Fundamentals of city and town planning in mississippi

Fundamentals of City and Town
Planning In Mississippi
Core Course
Certified Elected Officials Training
Robert L. Barber, FAICP
Orion Planning Group
June 23, 2014 – Biloxi, Mississippi

Objectives
• Understand the roots of city and town
planning
• Understand the elements of a good
community
• Identify and understand the planning process
• Understand the nature of plan
implementation
• Engage in long range decision making
consistent with long term planning vision

“I know of no safe depository of the ultimate powers of
society but the people themselves, and if we think
them not enlighten to exercise their control with a
wholesome discretion, the remedy is not to take it
from them, but to inform their discretion by
education.”
Thomas Jefferson

Origins of Town Planning
Urban Reform and Desire for Beauty

“We ought to plan the ideal of our city with an
eye to four considerations. The first, as being
the most indispensable, is health.” — Aristotle

An Ancient Concern
“Thanks to you Germanicus, no
pillar is now with chained flagons,
nor does the grimy cook-shop
monopolize the public way. Barber,
tavern-keeper, cook and butcher
keep within their threshold. Now
Rome exists, which was so recently
one vast shop.”
Domitian, praising Roman City Planning Efforts, A.D.
93

Vitruvius and his
“Ten Books of
Architecture”

19th Century Roots in
Sanitation Reform
• Rapid Urbanization – 6% live in cities in 1800; 51% by 1920
•Miasma theory prevalent
•Council of Hygiene and Public Health in New York established in 1864
calls for elimination of noxious gas sources, dirty streets and overflowing
sewers
•U.S. Sanitation Commission established in 1861; Fredrick Law Olmstead
appointed Secretary during the civil war
•Urban landscape viewed as “crowded, dirty, polluted, smelly, noisy and
dangerous” and diseases originate and spread in poor neighborhoods

John Snow – 1854 - Broad Street, London
Established a connection of physical form and health

Challenge of the
Industrial Revolution

Urban Conditions at the Turn of the
Century
• Crowded tenements, 10 and 12 people to a
room
• Homes built 15 feet x 12 feet
• Cholera outbreaks
• No sewers
Schoolhistory.org.uk

Ebenezer Howard and the
“Garden Cities of Tomorrow”
(1898)

The Inspiration of the City Beautiful
English527
“American City Planning 1890”

A Trivia Question………….

Euclid V. Ambler
Eminent Domain
Police Power
Rational
Reasonable
Proportionate
U.S. Supreme Court
VILLAGE OF EUCLID, OHIO v. AMBLER REALTY CO.,
272 U.S. 365 (1926)
272 U.S. 365
VILLAGE OF EUCLID, OHIO, et al.
v.
AMBLER REALTY CO.
No. 31.
Reargued Oct. 12, 1926.
Decided Nov. 22, 1926.

Alfred Bettman defended
the practice of zoning on
the basis of advancing the
public health safety and
welfare in 1926.

Housing Act 1954 Spreads
the Planning Practice
“The preparation of this document was financed
in part through an Urban Planning Grant from
the Department of Housing and Urban
Development, under the provisions of Section
701 of the Housing Act of 1954 as amended.”

Public Health and
Amenity
Standards and Utopia
Modernism
Design of Buildings
and Places
Reaction Against
Control
Re-emergent Design
Concerns
Urban Renaissance
Sustainable
Communities
1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010

What is Different Now?
• Urbanization
• Demographics – Aging, Family Structure
• Housing Market
• Health Concerns
• Energy Costs
• Environmental Considerations
• Technology

Urbanization of America
• 19th Century
– Total US. Population – 5 million
– Urbanized population - 300,000 (6%)
• 20th Century
– Urbanized population - 10 million (40%)
• 21th Century
• 22th Century
Professional Development Seminar
April 19, 2013

The Next 50 Years
• The United States will grow by 124 million people over the
next 50 years.
• We will need to build 40 to 50 million new housing units to
support that growth. What will the next generation of
development look like?
• The world’s population will grow by 2.3 billion people over the
next 50 years.
Source: Census Bureau and World Bank

April 19, 2013

Source of data: U.S. Census Bureau, State Interim Projections by Age and Sex: 2004-2030, 2005.
The Graying of America
Percent of Total U.S. Population over 65 in 2000

Source of data: U.S. Census Bureau, State Interim Projections by Age and Sex: 2004-2030, 2005.
The Graying of America
Percent of Total U.S. Population over 65 in 2030

