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





















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        168
        .G38     VATERFRONT                                    OPPORTUNITIES
        G38
        1991







                                    GAUTIER WATERFRONT OPPORTUNITIES
                                                            1990


                                                         Sponsors:
                     City of Gautier,            Gautier Economic             Gautier Planning
                     MISSISSIPPI                 Development Committee        Commission
                     John 0. Read, Mayor         Robert Carter                C. L. Ates
                                                 Ken Wendt                    Joe Cirlot
                     City Council:               Martha Eubanks               Kathy Johnson
                         Barney V. Lewis         A. M. "Beau" Speed           Bob Myers
                         Hannah Guillotte        Joe Schwegman                Alton Arrington
                         Bobby Hayes             Warner Peterson              Bennie Harris
                         Phyllis Rasmussen       Gerald Embry                 Carolyn Rasmussen
                         Dr. Charles Keith       Bill Coleman
                                                 Joe West
                     Ralph Hode, Interim City    Dr. Royce Luke
                         Manager and             Larry Crane
                         Planning Director       William Whatley


                                                       Major Funding

                                  Mississippi Department of Wildlife, Fisheries and Parks
                                                Bureau of Marine Resources
                                              Joseph 1. Gill, Jr., Deputy Director
                                          Jerry Mitchell, Manager, Coastal Programs                                    PrOPertY Of C-IC Library
                   The National Oceanic   and Atmospheric Administration's Office of Ocean and Coastal
                   Resource Management provided funding for this report under the Coastal Zone Management
                   Act of 1972 as amended. The Coastal Management Section, Bureau of Marine Resources,
                   of the Mississippi Department of Wildlife, Fisheries and Parks, administers the Mississippi
                   Coastal Management Program.

                                                                                                                         DEPARTMENT OF COMMERCE NOAA
                                              Prepared and Published by the
                                                                                                                  COASTAL SERVICES CENTER
                                 Southern Mississippi Planning and Development District                           2234 SOUTH HOBSON AVENUE
          C-2                                       Gulfport, Mississippi                                         CHARLESTON , SC 29405-2413
     /1@0. Owl                                         January, 1991

     V0





                        ACKNOWLEDGEMENTS                                                                        CREDITS
                 Completion of this study could not                              SOUTHERN MISSISSIPPI PLANNING AND DEVELOPMENT DISTRICT
                 have been possible without                                               1020 32ND AVENUE, GULFPORT, MISSISSIPPI 39501
                 guidance, support and assistance                                                       Norman C. Howell, President
                 from a number of individuals. Their                                                 Leslie Newcomb, Executive Director
                 help resulted in the preparation of                                                 Gautier Waterfront Opportunities
                 plans that are appropriate,
                 achievable and necessary for the                                                             PrinciRal Author:
                 sensible use of Gautier's waterfront.                                               Jeffrey Taylor, Manager, Planning
                 The District is especially grateful to                                                     Go-Authors/Editors:
                 the following:                                                            Bob Landry, Director, Economic        lopment Division
                                                                                                     Sue Chamberlain, Senior Planner
                 ï¿½  Mrs. Michele Gautier Lee                                                               Computer Publishina:
                 ï¿½  Mr. Quinn Gautier and the                                                George Morse, manager, Business Development
                        Gautier Family                                                                  Mappins/Graphic Production:
                                                                                               Scott Batson, Manager, M@p`ing& Graphics
                 ï¿½  Mr. Ralph Hode, Interim City                                                        Statistical Data Compilation:
                        Manager and Planning                                                       Robert Collier, Development Specialist
                        Director, City of Gautier                                                      Word Processino/Production:
                 ï¿½  Mr. Thrace Parmer,                                                           Elizab    Ladner, Administrat-ive-Ts-sistant
                        Superintendent, Shepard State                                                 Plannincifrechnical Assistance:
                        Park                                                                 Grace Aaron, Manager, Communi-tyTFev-elopment
                                                                                                   Motsie Creel, Special Projects Off icer
                                                                                                     Volney Cissna, Planning Consultant
                    Mr. Jerry Mitchell, Manager of                                                       Duane Diaz, Loan Officer
                        BMR Coastal Programs                                                         Crystal Platts, Research Assistant
                                                                                                       Mitzi Cole, Research Assistant
                    Dr. Curtis Davis, Dean, Jackson                                               Inter-Office Coordination/Staff Support:
                        County Junior College                                                 Jane-F-enn-e-Zly, Director, Area Agency on ;Nging
                                                                                       Regina Melton, Services Coordinator, Area Agency on Aging
                    Mr. Roger Clark, Director,                                                    Eunice McGlory, Director, Senior Aides
                                                                                                  Mildred Williams, Volunteer Coordinator
                        Jackson County Planning                                                      Betsy Holmes, Business Manager
                        Commission                                                               Barbara Ladner, Accounting/Payroll Clerk
                                                                                                     Ronda Mullins, Accounting Clerk
                                                                                               Lori McDonald, Director, Computer Services
                                                                                                     C.J. Tennant, Computer Sercies
                 Historical Photographs Courtesy of:                                                   William Morse, Staff Librarian
                    Mr. Tommy Wixon                                                               Lyla Matthews, Receptionist/Secretary
                    Ms. Murella Powell                                                             Sherry Clark, Receoptionist/Secretary
                    Mr. Charles L. Sullivan






                      CONTENTS:
                      GAUTIER WATERFRONT OPPORTUNITIES



                 1.   BACKGROUND         ..............................               1
                      0 Introduction    ...............................               3
                      - Study Scope     ...............................               4
                      - Historic Perspective    .........................             5

                 [I.  INVENTORY       ................................                9
                      - Study Area    ...............................               11
                      - Shoreline   ................................                14
                      - Public Access                                               15
                        Land Use & Zoning     .........................             17
                        Tidelands   ................................                21
                        Upland Wetlands      ..........................             23

                 111. MARKET.     "***  ...  "*....  * * "*, ", ** ,*  .........    25
                      0 Public Opinion     ............................             27
                      0 Demographics       ............................             32
                        Market Assessment     .........................             35
                        Assets & Liabilities  .........................             39

                 IV.  OPPORTUNITIES & OPTIONS            ..................         41                       %@,A GANTYJ
                      - Shorefront Opportunity Areas     ..................         44
                      - Commercial Redevelopment Options          ............      53
                        Coastal Land Use Considerations        ..............       55
                        Summary Recommendations          ..................         57

                 REFERENCES       .................................                 61










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                                             INTRODUCTION


                  Bordering the Gulf of Mexico is a band of real estate known to
                  geographers as the "Sun Belt". Since the 17th century, explorers and
                  pioneers from Europe have been attracted to this area because of the
                  abundant natural resources and the rare beauty and comfortable life
                  style that it would support. In recent history, coastal areas along the
                  entire Gulf of Mexico have drawn increased numbers of tourists and
                  retirees as well as industries and their associated work forces.
                  Increased development brings with it the potential to destroy the
                  amenities that were its wellspring, namely the natural environment and
                  the living resources of that environment.

                  In the last decade, many com     munities across America and the world
                  have rediscovered the importance and value of their                particular
                  waterfronts.    From simple improvements such as piers            and boat
                  launches, to elaborate development projects, waterfront and shoreline
                  awareness has been re-established as both a means to meet
                  recreational demand and to stimulate economic development. It has not
                  seemed to matter whether communities possess rivers, lakes, bays or
                  ocean frontage, plans are being made to harness. the power of the
                  yvaterfront for public access and enjoyment. Long before Gautier was
                  incorporated, development along the many miles of the fresh and
                  saltwater shorelines has occurred. Summer homes, shipping of raw
                  materials, fish camps and permanent residences overtime have utilized
                  much of Gautier's shoreline, leaving very little for the general public's
                  access and use.

                  Contained within this study is information to help'make informed
                  decisions about coastal development. One purpose of this study is to
                  provide a starting point for the City of Gautier to understand the"
                  environment, the risks, the opportunities and ways to conserve, and yet
                  utilize these precious coastal resources. Residents, tourists, hunters and
                  fishermen, and those who earn a living in the commerce and industry of
                  the coast will gain or lose according to the directions taken with further
                  coastal development.







