   TABLE29


                         HOUSING OCCUPANCY, UTILIZATION AND FINANCIAL CHARACTERISTICS
                                                            CITY OF FAIRHOPE
                                                               1980 AND 1990


            Units / Characteristics                                      1980                     1"o                  %    Change

            Total Units                                                  3,12M                    3,808                     +21.7
            Occupied Units                                               2,988                    3,550                     +22.9
              Owner                                                      2,015                    2,560                     +27.0
              Percent                                                      64.4                     67.2                    + 2.8
              Renter                                                       873                       990                    +13.4
              Percent                                                      27.9                     26.0                    - 1.9
              Persons in OU                                              7,1%                     8,298                     +15.3
              Persons per OU                                               2.49                      2.3                    - 7.6
            Vacant Units                                                   242                       258                    +6.6
              For Sale                                                      47                       52                     +10.6
              For Rent                                                      72                       52                     -9.7
              Other                                                        123                       141                    +14.6
            Lacking all Plumbing                                            35                       29                     -17.1
            Overcrowded                                                     79                       69                     -12.7


            Median Value                                               $46,500                   $70,100                    +50.8
            Median Rent                                                $ 185                    $ 307                       +65.9




            Source:                    U.S. Census, 1980 and 1990, Summary Tape File 3
                                       Calculations, South Alabama Regional Planning Commission




            Size of Housing

            The importance of the size of the housing unit lies primarily in its use as a measurement of the
            adequacy of dwelling units to satisfy the requirements of families of various sizes and composition
            and other demand factors of a community. The income factor is one of the most important elements
            in determining the size of dwellings available to families. Under average conditions, the square-foot
            area that can be rented or purchased increases in a more or less direct relationship. with increases
            in the family income.

            The'median size house in both Fairhope and Baldwin County in 1990 had 5 rooms. In Fairhope
            and Baldwin County, the persons per family were 2.89 persons and 3.06 persons respectively, and
            there were 2.34 & 2.62 persons per household. The. size of housing was sufficient to meet family
            requirements.




                                                                         49







            Overcrowding

            An important index of the adequacy of the housing supply is provided by the number of occupants
            per dwelling unit. Frequently the factor of overcrowding is closely related to the income level. This
            is especially true for large families who have difficulty securing adequate housing commensurate
            with their income. Overcrowding also occurs as a matter of choice for some households because
            of close ethnic ties. The incidence of overcrowding is measured by 1.01 or more persons per room.
            If an excessive rate exists, the unit is considered to be severely overcrowded, measured by 1.51 or
            more persons per room, a criterion of substandard housing conditions.

            In 1990, 1.4 percent of all occupied dwelling units in Fairhope were overcrowded; only 0.5 percent
            were severely overcrowded. By contrast, 2.6 percent of Baldwin County's units were overcrowded
            while 1.2 percent were severely overcrowded. Table 30 shows the incidence of overcrowding of
            occupied dwelling units for Fairhope and Baldwin County. Because of the very low percentages,
            overcrowding does not seem to be a significant problem.



                                                            TABLE 30


                                                     PERSONS PER ROOM
                                            FAIRHOPE AND BALDWIN COUNTY
                                                                1990


                                                                Fairhove                      Baldwin County
                    Persons Per Room                     Number         Percent             Number        Percent


                    0.50 or less                           2,696            76.0             24,510           66.2
                    0.51 to 1.0                              785            22.1            -11,133           30.0
                    1.01-1.50                                 51             1.4                960            2.6
                    1.51 or more                              18             0.5                441            1.2



            Source:     U.S. Census, 1990, Summary Tape File 1A


            Lack of Plumbing Facilities

            Plumbing facilities, such as those used in indoor toilets and kitchens are essential in today's
            housing.    Most municipalities today have adopted plumbing codes to ensure that essential
            plumbing facilities are provided in new units. For those older units, residents are encouraged to
            bring their units up to these standards not only.for convenience, but also for health and safety
            reasons. In 1990, 0.8 of the housing units in Fairhope and 1.5 percent of those in Baldwin
            County lacked complete plumbing facilities.





                                                                 50









          HOUSING CONDITIONS


          Existing Housing Stock

          The South Alabama Regional Planning Commission conducted a windshield survey of the housing
          stock of the Fairhope Planning Area in June 1994, along with the existing land use, as part of the
          Comprehensive Plan Update. By exterior observation', structures were classified as standard,
          deteriorating or dilapidated.

          .Standard. Housing units in this classification are those which visually need no repairs and require
          only routine maintenance and normal upkeep. Generally, roof lines are straight and surface wear
          is not considered a problem.

          Deteriorating. This category includes structures that are revealing definite signs of deterioration and
          will require rehabilitation to upgrade them to acceptable standards. These structures may have poor
          roofs, poor foundations and/or flaking paint.

          Dilapidated The condition of structures in this classification is not considered economically feasible
          to repair without a major expenditure of funds. Generally, removal of the structure is recommended
          for health, fire,'and other safety reasons, not only for the individual's concern, but also for the
          general welfare of the entire community.

          Data on the conditions and types of structures  in the Fairhope corporate limits as determined in the
          1994 survey is presented in Tables 31 and 32, respectively. Total housing units from the 1994
          survey yields 992 units more than the 1990 census total. However, when the 1990-1994 building
          permits for new residential construction (604 permits) is added to the 1990 census figure, the
          survey's deficiency totals 388 units. This discrepancy could be due to annexation and/or human
          error, the existence of residential units within non-residential structures (i.e., church rectory,
          apartments over a business, etc.), group quarters' appearance as a single unit and/or the existence
          of mobile homes temporarily located on a lot.

          The housing structural conditions are presented in Table 31. Approximately 98.2 percent of the
          City's housing stock was considered to be standard in June 1994. There were 73 units or 1.5 percent
          of the City's housing stock classified as deteriorating. These units generally require some painting
          and minor repairs to upgrade them to the standard classification. Only 11 units or 0.3 percent of
          the City's housing stock were classified as dilapidated.












                                                            51











                                                               TABLE 31


                                              HOUSING STRUCTURAL CONDITIONS
                                                    FAIRHOPE PLANNING AREA
                                                                  1994



                                                Fairhove                       Frinee Area                  Total
           Condition                    Number          Percent            Number      Percent       Number       Percent

           Standard                        4,716           98.2            1,380         93.0         6,0%           97.0
           Deteriorating                       73           1.5                76         5.1            149          7.4
           Dilapidated                         11           0.3               2.8         1.9             39          0.6

           Total                           4,800          100.0            1,484        100.0         6,284        100.0


           Source:      South Alabama Regional Planning Commission Survey, June 1994



           Table 32 indicates the types of structures in the City and fringe area, which together comprise
           the Planning Area. It is obvious from this table that single-family units represent the largest
           percentage of the housing stock both in the City and in the Planning Area. Multi-family units
           are more prevalent within the City than within the fringe area, and mobile homes play a
           significant role in housing the fringe area's population.



                                                               TABLE 32


                                            HOUSING UNITS BY TYPE OF STRUCTURE
                                                 FAERHOPE AND PLANNING AREA
                                                                  1994


                                                Fairhove                   Frinee Area             Total Plannine Area
           Type of Structure              Number       Percent       Number . Percent               Number       Percent

           Single-Family Units             3,688         76.8          1,183        79.7              4,871        77.5
           Multi-Family Units                742          15-5             4          0.3             746          11.9
           Mobile Homes                      370           7.7          297         20.0              667          10.6


           Total                           4,800        100.0          1,484       100.0              6,284        100.0


           Source: South Alabama Regional Planning Commission Survey, 1"4







                                                                   52









         SPECIAL HOUSING NEEDS


         Available Programs

         There are a number of programs for subsidized housing, primarily at the federal level. The U.S.
         Department of Housing and Urban Development (HUD) funds many rental housing subsidy
         programs. Major federal programs include the Public Housing Program, Section 8, Section 202,
         Section 312, and Section 236. Some of these programs are not presently being funded for additional
         construction; however, housing constructed or rehabilitated under some of these programs may serve
         the occupants and provide for additional tenants when vacancies occur.

         In addition to the HUD programs, other rental and owner subsidy programs are funded by the
         Farmers Home Administration (FmHA) of the Department of Agriculture. Subsidized housing and
         housing rehabilitation funds may also be gained through general community assistance programs
         such as the Community Development Block Grants (CDBG).

         Public Housing

         Funded by Baldwin County and located within the City of Fairhope, the Baldwin County Housing
         Authority provides housing assistance to the public and acts as a referral agency for other agencies,
         takes applications for FmHA and performs other assorted housing-related tasks. There is no public
         housing in the City of Fairhope.

         Section 8 Housing

         Spring Run Apartments contain 54 federally-assisted Section 8 units in the City.

         Community Development Block Grant Program

         The City is presently utilitizing a CDBG grant for housing rehabilitation for households with low
         and moderate incomes. The owner is required to pay 25 percent of the cost. As the housing stock
         continues to age and the size of the elderly population increases, Fairhope may become more
         interested in applying for these programs.

         Farmers Home Administration (FmHA)

         There are 54 apartments in Fairhope that are administered through Farmers Home Administration.

         Group Homes

         There am no youth nor adult homes in Fairhope.







                                                           53








          Mobile Home Parks and Subdivisions


          Fairhope's zoning ordinance permits individual mobile homes in mobile home parks and mobile
          home subdivisions. There are some individual mobile homes in the City, but they were in place
          prior to adoption of the zoning ordinance and consequently are permitted as a prior use.

          The mobile home park districts are located in the southeastern section of the City.

          Historically Significant Housing

          The National Register of Historic Places cites 181 residential sites in Fairhope. This includes the
          structures in the Fairhope Bayfront District and White Avenue Historic District.

          ANALYSIS


          Housing Plan

          The housing market is very dynamic and sensitive to many variables., The most influential factor
          is that of demand. Housing demand depends on population flux, which in turn is partially a function
          of the attractiveness of the community, employment, and retirement opportunities. These have
          steadily grown. Barring any major change that might positively or negatively affect these in the
          Fairhope area, this trend should continue throughout the, 90s and into the next century.

          Household Size


          This -section of the element develops a more complex picture of the people expected to reside in the
          City by projecting the number and size of households, and the age structure of the population.
          These projections are necessary to measure the existing housing stock with the future population in
          order to determine the future housing needs, as presented in Table 33.

          The City's population projections which are discussed under the Socio-Economic Characteristics
          Section, show that the population is expected to reach 10,950 people by the year 2010. Although
          three different methods produced three different figures, the middle figure is used in this case for
          planning purposes, to ensure that needs are met. This projection represents a 20 year increase
          (1990-2010) of 2,465 persons, or averaged, an increase of approximately 123 persons per year.

          The 1990 U.S. Census reported 3,550 occupied households in the City. The projected number of
          households in 2000 and 2010 is 4,145 households with 2.3 persons per household, and 4,868
          households with 2.2 persons per household. It is expected that the average household size in 1990,
                                            ecrease, due to lower birth rates, increased longevity of the elderly
          (2.39 persons) will continue to d
          and the single-oriented and late-married lifestyles.






                                                             54








          Projected Housing Needs

          The preceding section identified projected changes in household composition. These changes are
          the basis on which projected household needs are developed. The following assumptions have been
          made to project future needs:

          -   Households with only one or two persons are assumed to need dwelling units with two or fewer
              bedrooms. Three and four person households are assumed to need three bedroom units, and
              five or more person households are assumed to need four or more bedroom units.

          -   Higher income families may occupy larger dwelling units than would be required by the
              household size. Lower income households may, by necessity, occupy units smaller than
              actually needed.

          -   The distribution between owner occupancy and rental occupancy reported in the      1990 census
              was 67.2 percent owner-occupied and 26.0 percent renter-occupied with the remaining (6.8%)
              being vacant. Projections will be based on 65 percent owner-occupancy and 30 percent renter-
              occupancy with the remaining 5 percent representing vacant units.

          -   The distribution among the various types of units (single-family, duplex and multi-family) will
              continue to shift toward multi-family housing.

          -   In 1990, 187 persons resided in group quarter   's. It is assumed that this number will increase
              as Fairhope's attraction to senior citizens grows, and correspondingly, the number of nursing
              facilities may also increase.

          Table 33 addresses existing and projected housing needs for the years 2000 and 2010.

          New Household Formations


          The greatest housing need will be in the middle income groups, which will require the majority of
          the housing units by the year 2010. The housing needs of low and high income groups are less.

          The 1990 U.S. Census showed an overall vacancy of 6.8 percent for Fairhope. It is assumed that
          this rate was the result of counting housing starts along with completed vacant structures. For the
          purposes of this study, a 5 percent vacancy rate has been established. This vacancy rate should be
          maintained if the market is to continue to function properly.

          Replacement of Substandard Units

          As approximately 54.1 percent of Fairhope's housing stock was built prior to 1970 (2,058 units), by
          the year 2010, 2,058 units will be 40 years old or older. From the survey, most of these units
          appeared to be in standard condition at the present time. However, many of these older units will
          require rehabilitation or replacemen t in the future, to maintain their standard condition.



                                                            55











                                                        TABLE 33


                                          HOUSING UNIT REQUIREMENTS
                                                        FAIRHOPE
                                                        1990-2010



           Housin2 Elements                             1990               2000              2010


           Population                                   8,485              9,750            10,950
           Persons in Group Quarters                      187                215              240
           Persons/Occupied Unit                         2.34                2.3               2.2
           Occupied Units                               3,550              4,145             4,868
           Occupancy Rate                                 .932               .95               .95
           Total Units                                  3,808              4,363             5,124
           Additional Units Required                                       +555            +1,316



           Source:    South Alabama Regional Planning Commission




           Land Requirements for the Estimated Housing Needs

           Fairhope has approximately 969 acres of undeveloped        land. By the year 2010, the City will
           need 1,316 additional single-family and multi-family dwellings. The following assumptions are
           made to determine additional needed acreage for residential use:

           2010


           - Low-density, single-family units will represent 40 percent.
           - Medium-density, single-family units will represent 40 percent.
              High-density, multi-family units will represent 20 percent.