Projections on Aging and Households
• By 2030 one in 5 Americans will be over
age 65. Today 1 in 5 Americans have a
disability.
• Life Expectancy will increase from 76 in
1993 to 82.6 in 2050. By 2050, the
number of Americans over 85 will triple
from 5.4 million to 19 million.
• By 2025, the number of single person
households will equal family households.
By 2050 the overwhelming majority of
households will be single.
• Source: U.S. Census Bureau

Household Change 1960 - 2025
1960 2000 2025
Household with
Children
48% 33% 28%
Households without
children
52% 67% 72%
Single Person
households
13% 26% 28%
Source: U.S. Census Bureau

http://forecastchart.com/real-estate-mississippi.html
April 19, 2013

Rise in Obesity
April 19, 2013

Source: http://www.clarionledger.com/article/20110622/NEWS/106220326/Life-expectancy-state-dips
April 19, 2013

Alternative Energy
April 19, 2013

Landscaping
•Green Space/Landscaping
•Keep the green and add +++
•Continuous landscaping
•Landscaping Standards
•Make space more kid and pet friendly
•Plant more trees
•Sidewalks, trees
•More green spaces
•Green spaces for community gardens
•Required new development to have &
green space

The Role of the Public Servant

Leadership as a Public Servant
Includes
Vision Casting and Planning
“Where there is no vision, the people perish”
Proverbs

"We would have never done some
of these things in Pelahatchie if
someone 20 years ago hadn't
thought about it"
Knox Ross, Mayor, Pelahatchie

Defining “Public Interest”

An Economic Definition
Negative by-products of productive economic activity
“Negative Externalities”

A Civics Definition
Coordinated governmental action in pursuit
of the “community good”

Its all about building quality of life or
a Great Community!

Assumptions on Planning
Post WW II – 1980’s
• Manufacturing
• Auto Dominance
• Limitless Expansion
• Private design
Emergent ed
Understanding
• Service and Technology
economies
• Value of people in the
townscape
• Importance of Resource
Conservation
• Partnership in design

What is a Great Community?
• Connected
• Attractive
• Safe
• Prosperous
• Healthy
• Just

Five QOL Principles
• 90 percent chance community will move in
the direction planned
• Civic attitude is more important than any
obstacle faced
• Design and detail are vitally Important
• All must be included, from top to bottom,
rich to poor (as best we can)
• Team effort is crucial

If you aren’t in a city where people want to live,
you aren’t in a city where people want to invest.
Chattanooga Mayor Littlefield
“Chance favors a prepared mind.”
Louis Pasteur
“We would have never done some of these things if
someone had not thought about them 20 years ago.”
Knox Ross, Mayor,
Pelahatchie, Mississippi

Three Small Town Development Eras
• Initial settlement towns – 1830’s to 1850’s,
first settlements, government centers
planned around town squares accessible to
horse travel

• Railroad towns – mid 1850’s thru 1920’s,
town development prompted by railroad
development, either linear or gridded in form

• Automobile Towns – Post World War II
Development – 1920’s to present, linear in
form, develop around major auto routes

What is a Plan
• A scheme, program, or method worked out
beforehand for the accomplishment of an
objective....(Webster)
• Written account of intended future course of
action (scheme) aimed at achieving specific
goal(s) (Business Dictionary

Mississippi Planning Law
• Title 17-1-1 Mississippi Code Annotated
– Plan Defined
– Establishment of planning commission discussed
– Method of development, adoption, and
administration set forth
– Method and procedure for amendment set forth

Certified Elected Officials Training
Mississippi Municipal League

Preservation Process
Local Historic District Public Hearing
April 17, 2013

0 200 400 600 800 1000 1200
85 years and over
80 to 84 years
75 to 79 years
70 to 74 years
65 to 69 years
60 to 64 years
55 to 59 years
50 to 54 years
45 to 49 years
40 to 44 years
35 to 39 years
30 to 34 years
25 to 29 years
20 to 24 years
15 to 19 years
10 to 14 years
5 to 9 years
Under 5 years

