Moss Point waterfront study

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

MOSS POINT
Waterfront Study

FOR

CITY OF MOSS POINT, MISSISSIPPI
AND
DEPARTMENT OF WILDLIFE
CONSERVATION,
BUREAU OF MARINE RESOURCES

JUNE, 1987

NEEL - SCHAFFER, INC.
HT Engineers Planners
168 Hattiesburg, Mississippi
.M67
1987

MOSS POINT WATERFRONT STUDY

PREPARED FOR:

CITY OF MOSS POINT, MISSISSIPPI
AND
DEPARTMENT OF WILDLIFE CONSERVATION, BUREAU OF MARINE RESOURCES

JUNE 1987

US Department of Commerce
NOAA Coastal Services Center Library
2234 South Hobson Avenue
Charleston, SC 29405-2413

HT168.M6 M67 1987

PREPARED BY:

NEEL-SCHAFFER, INC.
ENGINEERS - PLANNERS
HATTIESBURG, MISSISSIPPI

TABLE OF CONTENTS
Page No.

Introduction I

Basic Studies and Analyses 4

Selection of Development Options 10

General Discussion of Development Options 13

Exhibits 19

Exhibit 1 Development Options Base Map

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SECTION 1
1 INTRODUCTION
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INTRODUCTION

This project is made possible by an agreement between the

Mississippi Department of Wildlife Conservation, Bureau of Marine

Resources and the City of Moss Point, Mississippi. This project

was funded in part through a grant from the Office of Coastal

Zone Management under the Coastal Zone Management Act of 1972, as

amended.

. The purpose of the project is to develop a plan which when

implemented will enhance the public uses, economic development,

conservation and preservation of the Moss Point downtown

waterfront, adjacent business district and near shore areas.

Special consideration will be given to environmental concerns

such as wetlands, wildlife and fishery resources.

The funding for this study is the Bureau of Marine

Resources' "Urban Waterfront Program". Therefore, the study will

promote the following objectives:

1. Establish water-oriented uses and activities.

2. Increase public access to the waterfront.

3. Increase the visual quality of the area and provide a

safer environment.

4. Encourage appropriate land and water uses in the area.

5. Encourage the rehabilitation and renovation of old

structures as a means of preserving Moss Point's

heritage.

6. Encourage concentration of urban development in or

adjacent to the urban waterfront for the Improved

utilization of public facilities and coastal resources,

giving full consideration to flooding and other

natural hazards.

With this project the Mississippi Department of Wildlife

Conservation and the City of Moss Point are demonstrating their

recognition of the enormous potential of the coastal waterfront

area. Also recognized is the responsibility to insure that

these waterfront areas are developed in an effective and

efficient manner while providing maximum protection of natural

resources.

Neel-Schaffer, Inc., Engineers - Planners, was selected by

the City of Moss Point to provide professional and technical

services in conducting this Waterfront Study. This project was

completed by Neel-Schaffer, Inc. in association with William

Garbo, Landscape Architect.

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SECTION 2
1 BASIC STUDIES AND ANALYSES
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1 4

BASIC STUDIES AND ANALYSES

Background

The City of Moss Point is located on the Mississippi Gulf

Coast about 38 miles west of Mobile, Alabama and 100 miles east

of New Orleans, Louisiana. The importance of Moss Point's

waterfront is clearly demonstrated by the history of the city.

The following is an excerpt from a brochure entitled "Moss Point,

A Friendly Place" which proclaims Moss Point as "The Historic

River City".

"D'Iberville, the French explorer founded his colony in

nearby Biloxi in 1699, but it was about a century later

before there was any activity around Moss Point. Forests

near Moss Point supplied, in turn, the French, Spanish, and

British navies with spars for their sailing war ships and

armadas.

Jackson County was organized in 1812. The county was

named for Andrew Jackson, who had visited the territory.

Following the Battle of New Orleans, some of his men settled

at Moss Point. Other early settlers from North Carolina,

Virginia, and Georgia came by the way of Green County to

establish thriving sawmill businesses. Shallow-draft

schooners loaded lumber for foreign ports in Europe, Mexico,

South America, and Cuba.

At one time, Moss Point's post office was designated as

Elder's Ferry, but It was I'Mossey Point" to logging men and

raft riders.

During the Civil War, the sawmills came to a halt, when

a column of Union troops marched down the river road and

took over the town and the mills.

After the Civil War, the lumber and sawmill business

revived, and by the close of the century, Moss Point was a

lumber empire. In the late 189019 and early 1900's there

-were twelve sawmills on the river, and all but three were in

Moss Point within a radius of less than one mile.

Moss Point, better known in foreign countries for many

years than in the Un ited States, was recognized as the

largest pine lumber export center until around 1910.