           Residential acreage for these varying densities  through the year 2010 are as follows:

           - 526 single-family units at an average of 2.9 units per acre = 181 acres Gow density)
              526 single-family units at an average of 4.2 units per acre = 125 acres (medium density)
           - 264 multi-family units at an average of 4.4 units per acre = 60 acres (high density)

           A total of 366 acres for residential use will be required by 2010 to accommodate the 1,316
           additional dwellings. Estimates were determined by using the square feet of land area required, as
           stipulated in the current Zoning Ordinance.

                                                            56








          The Housing Delivery System: Restraints on Housing Construction

          This section discusses Fairhope's private sector housing delivery service process as it relates to land,
          utilities, (especially water and sewer), interest rates, environmental regulations, and utility service
          fees. These are the most important impediments to housing delivery. Each of these potential
          constraints to development is briefly discussed in the following paragraphs.

          Availability of Land

          Fairhope does have sufficient undeveloped land to meet the housing needs of the projected
          population for the year 2010.

          Availability of Water and Sewer

          Approximately 95 percent of Fairhope's residents are serviced by the City's central sewer system.
          The Utility Department operates the wastewater treatment plant, which has the capacity of 2.0
          million gallons per day (MGD). These sewer facilities serviced 4,252 customers in 1994. The
          remainder of the population relies on septic tanks. This is discussed further in the Utilities Element.

          Virtually all residents are serviced by the municipal central water system, which is provided by five
          wells. On an average day, the City uses 2.5 million gallons per day, or 44 percent of the water
          system's design capacity. Overhead storage capaci@y is 3.6 minion gallons.

          Zoning and Environmental Codes

          A sufficient amount of available land in Fairhope is zoned residential of one type or another, which
          is adequate to accommodate the number of housing units needed by the year 2010. As stipulated
          in the Zoning Ordinance, all land annexed to the City is considered low density residential or R-I
          unless otherwise classified by the Planning Commission and City Council in conformity with the
          Comprehensive Plan. If the land to be annexed is an established zoning district other than R-1
          within Baldwin County, and is compatible with the City's Zoning districts, it may maintain its
          classification upon annexation (City of Fairhope Zoning Ordinance Number 833).


          Fees


          The City charges tap fees for water and sewer, which differ depending upon whether the location
          is inside or outside of the City. Water tap fees also vary according to the line size.

          The monthly residential water rate is $6.15 for in-town and $9.15 for out-of-town, and the sewer
          rate's basic residential service charge is $3.25 minimum, with an additional charge of $1.05 for
          every additional 1,000 gallons of water used. The minimum charge for those who have sewer
          service outside the corporate limits is $7.00. The City does not charge impact fees             for new
          developments.




                                                             57








           GENERAL RECOMMENDATIONS

           Adequate Housin   g for Existing and Future Populations

           Population projections show that the City is expected to increase to 10,950 by the year 2010.
           Housing needs will increase as well, to 5,124 units, an increase of 1,316 units over the number of
           housing units reported in the 1990 U.S. Census. Providing housing for the expected growth will
           require strategic planning by the City to encourage new housing construction, not only on land not
           yet subdivided, but also in the older parts of town where there are scattered parcels of undeveloped
           land.


           The City should take action to secure funds for rehabilitating housing units in substandard condition.

           Affordable Housing

           If deemed necessary by the City, an Affordable Housing Task Force could be appointed to examine
           and recommend programs to help provide affordable housing for the City's existing and future
           population. The task force would look at ways to encourage developers to produce lower cost
           conventional housing by providing incentives, or changes in the land use and development
           regulations.

           Special Needs Housing

           a.   Very Low and Low Income Housing

                Given the decrease in the lower-income groups from 1979 to 1989, and the type and cost of
                housing being built and occupied in Fairhope, it is expected that approximately 7 percent of
                the City's population will fall in this category by 2010. The City should continue to seek
                government programs that will provide funds for public assisted housing for people in the very
                low and low income groups.

           b.   Housing for the Elderly

                In 1990, 23.1 percent of the City's population was over the age of 65. This figure will likely
                rise, given the increasing longevity of the elderly, plus the attraction to retirees of this
                community. Smaller and more compact units, such as one or two bedroom condominiums,
                patio homes, townhouses or apartments are desirable to the elderly. It will be necessary for
                the City to plan higher densities to accommodate this need.

           Adequate Sites for Mobile Homes

           There are approximately 370 mobile home spaces within the City. Mobile homes are allowed in
           mobile home parks, though some have been grandfathered in and are located on individual lots. The
           City must ensure that there will continue to be adequate sites for mobile homes and manufactured
           homes, as they are the only affordable homes for many residents.


                                                              58







         Future Traffic Volumes

         Forecast conditions for the transportation network are tied to current traffic trends and projected
         forward. Three different methods of traffic projections have been made using historical data. They
         are the average annual growth, the compounded annual growth and linear regression. These models
         incorporate the assumption that what happens in the future is a function of what happened in the
         past. Future traffic volumes are projected for the site on State Route 104 and for the stations along
         U.S. Hwy. 98. The projection methods for each site for the years 2000 and 2010 are shown in
         Figure 17.

         The annual average percentage growth method of projection initially reflects the extreme -cases and
         over time, dilutes the projections. It generated the highest projections for most sites in the year
         2000 and leveled off by 2010, when the projected growth is in the middle range of projections.

         The compounded growth method of projection magnifies the large increases in traffic volumes
         incorporated into this method over time. It generated the moderate or middle projections for the
         year 2000 and the highest ones for the year 2010.

         Linear regression analysis is classified as a causal method, which considers the relationship between
         a variable, in this case past traffic volumes, and the variable being predicted. By using historical
         data, this method is similar to the time series methods of average and compounded growth. The
         projections using linear regression were consistently the lowest of the three projection methods.

         SUMMARY AND RECOMMENDATIONS


         Arterials


         U.S. Highway 98, the principal north-south arterial in Fairhope as well as being the only principal
         arterial along the Eastern Shore, is presently being widened to four lanes from State Route 104 to
         County Route 44. North of State Route 104, where it is a four-lane divided roadway, the LOS is
         A and south of this, where it is two lanes, it operates at a LOS D. Extending southward, the LOS
         improves as traffic volumes decline beyond Fairhope's corporate limits. However, all types of
         development, particularly residential, create traffic and this principal arterial will continue to attract
         increasing traffic volumes. The widened roadway will also generate some trips.

         Generally, abutting land is zoned for single-family residential, general business and light industrial
         land uses, thereby maintaining low level traffic generators adjacent to it, which require minimal curb
         cuts. Widening promotes the thoroughfare system, more clearly defining the hierarchical system
         of roadways and thus possibly alleviating some of the through traffic presently using Fairhope's local
         streets.


         Traffic counts on Alabama Hwy. 104 indicated that it operates at a comfortable LOS B. Fairhope's
         corporate limits do not extend eastward very far on this roadway and adjacent land is zoned for
         single-family, low-density residential land uses, which do not generate significant traffic volumes.
         It is anticipated that the intersection of Alabama Hwy. 104 and U.S. Highway 98 may warrant traffic
         control devices in the future, depending upon the future development east of Fairhope.



                                                             70









                                                                                 .'TABLE 35

                                                        HISTORICAL AVERAGE DAILY TRAFFIC VOLUMES
                                                                                 FAIRHOPE
                                                                                   1979-1992





                    Location                                   1979          1981         1993         1985         1986         1998          1990       1992

              A.    U.S. Hwy 98 -                             12,410        13,440        14,440       16,360      17,180        17,280        21,230     21,480
                    North of 104

              B.    U.S. Hwy 98 -                              N/A           N/A           8,930       10,260      10,760        10,970        11,880     13,230
                    Between Volanta & Dryer
              C.    U.S. Hwy 98 -                              N/A           N/A          10,160       9,980       10,490        10,830        11,110     12,910
                    Between Gayfer & Edward
              D.    U.S. Hwy 98 -                              N/A           N/A           N/A         11,310      11,610        10,580        13,380     13,910
                    Between Prospect & Morphy
              E.    U.S. Hwy 98 -                              4,080         5,760         6,720       8,070        8,430          8,070       10,560     10,780
                    Between Nichols & Middle
              F.    U.S. Hwy 98 -                              2,460         3,960         4,690       5,400        5,480          5,320       6,430      6,710
                    South of County Route 32
              G.    County Rt. 104 -                           2,030         2,180         2,270       2,380        2,480          2,510       2,620      2,860
                    East of U.S. 98



              Source:        Alabama Department of Transportation


                                                                                        69











                                                                                                             FIGURE 16


                                                                                        TRAFFIC COUNT SITES
                                                                                  FAIRHOPE PLANNING AREA
                                                                                                             1992





                                                                           Vernon't                                                                                2
                                                                                            'In                                                                         6140             4840- v
                                                                                        0370                 12                                       1265              $830   3180      1315
                                                                                                                                                      47  A             7160         31     3
                                                                                                                            Iso    13280                   11       507.         4200 333
                                                                                                                                                                                             10
                                780                      -                                                                                                                                   10
                                                         410                                                                10 30                                                            10
                                                         4 4                                                 143            4 so1  4460               3 4 0)        $ 00                          12.
                                                         1 20                                                9              233 5i I
                                         2 8                                                                                6 4                       3 70
                                         3 10                MOBILS                                          119            ey     3360
                                .640                                                                         140            1666                      to
                                                          45
                                                         211                                                                13 10
                                                                                                                            13 2                      . I X
                                     42                  to           Me                                                    S                         670
                                     8160   98           fito         21    43                                              X                         - \S
                                                         60                           Saw                    1900
                                             tell                                                                           -10240
                                                                                           cd                4S             4 30
                                                                                                                            S 10
                                                                                                  3914
                                                                                                                            330                          6"
                                                            obile                                                                  20 00              BALDWIN
                                                                                      :  45584               3160                                     1  20120
                                                                                      :  29286'              0              20     114&10                                  112
                                                                           163                                              0268.6                    3340              1210
                                                                                                             ISG            2600 3 1 *4890
                                                                              -                  A           B              IN                        740 16 2980       410
                                         10640           1go            *10 0                                               C                         Rob Wait
                                     4630                     2 90
                                7620                     14150                                                              D      4160
                                                         16 9120
                                Mw     4  4              4231 5930    t13  6570                              4              B                         14850             1
                                -260 1 If                1                 4180                                             6680                      IS750
                                     5030                is 570                                                             503    6970                                 16t
                                                         5 11 igo r26                                                              rail               18300 - I
                                                         Bayou L      Y1   3844                                             2094                      .7450 7310 6410
                                                         590                                                                       e@                 7510
                                                                                                                                   21520
                                                         2810 33           4940

                                                                        4780                                                       2                  595
                                                                                                                            23 2                      ISO
                                                                                                             22                    5                                $400
                                                                                      $40                                          2                  192   1130
                                                                                                                                   Cj Sh              *120 1"
                                                                                                                                   337                2340
                                                                                                                                   90                 4
                                                                                                                            9                         7*











                   Source:                               Alabama Department of Transportation


                                                                                                                            68








         Average Daily Traffic Volumes

         Historical average daily traffic counts and the most recent traffic counts were obtained from
         Alabama Department of Transportation and are shown in Table 35. The most recent counts were
         taken during 1992. These volumes represent average daily traffic at particular locations which are
         illustrated in Figure 16. Current problems in the network were identified by comparing maximum
         roadway capacities with actual volumes. Levels of Service were then derived using the information
         in Table 34.


         Generally, lowest service levels are expected at peak hours, which are morning and evening "rush
         hours". Much of Fairhope's peak traffic is work-oriented, or employed residents traveling within
         or outside of the City for work purposes. The 1990 U.S. Census reported that sixty percent of the
         labor force works outside of the City. As a retirement/tourist community, traffic patterns are diluted
         throughout non-peak hours, as shopping in downtown also constitutes much of Fairhope's traffic.
         No counts are available for the downtown area, nor along Scenic Highway 98 north and south of
         the City. As growth continues, local counts may be warranted to assure an efficient and safe
         transportation network. Auto accident reports should also be reviewed periodically as specific sites
         may require that traffic control measures be taken.

         Due to the development along and in the vicinity of U.S. Hwy. 98, all stations experienced an
         increase of 41 percent to 173 percent from 1979 to 1992. The most significant increases occurred
         on U.S. Hwy. 98, at the southern edge of the planning area. State Route 104 east of U.S. Hwy. 98
         experienced a smaller increase than any of the locations along U.S. Hwy. 98.

         Overall, there is no single 2-year period when all of the count sites increased the most. On U.S.
         Hwy. 98, north of State Route 104, the most growth was experienced between 1988 and 1990. This
         period generally represented a high growth in traffic volume for all of the count sites along U.S.
         Hwy. 98. Surprisingly, the two southem sites had the most traffic growth between 1979-1981 for
         any of the recorded 2-year periods. State Route 104 experienced the largest growth in traffic
         volume from 1990-1992.























                                                            67








          Table 34 gives the approximate maximum Average Daily Traffic (ADT) vs. Level of Service (LOS)
          for roads in urban areas. Level of Service is a subjective measure as shown in Figure 15, as it
          includes a measure of tolerance, and what is tolerable in urban areas can be intolerable in small,
          rural ones. The traffic situation in downtown Mobile is not equivalent to what is perceived as
          tolerable in Fairhope. Thus, these figures in Table 34 are slightly higher than those applicable to
          the context of Fairhope.


                                                         TABLE 34


                                MATS MODEL CAPACITIES BY FUNCTIONAL CLASS
                                   AVERAGE DAILY TRAFFIC, BOTH DIRECTIONS


                                                          Arterial
                          LOS      Collector         Minor        Principal        Exoressway       Freeway       LOS

          Two-lane          A         6,000          8,000           9,400
                            A
                            B         7,000          9,400          10,900                                         B
                            C         8,000          10,700         12,500                                         C
                            D         91000          12,000         14,000                                         D
                            E        10,000          13,300         15,500                                         E

          Two-lane          A         6,700          8,700          10,100                                         A
          with turn         B         7,800          10,100         11,700                                         B
                            C         8,900          11,600         13,400                                         C
                            D        10,000          13,000         15,000                                         D
                            @E       11,100          14,400         16,700                                         E

          Four-lane         A        12,100          16,100         18,800                                         A
                            B        14,000          18,700         21,800                                         B
                            C        16,000          21,400         24,900                                         C
                            D        18,000          24,000.        28,000                                         D
                            E        20,000          26,600         31,100                                         E

          Four-lane         A        14,100          18,800         22,100            29,500        37,500         A
          divided           B        16,400          21,800         25,700            34,300        43,700         B
                            C        18,700          24,900         29,400            39,200        49,800         C
                            D        21,000          28,000         33,000            44,000        56,000         D
                            E        23,300          31,100         36,600            48,800        62,200         E

          Six-lane          A                        26,800         31,500            44,200        56,300         A
          divided           B                        31,200         36,700            51,500        65,500         B
                            C                        35,600         41,800            58,700        -74,800        C
                            D                        40,000         47,000            66,000        84,000         D
                            E                        44,000         52,200            73,300        93,200         E


          -Source:     South Alabama Regional Planning Commission


                                                               66








          This inventory of the existing traffic circulation was prepared as a basis for determining existing and
          projected roadway deficiencies in the Fairhope planning area.