Ages Survival 2010 2015 2020 2025 2030
Under 5 99.2% 1,300 1300 1300 1300 1300
5 to 9 99.1% 1,139 1290 1290 1290 1290
10 to 14 99.0% 1,084 1129 1278 1278 1278
15 to 19 98.8% 1,135 1073 1117 1265 1265
20 to 24 98.3% 1,040 1121 1060 1104 1250
25 to 29 97.8% 1,055 1022 1102 1042 1085
30 to 34 97.3% 979 1032 1000 1078 1019
35 to 39 96.6% 881 953 1004 973 1049
49 to 44 95.6% 817 851 920 970 940
45 to 49 93.9% 1,007 781 814 880 927
50 to 54 91.6% 1,120 946 733 764 826
55 to 59 88.3% 1,007 1026 866 672 700
60 to 64 83.7% 732 889 906 765 593
65 to 69 77.1% 524 613 744 758 640
70 to 74 68.0% 406 404 472 574 585
75 to 79 55.5% 325 276 275 321 390
80 to 84 39.7% 328 180 153 152 178
85+ 0.0% 326 130 72 61 61
Total 15,205 15,016 15,107 15,247 15,376

The is no case in human where
prosperity is experienced in the face
of declining human capital…

Economics
• Study Area – Brandon – 15 min
– 30 min – Jackson MSA
• Jackson MSA = $9.8 B market
• Brandon = $516 M
market (5% of region)
• Study area = 2% of Brandon
• Brandon
• Total 2012 SALES = $516
million
• Total 2012 EXPENDITURES =
$355 million
• Brandon GAINED $160 million
in 2012
• Study area GAINED $8 million

Current Conditions
Commercial Auto Oriented 64,779
Commercial Consumer Goods 181,227
Commercial Durable Goods 64,184
Commercial Restaurant 49,702
Commercial Groceries 29,679
Medical Services 24,447
Office 119,398
Personal Services 70,863
Prime Financial Services 46,078
Public/Semi-Public 192,802
Residential 104,736
Storage 19,522
Sub-Prime Financial Services 29,540
Vacant 76,370
Not Yet Classified 25,797
Total 1,099,124
250,000 Building Floor Area
200,000
150,000
100,000
50,000
-
Hardy Street Corridor

Land Use Projections for the Madison County Health Care District Plan
Employment and Support Facilities Land
Use Projections
Floor Area in
SF
Floor Area in
Acres
Support Area
Factor
Planning
Area/Acres
Target Sector Employment Projections 2008
- 2018
1893
Target Sector Employment Projections 2018
- 2028
1893
Total Target Sector Employment Projections 3786
Square feet of Floor Area per employee 300
Total Square feet of Floor Area for Targeted
Sector
1,135,800 26 4 104
Support facilities ratio 33%
Support Facilities Floor Area 374,814 9 4 34
Residential Land Use Projections Density
Madison County Persons per HH (2010) 2.7
HH represented by employment 1402
District Capture Rate 60%
Residents related to employment 841 5 168
Number of Assisted Living Units 100 10 10
Parks and Open Space
Existing Park Area 125
New Park Space 25
Other Corridor Activity
Existing Hospital Area Committed 30
Existing and Future Higher Education 30
Corridor Commercial 25% of Residential, Empl. And Support 95
Highway ROW 32
Environmental Constraints 10
Total District Size in Acres 664

What natural features need to be
protected?
Wastewater Lagoons
• Water quality
• Flow between treatment
plant and lagoons

Beginning With the End In Mind
• Sources for Development of
Goals and Objectives
– Planning Commissions
– Stakeholder groups
– Public engagement
– Your leadership

Old and New Ways
• Public hearings
• Crowd sourcing
• The charrette
• Web based surveys
• Web based interaction

Building and Site Design
•Design guidelines for new construction
•We don’t want to look like Broadway Dr.
•Standards appearance of commercial buildings
(attractive)
•Bring buildings closer to street
•Zoning Limitations (group like businesses
together)
•Sign rules, height, size, style, etc.
•Lighting
•New street light design
•Light up alleys
•Monument signage/standards

Community Scale Activity Private Use/Activity
•Dog Parks
•Dog Park
•Spruce up zoo and park
•Highlight zoo/park
•Emphasize 19th Ave hill near water
dept.
•Move water department
•Better neighborhood grocery store
•Farmers Market
•Create zones/ themes along Hardy
Street (Arts district, etc.)
•Protection of old/historic buildings
•Re-use/repurpose historic buildings to
house commercial building
•Anchored by drugstores
•Outdoor cafes along creek/landscaped
creek

City of Holly Springs Mission
Statement
“The City of Holly Springs will develop as a growing, united
and economically thriving community which [aggressively]
facilitates the health, safety and wellbeing of its citizens.
Recognizing the value of its all its assets, with citizens
being the most important, we will pursue a balanced
approach to the future by protecting our natural
environment, promoting a quality townscape, pursuing the
preservation of its all its history, cultivating local business
talents and encouraging arts and cultural concerns. The City
will pursue this mission through the implementation of
[progressive] public planning policies, strategic community
development initiatives and complementary partnerships
with like minded organizations.”

