FAT TUESDAY TOWN – ALL THAT AZZ I C. Tyrene Calvesbert Boluji Odufote Yufi Priadi Ramya Ramanathan Andrew Ryan
Created by Marvdrock from the Noun Project
Fat Tuesday Town Comprehensive Plan Spring 2018 PREPARED FOR: FAT TUESDAY BOARD OF SUPERVISORS: 05/04/2018 PREPARED BY:
ALL THAT
AZZ I C.
4064 EMERSON ROAD, NEW ORLEANS, LOUISIANA 70032 WWW.ALLTHATJAZZ.COM
Remarks from Mayor Marty Graw Feb rua ry 25 2017
Fat Tuesday is a community at a crossroads. A stone’s throw from the Gulf of Mexico and within an hour’s drive from the mighty Mississippi River, this town has always stood at a natural crossroads of the country. And today, we stand at another crossroads, one which will define us as a community through the 21st century. We have always been a resilient town, surviving wars, hurricanes, racial strife, and economic malaise. But while many towns would have simply succumbed to these challenges, Fat Tuesday is different because Fat Tuesday has endured. We have endured slavery, the Civil War, the Great Depression, Jim Crow, and Hurricane Katrina. Through it all, what defined the people of this town was their ability to pick themselves up, dust themselves off, and build a better community. It is this understanding of who we are which fills me with anticipation for the future. We stand poised to diversify our economy, creating thousands of new jobs and enriching the lifeblood of this town. But we cannot, and indeed we must not, stand back and wait for this to happen. We must meet this opportunity head on, as we always have in the past. This plan is our best chance to meet this opportunity. It allows for rapid economic development, while preserving not only our beloved Amalia District, but also the natural habitat and environment as well. It creates more walkable communities, promising to enrich the lives of current and former residents. It takes steps to mitigate the worst damage caused by hurricanes and flooding, too often the sources of too much of this town’s hardships. It creates opportunities for us to lean in to our unique artistic heritage by expanding the Amalia District to include new cultural and entertainment venues, truly setting us apart. And, perhaps, most importantly, it finally creates a statutory and regulatory framework through which all future development can be managed. I have lived in Fat Tuesday all of my life. This is my home. And all I have ever wanted was for it to succeed, and its residents - my friends, neighbors, and family - to prosper. Today, as Fat Tuesday once again stands at a crossroads, we can look ahead, boldly into the next twenty years and beyond, knowing that we are armed with the goals and policies best able to meet this opportunity and create a bright future for all future Fat Teusdayans. I look forward to taking the first steps towards that future with you all. Sincerely,
Marty Graw Mayor 3
ACKNOWLEDGEMENT & TEAM –
A ll t hat Jazz In c . w o u l d lik e t o giv e a special thank s to the followi ng o r g a n is a t i o n s a n d i ndiv idu al s for the ir co ntrib u tions in s u p p o r ti ng t h e p re p a ra t i o n o f the Fat Tu e sday Tow n Com p re he nsi v e p l a n . MAYOR Marty Graw TOWN COUNCIL Nike Ogunsanya Delaney York Pearl Warren 2038 ADVISORY TEAM Joanna wisler Eric stewart Sherry Holman Jerome Quinn THE BOARDS AND COMITTEE’S Fat Tuesday planning board Cultural Community Engagement Fat Tuesday Creative District Alliance Fat Tuesday Heritage Business Corporation Fat Tuesday Historic Preservation Commission Fat Tuesday Jazz Legacy Festival and Foundation The environmental department of the University of Southern Mississippi National Register Historic District Department of Education, Fat Tuesday GENERAL PLAN 2038 DOCUMENT LOCATION Community development Fat Tuesday Public records, the department of archives 2884 Brooklyn street Fat Tuesday, Hancock, Mississippi 39572 Along with the Fat Tuesday Public Library, Amalia District
THIS PLAN WAS WRITTEN IN PARTIAL FULFILLMENT OF THE LAND USE CLASS, COLUMBIA UNIVERSITY UNDER THE INSTRUCTOR PROFESSOR JONATHAN MARTIN 4
INDEX
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Executive summary Role and purpose of the plan History
6 7-8 9-10
Chapter 1 State of the community report Population Infrastructure Economy Environment Community Visioning
12 12 15-20 21-24 25-27 28-29
Chapter 2 Vision Statement Direction setting framework
31-32 33-37
Chapter 3 Land use plan Possible growth scenarios Areawide Land policy plan Land Suitability analysis Community-wide Land Use design
39-40 41-42 43-47 48-50 51-59
Chapter 4 Introduction Proposed development Implementation
61 62-65 66-67
Chapter 5 Existing Conditions Regulation Zoning Principles Transportation Sustainable Environment Guidelines Stakeholders Engagement Process
69 70 71 72-79 80-81
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EXECUTIVE SUMMARY
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Fat Tuesday At a gl ance
The town of Fat Tuesday, Mississippi is located on the southwestern corner of the state of Mississippi. The town shares its western border with Louisiana with the pearl river dividing them. Fat Tuesday is approximately 40 miles East of New Orleans, Louisiana. One of the oldest communities in the state, Fat Tuesday boasts a rich cultural heritage dating to the earliest days of French colonization of North America. These French roots, along with a strong artistic ethos, has allowed for the development of one of the most unique communities in the country. This artistic ethos is centered on the Amalia District, a historic neighborhood located just outside of the heart of the city. This neighborhood, around since the late 1700s, acts as the cultural center of the community for hundreds of years. The town’s main economic engine centers around manufacturing, specifically that which is associated with the extractive industries of agriculture and energy. The town historically cultivated sugar cane and is home to a major oil refinery. However, Fat Tuesday has had to contend with a number of challenges. The town’s position just two miles north of the Gulf of Mexico also makes the area prone to hurricanes. The town was particularly hard hit by Hurricane Katrina in 2005, which led to an exodus of thousands of people from the town. Despite these challenges, Fat Tuesday today stands on the cusp of great opportunity as a community. Future growth in high-tech manufacturing, as well as alternative sources of energy provide opportunities for the city to retain its manufacturing base while diversifying and adapting its economy to the needs of the 21st century. Fat Tuesday’s Plan is designed to ensure the city takes advantage of this future growth by creating a sustainable, liveable, and thriving community that is able to exploit and absorb the expected growth. Through a rigorous process of stakeholder input, the Plan incorporates the
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needs and desires of the town’s residents to meet the challenges and opportunities which lie ahead. In the process, the plan has set major goals for environmental sustainability and resiliency, the continued preservation and expansion of the Amalia District so that the town may truly embrace its status as an artistic hub, and creating more walkable neighborhoods, fostering a greater sense of community among the town’s residents. This plan aims to identify the current status of the community, identify the areas of growth, design a policy framework around to enable the community to meet this future growth, and outline the process by which this framework is implemented. The plan allows the community to analyze the proposed land uses and determine if the proposal is in accordance with the goals of Fat Tuesday, as well as address other issues such as transportation, economic development and wastewater utility. This plan adheres to the minimum comprehension plan set by the Mississippi state statute of 1972. The Mississippi state statute requires the Town’s goals and objectives for long term development; A land use policy plan; a transportation plan as well as a community facilities plan, this plan includes all these information among others.
Arkansas
Mississippi State Louisiana Sate
Fat Tuesday
New Orleans
N Key Map for Mississippi State in relation to Fat Tuesday location.
ROLE & PURPOSE
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Why Plan For 2 038
Fa t Tuesday, Missis s i p p i
ROLE AND PURPOSE OF THE PLAN This plan is to be utilised by the town to establish the vision for the community, it is needed to help the community strategies and make the decisions needed to respond to its expected growth. This plan is proactive and defines how development in the town should occur over time to address its growth and expected economic changes as well as the challenges the town currently faces. The plan aims to provide a clear direction for the Town’s authorities to meet the needs of the town’s community. This comprehensive plan will layout the historical context of Fat Tuesday, the current conditions as well as presenting the areawide land policy plan, direction setting framework and the land suitability analysis. The plan will lay out the goals and objectives of the community and how they will be implemented effectively.
OPPORTUNITIES Fat Tuesday, unlike many small towns in the region, can capitalize on growing trends in the population and economy. With regards to the economy, Fat Tuesday’s status as an energy producing blue-collar town and as an historic source of sugar cane within the United States creates the potential for it to become a regional leader in the expansion of biofuels and its daily uses. Sugar cane can be used to produce ethanol, this presents Fat Tuesday with the opportunity to utilize one of its oldest capabilities as a tool of the future. With the commissioning of the Roy A. Tucker Space Center just outside of town, Fat Tuesday will also take advantage of the growing private space industry by producing and testing the rockets of both NASA and a variety of private space companies looking to take humanity back to the stars. This facility is expected to be a major catalyst for growth, Fat Tuesday has proposed the development of a supporting factory for the facility, this is expected to stimulate Fat Tuesday’s economic development and employment.
Fat Tuesday will also take advantage of growing trends in the general population by exploiting preferences indicative of the millennial generation. Indeed, Fat Tuesday’s growth over the next twenty years will largely depend on its ability to court millennials to live, work, and travel to Fat Tuesday. While millennials are not monolithic, there are general trends in their preferences for places to live in and travel. First and foremost, millennials desire a sense of place in a community, they desire experiences over material possessions, as well as affordability and ease of access. Fat Tuesday already possesses a number of these factors; a short drive away from the bustling city of New Orleans, it is affordable to reside in and as a travel destination. Given this, Fat Tuesday can capitalize on its assets, developing its sense of place and character, ensuring it is unrivalled by other small neighbouring towns. This capitalization can be centered on the preservation and expansion of the Amalia District. With an emphasis on the growth of cultural and artistic amenities and centers, Fat Tuesday could become a regional hotspot for the millennial generation as they take their place as the central working-age generation over the next twenty years. Through utilizing a balanced approach to development with regards to the natural habitat of the area, development could occur away from natural floodplains. This is to minimise the severity of damage from future floods and protect the natural habitat of flora and fauna. Infill developments can increase the quality of life of inhabitants. Denser developments prevent sprawling and create walkable - and thereby healthier – neighborhoods.
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FAT TUESDAY TOWN
ISSUES AND CHALLENGES Fat Tuesday’s long-term success is not certain, and to ensure a prosperous future for its residents, the town must consider its risks and challenges. These considerations should be factored when making development decisions. Fat Tuesday is located near the Gulf Coast making it exposed to hurricanes and the resulting damage they yield. Indeed, Hurricane Katrina brought major flooding to the town, destroying hundreds of structures and forcing an exodus of thousands of people from the town. Future development in Fat Tuesday will need to be better insulated from the damage inflicted by hurricanes and floods. This highlights the environment as a major issue that must be considered for sustainable development.
would also mean more cars on the road leading to higher traffic congestion. Traffic congestion can lead to serious socio-economic, environmental, and public safety issues. Increased congestion increases transportation time, this means more time spent on the road by workers and as such productivity decreases. Increased congestion can be of greater danger to pedestrians and other motorists as well as increasing in carbon emissions. Future development is planned to increase development density, which encourages a more walkable lifestyle. This can ease some of the demand on transportation. However, it is recommended that the local authorities expand its current transport system.
The sewer infrastructure system should reconcile with the expected 2038 projected growth. Sewage systems are put under stress during times of flooding, which Fat Tuesday is prone too. Given Fat Tuesday’s projected doubling of its population, its sewage system is currently not ready for the demands that will be placed on it. A burdened waste system can cause leakages, thus contaminating natural waterways and the town’s water supply. To avoid this, the town will need to make the necessary investments to expand it. If not, a future flood could prove to be an environmental and public health disaster. Fat Tuesday currently relies almost exclusively on basic roads for commuting. Current public transport system is poor such that approximately each household in FTT owns a car. While the expected future population growth will be a potentially burden the current transport system, it
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FIGURE 1: Photo of Katrina over Fat Tuesday, Mississippi. Source: NASA
ABOUT FAT TUESDAY
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History
Fa t Tuesd ay, Mississippi COLONIAL HISTORY
Historical image of Fat Tuesday
Founding, French Roots, and Spanish Influence The town of Fat Tuesday, Mississippi was founded on Tuesday, March 3, 1699 when the two French brothers of Pierre Le Moyne D’Iberville and Jean-Baptiste Le Moyne de Bienville made camp in the territory. This territory would later become the French colony of Mississippi. To mark its founding, the campsite was named Mardi Gras. Following Britain’s victory in the Seven Years’ War and the 1762 Treaty of Fontainebleau, France relinquished control of the Mississippi and it was gifted to Spain. Under Spanish rule, Mardi Gras began to see its population expand, as Spanish immigrants settled in the region. During this period the famed artists’ colony was born- the Amalia District. The colony was named after Maria Amalia, the Queen Consort of Spain at the time and has since become the heart of the town for the next two centuries. Sugar cane production began in the area in 1795. Sugar cane had made the Spanish and French prosperous in the Caribbean. With the promise of such prosperity in North America, thousands of Americans emigrated from the South-eastern Atlantic States to the Mississippi Delta region. This expanded the population of Mardi Gras. Sugar brought unprecedented prosperity to the town, but along with it came African slavery. With sugar cultivation, the town’s slave population exploded.
16 1699 French colonization of North America
18 1795 Beginning Of Sugar Cane Production
Mississippi Purchase by Napoleon Bonaparte 1803
THE 19TH CENTURY Name Change, Immigration and War In 1800, the Treaty of San Ildefonso was signed, and Mississippi was once again under French rule. By 1803, Mississippi was sold to the United States of America in the Mississippi Purchase by Napoleon Bonaparte. Now under the jurisdiction of the American federal government, Mardi Gras saw new waves of immigration from Anglo American settlers from the East Coast. In 1812, war broke out between Great Britain and the United States. The War ended in February 1815 with the ratification of the Treaty of Ghent. Prior to its ratification, the last major battle of the war, was the Battle of New Orleans. Before the battle commenced, Mardi Gras hosted the American forces marching to defend New Orleans against the British. The American forces were led by Major General and future US President Andrew Jackson. Jackson can be credited for the town’s current name. Jackson, upon learning that the town’s name was French for “Fat Tuesday” subsequently refused to call it by any other name during the three days he and his men made camp there. Following Jackson’s victory in the Battle of New Orleans, the town has since adopted its English translation.