Moss Point was incorporated in 1901, and was the first

and only community in Mississippi to be incorporated as a

city before first being a village or a town. By then, Moss

Point had a population of about 3,000. The city has shown

many population increases and is now at approximately'

20,000.11

Moss Point obviously has a rich history associated with the

waterfront so, its desire is to make the best use of this

invaluable natural resource.

A needs assessment was conducted to adequately identify all

potential development options. This involved interviewing local

businessmen, elected officials, and citizens, establishing an

advisory panel, and holding public hearings.

Participation of the advisory panel provided local input to

the planning process. The advisory panel was comprised of

individuals from the Moss Point Commission on Goals, Historic

Society, Redevelopment Authority, Planning Commission, and other

interested citizens and officials.

On November 17, 1987, a meeting of the Advisory Panel was

held to obtain input regarding the Moss Point waterfront study.

The questions and discussions of the meeting resulted in the

following list of development options:

1. Promote new development and control land use along the

"New Front Door" (Highway 613).

2. Involve Mississippi Export Railroad and its near shore

property.

3. Develop a new marina.

4. Promote new business enterprises such as boutique

shops, craft shops, and restaurants.

5. Hold organized boat races.

6. Hold organized fishing rodeos.

7. Promote skiing including an active ski club.

8. Develop new grandstands to observe river activities.

9. Provide parking facilities for all activities.

10. Develop nature areas.

11. Promote downtown celebrations including the annual

River Jamboree.

12. Provide for sporting events such as the annual

Txiathalon.

13. Convert private property along waterfront to public

property.

On March 3, 1987, a meeting was held in City Hall to discuss

some of the initial findings of the study and to provide for

additional input from the Mayor and Board of Aldermen. Some

additional comments and questions were given. The following Is a

list of development options added to those given by the Advisory

Panel.

1. Develop facilities for conventions.

2. Develop residential areas for zero lot line and

townhouse developments near waterfront.

3. Consider a taxing district for funding improvements.

r_nmpArjsnn nf Rimilar DPyP1npmPnf-s

As part of the basic studies and analyses, other similar

developments were visited. The purpose of those visits was to

learn from the development strategies of other places., One place

visited was a small fis hing village of Occoquan on the Occoquan

River in Virginia. This village was selected because the

development options considered for Moss Point are very similar to

those which have been successful in Occoquan. Study team members

from the City of Moss Point, Bureau of Marine Resources, and

Neel-Schaffer conducted a site visit which obtained useful

information about marina development, promoting small shops, and

historic preservation.

This trip was combined with meetings with Congressmen and

federal agency officials to discuss potential future funding

sources. Also other area developments were visited

nt-hiar Rt-lidy Dqt-;i

Other study data was collected to assist with the planning

effort. These included zoning maps, previous studies and

reports, infrastructure layouts, topographic data. Those were

used in the analysis of development options.

A base map was developed from aerial photograph on a scale

of 1-" = 1001.

Primary study Area

Since Moss Point has a very large waterfront, this study had

to be segmented into a primary and secondary study area. The

primary study area consist of the waterfront area near the

central business district of Moss Point. The secondary area

consist of all remaining waterfront. Some of the general

recommendations of this study apply to the secondary study area.

However, the development options discussed in the study apply to

the primary study area.

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SECTION 3
I SELECTION OF DEVELOPMENT OPTIONS
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SELECTION OF DEVELOPMENT OPTIONS

The development options considered in the basic studies and

analyses were evaluated based on their conformance with study

objectives. They were evaluated with regard to other data

collected to result in a final list of development options which

are compatible with waterfront development strategies, are

generally feasible when existing Infrastructure is considered,

and promote a positive business/economic climate for the study

area.

The selected development options are divided into three

categories which are as follows.

Admi n i vp

1. Create waterfront development authority.

2. Control non-conforming development in waterfront area

until zoning changes and new regulations are adopted.

3. Make zoning changes to provide for waterfront zoning.

4. Establish site plan and architectural review in

waterfront area.

5. Handle waterfront administrative matters by adopting

and implementing specific regulations.

New FAr-ilifieA

1. Marina.

2. Shops and mini malls along Main Street.

3. Island nature area including trails observatories and

wildlife preserves.

4. Riverside aquatheater.

5. Riverside picnic area.

6. Riverside mini park.

7. Outdoor fitness court.

-8. Restaurant at marina.

9. Zero lot line and townhouse residential development.

10. Resort meeting and lodging development.

11. Festival market.

Infrastructure Improvements to Accommodate Develol2ment Options

1. Parking.

2. Utility improvements.

3. Main street widening, other roadway, and traffic

improvements.

4. Landscaping.

5. Pedestrian ways.

6. Signs and promotions to provide waterfront area

continuity.

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SECTION 4
1 GENERAL DISCUSSION OF DEVELOPMENT OPTIONS
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1
13 1
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GENERAL DISCUSSION OF SELECTED OPTIONS

This Section provides further explanation of the development

options. This study is limited to a general discussion and does

not address design details, cost estimates or funding

feasibility. The general information given In this Section will

be used as the basis for future detailed studies for

implementation of various elements of the Moss Point waterfront

development. Schematics of the development options are shown on

the base map. Those schematics should not be considered as

design layouts but can be used as the basis for development of

detailed design drawings in the future development stages.