We are Downtown Brandon
We are Downtown Brandon, and we are real and genuine.
• In a region where communities are defined more by chain stores and highway development,
Brandon has remained the one traditional and authentic downtown in the metro area. With
our Town Square and historic architecture, quaint shops and active spaces, Downtown
Brandon has become a place to emulate and recreate.
• Downtown is the place that connects our people, and it the window to our community's
heart ands spirit. That spirit is seen on Red Friday's in our local shops, heard in children's’
voices playing at our downtown school, and tasted in the home town cooking in our
downtown restaurants. Most importantly, it is felt in the hospitality that our people are
known for, where Boy Scouts and beauty queens once greeted visitors on the Square with a
Coke and a smile.
• We strive to retain and enhance the character of our downtown. With an improved Town
Square, pedestrian enhancements, mixture of uses and active spaces, Downtown Brandon
will solidify its place as the heart and soul of our community and beyond. We are creating
new experiences in downtown, with opportunities for living, new cultural activities and
events, and more dining and shopping opportunities.
• This will only grow the spirit of our downtown and community, solidifying our place as the
singular quaint, small town experience surrounded by ordinary of the urban metro.
Downtown Brandon. Real Character. Genuine Charm

Balancing Transportation Choice

The Lost Process of Capital Budgeting
Applying rational, business
like approach to public
investment
•Prioritize projects
according to plan
•Analyze financial capacity
•Fund according to
schedule

The Lost Process of Capital Budgeting

“No Plan should be a duplicate of
another. No zoning control should be an
exact duplicate of another.
If local issues and goals are respected in
the planning process, the individuality of
communities will be expressed in their
development codes.”
Me

Municipal Authority to
Implement Plans

“Vision without execution is
hallucination.”
Thomas Edison

Two Powers
Police Power
Eminent Domain

Carrots
Tax Incentives
Grant Programs
Awards Programs
Strategic Projects
Low interest Loan Pools

Sticks
Zoning Controls
Subdivision Controls
Design Standards
Preservation Guidelines
Others

The Fundamental Implementation
Tools of City and Town Planning
Zoning: Its Nature and Purpose

What Did Your Planning
Decision Impact?
•Overall Town Economy
•Household Economics
(energy)
•Environmental Quality
•Public Safety?
•Taxation?
•Health?

There is no one size fits all – Solutions
range from the simple to complex
-Property Use Zones
-Special rules for nuisance uses
-Design and character considerations
-Our Purpose is to build a better
community

Subdivision Control
• Generally administrative in nature
• Usually involves the application of technical
engineering criteria to development
•As opposed to zoning, subdividing property is
considered “by-right “ if criteria are met
• Generally a heavy emphasis on infrastructure

Storm Water Solutions
• Good drainage
solutions can be
attractive and become
part of the park
system.

Case Studies in Community
Planning, Economic
Development and Livability

A Critique of
Traditional Planning
• Successful in an industrial society with limited
building options
• Generally fails at creating sustainable
communities of character in a post industrial
world

1992 Fannie Mae National Housing
A “good house” in an
average neighborhood
Survey
Which would you choose?
Not
sure/No
opinion -
10%
A "good
house"
in an
average
neighbor
hood -
24%
An
average
house in
a "good
neighbor
hood" -
66%

Summary of Advantages and Disadvantages
Type of Code Advantages Disadvantages
Euclidean • Easy for City staff to implement and for the
public to interpret, if well organized.
• Familiar to professionals, staff, public officials,
and public.
• Flexibility for varied design within parameters
of use and dimensional standards.
• Lack of flexibility to address
different site characteristics and
surroundings.
• Only prevents the “worst” from
happening.
Performance Zoning • Flexibility to vary uses, density and intensity
of development and to address impacts.
• Impact approach may not
address site-specific conditions or
constraints.
• Difficult to implement - complex
calculations.
Form-based Codes • Graphics are more readily understood by public,
public officials, and professionals.
• "Prescriptive" approach outlines design
visually.
• Integrates the principles of mixed-use and
pedestrian orientation.
• Useful for developing new areas and some infill
sites.
• Not readily applicable to built-out
urban or suburban areas.
• Requires much up-front effort to
develop regulating plan and
design specifics.
• Can be highly subjective.
Incentive Zoning • Optional for developer.
• May provide public amenities with "win-win"
approach.
• Incentives may not be used, and
amenities not provided
• Win/win may be hard to achieve.
Taken from the City of Palo Alto, CA Zoning Discussion Papers http://www.cityofpaloalto.org/planning-community/zon-tocdp.html