                                                       FIGURE 15


                                                 LEVEL OF SERVICE
                                                 CITY OF FAIRHOPE
           LEVEL OF                                        1994
          SERVICE (LOS)                                 DESCRIPTION-

                  A                 Highest LOS, which describes primarily free-flow traffic operations at
                                    average travel speeds. Vehicles are completely unimpeded in their ability
                                    to maneuver within the traffic stream. Stopped delay at intersections is
                                    minimal.


                  B                 Represents rea sonab le unimpeded traffic flow operations   at average travel
                                    speeds. The ability to maneuver within the traffic stream is only slightly
                                    restricted and stopped delays are not bothersome.           Drivers are not
                                    generally subjected to appreciable tension.

                  C                 Represents stable traffic flow operations. However, ability to maneuver
                                    and change lanes may be more restricted than LOS B, and long queues
                                    and/or adverse signal coordination may contribute to lower average travel
                                    speeds. Motorists will experience noticeable tension while driving.

                  D                 Borders on a range in which small increases in traffic flow may cause
                                    substantial increases in approach delays and hence, decreases speed. This
                                    may be due to adverse signal progression, high signal density, extensive
                                    queuing at critical intersections, and inappropriate signal timing.

                  E                 This is the beginning of an inadequate network,    with long queues causing
                                    excessive delays.

                  F                 This represents traffic flow characterized at extremely low speeds.
                                    Intersection congestion is likely at critical signalized locations, with high
                                    approach delays resulting in more traffic demands than signal capacity.



          Source:       South Alabama Regional Planning Commission




                                                             65







         The four basic categories of street classifications in Fairhope are:

         a.     Arterial - Arterial streets serve major movements of traffic within an urbanized area while
                still providing some degree of access to adjacent property. They generally move high volumes
                of traffic through the City and provide access to the freeway and expressway network.

                Arterial streets are divided in to two sub-categories, or types, based on trip lengths and traffic
                volumes. These sub-categories are principal or major arterial and minor arterial. The
                principal arterial carries higher volumes with longer trip lengths and is typically a four-lane
                divided roadway. The minor arterial is normally a two-lane divided facility. The speed of
                the minor arterial is generally lower and the trip lengths are shorter than those on the principal
                arterial.


                The Alabama Department of Transportation's 1993 functional classification of roadways cites
                four arterials in Fairhope; U.S. Hwy. 98, which is a principal arterial, and County Route 27,
                State Route 104, and Section Street/Magnolia Street/South Mobile Street (Scenic 98), which
                are the minor arterials. U.S. Hwy. 98 traverses the Eastern Shore, extending south from
                Spanish Fort and then southeast into Florida. It carries four lanes of through traffic into
                Fairhope and a widening project is currently extending the four lanes south from Alabama
                Highway 104. All three minor arterials have two lanes.

         b.     Collector - The function of collector streets is two-fold; to distribute traffic from arterials to
                local streets and adjacent land uses; and, to collect traffic from local areas and distribute it to
                the arterial network.


                Major collectors are two-lane, undivided streets with rather rigid traffic controls. Major
                collectors are often found in areas with significant traffic movement, such as industrial and
                business parks and retail areas. They may include flared intersections to accommodate left
                and right turn lanes at busier intersections. The minor collector is undivided, and allows some
                parking on each side.

                The collector network primarily serves local areas. The main difference between collector and
                arterial streets is the length and type of trip accommodated. Most of the longer streets in the
                residential area are classified as collectors by the Department of Transportation. These include
                Volanta Ave., Gayfer Ave., Bayou Dr., Fairhope Ave., Morphy St., Kirkman La./Fairlane
                Ave., Fig Ave., Pomelo St., Church St., Young St., Ingleside St., and Nichols Avenue east of
                U.S. Hwy. 98. Also classified as a major collector is Scenic Hwy. 98 south of Fairhope's
                corporate limits, through Point Clear. In the local context, this segment of Scenic Hwy. 98
                functions as a minor arterial. The collectors Baldwin County Routes 44 and 13 are located
                in the more rural sections of the planning area.

         C.     Local Streets - The primary function of local streets is property access. They are normally
                short in length and comprise the highest percentage of total street miles within the City. Local
                streets are designed to serve low traffic volumes. Through traffic movement should be
                discouraged. Depending upon the types of areas served and the service demands placed upon
                them, local streets may be sub-categorized as residential, industrial and business.



                                                             64







                The City of Fairhope has developed radially from the downtown area. Several north-south roads
                serve the City, ranging from a major arterial, U.S. Hwy. 98, to Section Street (Co. Route 3) and
                Scenic or Alternate Hwy. 98, which function as minor arterials in the local context. County Routes
                13 and 27 travel north-south on the eastern side of Fairhope. Fairhope Avenue serves as a main
                east-west axis through the downtown commercial area, extending through the other major
                commercial area at U.S. Hwy. 98. State Route 104 also carries east-west traffic, from U.S. Hwy.
                98 eastward through central Baldwin County. The existing transportation network is depicted in
                Figure 13.

                Functional Classification

                The functional classification system separates,                              divides, or gro        ups streets by a hierarchical system
                based on street function. This classification system is based on the need to balance traffic
                movement and accessibility on different roadways.

                The classes of roadways in Fairhope range from principal arterial, emphasizing the movement of
                large volumes of traffic, to local streets, providing access to adjacent properties. Figure 14 identifies
                the relationship between traffic movement and adjacent property access for various functional
                classifications.





                                                                                     FIGURE 14


                                    FUNCTIONAL CLASSIFICATION AND MOBILITY VS. ACCESS
                                                                                      FAIRHOPE
                                                                                            1994


                                                     Principal Arterial System
                                                       Service to adjacent land is subordinate to provision of major traffic moving capabiW.
                                                       carries a high percentage of total VMT on very low percentage of total miles.
                                                       Carries the majority of through trips and longer Internal trips.
                                                       Consists of 'I I Interstates, '2' other limited access roads, and (3) arterials without
                                                       access control.

                                        F-e-y .                           Minor Arterial System
                                                                           Provides lower level of mobility than principal arterials. but traffic
                                                                           movement is still the primary purpose.
                                                                           Provides land access, but generally does not bisect or enter
                                                                           neighborhoods.

                                                                                                  Collector System
                                                                                                  Provides both limited mobility and good access to
                                                                                                  adjacent land.
                                                                                                  Carries traffic between the local street system and
                                                                                                  the arterial system.
                                   0                                                              Carries We, If any, through traffic,

                                                                                                        Local System
                                                                                                          Provides full access to adjacent land. but with
                                                                                                          the lowest level of mobility.
                                                                                                          Generally carries no through traffic.


                                                        Land Aczess



                Source:                             South Alabama Regional Planning Commission


                                                                                               63











                                                                                                                   FIGURE 13


                                                                                       EXISTING AND PROPOSED TRANSPORTATION NETWORK
                                                                                                                   FAIRHOPE
                                                                                                                        1994























                                                                                   4"






                                                               0

                                                                       %

                                                                             C-6    - -------                          09
                                                                                                            ------- ------



                                                                                                        7
                                                                  0 7!                    0
                                                                           r     M
                                                                     Li
                                                                         of
                                                                                     SO   02
                                                                                                               awim--m












                                                                                                                      N\





                                                                                                                                  PROPOSED COLLECTOR



                                                                                                                                 PROPOSED LOCAL STREET
































                                                                                     IUGEEWAY FUNCnONAL CLASSIFICATION M"
                                                          LFZErm                                 MamoPE





                                                                                        62




I
I
I
I
I
I
I
i
I
I
I
I
I
I
I -
I
I
1                  60
1









                                                   TRANSPORTATION




          GOAL:                   Provide a safe and efficient transportation system for all residents and visitors
                                  to the City of Fairhope for travel within and through the City.

          Objectives:             Coordinate the City of Fairhope's traffic circulation system with the Future
                                  Land Use Plan, as well as with public safety concerns.

                                  Prioritize transportation improvements which enhance and maximize the
                                  efficiency of the existing system (and negate the need for expensive
                                  transportation projects).

                                  Identify high accident locations along roadway links and at intersections, and
                                  take measures to minimize these on a continual basis.


                                  Require developers to bear the burden of cost.for roadway improvements
                                  necessitated by impacts to the roadway network caused by traffic generated
                                  by new developments.

                                  Actively pursue and acquire right-of-way for future roadway improvements
                                  .which are necessary for adequate traffic flow and arterial spacing.

                                  Develop policies that will ensure the safe and effective movement of bicycles
                                  and pedestrians. Consider the provision of sidewalks and bikeways when
                                  roadways are adjacent to schools, or are improved, widened or constructed
                                  in residential subdivisions.


                                  Improve and/or provide street lighting where necessary.



          Introduction


          The purpose of the Traffic Circulation Element is to plan for future motorized and non-motorized
          traffic circulation systems. An essential basis for planning traffic circulation systems is the Land
          Use Element, specifically the Future Land Use Plan. The Future Land Use Plan will direct were
          roadway facilities are needed. The criteria for determining the size and extent of facilities needed
          are the adopted level of service (LOS) standards.

          Analysis

          Before a local government can adequately plan for its future, it must assess the capability of the
          existing traffic circulation system to serve current and future demand. Therefore, it is necessary to
          determine existing levels of service and to identify roadway deficiencies within the traffic circulation
          system.


                                                              61









                                                                                               FIGURE 17
                                                                                TRAFFIC PROJECTIONS
                                                                                               FAMHOPE
                                                                                                    1992-2010


                                                               TRAFFIC PROJECTIONS- SITE A

                                                                                                      FAIRHOPE


                                                                             50
                                                                                                               +
                                                                             C
                                                                             40 .............................. .............


                                                                                                                                                          OD
                                                                             30 ...................... .    ...............          PROJECTION METM
                                                                                                                                    - PERCENTAGE
                                                                             020 ............................................        4- COMPOUNDED

                                                                                                                                          REGRESSION
                                                                             uu- i o............................................
                                                                             cc
                                                                             0
                                                                                     1992           2000     2010

                                                                                                    YEAR


                                                                TRAFFIC PROJECTIONS- SITE B

                                                                                                       FAIRHOPE


                                                                             35

                                                                             r
                                                                             30 ............................ ....4 ..........

                                                                             0 25 .....................          ...........
                                                                             20 ....................... ..... ,A   ..........         PROJECTION METHOD
                                                                                                                                          PERCENTAGE
                                                                             -j 15 ............. . --:':! .......................
                                                                             0                                                            COMPOUNDED
                                                                             10 ............................................              REGRESSION
                                                                             LL
                                                                             5                      ........................
                                                                             ol ... .................
                                                                                     1992           2000      2010

                                                                                                    -YEAR


                                                                TRAFFIC PROJECTIONS- SITE C

                                                                                                        FASHOPE


                                                                             25
                                                                             V
                                                                                                                +
                                                                             20 .................................. ..........

                                                                             di 15 .................   . ... ................          PROJECTION METHOD
                                                                                                                                          PERCENTAGE
                                                                             Olo ............................................             COMPOUNDED

                                                                                                                                          REGRESSION
                                                                             LL5
                                                                             LL
                                                                                                    -W __ - Z__








                                                                                         ------- -- ------- --










                                                                             cc
                                                                             01
                                                                                      1992          2000      2010

                                                                                                    YEAR


                                                                                                         71






                                                                                                FIGURE 17 (continued)





                                                                     TRAFFIC PROJECTIONS- SITE D

                                                                                                                FAIRHOPE


                                                                                   30

                                                                                   r
                                                                                   %25 ..................................t ..........

                                                                                   1- 20 ..........................      ..........
                                                                                   I                                                          PROJECTION METHOD
                                                                                   Uj
                                                                                                                                                PERCENTAGE
                                                                                                      ...........................
                                                                                   910 ............................................          -+-COMPOUNDED
                                                                                   S?                                                        - REGRESSION

                                                                                                   ...... ......................
                                                                                   cc
                                                                                   OF...
                                                                                           1992          20M        2010

                                                                                                         YEAR


                                                                     TRAFFIC PROJECTIONS- SITE'E

                                                                                                                FAJRHOPE


                                                                                   4



                                                                                   3 0............................ ...............

                                                                                                                                               PROJECTION METHOD
                                                                                   m 20 .................... .......      ..........             PERCENTAGE
                                                                                   j
                                                                                   0                                                             COMPOUNDED
                                                                                   10 .........                                                  REGRESSION
                                                                                                    ....................


                                                                                   0.       IN2          2000        2010

                                                                                                         YEAR


                                                                      TRAFFIC PROJECTIONS- SITE F

                                                                                                                FAIRHOPE


                                                                                   25
                                                                                   V

                                                                                   20 ............................. ..............
                                                                                   0

                                                                                   ILI 15 ....................... ..........  ..........       PROJECTION METHOD
                                                                                                                                                  PERCENTAGE
                                                                                   010 ...............          ... ....................      -4- COMPOUNDED

                                                                                                                                                  REGRESSION
                                                                                   LL5............................................
                                                                                   LL
                                                                                   m
                                                                                   0.- -
                                                                                            1992         2000         2010

                                                                                                         YEAR
                                                                                                ............ . .....




















