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A Critique of Mississippi Renewal for Gulfport

Mike Christensen CMP 6960 Introduction to New Urbanism July 29, 2013

Introduction
Gulfport is the largest city along the Mississippi coast and also Mississippi s second largest city after Jackson. Along with the other cities of the Mississippi coast, Gulfport was devastated by Hurricane Katrina in August of 2005. Slide 1 shows Gulfports relative location along the coast (shown in yellow) with the other cities that took part in the Mississippi Renewal planning process (shown in light red). Other incorporated municipalities are in grey. Slide 2 shows Gulfports population and growth rate at each census since its establishment. With the exception of a slump in the 1970s and 1980s, Gulfport has experienced steady growth since its establishment in the late 19th century. The 1990s were Gulfports most rapid period of growth, and despite Hurricane Katrina, the citys population held fairly steady following the disaster. Slide 3 shows the damage inflicted on Highway 90 by Hurricane Katrina.

Overview of Plan
Among all the renewal components recommended by the Mississippi Renewal plan, seven priority actions for Gulfport were decided upon and are listed on Slide 5. Actions 1, 5, and 6 deal with improvements at Jones Park and the Port of Gulfport, both of which are adjacent to downtown Gulfport. Actions 2 and 3 regard the CSX rail corridor, which parallels the Mississippi coast. Actions 4 and 7 concern design standards for redevelopment and a network of greenway connectors. Slide 5 also shows a map of existing conditions of Gulfport. The city of Biloxi lies to the east, while Long Beach lies to the west. Highway 90, also known as Beach Boulevard, hugs the coast on a roughly east-west axis and is shown in dark black. Just inland from and paralleling Highway 90 is the CSX railroad corridor shown in red. Pass Road lies further north from the CSX corridor and is another east-west thoroughfare. Bisecting Gulfport to the north and also running east-west is Interstate 10. Gulfports two major north-south thoroughfares are Highway 49, also known as 25th Street, and Highway 605, also known as Cowan Road. Both have interchanges with Interstate 10, which are two sole connections to Interstate 10 within Gulfport. In addition to the CSX corridor there is also a north-south railway just to the west and parallel to Highway 49, which connects to the Port and also provides for freight connections further inland from the coast. Slide 6 six shows the proposed regulating plan for Gulfport, which is based on the urban transect ideology. The plan stresses T5 Urban Center development along the corridors of Highway 47, Highway 605, Pass Road, and, to a lesser extent, Highway 90, which serves to reinforce the T6 Urban Core, which lies at the intersection of Highway 90 and Highway 47 and 2

adjacent to the Port and Jones Park. Unfortunately, aside from downtown, the transect plan emphasizes corridors and does little to promote the formation of neighborhood centers within the city. Slide 6 also includes a map proposing a network of bicycle lanes and parkways. The network has good penetration throughout the city and allows for users to travel in small and large loops. Slide 7 shows a diagram for improving connectivity within Gulfport. Noteworthy is a proposed access road in the southwest quarter of the city, which would allow for freight traffic between Interstate 10 and the Port. Slide 7 also features a proposed transit map. A streetcar is proposed to connect the airport south to downtown and also east to Biloxi. The north-south railroad is proposed to be adjusted to the west through downtown on its way to the Port in order to minimize its impact to downtown. Various local bus routes are suggested, but only in the citys southernmost quarter. It is regrettable that bus routes connecting the rest of the city are not included on the transit map. Reuse of the east-west CSX rail corridor as a bus rapid transit route is also suggested. More discussion on this corridor will be presented in the final section of this report.

Analysis of Implementation
It is difficult to assess the implementation of the Mississippi Renewal proposal without actually visiting Gulfport. Aerial photos will be used to compare past and current conditions with the proposed plans. Slide 9 shows the proposed layout of the Port, which would serve as the focal point of Gulfport and serve to stimulated development downtown and throughout the city. The west pier would remain as the citys shipping port. An elevated and combined freight corridor would separate trucks and trains from the citys activity below. The center pier would serve as the departure and arrival point for cruise ships. The east pier would become the fishermans village and provide slips for smaller boats. Slide 10 shows an oblique view of the proposed layout for the port. Jones Park lies to the northeast and downtown to the north. Slide 11 shows the proposed elevated freight corridor and the potential for locating shops underneath it. Slide 12 is an aerial view of the Port flown on August 12, 2004. Beginning work to expand the west pier can be seen. Slide 13 is an aerial view of the Port flown just after Hurricane Katrina on August 29, 2005. Damage to the port can be seen including a ship displaced onto the parking lot of the Port. Slide 14 is an aerial view flown on March 13, 2013. It is evident that, aside from the ongoing expansion of the west pier, no efforts have been made to implement the