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The rise of construction, processing, and refining industry 1900
1815 “Fat Tuesday” Was Mentioned By Andrew Jackson
20
Hurricane Katrina Hit 2005
1920 Jazz music Was Born In Amalia District
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THE 20TH CENTURY TO PRESENT Industrialization, Mother Nature, and Modern Decline
By the turn of the 20th century, Fat Tuesday became a prime destination in extracting and refining petroleum. Construction for the processing, refining, and transport of both petroleum and natural gas began across town. Tracks for a freight railroad were laid right across the heart of the city. Notably, the Amalia District was spared this urban renovation. The skyline of the city now included refineries. The 1910s and 1920s Fat Tuesday’s population once again saw an increase, the extractive industries had led to a large inflow of workers. The 1920s, saw many young black men leaving the fields and for the Amalia District, playing the blues and trying out the newest form of popular music: jazz. World War II brought renewed prosperity to the town, as unemployment virtually disappeared overnight. The 1950s and 1960s saw economic prosperity thanks to the increased production in the town’s refineries, cementing it as a blue-collar town.
Andrew Jackson who named the town Fat Tuesday
Fat Tuesday was hit extraordinarily hard when, in 2005, when Hurricane Katrina made landfall right over Fat Tuesday. The town encountered massive flooding, destroying homes and businesses. The lack of funding and resources necessary for rebuilding caused a mass migration out of the city. Nearly five thousand people left Fat Tuesday in the wake of Hurricane Katrina, bringing the town’s population down to around the eleven thousand today.
Oil Refinery in the locality
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CHAPTER 1 –
Understand Fat Tuesday in Detail • S t a t e o f t he Co mmu n i t y • Po p u la t i o n • In fra s t r u c t u re • E c o n o my • E n vi ro n me n t • Co mmu n i t y vi s i o n
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STATE OF THE COMMUNITY
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Fa t Tuesd ay, Mississippi The objective of this report is to lay out the current situation of Fat Tuesday, Mississippi. The report will present the population, economy, built environment, history, location, existing environmental and community conditions as well as the motivation for future development. The importance of this report is to understand the current landscape of Fat Tuesday which the basis of future development plans is.
EXISTING POPULATION
RACIAL COMPOSITION
Fat Tuesday is located in the Hancock county of Mississippi. Fat Tuesday has an overall population of 21,000 as of 2018 according to the American Town Survey (ATS). This population is distributed between the township and the main town, such that the township has a population of 11,000 and the town of Fat Tuesday (FTT) a population of 10,000. Given the natural disaster legacy from Katrina, Fat Tuesday has experienced a depression. The economic downturn has led due to northward migration out of the south of Mississippi and has resulted in a twenty-five percent (25%) decline in population growth since 2005.
Fat Tuesday and its surrounding regions are culturally diverse. According to the 2018 US data, 72.47 percent (72.47%) of the population is Caucasian, with the second largest group being Black/African-Americans with 23.50 percent (23.5%). See Table 2 and figure 1. Due to the Hurricane, over the last ten to fifteen years Fat Tuesday’s decline in population growth has been racially disproportionate, with a large proportion of the 25 percent (25%) decline being white. Though comparative to state data, Fat Tuesday has a relatively high white proportion.
Ta bl e 1 : C urre n t Fa t Tu e sd ay Po p ulati o n- 2018
Total Population in Fat Tuesday
DEMOGRAPHICS American Indian & Alaska Native Alone
CURRENT POPULATION Total Population in Township
Table 2: Racial composit ion - 20 18
11,000 10,000
Total 2 1 ,0 00 Source: Fat Tuesday Public records, the department of archives
Asian Black or African American Native Hawaiian and other Pacific native Latinos Two or more Races White
45
30 2,349 8 82 247 7,237
Source: 2018 Hancock census, FTT Department of Archives
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Fig ure 1 : Ra c i al co mp o si ti o n- 2018
1.8% 2% 24%
72% WHITE
BLACK OR AFRICAN AMERICAN BIRACIAL OTHER
Ta bl e 3 : T he g e n de r c o mp o si ti o n o f Fat Tue s day Tow n a n d t h e Hanc o ck C o unty GENDER Female Male
FTT
HANCOCK COUNTY
5,014
22,128
4,985
21,801
Source: 2018 Hancock census, FTT Department of Archives
Source: Fat Tuesday Youth Council for the Cultural Advocacy and Mobilization Initiative.
AGE COMPOSITION The importance of age composition is important in planning for the future of a town, as a high youth population can lead to high unemployment and a very high population of retirees can be a burden on the town due to the high portion of those reliant on pension and a pressure on the health care system as well as an increase in demand for senior housing. As shown by Table 4, this is not the case; FTT has a large population of the working age, this large youth population can also be explained due to the University of southern Mississippi being so close by. The university is less than 45-minute drive from the Town and provides an opportunity for mature students to get away from the hustle and bustle of the university town.
Table 4: Ag e composit ion - 20 18 AGE 0 to 4 5 t0 17 18 to 64
In comparison with the larger Hancock County, the town of Fat Tuesday has a much smaller population. FTT has a higher proportion of females to male than the greater Hancock County.
65+ Over
POPULATION 540 1,636 6,464 1,358
Source: 2018 Hancock census, FTT Department of Archives and Suburban stats Inc.
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Fat Tuesday Pro file
Fa t Tuesday, Mississ i p p i
The Hurricane and the lack of sufficient rebuilding efforts has led to a large loss of adequate household units, which needs to be addressed for the expected projected population growth. In comparison to the greater Hancock county, FTT has a larger household size, suggesting larger families. With a large proportion of single family houses. The median income data and poverty provides insight to the well-being of families in the area. (See Table 5) The poverty line determines the minimum monetary value needed to afford the basic needs essential for survival. From data gathered in the Hancock census, 12.5 percent of the Fat Tuesday population is currently unable to meet their basic needs.
Ta bl e 5 : Q u ic k f a c t s o n Fat Tue sd ay Pro fi le CURRENT AVERAGE HOUSEHOLD MEDIUM HOUSEHOLD INCOME PROPORTION OF HOUSEHOLD BELOW POVERTY LEVEL TOWNSHIP +FTT POPULATION PROJECTION POPULATION GROWTH PROJECTED FOR 2018-2023 POPULATION GROWTH PROJECTED FOR 2023-2028 POPULATION GROWTH PROJECTED FOR 2028-2030
2.9 $44,000 12.50%
Fat Tuesday city is expected to grow. Through the ongoing investment projects into infrastructure and the extractive industry, the economy is expected to rebound itself and grow even further. With this revival of the economy, the population is projected to grow over time. Over the next 20 years, the population of Fat Tuesday township is expected to be approximately 22,000, this number has been provided from the Hypo City Development resource Center. The statistics of this incremental change is evident through three waves of expected growth. The first is anchored between 2018 and 2023 (5 years) with a 2,500 increase. This initial increase is expected to be the response in the plans for a space part factory and the expanding demand for manufacturing and construction. The second transformation is between 2023 and 2028 with an increase population of 3,000 which is expected to be absorbed with the start-up of the space facility and the development of the agriculture sector. The last peak of population changes projected is expected between 2028 to 2030, with an expected increase of 5,000 persons. The final increase in population is expected to be absorbed by economic growth, this stimulation of the economy should create more jobs especially in tourism, oil and gas, as well as other manufacturing industries.
22,000
2018-2023 2,500
3,000
5,500
Source: 2018 Hancock census, FTT Department of Archives and Suburban stats Inc.
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EXPECTED POPULATION
2028-2030 2023-2028
Infrastructure & Transportation This section will present the current status of the public infrastructure in Fat Tuesday. It will review the capacity and the willingness of the government in expanding the towns infrastructural landscape. For a sustainable development, it is important that development does not burden the infrastructural network. This plan will outline any issues with the absorptive capacity of the current infrastructure and layout recommendations for which the government may utilize, this is to ensure public goods and services are able to keep up with the anticipated growth.
WATER AND SEWERAGE Potable water utilities are a supplied through the reservoirs, Chartes Resevoir located in the north of FTT. Water use is expected to grow as development and rebuilding occurs, the projected population inflow will also greatly affect the pressure on water utilities. There are two sewage treatment plants in Fat Tuesday with coverage depicted in map 2. Both plants are located on the east side of FTT, one servicing the northern part of the town (Huey Long Water Treatment Plant), while the second plant services the southern parts (Stuey Short Water Treatment Plant). FTT is made up of 23 planning districts however only the inner seven (7) districts have full access to the wastewater treatment services. The Huey Long Water Treatment Plant servicing planning districts five, six and seven, the SStuey Short Water Treatment Plant servicing districts two, three and four and both servicing district one.
REFERENCE NEXT PAGE FOR FULL MAP
The current capacity of the sewer plants will not be able to absorb the expected future population growth and as such, the planning committee recommends future expansion and development of sewer networks.
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MAP 1
Township Water and Sewage
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Fa t Tu e s da y, Mi s s i s s i p p i
Charters Resevoir
3 1
2
LEGEND
SERVICES
Natural Waterbody
1
Huey Long Water Treatment Plant
Service Area
2
Stuey Short Water Treatment Plant
3
Murphy Water Treatment Plant
Flood Plains
Streams Drainage
16
Sewers System
Streams
N 3 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
TRANSPORTATION This section will lay out the current transportation networks in the town as well as the proposed transportation developments. A good transportation system is dependent on the variety choice and ease of accessibility. The transportation network of Fat Tuesday consists of: • TRANSIT: Rail Roads, these Intersects FTT from the east to the west, with a major station in the Town center called the An-Ry station . This infrastructure has a dual operation running time, for public passenger use operating between 2:006:00 pm Sunday through Thursday. Industrial and freight use operate at all other times.
Figure 6: Image of the Chef Menteur highway Source: AAroads
• Fat Tuesday also has a public bus system. However, due to the decline of the town this service is currently sporadic. • Chef Menteur Highway is a three-lane Interstate Highway, just at the town’s southern outskirts. This is an important transport network as it connects the town to New Orleans, Louisiana over the Saint Catherine Lake, this interstate also connects the town to the University of southern Mississippi across the Saint Louis Bay. • Thoroughfare access, cutting through the town and connecting the north to the southern Interstate.
REFERENCE NEXT PAGE FOR FULL MAP
• Smaller interconnected networks of streets connecting local properties in the town and other outlying areas Recommendations for the government: Fat Tuesday Town is expected to see an increase in its population over time, such growth will result in greater travel demand which the current public transport system is unable to address. With the plans to develop and expand tourism in the town this will also create higher demand for local roadways. All that Jazz Inc. advises the local government to improve its public transport facilities and services. This is important to relieve traffic pressures on the road, as well as cut down on CO2 emissions.
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MAP 2
Transportation
–
Fa t Tu e s da y, Mi s s i s s i p p i
Stone Route
Jackson Way
1
Martin J. Way
Chef Menteur Higway
2
Mississippi Pass
N LEGEND
SERVICES
Chef Menteur Higway
And-Ry Station Railroad
Roads Main Roads Bus Stops Bus Depot
18
Street Car
1
Doonel Station
2
Priadi Station
3 Miles
N 3 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
ELECTRICITY The Mississippi Power company currently provides electricity to Hancock county; However, Fat Tuesday town is looking to diversify and rebrand itself in clean renewable energy and as such will be shifting its supplier inwards. Fat Tuesday aims to begin utilising clean energy developed from its production of cane sugar. The town also aims to expand its provision to the rural areas of the township. • TRANSIT: Rail Roads, these Intersects FTT from the east to the west, with a major station in the Town center called the An-Ry station . This infrastructure has a dual operation running time, for public passenger use operating between 2:00-6:00 pm Sunday through Thursday. Industrial and freight use operate at all other times. • Fat Tuesday also has a public bus system. However, due to the decline of the town this service is currently sporadic.
• Chef Menteur Highway is a three-lane Interstate Highway, just at the town’s southern outskirts. This is an important transport network as it connects the town to New Orleans, Louisiana over the Saint Catherine Lake, this interstate also connects the town to the University of southern Mississippi across the Saint Louis Bay. • Thoroughfare access, cutting through the town and connecting the north to the southern Interstate. • Smaller interconnected networks of streets connecting local properties in the town and other outlying areas
Figure 7: energy benefits of sugar cane Source: Newatlas
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STORMWATER Storm-water management is important for Fat Tuesday given its location. Flood control and drainage must be planned, and this includes sufficient channels and drainage areas as well as areas that support and control storm-water runoff. Drainage areas include watersheds, low lying green areas also double as drainage areas, used to hold large bodies of water in the event of a flood. For an effective stormwater management it is that imperative that developments are away from the floodplains. Currently, the town has 83.51 acres of acres used as green spaces on the flood plains such that it enables the collection of storm-water away from developments and as such limits some of the impact of flooding. Aftermath from Katrina
Figure 8: Submerged Fat Tuesday Park during flooding Source: East Bay Times
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Economy The population of FTT is mostly blue collar. With the economy centered in construction, mechanic, maintenance, and many other industries such as oil and gas, and agriculture, which has greatly suffered over the last fifteen years. The natural disaster legacy of Katrina, more than ten years on, has left Fat Tuesday smaller and has never fully recovered leading to an economic depression. Though under an economic recession, Fat Tuesday has a diverse economy. It is endowed with natural resources such as crude oil and arable lands. To stimulate the economy, the Town plans to increase investments into various industries in the area. With the proposed production of ethanol, FTT is on the path to becoming an
Louisiana Sate Mississippi State Roy .A. Tucker Space Center
New Orleans
The University of Southern Mississippi Fat Tuesday
eco-tourism attraction. The current major industries of the Town are presented below following the current employee data. Future predictions for employee distribution will also be presented. Major source of income for the town is derived from oil extraction and processing, tourism and culture, agriculture and manufacturing.
