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East Biloxi Community Benefits Report

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East Biloxi Community Benefits Report 2008 East Biloxi Community Benefits Report Produced for: Gulf Coast Community Design Studio (GCCDS) National Alliance of Vietnamese American Service Agencies (NAVASA) Produced by: Florida Planning and Development Lab Department of Urban & Regional Planning Florida State University October 2008 Studio Advisor Jeffrey S. Lowe, Ph.D. Studio Advisory Committee Jeffrey R. Brown, Ph.D. Petra L. Doan, Ph.D. John E. Baker Students Daniel Alsentzer Gerald D. Goosby Christopher R. Lohr Stephan E. Przbylowicz Amanda J. Vari Patty D. Vickers Executive Summary In the aftermath of Hurricane Katrina, the community of East Biloxi, Mississippi, has engaged in efforts to rebuild and restore the historic qualities that enrich its character. At the same time, there is a desire to expand the tourism industry and diversify the economy of the entire City of Biloxi. Ad nee for compatibility exists between preserving the community integrity of East Biloxi and sustaining economic growth for the City of Biloxi. The Gulf Coast Community Design Studio and National Alliance of Vietnamese American Service Agencies, as part of the Outreach and Recovery, enlisted the assistance of Florida State University, Department of Urban and Regional Planning Summer 2008 Studio, to explore and assess opportunities to sustain and enhance the integrity of the community. These associations have established themselves among residents and city officials as groups devoted to social justice and equity as exemplified through efforts of community rebuilding and sustainability, advocacy, and coalition building post Hurricane Katrina. With the passage of House Bill 45, large‐scale casino development has begun to affect the landscape of East Biloxi. As these structures move onshore, the need for more commercial land increases; subsequently, altering the character of the community. While casinos bring employment, sales revenue, and tax income to the City of Biloxi, it directly influences the East Biloxi community in terms of land use, infrastructure, and general quality of life. The need for balance and compatibility exists between the desire for economic development and the preservation of the East Biloxi community. This report begins with a historical overview of the East Biloxi community. Next, it provides an examination of community character with regards to such areas as land use patterns, permitting procedures, transportation infrastructure, and current tourism conditions. Further, policy analysis in each of these areas is explored within the greater context of the United States in an effort to enhance understanding, provide information, and recommend alternative strategies. Based on this comprehensive assessment, the following recommendations are offered as viable alternatives for mitigating the negative impacts of casino development. The overarching thematic strategy should be one that shifts the uncertainty of development from the East Biloxi community to the casino developer; thereby, creating leverage for negotiation. Achieving this shift of uncertainty can occur through at least three approaches that should be implemented at local, state and national levels. First, coalition strengthening should occur in a manner that increases awareness of East Biloxi community concerns and to rally for support. Second, complementary approaches should be pursued for policy and regulatory changes at the local and state levels that would facilitate procuring long‐term benefits from casino development. Third, the optimal approach should entail passage of state enabling legislation for development agreements that would also require negotiated Community Benefits Agreements. This ideal union would best occur under a situation of more complex local and state policy. i About the Author The Department of Urban and Regional Planning at Florida State University was created in 1965 in response to the growing national demand for persons trained in planning, urban affairs, and policy analysis, and the rapid population and economic growth occurring within the Sunbelt. Florida has been one of the fastest growing states in the nation and is projected to be the third largest state in the U.S. This growth has raised important issues about land development, housing, transportation and infrastructure, environmental protection, health care, and others, and the state has adopted a comprehensive series of laws that mandate planning at all levels of government. This has put Florida in the forefront of the national planning movement and has provided the department with a strong, exciting, and supportive environment within which to offer a professional program. The Florida Planning and Development Lab was created to reflect and further articulate the Florida State University Department of Urban and Regional Planning’s particular responsibility to chronicle, examine and reflect planning practice for the purposes of improving planning practice within the State of Florida and elsewhere. Each semester the Florida Development and Planning Lab administers a capstone studio where students must draw on the body of knowledges and skill acquired through coursework for the master’s degree. Examples of past capstone studios include The Lovejoy Community Neighborhood Revitalization Plan; North Port St. Joe Strategic Plan; and City of Midway, Florida Public Education Facilities Element of the Comprehensive Plan. ii About the Clients The Gulf Coast Community Design Studio (GCCDS), which is embedded in Biloxi, Mississippi, is a research arm of Mississippi State University's School of Architecture, Art + Design. In the aftermath of Hurricane Katrina, the GCCDS worked with members of the East Biloxi community on the ground, providing early damage assessment maps, gplannin assistance and design services. The National Alliance of Vietnamese American Service Agencies (NAVASA) is a national organization whose mission is to improve social and economic justice in the Vietnamese communities throughout the country. NAVASA achieves its mission by implementing three key strategies: (1) Building organizational capacity of Vietnamese‐led community‐based organizations (CBOs) and faith‐based organizations (FBOs), (2) Developing a new generation of non‐profit leaders, and (3) Increasing funding support for Vietnamese CBOs and FBOs. iii Table of Contents Community Context ...................................................................................................................................... 1 Project Definition ...................................................................................................................................... 2 History and Demographics ........................................................................................................................ 4 East Biloxi Demographics ...................................................................................................................... 6 Community Groups ................................................................................................................................. 10 Hurricane Katrina .................................................................................................................................... 12 Local and Regional Assessment .................................................................................................................. 13 Current Planning Documents .................................................................................................................. 14 Zoning Analysis ........................................................................................................................................ 16 Development Project Review .................................................................................................................. 34 The Development Review Process ...................................................................................................... 34 The Dockside Gaming Establishment Review Procedure ................................................................... 35 Conditional Uses ................................................................................................................................. 36 Mississippi State Gaming Law ................................................................................................................. 40 State Gaming Commission: Location and Site Requirements ............................................................. 40 Transportation Infrastructure ................................................................................................................. 43 Public Transit Service .......................................................................................................................... 43 Roadway Infrastructure Capacity ........................................................................................................ 50 East Biloxi Street Network .................................................................................................................. 52 Bike/Pedestrian Transportation Modes .............................................................................................. 54 Tourism and the Casino Industry ............................................................................................................ 58 Non‐Casino Attractions ....................................................................................................................... 59 Casino Development ..........................................................................................................................
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