proposal for the Port. Slide 15 gives a side by side comparison of the proposal and the conditions in 2013. Slide 16 shows the planned redesign of Jones Park, which was the top of the seven priorities identified on Slide 5. Bringing life back to Jones Park was considered paramount for the renewal of Gulfport. The park would feature gardens and memorials to the west, an amphitheater along the Port, a large open lawn in the center, and the fishermans village and a play area to the east. The plan divides the park into urban rooms, which gives patrons a sense of enclosure. Slide 17 is an aerial view of Jones Park flown on August 12, 2004. The park appears to be underdeveloped and underutilized with what appears to be ad hoc parking adjacent to the Port. Slide 18 is an aerial view of Jones Park flown just after Hurricane Katrina on August 29, 2005. The wind and waves appear to have stripped the park bare. Slide 19 is an aerial view flown on March 13, 2013. A partial redevelopment of the park can be seen, although the current conditions are vastly different than the proposal. Slide 20 gives a side by side comparison of the proposal and the conditions in 2013. Regrettably a parking lot fills the space intended for the amphitheater. It is evident that the priority of the Jones Park redevelopment was parking and automobile access. The park also lacks the trees recommended in the proposal and thereby loses the sense of enclosure the trees would have provided.

Missed Opportunity!
The Mississippi Renewal plan suggests relocating the east-west CSX rail corridor. If freight volumes are high, this would be a wise endeavor. However, removing the rail corridor entirely would potentially be a missed opportunity for the Mississippi coast. While the New Urbanist movement has become successful in creating liveable development, it can sometimes overlook opportunities for public transit. New Urbanism has created the Urban Transect as a great tool for analyzing and planning development, however, analyzing and planning transit in a similar fashion, what could possibly be termed the transit transect, is often ignored or misapplied. New Urbanism has been quick to see the benefits of streetcars and light rail, but slow to realize the benefits of rail systems lying on the other end of the transportation spectrum. Amtraks Sunset Limited is a long-distance train that, prior to Hurricane Katrina, ran from Los Angeles to Orlando, passing along the Mississippi coast. Due to track damage along the Mississippi coast, service was truncated, and the train now runs only between Los Angeles and

New Orleans. Service has yet to be restored. In all of the Mississippi Renewal materials, there was no mention of Amtrak or the Sunset Limited. Slide 22 shows the route of the CSX railroad line on its 145-mile route between New Orleans and Mobile. The route serves 9 of the 11 Mississippi Renewal citiesonly DIberville and Moss Point are not included. Highlighted are the former stops of Amtraks Sunset Limited between New Orleans and Mobile at Bay Saint Louis, Gulfport, Biloxi, and Pascagoula. Slide 23 gives a comparison of the population served by the CSX line. The New Orleans metropolitan region comprises 1,452,502 residents, the Mobile metropolitan region comprises 604,726 residents, and the three counties comprising the Mississippi coast comprise 370,702 residents. A total of 2,427,930 residents line the 145-mile route. Slide 23 also shows the schedule of the Sunset Limited along the Mississippi coast prior to Hurricane Katrina. On both the east and west runs, the Sunset Limited passed along Mississippi coast in the early hours of the morning, which would cause ridership to be low relative to stations that are served during daylight hours. Slide 24 shows the possible increase in stations along the Mississippi coast, which could be served by future intercity passenger service. Ideally service would be of a relatively higher frequency than that of the Sunset Limited. If operated properly, intercity passenger service could have huge financial impacts on the Mississippi coast. If stations are properly sited adjacent to downtowns, passengers would board and alight within walking distance of downtowns, which would further strengthen New Urbanist ideals.

Introduction
While the plan formulated by the Mississippi Renewal for Gulfport stresses the ideals of New Urbanism, little has been done so far to actually implement the proposals. The Gulfport plan lacks an emphasis on creating neighborhood centers and is weak as far as a city-wide transit plan, but its plan for bicycle lanes and greenways would effectively connect the city. The plan for the Port would create a great draw for the city and spur development in the downtown, but it has yet to be implemented. The potential for intercity passenger rail was entirely overlooked in the plans and could have a huge impact on the Mississippi coast cities.