Movement to Form Based Codes
Shopping
April 19, 2013

1970’s v. Current Tools
DISTRICT (CENTRAL, BUSINESS DISTRICT)
8.1. General description.
This commercial district is intended for the conduct of personal and business
services and retail business of the community. Traffic generated by these uses will
be primarily passenger vehicles and only those trucks and commercial vehicles
required for stocking and delivery of retail goods.
8.2. Uses permitted.
The following uses of property, buildings, or structures:
(1)Any commercial use permitted in the C-1 Neighborhood Commercial District.
(2)Dry or steam cleaning shop or plant.
(3)Shop for the repair of plumbing, radio and electric equipment, shoes, furniture and
similar personal or household commodities.
(4)Department store.
(5)Mortuary (funeral home).
(6)Retail stores, businesses or shops for custom work or the manufacture of articles
to be sold at retail on the premises, excluding coal and wood yards, provided that in
such manufacture the total mechanical power shall not exceed ten (10) horsepower
for the operation of any one machine provided that the space occupied by the
manufacturing use permitted herein shall not exceed fifty (50) percent of the total
floor area of the entire building or the equivalent of the ground floor area thereof, and
provided further that such manufacturing use is not noxious or offensive by reason of
vibration, noise, odor, dust, smoke or fumes.
(7)Printing shop, including sale of office supplies and equipment.
(8)Newspaper publication.
(9)Sign painting shop.
(10)Blueprinting shop.
(11)Interior decorating shop.
(12)Catering establishments.
(13)Train stations, bus depots and travel agencies.
(14)Theaters, auditoriums.
(15)Recreational or amusement classification when conducted wholly inside an
enclosed building.
(16)Hardware or appliance stores.
(17)Variety stories including discount stores.
(18)Paint and hobby store, including sale of carpets, wall covering and similar
household items.
(19)Florists, provided no greenhouses are maintained on the premises.
(20)Service stations.
(21)Hotels and/or motels.
(22)Automotive parts and equipment sales.
(23)Mail-order stores.
(24)Stamp redemption centers.
(25)New and used car dealership agencies.

“And let's be careful how we regulate. Planners
from all across the U.S. have told me that they
are obliged to substantially revise form-based
codes adopted only five to 10 years ago. In one
case, the code had made 70 percent of the city
nonconforming and complicated simple home
additions, not to mention making new
development almost impossible. With due respect
to others, it's our obligation to respect the
strengths of various professions but our
responsibility to think comprehensively, anticipate
unintended effects, and deliver what it takes to
help a community grow both jobs and long-term
prosperity.”
Paul Farmer, FAICP

Diagnostics
• Are you satisfied with what you see in your
community?
• Could you replicated the most loved space or
street under your current development code?

Principles
• Mix of selected uses/ not separation
• Connectivity/ not cul-de-sacs
• Preservation of farmland and open space/ Not
consumption
• Slower traffic / not faster
• Walkability

Two Communities
Factor Density of 1 Density of 6
Land Used 1000 167
Roads/Sidewalk
s (Squ yrds/k)
700,000 116,667
Water Use G/HH/day 2800 595
Retail/Service
.7 3.1
jobs per acre
Pollutants
Discharged
(Lbs./HH/Yr)
620 403

Traditional Development Pattern
Shopping
Church
(Compact with Mixed Use)
Restaurants
Farmers Market
Offices
Recreation
Health Care
Banking
Banking
Recreation
Services
Health Care
Homes
Homes
Homes
Homes
Homes

Sprawling Development Pattern
Shopping

Development Type
Measure Chain/Big Box D.T. Mixed Use
Property Tax $ 9,009 $ 40,396
Sales Tax $ 388,773 $ 259,182
Local Multiplier 1.136 1.48
Effective Revenues $ 441,646 $ 383,589
Tourism Tax $ - $ 76,000
Jobs 25 45
Residents 0 10
Cultural and
0 2
Health Amenity
Social Utility Low High
DeSoto County Tax Assessor, http://www.statisticbrain.com/wal-mart-company-statistics, http://www.amiba.net/assets/images/Images/local-vs-natl-econ-return-
hi-res.jpg
Performance Comparison of
Development Types on 2.5 Acres

The Life Cycle of Place
20 years? Maybe
Centuries

Health Care
Restaurant
Active
Bank
Bank Church
Retirement
Future Office/Comm
School
Master Plan
Assisted
Living
Church