                                                                    SCOPE OF GAUTIER WATERFRONT STUDY


                                                          Purpose: The study is designed to identify the potential for enhanced

                                                               waterfront public use and recreation access

                                                               water-related economic development

                                                               shoreline conservation and preservation

                                                               and to recommend development strategies for public and private
                                                          investment over the next ten to twenty years.


                                                          Criteria:


                                                               establishing water-oriented uses and activities

                                                               increasing public access to the shoreline

                                                               increasing the visual quality of the shorefront area,

                                                               providing for a safer waterfront environment

                                                               encouraging appropriate land and water use

                                                               encouraging concentrations of urban development in or adjacent to the
                                                               waterfront


                                                               considering the maximum use of public facilities and coastal resources

                                                               considering floodplains, wetlands and natural hazards






                                HISTORICAL PERSPECTIVE


                  A driving force behind the attractiveness of Gautier's waterfront is
                  deeply rooted in its heritage. Being located by the water and
                  having an economy traditionally based upon water-dependent
                  businesses and industries have greatly influenced the growth of
                  Gautier. Further growth can be tied to Gautier's rich historical
                  background and water resources if pursued sensibly and
                  cautiously.
                  The first known Europeans to explore the Gulf Coast were the
                  Portuguese and the Spanish during the 1500s. These early
                  attempts to establish a settlement were a failure primarily because
                  of a devastating hurricane that destroyed the small fleet and the
                  fledgling colony in 1588. The Spanish stopped all colonizing
                  efforts and the area was abandoned until French exploration
                  began nearly 100 years later when Robert Cavelier de la Salle
                  sailed down the Mississippi River in 1682. In 1688, Henri de Tonti
                  followed and explored the Gulf Coast area of Mississippi, Alabama
                  and West Florida.

                  In 1699, the first French settlement was established by Pierre Le
                  Moyne d'Iberville.    According to d1berville's journal, he first
                  decided on a place near the mouth of the Pascagoula River on the
                  west side of the bay - possibly the present site of the Old Place
                  Plantation. The site was relocated and construction of Fort
                  Maurepas was begun in what is now Ocean Springs.
                  In 1726, Joseph Simon de la Pointe completed a Canadian style
                  home marking the beginning of his estate; the only remaining
                  building is now known as the Old Spanish Fort. Other families






                                                 establishing homesteads in this area at this time were the Krebs,
                                                 Gravelines and Rillieux.

                                                 The French enjoyed a very good relationship with Biloxi and
                                                 Pascagoula Indians. The Indians showed the French much about
                                                 the bountiful resources of the area which further strengthened the
                                                 attraction of the coast for the explorers.

                                                 After three years, d1berville moved the settlement to what is now
                                                 Mobile with anchorage at Dolphin Island. Shoaling in the Island's
                                                 harbor rendered it useless, the settlement was moved back to Old
                                                 Biloxi in 1719 and Ship Island became the new anchorage. For
                                                 many years, colonizing efforts centered on Mobile and New
                                                 Orleans and the intervening coast remained wild, or based on
                                                 subsistence settlements with the Indians.

                                                 In 1763, the Gulf Coast area between the Mississippi River and
                                                 West Florida passed into English control. Coastal development
                                                 still did not flourish, but British efforts to regain a "new world"
                                                 foothold increased after the Revolutionary War. This resurgence
                                                 of British Colonization led to the fortification of the barrier islands
                                                 along the entire Gulf Coast at Mobile Point, Fort Pickens, Fort
                                                 Morgan, Fort Gaines and Fort Massachusetts. As a result of
                                                 fortifying the Gulf Coast at these various strategic locations, the
                                                 mainland shore began to see "summer camps" develop beginning
                                                 about 1830. Growth during this period can be attributed in large
                                                 part to the construction of the first military road by Andrew Jackson
                                                 in the 1820s.

                                                 Other than the seasonal influx of these early tourists going
                                                 between Mobile and New Orleans, life for permanent residents
              TiV-n,-,A0 up-6vlz@w@*"?A-         consisted of fishing and farming until the Civil War. In the late
                                                 1860s, Fernando Upton Gautier moved to West Pascagoula






                (Gautier), built an estate overlooking the Singing River and
                established a lumber mill named " F. Gautier & Sons." Gautier
                died in 1891 and is buried in the town that bears his name.

                A second factor that stimulated growth and commerce particularly
                in Gautier was the chartering of the New Orleans, Mobile and
                Chattanooga Railroad Company in 1867. Under the charter, the
                railroad between New Orleans and Mobile was completed.
                Completion of the railroad in 1879 fostered an expansion of an
                already brisk lumber, cotton, turpentine and charcoal trade.

                Growth accelerated after the war between the states, and by the
                turn of the century the Mississippi Gulf Coast was coming to
                national attention as a resort area. Warm climate, refreshing
                breezes, abundant fish and wildlife supported an emerging tourism
                industry.

                One factor that has constantly ushered growth along the entire
                Gulf Coast is the Old Spanish Trail. This trail is one of the oldest
                roads in the United States and was first used by the Indians, and
                later by the Spaniards, French, and English. Today this route is
                known as U. S. Highway 90. No road in the United States has a
                more romantic history than the Old Spanish Trail.

                Beginning in Saint Augustine, Florida, the Old Spanish Trail
                threads its way for 2,900 miles across the U. S.      to San Diego,
                California. It took nearly 200 years before the faint trail connected
                these two cities but, once in place, many settlements were
                established and commerce between the Atlantic and Pacific was
                                                                                                                          AV*11
                possible.


































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                                          STUDY AREA


                 There are approximately 38 miles of shoreline within the City of
                 Gautier. The total shoreline is unevenly split by Mary Walker and
                 Sioux Bayous, the West Pascagoula River and the Mississippi
                 Sound. The City of Gautier has three distinct types of shorelines.

                 First is the marshland environment of Sioux Bayou and Mary
                 Walker Bayou. Both of these bayous extend into the city in a
                 northwesterly direction. Land use along these shorelines is almost
                 exclusively residential, interspersed with commercial uses of the
                 marine-related variety.    Over the years "new" shoreline was
                 created for residential development by the dredging of finger
                 canals for boating purposes. Development within these areas has
                 been a result of a "fishing camp" - based economic activity or as
                 summer homes and/or retreats. The length of the shoreline of the
                 Mary Walker and Sioux Bayous is 9.7 and 14.2 miles respectively.

                 The second shoreline area is along the West Pascagoula River,
                 from the northern city limits to its confluence with the Mississippi
                 Sound.The West Pascagoula shoreline is approximately 7.2 miles
                 long. This shoreline is represented by a variety of land uses
                 comprising residential, commercial, semi-public and industrial. The
                 West Pascagoula shoreline has historically been at the center of
                 residential and commercial activity for the Gautier community. This
                 is particularly so in the vicinity of U. S. Highway 90, the CSX
                 Railroad, and at the confluences of Mary Walker Bayou with the
                 West Pascagoula River. In fact, the Old Spanish Tra:iI and the
                 surrounding area was quite a hub of commercial, residential and






                                                 social activity from the community's inception in the late 1600s until
                                                 today. The West Pascagoula shoreline is typical of large riverine
                                                 systems, supporting an abundant and diversified ecosystem.

                                                 The third distinct shoreline area is that portion of the city which
                                                 borders the Mississippi Sound. This area is now and has been for
                                                 many years developed as summer homes and permanent
                                                 residences for both affluent seasonal visitors and locals able to
                                                 afford waterfront property. This shoreline can be characterized as
                                                 typical natural coastal bluff. Coastal bluff shorelines are a product
                                                 of a shoreline retreating into an upland. Wave erosion, especially
                                                 during storms, undercuts and steepens the slope, which causes
                                                 slumping. The beach at the base of the bluff is often very narrow
                                                 or in some cases non-existent. Residents maintaining homes
                                                 along this shoreline have and will continue to experience problems
                                                 with erosion and shoreline retreat.






                                                                                                                                                              SHORELINE, OPPORTUNITY
                                                                                                   k,                                                         AREAS AND ACCESS POINTS





                                                                                         --1 K436


                                                      JV,.

