Growing Pains: Local Beach Communities Prepare For Future Growth
By Selena Chavis, Condo Owner Magazine, Volume 17, Issue 3
Expectations are high for new development and increased growth of both population and visitor activity along the Florida and Alabama gulf coast. And while this is great news for beach communities that have faced their fair share of struggles over the past decade, higher numbers point to the need for infrastructure expansion.
“We’re definitely seeing growth,” said Maryann Ustick, city manager for Destin, pointing to more than $12 million in development that occurred in 2012. “The harbor district is targeted for redevelopment. There were a number of developments proposed before the economy tanked. Those may still happen.’
And, according to Mayor Gayle Oberst, Panama City Beach is one of the largest community redevelopment areas in the state of Florida. “Our growth potential is very good,” Oberst said, adding that population alone doubled from 2000 to 2010. “Right now, we are looking at $8 million visitors per year and 2 million second home owners. The Tourist Development Council’s bed tax has been increasing. We are projecting that will continue.”
Communities along the Alabama Gulf Coast are experiencing similar growing pains.
“It’s a good problem to have,” said Orange Beach Mayor Tony Kennon. “The difficult part is balancing growth and not letting the tourism community overrun the residents who live here full time.”
Baldwin County, Ala., which is home to the beach communities of Gulf Shores and Orange Beach, experienced a population increase of 42.9 percent from 1990 to 2000, making it the second fastest-growing county in Alabama. Adding to this growth has been a significant jump in hotel and condominium summer occupancy rates over the past three years—increasing from 78.4 percent and 70.5 percent respectively in 2010 to 90.4 percent and 79.2 percent in 2013.
Visitor and population growth is expected to continue based on market research as is new development in the region, according to Grant Brown, director of recreation and cultural affairs for the city of Gulf Shores. “We recognize that one of our primary challenges is traffic flow and growth,” he said.
As beach communities prepare for the future, the need to address traffic, roadways and ease of city use have become priorities. Here are some of the strategic initiatives currently underway across the Gulf Coast.
Gulf Shores/Orange Beach
Along with expected population and visitor growth across all beach communities, the Alabama House of Representatives recently gave final passage allowing the state to partner with a private developer on a new lodge and conference center at Gulf State Park, located in Gulf Shores. The new development would essentially replace and expand upon the previous lodge development—Gulf Start Park Resort—that was demolished after Hurricane Ivan, also opening the door to increased group and convention business in the region. Also underway in Gulf Shores is development of the Waterway Village District to increase visitor traffic along the Intracoastal Waterway.
“Of course, all of that brings increased traffic,” Brown said, pointing out that on a foundational level, the city is trying to create a pedestrian-friendly environment through more walkable, visitor-friendly districts and increased parking.
The city has also installed traffic cameras at intersections throughout the city to improve traffic flow. Designed for counting cars, the cameras essentially work through preset parameters to trigger light changes on an as needed basis for secondary traffic. “This is nothing new to many communities,” Brown emphasized. “It’s just new to us.”
In terms of roadway expansion, the new Interstate 10 interchange at County Road 68 will connect to the Baldwin Beach Express, providing an additional four-lane route to and from the beaches. This new $10.6 million interchange will be the final of four projects linking the interstate to the existing Foley Beach Express and is scheduled to be open by summer 2014.
To address increased traffic along County Road 4 as drivers avoid the toll plaza along the Foley Beach Express, the city of Gulf Shores will use grant money awarded through the Alabama Department of Transportation to widen and improve the roadway with bike lanes and sidewalks.
In Orange Beach, a number of options are being considered to address traffic. One option would include a bridge over Wolf Bay connecting the north end of Highway 161 to County Road 95, taking traffic back to I-10. Other options include a proposed Cross Island Parkway through Gulf State Park south of the Beach Express toll bridge to the beach, and the widening of Canal Road to four lanes.
While all three projects have been under consideration, the Wolf Island bridge project would provide the most immediate relief, according to Kennon, who added the state dollars may determine the final decision. “We’re working with the state on all options,” he explained. “This is a significant amount of money for a small area of the state. State money is very tight right now.”
Brown spoke of the importance of a route through Gulf State Park, emphasizing that all current proposals have protection of natural resources at the forefront. “If we are going to have a conference center, it would be better for people to have a direct route to that location,” he said. “We think that is a vital part of this future.”
Destin/Okaloosa County
According to Ustick, the City of Destin was the first city in the state of Florida to institute Multimodal Transportation District (MMTD) regulations. The purpose of MMTD is to encourage a mix of land uses, support transportation options, and promote pedestrian-oriented site and building design. All developments located in the MMTD are required to contribute to the bicycle, pedestrian and transit network to minimize traffic and provide alternative options for travel.
“It provides incentives for developments to support a pedestrian-friendly infrastructure,” Ustick pointed out, noting that the Harbor District is part of MMTD. “We’re hoping people will come to the harbor, park and not get back into their cars.”
In cooperation with the Florida Department of Transportation (FDOT), the city has also begun a comprehensive and coordinated pedestrian safety improvement project that will occur in three phases. In March of this year, a review was conducted of existing signs and pavement markings, resulting in more visible signage to enhance pedestrian and driver awareness along Highway 98. The FDOT is also conducting a pedestrian and vehicular safety and mobility study along Highway 98 as part of the second phase. The third phase will include implementation of the study’s recommendations.
Also in the works are plans for alternate transportation corridors addressing east and west travel as well as north and south connector roads, Ustick said.
Panama City Beach
A new Land Development Code has been introduced in Panama City Beach to move the city towards a more walkable, pedestrian-friendly community, according to Oberst. With specific measures directed at development along Front Beach Road, Thomas Drive, South Thomas Drive and South Arnold Road, new codes will require buildings to be pulled forward and parking to be at the rear of a property.
Other significant provisions include building height limits, greater flexibility for parking partnerships and shared parking, design standards to soften the appearance of parking structures and allowances for on-street parking.
Oberst said that additional lanes are being planned to address some high-traffic areas, and high-speed cable is being deployed to give county staff better control of traffic lights. “That’s expected to increase efficiently of traffic flow by 20-25 percent,” Oberst said
Plans are also underway to add additional loop roads that provide access from feeder streets to Back Beach Road, and as part of a 20-year project, the city will introduce a mass transit system for Front Beach Road. The transit system is probably five years out from fruition, according to Oberst.
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