Figure 9: Source: East Bay Times
N
NATURAL RESOURCES- PETROLEUM Mississippi is a large-scale producer and exporter of petroleum and many of the US’ extractive industries are located there. The oil industry is an important part of FTT’s economy. The effect of Katrina followed by the 07-09 financial-crisis has impacted this industry greatly. Katrina reduced the capacity of the refineries, which are to date still not operating at capacity. The 07-09 financial crisis and the more recent crude oil crashes have led the industry to contract even further. The municipal government plans on converting the affected refinery towards the production of ethanol in the future.
Figure 10: Working individuals Source: East Bay Times
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MAP 3
Current Economic Areas
–
Fa t Tu e s da y, Mi s s i s s i p p i
N LEGEND
22
3 Miles
Agriculture
Industrial
Commercial
Mix-used
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
AGRICULTURE AND WETLANDS The sugarcane farms of Fat Tuesday are another major source of employment and revenue generation for this region. Sugar cane plantation has long since been a historical cash crop for FTT. Due to act of technical capacity in adequately responding to the effect of flooding, many farm lands have been left in abandoned. With adequate resilience planning, such that the impact of floods is reduced coupled with Research and development innovations, farmers should be able to increase production and be better equipped to dealing with natural shocks. The future ethanol production will also increase the demand for cane farming and as such a higher demand for agricultural labour. MANUFACTURING Fat Tuesday has predominantly been a bluecollar settlement which is home to small/Medium sized enterprise factory workers. This has been occuring close to the Amalia district but over the last 15 years has suffered greatly leading to the closure of majority of these factories and they have become run down over time. The new economic plan for the region involves the creation of a new industrial area to accommodate the new factories, this includes the factory producing parts for the Roy A Tucker space testing facilities. Table 6 lays out the growth in manufacturing and construction employment in the Township over the next 20 years.
Figure 10: Street art in the Amalia District Source: Nola Jazz House
TOURISM AND CULTURE FTT’s tourism industry is centered around the Amalia district. This is a beautiful and culturally rich area of FTT. It is known for its dainty of row colorful houses, home to the jazz musicians. This industry’s growth is restricted due to the lack of preservation and slow decay of the region. The economic development growth that takes place in the district and its surroundings attract visitors. This has supported 100 tourism-related jobs every year. The arts, creative, cultural and historical sectors of Fat Tuesday’s is a pivotal economic asset. It is important as it is the: • Central place to embrace cultural legacy and celebrations • Anchor for communities in FTT due to the jazz clubs, local businesses, and museums local businesses strong identity. This district is a major cultural hub and the comprehensive plan will seek various ways of preserving this community treasure.
FAT TUESDAY TOWN TOURISM
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Ta bl e 6 : 2 0 1 8 - 203 8 E m p lo y m e nt d at a an d p ro j e c t i o n
INDUSTRY TYPE Agriculture Oil Construction Manufacturing Engineering / Skill Professionals Transportation Wholesale Trade Retail Finance and Insurance Services Unclassified Federal State Gov Local Government Art, Culture, Truism
TOTAL
2018
2038
GROWTH
375
1000
625
166.67%
750
900
150
20%
300
585
285
95%
175
525
350
200%
50
250
200
400%
450
900
450
100%
800
1600
800
100%
500
1000
500
100%
300
600
300
100%
550
1100
550
100%
0
600
600
100%
0
0
0
0
910
1185
275
30.2%
100
275
175
175%
5,260
10,520
5,260
100%
Source: 2018 Hancock census, FTT Department of Archives and Suburban stats Inc
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Environmental Fat Tuesday, township included is about 51,400 acres which is 80 square miles. Fat Tuesday is situated on the far Southwestern corner of the US State of Mississippi. Situated approximately 30 miles from the Mississippi River and approximately 2 miles north of the Gulf of Mexico, Fat Tuesday’s climate is hot and humid. Summer temperatures can reach as high as 100 degrees Fahrenheit. Humidity remains high throughout the year, topping off just below 80 percent during the late summer.
FLOOD ZONES All That Jazz Inc. has created and released the mapping for the 100-year floodplains for Fat Tuesday Town, map 4 presents this. Flood plains are land areas likely to be swamped by flood water. 9.2% of Fat Tuesday is on the floodplains, with floodplains majorly in the northern and southern parts of the main developed region of Fat Tuesday. The town receives approximately 60 inches of rain a year. Due its position in Mississippi Delta, the town’s average elevation is just a few feet above sea level. This, along with the town’s proximity to the ocean, makes the city vulnerable to catastrophic flooding. Indeed, several times since its founding, the town has suffered through several major floods, causing widespread damage and death. The worst hurricane to affect the town was Hurricane Katrina, which made landfall just south of Fat Tuesday on August 29, 2005. Much like neighboring New Orleans, Fat Tuesday suffered through flooding and devastating wind gusts. Numerous structures suffered heavy damage and many homes were outright destroyed. The town has attempted to rebuild. But due to a lack of appropriate funding and resource allocation from the Mississippi state government and US federal government, progress has been slow. A large number of the town’s population left to resettle elsewhere. Thirteen years on the town appears ready to expand once again, seeing renewed interest from the outside world. However, unless this future growth is managed in a sustainable way, it will not only lead to the degradation of a unique natural habitat in this part of the world, but also could put future residents at greater risk of injury or significant property loss and harm from future flooding and hurricanes. A majority of the land on the floodplain has been used and will be used as large recreational green parks to minimise effect on lives and property.
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MAP 4
Flood Plains
–
Fa t Tu e s da y, Mi s s i s s i p p i
Charters Resevoir
N LEGEND
26
3 Miles
Flood Plains
Industrial
Commercial
Mix-used
Residential
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
NATURE PRESERVATION
SOIL & SEPTIC TANK SUITABILITY
Fat Tuesday is located near several wildlife refuges, state parks, nature reserves and the pearl River. These protected habitats are home to a wide range of flora and fauna, many of which are unique to the Gulf Coast region. These protected areas are located inland as well as along the coast. Many metros in the region have strict development guidelines to prevent development from occurring in these areas. However, Fat Tuesday does not have this overarching regulatory framework regarding environmental sustainability. With significant projected future growth, the natural habitat of the region must be conserved. By far the biggest environmental threat to the town comes from hurricanes. Throughout its history, Fat Tuesday has had to contend with several massive hurricanes causing severe damage.
The soil type of Fat Tuesday Town. Soil type is important to understand the suitability of the land as a septic tank in rural areas that are not able to join the main central sewer system. This is especially important in the case of Fat Tuesday as the current Sewerage capacity is limited and will not be able to absorb the expected population increase. SLOPES Slopes above ten or fifteen percent (10-15%) are severe and are costly given utility services such as water will need to be pumped up. The higher the slope this also creates a higher possibility of erosion and shifting, hence future developments should be planned away from these areas.
Figure 11: Pearl River, West of Fat Tuesday Source: photographer, Ramya Ram
27
Community Visioning For Fat Tue s da y
COMMUNITY OUTREACH In developing Fat Tuesday’s comprehensive plan, it is important to respond to the needs of the community. The town’s council and planning department has initiated rigorous communication with the local stakeholders from the communities and organizations. Notification & awareness: e-mail, newsletters, direct contacts to churches, neighborhood associations, professional and community organizations; Community events such as the Tuesday Festival, farmers market, public meetings and forums, school events and local fairs are all avenues that will be used to reach out to the different demographics of the population of Fat Tuesday. The forum tried to be as representative of the population as possible, figure 6 presents the data on the forum’s participants against that of another community forum that occured in Imagine Austin.
Figure 12: Main Street event
COMMUNITY LIFE Communities in Fat Tuesday share historical values from their African-American ancestors. These values have shaped the culture, arts, entertainment and tourism which is now part and parcel of the Fat Tuesdian’s daily lives. It is important to note that the Hurricane Katrina changed the landscape of Fat Tuesday community. The 4th of February, is a holiday celebrated by the town in celebration the civil rights leader Rosa Parks’ birthday. Since 1990, this holiday has created a melting pot for Fat Tuesday communities across cultural background to gather, organizing the Community Tuesday Festival displaying culinary and cultural performances that attracts visitors across the region.
Figure 13: Community Forum Event Source: ALL THAT AZZ I C.
Figure 14: Demographic of forum participants. Fat Tuesday vs Austin Source: 2018 Hancock census, FTT Department of Archives and Suburban stats Inc
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SWOT Analysis For Fat Tu e s da y
The community outreach was able to help build the clear visions for the town and the main goals in how these will be achieved. The community was able to do a strength, weakness, opportunities and threats analysis of their town in its existing stage in absorbing the expected growth, this has been summarised below:
STRENGTH
WEAKNESS • Poor public transport • Low sewer capacity • High unemployment • Narrow roads leading to industrial areas • Opportunities • The commissioning of the Roy A. Tucker space facility (employment opportunity) • The commissioning of new factories to produce parts in support of the space center • Renewable energy production of ethanol through improved refinery capacity • Better community facilities
• Strong Agriculture- cane production • Community: people • Parks and recreation • Strong working age population • Space for development • Historic districts
OPPORTUNITIES • The commissioning of the Roy A. Tucker space facility (employment opportunity)
THREATS
• Increase in population • Pollution and waste from manufacturing sector
• The commissioning of new factories to produce parts in support of the space center
• Threats to natural resources when addressing the influx in population
• Renewable energy production of ethanol through improved refinery capacity
• Flooding
• Weather- hurricanes
• Better community facilities
Figure 13: Community Forum Results Source: ALL THAT AZZ I C.
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CHAPTER 2 –
Vision of Fat Tuesday in Detail • Vi s i o n S t a t e me n t • Di re c t i o n S e t t i n g F ra me Wo r k
30
VISION STATEMENT
–
This plan envisions Fat Tuesday as a town with a stable economy, historical landmarks that are preserved to be of intergenerational benefit, a strong culture and a town that is resilient. The vision laid out below are the visions for Fat Tuesday 2038 as a result of the community forum. The identified vision represents the constituents of the town, reflecting their values and priorities in how they envision the town to develop over the next 20 years. The four core values that emerged from the community outreach are: • ECONOMIC DEVELOPMENT • HISTORICAL PRESERVATION • CULTURAL REVIVAL • ENVIRONMENTAL CAPACITY AND RESILIENCY
figure 14: Typical House in Fat Tuesday
ECONOMIC DEVELOPMENT
HISTORICAL PRESERVATION
Fat Tuesday’s future growth will depend on whether it can diversify its economy and take advantage of trends in the national and global market.
Fat Tuesday’s distinguishing characteristic is the Amalia District. This unique stretch is home to richly ornamented and brightly colored buildings which date back to the town’s French and Spanish colonial roots. It hosts a number of restaurants catering to local, regional, and international tastes; several well-regarded bars, jazz and blues clubs, and nightclubs; and the renowned Fat Tuesday Arts Collective, a local incubator for artists of all constituencies. As the town’s population grows and attracts new development, preserving this local treasure will be central to maintaining the town’s unique identity and sense of place.
The citizens of Fat Tuesday, envision a town that is economically vibrant, where there are viable job offerings and income stability is possible. It is important to Fat Tuesdian’s to be lifted out of their economic depression, such a growth in the economy will allow the town to increase their quality of life and improve their consumption of goods and services. An improvement in the economy is also important increasing tax revenue for the local government and as such this has a positive effect on the government’s capacity to increase its services to the people. In order to improve the economy it is important that the city provide diverse economic opportunities to diversify the economy and ensure the economy is not dependent on just one industry, especially as global oil production is expected to seize by 2050.
The importance of this is clear and must be protected and preserved and the Town will strive to rehabilitate the area.
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THE BUILT ENVIRONMENT AND RESILIENCY
Figure 15: Cultural event in FatTuesday Source: photographer, Ramya Ram
CULTURAL REVIVAL & PLACE MAKING Fat Tuesday’s close proximity to New Orleans and its colonial history have created one of the most unique local cultures on the Gulf Coast. Fat Tuesdians understand that while the Amalia district’s preservation is paramount, the town should encourage future development to lean into this particular aspect of Fat Tuesday’s heritage, establishing the town as a hub of the arts, cuisine, and music. Indeed, the Amalia District is what gives Fat Tuesday its identity and sense of place, and so future development should push to expand on that identity, allowing for all residents to be able to share in it. Fat Tuesday should look beyond its own residents in this regard as well. A unique and thriving culture will encourage tourism from around the region and around the country, raising the profile of the town prodigiously. In order to address this, the Town’s authority will try to organise and promote events that builds a sense of community and a sense of belonging for all the residents of Fat Tuesday.
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As well as achieving economic stability, the town’s citizens envision a stable built environment. This includes secure shelter that is able to withstand the issues faced by the community due to the climate. Fat Tuesday’s experience with Hurricane Katrina was a startling reminder of the need to prepare for and respect the natural environment if the town is to survive and prosper. The future development of Fat Tuesday must take into consideration the town’s history of flooding and hurricanes, in order to prioritize the kinds of development best suited against such disasters. Future development must take into consideration the resiliency of the natural environment as well. Creating a healthy balance between increased development and environmental protection will enhance the quality of life for all residents and maintain a unique natural habitat for years to come. As well as improving the capacity of the built environment the visions to increase the number of homes in the town. • A major portion of the land use in Fat Tuesday, prior to Katrina were single family homes. This region had 2300 single family homes and 1400 multifamily dwellings. Hurricane Katrina destroyed many of the houses here and the comprehensive plan will look into ways of redeveloping the residences in a more resilient way. Having a good supply of affordable housing that reflect Fat Tuesday’s identity. • Large part of resiliency is ensuring the town is sustainable and as such this can be achieved through the expansion of public facilities and services to support the future growth and development
Direction Setting Frame Work This plan includes a direction-setting framework for each of the four visions. The direction-setting framework presents in detail how the vision is to be achieved, each vision will be discussed in three subdivisions: goals, objectives and policies. The goals are ultimate goals being pursued, objectives are specific, measurable milestones to achieving the goal and policies are the statement of action necessary to achieve the objective and goal.