                                                                                                                                                              ACCESS POINTS


                                                                                                                                                              PUBLIC
                                                                                                                                                              A. Shepard State Park Ramp
                                                                                                                                                              B. Dolphin Street Ramp
                                                                                                                                                              C. Fishing Pier/De La Pointe "Bridge End"

                                                                                                                                                              PRIVATE
                                                                                            IN:/
                                                                                                                                                              1 . West River Marine
                                                                                                                                                              2.  Huck's Fish Camp
                                                                                                                                                              3.  Tucei's Fish Camp
                                                                                                                                                              4.  Gautier Marina
                                                                                                                                                              5.  Mary Walker Marina
                                                                                                                                                              6.  Indian Point Marina
                                                                                                                                                              7.  Sioux Bayou Fish Camp


                                                                                                                          4AACL (JI Wf (,,Au;+@


                                                                                                                                                                 M   a    0     8   16




                                                                                                                                                                   SCALE: I"= 3,200'
                                                                                                                                                                 CITY OF-
          ISMFDD                                                                                                                                              GAUTIER






                                                                                        SHORELINE


                                                         Of the smaller coastal communities in Mississippi, Gautier has
                                                         perhaps the most amount of total shoreline length for its land area.
                                                         Unfortunately, only a very small portion of the shoreline is
                                                         accessible to the public.


                                                          There are four major waterways that contribute to the estimated 201,400
                                                          linear feet (38 miles) of shoreline:

                                                               Sioux Bayou - 51,400 ft (9.7 miles)
                                                               92 Waterfront properties zoned residential

                                                               Mary Walker Bayou - 75,000 ft (14.2 miles)
                                                               118 Waterfront properties zoned residential
                                                               17 Waterfront properties zoned commercial

                                                               West Pascagoula River - 38,200 ft (7.2 miles)
                                                               15 Waterfront properties zoned residential
                                                               16 Waterfront properties zoned commercial

                                                               Mississippi Sound - 36,800 ft (6.7 miles)
                                                               169 Waterfront properties zoned residential

                                                               Total length of Gautier's Shoreline
                                                               201,400 ft or 38.2 miles

                                                               394 properties zoned residential
                                                                33 properties zoned commercial
                                                               427 total waterfront properties






                                            PUBLIC ACCESS


                   Gautier's supply of public waterfront access points is very limited. Due            EXISTING WATERFRONT ACCESS
                   to the continued growth and development of this area over the years,
                   very little publicly accessible shoreline was set aside for recreational
                   opportunities, let alone development of commercial waterfront projects                          Public
                   involving the private sector. The accompanying map locates all known
                   existing waterfront access points, both private and public. The only sites
                   presently within public ownership are the Dolphin Avenue Boat Launch                  Shepard State Park Boat Launch
                   and the old "bridge-end" at de la Point Street. Shepard State Park has              * Dolphin Avenue Boat Launch
                   a boat launch for small boats for access to Bayou Pierre, but this bayou
                   is blocked by bridges and does not afford easy access to the West                   * de la Pointe "Bridge-end"
                   Pascagoula River.

                   Coastwide, most of the municipalities and counties have developed                               Private
                   streets perpendicular to the bays, rivers and waterways and have
                   provided that those streets are for access to the waterways or beaches
                   in perpetuity. These access ways, usually called "street ends," are often             West River Marina
                   wide enough for limited parking in addition to pedestrian access. In
                   many cases, however, the access retained by the local government is                   Huck's Fish Camp
                   too small for adequate parking,. and only pedestrian access is possible.              Tucei's Fish Camp
                   Two of Gautier's proposed waterfront access sites are a result of "street-            Gautier Marina
                   ends." Dolphin Avenue and de la Point Street afford access to the
                   waterfront in two different ways; both need major improvements.                       Mary Walker Marina
                   The private sector has developed a variety of waterfront access points                Indian Point Marina
                   in the form of marinas, boat launches and marine-related services.
                   However, no public piers, beaches or waterfront-type facilities exist.                Sioux Bayou Fish Camp
                   Currently, there is a demand for new and improved waterfront access in
                   several areas of the city. This has been indicated by various studies
                   conducted over the years by Jackson County, the Bureau of Marine
                   Resources and the state.






                                                                                   71i
                                                                                                                        ZONING MAP
                                                          C-1



                                                              R 2
                                           C-2



                                                                                                                        R-1 Single-Family Residential District
                                 C-2
                                                                                                                        R-1 A Single-Family Residential District
                                                                                                                        R-2 Multi-Family Residential District
                                                         R-1
                            PL                                                         Q                                R-3 High Density Residential District
                                                                                                                        1-1  Planned Industrial Park District
                                                                                                                        1-2  Light Industrial District
                               C-2                                                                                      W     Wetlands District

                                                                                                                        PL    Public Lands District
                                                                                          W                             C-1   Neighborhood Commercial District
                         PL          C-3                                                                                C-2   Community Commercial District
                                                                   R3                                                   C-3   Highway Commercial District
                                                       C3                            R
                                                                                     3          R
                                                                       C2                             I                                                                                       I
                          R 2                                   RIA      R3    C2                   R3
                 R3                                                                                 c

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                                               PL                                                           C2

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                                                                   RIA                                                       SCALE: 1" - 3,200'
          S Nrlb PDD D                                                                                                    CITY                 OF-
                                                                                                                                               (I


                                                                                                                        GAUTIER






                                      LAND USE & ZONING


                  A review of the property reappraisal maps for Gautier indicates
                  that there are a total of 427 parcels abutting Mary Walker and
                  Sioux Bayous, the West Pascagoula River, and the Mississippi
                  Sound. Thirty-one parcels are zoned commercial,            2 are light
                  industrial and most of the remaining 394 parcels           are zoned
                  residential. Several large tracts of land are zoned in     a wetlands
                  district and are not recommended for use or access.        (See map.)

                  The preponderance of residentially zoned property is a result of
                  Gautier's historical character of summer homes, fishing camps,
                  and peaceful retreats. Secondly, the growth of shipbuilding activity
                  at Ingalls beginning in the late 1960s through the 1980s stimulated
                  major growth along much of Gautier's shoreline and adjacent
                  upland areas. As a result of the residential expansion, few parcels
                  were set aside for public access through the construction of boat
                  launches, fishing piers or water parks. As has happened in many
                  waterfront communities, the acquisition of property may be
                  required in order to meet the increasing demand for shoreline
                  access.
                                                                                                                              GJ
                  In Gautier's case, several opportunities exist to establish attractive
                  and functional points of access through cooperative efforts with
                  existing property owners that should have no negative effect upon
                  the surrounding area.
                                                                                                                           rs)

                                                                                                                  MS







                                                                                                                                                                                                                                                                                                                                                                FLOOD PLAIN MAP




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                                                 ................
                                                                                                                                                                                                                                                                                                                                                                                    SCALE: 1                     3,200'
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                                                                                                                                                                                                                                                                                                  '40
                                                                                                                                                                                                                                                                                                                                                                              CITY OF

                                  SNIPDD                                                                                                                                                                                                                         Flood Plain
                                                                                                                                                                                                                                           47                                                                                                                           GAUTIER

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  VELOCITY ZONE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         MAP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               (Storm Surge)

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         SCALE: 1"- 3,200'

                                                                                                                                                                                                                                                                                                                                                                                                                                                                               ......................................................
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             CITY OF
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      &Nri<                                                     Zone VE (Velocity Zone)
                                                                                                                   SMPDD                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     @GAUTIER






                                                                                                        TIDAL WETLANDS
                                                                                                                    MAP













































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


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                                                                                                            SCALE: V 3.200'

                                                                                                          CITY OF
         SNIPM                                                        QT!dal Wetlands                    GAUTIER