Admi a J stral-i up

Development of a waterfront area has inherent situations

that require specialized administrative capabilities to insure---

that development occurs in a proper manner. To provide some

development continuity, an agency should be created to oversee

all waterfront development. The City of Moss Point should give

this agency authority to handle administrative matters by

adopting and implementing specific regulations. Those

regulations should be written using other adopted standards as a

guide and with appropriate professional assistance.

To further assure that new development complies with overall

waterfront development strategies, site plan and architectural

review should be established. This will involve technical review

of building types, development plans, and building renovations.

Zoning changes should be made to develop new zoning that

complies with development strategies. Also, a new zoning

category should be established for special designation of the

waterfront area. -other cities have developed similar zoning

categories. Standard zoning regulations should be researched and

adopted for this waterfront zoning.

A critical situation presently exists since the regulations,

authorities, and policies mentioned above have not yet been

established. While research, adoption and Implementation of new

administrative procedures are underway, the City should adopt

interim policies that control non-conforming development in

waterfront areas. Strict adherence to these policies should be

enforced since correction in later development stages will be

costly.

NPw PArilitipq

The marina is without question the primary new facility.

Many of the new facilities selected as development options

support the marina. However, this is not to say that the

individual development options are not viable without the marina.

The overall waterfront development will be made up of many

individual elements which complement each other, but individually

are feasible projects.

The marina will consist of two basins. The west basin will

primarily serve pleasure crafts and the east basin will primarily

serve commercial boats. Support facilities for the marina will

include two boat ramps, breakwaters, fuel dock, boat sales and

repair yard, trailer and automobile parking and a harbor master

building.

It is anticipated that Main Street will be widened through

the Moss Point Central Business District soon. One plan calls

for widening to the east side of the present roadway. This will

require demolition of some existing buildings. This means that

new buildings will probably be constructed. These buildings

should conform to development strategies. Openings between

buildings should be provided for traffic circulation. The nature

of the waterfront development will provide a good opportunity for

mini-mall type shops along Main Street. The buildings for these

shops should be designed with open spaces, pedestrian walkways,

and landscaping. The designs should provide for maximizing

security features and attractive appearances.

Existing islands in the waterfront area provide excellent

locations for nature areas and wildlife preserves. Even though

these islands are accessible by boat only, docks and walkways

should be provided for visitors. Nature trails should be

designed with walkways and observatories.

The riverside aquatheater will provide grandstands for

observing sporting events and water shows. The aquatheater

should be designed for floating performance platforms to be

docked during performances.

The areas adjacent to the waterfront should be designed with

picnic areas, mini parks, and an outdoor fitness court. These

improvements will provide for diversified use of the waterfront

area for purposes,other than water activities. At least one

restaurant should be located at the marina.

Detailed development plans should provide for zero lot line

and townhouse development in the waterfront area. These

developments will strengthen the economic climate of the

waterfront area by providing attractive waterfront housing for

potential newcomers to the Moss Point area.

A complex should be provided to accommodate small

conventions and meetings. This facility should provide meeting

rooms, lodging, dining, and recreational facilities for quests.

The facility may be privately owned and operated but will be an

integral part of the waterfront development.

A festival market will provide space for crafts show

displays and exhibits that will accompany special events on the

waterfront.

Infrastructure Impgovements to Accommodate Development Ontions

The existing infrastructure appears adequate for the

waterfront area as it exists today. However, as development

occurs, improvements will be required. New parking facilities

will be required for the new marina and other facilities. More

detail analysis of parking to determine location and number of

spaces will be required. Also, utilities will be extended and

upgraded to provide adequate fire protection, wastewater

collection, water, gas, electric and telephone service.

As previously mentioned, Main Street widening is proposed.

This widening should be designed to provide a good appearance

while adequately handling traffic flows. This can be

accomplished by providing a median with landscaping to "break up"

the wide section of asphalt street. Other roadway and traffic

circulation improvements should be made as required to handle

traffic flow in the waterfront area.

Since much of the circulation in the waterfront area will

involve pedestrians; sidewalks, walkways, and trails should be

provided. These pedestrian ways should be designed to afford

enjoyable views of waterfront development while providing access

to all key elements of the development.

Signs and promotional materials should establish continuity

for the waterfront area.

Summary

These development options, when implemented, will satisfy

the needs for the primary study area identified in the basic

studies and analyses. The City should move forward in

implementing these strategies. Also, additional study should be

devoted to the secondary study area.

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EXHIBITS
I EXHIBIT I - DEVELOPMENT OPTIONS BASE MAP
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"1 3- 6668 14101 7261 ,
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