VISION 1: ECONOMIC DEVELOPMENT To enable Fat Tuesday recovers from the effects of the Hurricane, a sustainable economy must be constructed. The objectives and policies listed will keep this in mind and will also ensure the effective infrastructure is available to allow the economic to flourish adequately allowing/enabling new businesses to be formed and support the existing businesses. GOAL 1: TO BE AN ECONOMICALLY VIABLE TOWN THROUGH INDUSTRY REJUVENATION- OIL, AGRICULTURE AND TOURISM • Objectives 1.1: By 2023, the space part factory should be constructed ππ Policy 1.1: Allocate adequate space for this just outside the major development ππ Policy 1.2: Ensure there is adequate residential stock built up to absorb the expected 2,500 increase in population
• Objectives 1.2: By 2028, the renewable sector should be fully expanded to account for the increase in cane production ππ Policy 1.2.1: Increase in agriculture sector and agricultural productivity and the plants to produce ethanol, zoned away from residential settlement. Sugar produce directly acts as a catalyst for the ethanol industries as it is major raw material for ethanol production. These two major uses will compliment one another and contribute to the overall growth of this region ππ Policy 1.2.2: This growth in agriculture will mean more people residing in the rural lands and as such septic- tanks needs to be developed to absorb the waste management demand. ππ Policy 1.2.3: Ensure there is adequate residential stock built up to absorb the expected 3,000 increase in population FAT TUES DAY TOWN TOUR ISM –
• Objectives 1.3: Rejuvenate the Tourism Industry
πPolicy π 1.3.1:Hold tours and create linkages with the neighbouring university to increase visitors to the town. ππ Policy 1.3.2: Rehabilitate the historic district, conserve the historic factory buildings, change the zoning law for the initial industrial area in the Town’s center and reuse the building. ππ Policy 1.2.3: The development of a new museum and plaza. ππ Policy 1.2.4: Promote commercial and hospitality business to support the tourism industry
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• Objectives 1.4: Increase the capacity of refineries for ethanol ππ Policy 1.4.1: Rehabilitate the destroyed parts of the refinery ππ Policy 1.4.2: Increasing capacity means hiring more workers and as such the towns income must increase to attract workers. Monitoring and evaluation(M&E): To effectively monitor the progress in achieving this Fat Tuesday vision, the town’s authority should measure the town’s GDP over time, the number of tours over time and the consumption per household.
VISION 2: HISTORICAL PRESERVATION This colony will be the cultural epicenter of Fat Tuesday with its narrow cobblestone streets lined with jazz bars and cafes and the community recognizes it as so. This district gives Fat Tuesday its character with its southern vibrancy. GOAL 1: PROTECT HISTORICAL SITES SUCH AS THE AMALIA DISTRICT • Objectives 1.1: revive the town’s historic identity
ππ Policy 1.1: The creation of a new Fat Tuesday museum
ππ Policy 1.2: create historic tours to attract tourists
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ππ Policy 1.3: Protect the character of the district by creating strict design ordinances to allow consistency for any infill development
ππ Policy 1.4: Rehabilitate and enhance the historic buildings • Objectives 1.2: stimulate the Amalia district
ππ Policy 1.2.1: Promote the use of the plaza for artistic events
ππ Policy 1.2.2: Create incentives for artist to move to the area.
ππ Policy 1.2.3: The artist colony should be revamped, this will be the quarters for artists as it is close to the Amalia district
ππ Policy 1.2.4: Sidewalks and streets are also an important component of this adaptive reuse program where street furniture and street lights will be unique and vibrant adding to the historic ambiance.
• Objectives 1.3: Conserve older surviving neighbourhoods as long as they meet standards. Monitoring and evaluation(M&E): measure the number of tours occuring in a year, the migration of artists to the area, measure the number of cultural events occuring in the town.
GOAL 2: PLACE MAKING
• Objectives 2.1: Maintain a sense of place
ππ Policy 2.1.1: development ordinances for design standards to fit the current community character.
VISION 3: CULTURAL REVIVAL & PLACE MAKING
ππ Policy 2.1.2: establish a sense of arrival along the Chef Menteur high and all other thoroughfares into the town.
Fat Tuesdians places importance on the generation and maintenance of a sense of community. Community is an important aspect of southern communities and this must be protected with the new growth.
ππ Policy 2.1.3: establish a concise and consistent image of the town.
GOAL 1: CULTURE REVIVAL AND COMMUNITY BUILDING
Monitoring and evaluation(M&E): number of community events held and how many Tuesdians attend. It is also important to take a survey of the community asking how they feel about their neighbourhood and town.
• Objectives 1.1: Maintain current community character
ππ Policy 1.1: development ordinances for design standards to fit the current community character
ππ Objectives 1.2: Create opportunities to foster a cohesive community with the increase in population
ππ Policy 1.2.1: expand recreational activities for the community
ππ Policy 1.2.2: introduce more communal festivals and celebrations
ππ Policy 1.2.3: Expand community facilities and services
ππ Policy 1.2.4: Increase awareness of opportunities available
ππ Policy 1.2.5: Create mixed income communities through affordable housing provision in developments.
STRATEGIC PLACEMAKING
LAND USES AND FUNCTIONS
PHYSICAL FORM QUALITY PLACES
SOCIAL OPPORTUNITY
CREATIVE PLACEMAKING
TACTICAL PLACEMAKING
35
VISION 4: THE BUILT ENVIRONMENT AND RESILIENCY The Town is blessed with natural resources and arable lands, however it’s location can be compromising toits blessings, hence the town must be able to exploit the benefits of the town and minimise the effect of flooding and other natural disasters. The Town also sees itself as a health community with a walkable lifestyle .
GOAL 1: RESILIENCY
• Objectives 1.1: Addressing Natural disasters efficiently
ππ Policy 1.1: developments to mitigate floods, create standards requirements of building on raised platforms utilising underground basements and carparks
ππ Policy 1.2: Evacuation routes in the event of an emergency, northwards away from the Gulf of Mississippi
ππ Policy 1.3: create and enforce standards of development using the best storm resistant materials.
ππ Policy 1.4: Enact or revise land use regulations to require the use of green infrastructure to manage stormwater runoff on site.
• Objectives 1.2: Reduce carbon emission to not exacerbate the climate issues
GOAL 2: SUSTAINABLE DEVELOPMENT AND PRESERVING NATURAL RESOURCES • Objectives 2.1: Restrict developments on sensitive lands
ππ Policy 2.1.1: Strict Land laws and requirements to prevent developments on sensitive lands such as floodplains, steep slopes and farm lands. ππ Policy 2.1.2: protect the bird sanctuary.
• Objectives 2.2: preserve the Towns natural assets such as farm lands and the Pearl River
ππ Policy 2.2.1: ensure with the increased manufacturing does not have a negative impact on the river and soil.
ππ Policy 2.2.2: Promote low-Impact developments to reduce negative impact on the soil, water and air.
GOAL 3: LIVABLE COMMUNITIES
ππ Policy 1.2.1: Promote recycling measures
ππ Policy 1.2.2: promote the use of sustainable energy sources such as wind and solar
ππ Policy 1.2.3: Promote the use of public transport and cycling- improve cycling lanes and public transport services
• Objectives 3.1: Multi - use and pedestrian friendly
ππ Policy 3.1.1: Increase density of compact developments on an average of 29.41 units/acre by 2038.
ππ Policy 3.1.2: Limit sprawl such that development is within a certain area, through promoting infill developments.
ππ Policy 3.1.3: Close proximity to amenities and communal facilities, with mixed use districts
36
ππ Policy 3.1.4: Improve the sidewalks and bike paths to ensure they are safer for pedestrians and cyclists
ππ Policy 3.1.5: Develop recreational communal spaces
ππ Policy 3.2.1: Improve road connections - widen the roads around the industrial area
ππ Policy 3.1.6: viable options to allow rebuilding and restoration
ππ Policy 3.2.3: work with developers to extend central sewer and water services
ππ Policy 3.1.7: Increase Multi-Family Dewelings for Post hurricane Katrina affected areas, this redevelopment plan aims to increase the number of multi family homes to 2700 as opposed to the current 1000. Single family homes which existed in Fat Tuesday could not withstand the wrath of a natural disaster like Katrina. The projected rise in the number of people within different industries points us towards more multi family housing than large single family dwellings.
ππ Policy 3.1.8:Create a new road path that creates a major ring road around the major town center, with lower speed limit through the town than the ring road, this is to reduce motor transport through the city but on the fringe.
• Objectives 3.2: Increase infrastructure capacity
• Objectives 3.3: Community development
ππ Policy 3.3.1: Create a community design that encourages neighbourhood cohesiveness and interactions
ππ Policy 3.3.2: create green corridors and mobility axes
• Objectives 3.4: Beautification of Fat Tuesday, to increase pride in the community
ππ Policy 3.4.1: use of green infrastructure, where the plants selected can tolerate large amounts of water from stormwater and is also adaptable to dry seasons.
Monitoring and evaluation(M&E):: Measure development in floodplains and other sensitive areas, dwelling units per acre, number of developed areas affected by floods and measure changes in car use are all indicators to measure the attainment of the vision.
37
CHAPTER 3 –
Land Use Plan in Detail • Po s s i ble gro w t h scenarios • Are a w i de L a n d Po li c y • L a n d S u i t a bi li t y An a lys i s • Co mmu n i t y-w i de L a n d Us e De s i gn
38
LAND USE PLAN
EXISTING CONDITIONS Fat Tuesday is 80 square miles(51,400 acres), where the planning area is 12.25 square miles (7,808 acres).
–
LAND USE This chapter lays out the existing conditions of the planning area in Fat Tuesday, it provides two possible growth scenarios and the land suitability analysis. These are all important to help develop the areawide land policy plan and the community wide Land use design which is also presented in this chapter.
Ta bl e 7 : A re a allo c ati o n p e r Land Use
9.2 percent of the land area is within the 100 year floodplain. The largest land use is Residential. The smallest land use is community facilities occupying 0.85 percent of the planning area excluding the vacant and other land uses. Community facilities include churches, recreational parks, government offices, schools, fire departments and among other uses. Residential land uses amounts to 905.14 acres or 11.59 percent of the total planning area, with 2.6 units/acre as the existing density of residential development. 20.3 percent of land is in rural areas and this is to account for the agricultural workers.
EXISTING AREA (IN ACRES)
% ALLOCATION IN PLANNING AREA
PROPOSED AREA ALLOCATION (IN ACRES)
%ALLOCATION IN PLANNING AREA
71.164
0.92%
829.87
10.6%
0.86%
147.86
1.90%
121.79
1.58%
73.21
0.94%
6232.406
81.11%
5084.56
65.46%
21.878
0.02%
116.77
1.50%
112.475
1.46%
154.31
1.98%
Residential
905.141
11.7%
1203.64
15.4%
Vacant
26.303
0.34%
31.09
0.40%
125.717
1.63%
125.71
1.61%
7683.2
99.62%
7767.02
99.79%
LAND USE
Commercial Community Fac Industrial Open Space Others Recreational
Water
TOTAL
66.389
Source: Fat Tuesday City Planning Board
• There are some commercial developments on the rural areas, and these include convenience stores and other agro-commercial businesses and warehouses. • 26.30 acres of the land is currently vacant and in its natural state undeveloped. • 29.41 percent or acres of the land is currently used for agriculture. • 125.19 acres of land has been allocated for transportation purposes and 125.71 acres of the land is covered in water.
39
MAP 5
Existing Land Use Plan
–
Fa t Tu e s da y, Mi s s i s s i p p i
NORTH WEST QUADRANT
NORTH EAST QUADRANT
L
SOUTH WEST QUADRANT LEGEND
40
SOUTH EAST QUADRANT N
Residential
Recreational
Commercial
Vacant
Thoroughfare Quadrant Zone
Industrial Community Facilities
Open Space
Flood Plains
Water
Commercial
1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
Business as usual Dev el opm ent Scen a r i o
POSSIBLE GROWTH SCENARIOS This plan considers two of the many possible growth scenarios of the Fat Tuesday town. These scenarios have been produced in consultation with the community forum, and depict different land use policies. The projections include the business as usual scenario which utilises the current state of land use and regulations of Fat Tuesday and the preferred scenario promotes some of the goals and visions acquired from the community outreach, such as resilient hazard mitigating development and cultural development.
BUSINESS AS USUAL Fat Tuesday currently has no written policies and land use plan and only has a simple zoning ordinance. Therefore the business as usual scenario will be utilising the existing zoning to create the growth scenario. This business as usual scenario represents a continuation of the current zoning to accommodate the anticipated population growth. The increase in population would still occur, leading to the creation of new residential units which will result higher number of single family residential development following the current land use pattern. The single-family homes which were previously devastated would have either ended up as abandoned houses due to lack of finances to rebuild or issues with flood insurance reimbursements. Some which would have been rebuilt, would remain vulnerable to future flood and hurricane instances. Families who decide to rebuild may do so in new plots of lands. The increase in residential building may lead to sprawling, this also creates a pressure to expand development on rural and farm lands which will in higher use of septic tanks and a strain on the current central sewer capacity which can lead to health issues this can be exacerbated through new residential developments close to the heavy industrial land uses.