                                                 TIDELANDS


                   Mississippians have bought, sold, traded and leased land along the coastline
                   for almost three centuries with little concern about whether the tide's ebb and
                   flow had an impact on land titles. The Cinque Bamblini court case began to
                   get the attention of coastal land owners in 1986 when the Mississippi
                   Supreme Court ruled that lands influenced by the tide were owned by the
                   state. This ruling was based on an obscure provision of the state's 1817
                   charter creating a Public Tidelands Trust, which named Mississippi's citizens
                   as beneficiaries, and the state as trustee. Cinque Bambini was upheld by
                   the U. S. Supreme Court in the 1988 Phillips Petroleum case.
                   Coastal land owners became more concerned in 1988 when Mississippi's
                   Secretary of State established a blue-ribbon commission to set up guidelines
                   for the use and lease of Public Trust Tidelands. A major question to be
                   resolved concerns the boundaries of the tidelands. Who knows with any
                   certainty where the line between tidal ly-affected lands and uplands was in
                   1817? And, who knows how an 1817 boundary affect current ownership?
                   The state legislature tried to resolve the boundary problem in 1989 when it
                   passed a law that would require the use of information and aerial photography
                   prepared for 1973 wetlands legislation as a basis for tidelands boundaries.
                   The Secretary of State, however, did not find this legislative compromise
                   acceptable and filed suit, challenging the new law's constitutionality. Many
                   observers believe that boundaries drawn with the 1973 data would significantly
                   reduce the amount of lands considered to be within the state's tidelands
                   jurisdiction, thereby greatly reducing potential lease revenues for the state.
                   Until this legal debate is resolved, virtually no private development can take
                   place on any tidally-affected property without a lease from the Secretary of
                   State. Financing and title insurance can be difficult to obtain. Governmental
                   projects, however, can proceed in tideland areas if the Secretary of State's
                   office can be convinced that these projects are for a public purpose and
                   conform with the state's tidelands guidelines.





                                                                                                                                                                                                                                                                                                                                                                                                   404 WETLANDS
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                                                                                                                                                                                                                                                                                                                                                                                                             SCALE: V                      3,200'


                                                                 . .......                                                                                                                                                                                                                                                                                                                            CITY OF
                                            SMPDD                                                                                                                                                                                                                            %Il Types Designated as 404 Wetlands                                                                               GAUTIER

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                                             UPLAND WETLANDS
                     The United States A@Ty Corp of Engineers, Environmental                                                      Hydric Soils
                     Protection Agency, Fish and Wildlife Service, and Soil
                     Conservation Service have issued new, joint regulations outlining                                Ad    Alluvial land
                     the criteria by which a determination can be made regarding the                                  Ba    Bayboro sift loam
                                                                           11                                         Cb    Coastal beach
                     designation of propert as "404 Wetlands . The "404 Wetlands"                                     Cx    Coxville sift loam
                     are not influencedDy L tides as are tidelands, but carry many of                                 Gr    Grady soils
                     the same developmental and use restrictions and regulations that                                 Pm    Plummer loamy sand
                     tidal wetland areas do. This recent action by the federal ag@ncies                               Pn    Plummer loamy sand, dark
                     could result in the loss of possibly hundreds of previously                                               surface
                     developable acres of property in Gautier alone.                                                  Ra    Rains loam, dark surface
                                                                                                                      Sw    Swamp
                     Based upon the new regulations, if a particular piece of property                                Tm    Tidal marsh
                     displays any two of the following characteristics, then a 404.Permit
                     and certain mitigation measures may be required before any
                     developmental activity can be undertaken:                                                                Hydric Inclusive Soils

                         hydric soils & hydric inclusive soils (soils which hold water)                               Pha   Pheba loam, 0 to 2 percent
                                                                                                                               slopes
                         vegetation considered to be of wetlands variety (5,000 possible                              ScA   Scranton loamy sand, 0 to 2
                                                                                                                               percent slopes
                         types)                                                                                       ScB   Scranton loamy sand, 2 to 5
                                                                                                                               percent slopes
                         temporary presence of water at or near the surface

                     Few exceptions are in place that would permit the alteration of the
                     property. Exempt projects include:

                         water dependent uses

                         projects of a public nature
                         agricultural wetlands converted to crop production prior to
                         December, 1986.











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                                      PUBLIC OPINION


                Business Survey -- Profile of Responses

                Surveys were mailed to one hundred and fifty-nine businesses
                within the City of Gautier. These surveys asked questions about
                the perception of the business climate in Gautier.           Twenty
                businesses responded to the survey. This provided a response
                rate of 12.6%. The low response rate only provides an insight into
                business patterns and should not be relied upon for actual project
                development purposes. A more in-depth market study should be
                conducted before any specific business revitalization projects are
                undertaken.

                   Approximately two-thirds of the respondents owned their own
                   business. Thirty-one percent of the respondents indicated that
                   they had been in business over fifteen years.            Another
                   thirty-one percent of the respondents had been in business
                   between one to four years. Approximately six percent of the
                   responding businesses had been in business under one year.
                   Almost three-quarters of the responding businesses utilized all
                   of their building. Nearly all of the respondents indicated that
                   they did business with their customers in person.

                   Thirty-five percent of the responding businesses felt that their
                   business had improved over the past five years. Another thirty
                   percent of the respondents suggested that their business had
                   stayed the same. Twenty percent of the respondents felt that





                 Retail and Service Profile                               th eir business had declined and three respondents did not
                                                                          venture an answer to this question.
                    The Mississippi Employment
                    Security Commission estimated
                    that during fiscal year 1989, a                       Approximately sixty percent of the respondents felt that overall,
                    total of 320 Gautier businesses                       the trend for businesses in Gautier had declined over the past
                       'd sales taxes to the State of
                    Vis"sissippi.                                         five years. One-quarter of the respondents felt that the trend
                    1989 gross sales for Gautier                          for businesses in Gautier had stayed the same, and fifteen
                    totaled $103,777,677.00. Overall,                     percent of the responding businesses felt that the business
                    Gautier taxpayers represent
                    about 12.2% of Jackson County's                       climate had improved in the past five years.
                    total number of taxpayers.
                 ï¿½  Gautier's 320 taxpayers                               Thirty percent of the responding businesses felt that the overall
                    accounted for 15.51 % of the
                    gross sales in Jackson County in                      business trend would stay the same in Gautier during the next
                    1989.                                                 five years.          One quarter of the respondents felt that the
                 ï¿½  Gautier captured sizeable                             business trend would decline, another quarter of the
                    markets in the furniture and                          respondents felt that the business trend would improve.
                    fixtures sector.
                 ï¿½  In 1989, Gautier businesses                           Twenty percent of the respondents did not have an opinion of
                    accounted for 44.98% of all                           what the future trends would be.
                    apparel and general merchandise
                    sales within Jackson County, yet
                    only 27.53% of the county's                           Thirteen of the respondents suggested that five percent or less
                    apparel and general merchandise                       of their business was tourist related.                           Of these thirteen
                    businesses were located within
                    the City of Gautier.                                  respondents, five indicated that none of their business was
                    Gautier captured 60% of the                           tourist related. Two respondents indicated that about 10% of
                    sales of recreation and                               their business was tourist related and one respondent indicated
                    amusement activities.                                 that 20% of his/her business was tourist related.
                    Approximately 26.67% of the
                    taxpayers were located within
                    Gautier's city limits.                                Fourteen respondents suggested new businesses that they
                    Miscellaneous sales amounted                          would like to see operating in Gautier.                            Two businesses
                    for slightly more than 20%                            indicated that they would like to see a new auto dealer located
                    (21-961/6) of the county's sales,
                    yet only 13.44% of miscellaneous                      in Gautier.         Three other respondents suggested new high
                    retail type businesses were
                    located in Gautier.



                 no
                 (2)






                    technology industries which were not government or military
                    related.

                    Eight businesses responded to a question asking what types
                    of improvements they would like to see. Six respondents felt
                    that utilities could be improved. The responses included more
                    frequent garbage pick up, better schools, lower water bills, and
                    placing street lights throughout the city. Two respondents
                    suggested that waterfront improvements should be made by
                    the recreation department. One respondent suggested better
                    maintenance of Bacot Park and another suggested improving
                    organized activities.

                    Nine respondents suggested waterfront improvements. Two
                    respondents suggested regular beach clean-ups. Two other
                    respondents suggested less governmental involvement on the
                    waterf ront.   One of these respondents also suggested
                    maintaining the depths of bayous, canals and channels,
                    specifically the entrance to Graveline Bayou. Other responses
                    include developing a boat launch, building a public pavilion and
                    considering dockside gambling at the Tiki Marina. Another
                    respondent identified the waterfront as Gautier's primary asset
                    and suggested:

                        Development should be strictly regulated, our waterfront
                        could be a major drawing card for better residential
                        areas, as we# as business. ff developed properly, we
                        could enhance our tourism .... Our waterfront is our best
                        asset. Let's make it the best that it can be.