                                                                                                                       72








                                                                FIGURE 17 (continued)




                                       TRAFFIC PROJECTIONS- SITE G

                                                                              FAIRHOPE


                                             (n 5
                                                                                     A
                                             ca
                                                4  ...........................    .... :i  ...........
                                             0

                                             Lh 3  ............       .............................         PROJECTION METHOD
                                                                                                               PERCENTAGE

                                             02    ..............................................              COMPOUNDED
                                             >
                                             0                                                                 REGRESSION
                                             LL                                     ...............
                                             LL 1  ..............................

                                             CE
                                                0,          1992        2000        2010

                                                                        YEAR
                                                              ................














































             Source: South Alabama Regional Planning Commission

                                                                                 73






            County Route 27 will become increasingly important in serving major movements of traffic within
            Fairhope and through Baldwin County as residential development increases in its vicinity. Future
            plans should include widening this 2-lane arterial to 4 lanes.

            Collector

            Nichols Avenue extends from the western edge of Fairhope to County Route 13 (Oberg Road) on
            the east. Windmill Road is the eastern segment of this alignment, which starts one mile to the east
            and extends westerly beyond County Route 27. Connecting and improving these two roads will
            improve east-west traffic flow to County Route 27, and also possibly reducing some of the traffic
            on Morphy and Fairhope Avenues in the eastern section of the City.

            Presently, County Route 13's (Oberg Road) southern terminus is at County Route 44. Obtaining the
            right-of-way for 2 miles (from County Route 44 to 32) should be pursued. The extension of this
            collector would improve access in the east and to the airport and provide the City with a local
            parallel access route to U.S. 98.

            Bishop Road is unpaved from Nichols Avenue southward to County Route 44. Improving this
            roadway with paving and drainage improvements would result in improved access to the Fairhope
            Schools within the eastern section of the City.

            Parking

            Fairhope's downtown offers shoppers both on-street and off-street free parking. Downtown streets
            are lined with angular and parallel parking. A two-hour limit, recently enacted and actively
            enforced, has helped to deter long-term parking. Three large municipal lots, located behind stores
            on both the north and south sides of Fairhope Avenue and also behind the Welcome Center on
            Section Street. Access to these lots is off of Section Street, Church Street and Bancroft Street
            These are easily accessible and have no time restrictions.     Small signs indicating public parking
            with the City's logo identify the sites. Parking lots are not fully utilized and people who are
            unfamiliar with the City, as well as local residents, may not be aware of these lots. It is
            recommended that standard parking signs (green background with a large white "P") be used in
            addition to the others, as the "P" is internationally recognized and more readily visible to tourists.

            The zoning ordinance does require businesses to provide parking for patrons. Parking availability
            is not a problem though as commercial activity continues to expand, future consideration of more
            off-street parking may be necessary.

            Signalization

            A developing traffic problem is occurring at the intersection of N. Section Street and U.S. Hwy. 98.
            Residential development is expanding on the east side of U.S. Hwy. 98, which will soon be widened
            to four lanes south of this point. An increase in conflicting traffic movements is anticipated between
            the residential traffic exiting the subdivisions (Rock Creek and Woodlands) and continuing
            southward onto U.S. 98 or N. Section Street and the traffic traveling north along U.S. Hwy. 98 and
            from N. Section Street onto U.S. Hwy. 98. This will necessitate a more restrictive regulation of
            traffic at this intersection than presently exists, for safety reasons.



                                                             74







        Non-motorized Transportation

        An integrated, intermodal transportation system must address non-motorized means including
        bicycling and walking. Fairhope's sidewalks and paths along the bay are used extensively. The
        Intermodal Surface Transportation Efficiency Act provides funding for more bicycle and pedestrian
        paths, which should be pursued in Fairhope whenever a roadway is improved. Pedestrian crossings
        are frequent at the intersection of Fairhope Avenue and Section Street. Vehiclular traffic signals
        include protected left-turns and permissive right-turns, on red, which necessitate pedestrian signals
        at this site.




















































                                                         75









                                  COMMUNITY FACI]LITIES AND SERVICES



          Introduction


          Ultimately, much of the respect of the citizens for the government depends upon the effectiveness
          of government in providing adequate facilities and services for the people. As municipalities grow
          and become more complex, it becomes correspondingly more difficult for government to efficiently
          provide these and therefore to maintain that respect. Good government is good service. It is a basic
          responsibility of government to anticipate, plan for, and develop public facilities and services in an
          orderly manner, consistent with present as well as future needs of the community.

          The Community Facilities and Services element of the Comprehensive Plan presents a brief
          inventory and evaluation of existing public facilities and services in the community, and specifies
          recommendations regarding the number and location of public facilities that will be required during
          the planning period, to effectively serve the existing and projected population of the planning area.
          The governmental activities addressed in this section include general government, public safety
          (police and fire), public works (water, sewer, sanitation, gas, electricity, streets and landscaping),
          recreation, education (library and schools), health services, communications, public transportation,
          animal control and social services.


          General Government


          The City of Fairhope, or the municipal government, was incorporated in 1908. Initially, Fairhope
          was sounded in 1894 by the Fairhope Industrial Association of Des Moines, Iowa, which became
          the Fairhope Single Tax Corporation in 1904. Fairhope's governmental structure consists of a
          mayor, and five council members, who are elected at-large. The nature, powers and functions of
          this governing body are explicitly covered in the City's charter. Tle City Council meets on the
          second and fourth Monday of the month at 5:30 p.m. at City Hall. Day-to-day operations of the
          municipality are administered by the Mayor, who also is head of the Utilities Department, City Clerk
          and the various department heads. The elected officials, together with the municipal department
          heads, are fully acquainted with the community's assets and liabilities and are well-equipped to
          resolve problem issues and to plan for the future development of the City. Figure 18 illustrates the
          organizational structure of the City's government. The City has 180 full-time employees. It has its
          own Municipal Court, as well as independent boards and commissions, including a Planning
          Commission, Board of Adjustment, Airport Board, Industrial Development Board and Library Board.

          Duties and responsibilities of the Planning Commission and the Board of Adjustment are defined
          in the City's Zoning Ordinance. The Planning Commission is'charged with the responsibility to
          prepare a Comprehensive Plan, as well as to recommend to City Council matters pertaining to
          zoning and/or re-zoning. It is also responsible for reviewing and approving all subdivisions within
          the corporate limits and within the City's designated extraterritorial planning jurisdiction.





                                                            77








                                                                                    FIGURE 18


                                                                     ORGANIZATIONAL STRUCTURE
                                                                              CITY OF FAIRHOPE
                                                                                          1994




                                                                                   Citizens of the
                                                                                   city of Fairhope



                                                                                           MAYOR








                                                                                  BOARDS AND COMMISSIONS
                                                City Attorney                      Planning                     Superin endant     Bu Iding
                                                                                   Adjustment                                      Of icial
                                                                                   Industrial   Development
                                                                                   Airport
                                                                                   Library
                                                                                   Recreation






                                                ADMINISTRATION                       RECREATION           PUBLIC WORKS           UTILITIES
                                               city clerk/Treasurer                    Director            Director              Director
                                               Personnel Director                     Workers              Saiiitation           Gas
                                               Reven    officer                      Lifeguards              Garbage
                                               city su:cretary                                               Trash
                                               City Bookkeeper                                               Recycling
                                               Payroll & Accounting Aest.                                  Streets
                                               Utilities Clerks                                            Construction
                                               Court Clerk                                                 Landscaping
                                               Magistrates
                                                                                                                             ,;nt


                                                                                                                                 'a'
                                                                                                                                 Water
                                                                                                                                 Wastewater
                                                                                                                                 Electric










               Source:         South Alabama Regional Planning Commission


                                                                                          78







          The Board of Adjustment is responsible for administrative review of appeals of decisions made by
          the Zoning Enforcement Officer, and the granting of special exceptions and variances to the terms
          of the zoning ordinance.

          The Industrial Development Board is a 7-member advisory board, responsible for promoting,
          attracting and addressing the interests of industry in Fairhope. Discussion pertaining to the Library
          and Airport Boards is included in their respective sections within this element of the Comprehensive
          Plan.


          The Fairhope Municipal Complex is located on Section Street. Most governmental functions of the
          City are administered from the Municipal Complex and those housed directly in it are the General
          Administration, the Civic Center and the Library.

          The City's landfill, which is located on South Section Street contains the Public Works Department,
          which consolidates Water, Sewer, Gas, Electrical, Streets, Sanitation and Landscaping. Other
          facilities owned by the City include Fairhope's three fire stations, an adult recreation center,
          beachfront parks, a pier and wharf.

          Financially, the City Council adopts an annual budget and operates within its constraints. The
          current bonded indebtedness is comprised of general obligation warrants and public improvement
          and revenue bonds, totaling $3,776,271. The current debt limit is $9,196,240, which is 20% of the
          assessed property value. This leaves $5,419,969 in excess, which is available toward the total debt
          limit. Thus, Fairhope is in a strong financial position as far as its borrowing power is concerned.

          In summary, Fairhope's financial outlook is very good. Anticipated revenues for future years should
          be more than adequate to cover expenditures, as well as to make necessary capital improvements.
          The City's borrowing power is strong and the existence of the various proprietary funds significantly
          increases the City's financial ability to implement needed improvements. The City's administrative
          capacity is excellent.

          PUBLIC SAFETY


          Police Protection


          The Fairhope   Police Department personnel include 15 sworn officers and 4 dispatches. These
          officers include the Chief, the Assistant Chief, 4 Sergeants, 8 Patrol Officers and 1 Investigator.
          In addition, the department has 1 clerk, 1 meter maid and 3 part-time school guards. The
          dispatchers also answer the telephone for the fire department and are paid as firemen. There are
          approximately 4 officers per shift, and 3-4 cars out per night, one in each quadrant of the City.
          Back-up for emergency situations is available from the Baldwin County's Sheriffs Department,
          particularly in the southeast area of the police jurisdiction, and from Daphne Police Department, to
          the north.


          The Department generally follows the State Personnel Policy regarding the hiring and training of
          officers. As the pay scale is competitive with other jurisdiction's law enforcement officers, there
          is not a problem with turnover in the Fairhope Police Department- For employment, minimum
          standards are required, as is certification of the use of the Intoxilizer 500, a breathilizer testing

                                                           79






          device. Training is encouraged and ongoing with in the department, with an in-house television,
          instruction in pistol, radar, shotgun, driving and fingerprinting techniques.

          In addition to their regular duties, officers function as escorts for funerals and for business deposits
          to banks. Fairhope's Police Department also provides detention facilities in four cells, located to
          the rear of the station. The jail does not keep violent nor mentally disturbed prisoners. For security,
          there is an in-house camera, and other improvements have been made to this facility, which is over
          30 years old. It does represent a liability to the City. The state inspects the jail on a regular basis,
          as does the City Fire Marshall.

          The City of Fairhope's Police jurisdiction extends 3 miles south and east of the City's corporate
          limits, into the unincorporated areas of Baldwin County, and up to the City of Daphne's police
          jurisdiction, to the north.

          All police equipment and uniforms are supplied, but their proper maintenance and care are the
          responsibility of the officers, who xeceive a clothing allowance to keep up their uniform. The
          department provides weapons and ammunition, and the officers provide their own belts.
          Qualification of weapons is done twice a year. The department has 13 vehicles, two of which are
          annually replaced. Five cars run on natural gas, which represents a large cost savings to the City.
          By assigning each officer a car, which he uses on duty and is parked at his house when not on duty,
          there is an improved potential response time in this expanding City, as well as a greater sense of
          responsibility and pride, and the police presence is felt throughout the City. Other police equipment
          used by the department includes radar, polygraph, walkie-talkies, flashlights, fingerprinting and
          breathilizer devices.


          TheCity's communication equipment consists of a VHF Motorola base with remote units in City
          vehicles, including police cars. The police department has its own dedicated channel, however it
          is not private and this private business heard by others is not desirable. The system was replaced
          6 years ago. The City's system serves the police, fire, utilities and other departments as a general
          communication network.


          The police station is housed in its own building on the east side of Section Street in downtown
          Fairhope. It contains the Chief s office, a lobby, dispatch center, investigating room, fingerprinting
          room, secretary's office, intoxilizing room, and 4 jail cells in the back. The cells are normally used
          for the detainment of misdemeanor offenders, and those prisoners charged with a felony are sent to
          Baldwin County Jail. Juvenile offenders are either released to their parents or sent to the Juvenile
          Detention Center in Bay Minette.

          The police station does not have adequate space to accommodate all the functions that it handles
          and with growth of the City, the police department will subsequently need to grow accordingly.
          Parking at the station is insufficient, with only 2 designated spaces in front, and more in the rear.
          Each individual wrecking company that the City utilizes'has a yard for the impoundment of vehicles.

          The Police Department operated with a $858, 100 budget in FY '93, an increase of 9% over FY '92.




                                                             80








         Crime


         The national norm is 2 officers per 1,000 population. Fairhope presently has between 0.5 and 1
         officer per 1,000 population. The Chief has noted little change in the nature of violent crimes, with
         most of the crimes committed being thefts, then burglaries, followed by assaults, approximately
         three-fourths of which were domestic violence. Table 36 depicts the police activity from 1984 to
         1994.


         Future Plans


         The need for a new police facility is the first priority for the Police Department. An ideal site for
         this is adjacent to the Satellite County Courthouse, which is centrally located and has sufficient
         vacant land to accommodate this additional facility. Also, as Fairhope continues to grow not only
         in population, but also in area, the need for more manpower will become more critical. Four more
         officers will enable the City to achieve the norm necessary for a city Fairhope's size. The general
         perception of the City as a safe community is one that the City should maintain and work to
         promote.


         Fire Protection


         The Fairhope Fire Department has three stations, the Leo Keller Station on Ingleside Street, across
         from Thomas Hospital, the Roy White station, located on Thompson Hall Road in the south side
         of the City, and the third is at the Fairhope Municipal Airport. Currently, the fire department is
         strictly a volunteer force of 42 persons, including a Chief, 2 Assistant Chiefs, 2 Captains, and 4
         Lieutenants. The City does include the department in its budget expenditures, specifically for
         equipment and for the dispatcher at the police station. The Fire Department's jurisdiction, depicted
         in Figure 19, extends beyond the corporate limits of the City, encompassing 45 square miles. The
         Department's inventory is shown in Table 37.