Using the existing density, 450 acres will be required in the future for residential purposes given the increase in population. The lack of public facilities expansion, can be detrimental to the town, current transportation system would mean higher traffic congestion due to the increase in population and higher car use which will also result in high carbon emissions. The Artists’ Colony, an important area in the urban context of this region would remain an underutilized asset in the community, not reserved for the artists and as such can affect the dynamics of the Amalia district. Planning to preserve this area will increase revenue for small businesses and also preserve the culture that thrives here. Without such preservation efforts, small businesses will not get an opportunity to grow and the colony would slowly deteriorate. Fat Tuesday would surely develop even without a comprehensive plan, however this development may not be organic and the region would not be better off as the increase in population may not be effectively exploited to result in the expected economic gains.
41
MAP 6
Business as Usual Plan
–
Fa t Tu e s da y, Mi s s i s s i p p i
NORTH WEST QUADRANT
NORTH EAST QUADRANT
L
SOUTH WEST QUADRANT
Residential
Vacant
Thoroughfare Quadrant Zone
Commercial
Open Space
Other
Industrial Community Facilities
Water
Commercial
Undeveloped
Develop
LEGEND
42
SOUTH EAST QUADRANT Recreational
N 1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
PREFERRED A future land use strategy is presented that will help allow growth while protecting the existing positive attributes of the County. This scenario presents the possible community growth through the promotion of hazard mitigation and economic promotion. This scenario assumes the policies requiring new developments occur away from the floodplains and there are requirements for the standards of buildings. This is also assuming the new factory is to be created and this will be zoned away from major developments. The preferred scenario is for the betterment of the town and its communities thus has received backing by the community. The prospect of a cultural revival and greater economic benefits are alluring. This is in addition to the preferred plan addressing the issues the community and the planning consultants have highlighted.
AREAWIDE LAND POLICY PLAN The areawide and policy plan points out the areas of which transition from rural to urban can occur in order to allow for the incoming population. The policy plan demarcates the areas in which development can and should occur and places where they should not occur such as environmentally sensitive areas, irrespective of existing land uses. The land policy plan creates a guide for how and where the town should grow and ensures development occurs in the most appropriate place of the Town. The areawide land policy plan includes the greater Fat Tuesday area (i.e the township) due to the pressure of developing rural lands in the future to accommodate for the increase in population. The land classification discussed include the following land policy districts: developed land, industrial, urban transition (by 2028)- this should be around the agricultural land and the space factory, urban transition (by 2038), rural land, parks and open spaces, community facilities,agriculture, water supply watershed and conservation.
Map 7: Land Policy Map of Fat Tuesday, illustrates these land policy districts as well as the existing and proposed roads( the widening of the roads surrounding the industrial area), water reservoirs and water supply watershed boundaries, sewage treatment plants, rivers and streams and the historic Amalia district to be conserved. The areawide policy plan is designed to accommodate the expected population growth of the community and this will be absorbed through the use of the following land classes (see table 8). This areawide policy plan was presented to the Fat Tuesday community forum and the Fat Tuesday planning board, it will provide the guide for future land development decisions.
REFERENCE NEXT PAGE FOR FULL MAP
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MAP 7
Land Policy Map
–
Fa t Tu e s da y, Mi s s i s s i p p i
NORTH WEST QUADRANT
NORTH EAST QUADRANT
Northeast Train Station
Chandelier Swamp Gravier Public Cemetery Central Train Station
Paincourtville Park Poydras Catchment Valley
Johnson Stadium
SOUTH WEST QUADRANT
Rockwool Conservation Peak
LEGEND
Agriculture Conservation Urban Development
Chef Menteur Highway
44
Baronne Urban Park
SOUTH EAST QUADRANT N
Urban Transition Rural Facilities Thoroughfare
Train Track
1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
Table 8: Percentage of acres of land for each land class Fo r Fa t Tu e s da y
LAND CLASSIFICATION Agriculture Conservation Rural Urban Developed Urban Transition Total
Total area (in acres)
% Area
2782.3
29.41%
2617.47
27.66%
1921.17
20.30%
971.35
10.27%
1,169.54
12.36%
9,461.73
Source: Fat Tuesday City Planning Board
THE FOLLOWING IS A DESCRIPTION OF LAND POLICY DISTRICTS FOUND IN THE AREAWIDE LAND POLICY PLAN MAP AND THE POLICIES NEEDED TO PROMOTE THIS LAND POLICY DISTRICT.
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URBAN DEVELOPED LAND This land policy district depicts areas that should be and is expected to remain developed for commercial and residential purposes. This area will include areas for residential use only, commercial use only and also mixed use, all of various density types. •
POLICY 1: Central sewerage coverage should be on a majority of this policy district and if not currently able to do so, the infrastructure Should be expanded to this district only and not to agricultural land districts.
URBAN TRANSITION This district signifies where development for growth is being planned for the next 20 years. This transition land should act as a buffer between the urban developed areas and the rural areas. • POLICY 1: Allow the expansion of infrastructure into these areas but not into the rural policy district • POLICY 2: this area should be close to central transportation such as the two train stations • POLICY 3: developments in this district should be low to medium density.
• POLICY 2: Promote infill development and high density in this policy district. • POLICY 3: Commercial land uses should be placed in strategic areas near thorough access roads and major spots. • POLICY 4: Avoid environmentally sensitive areas • POLICY 5: Should not be outside the main Town centers limits The urban developed policy district also includes area will include land uses of light and heavy industrial. which includes the space parts factory and the refinery along with other light manufacturing.
This policy district should be dedicated to the predominant use of agriculture. and should have no other significant uses. The proposed land for agriculture should be larger than the current agriculture allocation as a goal of the community includes expanding sugarcane production. Given the proximity of Fat Tuesday to large water bodies, there is an abundance of fertile land here. This will also boost the employment numbers in the semi skilled and unskilled sectors.
• POLICY 1: This should be buffered from residential uses
• POLICY 1: To protect this policy district, central infrastructure should not serve this area
•
• POLICY 2: This district should be a restricted development area.
POLICY 2: Industrial should be clustered together to prevent large areas being affected by pollution etc and minimise the land used through shared parking
The urban developed policy district also includes areas that will be allocated for urban Community facilities. This area should be dedicated solely to public use such as government offices (city hall), hospitals, places of worship, educational institutions etc. • POLICY 1 : Zoning regulations should be strict to ensure residential, commercial and other uses do not occur on these sites
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AGRICULTURAL LAND
RURAL LAND This policy district will be in the same vicinity as the agricultural land use and will include very low density low impact land use. In order to preserve the scenic nature of the rural area. • • •
POLICY 1: the rural character of the district must be protected POLICY 2: allow for septic tank development in this district as opposed to the central system this is to reduce the incentive to increase development. Policy 3: should also include small institutional developments to support the rural community.
• POLICY 4: promote low density developments The rural developed policy district also includes areas that will be allocated for Community facilities. This area should be dedicated solely to public use such as government offices (city hall), hospitals, places of worship, educational institutions etc. • POLICY 5: Zoning regulations should be strict to ensure residential, commercial and other uses do not occur on these sites
CONSERVATION LAND This area will be to the north-east of the township where the bird sanctuary is located. This policy district is to protect natural sensitive sites with specific biodiversity and wildlife species. The conservation policy district also includes water supply and watershed areas. • • • • • •
POLICY 1: as a disincentive for development central infrastructure such as water and sewer should not be extended to this area. POLICY 2: all developments should be prohibited in this district. POLICY 3: High pollution and impact land districts should not be near this policy district. POLICY 4: Development is restricted in this area POLICY 5: there should be an 500 feet buffer from the waterways, wetlands and floodplains and future development to protect future development. POLICY 6: create parks and open spaces in floodplains to act as a mitigation act.
The urban and rural transition policy district will includes areas that will be allotted for Community facilities. This area should be dedicated solely to public use such as government offices, places of worship, educational institutions etc. Policy for this area includes: Zoning regulations to ensure residential, commercial and other uses do not occur on these sites
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LAND SUITABILITY ANALYSIS
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HOW THE LAND SUITABILITY ANALYSIS WAS CARRIED OUT To collect data utilised in the analysis, All That Jazz planning Inc. worked with the environmental development faculty of the University of southern Mississippi. The degree of suitability of different land classifications are given in table 9. To create the map, it was necessary to isolate where development should be restricted this includes land demarcated for conservation. All that jazz planning inc utilised the Geographic Information system (GIS), with a GIS layer for all of Fat Tuesday’s land parcels. The analysis for Fat Tuesday’s geographic data utilised shapefiles and assigned weightings for each environment type. Land designated for conservation include sensitive areas such as forested lands, floodplains, high slopes , water bodies, reservoirs. Conservation land will be automatically demarcated as unsuitable and scored 0.
table 10 and the total acreage of the land suitability. Future growth is planned for the transition areas that are highly suitable for development.
The land Suitability map on the next page, illustrates the areas that are most suitable for development using opacity levels. The Land Suitability Map, shown on the following page, does lay the ground for giving a sound direction to the development plan for Fat Tuesday will take up, however, the plan will strive to accommodate other factors like distance between new employment centers and current residences, transit access to industries and other commercial areas and the overall urban character that the proposed development will create for this town of Fat Tuesday.
The score of suitability for each land type was created through multiplying the suitability value by the allocated weighting, this generated a score between 0.00 to 4.6. This score creates a comparison rank for the policy districts in how suitable they are, this is displayed by
Ta b l e 9: Land sui tabi li ty classif icat ion s
SUITABILITY SCORE
LAND SUITABILITY CLASSIFICATION
TOTAL AREA (IN ACRES)
PERCENT AREA
3.81-4.6 3.21-3.8 2.56-3.2
Highly Suitable Moderately Suitable Mostly Unsuitable
10,717.29 6,229.3 14,881.7
20.99%
1.91-2.55 0-1.9
Suitable Unsuitable
1,179.67 18,044.98
TOTAL
5,1052.94
Source: All that Jazz Inc.
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12.20% 29.15% 2.31%
35.35% 100%
MAP 8
Land Suitability Map
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LEGEND
Fa t Tu e s da y, Mi s s i s s i p p i
LEGEND FOR LAND CLASS
Mostly Highly Suitable HIghly Suitable Suitable Moderateley Suitable Suitable
Moderateley Suitable Suitable
Unsuitable
Mostly Unsuitable
N
N 3.6 Miles
1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
Unsuitable Conservation
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LAND SUITABILITY ANALYSIS
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train stations. The land suitability allows agriculture to be placed in the most fertile part of the Township, depicting the land most suitable for development where high suitable. Binary suitability values a score between 0 and 2.00 where 2 suggest it is highly suitable for development will be assigned to a land parcel. See the table 9 for how this was assigned and the weighting utilised.
This analysis is important to help create a vision for the expanding town. This analysis looks at the characteristics of the Fat Tuesday planning area in order to find the most environmentally appropriate land uses for a specific location and land policy district, this was created using ArcGIS and the greater Fat Tuesday town map. This land suitability analysis will be used in conjunction with the current and preferred scenarios and the land policy map to support the development of the community-wide land use design. The land suitability analysis will illustrate the slopes in the area, the floodplains, geology of the soil and the distance to major transportation spots such as the highway and
A score of 2 suggests the land parcel is likely to not be on the floodplain or not within a waterway buffer or not on highly fertile land or not on a slope greater than fifteen percent or not on forested areas depending on the land feature being tested.
Table 10: Land sui tabilit y classif icat ion s LAND FEATURE
SUITABILITY VALUE
WEIGHT
0 (arable land) 2(suitable for development)
N/A
Forest
0 (forested area) 2
.2
Floodplain
0 (on the floodplain) 1 (not on floodplain)
N/A
Agriculture
Sewage line buffer
Slope
Soil permeability
Water Buffer
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Source: All that Jazz Inc.
0 (greater than 2640 ft) 1 (500-2640 ft) 2 (within 500 ft) 0 (greater than 15%) 1 (6-15%) 2 (0-5%) 0 (impermeable hard surface) 2
0 (not past 500 feet from the water body) 1 (past the 500 feet mark)
.3
.25
.4
N/A
COMMUNITY WIDE LAND USE DESIGN PLAN
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There are many neighbourhoods in Fat Tuesday. The main planning area of Fat Tuesday is made up of four neighbourhoods. These residential neighbourhoods are located on the north- east, south- east, south -west and north west parts of the planning area, they are named Sathiville, Priadi, Calveberta and Fotevilla respectively. See Map # which depicts the neighbourhoods visually and their boundaries. Each neighbourhood should have access to community facilities (parks, schools etc) and small commercial areas within walkable distance; the map below (see map 5) will also indicate where these should be within the community if not already in existence. The Amalia district and the main commercial districts are not included in these neighbourhood divisions and act as the central node of the planning area this section of the planning area will be further discussed in the small area plan. NORTH WEST QUADRANT
This section will produce a design for the Fat Tuesday planning area’s physical environment, the design will take into account the previous sections which detailed the community’s goals and visions as well as build on the preferred growth scenario. The concept design will take into consideration the community’s vision of a sustainable neighbourhoods that are able to survive and address the natural disaster events the Town is prone to; It will also take into consideration the rehabilitation of the Amalia district in creating a vibrant town centered that is economically viable. The land use design plan will create a design strategy for the main Fat Tuesday town, detailing where specific land uses will be allotted, the transportation facilities such as roads, train stations and bus routes and the community facilities such as educational and health institutions.