                                               Shoppers Survey

                                               Thirty-eight responses were gathered for a Shopper's Survey in
                                               Gautier. Surveys were placed in thirteen stores in Gautier and the
                                               city hall. A drop box was placed next to the box of surveys for
                                               responses. The intent of the survey was to determine how often
                                               shoppers used Gautier's business establishments. As with the
                                               Business Owners Survey, the low response rate of the Shoppers
                                               Survey renders the survey results not very reliable, but gives some
                                               indication of shopper satisfaction or dissatisfaction.

                                                   Sixty-three percent of the respondents to this survey indicated
                                                   that they lived in Gautier.

                                                   Approximately 81.5% felt that it was important to shop in
                                                   Gautier business establishments.

                                                   Approximately 8 6.8% indicated that they regularly. patronized
                                                   Gautier grocery stores.

                                                   84.2% of the respondents usually used local bank branches.

                                                   81.6% regularly visited Gautier restaurants.

                                                   68.4% of the respondents used local drug stores.

                                                   65.8% regularly visited local clothing and accessory stores.

                                                   63% of the respondents said they regularly patronized Gautier
                                                   hardware stores.






                    Overall, Gautier appeared to satisfy consumer needs.
                    However, two activities with which Gautier shoppers indicated
                    that they were not satisfied were visits to professional offices
                    and work activities. Thirty-nine percent of the responding
                    shoppers indicated that they never visited a professional office
                    in Gautier.

                    Twenty-six percent of the respondents said that they did not
                    work in Gautier.

                    Finally, Gautier shoppers were asked to identify a landmark,
                    business or building which comes to mind when they think of
                    Gautier. Thirteen people, approximately thirty-nine percent of
                    the responding shoppers, said the mall was the landmark that
                    came to mind when they thought of Gautier. Three people said
                    they thought of City Hall. Two people said they thought of the
                    college and two other people said they thought of Wonderland
                    Park as a Gautier landmark. The Old Plantation, large oak
                    trees, and the Old Gautier Place were thought of by one
                    respondent each as landmarks.






                                                                                      DEMOGRAPHICS


             Population In Gautier, 1980-1990              Population

             1980   ..............         10,392          The City of Gautier incorporated in 1987. Prior to the City's
             1982   ..............         11,075          incorporation, the area was considered a Census Designated
             1984   ..............         11,580          Place for administrative purposes.                 It is assumed that the
             1988   ..............         11,670          boundaries of the Census Designated Place were not the same as
                                                           the legal boundaries of incorporation.
             1990*  ..............          9,884          The U.S. Bureau of the Census estimated that Gautier's
             * Preliminary Census Figure
             Source: U.S. Bureau of Census                 preliminary 1990 population was 9,884. This figure is slightly lower
                                                           than the 1980 Census figure of 10,392 people living within the
                                                           Gautier community and much lower than subsequent two year
                                                           estimates.

                                                           A February 1988 study developed by the Strategic Planning
                                                           Group, Inc. to determine the impact of the proposed Navy
                                                           Homeport facility to be located in Pascagoula, estimated that
                                                           growth in the Gautier area (defined in the Strategic Planning
                                                           Group's report as census tracts 410, 426 and 84% of census tract
                                                           408) accounted for 14% of Jackson County's total growth between
                                                           1980 and 1987. Moss Point accounted for 24.0% of the total
                                                           county growth, Ocean Springs accounted for 22.7% of the county's
                                                           total growth, and Pascagoula accounted for another 14% of the
                                                           county's total growth.






                    Households

                    Data from CACI, a private company which specializes in marketing                                    GAUTIER GENERAL
                    information, suggests that the number of households in the Gautier                                    DEMOGRAPHICS
                    area grew by 27% between 1980 and 1990. In 1980, CACI
                    estimated that there were approximately 2,760 households in the                              1990 Population: 9,884
                    Gautier area. In 1990, CACI suggested that there were 3,520                                  1990 Households: 3,520
                    households within the Gautier area. CACI also estimated that the
                    size of households in 1990 was smaller than in 1980.                                         Average Household Size: 2.93
                    Gautier's smaller household size of 2.9 persons per household is                             31.9% of Gautier's Population is
                    reflective of a national trend. The average size of households is                               Under Age 13
                    probably influenced by two factors within Gautier, younger                                   42.77% of Gautier's Population is
                    households which may not                  yet have children and older                           Under Age 20
                    households who no longer have children living at home.                                       Only 8.1% of Gautier's Population is
                                                                                                                    Over Age 55

                                                                                                                 Gautier's 1990 Median Household
                    Age of Population                                                                               Income was $30,971
                    Data from CACI estimates that 31.9% of Gautier's population is                               Gautier's Median Family Income in
                    under the age of 13.            Corresponding with this figure, CACI                            1990 was $32,599
                    estimates that 34.6% of Gautier's population is between the ages                             Gross "Retail Sales in Gautier for
                    of 25 to 44. Only 8.1% of Gautier's population is over the age of                               FY 1989 were $103,777,677.00
                    55.                                                                                          During FY 1989, 320 Businesses
                                                                                                                    collected Sales Tax.
                    Data segregated into age categories indicated that there was a
                    slightly smaller percentage of Gautier residents over age 55 in
                    1990 than in 1980.           CACI statistics also indicate a growing
                    percentage of area residents who are middle-aged.                             The
                    percentage of residents aged 35 to 54 grew to approximately
                    one-quarter of Gautier's total popul.ation in 1990.






                                                              When compared to Jackson County, the City of Gautier has a
                                                              much younger population. About one-quarter of Jackson County's
                  Age In Gautier by Group,                    total population is under age 13. Approximately 37.5% of the total
                      as a Percent of the                     population in Jackson County is under age 20 and fully 14% of
                 Total Population of Gautier                  Jackson County's population is over age 55.
                  Age Group      1990    1980                 The Gautier area appears to be a family oriented community.
                     0-5         12.9%  13.4%                 Almost one-third of the community's population is under age 13,
                     6-13        19.0%  17.2%                 and slightly more than one-third of the population is between the
                     14-17       6.8%     8.1%                ages 25 to 44.
                     18-20       4.0%     4.9%
                     21 -24      5.1% 6.9%                    Income
                     25-34       18.7%  18.6%
                     35-44       15.9%  13.2%                 The median household income within the Gautier area in 1990 was
                     45-54       9.5% 8.7%                    estimated by CACI to be $30,971. The median family income was
                     55-64       4.7%    5.6%                 slightly higher. The median family income in Gautier for 1990 was
                 65 and Older    3.4%    3.4%                 estimated to be $32,599. Both the median family income and the
                 Source: CACI, Arlington, VA.                 median household income grew by over 65% between 1980 and
                     Obtained through                         1990. The median family income grew by 66.5% and the median
                     Mississippi Power
                     Company, September,                      household income grew by 67.5% between 1980 and 1990.
                     1990.






                                            MARKET ASSESSMENT


                      Commercial Locations/Business Clusters                                                                      JACKSON COUNTY
                                                                                                                                 (PASCAGOULA IWISA)
                                                                                                                              TRADE AREA STATISTICS
                           Gautier's retail and commercial activities are located primarily
                           on U.S. Highway 90 with the highest concentration of activity                                  1990 Population: 113,221
                           centered near Singing River Mall.                                                                 (Preliminary Census Count)
                           Gautier-Vancleave Road and Ladnier Road are locations for                                      1988 Population: 128,100 (Census
                           more commercial activities.                                                                       Estimate)
                           Several small businesses and offices are located on De La                                      1988 Households: 43,690
                           Pointe Drive.         De La Point Drive offers a unique, local
                           commercial and service oriented area of independent stores                                     Average Household Size: 2.93
                           and shops. These activities are specialty- related, generally
                           destination points of consumers. The traffic generators in
                           Gautier are located in or near the Singing River Mall. Smaller                                 25.5% of Jackson County's
                           specialty repair shops and marine related industries are located                                  Population is Under Age 13
                           throughout the rest of the city.
                                                                                                                          37.5% of Jackson County's
                           The Singing River Mall was built in Gautier in 1980. The site                                     Population is Under Age 20
                           provided excellent highway access, plenty of space for parking
                           and for buildings, and the site offered shopping in a convenient                               14.1% of Jackson County's
                           location between Pascagoula and Ocean Springs. Subsequent                                         Population is Over Age 55
                           commercial growth occurred around the mail. Much of the
                           growth directly adjacent to the mall is franchise related.