         The Fire Department's responsibilities to prevent the outbreak of fire in the community include
         promoting fire prevention education among children. Programs are presented to school children
         from kindergarten through the fifth grade by the fire department during Fire Prevention Week every
         autumn. Other functions include their involvement in medical emergencies in all traffic collisions
         within the City limits and assistance with the "jaws of life" for collisions outside the City limits.

         Inspection services are also performed regularly in addition to firefighting duties. An investigation
         follow-up is conducted after a fire has occurred, and if arson is suspected, the State Fire Marshall
         investigates further.











                                                           81






                                                                                                   TABLE 36


                                                                       TEN-YEAR POLICE INFORMATION SUMMARY
                                                                                          CITY OF FAIRHOPE
                                                                                                   1984-1994



                                                                                  1994-       1985-      1986-       1987-      1988-       1989-      1990-       1991-      1992-        1993'
                              FISCAL YEAR                                         1985        1986       1987        1988       1989        1990       1991        1992       1993         1994*

                    CALLS FOR SERVICE - Total Calls                                N/A         N/A        N/A         N/A       N/A          N/A        N/A        N/A        59,348       58,959

                    PATROL CALLS                                                   5,011       5,269      4,801       5,305     5,453        6,460      6,054      6,799       7,738        7,2

                    SWORN OFFICERS                                                     14       14            13        13           13        13           14        14         15             15

                    CRIMES
                      Total                                                            372     363            376       478          467       527          566       783        815            819
                      Homicide                                                         2           1          1         0            4         2            0         2          2              0
                      Rape                                                             1           2          3         3            3         4            6         2          3              3
                      Robbery                                                          0           1          3         4            1         12           3         18         4              6
                      Aggravated Assault                                               20       26            21        31           36        57           129 1     209        295            242
                      Violent Crimes - Total                                           23       30            28        38           44        75           138       231        294            251
                      Burglary                                                         128      91            110       123          141       152          135       185        204            189
                      Theft                                                            208     211            219       301          266       291          286       352        306            359
                      Vehicle Theft                                                    15       31            19        16           16        9            7         15         11             20.
                      Property Crimes - Total                                          351     333            348       440          423       452          428       552        521            568

                    ACCIDENTS
                      Total                                                         439        425            386       431          416       414          445       486        565            580
                      Fatalities                                                       1           3          1         0            0         2            1         0          0              1
                      Injury Accidents                                                 47       51            52        45           41        48           45        44.        55             65
                    ADULTS JAILED                                                  N/A         N/A            743' T 774T            772       705          678       830---     938        972

                   Through October 1"4                                           Source:   City of Falrhope Police Department


                                                                                                       82











                                                                                                             FIGURE 19


                                                                           FIRE DEPARTMENT'S JURISDICTION
                                                                                                 CITY OF FAIRHOPE
                                                                                                                      1994


                                                                                      .ftL-
                                                                                                                                    .........    ......   . ......                     ..... ....


                                                                                                                                                                                 4



                                                                                                                                                                                       ...............



                                                                                              9E
                                                                                        98                                                                                               0
                                                                                                               (Oak
                                                                                                                                                                           $ad



                                                    FIRE DISTRICT
                                                                                                                                                                                              8.2


                                                                                         98









                                                                                                                       46





                                                                                                                                                    r.....           ......
                                                                                                                                                    'awoon


                                                                                   )(3

                                                                                                                                                         ........ . ..    ....







                                                                                        -J
                                                                                                MD



                                                                                                                               .... ....... ......                                       ...........






                                                                                .......                           24                                24.                    . .... ...







                    Source:                    South Alabama Regional Planning Commission

                                                                                                                          83











                                                        TABLE37


                                           FIRE DEPARTMENT INVENTORY
                                                  CITY OF FAIRHOPE



          Station                  Eguipment

            1                      90' platform aerial truck-pump 1,000 gpm

                                   El Hush Pumper-pump 1,500 gpm
                                   1,500 feet of 4" hose
                                   800 feet of 2.5" hose
                                   500 feet of 1.5" hose
                                   1973 Ford pumper (reserve)
                                   925 grass truck
                                   1992 Rescue Truck - cascade system/jaws of life

            2                      El Hush Truck Pumper
                                   1971 Ford Pumper
                                   Old Army 2.5 ton truck - carries 800 gallons of water
                                   917 truck - caries 600 gallons - for wood & grass fires
                                   1935 parade and mascot truck

            3 (Airport)            Crash truck


          Source:    City of Fairhope Fire Department



          The Fire Department's operating budget for equipment and di      spatcher was $343,400 in FY '93, an
          increase of 66 percent from FY '92.

          Training

          A training center is located on 5 acres, which contains'a 2-story simulated house (bum building),
          with an attic and an attached garage. The walls in the house are removable/adjustable so that the
          fireme 'n do not become accustomed to it, and training is more realistic, as they would not be familiar
          with the layout of a house. Practice drills are held twice a month. One firefighter recently received
          state certification as an Alabama Fire College instructor so that the rest of the department could
          pursue continuous training in Fakhope.







                                                             84






          Response'77me and Available Water

          The response time to a fire call is approximately 3-4 minutes. The available water flow for the fire
          suppression ranges from 1,500 gpm to 500 gpm depending upon the equipment. As the City
          annexes land, particularly in the north, water flow availability is a problem. The water main needs
          to be increased in this area to 12 inches to increase the volume. There are sufficient fire hydrants
          located throughout the City.

          Future Plans


          The priority need of the Fire Department is a new fire station on the north side of the City. This
          is necessary to maintain the ISO rating of the City. The station will cover the new developments
          located on the northeast side of U.S. Highway 98, particularly Rock Creek. A new 12-inch water
          main is needed to serve this area. Also, the department needs a pumper at the airport to serve this
          potentially expanding resource that the City recently took over. Replacement of the aerial truck with
          a 75-foot ladder truck is another equipment need, as is the continual replacement of apparatus and
          equipment as it becomes aged and fatigued. Expansion of the training center to include a drafting
          pit, flammable pit, flammable transport simulator and classroom will augment the training
          capabilities of the firefighters.

          The City should consider paid personnel within the fire departme   nt. The Chief is presently a City
          employee who is granted flexibility in his current job for fire department business. However, with
          Fairhope's growth and expansion, this job will require increasing time and if the Chief is not a City
          employee, this would not be possible. In addition, manpower will need to be increased. The
          department's goal is 50 firefighters by 1995.

          Performance

          During 1992, the Fairhope Fire Department fought approximately 198 fires, with no fatalities, which
          was a decrease from the 218 fires and I fatality in 1991. Fire department activity from 1984 to
          1993 is summarized in Table 38.


          Fairhope has mutual aid agreements with the City of Daphne, and the neighboring communities of
          Marlow and Barnwell. Should a fire occur in any of these communities and overwhelm that area's
          fire suppression resources, the other communities will provide assistance. The effectiveness of this
          agreement may be diluted in the event of out-of-town forces being diverted to their own emergency.

          Fire Rating

          The City possesses a class four fire rating. This rating is tied of certain performance standards and
          criteria, such as the number and placement of fire hydrants, number and manpower of firehouses,
          number and type of apparatus, etc.







                                                           85






                                                                         TABLE 38


                                                       TEN-YEAR FIRE DEPARTMENT ACTIVITY
                                                                   CITY OF FAIRHOPE
                                                                    FY 1983 - FY 1994
                                                               1984.   1985- 1986.      1987-_  1988- [1989- 11990-       1991. 1992- 1993-
                       FISCAL YEAR                              1985    1986    1987     1988    1989     1990    1991     1992    1993   1994



               STRUCTURE                                        66       47       32      41      32       33      34      29       33


               VEHICLE                                          24       32       28      25      15       20      18      30       22


               GRASS, BRUSH, RUBBISH                            53       35       23      23      35       36      25      39       27


               RESCUE                                           14       6         7       6        8      7       9         9      7


               OTHER                                            15       14        3      31      13       9       7       41       35


               HAZARDOUS CONDITIONS                               3      5         3       5        8      12      14        5-     4


               GOODINTENT                                         1      2         2       10     15       17      19      13       14


               FALSE CALLS                                      30       17       17       17     20       21      26      52       56


               TOTAL FIRE CALLS                                 186      158     115      158     146      155     151     218      198.


               FIRE FATALITIES                                    0      1         0       1        0      0       0         1      0


            Source:     City of Fairhope Fire Department



                                                                            86







          Emergency Communication District

          Located in Robertsdale, Baldwin County's Emergency Communication District is the Baldwin
          Central 911 dispatch center. Its critical and sole mission is to forward calls to the appropriate
          authorities. Fairhope's Police and Fire Departments are connected to these emergency calls, as is
          Lifestar, Fairhope's ambulance service.

          Lifestar provides service to all of the Eastern Shore through its two stations, one of which is located
          in Fairhope and the other in Daphne. The station in Fairhope responds to calls in the Montrose and
          Barnwell communities and other adjacent unincorporated areas in Fairhope's vicinity. There are 2

          Vehicles housed in the Fairhope station with an average response time of minutes from their location
          on Middle Street, which is off of Greeno Road. Lifestar offers advanced life support with
          paramedic systems in all vehicles.

          There is coordination between Lffestar and South Flight, the emergency medical helicopter that is
          owned by the University of South Alabama Medical Department, in the event of a trauma situation.

          RECREATION


          Athletic Fields

          The City of Fairhope owns and maintains Stimpson Field and Municipal/Volanta. Avenue Park.
          Stimpson Field contains 4 softball fields, or 2 soccer fields, depending upon the season. Municipal
          Park contains one football field/soccer field, a three-quarter mile track, 6 baseball fields, an outdoor
          regulation pool, 4 tennis courts, a fitness trail with 12 stations, 4 basketball goals and 3 outdoor and
          I indoor batting cage. Both facilities also have concession stands. The recreation program offered
          by the City operates baseball, soccer, basketball, softball and swimming. Football and track are
          administered by the high school. Also, swim lessons, an arts and crafts camp, and a tennis- camp
          are held seasonally, with youths hired to run these.

          The Recreation Department, a municipal department, is managed by a Department Director, with
          a staff of three full-time employees who are responsible for the maintenance, repair and upkeep of
          the facilities. Seasonal hires include 8-10 lifeguards and a supervisor. The Recreation Director is
          overseen by a Recreation Board of 7 members, who are appointed by the Mayor. They develop an
          annual budget which is submitted to the City Council. Volunteers are key in the implementation
          of the various programs as they organize and schedule the games, keeping the program going after
          its initiation. The Recreation' Department has a donated computer and software to create teams.

          Equipment of the Recreation Department consists of 2 72" outfront mowers, a reel mower, 2
          tractors, I box blade, 1 bush hog, 1 push mower and 2 trucks.        Assets are estim. ated to be valued
          at $981,600.

          The budget for the Recreation Department for FY 1994 was         $146,200.




                                                             87







           The problems of the Recreation Department are apparent--too many participants and/or too few
           fields for practice and games, and also parking in the vicinity of Stimpson Field. There has been
           an average increase or 15% to 20% participants per year in the recreation programs. Children were
           turned away last year due to the lack of fields for soccer. The City does not have a policy that only
           residents may participate in its recreation programs. With the growth of the City and the entire
           Eastern Shore, the facilities, from the fields to the pool, are utilized to their maximum capacity,
           which is still not sufficient to meet the demand.


           Future Plans


           Three new softball fields, 1 baseball field, and 2 soccer fields would satisfy the current and
           projected need. The first priority is the softball fields. Three sites are presently under consideration.
           By using City labor for their construction, a considerable cost savings could be incurred. Another
           possibility is the installation of lights at the Municipal Park fields, which would expand its present
           potential use. A lower priority need is an indoor recreation facility, to contain basketball courts, an
           indoor track, an area for aerobics and possibly video games, which could serve as a place for youdis
           to congregate.


           Beach and Pier


           The City of Fairhope acquired the beachfront parks in the early 1930s from the Single Tax
           Corporation, with the stipulation in the deed that the lands donated to the municipality would be
           used as public parks and not for the private use or gain of any individual. This facility is overseen
           by a Beach Department whose expenditures from the General Fund were $30,200 in FY 1993. This
           is broken down into salaries, maintenance and repairs, and decals distributed to residents for free
           access in the summer. Revenues generated in FY 1993 totaled $26,300. Non-residents are charged
           a fee from June through August.

           Golf

           The Quail Creek Golf Course is owned and operated by the City. It is an 18-hold course open to
           the public. The staff includes a head professional, an assistant professional, 7 full-time and 2 part-
           time pro shop and snack bar employees, 7 maintenance workers, and 2 full-time and 2 part-time cart
           workers. In FY 1993, the operating revenues and expenditures totaled $868,000 and $657,000,
           respectively, with retained earnings totaling $1,722,500 at the end of FY 1993. This facility is a
           revenue-producing business for the City, as well as a recreational asset to the area.

           EDUCATION FACELITIES


           Library

           The Fairhope Public Library was initially organized as an effort of pioneer citizens of the Fairhope
           Single Tax Corporation. Personal books were lent out from Mrs. Howland until demand grew
           beyond her neighborly capabilities. In 1900, voluntary membership fees and community tax funds
           officially started the Fairhope Public Library. It has expanded and moved numerous times and in
           1983, relocated to its present location at the City's Municipal Complex.


                                                              88







          The library is open 52 hours a week and is staffed by 8 employees, 4 of which are full-time and the
          others are part-time. The Director has a master's degree in library science. Other staff includes an
          Assistant Librarian, Youth Services Coordinator, Circulation Supervisor, 3 Clerks and 1 Page. Five
          regular volunteers also assist in the operation. The staff are not City employees, but rather are
          employed by a board of trustees, to whom they are responsible.

          The Government and supervision of the library is vested in the Director/Head Librarian, who is
          overseen by the Library Board, an independent board within the municipal government. The Board
          is comprised of 5 members, appointed by the City Council and mandated and regulated by the State.
          The Director of the library is the ex-officio member on the board.

          The library has 12,000 sq. ft. and approximately 40,000 volumes available to the 8,200 registered
          patrons. It contains a children's wing and a meeting/tutoring room, in addition to the main room.
          Annual circulation is 120,000 volumes. The library also responds to reference questions, and
          subscribes to appproximately 121 periodicals and 13 newspapers. There is a large collection of
          large-print books for the -elderly patrons.      The collection of books and other materials is
          continuously augmented as funds become available.

