Okolona Master Plan: A Comprehensive Plan for the City of Okolona 2020 - 2040

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in partnership with

Fred Carl, Jr. Small Town Center—2020 Okolona, Mississippi

Fred Carl, Jr. Small Town Center www.smalltowncenter.org Mississippi State University P.O. Box AQ Mississippi State, MS 39762

All artwork and photographs property of the Small Town Center. Use by permission. All rights reserved. No part of this book may be reproduced in any form or means, electronic or mechanical, including photocopy, recording, or any other information storage and retrieval system, without written permission from the publisher and the artists.

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Small Town Center

Okolona, Mississippi

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Table of Contents

Executive Summary 07 Project Overview 08 Planning Team 10 Community Engagement 12 Background + Analysis 21 Community Overview 22 Assets + Opportunities 48 Significant Findings 67 Community Vision 75 Vision Statement 77 Community Branding 80 Goals + Objectives 83 Land Use Plan 109 Existing Land Use 110 Growth Strategy 119 Future Land Use 123 Housing + Infrastructure 127 Housing Strategy 129 Transportation Improvements 134 Community Facilities 138 Parks + Open Space 142

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Small Town Center

Implementation Plan 145 Implementation Team 148 Implementation Matrix 150 Resources 162 Economic Development Analysis 169 Economic Development Analysis 170 Methodology 178 Appendix 181 Complete Streets Sample Ordinance 182 Sample Tree Ordinance 184 12 Indicia of Reasonableness for Annexation in MS 185 Complete Street Design Techniques 186 Definitions 187 End Notes and Sources 188

Okolona, Mississippi

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Executive Summary

“Communities can be shaped by chance, or they can be shaped by choice. We can keep on accepting the kind of communities we get, or we can start creating the kind of communities we want.”

– Richard Moe National Trust for Historic Preservation

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Small Town Center

Executive Summary

EXECUTIVE SUMMARY In response to a recent annexation and a need to update their 50 year old Comprehensive Plan, the Okolona community has made a choice to be proactive about setting a vision for its future. The community no longer wants to accept what happens by chance, and instead, has decided to begin creating a community that reflects the values of the people who live there.

established by those who participated in the planning process. The plan serves as a decision making guide for Okolona, and although it contains the tools and resources required for implementation, it is ultimately up to the community to enact the recommendations provided in the plan. The success of any plan lies in the hands of those who are in a position to implement it.

As a result, the Fred Carl Jr. Small Town Center (STC) at Mississippi State University was asked to assist the community in creating a comprehensive master plan to guide future growth and development in Okolona. A “comprehensive plan� as defined by the Mississippi Legislature is a statement of public policy for the physical development of a municipality adopted by resolution of a governing body, consisting of longrange goals and objectives, a land use plan, a transportation plan, and a community facilities plan.1 The Okolona Master Plan meets and exceeds the requirements set by the State of Mississippi and can thus be used as a legal basis for zoning amendments, once adopted. The Okolona Master Plan is a road map for the future of the community

Okolona, Mississippi

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Executive Summary

Project Overview In January 2020, the Small Town Center at Mississippi State University kicked off a seven month planning process which resulted in a master plan for the City of Okolona, Mississippi. Funded in part by the National Strategic Planning and Analysis Research Center, NSPARC, the Okolona Master Plan sets a 20-year vision for the Okolona community and establishes goals and objectives for land use, housing, transportation, community facilities, and economic development, among others.

Phase 3 included the development of different elements of the plan, including those areas specifically required by state statute. Existing and future land use was analyzed and projected, transportation infrastructure was evaluated, and the town’s community facilities needs were addressed. Other key topics were also included in the development of the plan, like housing, parks and recreation, and specific sites, as necessary.

During the initial phase, the Small Town Center conducted background research, collected and analyzed demographic and economic data, engaged the local community, discovered the town’s assets and liabilities, and developed significant findings that informed the next phase of the project. In Phase 2, the findings discovered in Phase 1 were used to develop a vision for the community and identify key issues that guide the direction of the plan. Goals and objectives were developed that address the significant findings and provide a framework for further plan development.