                           Locally-owned businesses appear to fan out from the Singing
                           River Mall into smaller strip center developments.






                                                    The Mary Walker Bayou area is an interesting mix of
                                                    commercial activity, particularly of a marine related variety, and
                                                    residential development. The slow and continuous evolution of
                                                    he land use in this area has developed in such a way that the
                                                    normal conflicts between residential uses and commercial uses
                                                    do not seem to exist. In fact, the mix seems to make the area
                                                    attractive because of the quaintness of the residential area, the
                                                    beauty and scenic quality provided by the Mary Walker Bayou
                                                    and the Pascagoula River and the marine related activity it
                                                    supports. Numerous small fish camps, both public and private
                                                    boat launches, marinas for large, as well as small watercraft,
                                                    marine sales, repair and outfitting, restaurant and entertainment
                                                    establishments have all combined to create a unique setting.

                                                 There were several notable clusters of businesses within Gautier.
                                                 Other than Singing River Mail, the most specialized cluster to
                                                 appear was a marine or marine oriented cluster.                 These
                                                 businesses were related to the water and location was the primary
                                                 reason why they were located within the city. A list of marine
                                                 related businesses located in Gautier follows.






                                    Marine Related Commercial Activities


                      Sea Market Inc.              5116 Gautier-Vancleave Rd        Seafood retail
                      Seaspace Dive Center         3308 Sutter Rd                   Scuba instruction
                      Gautier Marina &             704 Sandstone                    Marine supply
                      Hardware Supply
                      L & E Marine and Repair      309 Graveline Rd                 Boat repair
                      Mary Walker Fishing          3310 Mary Walker Drive           Marina
                      Camp and Marina
                      Navigation Service Co.       4341 Gautier-Vancleave Rd        Marine Services
                      Old Oak Marina &             1105 Stanfield Point Rd          Marina/Camping
                      Campgrounds
                      Ray's Propeller Shop         704 Sandstone St                 Marine supply
                      Sportsman Marine             Highway 90 East                  Marine Supply
                      Tucei's Fishing Camp         3300 Oak St                      Marina
                      West River Marina            217 Graveline Rd                 Marina







                                                           Market Assessment -- Basic Conclusions


                                                     There is no distinguishable downtown or attributable retail
                                                     activity outside of the Singing River Mall and the dispersed
                                                     commercial strip centers.

                                                     There is a need to create a central market pla  'ce and then
                                                     advertise and educate the public about its importance.

                                                     Any creation of "downtown" or specialty shops cannot
                                                     compete with Singing River Mall. This would be
                                                     counterproductive to merchants in both places.

                                                     The merchants should seek to establish complimentary
                                                     retail niches or cater to another market entirely that the
                                                     Mall can not serve.

                                                     Marine orientation does -make sense, both with working
                                                     marine repair and with marine oriented service and retail.
                                                     If marine oriented service and retail works, then mix in
                                                     restaurants and more consumer oriented water shops, i.e.
                                                     shops for bathing suits, diving equipment, fishing tackle, a
                                                     watercolor gallery of sea scenes, etc.

                                                     New commercial/retail development should be
                                                     evolutionary. The market should be tested before it is
                                                     entered. Destination points should be developed revolving
                                                     around a marine related theme.








          no






                                        Gautier Waterfront


                            ASSETS:                          LIABILITIES:

                  +  Established reputation as         Lack of marketable image
                     a prolific salt and
                     freshwater fishing center         Limited waterfront access
                  +  Rich historical background        Limited availability of
                                                       developable waterfront
                  +  Singing River Mall as an          property
                     established regional
                     marketplace                       Limited local capital
                                                       resources for economic
                  +  Underdeveloped prime              development
                     waterfront/cultural/cornmer-
                     cial areas                        Lack of defined
                  +  Shepard State Park                commercial areas

                  +  Reasonably close
                     proximity to the larger
                     market areas of New
                     Orleans, Mobile/
                     Pensacola

                  +  Adequate transportation
                     access

                  +  Part of Mississippi Gulf
                     Coast Tourism Trade
                     Area





























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                                                          SHOREFRONT OPTIONS & OPPORTUNITY AREAS


                         Emerging                      Based on the information generated in the preceding sections, five major
                  Concepts/Opponunitles                shorefront access/development options have been identified by the
                                                       planning team. They are:
             o  Graveline Bayou Boat
                Launch/Pier                            A.   Graveline Bayou Boat Launch/Pier (located at the terminus of
             o  Shepard State Park Waterfront               Dolphin Ave.) - Redevelopment of this existing unimproved ramp to
                Access                                      afford small boat access, and construction of a fishing pier are
                                                            recommended.
             o  Gautier "Old Place" Historic
                Properties (West Pascagoula            B.   Shepard State Park/Gulfside Expansion - This project would
                River)                                      require a long-term phased approach upon completion of the major
             o  Existing "Fishing Camp" Enclave             improvements contained in the Shepard State Park Development
                (Lower Mary Walker Bayou)                   Master Plan. A secondary effort to acquire new acreage south of
             o  Community College Public                    the state park's entrance between Graveline Road and the
                Access/Recreation Area (Upper               Mississippi Sound should be initiated. Due to the undisturbed
                Mary Walker Bayou)                          natural state of the large tract of land, intrusion and alteration of this
                                                            land should be minimized. Improvements and access would center
                                                            around a pier extending into the Sound, a wetlands/nature trail with
                                                            interpretive signage highlighting the flora and fauna of the marshland
                                                            environment, an open space area, small pavilion for gatherings and
                                                            limited parking. The development of a Sound-side access point
                                                            would help attract tourists and meet recreational needs in the city.

                                                       C.   West Pascagoula Waterfront Development Project - This project
                                                            incorporates the area generally bounded by the US Highway 90
                                                            Bridge north of the CSX Railroad Bridge on the South. This concept
                                                            represents the most ambitious of the five access projects. The
                                                            concept is anchored by three primary attributes:

                                                                the historic value of the "Old Place" as the original settlement
                                                                owned by the Gautier family, descendants of the City's founding
                                                                father, Fernando Upton Gautier;






                      two undeveloped commercial tracts of land south of the Gautier
                      property; and,

                      an existing marina and boat launching facility currently in
                      business.

                  The combination of historical value, beautiful grounds, undeveloped
                  prime commercial property, riverside access and view, and an
                  existing marina facility could all be woven into an attractive
                  waterfront project that will meet both recreational access, and
                  commercial/retail market niches. Specific business opportunities or
                  types should be considered directly compete with established areas
                  (especially Singing River Mail) but would complement an urban
                  waterfront retail development plan. Restaurants, up-scale "specialty
                  retail", arts and crafts, professional offices and entertainment type
                  businesses are a few of the economic activities that could be
                  encouraged.

                  Also worth consideration within the overall area would be the
                  expansion of marine-related services and sales, including dry boat
                  storage and the possibility of a small boat marina. The feasibility of
                  dock-side gambling within the development plan has not been
                  considered, but should be investigated if riverfront areas are added
                  to the state's authorizing legislation.

                  Recommended design themes begin with an emphasis on open
                  space, enhancing the view of the river and the use of vernacular
                                                                                                                                    AhL
                  architecture, especially of architectural styles prevalent in the early
                  1900s. This would, in effect, recreate an early settlement along the
                  Pascagoula River, particularly in the northern section of the project                              7
                  area. Historic design themes would be incorporated throughout the
                  project area but would become more "modern" or current as the
                  project moves into the retail and the marine related sectors of the
                  project area.                                                                                      ,7"7@






                                                         The approach to the development of this project will require the
                                                         establishment of a highly coordinated public/private partnership
                                                         encouraging private projects and entailing basic public infrastructure
                                                         (roadway/parking, lighting, waterside access, utilities, and other
                                                         improvements) common to economic development projects of this
                                                         sort. Design standards and zoning/land-use requirements, through
                                                         the use of a "historic overlay district" may also prove useful to
                                                         ensure consistency in development throughout the entire project
                                                         area. The result would be to create an attractive, publicly accessible
                                                         commercial area that is economically viable and a focal point for
                                                         community activity.

