The Future Land Use Map

The Future Land Use Map (FLUM) is an important component of a comprehensive plan. The map and its definitions contained in the Future Land Use Plan (FLUP) and the Major Streets Plan (MSP), were adopted as an Appendix of Map for Mobile on May 18, 2017.

The Future Land Use Map and Major Streets Plan are part of Map for Mobile

The Future Land Use Map (FLUM) is the primary guide to the future physical development of the City of Mobile. The map and its land use designations describe the desired types, intensity and spatial arrangement of the City’s land uses to achieve the vision described in Map for Mobile.

The Major Street Plan (MSP) represents the City’s vision for a coordinated land use and transportation strategy. The MSP recognizes key existing and future street corridors within the City’s overall transportation network, based primarily on analyses of traffic volumes and character of traffic movements that could be generated by future development of land according to the FLUM.

 

This page provides an overview of the FLUM’s purpose, intended usage, and relation to zoning.

What the FLUM does

  • Serves as a guide for future decisions about zoning, development, and infrastructure investments

  • Describes intended use and character attributes for future development throughout the city

  • Is related to zoning, but serves a different purpose

What the FLUM does not do

  • NOT a zoning map

  • NOT a mandate for development or redevelopment

  • Does NOT change property rights allowed by zoning in place today

The Future Land Use Map is a policy guide and is not the same as the Zoning Map.

The differences include:

FLUM and Map for Mobile

Zoning map and the UDC

FUTURE. Describes land uses and physical characteristics intended in an area in the future.

TODAY. Defines land uses and development characteristics allowed on a specific site today.

GENERAL INTENT. Describes general land uses, physical characteristics, and other considerations.

SPECIFIC REQUIREMENTS/ALLOWANCES. Defines specific permitted or conditional land uses, minimum and maximum structure size, required architectural and site design features, and review procedures.

GENERAL LOCATIONS. Not parcel specific.

SITE SPECIFIC. Each parcel of land is assigned a specific zoning district.

A FLEXIBLE GUIDE. Makes recommendations about the future, but is not legally binding. Adopted by Planning Commission as a guide. Zoning changes should be “in accordance with” the Plan.

A LAW. The map and zoning ordinance are legal documents adopted by City Council.

Future Land Use categories

  • Generally describe the appropriate use and character of development for a location in the future.

  • Must balance predictability with long-term flexibility.

  • More than one zoning district may be appropriate to implement a FLUM category.

Who uses the FLUM?

City Staff

  • As a basis for recommendations on development applications or rezoning requests (the FLUM is not the only factor considered)
  • To guide focused planning such as potential future infrastructure needs

City Planning Commission and City Council

  • To inform recommendations/decisions about zoning changes (other factors may also be considered)

Private Sector

  • To inform investment and development opportunities

Example: Zoning change (rezoning)

  1. Property owner or representative requests a change to the zoning of their property (rezoning)

  2. City staff reviews the request for alignment with FLUM, prepares a recommendation to Planning Commission

  3. Planning Commission considers the request and staff recommendation at the public hearing, making a recommendation to City Council

  4. City Council votes on rezoning at public hearing

Considered along with other factors

The FLUM should provide a strong rationale for supporting or opposing a rezoning. Other factors such as unique conditions or context of a site are also considered. A rationale should be given for clear deviations from FLUM guidance.

Explore the FLUM

The interactive map below lets you view the Future Land Use Map. Zoom-in and click on “Future Land Use Map” in the list of layers. Click on an area within the map to see details of the future land use or zoning at the clicked location.

You can also open the map in a separate window.