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Small Town Center

Project Overview

THE SMALL TOWN CENTER’S PLANNING PROCESS Phase 1

Discovery

Phase 2

Visioning

• Background Research • Community Vision • Data Collection + Analysis • Identification of Goals • Assets + Liabilities • Goals + Objectives • Significant Findings

Phase 3

Phase 4

• Land Use • Transportation • Community Facilities • Housing

• Adoption • Policies • Projects • Management • Review + Revise

Development

Implementation

Community Engagement At the heart of the Okolona Master Plan is an implementation plan that outlines policies, projects, and management tools along with resources that will help the Okolona community realize the vision set in the plan. Key stakeholders and organizations have been identified as partners who have a role to play in the implementation of the plan. Okolona’s mayor and board of aldermen certainly have a role to play, but so do business leaders, local residents, and organizations such as Okolona Main Street and the Okolona Chamber of Commerce.

Okolona, Mississippi

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Executive Summary

Planning Team The Okolona Master Plan is the product of the people of Okolona and Chickasaw County who worked together to create a vision for their community. Technical assistance was provided by the Small Town Center and its partner organizations, but the vision set forth in the plan belongs to the Okolona community itself. The STC team acknowledges the following people and entities for their contributions to the Okolona Master Plan:

Fred Carl Jr. Small Town Center Leah Kemp, AIA - Project Director Anne Welch, Community Planner - Project Manager Fran Pharis, AIA - Architect

NSPARC Steven Grice, Ph.D. - Interim Executive Director Mike Taquino, Ph.D. - Deputy Executive Director Michael Spanbauer, Ph.D.- Research Associate

City of Okolona Sherman Carouthers - Mayor Kim Collins - City Clerk Jesse Carouthers - Ward 1 Bennett Moore - Ward 2

Kelvin Stanfield - Ward 3 Imogene Armstrong - Ward 4 Mary Gates - Ward 5 Shirley Bogan- Ward 6

Okolona Planning Team Patsy Gregory Chad Spence Liz Brown Georgia Fields Annie Gordon Oliver Johnson

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Carolyn Jones Sherry Ray Terry Tucker

Small Town Center

Planning Team

Okolona Community Participants Junaita Abrams Shakira Crowley Makel Gandy Sherman Carouthers Tony Carter Patsy Gregory Rachel Hearn Morgan Hearn Mari Hearn Sue Blankenship Carolyn Adair Marsha Gates Maberlean Brown Nellie Adams Vera Mitchell M. Beth Jesse Carther Daris Bailey Boe Gregory Debbra Ashetter Georgia FieldsRichardson Nancy Schreck Juanita Abram

Carolyn Jones Chris Jones Barbara Walker Howard Gunn Earl Blanch Regina Dickens Jerome Smith William Bailey Virginia Ezell Angela Bobo Martha Henson Rob Henson Sarah Jenkins Shirley Gadden Kennedy Kesha Bogen Larry Hall Perlie Hampton Zette Moore Johnson Elizabeth Jenkins Susan Siblety Chris Srew Alison White Oliver Johnson III Jeffrey Boyce

Okolona, Mississippi

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Executive Summary

Community Engagement

STC director Leah Kemp leads community stakeholders in a discussion about Master Planning.

Community Engagement Effective community engagement is a critical part of the Small Town Center’s approach to community planning. In fact, our planning approach is driven by ongoing input from the community, with the STC serving as facilitators of the planning process. In Okolona, a local planning team comprised of members that represent strategic sectors of the local community provided the foundation for the plan. Members of the Okolona community attended a community meeting designed to engage citizens and provide opportunities for open discussion and honest feedback. In addition, the Small Town Center team used social media to involve the community in the development of the plan. Several residents responded to the STC’s Webex Live video of the 12

community meeting with their vision and goals for Okolona. The STC team also received relevant feedback from meeting participants in response to a follow-up survey. Finally, extra efforts were made to include feedback from representatives of minority groups, such as the youth and elderly residents of Okolona. The result of these community engagement activities and public outreach initiatives is a plan that reflects the hopes and dreams of the Okolona community. The community vision reflected in this plan, along with the findings and recommendations made in response to that vision, were all created based on input from members of the Okolona community.

Small Town Center

Community Engagement

Community members had many conversations and participated in several feedback stations at the Okolona community meeting in January 2020.

Timeline of Key Activities: January 27, 2020 - Initial community meeting and input session with the Small Town Center February 2020 - STC team interviews stakeholders and community members April 6, 2020 - Online community review of plan’s Vision and Goals June 2020 - Document presented to the community for adoption.

Okolona, Mississippi

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Executive Summary

Community Meeting Feedback Retail, Commercial + Industrial Development Many buildings are available for use, however retail is still perceived to be lacking within the City. The recent annexation provides an opportunity for the expansion and growth of Okolona’s industrial sector. A growth in locally owned businesses and restaurants would not only attract shoppers to downtown, but also provide more summer and afterschool job opportunities for the youth of the city.