                                                     D.  Mary Walker Bayou - Redevelopment Area - Expansion of the
                                                         successful "fishing camp" based economy of the Mary Walker Bayou
                                                         area should be encouraged. Currently, considerable undeveloped
                                                         property exists that could be oriented to capitalize on Gautier's
                                                         reputation as a great fresh/saltwater fishing area. There is limited
                                                         opportunity for publicly supported waterfront access due to the well
                                                         established private sector investment. (Public sector involvement
                                                         should be of an "incentive" nature.)

                                                     E.  Upper Mary Walker Bayou Recreation Area - As a'joint project
                                                         between the Mississippi Gulf Coast Community College/Jackson
                                                         County Campus, the City of Gautier and Jackson County, the
                                                         development of a small water access recreation area has great
                                                         potential and is recommended. It was determined in discussions with
                                                         community college officials that a mutually beneficial project of this
                                                         nature would meet water access needs for the college's future
                                                         marine-related training program and the city's need for a freshwater
                                                         recreation area. A small boat ramp, open space, pavilion and a
                                                         bayou-side boardwalk/pier for fishing could serve general public
                                                         needs as well as support for community college classes and
                                                         activities.






          40












































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                           COMMERCIAL REDEVELOPMENT OPTIONS


                   Approaches - used Individually or in Combination:                                        Commercial Development --
                                                                                                            Critical Elements:
                   1 . Historic District - federal, state or local designation; design                      o Venture/Seed Capital
                       standards     for   structural    restorations;    zoning    for    uses;            o Public Improvements/Common
                       sign/landscaping requirements; examples: New Orleans, Mobile,                          Amenities
                       Pensacola, Ocean Springs, Biloxi, Meridian, Hattiesburg.
                   2.  Structural Relocation - removal and relocation of architecturally                    o Day-time and Night-time Use
                       significant buildings from other areas to the target area; examples:                 o Proper Mix of Goods and
                       Pensacola's Seville Square, Biloxi's Town Green.                                       Services
                                                                                                            o Market Demand
                   3.  Structural Replication - new buildings are built on vacant sites                     o Private Investment
                       according to strict design guidelines, resembling the area's
                       vernacular architecture; examples: New Orleans' Vieux Carre,                         o Access/Convenience
                       Downtown Charleston.
                                                                                                            o Equitable Tax Policies
                   4.  Thematic Development - target area is redeveloped along a central                    o Adequate Parking
                       historic, cultural or economic theme; conceptual examples:
                       seaport/fishermen's village, French or Spanish settlement,
                       entertainment complex, museum enclave, etc.

                   5.  Mixed Uses - combination of major urban land uses: commercial,
                       residential, public and light industrial; adds diversity, security,
                       uniqueness, traffic volume, "agglomeration effect"; examples: most
                       of the above.

                   6.  Public Improvement Programs - providing the required public
                       amenities to attract business investment and visitors: transportation
                       access, convenient parking, utilities, lighting, landscaping, street
                       furniture, common signage and graphics, security and special
                                                                                                             :Sb
                       events/cultural programming.






                                                 7. "Main Street" Four Point Program - Design: visual attractions;
                                                     Organization: consensus and cooperation; Promotion: marketing of
                                                     assets and opportunities; and, Economics:        economic base
                                                     expansion/diversification.


                                                 Commercial Development Financing/investment Tools:

                                                 1. Tax Increment Financing - pledging future taxes of the target area
                                                     to retire bonds.

                                                 2.  Tax Abatements/incentives - tax (and utility) payment credits.

                                                 3.  Tax Exempt Revenue Bonds - through a non-profit development
                                                     corporation.

                                                 4.  General Obligation/" Moral" Obligation Bonds - city tax
                                                     pledge/backup.

                                                 5.  Federal/State Grants and Loans - CDBG, EDA, MDECD, others?

                                                 6.  Special Assessment - benefiffing properties are taxed for
                                                     improvements.

                                                 7.  Public Acquisition/Developer Proposals - Developers bid on
                                                     public sites.

                                                 8.  Lease Concessions - incentives to developers with public leases.

                                                 9.  Public Financing - common (public) area improvements.






                                  COASTAL LAND USE CONSIDERATIONS

                         It is helpful to identify some special considerations for certain types                                               LESSONS LEARNED -
                         of coastal land uses. These locational and site requirements are                                                 WATERFRONT DEVELOPMENT
                         peculiar to water-dependent land uses, and must be factored into                                                Many areas of the country have
                                                                                                                                         undertaken waterfront development
                         planning for coastal areas.                                                                                     projects. Some have failed while
                                                                                                                                         others survive and flourish. In most
                         The expansion and development of harbors and marinas need to                                                    instances the successful projects
                                                                                                                                         have provided valuable lessons
                         be provided for. Ports and harbors will continue to provide the                                                 about critical requirements. Some of
                         transportation infrastructure for many industrial processes.                                                    the most important factors:
                         Commercial docks and loading facilities are the backbone of
                         fisheries.       As leisure activities increase, so does recreational                                           * waterfront projects must have
                                                                                                                                           high quality, require high
                         boating. As waterfront land becomes scarce and coastlines are                                                     standards but must be flexible;
                         publicly safeguarded by the reduction of individual, fragmented                                                 * implementation of any waterfront
                         dock space, convenient, well-served, accessible, marinas need to                                                  project must be people-oriented
                         be provided.                                                                                                      and achieve consensus from the
                                                                                                                                           general public and the business
                         Similarly, we need to ensure improved public access and cost                                                      community;
                         effective development of such recreational facilities as boatramps,                                               waterfront projects must be
                                                                                                                                           unique to the community and not
                         community piers, fishing areas and waterfront parks. In many                                                      be a "repeat. of other areas;
                         cases, these may be the highest and best uses for potential areas                                                 implementat   ion must occur in
                         with hazards such as coastal erosion and projected sea level rise.                                                "doable" phases, especially in
                                                                                                                                           smaller cities like Gautier; but the
                                                                                                                                           components must be of such size
                         A sensitivity to the potential sea rise dilemma and coastal erosion                                               as to have an impact and
                         concerns must be established as new landside public facilities are                                                generate activity and investment;
                         developed.           New upland infrastructure must be located in                                                 projects must involve the
                         floodproof areas, and should not create flood or erosion hazards                                                  expertise and financial resources
                         downstream.            Submersible sewage treatment plants, floating                                              of local, state and federal
                                                                                                                                           governments, in partnership with
                         highways or drainage systems that don't drain well aren't wise                                                    the private sector.
                         uses of tax dollars. This consideration applies also to water wells





                                                or supply systems contaminated by salt water intrusion, or water
                                                lines that collapse with periodic flooding.

                                                By the same token, not all land uses belong on the water. Here,
                                                lifestyles may come in serious conflict with obligations. Having the
                                                waterfront as the backdrop for most human activities may become
                                                a luxury sooner than currently thought. Although many industries
                                                and their support services require waterborne transportation, their
                                                actual processing or production facilities can be located almost
                                                anywhere near surface transportation facilities. Industries which
                                                are truly water dependent should have adequate space reserved
                                                for their use, and facilities that minimize flooding and shoreline
                                                retreat should be encouraged.

                                                And when one really thinks about it, how many commercial
                                                establishments and residential   developments need to be located
                                                on the water? It sure adds       to the ambience!      But. perhaps
                                                compact concentrations of mixed uses should be encouraged for
                                                the businesses and offices that benefit from a waterfront location.
                                                As wetlands preservation, coastal erosion and the potential for sea
                                                level rise diminish access to coastlines, the scarcity and cost of
                                                waterfront land may automatically control the use of waterfront
                                                land.





                               SUMMARY RECOMMENDATIONS


                  The preceding sections of this study provide a general overview of
                  the existing shoreline and environmental issues, public opinion,
                  business climate and other factors that influence the potential for
                  enhancing Gautier's waterfront resources. Collectively, these
                  projects can provide both economic and recreational benefits to
                  the community, if properly approached and managed.                 The
                  opportunity areas suggested in this study are a result of the better
                  ideas generated during the planning process, and are depicted in
                  graphics form, in order to assist their implementation.