          Programs offered by the library include two story/activity hours, which are targeted towards
          toddler/preschoolers and school-age children, a book review lecture series, and an afternoon movie
          for adults each week. These keep the library active throughout the year. Summer is the peak
          season for children and in the winter, the library is utilized most by snowbirds/retirees.

          In addition to these regular services, the library serves as the off-campus library for the students of
          Faulkner State Community College and University of South Alabama. Faulkner also pays the
          library staff for 9 hours a week in order for the library to expand their hours. As part of the
          Alabama Public Library Service, patrons may also borrow materials by inter-library loan.

          In 1959, the "Friends of the Fairhope Public Library" formed with the goal of raising funds and
          promoting the expansion of its services. They have provided needed services and sponsor the
          weekly book review, as well as the annual book sale. With a membership of over 500 people, this
          active groups also refurbished the reading room.

          The City provided the library with a budget of $127,200 for fiscal year 1995, or approximately 75
          percent of the library's operating revenues. Utility costs are also absorbed by the City. Other major
          revenue sources include the State, fines, out of City memberships, which annually cost $10 per
          family, and use of the copy machines.

          Future Plans


          The library is in need of computers and complete automation, as the present network is outdated and
          unreliable. As technology advances, the library patrons will look to the library for more
          technological assistance, such as computers and access to other sources of information. In
          particular, the library would like to offer work processors for public use, expand the audio-book
          collection, establish a music compact disc collection and a video collection. Plans include adding
          patron access to an online catalog, and CD-ROM equipment and software.


                                                            89







          Space restrictions have been a problem, however, plans for expansion into adjacent space in the
          Civic Center complex will enable the relocation of office and work space into this area, freeing up
          space in the main library to add shelving, study tables, and increase the reference area, also
          providing rooms for patrons using audio-visual materials and space for literacy tutors and students.

          Funding is the main problem currently plaguing the library. The local allocation per capita is one
          of the lowest in the County, and without a dedicated funding source from the City, or clear policy
          about future funding, planning for long-tenn future improvements is not possible. Improved lines
          of communication between the library and City are also necessary.

          Schools


          Fairhope is served by 4 public schools, 3 private/parochial schools, a 2-year college and a branch
          of a university. The inventory of these is shown in Table 39.




                                                         TABLE 39


                                               INVENTORY OF SCHOOLS
                                                         FAIRHOPE
                                                            1994


                                                                           Grades
               Name                                   Teachers             Served            Enrollment


          Baldwin County Schools


          Fairhope Kindergarten Center                   40                  K-1                  525
          Fairhope Elementary                            39                  2-3                  493
          Fairhope Intermediate                          31                  4-5                  512
          Fairhope Middle                                44                  6-8                  775
          Fairhope High School                           63                  9-12                 1,008

          Private/Parochial Schools


          Marietta Johnson School of
            Organic Education                              6                 K-8                    61
          Kingsway Christian Academy                     20                  K-9                  122

          Colle2e/Universitv

          Faulkner State Community College               65        2-year college               -1,500
          University of South Alabama                    42 college & graduate                    600
          (upper division)


          Source:     South Alabama Regional Planning Commission


                                                             90







         Baldwin County Board of Education administers the public schools. The new high school, which
         opened in 1993, enabled the existing facilities to serve the younger students. Fairhope schools draw
         students from the unincorporated communities, in particular, Montrose, Barnwell, Marlow and Point
         Clear.


         The private/parochial schools serve the Eastern Shore and Baldwin County. They range from a
         traditional parochial school, Kingsway Christian Academy, to a non-traditional school which is
         intrinsic in the history of the Fairhope Single Tax Colony, the Organic School. Founded by the
         colonists, it has a more independent approach to learning. The private schools charge a fee for
         tuition.


         The educational facilities are adequate for the existing and projected population needs of the
         community. Baldwin County Board of Education does not have any plans at the present time for
         any new construction and/or improvements in Fairhope.

         MISCELLANEOUS


         Airport

         Fairhope recently acquired the operation of the airport in August 1994. It is located on municipal
         land, and facilities includes 6,600 x 75 foot runway, a de-down hangar, a pilot lounge, restrooms,
         and lobby. Staff consists of 2 full-time and 2 part-time employees who manage the facility, and
         perform bookkeeping, fueling, aircraft cleaning and oversee the supplies and inventory.

         The Fairhope Airport Board, an independent board of 7 members appointed by the Mayor, is
         responsible for this $3.6 million asset. A grant for the expansion of the taxiway for $300,000 will
         enable the facility to expand its potential. Hangar space is currently available, and once this is
         leased the airport can be fully occupied.

         The airport can be a catalyst for further industrial development of the surrounding area.

         Wharf

         Fairhope's municipal fishing dock, located at the Fly Creek outfall into the Mobile Bay has docks
         available to both fishermen and to pleasure boats. Low rates are offered by the City at the
         fisherman's wharf, however there are still 4-5 empty docks. Pleasure boats generate more income
         for the City and these docks are full. It is recommended that in order to generate the income
         required to replace the jetty, more docks must be leased to pleasure boats, until the need for more
         fishing docks increases.









                                                           91








          UTILITIES


          The City of Fairhope is unique in many ways. One area is the utility assets that the City owns.
          These systems function as enterprises and fund the City, enabling Fairhope to avoid levying a sales
          tax. The electric, sewer, water, gas and garbage systems are all responsible to the Building
          Superintendent.

          Water


          Fairhope Water System is supplied by 5 municipally-owned wells. The general service area of the
          water system includes the incorporated area as well as unincorporated areas south and east of the
          City, supplying approximately 8,887 customers. The 5.7 minion gallons per day water supply is
          distributed along mains ranging in size from 2 to 12 inches. There are 4 elevated storage tanks with
          a total storage capacity of 3.6 million gallons. Water is treated at the wells and potable water
          supply capacity is also 5.7 million gallons per day.

          The average daily consumption is 2.5 million gallons, with an average system pressure of 65 PSI,
          and low system pressure of 50 PSI. PVC pipe is prevalent in this system, whose average age is 25
          years old.

          When the City of Fairhope annexed Rock Creek subdivision, the existing and future demand on the
          water system increased significantly. An additional wen is planned to meet this demand, as wen
          as firefighting capabilities at Rock Creek. Also a larger, 12-inch main will be installed. The design
          and plans of this project are complete.

          Wastewater System

          The City is served by a wastewater treatment plant It has an average daily treatment capacity of
          2 million gallons. Daily flow totals approximately 1.3 million gallons, serving 4,252 customers,
          approximately 85 percent of whom are residences and 15 percent are commercial users. The service
          area extends beyond the corporate limits; the Grand Hotel is the single largest user of the system.

          Solid waste disposal is located at the landfill in Fairhope and the effluent is disposed of at Mobile
          Bay. Infiltration is a continual problem, which requires constant attention and study. The widening
          of U.S. Highway 98 through Fairhope included replacement of and upgrading the lines.

          The top priority is upgrading the wastewater treatment plant. An additional tank presently used for
          storage of stormwater can be used for treatment in the future, thereby increasing the system by 2
          million gallons per day, when necessary.

          The water and wastewater fund's operating revenues totaled $1,823,100 in 1993, and operating
          expenses were $1,243,000.       Historically, total assets of this fund have increased and were
          $10,125,300 in FY 1993, the majority of which is in property, plant and equipment. The retained
          earnings in the fund decreased from FY 1992 to 1993 from $2,012,600 to $1,983,600.




                                                            92









          Electric

          The City of Fairhope supplies electricity to 5,083 customers. Operating revenues of the Electric
          Fund in FY 1993 were $6,513,200 and expenses were $5,332,900. This represents a money-
          producing resource for the City.

          Gas

          The City of Fairhope purchase gas from Koch Gateway and sells gas to 5,518 customers. The
          service area extends from Bay Minette to Bamwell, including Stapleton, Spanish Fort, Point Clear,
          Daphne and Belforest. Gas is supplied through 340 miles of 6-inch to 2-inch steel and plastic lines.
          There are no storage facilities. Staffed by 10 workers and 1 part-time worker, the Gas Department
          lays pipe and also replaces the dirt and yards as necessary.

          The natural gas fund generated $3,095,700 in operating revenues in FY 1993 and the operating
          expenses totaled $1,744,600 in this same period. This represents an increase from FY 1992 of 7
          percent in revenues and 10 percent in expenses.

          The system's problems are the accelerated growth in new development that the City is currently
          experiencing. The demand for gas exceeds the supply of new lines, and manpower and equipment
          are trying to keep up with the demand.

          Public Works


          The Public Works Department is responsible for the collection of garbage, trash and recycling, and
          also the streets, construction, landscaping, landfill and the transfer station. This department has a
          staff of 40 people. Equipment includes 2 garbage rear loaders, 1 recycling rear loader, 3 boom
          loaders for trash, 1 rear and 1 flatbed truck, 1 leaf truck, a bulldozer, 1 tractor trailer, 2 front-end
          loaders for the streets, 2 backhoes, 1 boxblade, 1 tractor, I side-arm tractor, 5 out-front 6-foot
          mowers, 3 dump trucks, I vacuum sweeper, 2 water trucks, and other miscellaneous equipment.
          All equipment is obtained by the City on a lease-purchase basis, and is replaced every 5 years. This
          saves the City the expense of obsolete equipment and proves to be the most beneficial and
          economical method.


          Sanitation Services


          The City of Fairhope provides sanitation services for its residents for a minimal fee of $6.80 per
          month. Collection of garbage is at night, twice a week, for 4,000 customers and approximately 350
          businesses. Trash and recyclables are picked up once a week       *, The City owns its landfill and the
          available space is estimated to last an additional 10 to 12 years. Contractors are prohibited from
          using the landfill. The City is responsive to the needs of its residents by offering a back door
          service to those unable to bring their trash or garbage to the street. The fee for this is the standard
          fee if the residential has a medical claim; without the medical claim, the fee is increased for this
          service.





                                                             93







          Recycling

          The City encourages recycling of glass, paper and aluminum cans and offers a weekly curbside
          recycling service to all residents at no additional cost. This is not a mandatory program and to date
          approximately 54 percent of the residents participate. In order to encourage participation, a
          differential fee schedule for garbage and trash collection for recyclers versus non-recyclers is under
          consideration. The City receives revenue from selling these recycled goods.

          Intergovernmental Coordination

          Fairhope, along with all other municipalities in Baldwin County, has confirmed that they will be a
          part of the Solid Waste Management Plan developed by the Baldwin County Commission. This is
          not a "county plan" but a "local plan", in which all are an important part. Fairhope will retain full
          control of its solid waste operations, but is committed to making major improvements in the
          management of solid waste.

          Streets


          The City has few unpaved streets within the corporate limits. All resurfacing work is contracted,
          and the street department is responsible for repair work. The streets and sidewalks represent
          potential liabilities to the City. Survey crews are sent out to respond to complaints as well as to
          foresee problems and alleviate this. Funds from the gas tax pay for the costs of resurfacing the
          City's streets. Historically, the largest expenditure of the general fund is the street department,
          which received $1,202,600 in FY 1993. The majority of the expenditure is for salaries and for
          materials, supplies and landscaping.

          Fairhope is noted for its attractive landscaping. Although this is purely an aesthetic attribute and
          a cost to the City, its rewards are multiple. This element of good urban design promotes the unique
          character and sense of place which Fairhope has fostered and developed over time. The design of
          this individual element provides an impression of the community and acts as a catalyst for other
          urban design techniques and methods, undertaken by private concerns. Together, the public and
          private urban design efforts, give a sense of community image.

          Health Services


          Located in Fairhope, Thomas Hospital is a comprehensive healthcare, 150-bed facility, serving the
          Eastern Shore. It provides emergency care, inpatient and outpatient surgery, advanced diagnostics
          and social support. Medical services are rapidly expanding in response to the population and its
          needs. To date, there are 49 physicians and 7 dentists in Fairhope.

          All types of specialties are offered within thirty minutes in the County      due to the proximity to
          Mobile and Pensacola. Mobile houses the University of South Alabama Medical Center, Mobile
          Infirmary, Springhill Memorial, Providence and other clinics. Pensacola has Sacred Heart and
          Baptist Hospitals.




                                                            94







         There are three nursing homes in the'planning area, Eastern Shore Health Care Center, Montrose
         Bay Health Care Center and Our Southern Home. Two other major nursing homes are located in
         Daphne.

         Public health facilities, administered by the Baldwin County Health Department, closed its Fairhope
         clinic. The closest clinic is now in Foley. This provides complete home health services, employing
         nurses, aides and physical therapists. Services include care for maternity, family planning, women
         and infant care, care for hypertension, tuberculosis, sexually-transmitted diseases and immunizations.

         Animal Control


         The City of Fairhope employs an animal control officer and utilizes the Baldwin County Animal
         Shelter located in Magnolia Springs, which charges $5.00 per animal.

         COMMUNICATIONS


         Post Offlee

         The Fairhope Post Office, located downtown on Fairhope Avenue, is readily accessible. Built in
         1988, it is 18,000 square feet, containing 2,000 installed post office boxes. Presently 1,500 of these
         are rented. The staff is comprised of 35 persons, including the Postmaster. Daily there are 9 rural
         routes and 7 city routes from this facility, with approximately 75,000 pieces of mail being handled.
         Parking for 40 cars is provided on-site. There is space available for approximately 2,000 more
         boxes as the need increases. The post office was designed with growth in mind and will not require
         additional expansion within the planning period.

         Radio and Television


         There is one licensed radio station in the City of Fairhope and no television stations. Fairhope is
         served by radio and TV facilities in Mobile and Pensacola, as well as cable television.

         Transportation

         Baldwin Rural Transportation System (BRATS) is the public transportation system serving the
         Fairhope planning area. Providing service 7 days a week, BRATS operates 40 buses and vans on
         70 fixed routes for work-based trips and also provides demand response service from 9 a.m. to 2
         p.m. In the 7 years since its inception, it has grown substantially, from 3 vehicles to the 40 radio-
         equipped vehicles. Fares are based on the distance travelled. There are approximately 250,000
         passenger trips per year, 25 percent of which are made by the elderly. Staff includes 11 paid
         drivers, 31 volunteers and 6 office personnel. Funding sources include a grant from the federal
         government, fare box revenues, contracts with the Baldwin County Department of Human Resources
         and contributions from the Baldwin County Commission. BRATS is centrally located in
         Robertsdale.