Health + Safety Okolona has a number of great health clinics, however, the City could also benefit from a local after hours clinic to provide for the emergency health needs of local residents. The deteriorating condition of the physical infrastructure of the City discourages the use of active modes of transportation such as walking and bicycling.

Flooding and inadequate

drainage systems are a concern of the community as well.

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Small Town Center

Community Engagement

Downtown Development Although Okolona’s downtown currently provides for many of the residents’ daytime needs such as banking, groceries, doctors offices, and community center activities, the creation of a wholesome nightlife and engaging downtown would create a sense of place as well as encourage people to shop locally for their entertainment and leisure activities. There are several building vacancies along the Main Street corridor, which provide an opportunity to attract new businesses.

Downtown Residents of the community mostly spend time downtown for daytime needs and activities.

The

Carnegie Library, Excel Commons, City Park, and Rockwell Auditorium all attract community members to the downtown. Churches are also an important gathering space for residents of the Okolona community.

Okolona, Mississippi

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Executive Summary

Community Meeting Feedback Parks and Recreation The sportsplex area serving the school is a benefit for the whole community. The conversion of vacant lots into neighborhood parks or outdoor gyms could provide residents across the city with opportunities for recreation and other healthy activities. An increase in bicycling and walking infrastructure would benefit residents, tourists, and businesses across the City.

Community and Civic Spaces Excel Commons is a much loved community space within the community and provides many opportunities to the residents and youth of the city. Okolona has many opportunities and buildings that could potentially be used for civic and community spaces, such as empty buildings downtown, the Okolona College property, and Wilson Park; however these areas will need considerable renovations.

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Small Town Center

Community Engagement

Transportation Repairs to the current residential streets and sidewalks are needed, however the small size of Okolona allows for small projects to have a greater impact on the community. A streetscaping and wayfinding plan focusing on gateways, downtown, and commercial corridors could encourage people driving though Okolona to slow down and visit locally owned businesses and stores. Popular areas of travel for residents include the commercial corridors along the highways that intersect the town such as Monroe Avenue and Church Street, Main Street and parallel residential streets, as well as routes to both schools and job centers such the industrial area of town.

Okolona, Mississippi

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Executive Summary

Community Meeting Feedback Housing The overall quality of housing on all levels in Okolona is a concern of the residents. Preservation of the historic homes in the city could bolster tourism to the city. A plan to increase the amount of affordable single family and multi-family housing in Okolona could provide residents with greater opportunities to become homeowners.

Opportunities and Assets Vacant lots and buildings provide opportunities for new businesses, arts and cultural spaces, creative placemaking, and more housing for residents. The historical industrial background of the community is viewed as an asset that helped grow the town in its heyday and could be an opportunity for pursuing future industrial growth.

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Small Town Center

Community Engagement

Challenges and Areas for Growth Growth of the existing industrial base and development of a new industrial park beside the airport are both areas the City could use to increase its tax base and provide more job opportunities for its residents. Improvements and renovations to the current schools could help attract major employers to the area.

Okolona, Mississippi

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Small Town Center

BACKGROUND + ANALYSIS

Okolona, Mississippi

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Background + Analysis

BACKGROUND + ANALYSIS Before a community begins thinking about and planning for its future, it is important to place things in proper context by exploring the community’s present conditions and circumstances. The Small Town Center conducted a thorough analysis of Okolona to provide the proper foundation from which to build a strong plan for Okolona’s future.

Community Overview Incorporated in 1850, the City of Okolona is located within Chickasaw County, and currently serves as one of two county seats. Located in the Black Belt of northeast Mississippi, Okolona was named for a local Chickasaw warrior, Oka-laua, meaning peaceful, yellow or blue water. Few structures and buildings from the early settlement and antebellum period

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remain; however many historic homes and buildings remain along Main Street and in the Historic Districts. From 1850 to 1950, Okolona served as a major center of trade and a center for the transportation of cotton to market, a commercial center for the surrounding local rural areas, and a center for government as one of two county seats serving Chickasaw County. In 1859, the Mobile and Ohio Railroad was constructed in Okolona, connecting the city to Mobile, Alabama. The economic prosperity of Okolona grew and relied heavily on the ginning and transportation of cotton from the surrounding agricultural areas to market. Okolona was still a newly formed community at the start of the Civil War, however the railroad made the city a significant location and numerous battles

Small Town Center

Community Overview

took place in the surrounding areas between 1862 and 1864. Houses and public buildings in Okolona were often used as hospital sites throughout the war.

the contributing residential architecture in the current Historical District was a direct result of the prosperity brought by the railroad and the commerce the town provided for Chickasaw County.