NORTH EAST QUADRANT
Calvesberta
Fotevilla
Neighbourhood
Neighbourhood LEGEND Cuadrant Zone
Open Sp
Thoroughfare
SOUTH WEST QUADRANT
Sathiville
Priadi
Neighbourhood
Neighbourhood
Floodplains
Others
Commercial
Recreati
Community Fac
Residen
Industrial
Vacant Water
SOUTH EAST QUADRANT
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COMMUNITY CONCEPT DESIGN This following map, displays the land design concept map illustrating Fat Tuesday between 20018 and 2038, it displays the direction of development pressure of the expected population growth which is to push development away from the main developed town center to the greater Fat Tuesday area on rural lands. The concept design and land use design were created through the community’s involvement in a Fat Tuesday citizen forum. Considering the reconstruction opportunity that arose after the natural disaster, it is critical that FT carefully considered future needs and fully capitalize on this opportunity. There is an opportunity to incorporate how streets and open spaces like green corridors and mobility axes can be part of a natural ecosystem along with sustainable stormwater and flooding management. This is the one of the core challenges for resilient cities that FT will be implementing. Urban spaces can reconnect excess water from rainfall or even flooding to the environment in addition to mitigate flooding damages to our town -- as a by product FT will be creating enjoyable places to live, work and visit within multiple instances Integrating sustainable stormwater and flooding management will require multiple levels of coordination as well as a holistic vision for new urban development. This envision planned of the open/green space network will concurrently activate transportation and unlock pedestrian paths along with future opportunities for FT and other networks to grow. Overlaying this new network of green space, pedestrian safety improvements, incentivising public transit by adding routes or stops could contribute opportunities for co-investment. The plan makes recommendations for development and rebuilding depending on the conditions of the neighbourhood. It responds to the community’s visions through its utilisation of elevation techniques in new developments, through elevation it is able to minimise the impacts of flooding and other water related natural disasters
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The Small Area plan section depicts the community’s vision of creating a walkable community such that inner town roads with no sidewalks will see the creation of wide sidewalks and bike lanes along with good street furniture such as tree canopies to act as a buffer between the automobiles and the pedestrians; where bicycle facilities/ lanes can be aligned with green infrastructure and stimulate multi-modal transportation. Street infrastructure such as “green infrastructure can contribute in enhancing public experience. The creation of better sidewalks creates sidewalk contacts and this is the ‘small change from which a city’s wealth of public life may grow (Jacobs 1961. p. 72) The retail commercial nodes (neighbourhood centers) will be mixed use as suggested by the community(Refenrence map 11). This dual uses of spaces creates opportunities to foster community interactions and gatherings which is important to the community.
MAP 9
Land Design Concept Map 2018-2038
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IO
N
DE
V
PM ELO
ENT
DEVELOPMEN
TE XP AN
S
Fa t Tu e s da y, Mi s s i s s i p p i
Calvesberta
Fotevilla
Neighbourhood Neighbourhood
N S IO
Sathiville
Priadi
T
E
AN P X
Neighbourhood Neighbourhood
DE V N 1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
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ELO P M
EN
MAP 9
Land Design Concept Map 2018-2038
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Fa t Tu e s da y, Mi s s is s i p p i
LEGEND
Water Agriculture
Conservation and Urban Parks Existing Residential Future Low Residential Chef Menteur Highway
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Future High Den. Residential Communities Facilities Existing Commercial Future Commercial Existing Industrial Future Industrial Thoroughfare
Roads
N 1.6 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
MAP 10
Land Design Concept Map 2018-2038
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Fa t Tu e s da y, Mi s s i s s i p p i
LEGEND
Water Agriculture
Conservation and Urban Parks Existing Residential Future Low Residential Chef Menteur Highway
Future High Den. Residential Communities Facilities Existing Commercial
N 1.6 Miles
Future Commercial Existing Industrial Future Industrial Thoroughfare
Proposed Source: 2018, Fat Tuesday public records, the department of Roads archives. Produce by: Roads
ALL THAT
AZZ I C.
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MAP 11
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LEGEND
Water Agriculture
Conservation and Urban Parks Existing Residential Future Low Residential Chef Menteur Highway
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Future High Den. Residential Communities Facilities Existing Commercial
N 1.6 Miles
Future Commercial Existing Industrial Future Industrial Thoroughfare
Commercial Source: 2018, Fat Tuesday public records, the department of Node archives. Produce by: Roads
ALL THAT
AZZ I C.
Ta b l e 11: Tar ge t d i str i buti on of 2038 popu lat ion hou sin g NEIGHBOURHOOD
APARTMENTS
TOWNHOUSES
SINGLE FAMILY
Calvesberta (Northwest)
3,250 people
3,000 people
600 people
Sathiville (Northeast)
4,650 people
1,500 people
400 people
Fotevilla (Southwest) Priadi (Southeast)
600 people 550 people
900 people 2,050 people
500 people 2,000 people
9,050 people
7,450 people
3.500 people
TOTAL = 20,000 PEOPLE Source: All that Jazz Inc.
NEW POPULATION CALCULATION This table displays the possible future distribution of the households in 2038, living in apartments, townhouses or single family homes.
Ta bl e 1 2 : Ta r g e t ne w d e v e lo p m e nt of residen t ial u n it s
NEIGHBOURHOOD
APARTMENTS
TOWNHOUSES
SINGLE FAMILY
TOTAL
Calvesberta (Northwest)
1083
600
150
1833
Sathiville (Northeast)
1550
300
100
1950
Fotevilla (Southwest)
200
180
125
505
Priadi (Southeast)
183
410
500
1093
TOTAL: 5,831 Source: All that Jazz Inc.
The table above displays the new residential units that would be needed by 2038 to accomodate for the increased population in the planning area.
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DENSITY CALCULATIONS • The land demand and supply calculations were carried out to aid the development of the land use plan, this is important as it allows for efficiency in knowing how much land is needed to account for the expected growth. • Existing densities: Currently, Fat Tuesday has 11 people per acre and around 3 dwelling units per acre. The following tables will highlight increase in residential density and area allocations for the projected growth in population in Fat Tuesday. • After calculating the number of people estimated to occupy the different kinds of residences in the four major planning quadrants in Fat Tuesday, we derived the following density calculations:
Ta b le 13 : Ne w R e si d e nti al Den sit y Calcu lat ion PEOPLE/ACRE
APARTMENTS 9050/102.54= 88.25
TOWNHOUSES
SINGLE FAMILY
7450/135.59 = 54.94
3500/99.18= 35.28
PEOPLE/ACRE 3,016 3,016/102.54= 29.41
1,490 1,490/135.59= 10.98
875 875/99.18= 8.82
Source: Fat Tuesday Planning Board | All That Jazz Inc.
LAND USE DESIGN MAP AND DESCRIPTION • Future land use design map illustrates the neighbourhoods, their existing community facilities, residential areas and the addition of new neighbourhoods to the planning area and the new facilities that would be developed there. • It was developed through building on the areawide land policy plan illustrated in the previous chapter and the concept plans illustrated above.
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MAP 12
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New Zoning Desing
Fa t Tu e s da y, Mi s s is s i p p i
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CHAPTER 4 –
Amalia District Plan in Detail • P ro p o s e d De ve lo p me n t • Imp le me n t a t i o n
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SMALL AREA PLAN
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THE PRESERVATION AND REDEVELOPMENT OF THE HISTORIC AMALIA DISTRICT The small area plan chapter, focuses on the Amalia district and its importance to the Fat Tuesday community due to the historic and cultural heritage. The Amalia district is also important to the community as it is the central core and node of the town. This section will discuss the existing conditions and the potential future improvements of the historic district’s built environment. This section will lay out in detail how the community’s goals can be implemented and carried through into reality in this district. It will build on the direction setting framework and the areawide policy plan laid out in previous chapters for the historic preservation of the Amalia District.
Figure 13: Gladys Castle Haley, manager of the soul castle.
HISTORY, CONTEXT Influenced by Spanish and French culture, Fat Tuesday acknowledges the value of colonial architectural buildings as the evidence of historical battle that occurred in 17th to 18th that has made a journey for the black community to shape the city’s character through the evolution of jazz music in Amalia District. In 2000, two blocks of Amalia District that comprised of 300 structures are protected under National Register Historic District and then managed under Fat Tuesday Historic Preservation Commission which was established in 1980. The existing Amalia district is comprised of 30 acres and does not include the artist colony, or the commercial district to the north of the Amalia district. The district is home to the first jazz club in the city, the district has become the center for local businesses, local restaurants and lodgings. Oretha Castle Haley, a civil rights activist owns the ‘Soul Castle’ restaurant, which is historically significant as it was the base for the activists rallying in 1955 and it is currently managed by Gladys Castle Haley, Oretha’s daughter.
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MAP 13
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4 LIBRARY AND-RY STATION
PLAZA CITY HALL
ARTIST COLONY
1
5
3
MUSEUM
STUDIO SPACE
JAZZ INSTITUTE
AMALIA PARK
CULTURAL MARKET CENTER
2
Small Area Plan
22 Miles
HOTEL
ARTIST SPACE
CHURCH
N
ART COLO
A ma li a D istrict, Fat Tuesda y
6
HOTEL
N .22 Miles
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SMALL AREA PLAN DETAILS
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1
2
AMALIA PARK
3
JAZZ INSTITUTE
4
CITY HALL PLAZA & STATUE
ARTIST COLONY PEDESTRIAN PATH
3 LEGEND Commercial Community Fac Residential Mixe Use Open Space Recreational Transit New Buildings Street Trees Walking paths Street Cart Floodplains
5 6
REFERENCE NEXT PAGE FOR DETAILS 63
SMALL AREA PLAN DETAILS
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5
TRANSVERSAL SECTION OF COMMERCIAL LOT WITH INFILL INDUSTRIAL SITE
Public Terrace
APPROX. 22m
4m
Green Roof
4m
6m
4m
4m
Medium Native Tree Catenary Lighting
RETROFITTED INDUSTRIAL BUILDING
LIGHT COMMERCIAL BUILDINGS
Zone for Loose Activity Inclusive Seating
NOT TO SCALE
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5
LONGITUDINAL SECTION OFMIXED USE MAIN STREET WITH MIXED BUILDING & MAIN STREET USE BUILDINGS
Street Lights to Be Converted to LED Technology. The Same pole provides side walk lighting
COMMERCIAL BUILDING
Historical Signage
COMMERCIAL BUILDING
COMMERCIAL BUILDING Street Car Stop
Bike Rack Urban Furniture Zone: Events on Public Right of Way
Medium Native Tree Street Car Lane
Emergency Vehicle Lane
Drainage & Sewers Side Walk Bike Lane
NOT TO SCALE
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STAKEHOLDERS VISIONS AND GOALS
FUTURE
Fat Tuesday’s Historic Preservation Commission is mainly responsible for the land use in historical districts. The commission makes recommendations on building permit applications that involve construction, alteration or demolition of historical landmark sites and resources in the area. The historical preservation zoning policy (see article 25 of the Fat Tuesday general municipal law) declares the regulation regarding ownership of properties in the historical district. In exchange, the residents in the district are awarded tax exemption, this exemption is utilized by the local business. The commission’s historic preservation goals are as follows
To achieve these goals, the commission must cooperate with the local community, and reach out to the Fat Tuesday Creative District Alliance. The alliance was initiated in 2001 by the residents who have lived in the district to preserve their creative and economic activities and to manage funding for the district.
• Preserve the authenticity of historical assets (objects, buildings, structures, sites, places, or district with historic, cultural, and the beauty significance) to protect the cultural identity and to attract visitors. • Promote art, creative, cultural and historical based programs and events. • Create opportunities for the local communities to increase activities in the district. • Ensure future developments align with the cultural characteristic and of the district. The goals of the commission fall in line with most of the community's goals and visions laid out in the direction setting framework. Other community goals include: • Promoting infill developments in the district and this can be achieved through increasing the dwelling density in the artist colony- turning the residential units there into studios with shared communal spaces. This can also foster a greater artistic community as it provides greater opportunities of interaction between the artists. • Creating a vibrant town center that attracts residents to it for multiple reasons, not just the districts artistic content. • Draw tourists to the area to help the local business flourish
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Without adequate action by the local authority the amalia district will not be able to grow and exploit new opportunities effectively. without the protection of the artist colony for artists this can reduce the incentive for artists to migrate to the area. The rezoning of the industrial area is also important to ensure the area can be utilised for other means considering the buildings have declined and requires rehabilitation for other uses. The current state of the amalia district does not foster the right environment welcoming to tourists and with effective planning this can be addressed. The local government to achieve some of the goals will be taking the following actions: • To promote the cultural events,the local authority will be working closely with the Fat Tuesday Jazz Legacy festival and foundation. The collaboration will include promoting and sponsoring jazz industries and artists in Fat Tuesday, this includes promoting the annual International Jazz Festival showcasing local artists and world renowned jazz artists on one stage. This year, the foundation helped jazz clubs across Fat Tuesday to scale-up their artists and providing jazz workshops and linking them to national music producers. • Working with the Fat Tuesday Heritage Business Corporation to achieve its responsibilities. The Fat Tuesday Heritage Business corporation is important as it manages partnerships, organises and promotes the town’s annual Mardi Gras celebration. It also important due to its commercial engagement in managing the local businesses in the Amalia district, providing business assistance, entrepreneurial training and legal assistance to fulfill their knowledge to become better professionals in their field.
Expanding the current amalia district boundary to include the artist colony, the commercial business center and the library. This is to create a whole ecosystem in the town’s center. Working with the Cultural Community Engagement, is a nonprofit that manages the social and cultural activities between multicultural communities such as AfricanAmerican, Latino community, and joint associations of Asian communities in the city.
DEVELOPMENT MANAGEMENT: AMALIA DISTRICT PROPOSAL With the plans for economic resurgence and the incoming population, the pressure for redevelopment in this district has increased. Following the goals of the community, the historic preservation commission and the actions of the local government has led to the creation of this proposal for the Amalia district (see Map :SMALL AREA PLAN). This proposal will offer guidance on how to sustain and promote Fat Tuesday as historic and high culture community. Tourism could also be a major factor in Fat Tuesday’s economy through the preservation of the town’s Amalia District and the expansion of cultural and artistic amenities within that part of the town leading to the following recommendations: • Currently there is no museum in the town and this plan proposes the creation of a museum in the town center utilising the current historic structure of the previous industrial factories in the area. This museum should include two sections to capture the essence of Fat Tuesday. These two sections should be utilised to capture the civil rights history of the town and the arts culture of the town. • To rebrand the town as a jazz center, a jazz institute is proposed for the greater Amalia district.
