Biloxi, Mississippi

Land Development Regulations
   

For the City of Biloxi, Duncan Associates revised and integrated its zoning regulations, subdivision controls and related land development regulations. Over the previous decade, Biloxi had taken on a dramatic dual personality. While it was still the charming 300-year old home of historic houses, gulf beaches and Keesler Air Force Base, it had taken on a swift-paced gaming resort image. Unfortunately, the City's development regulations had not been revised to accommodate the change. In addition to ensuring that regulations were consistent with a new comprehensive plan,

the code update process addressed several topics. Existing zoning districts were reviewed and opportunities for elimination or consolidation of existing districts, particularly the CBD districts, were evaluated. Special attention was given to the regulation of pawn shops, bars, lounges, adult book stores, video outlets, and other places of adult-entertainment. Revisions provided a better definition of such uses and offer alternative strategies for regulating their location and operation. Revisions to density, intensity and dimensional standards were examined, as was the use of lot coverage and impervious coverage standards. The use of buffers and floor area ratios to address development intensity and land use compatibility were looked at. Three specific issues relating to building height were closely examined. They included: methods of ensuring that building heights (particularly near the waterfront) did not adversely impact surrounding neighborhoods and historic areas; measures to protect designated scenic vistas; and strategies for protecting flight paths around from encroachment by tall buildings. Opportunities were identified for streamlining the City's development review and approval process. Among the techniques that were explored were delegation of additional authority to staff and administrative committees and use of a planning commission "consent" agenda.

Period:  January 2000 - August 2003               Contact:   David Staehling
Team:    Duncan Associates                                             Community and Economic 
             Market Research Institute                                   Development Director 
             Coastal Management                                          601.435.6280 
             Curtis J. Sartor, NOMA