Early development of the City occurred during the early 1900s perpendicular to the railroad along the existing Main Street; however no buildings from this time period remain, as many were destroyed in the Civil War. Between 1907 and 1915, Okolona grew into a modern city with the installation of a telephone and sewer system. Almost all

Okolona College, previously the Okolona Normal and Industrial School, opened in 1902 and provided local African American highschoolers and adults with higher education and industrial training until its close in 1965.

Okolona Railway Station, 1916, photo courtesy of msrailroads.com

Okolona, Mississippi

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Background + Analysis

A postcard from the MDAH archives shows the North Side of Main Street in Okolona, date unknown.

The Great Depression hit Okolona hard, as shown by the 47% decrease in population between the 1920 and 1940 census figures. During this time all three banks closed, and the railroad was the only major employer in the city. Additionally, the exponential growth and construction previously experienced by the city halted. In contrast to the previous boom of construction, the only

important part of Okolona’s economy. During its manufacturing heyday, the city was home to more than 25 factories making furniture.

significant project during this time period was the construction of a new Post Office in 1937, built with Public Works Administration funding.

left unchanged for 50 years until the development of this current plan.

The City experienced economic growth in the period following World War II. Beginning in the 1960s and continuing through the 1990s, the furniture manufacturing industry grew to be an

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On August 22, 1969, Okolona adopted a Comprehensive Plan that guided the development of the city. Although comprehensive plans are typically revisited every 20 years, this plan was

Located at the intersection of Highway 41 and Highway 245, Okolona lies 28 miles north of West Point, 20 miles south of Tupelo, 24 miles southeast of Pontotoc, and 21 miles northwest of Aberdeen. Okolona is also served by the Kansas City Southern Railway Company,

Small Town Center

Community Overview

a 27-mile long local line railroad that runs from Baldwyn to Okolona, Mississippi, operating out of Tupelo.

area, the Magnolia Festival in July and in December a ‘Christmas in Okolona Open House’ and Christmas Parade.

In 2000, Okolona became a member of the Mississippi Main Street Association, which helps communities work to preserve their unique heritage while building vibrant commercial districts using a Four Point Approach. Okolona is home to several annual community festivals, including an Annual Awards Banquet to honor those who have made special contributions to the

The Okolona College campus and remaining buildings are a designated historical site.

Okolona, Mississippi

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Background + Analysis

A historic stained glass clock overlooks Main Street from the corner of the Bank of Okolona

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Small Town Center

Community Overview

Population To plan for Okolona’s future, it is important to understand the demographic characteristics of the people who live in the community. Attributes such as race, age, and gender create a picture of what a community looks like and historic population trends can be analyzed to project future population growth.

Race + Ethnicity Okolona has an estimated population of 2,603 residents, 19.0% of which are white and 80.5% of which are AfricanAmerican. Okolona has no Hispanic or Latino residents. As a percentage of total population,

Okolona is 34.7% less white than Chickasaw County, and 42.9% more black than the State of Mississippi. Members of the Okolona community report good relations among the various racial demographics. The Okolona Separate Municipal School District’s student racial population is 100% African American, and the members of the public have described their struggle to mesh the predominately Confederate Civil War history of the area with the large African American population of the town. The town does have a strong youth sports programs, and a vibrant community that celebrates its cultural heritage at community events.

POPULATION BY RACE White 0.5%

African-American

Other

3.0%

43.3%

3.6%

37.6%

80.5%

53.7%

58.8%

19.0% OKOLONA

CHICKASAW

MISSISSIPPI

Source: U.S. Census Bureau, 2013-2017 Am. Community Survey 5-Year Estimates

Okolona, Mississippi

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Background + Analysis

POPULATION BY AGE + SEX Female

Male

< 5 years 5 - 14 years 15 - 24 years 25 - 34 years 35 - 44 years 45 - 54 years 55 - 64 years 65 - 74 years 75 - 84 years > 85 years -

50

100

150

Source: U.S. Census Bureau, 2013-2017 Am. Community Survey 5-Year Estimates

Age + Gender A large portion of Okolona’s population is comprised of school-age children, along with young adults age 25 to 34 years old. There is a likely parent-child correlation between these two population categories. At the time of the 2010 Census, Okolona’s population was 47.2% male and 52.8% female, with the older age groups having a significantly higher ratio of females to males.