• Open spaces and plazas will be created to open up the town center and create a place to hold the annual festivals, onespace will be beside the city hall and the other a water splash park to cool off with families in front of the new museum. • To act as a place maker the statue of a key historical figure such as that of Andrew Jackson can be erected by the plaza. • To account for the increase in population the jazz houses should be mixed use with hotels on the top floors and minimise the creation of new hotels further out. • Increase the density of the artist colony • New development in the district must be of the already established scale and orientation of the district to ensure compatibility. • To maintain the aesthetics and placemaking quality of the town, important views and vistas must be protected.
Outside the Amalia District, there are also other historical buildings and landmarks which must be protected and as such the historic property registry must continually update its listing to capture these and protect the town’s heritage.
• To achieve a livable and pedestrian friendly district suitable to the leisurely pace of tousrists, the district will be made car free, utilising only public transport in the area. A new street car stop station Priadi station will be created at the intersection at the end of the Amalia District and the Chef Menteur highway, such that the street car runs from the doo-nell station to the And -ry to the Priadi station running through the amalia district. with a creative open walkway utilised in between the town center.
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CHAPTER 5
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Development Plan in Detail • E x i s t i n g Co n di t i o n s • Re gu la t i o n a n d Zo n i n g P r i n c i p le • Tra n s p o r t a t i o n • E n vi ro n me n t a l gu i de li n e s • S t a ke ho lde r E n ga ge me n t p ro c e s s
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DEVELOPMENT MANAGEMENT PLAN
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INTRODUCTION For a community to be successful, it must have a realistic vision and that vision must have clear objectives and goals. This can be said of the Fat Tuesday town, where it’s visions and policy proposals have been presented in the direction setting section. However, having a vision is not all there is, there must be a way to ensure these visions are able to become a reality. To achieve effective implementation clear tools, practical actions and strategies must be used. The purpose of this chapter is to present how the goals, visions and objectives can be implemented and carried out in reality. Implementation is important carries out the vision set out in the plan and this chapter will conclude the comprehensive plan. It is crucial that the implementation strategies listed here are simple and designed in such a way that they can be easily approved and undertaken to begin achieving the plans laid in this document. The development plan will lay out possible considerations that requires the adoption of the planning board and Fat Tuesday authorities for success. THIS CHAPTER WILL DISCUSS: • Recommended regulation and zoning principles of Fat Tuesday • The environmental sustainability guidelines • Transportation • Fiscal implementation strategy
and type of development to be built. When new development has occurred, the city has guaranteed access to infrastructure by extending existing system capacities to meet the development. This includes areas of particular risk, including the floodplains surrounding the center of the town. In general, Fat Tuesday’s regulatory framework is minimalist and reactionary. The city does not have a complete zoning code apart from a minimal separation between residential, commercial, industrial, agricultural, and conservation zones. There has historically been no strategy towards choosing land for specific zoning principles. Much like infrastructure expansion, various zoning areas have been laid out as a response to requests for development. The town’s regulatory framework is especially minimal. Like many towns in the American South, the municipal government of Fat Tuesday has shied away from interventionist government policies, especially if such policies were to interfere with economic development. Consequently, the town currently has very few regulations pertaining to environmental sustainability or historic preservation. This risks large parts of the town to environmental degradation or redevelopment of historically significant areas, including the Amalia District. The town has also shied away from assistance from the State of Mississippi or from the federal government in the past, restricting the resources and options it has for managing development.
• Economic Incentives • Investment goals • Infrastructure. • Infrastructure Capacity • Infrastructure phasing
EXISTING CONDITIONS Fat Tuesday’s historical planning strategy can best be characterized as minimal. The zoning code delineates between different densities as well as different types of zoning. But that is the extent of its zoning code. Consequently, the city has taken a hands-off approach to urban planning. The city has tended to allow the developers to take the lead on determining location
The current tax system in Fat Tuesday is a flat property tax of 0.80% of a property’s value, which matches the State of Mississippi’s property tax rate. This tax supports all of the city’s current infrastructure and civic services, including the schools, police, fire, municipal government, sewage, garbage, and road maintenance. With such a large portfolio of responsibilities supported by such a relatively low tax rate, the city’s fiscal situation is in a steady, if precarious balance. Another hindrance is the city’s unofficial but vigorously maintained habit of passing balanced budgets to conform to the Mississippi State Constitution, which requires the state government to have a balanced budget.
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REGULATIONS AND ZONING PRINCIPLES
–
This plan hopes to facilitate the modernization of Fat Tuesday’s zoning framework. These new proposed regulations take into account not only the projections for population and employment growth in the town, but also this plan’s goals and recommendations for how to accommodate this growth. The zoning regulations incorporate the main themes of this plan, including environmental protection, economic growth, and historic preservation. These include: • Preserve the historic Amalia District, including manufacturing sites, the “artist colony” neighborhood, and current and future commercial sites. • Rezone the land located on the floodplains as parkland to provide drainage areas during times of flooding. • Redirect manufacturing and industrial development away from the town center and towards transportation networks. • Rezone for higher density construction in existing residential neighborhoods to accommodate future population growth • Direct agricultural development towards land deemed suitable. • Encourage new commercial, retail, and office development in and around both the city center and the Amalia District. • Coordinate water, sewage, transportation, and social infrastructure expansion with future development. • Create conservation zones around Lake Iberville and the Pearl River to preserve the natural habitat of the area. • Manage future urban growth to emphasize mixed- use development and walkable neighborhoods. • Create a multi-faceted stakeholder engagement process for future city initiatives with a wide cross-section of Fat Tuesday’s residents, including business leaders, labor groups, developers, environmental activists, and lay people.
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TRANSPORTATION
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A key component of Fat Tuesday’s successful future development depends on the capacity of its transportation network to meet demand as the town’s population expands. Like Fat Tuesday’s other infrastructure systems, the town’s transportation network must grow as new development emerges. Future expansion of the town’s transportation network must rely on a coordinated effort on the part of multiple levels of government to comprehensively cover the town’s needs. This will include building for all modes of transportation, including cars, public transit, bicycling, and walking.
• The creation of a bus system through the main thoroughfares of the town, connecting the Amalia District to residential neighborhoods, new developments, civic buildings, other commercial areas, schools, the Fat Tuesday Medical Center, rail stations, and industrial centers. This bus system will be established gradually over the next twenty years to match population growth and future development. The system will consist of three phases which will be detailed in the Infrastructure Phasing Strategy.
This effort will be met through the following initiatives: • Transitioning the Amalia District to a car-free zone through a number of supporting initiatives and policies: ππ A city ordinance banning all vehicles except public transit, emergency vehicles, and commercial vehicles servicing the commercial venues of the district. ππ Widening the sidewalks of the streets throughout the expanded district to make room for pedestrian walking space, storm runoff points, trees and other foliage, bike racks, and outdoor space for special events for the commercial venues in the district. ππ The creation of a tree-studded median through the main north-to-south corridor of the district.
• Encouraging future development to arise in conjunction with transit corridors to promote the use of public transport and walkability. •
Promotion of biking and walking as viable means of transportation through the phased expansion of bike lanes and wider sidewalks along major existing streets and into new developments.
• Establishment of two new rail stations for long range transportation of people and goods. One shall be located north of the Amalia District and act as a transfer point to the streetcar service, allowing tourists to travel into the town without the need for a car. The second hub shall be located in the south of the town at the intersection of the railroad and the Chef Monteur Interstate, acting primarily as the exporting station for the town’s manufacturing sector.
ππ The establishment of a public parking structure near the edge of thee district where residents and tourists alike can park their vehicles. •
The establishment of a streetcar route running the length of the expanded Amalia District. This line will run north to south and will have a main stop at the north end of the district, allowing tourists and locals alike to traverse the district in a short period of time.
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ENVIRONMENTAL SUSTAINABILITY GUIDELINES
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Due to Fat Tuesday’s location in close proximity to the Mississippi River and the Gulf Coast, the risks posed to the town from environmental degradation are an acute challenge for the town to meet. In order to preserve the unique character of the town and accommodate a much larger population over the next two decades, effective environmental management needs to be prioritized. The town has divided policy priorities into four broad themes to achieve greater environmental sustainability: rural and agricultural management, flood risk management, conservation, and pollution and waste management. The city has worked to direct policy towards these aims. RURAL AND AGRICULTURAL MANAGEMENT
FLOOD RISK MANAGEMENT • Zoning changes to confine future development on floodplains to parkland for rainwater and floodwater catchment. •
A process by which the city is allowed to purchase parcels of land located on the floodplains for purposes of floodwater catchment as those parcels are put on the market.
• Adherence to strict construction guidelines for all future structures and dwellings. • The construction of stormwater drainage systems along the major roadways of the town. •
The phased expansion of the town’s sewage system to not only accommodate greater population but also to better absorb overflow during floods.
• Partnering with resident farmers to transition towards a more sugarcane-based agricultural sector.
south of the town bordering the coast.
•
• Limiting the kinds of activities in designated conservation areas to low-intensive activities such as fishing, camping, swimming, and hiking.
•
Designating lands for agricultural production based on soil consistency, fragility of existing habitat, proximity to existing and future urban development and infrastructure, and slope height. CONSERVATION • Partnering with the Mississippi Department of • The designation of tracts of land for purposes Agriculture and Commerce and the United States of conserving the region’s unique natural Department of Commerce to encourage the use of habitats, with particular emphasis placed on the agricultural land for the cultivation of sugarcane. Pearl River, Lake Iberville, and the lands to the
Strict adherence to national environmental standards regarding the use of farm waste, pesticide use, encroachment into conservation land, and pollution.
• The use of native tree and flower species along streets and within parks.
•
Working with community groups, especially Fat Tuesday’s rural population, to strike the right balance between economic development and conservation in determining which rural lands are suitable for agricultural use and which areas are suitable for conservation
• Prohibiting any type of development on lands designated for conservation.
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POLLUTION AND WASTE MANAGEMENT
AMALIA DISTRICT
The Amalia District is Fat Tuesday’s signature neighborhood and is one of the most unique neighborhoods in the country. Its French and Spanish architecture and long history with the arts make it • Promotion of sustainable methods of industrial the crown jewel of the town. Just as the town’s past production, including for the refining of ethanol. has been anchored around the district, so too will its • Placement of public recycling bins in all public future. For this to occur, the Amalia District must strike spaces, including city hall, the Fat Tuesday a balance between inclusionary growth in commercial, Public Library, the town’s parks, every school, entertainment, retail, and public space within its borders, and throughout the Amalia District and preserving those aspects of the neighborhood with the greatest historic and cultural value. To reach • The promotion of a monthly farmer’s market to highlight the town’s agricultural diversity, connect this balance, the Fat Tuesday Historic Preservation Commission has worked closely with members of the with regional farmers and food producers, and promote a sense of community among the town’s community and the All That Jazz team to develop a set of policy, statutory, and regulatory guidelines for the Amalia residents. District, including: • Limiting personal vehicle use in the Amalia District. • The phased expansion of the town’s sewage system to accommodate future population growth.
In addition to these measures, the residents of Fat Tuesday have expressed interest in the idea of educational programs to enrich Fat Tuesday’s goal of becoming more sustainable. To this end, a comprehensive program designed to teach the town’s residents on how to be more sustainable has been proposed. The program would be based out of the Fat Tuesday Public Library, Jackson High School, or one of the proposed public spaces in the expanded Amalia District and include workshops on recycling and more sustainable ways of living (i.e. using LED light bulbs in the home), composting stations, and the value of living a more sustainable way of life. Such a program could be expanded to be part of the local curriculum in the town’s schools, educating the next generation on how to live a more sustainable lifestyle.
• Expanding the official borders of the Amalia District to include several blocks of industrial, residential, and commercial space •
Preventing any new development along the Main Street Corridor or the Artist Colony residential corridor to preserve the unique colonial architecture of those structures
• Converting former industrial zones and structures into commercial and retail spaces to expand the artistic and commercial reach of the Amalia District • Creating new public spaces in the form of drainage parks, courtyards, and plazas • Attracting new businesses in the arts, culinary fields, entertainment fields, and creative industries into the expanded city center. Creating a car-free zone in the expanded Amalia District to encourage the district’s development as a walkable neighborhood through the creation of the streetcar route, the establishment of new bus routes with a central hub located in the district, expanding sidewalks, and banning personal vehicle use in the district.
AMALIA DISTRICT THEN
54.79448611 ACRES
AMALIA DISTRICT NOW
171.0693387
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FISCAL IMPLEMENTATION STRATEGY ECONOMIC INCENTIVES Economic incentives can help facilitate and support the goals and visions of the town, as well as help address the expected population growth. Economic incentives utilise monetary benefits to encourage or discourage a certain type of behaviour. The following tools are some of the possible directions in which the local authority may decide to utilise: AMALIA DISTRICT TAX CREDIT • ARTIST COLONY: One of the goals of the community was to foster greater cultural presence in the town and this can be done through allowing more artists into the town. To facilitate this migration of artists, the plan has stated that the artist colony should be preserved for the artists only, to foster greater artistic interactions. It would also be helpful if tax credits could be afforded to the artists in the colony, this can act as an encouragement to move into the town.
• LOWER COST OF UTILISING ETHANOL FOR ENERGY: R&D investment into the sugarcane/ethanol development to ensure it is cost effective for residents to switch energy providers, this increases sustainability and reduces the footprint of the town. If successful the plant can supply energy to other towns nearby and as such increase the economic revenue of the town, this also improves and promotes the identity of the town as sustainable and green.