Building Community
Health Care
Active
Retirement
Bank
Bank Church
Future Office/Comm
School
Master Plan
Assisted
Living
Church
Restaurant

A city’s built form is achieved through coding –
zoning, subdivision regulations, design codes,
building codes, preservation codes and
others…
And the administration of those codes over time

Direct Benefit
$ 100,000
New Revenue (8
Tables@ $2000/wk)
$ 7,000 Sales Tax at 7%
$ 6,000 Owner Profit 6%
$ 2,000 Tourism Promotion 2%
$ 12,000 Investment
½ Jobs
Direct Benefit
$ 0
New Revenue (8
Tables@ $2000/wk)
$ 0 Sales Tax at 7%
$ 0 Owner Profit 6%
$ 0 Tourism Promotion 2%
$ 0 Investment
0 Jobs

Understanding , Protecting and
Producing Community Character

Consider the private and public costs and benefits of this place at 10 years and at 50
years?

Guiding Site and Building Design
• Aligning both public and
private design interests
•Durable materials convey
characteristics of quality
and stability.
•The use of façade materials
native to the area, such
brick, stucco, and wood or
wood simulated siding
Discourage
Encourage

Administrative Infrastructure
• Planning Commission
• Staff / Counsel
• Valid Plan(s)
• Up to date to Codes
• Processes
• Board Support

Why Programs Fail
• Most plans are poorly conceived and easily
challenged
• Disregard of the facts
• No defined goals or goals are ignored
• Poor administration by non-professionals
• Overly politicized, planning commissions
marginalized or non existent

Case Studies
What would you do?
• Background
• Issue is before the Planning Commission
• Implications

Rezoning Case Study # 2
Two applicants (Case 1 and Case 2) have requested rezoning of a small parcel to Office
to accommodate a Hair Salon. They will be heard at the same meeting.
Both application are vigorously opposed by the neighborhoods
Your planner has evaluated the applications and in a staff report has indicated the
following:
– The City Plan states that small scale traditional offices transitional offices in residential areas
may be appropriate principally for transitions and buffering between residential uses and
incompatible non-residential activities that cannot be reasonably mitigated through
landscaping, fencing, screening, or similar methods of buffering.
– The site should be suitable for the use based on its physical characteristics.
– The site should be of sufficient size shape to accommodate the proposed use and achieve an
acceptable design relationship with the adjoining uses.
– Access to the site should be from adjoining non-residential area or a side street that leads
directly into a non-residential area.
The Planning Commission has recommended approval of both case. How would
you vote?

Rezoning Case Study #1
Developer has applied to rezone the subject property from Highway
Commercial to Multi Family residential. Your planner has pointed out that the
town’s comprehensive plan states that multi-family property should be located
near the primary intersections and between commercial and residential properties.
Support services such as schools, and shopping should be in close proximity. The
plan states that multi-family housing should constitute no more than 25% of total
housing stock.
The plan also states that prime intersections should be reserved for
commercial development. Your planner has developed the following information in
his staff report. The planning commission heard the case and recommended
denial. As an elected official, How will you vote?

Total Existing Multifamily 604
Planned Multifamily 252
Total Existing and planned 856
Estimated Existing Housing Units 2300
Estimated Approved/not built 875
Pecentage Multi Family/Approved and Proposed 27%
Potential Taxation
Retail $ 106,722.00
Office $ 13,493.00
Apartment $ 10,976.00

When is the best time to plant a tree?

"It is too probable that no plan we propose will be
adopted. Perhaps another dreadful conflict is to be
sustained. If, to please the people, we offer what we
ourselves disprove, how can we afterwards defend our
work? Let us raise a standard to which the wise and the
honest can repair. The event is in the hand of God. “
George Washington

Taking the Long View
"In every deliberation we must consider the impact on the
seventh generation... even if it requires having skin as thick as
the bark of a pine."
- Great Law of the Iroquois

“When we build, let us think that we build forever.
Let it not be for present delight nor for present use
alone. Let it be a work that our descendants will
thank us for; and let us think, as we lay stone on
stone, that a time will come when those stones
will be held sacred because our hands have
touched them, and our children will say, as they look
upon that labor,
“See! This our mothers and fathers did for us.””
John Ruskin

“Now it is required that those who have been
given a trust must prove faithful.”
I Cor. 4:2

Fundamentals of city and town planning in mississippi

Fundamentals of city and town planning in mississippi

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Fundamentals of city and town planning in mississippi