         Fairhope residents utilize BRATS on fixed routes and also on a demand response basis.



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                                                        LAND USE
         Go'al:                   Efficiently manage and regulate land-use types, locations and densities in
                                  combination with natural and man-made resources, in order to provide the
                                  residents of Fairhope with an aesthetically pleasing, economically beneficial
                                  and socially adequate environment

         Objectives:              Ensure that all new and existing land uses will be adequately served by
                                  facilities, and that all site plan reviews consider the availability of public
                                  services and facilities.


                                  Manage future growth and development using the City's Comprehensive Plan,
                                  Zoning Ordinance, and Future Land Use Map revisions thereto, as a guide.
                                  The subdivision of land will be regulated subject to the City's Subdivision
                                  Regulations, and also the requirements for compatibility of adjacent land uses,
                                  including buffers between significantly different types of land uses, (e.g.,
                                  commercial and low-density residential).

                                  Continue to require, maintain and promote a safe and efficient transportation
                                  network in future development.

                                  Include requirements in the City's Zoning Ordinance for non-residential land
                                  uses, as shown on the Future Land-Use Map, that promote economic
                                  development while protecting the City's character and natural resources.

                                  Continue to eliminate land uses inconsistent with the character of the area or
                                  with the Future Land Use Map. This should be accomplished through rezoning
                                  and the requirement that all proposed site plans and subdivisions conform to
                                  the Future Land Use Map.

                                  Encourage the protection of natural resources from negative impacts of
                                  development activities and that future land uses be coordinated with appropriate
                                  topography and soil conditions.

                                  Discourage urban sprawl and leap-frogging of commercial developments.

                                  Encourage rehabilitation of run-down areas and the removal of dilapidated
                                  structures.


                                  Provide for an orderly well-planned community with compatible land uses,
                                  through enforcement of the adopted Comprehensive Plan and the Zoning
                                  Ordinance.







                                                               97




         8.   Vacant       This includes subdivided land which has no structure on it and is void of any
               development.

         The following is a narrative analysis by major land use category.


         Existing Land Use Inventory and Analysis

         The corporate limits of Fairhope contain 5,899 acres, of which approximately 4,399 acres (74.6%)
         are developed. Within the Fairhope Planning Area, there are approximately 22,312 acres, the majority
         of which, 21,041 acres (94.3%) are developed. Table 40 shows the land area and Table 41 classifies
         the existing land uses, both for the corporate limits and for the urban fringe, which together comprise
         the Planning Area. The Existing Land Use Map is portrayed in Figure 20.









          Introduction


          As the traditional cornerstone for the Comprehensive Plan, the Land Use Section sets forth the
          physical plan for future development of the City of Fairhope. This section designates the appropriate
          locations for future land uses and establishes the policies regarding the location and development of
          all land uses.


          The inventory and analysis of the existing use of land in a community is of special interest to
          community planning because the future development of the community will be based on strengthening
          of the positive aspects and character of present and past land use patterns.

          A comparison between the current land uses and the land zoned for each particular use will provide
          the basis for the future land use plan.

          Physical Characteristics

          The physical characteristics of the land help to mold the location, intensity and types of development.
          An inventory of the land includes its physical features, namely topography, drainage and soils, as well
          as its man-made features. It is instrumental in determining the potentials and constraints of future
          development.

          Land Use Surpev







                                                          TABLE 40


                                               PLANNING AREA ACREAGE
                                                        FAIRHOPE
                                                             1994


                                         Land Area                          Acres

                                     Corporate Limits                        5,899
                                     Urban Fringe                           16,413
                                     Total Planning Area                    22,312



          Source:       South Alabama Regional Planning Commission Survey, 1994





                                                                                          TABLE 41


                                                                                  EXISTING LAND USE
                                                                             FAIRHOPE PLANNING AREA
                                                                                              1994



                                                                  Acres                              Percent of Developed Land                      Percent of Total Land


                                                                                 Total                                        Total                                        Total
                                                  Corp.          Urban         Planning         Corp.        Urban          Planning          Corp.        Urban         Planning
                                                  Limits         Fringe          Area           Limits       Fringe            Area           Limits       Fringe          Area

              Residential -                       2,329           6,675          9,004          47.2            41.4            42.8           39.5         40.7           40.3
                   Single-Family                  2,259           6,675          8,934          45.8            41.4            42.5           38.3         40.7           40.0
                   Multi-Faudly                       70              0              70           1.4              0            0.3             1.2             0            0.3

              Commercial                            265             166             431           5.4            1.0            2.0             4.5          1.0             1.9

              Industrial                            483               0             483           9.8              0            2.3             8.2             0            2.2

              Public / Semi-Public                  866             330          1,196          17.6             2.1            5.7            14.7          2.0             5A

              Resource Production &
                Extraction                          389           8,454          8,843            7.9    1      52.5            42.0            6.6    1    51.5           39.6

              Transportation,
              Communication &
              Utilities                             598            486           1,084          12.1             3.0            5.2            10.1          3.0             4.9

              Total Developed Land                4,930         16,111          21,041          100.0         100.0            100.0           83.6         98.2           94.3
              Total ndeveloped Land                 969     1      302           1,271                                                         16A           1.8             5.7
              Total Land                          5,899         16,413          22,312                                                         1000        100.01          100.0

           Source:      South Alabama Regional Planning Commission, Survey, 1994






                                                                                               101










                                         FIGURE 20


                                    EXISTING LAND USE
                                         FAIRHOPE
                                            1994















































       Source: South Alabama Regional Planning Conunission


                                             102









          Residential


          Residential development is the largest use of developed land both within the City of Fairhope and
          in the Planning Area. Single-family residential development is predominant, however, multi-family
          developments and trailer parks and modular/ manufactured homes are scattered throughout the City,
          primarily outside of the urban core.

          Residential land use represents 2,329 acres of land (47.2% of developed land) within the corporate
          limits and 6,675 acres (41.4% of developed land) within the fringe area or 40.3 percent of the total
          Planning Area. The patterns of growth within the City seem to be that of single-family, medium
          density residential expansion in new subdivisions in the western and northern portions of the City.
          Recent annexations to the north expanded the low-density residential land use of the City. The older
          residential sections of Fairhope spread outward from the central business district, along the major
          transportation arteries.

          The majority of this residential land use is devoted to single-family housing, including mobile
          homes. Due to the predominance of single-family developments, housing densities (number of
          housing units per acre) are rather low in the City. The City's overall average housing density is
          approximately 2 units per net developed residential acre.

          T'he availability of water and sewer service in much of the undeveloped areas of the City will be
          an impetus to residential development in these outlying areas within   the corporate limits and also
          within the fringe area of the Planning Area.

          Mobile homes are playing an increasingly important role in housing Fairhope's population. The
          1994 windshield survey indicated that this category of residential use comprises approximately 7.7
          percent of the residences in the corporate limits. Generally, trailers/mobile homes are scattered
          throughout the southeastern section of the City and all throughout the Planning Area. This pattern
          of mobile home development suggests that strict enforcement of the City's Zoning Ordinance and
          Building Code are in order. The development of better designed mobile home parks and
          subdivisions in accordance with the City's Zoning Ordinance and Subdivision Regulations will help
          to alleviate this problem and also to protect property values.

          Commercial


          Although commercial land use which includes retail, service and wholesale establishments, does not
          represent one of the largest land uses, it is an important generator of traffic. Commercial land uses
          occupy 265 acres within the corporate limits or 5.4 percent of the developed land. The Central
          Business District, which emerged in the 1970's, contains a portion of retail and service commercial
          ventures, located along Fairhope Avenue and Section Street. The strip development spread and
          now comprises several blocks. The balance of commercial land use is scattered along major
          arterials throughout the City, particularly along Greeno Road. In the urban fringe, this land use
          represents 1.0 percent of the developed land or 166 acres.




                                                           103







          With the widening of Greeno Road and the increase in population, the demand for commercial
          property along Greeno Road will also increase. There are currently a minimum number of curb cuts
          allowed, ample off-street parking is provided, and adequate landscaping is required, therefore many
          of the unattractive characteristics of strip commercial activities are avoided. Vacant commercial
          space is available, however pressure to zone more land for this use along Greeno, Road is strong.

          Industrial


          Industrial land use provides area residents with a source of employment and income. This type of
          land use, properly located to avoid conflict with incompatible types of urban development, can
          enhance the City's economic vitality, which is the mission promoted by the Industrial Development
          Board.


          Industrial uses occupy 483 acres in the City, 9.8 percent of the City's developed land. Fairhope is
          the home of approximately 18 manufacturing establishments employing a total of over 460 people.
          Most of the industrial acreage is located in the southern part of the City, along the major
          transportation arteries, due to accessibility.     Fairhope is well suited for industrial activity,
          considering its transportation infrastructure, labor force, topography and parcels of undeveloped land
          in the outlying and Planning Area.

          In the urban fringe, industrial use is nonexistent, as all of this land use type has been annexed into
          the City.

          Public and Semi-Public


          The  level of governmental services, educational, health, recreational and other cultural facilities is
          an important aspect of the total development of the City of Fairhope. These facilities are necessary
          for an environment which provides healthy, functional, and pleasant living conditions. They are also
          the major elements which enhance the human values of an area and its attraction to new residents.

          Public and semi-public land use occupies approximately 866 acres or about 17.6 percent of the
          developed land inside the corporate limits and 5.7 percent of the total Planning Area. In addition
          to the Municipal Complex and waterfront parks, other uses within this category include schools,
          churches and cemeteries.


          Transportation, Communication and Utilities (TCU)

          The TCU fac   ilities are vital elements of an urban area. These comprise 598 acres, 12.1 percent of
          the developed land within the corporate Emits and 5.2 percent of the total Planning Area.

          Resourc e Production and Extraction


          This land use is utilized for production farming and excavation, mineral extraction. It is generally
          on the periphery of the Planning Area, and not within the urban area. As the City continues to
          grow, we will see these lands disappear and be replaced by urban development. Agricultural use
          comprises approximately 389 acres within the corporate limits or 7.9 percent of the City's developed
          land, and a large 52.5 percent of the developed land within the urban fringe, and 39.6 percent of the
          total Planning Area.

                                                            104







          Undeveloped

          The land that is devoid of urban development is classified as undeveloped. This includes
          woodlands, wetlands, and vacant parcels. Within the city limits, the land use equals 969 acres, 302
          acres in the Urban Fringe area, or 16.4 percent and 1.8 percent of the total land area, respectively.
          Any further development or future use of this land should conform with development policies that
          are established *in this plan.

          Zoning

          The zoning ordinance, which was most recently codified in 1992, legislates the land uses within the
          corporate limits. Single residential areas dominate, with the density varying from low in the
          northern section of the city, medium in the central and southern sections to single-family and high-
          density, multi-family sites located primarily adjacent to transportation arteries and business districts.
          There are five distinct sites zoned as a mobile home park district, all of which are in southeast
          Fairhope.

          Business districts abut transportation arteries and the few light industrial districts abut Greeno Road
          and Section Street in south Fairhope. The zoning map in shown in Figure . The percentage
          breakdown of zoning districts and a comparison of existing land uses and zoned land is depicted in
          Table 42. Within each category, the amount of zoned land exceeds the amount of land currently
          used .


          Land Use Relationships

          The compatibility of one land use with another in its physical or spatial relationship is a primary
          factor in the location of new development. The Fairhope Zoning Ordinance and Comprehensive
          Plan deal directly with the physical relationships of land use types, especially in the definition and
          mapped location of zoning districts. Industrial uses are not normally compatible with low density
          residential uses. Thus, there should be horizontal distance, a transitional land use type, or a physical
          buffer between the two. However, the physical relationship between a neighborhood business such
          as a grocery store and a residential area could be much closer.

          The compatible location of land use types also achieves broader goals of the entire community such
          as adequate light, air and safety; economically it promotes and conserves the value of land,
          buildings, and structures; and it promotes the public health, safety, comfort and general welfare of
          the community. Table 43 outlines the various land use types, indicating their basic compatibility
          or incompatibility with each other.











                                                             105











                                                          TABLE 42


                                COMPARISON OF CURRENT AND ZONED LAND USE
                                                   CITY OF FAIRHOPE
                                                            1994




                                                    CURRENT LAND USE                    ZONED LAND USE



               LAND USE CATEGORY                   ACRES             PERCENT          ACRES          PERCENT


             RESIDENTIAL                            2,329                 39.5          3,394            57.5
                -Single Family                      2,259                 38.3          3,145            53.3
                -Multi-Family                           70                 1.2            249            4.2

             COMMERCIAL                                265                 4.5            425            7.2

             INDUSTRIAL                                483                 8.2            527            8.9


             RESIDENTIAL/
             AGRICULTURAL                              389                 6.6            556            9.5

             OTHER (includes public,
             semi-public, TCU, roads,
             and vacant land)                       2,433                 41.2            997            16.9


             TOTAL                                  5,899                100.0          5,899           100.0


          Source: South Alabama Regional Planning Commission



















                                                             106








                                                                                                                                TABLE 43


                                                                                                             LAND USE RELATIONSHIPS
                                                                                                                                FAIRHOPE

                                                                                                 RES!-                                IND.                     COMMUNITY
                                                                                                 DEN           COMMERCIAL                                      FACILITIES                      TRANSPORTATION              UTILITIES
                                                                                                 TIAL        I
                                                                                                                                                                                          U
                                                                                                                        0
                                                                                                                        0
                                                                                                                        .0                     0      $4                                                    $4
                                                                                                                        14                     U                                                            0
                                                                                                                                                                                          4)   Cd                                 4)  DC .0
                                                                                                                                                                                                                                4)0       0
                                                                                                                                                                                                                                0041  10
                                                                                                               14                              V)     0)    -4 0    0            ci U2         $4
                                                                                            U    r-1                                                                             14 bo    93   4)     0           Cd       4)     Cd V4
                                                                                                                                                                                 C3 U                       -4    U        "
                                                                                                       Aj 4    0)       00   4        .0                                                                                        5 0)  -4 'A
                                                                                                        4 9    0        -H    bo      00                       93   14      W             k                       0        Cd   0     0 p
                                                                                            bo   a             0        W                      tz@    1-1      0    0       Cd
                                                                                                                        z                      0      W        Cn   0      A.    :9 P4 H H                        04

                                              AGRICULTURE

                                              RESIDENTIAL

                                                 Single Pamily

                                                 Multi-pamily

                                              COMMERCIAL

                                                 General

                                                 Neighborhood

                                                 Highway

                                              INDUSTRIAL - Light

                                              COMMUNITY PACILITIES

                                                 Schools

                                                 Parke

                                                 Municipal Buildings

                                              TRANSPORTATION
                                                 T:rminal & Transfer
                                                 P cil.