Gulfport, Mississippi

Source: Mississippi Geospatial Clearinghouse

Gulfport Demographics
Historical Population
Census 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 Population Change 1,060 6,386 502.5% 8,157 27.7% 12,547 53.8% 15,105 20.4% 22,659 50.0% 30,204 33.3% 40,791 35.1% 39,676 -2.7% 40,775 2.8% 71,127 74.4% 67,793 -4.7%

Source: US Census Bureau

Katrina Damage

Highway 90 in Gulfport. Source: Governors Commission Report, Page 31

Overview of Plan Analysis of Implementation Missed Opportunity!


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Priority Actions
1. Redesign and re-build Jones Park, immediately, as one perfect place. 2. Relocate northward the CSX railway tracks that currently run along the ROW parallel to Highway 90. 3. Redesign this former CSX ROW as an urban boulevard that includes the potential for future transit. 4. Develop urban design guidelines, including architectural standards, for all major redevelopment areas within the City. 5. Regain ownership of the eastern portion of the Port facilities from the State. 6. Re-plan and redevelop the Port into a combined facility including industry to the west, and tourism, recreation, cultural and commercial activities to the east. 7. Create a citywide network of parks and accessible open spaces, with greenway connectors throughout the City.
Source: Redevelopment Master Plan Charrette Book, Pages 12 and 13 5

Transect & Open Spaces

Source: Redevelopment Master Plan Charrette Book, Pages 15 and 19

Connectivity & Transit

Source: Redevelopment Master Plan Charrette Book, Pages 17 and 18

Overview of Plan Analysis of Implementation Missed Opportunity!


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Plan: The Port

Source: Redevelopment Master Plan Charrette Book, Page 28

Plan: The Port

Source: Redevelopment Master Plan Charrette Book, Page 31

10

Plan: The Port

Source: Redevelopment Master Plan Charrette Book, Pages 33

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The Port: August 12, 2004

Source: Google Earth

12

The Port: August 29, 2005

Source: Google Earth

13

The Port: March 13, 2013

Source: Google Earth

14

The Port: The Plan vs. Reality

Source: Redevelopment Master Plan Charrette Book, Page 28, and Google Earth

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Plan: Jones Park

Source: Redevelopment Master Plan Charrette Book, Page 21

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Jones Park: August 12, 2004

Source: Google Earth

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Jones Park: August 29, 2005

Source: Google Earth

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Jones Park: March 13, 2013

Source: Google Earth

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Jones Park: The Plan vs. Reality

Source: Redevelopment Master Plan Charrette Book, Page 21, and Google Earth

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Overview of Plan Analysis of Implementation Missed Opportunity!


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CSX Line Sunset Limited

Source: Mississippi Geospatial Clearinghouse

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CSX Line Sunset Limited


New Orleans to Mobile: 145 miles (233 km) New Orleans metro: 1,452,502 residents Mobile metro: 604,726 residents Mississippi coast: 370,702 residents Amtrak Sunset Limited Los Angeles to Orlando Due to track damage along the Mississippi Coast service truncated to Los Angeles to New Orleans following Katrina. Service has yet to be restored. There was no mention of Amtrak of the Sunset Limited in the Mississippi Renewal materials. This 145-mile line would be ideal as an intercity rail line.

Total: 2,427,930 residents


Serves 9 of 11 Mississippi Renewal Cities (all except DIberville and Moss Point)

Pre-Katrina Sunset Limited Schedule


Westbound Eastbound from Orlando, FL from Los Angeles, CA 3:29 AM Mobile, AL 10:30 PM New Orleans, LA 4:11 AM Pascagoula, MS 11:55 PM Bay Saint Louis, MS 4:36 AM Biloxi, MS 12:23 AM Gulfport, MS 4:55 AM Gulfport, MS 12:46 AM Biloxi, MS 5:18 AM Bay Saint Louis, MS 1:21 AM Pascagoula, MS 9:20 AM New Orleans, LA 2:20 AM Mobile, AL to Los Angeles, CA to Orlando, FL Source: US Census Bureau and Amtrak

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Possible Future Stations

Source: Mississippi Geospatial Clearinghouse

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