                  To implement the concepts and opportunities presented in this
                  study, several distinct and dedicated efforts must be undertaken by
                  both the public and private sectors. Because of the varying scope
                  and magnitude of the five proposed waterfront development
                  options, an individual implementation strategy must be prepared
                  that matches the requirements of each of these            '   projects.
                  Obviously the larger the project, the more difficult and complex the
                  steps to implementation will be. The requirements for redeveloping
                  the Graveline Boat Launch and Pier will be far less than the
                  development requirements for the West Pascagoula River
                  waterfront concept.

                  The feasibility of the more speculative proposals is subject to
                  further analysis as well as the expressed support and involvement
                  of the private sector and the general public. The accompanying
                  project schedules suggest the major steps or activities that should
                  be observed to chart a course of action for implementation of each
                  of the five proposals.






                                                 Overall, the City of Gautier should develop a comprehensive
                                                 waterfront policy by adopting this report as a guideline to
                                                 development and, by allocating the necessary resources to ensure
                                                 timely implementation of all projects. Hence, the proposed plans
                                                 are only as strong as the support and leadership provided by the
                                                 city to achieve a continuity of action over an extended period of
                                                 time.

                                                 Two general recommendations are suggested to help sustain the
                                                 momentum this study has achieved thus far.                       These
                                                 recommendations will establish a foundation for future action that
                                                 can be applied to any one of the five major waterfront options.
                                                 The recommendations are:

                                                 1 . The City should establish the on-going capacity to refine each
                                                     of the proposed projects. This can be accomplished by either
                                                     creating a standing committee concerned with waterfront
                                                     development issues, or by assigning implementation
                                                     responsibilities to an existing municipal entity such as the City's
                                                     Economic Development Committee.

                                                 2.  Gautier's governing body should provide financial support and
                                                     technical resources to refine the proposed design concepts,
                                                     and to prepare needed engineering, market and environmental
                                                     feasibility studies. This can be done by requesting follow-on
                                                     assistance from the Bureau of Marine Resources, by making
                                                     allocations from the annual budget for more detailed planning,
                                                     and by seeking technical assistance from the area economic
                                                     development agencies. A commitment of additional local funds
                                                     will be essential to acquire matching funds from potential state
                                                     and federal funding sources.




                                                            Development Strategies                                                                      Year

                         Graveline Bayou Boat Launch/Pier
                         .  Conduct neighborhood public hearing
                         .  Prepare detailed plans and specif ications, cost estimates, environmental services
                         .  Request construction assistance from Bureau of Marine Resources
                         .  Budget or secure construction funds
                         .  Initiate construction



                         Shepard State Park Waterfront Access
                         .  Form task force of local and state off icials
                         .  Evaluate Shepard State Park Master Plan and develop revised Capital Improvement Plan for phased
                            implementation
                         .  Secure development funds from Division of State Parks, City of Gautier, Jackson County and others
                         .  Initiate first phase of construction
                         .  Prepare plans, specifications, cost estimates, environmental studies for park extension
                         .  Conduct public meetings
                         .  Request donation of property from Shepard family to extend boundaries
                         .  Initiate construction of Shepard State Park extension


                         West Pascagoula River Development
                         .  Form waterfront development task force - comprised of affected property owners, local, county and
                            state officials, economic development interests
                         .  Prepare detailed marketing study, site plans, cost estimates, environmental studies, impact analysis
                         .  Develop and establish project parameters, design standards, land use controls, business incentives
                         .  Conduct public meetings
                         .  Finalize waterfront development plan
                         .  Establish public/private partnerships through official economic development mechanism or agency
                         .  Develop and adapt public/private capital improvements schedule
                         .  Obtain financial resources for public and private capital improvements
                         .  Initiate Phase I of waterfront development plan
                         .  Continue planning and resource development for additional phases




                                                            Development Strategies                                                                       Year
                                                                                                                                              1        2       3        4

                         Lower Mary Walker Bayou/Fishing Camp Enclave
                         ï¿½  Form project area task force of property owners, city/county officials, economic development and
                            business interests
                         ï¿½  Prepare detailed market feasibility study, land use plan, business assistance plan, and public
                            infrastructure requirements
                         ï¿½  Initiate business development incentive measures, support services, marketing program
                         ï¿½  Begin Phase I public infrastructure enhancement


                         Community College Public Access/Recreation (Upper Mary Walker Bayou)
                         ï¿½  Officially propose joint project between Jackson County Junior College and City of Gautier
                         ï¿½  Prepare plans, specifications, cost estimates and environmental schedule
                         ï¿½  Develop interlocal agreement for joint project, assign areas of responsibility
                         ï¿½  Develop Phase I capital improvement construction schedule
                         ï¿½  Appropriate Phase I construction funds
                         ï¿½  Initiate construction
                         ï¿½  Develop plans for additional phases




















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                                             REFERENCES


                   Associated Planning Group, Inc. - Landscape Architects Planners,
                   Master Develowent Plan - Shepard Park; June, 1978.

                   Building Conservation Technology, Inc., Stabilization and Restoration
                   Analysis: The Old Spanish Fort, Pascagoula, Mississippi.

                   CACI Corporation, Arlington, VA, demographic data provided courtesy
                   of Mississippi Power Company; September, 1990.

                   Canis, Wayne F.; Neal, William J.; Pilkey, Jr., Orrin; and Pilkey, Sr.,
                   Orrin H.; Living with the Alabama-Mississippi Shore; 1985.

                   Department of Geography and Area Development, University of
                   Southern Mississippi, An Assessment of Recreational Marinas and
                   Marina Needs on the Mississippi Gulf Coast; May, 1984.

                   Federal Emergency Management Agency, Coastal Construction Manual;
                   February, 1986.

                   Gulf Regional Planning Commission, Data Summa!y for Gautier,
                   Mississippi; July, 1981.

                   Jackson County Planning Commission, Geographic Areas of Particular
                   Concern; 1976.

                   Jackson County Planning Commission, Public and Commercial
                   Recreational Facilities of Jackson County, Mississippi; May, 1980.

                   Lee, Michele Gautier, An Approach to Development of a Feasible
                   Program for a Historic Site in Gautier, Mississippi; May, 1984.






                                                Lewis-Eaton Partnership, Architects- Engi neers- Planners, Historic
                                                Preservation Stud ; 1972.

                                                Mississippi State Tax Commission, Service Bulletin; 1987-89.

                                                Mississippi State University, Office of External Affairs, Mississippi
                                                Statistical Abstract; 1989.

                                                Office of Coastal Zone Management, National Oceanic and
                                                Atmospheric Administration, Improving Your Waterfront: A Practical
                                                Guide; 1980.

                                                Sales and Marketing Management Magazine, "1990 Survey of Buying
                                                Power"; August 13, 1990.

                                                Southern Mississippi Planning and Development District, A Water
                                                Access Plan for the Mississippi Gulf Coast; September, 1989.

                                                Strategic Planning Group,        Inc., Naval Station Pascagoula:
                                                Socioeconomic Imj?act Study; February, 1988.

                                                Sullivan, Charles L., Windsor Publications, Inc., The Mississippi Gulf
                                                Coast: Portrait of a Peol2le; 1985.

                                                Torre, L. Azeo, Van Nostrand Reinhold, Waterfront Development; 1989.

                                                U. S. Bureau of the Census, General Social and Economic
                                                Characteristics, Missisajpqi@ 1980; and preliminary reports, 1990.

                                                The Waterfront Center, Fishing Piers: What Cities Can Do; 1986.

                                                The Waterfront Center, Waterfront World magazine; 1983-90.

                                                Wrenn, Douglas M., Urban Land Institute, Urban Waterfront
                                                Development; 1983.






















                                                                                                          DATE DUE





















                                                                                           GAYLORDINo. 2333                      MUM NNUSA







                                                             SOUTHERN MISSISSIPPI PLANNING AND DEVELOPMENT DISTRICT, 1991
                                                                                                     I allill
                                                                                                  3 66613 14107 1797