• FOR BUSINESS IN A HISTORIC BUILDING/LANDMARK: It is important to the community that the historical character of the town be preserved, these historic buildings and landmarks face various high costs. They need to be adequately rehabilitated and maintained and also reinforced to ensure that though they become older they are still strong enough to withstand the environmental issues plaguing the town. Tax credits can help ease the costs associated with these properties and encourage the continued use of these properties.
• TAX CREDITS FOR AFFORDABLE HOUSING PROVISIONS: this should be coupled with laws and regulations stating the minimum proportion of a residential development that should be affordable. This mix of mixed income housing reduces the income segregation of a community and tries to incentivise community cohesion across different social classes.
• ROAD TAX: By increasing the tax on car use and ownership in the town, this can discourage the use of vehicular transport and encourage the use of public transport, biking and walking. This is important as it encourages a healthier community and reduces the CO2 emissions of the town. This strategy should be target to non-rural dwellers, and it must be coupled with an efficient public transportation system. • HIGH COSTS FOR DEVELOPERS TO DEVELOP OUTSIDE THE URBAN GROWTH AREA and Lower impact fees for infill development: this is to reduce sprawl and promote higher densities.
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• FINANCIAL INCENTIVES FOR RURAL HOMEOWNERS AND FARMERS: this is to promote the protection of rural and agricultural land. This could be established through a government price match scheme. Such a scheme allows the government to match a developers bid price for rural and agricultural land. Thus the government is able to control the type of developments on the plots and ensure the rural character of the town is protected.
INVESTMENT STRATEGY To achieve a number of the goals and objectives set out in the Fat Tuesday comprehensive plan the government must be able to invest in certain projects. These projects include improving the infrastructure needed to support the incoming population, improving the physical aesthetics and character of the town and investment into the economy to drive economic growth. ECONOMIC DIVERSIFICATION AND STIMULATION • SUGARCANE: Due to the large supply of arable land in the town this presents a unique opportunity for exploitation. This large land supply coupled with Fat Tuesday’s sugar cane plantation allows the town to be position itself as an green, sustainable place. To do this efficiently the economic department in ration to the agricultural representative must invest in improving the yield and production of sugar cane. • FACTORY FOR SPACE PARTS: The development of the Roy A Tucker space center has reached out to Fat Tuesday’s local authority, proposing the development of a manufacturing plant in the town. While the plant will bring about jobs it is necessary that the town makes an investment into the project to actualise the plants development • ETHANOL REFINERY: The town’s history as an oilproducer presents an opportunity for the production of renewable energy sources in the future. The existing oil refinery is an ideal candidate for the production of ethanol made from locally-grown sugarcane. This will require special incentives to induce private investment into the renovation and conversion of the refinery. To this end, Fat Tuesday has designated the parcel of land containing the refinery as an Opportunity Zone under a provision of the 2017 Tax Bill, and Governor Bryant has included it in the state’s final list of recommended Opportunity Zones to the US Treasury Department for further recommendation.
SUPPORT INCOMING POPULATION • INFRASTRUCTURE: infrastructure is important and it is the foundation on which modern life is built. With the incoming population, it is imperative that the current infrastructural goods are not strained as they become inefficient and cause the whole town to suffer. Investments into expanding the sewer and water reach. Education is also an important part of social infrastructure and to accommodate the income school age children, Fat Tuesday will have 3 new elementary schools and 2 new Junior High schools. • RESIDENTIAL UNITS: the increase in population creates a large demand for shelter. The expected 10,000 will require a total of x amounts of households as well as the current population demand for residential units that are more permanent and resilient. This shows that there is a huge supply gap at the moment that the government must fill over time. COMMUNITY DEVELOPMENT • CULTURAL AMENITIES: Cultural amenities are important in creating a sense of community as well as in aiding education. Investments into achieving this vision includes the creation of a large museum in the the Amalia district area, the development of a town library utilising modern architecture and facilities to draw students from the university of Southern Mississippi looking for a less crowded space to study. To aid in cultural revival a city hall and great plaza is to be added to the town’s center.
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INFRASTRUCTURE CAPACITY As discussed in the Investment goals, the current infrastructure in Fat Tuesday is inadequate to meet the expected 2038 population of Fat Tuesday. The future demand of infrastructure such as education, water and sewer were calculated based on the following assumptions: 5% vacancy rate, 2.8 dwellings per acre, a 2.9 household size and the average use of 125 gallons per capita.
Ta ble 14: Wate r and se wer DISTRICT SERVED
TOTAL CAPACITY POPULATION
Existing
1,5,6,7
9,600
Buildout
8,15,16
12,800
1,2,3,4 12,13,14,15
8,000 16,400
NORTH PLANT
SOUTH PLANT Existing Buildout
Source: Fat Tuesday Planning Board | All That Jazz Inc.
FUTURE EXPECTED 2038 POPULATION Northern Fat Tuesday: 13, 400
occupying districts: 1,5,6,7,8,9,15,16
Southern Fat Tuesday: 6, 600
occupying districts: 1,2,3,4,12,13,14,15
Total:
20,000
This clearly depicts an over capacity for the North creek plant, to address this the comprehensive plan proposes the development of a north creek phase 2 wastewater plant, a north east wastewater plant and the expansion of the current south creek plant. This is to ensure the needs of the new development area are met.
INFRASTRUCTURE DEVELOPMENT PROPOSAL North expansion to cover district 8,16, 15 North phase 2 to cover district 9 South expansion to cover District 12,13,14,15
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MAP 14
New Township Water and Sewage
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Fa t Tu e s da y, Mi s s i s s i p p i
Charters Resevoir
3 1
2
LEGEND
SERVICES
Natural Waterbody
1
Huey Long Water Treatment Plant
Service Area
2
Stuey Short Water Treatment Plant
3
Murphy Water Treatment Plant
Flood Plains
Streams Drainage
Sewers System
Streams
N 3 Miles
Source: 2018, Fat Tuesday public records, the department of archives. Produce by: ALL THAT AZZ I C.
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EDUCATIONAL INSTITUTIONS: Currently there are three elementary schools and two junior high schools. With the given influx of population, we estimate an increase in the number of young families moving in, search of better employment opportunities in the semi skilled and skilled sectors. This brings with it, more number of children who would need access to educational institutions. Below is a table highlighting the increase in schools in Fat Tuesday by 2038:
Ta bl e 15 : Gro w t h i n S c h o o ls NO. OF SCHOOLS
NUMBER OF STUDENTS
AREA
Elementary A
NO. OF GRADES IN EACH SCHOOLS TYPE 5
171
7 acres
Elementary B
5
171
8 acres
Elementary C
5
170
7 acres
Junior High A TOTAL
3
513 1636
10 acres
PROPOSED SCHOOL DISTRIBUTION AND DEMAND NO. OF SCHOOLS
NO. OF GRADES IN EACH SCHOOLS TYPE
NUMBER OF STUDENTS
AREA
3 NEW ELEMENTARY SCHOOLS Elementary D
5
170
7 acres
Elementary E
5
170
7 acres
Elementary F
5
170
7 acres
2 NEW JUNIOR HIGH SCHOOLS Junior High B
3
300
8 acres
Junior High C
3
300
8 acres
Source: Fat Tuesday Planning Board | All That Jazz Inc.
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INFRASTRUCTURE PHASING STRATEGY
COST OF DEVELOPMENT
The Fat Tuesday comprehensive plan proposes the expansion of the current sewage plants and the creation of a new water treatment plant in the North east of Fat Tuesday. It also proposes the creation of 5 new schools, 3 new elementary schools and 2 new junior high schools to account for the incoming school age children.
Cost of development provides some strategies that the Fat Tuesday town may find helpful in funding the new proposed developments and the increased use of pubic facilities as a result of the increased population.
The 2038 development project is expected to occur in 2 main phases, with a main initial focus on the Amalia district and the southern development of the town. This is to account for the focus on the historic district and tourism as well as the development and opening of the industrial district. This phase of the development will see the creation of the new stations and the build out of both wastewater treatment plants in the first 2-3 years of the phase 1 development. To curb the population growth in the southern region, the mid phase will be the infill development of the northern parts of Fat Tuesday for the last 3 years of the ten year phase 1 development.
Municipal projects such as the 2038 Fat Tuesday plan is typically financed through public funds. Public facilities can be funded through the general fund and the special revenue fund, this includes grants, public-private partnership (perhaps through the space facility and the ethanol industry),impact fees generated from developers and development agreements. General fund is typically generated from the public through taxes. Other forms of financing includes debt either through a bond or a loan. Bonds include Revenue bonds, Green bonds and General obligation bonds.
The second phase of development involve the development of northern Fat Tuesday, this will include the development of the wastewater plant serving planning district 9 and the construction of new water lines to planned developments and connecting the planning district to the watershed area.
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STAKEHOLDER ENGAGEMENT PROCESS
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In order for this plan to reflect the needs and aspirations of Fat Tuesdians, a multi-step process for engaging with them has been conducted. The process has contained two phases of engagement: pre-plan and post-plan. The pre-plan phase occurred before the drafting of the community plan and took place over a period of months involving a number of steps. • Initial Profiling of Fat Tuesday and Its Challenges: The first step in the process was understanding Fat Tuesday. An academic history of the town and the region occurred, with academic resources primarily coming from the Fat Tuesday Public Library, the Fat Tuesday Department of Records, the United States Census Bureau, and the Library of Congress. In addition, several trips were made from All That Jazz’s headquarters in New Orleans to Fat Tuesday to meet with prominent leaders in the town to get an initial sense of the town’s character, history, and challenges to form a baseline for further inquiry. These leaders included Mayor Martin Graw, the members of the Fat Tuesday City Council, the heads of the municipal departments, the director of the Fat Tuesday Historic and Art Museum, and the editor of Fat Tuesday’s local paper The Hurricane. • Community Brainstorming Meeting: Using the knowledge and information obtained in the initial fact-finding mission, an initial community meeting was planned. It was determined that input from as wide a cross-section of the town’s population would be essential to determining some of the more acute challenges facing the town, as well as initial goals and ideas for future development. Flyers were made and distributed to key public areas of the town, including City Hall, the Amalia District, the Fat Tuesday Public Library, and the various schools. In addition, beginning about two weeks before the scheduled date, two members of All That Jazz, Inc. would travel to Fat Tuesday to table in key strategic locations to talk to individuals about the upcoming meeting. The
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initial meeting was held in the auditorium of the high school and received a tremendous turnout of about 350 people. The meeting involved a number of brainstorming sessions in large and small groups regarding specific challenges the town was facing, as well as a “Wishlist” of potential actions residents wanted to see from their town in the years going forward. Based on the responses given during this meeting, a more complete picture of the town’s challenges and residents’ wishes for their town was formed. • Meetings with Relevant Stakeholders: With a more complete picture of the town’s challenges and opportunities, more directed meetings with key stakeholders in the town were held. Meetings with municipal leaders were held again, this time joined by the President of the Fat Tuesday Chamber of Commerce, the members of the School Board, and the Director of Parks and Recreation. In addition, small meetings with business owners (particularly restaurant, bar, and club owners in the Amalia District), farmers, hospital staff, construction workers, and teachers were also held. Setting up times to meet with all of these groups and individuals proved difficult, and so this process took a number of months to complete, extending the length of the plan’s formation considerably. • Community Meetings on Specific Goals: Based on the recommendations and testimony gathered from the second round of stakeholder meetings, a new round of community-wide meetings were held on specific goals and challenges. The All That Jazz team went into these meetings with challenges and some tentative first policies to address these challenges. These meetings covered the Amalia District, environmental sustainability, attracting business, infrastructure, and livable neighborhoods. Input was requested on the policy proposals, both positive and negative. Turnout was generally high, but varied from topic to topic. The ideas and criticisms expressed at these meetings allowed for a refining of the policy proposals and the goals of the plan, allowing the plan to take shape.
• Community Meetings on the Plan: Two meetings on the plan were scheduled to be held in the auditorium of the high school. In both meetings, members of the All That Jazz team first presented the plan, including its goals, challenges, and policy recommendations to the audience. A Q&A session was then held, followed by a brainstorming session where audience members could praise or criticize various aspects of the plan in a more intimate setting. Between the first and the second meetings, the All That Jazz team used the recommendations made by the audience to recalibrate some of the policy recommendations and goals of the plan. The second meeting held the same format as the first, and included noticeably fewer criticisms and more praise from the audience. Nevertheless, some criticisms remained, and the All That Jazz team used those criticisms to amend the plan before releasing the final version of the plan.
Determination of Consensus by Council: Once the public hearing has ended, the Council will review the modification proposals submitted by members of the community and debate whether to modify the plan accordingly. • FINAL VOTE ON THE PLAN: Once the Council has debated all of the proposed modifications to the plan, a final vote on the plan is taken up by the Council. The Council votes on the most current version of the plan. If a majority votes for the plan, then the plan is adopted and becomes a municipal ordinance. If the Council fails to reach the majority threshold on the plan, the plan fails and nothing changes.
The second phase of the engagement process is known as the “Post-Plan” phase. Designed to occur upon the release of the plan, this stage is decidedly more political and institution-focussed than the “Pre-Plan” phase. • Plan Review Public Hearing: When this plan is submitted, the first step will be for it to go before the Fat Tuesday City Council for a Public Hearing. Like the final two community meetings in the “Pre-Plan” phase, the Public Hearing will begin with a presentation to the Council by the All That Jazz team. Once the presentation has been given, a Q&A period will be held. Council-members will be first allowed to ask questions and clarifications, and then it will open up to members of the public present at the hearing. Following this, individuals and interest groups will then be allowed to make comments on the contents of the plan in order to sway the Council-members. This will also be the time where members of the community can submit final modifications to the plan for the consideration of the Council.
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