                                                 Thoroughfares

                                              UTILITIES

                                                 Sewer service Plant

                                                 Water Service Plant



             Source:              South Alabama Regional Planning Commission


                                                                                                                                        107








          LAND USE PLAN


          "Land use" refers to the activity or development characteristic of a given parcel of land. The Land
          Use Plan presented in the following pages, represents the City of Fairhope's official position on all
          matters related to the physical use and development of public and private lands within the Fairhope
          Planning Area. The purpose of the Land Use Plan is to guide urban development and to prevent
          urban sprawl and its attendant problems, by placing limitations on the uses of land.

          The technology to predict what the future will unfold has not been developed. However, it is both
          desirable and possible to predetermine the reasonable size and arrangement of land uses. The
          purpose of the Land Use Plan is to provide for adequate amounts of land for each land use based
          on accepted planning standards for each land use and to assure that these arrangements are
          harmonious.


          Residential development exerts the most influence on character and livability as it uses the largest
          amount of space in the City. This land use presently accounts for 47.2 percent of the total land in
          the City. Commercial land use should be concentrated in a manner of commercial districts; and
          industrial uses should be confined to areas which offer little or no interface with existing or potential
          residential development. Efforts should be made to control the conversion of vacant land in a
          planned manner. With controlled and planned growth, the City will strengthen the positive aspects
          and character of the present land use patterns.

          Methodology for Future Land Use Requirements

          By utilizing existing land use patterns, facility requirements, economic factors, land development
          potentials, transportation needs, environmental concerns and other factors, future land use
          requirements can be approximated. Future annexations are not included in these calculations.

          Future land use requirements, as     shown in Table 44 and Figure 21, and land use estimates were
          based on the 1994 percent distribution of land use as noted in SARPC's land use survey. The ratios
          of various land use categories to residential land were then applied to the future residential land, as
          determined by housing to accommodate the future population for the year 2010. Total undeveloped
          land represents the difference between the total land area and the sum of all of the other land use
          catego ries.

          Residential Development

          Housing is crucial to the overall health of a community's lo      cal economy and directly affects the
          perception of a community's overall quality of life. Private construction expenditures for housing
          accounts for a large percentage of a community's total private investment for new construction and
          total assessed value. But more importantly, how people feel about their neighborhoods where they
          live and play, can be the major factor in how they perceive the quality of life in their city as a
          whole.     Thus to maintain a high quality of life in a community, high quality residential
          neighborhoods are essential.



                                                             108




                                                                                  M M M = =I= =
                                                                                  TABLE 44


                                                                 EXISTING & PROJECTED LAND USE
                                                                     FAIRHOPE PLANNING AREA
                                                                                  1993 & 2010


                                                               Corporate Limits            F_       Fringe Acreage                    Total Planning Area
                                                                                  2010                              2010                               2010
                                                              1993            Projected           1993           Projected            1993          Projected
                                                            Existing              Need          Existing            Need            Existing          Need


             Residential                                        2,329             2,695           6,675              6,956            9,004             9,651
                 Single-Family                                  2,259             2,565           6,675              6,956            8,934             9,521
                 Multi-Family                                      70             130                  0                0                 70             130
              Commercial                                         265              296               166                173              431              469
              Industrial                                         483              566                  0                0               483              566
             Public/Semi-public                                  866              1,002             330                344            1,196             1,346

             Transportation, Communication
             and Utilities                                       598              692               486                506            1,084             1,198
             Resource Production Extraction                      389              328             8,454              8,434            8,843             8,762
             Total Undeveloped Land                              969              320               302                 0             1,271              320
             Total Land                                         5,899             5,899           16,413            16,413           22,312'           22,312

          Source:      South Alabama Regional Planning Commission






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                                         - FIGURE 20                                              1
                                      FUTURE LAND USE                                             I
                                          FAHMOPE
                                             2010                                                 1
                                                                                                  1
                                                                                                  I
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                                                                                                  I
                                                                                                  I
      Source: South Alabama Regional Planning Commission                                          I

                                              110
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          Because residential land plays such an important role in Fairhope's future economy and quality of life,
          planning for the development of residential neighborhoods and support facilities for these
          neighborhoods (such as parking, schools, shopping, public infrastructure, and public services) is a
          central concern of land use planning.               Fairhope must be able to provide sufficient quantities of
          desirable housing in a variety of structural types and income ranges to meet market demand. The key
          to providing high-quality places for people to live is to continue to create neighborhoods in which
          people feel safe and comfortable.

          This concept of a "good place to live" is greatly influenced by the design and function of the
          neighborhood. Well-designed and maintained neighborhoods create an environment that is safe from
          crime and protected from traffic. Neighborhood design can protect property values, and provide
          desired services and facilities in a pleasing manner.

          While residential density is merely a measure of the number of residential structures within a unit
          area of land, it also affects housing types and has some impact on surrounding land uses, Residential
          density affects the size and spacing of arterial streets, schools and parks, and commercial areas. It
          is a determinant of the size of water mains and other utilities. Residential density is a significant
          factor in the plan for the City of Fairhope.

          Residential areas should have varying densities depending upon the type of development, location and
          degree of improvements. Table 45 indicates residential density and lot area by type of residential
          development.




                                                                   TABLE 45


                                                 DEVELOPMENT TYPE AND LOT AREA
                                                                   FAMIJOPE
                                                                       1"4



                                                                      Min. Lot Size                   Average Housing
             Development                                                (Sci. Ft.)                     Units Per Acre

          Low-density, single-family dwellings                            15,000                             2.9

          Low-density, multi-family dwellings                        10,500 + 3,000                          4.2
                                                          for each additional family unit over 2

          Medium-density, single and                                      10,500                             4.2
          family dwellings

          High-density, single family dwellings                            7,500                             5.8

          High-density multi-family (2 or more)                    10,000 for two family                     4A
          residential dwellings                              +2,500 per each additional unit



          Source:        City of Fairhope Zoning Ordinance







           It is estimated that approximately 366 acres of land will be required to satisfy the residential needs
           of the Fairhope's Planning Area's future population. As stated in the Housing Element, an additional
           1,316 units will be needed to accommodate Fairhope's projected population of 10,950 by the year
           2010. More land than the required amount has been zoned and reserved for this particular use. It
           is also advantageous to keep vacant land, which is potentially residential land, in the highest land
           use classification to prevent the blighting effects of some lower classifications. The predominance
           of low density, single-family residential development should be maintained in future new
           developments, complemented by medium density, single-family residential areas, such as patio
           homes.


           The areas proposed for additional single-family residential development are infill in the existing
           single-family residential areas and also on the periphery of the urbanized area within the corporate
           limits. Rural residential uses are proposed on land which is already subdivided in the periphery of
           the Planning Area.

           In 1992 and 1993 the number of multi-family units constructed exceeded that of single-family units.
           Multi-family residential areas are proposed to be restricted to areas adjacent to all types of
           commercial activity and to areas along arterial routes. Both multi-family residential and medium
           density residential use require water and sewer service. Therefore, all areas proposed for these uses
           are restricted to existing and proposed water and sewer service areas.

           Because high densities create A concentrated demand within a given geographic area, high density
           residential areas' locations must be inter-related with the circulating system and other land uses.
           High-density residential areas are complimentary to shopping areas and other primary service
           facilities such as schools or employment centers, therefore they may logically be developed adjacent
           to such uses. The lower densities of multiple residential use may be located as a transitional use
           between higher density multiple and single family residential densities.

           Multi-family housing needs will add 264 units through the planning period, requiring approximately
           60 acres, depending on density.

           Mobile Homes


           Mobile home parks, in terms of density, are comparable to a multi-family residential use and should
           be treated and located as such. However, mobile homes are a rather unique form of residential use.
           The home is designed to be moved, and as the size of a mobile home increases, so must the
           equipment used to move them. Although mobile home parks are similar in density to multi-family
           residences, especially in terms of space allotted to each mobile home, the mobile home park spreads
           out horizontally over the land, thus breaking the area into many small open spaces. Such parks
           create certain specialized problems.

           Locations for larger mobile homes should be functionally. convenient to an arterial highway or major
           thoroughfare, due to the heavy equipment required to move them, and because they are subject to
           and capable of being moved periodically, and they should,not be moved through adjacent residential
           neighborhoods. Adequate protection should be afforded the residents of mobile home parks from
           the adverse influence of adjoining streets and non-residential uses through proper landscaping,
           screening or setbacks from such streets or uses.

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                                          . .....                                                                                         CITY OF
                                                                                                                                                                    A L.
                                                                                                                            FAIRHOPE,
                                                                                                                                 FUTURE LAND USE


                                                                                                                                         LEGEND

                                                                                                                                      F7 SINGLE FAMILY

                                                                                                                                              MULTI-FAMILY

                                                                                                                                              COMMERCIAL

                                                                                                                                              INDUSTRIAL

                                                                                                                                              PUBLIC & SEMI-PUBLIC

                                                                                                                                              TRANSPORTATION,
                                                                                                                                              COMMUNICATION,
                                                                                                                                              AND UTILITIES

                                                                                                                                              AGRICULTURE


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                                                                                                                                                         SOUTH ALABAMA REGIONAL PLANNING COMMISSION
                                                                                                                                                         GEOGRAPHIC INFORMATION STSTEMS DEPARTMENT







         Highway service centers should be located along arterials. Coordination with the State Highway
         Department should occur to prevent numerous entrances and exits along Alabama U.S. Highway 98.
         Consideration should be given to waffic safety and highway beautification. Strip commercial
         development should be avoided. Every effort should be made to group highway commercial with
         local commercial centers, which is presently occurring in Fairhope at U. S. 98 and Fairhope Avenue.

         Highway commercial areas derive their definition and purpose from close association with vehicular
         traffic, arterials and major thoroughfares. These areas include activities and uses totally dependent
         on the motoring public as well as tourist traffic. As there is land on the east side of U.S. 98
         available, vacant and zoned for this use, no major new sites have been projected on the future land
         use map.

         Industrial Development

         Industrial activities are currently limited in the southeastern section of Fairhope. These involve the
         processing, handling and creating of products as well as research and technological processes. Their
         operation has minimal external effects of noise, air and water pollution.

         They should continue to be located near major transportation arteries. No natural hazards should
         be aggravated and the general character of Fairhope should not be changed. The Industrial
         Development Board should promote industrial development which is compatible with these policies.
         The land surrounding the airport, particularly to the west, should be reserved for this use as this
         that land's highest and best use and is not suitable for residential use.

         It is recommended that only light industrial developments be located in the Planning Area. This
         type of industrial development is compatible and will not have adverse effects on the City. It is
         assumed that all industrial land in the Planning Area will be annexed into the City, so the Fringe
         Area will remain free of industry in future projections.

         Public and Semi-Public


         This category of land use includes local, state and federal public facilities as well as civic and
         cultural uses, such as churches, community clubs and association meeting halls. Recreational
         facilities are grouped into this broad category because they are so closely related. Public and semi-
         public land use should be located within easy pedestrian and vehicular travel distance to its users
         and should be designed to meet their specific needs.

         Future public land consists of the buffer zone on U.S. 98, which is proposed as a park. This will
         also serve to separate residential from commercial land uses. Also, two new fire stations have been
         sited on the future land use map, one to the north on U.S. 98, to serve the new subdivisions in that
         area, and the other in the fringe area near the intersection of County Routes 27 and 44, where new
         residential areas will continue to develop and expand.





                                                           114








           Resource Production and Extraction

           Although land used for resource production and extraction is often viewed as undeveloped land, or
           open space, its value to Fairhope's economy is quite different. Within the corporate limits, these
           lands will continue to disappear. The loss of prime agricultural land in Baldwin County is a concern
           to many, thus the future land use map retains residential/agricultural districts in the Fringe Area.
           Attempts should be made to infill new residential developments, rather than locating them on prime
           agricultural land, which is not in close proximity to necessary commercial and public facilities. This
           will serve to protect, preserve and enhance the natural resources and physical environment of the
           Planning Area.

           Undeveloped

           This category includes undeveloped land and also includes large open areas designed to provide
           visual relief from continued urban sprawl and to provide protection to unique      natural resources.
           Specific site development studies should be made for each lan& use, keeping in mind a certain
           .portion of open land should be conserved. These areas include natural drainage areas, and
           undeveloped land. These categories will continue to diminish as the other categories increase.

           Annexed Land


           The City's policy will be to continue to respond to and honor individual annexation petitions by
           individuals and areas, as long as the land is contiguous to the corporate limits. This land will be
           zoned for residential use (R- 1) unless it is otherwise classified by the Planning Commission and City
           Council and is in conformity with the Comprehensive Plan. Established zoning on a site will
           remain if it is compatible with the City's zoning districts. Therefore, annexation of land will simply
           reinforce the City's future land use plan.

           Interpretation of the Land Use Plan

           In analyzing the Land Use Plan, it is important to understand that the plan is intended       to be a
           generalized guide for growth and not a map stipulating specific areas for development. The Land
           Use Map does propose areas for use by different land use classifications, however, there now exists
           a mixture of land uses in each designated land use district and there will continue to be a mixture
           at the end of the planning period. It is hoped that over the planning period the plan will help to
           eliminate and discourage some of the mixtures which are not conducive to orderly community
           growth. City officials should attempt to encourage the local developers to develop first those "close
           in" areas of the City that can be served in a more desirable, economic manner, eliminating sprawl
           and the financial burden of serving  more remote areas.









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