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Small Town Center

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Community Overview

POPULATION CHANGE OVER TIME population

Linear (population)

4000

POPULATION

3000

2000

1000 1860

1870

1880

1890

1900

1910

1920

1930

1940

1950

1960

1970

1980

1990

2000

2010

2020

YEAR

Source: U.S. Census Bureau

Change Over Time Over the past century, Okolona’s population has grown steadily, despite several ups and downs. Its largest increase in population occurred between 1910 and 1920, corresponding with the industrial boom in Okolona. The 47% drop in population between 1920 and 1930 shows the devastating effects the Great Depression had on Okolona. Population decline in this era can also be attributed to the Great Migration, which began in 1916. The uptick in population between 1950 and 1990 correspond with the growth of the furniture manufacturing industry, which began declining in 1990 resulting in the slightly downward population trend that we see today.

Okolona, Mississippi

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Background + Analysis

POPULATION PROJECTION: OKOLONA 3000

2500

2000

1500

1000

500

0 2010

2015

2020

2025

2030

2035

2040

2045

2050

Source: State Data Center of Mississippi, Projection by Small Town Center

Projected Growth Future population is difficult to project, with birth and death rates, as well as in-migration and outmigration impacting population growth and decline. Community factors also contribute to population change, including the availability of jobs, the quality of healthcare, and the performance of the public education system. In 2012, the Mississippi Institutions of Higher Learning released a 15 year projection of population by county using the cohort component method to make projections based on 2010 Census data. The cohort component method uses fertility and mortality rates for population sub-groups along with migration rates to estimate future population. This data was used by the State Data Center to project populations for Chickasaw County over the next 30 years.

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Based on the 20-year time horizon for the Okolona Master Plan, it is necessary to project population through at least 2040. Assuming the trends for Chickasaw County are the same for Okolona, county data was extrapolated to produce population projections for Okolona through 2050. These show a slight slow, decrease from over 2,962 residents in 2010 to nearly 2,096 residents in 2040. Based on the population projections and trends over the past 35 years, it is reasonable to assume that Okolona’s population will remain in the 2,000-3,000 range for the foreseeable future. It is important to note, however, that a significant economic investment in the Okolona community, such as expansion or development of new industry, would bring about a higher rate of growth in Okolona’s population than what is projected.

Small Town Center

Community Overview

Population Comparison with Nearby Cities City Okolona Verona Houston Amory Aberdeen Tupelo Pontotoc Fulton West Point Starkville

Distance 0 14 15 15 16 19 22 27 27 38

Population 2,692 3,006 3,623 7,316 5,612 34,546 5,625 3,961 11,307 23,888

Source: Google Maps, U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Comparable Cities Okolona is within 50 miles of several comparable cities. It’s two largest neighbors are Tupelo and West Point, which are 19 and 27 miles away, respectively. Within a short drive, Okolona residents can be in any of six similar sized cities. It’s nearest neighbor, Verona, is 14 miles north with a slightly larger population. Twenty seven miles to the south is West Point, with nearly four times the population of Okolona.

Okolona, Mississippi

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Background + Analysis

Source: U.S. Census Bureau, 2012 Economic Census of the United States

Employment + Economy A diversified economy combined with good opportunities for employment is one of the foundations for a prosperous and sustainable community. Towns with one or two major companies who employ a disproportionate percentage of a town’s residents are at risk of a major setback should that company shut down or move its operations to another location. An understanding of Okolona’s existing economic conditions helps to inform the Small Town Center’s recommendations for strengthening the local economy.

Top Employers Based on an estimated labor force of 7,302 persons within Chickasaw County, Okolona’s largest employers, United Furniture Industries who employs roughly 1,200 people, provides jobs

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for nearly 16.43% of the labor force in Chickasaw County. Because of the positive impact this and other large companies and organizations have on the community, special care should be given to ensure the success of existing industries in Okolona and Chickasaw County.

Employment by Industry Okolona’s economy is heavily dependent on manufacturing, with 50.5% of jobs in that sector alone. Okolona’s manufacturing sector represents 50.5% of the town’s total jobs, compared with Mississippi’s 13.3%, a difference of 37.1%. This means that Okolona’s workers are more than three times as likely to have jobs in the manufacturing sector as those in the rest of the state.

Small Town Center

Community Overview

Also of note, the healthcare and social assistance sector is on par with the percentage of total jobs in Mississippi (14.7%). The retail trade sector in Okolona has a 4.5% difference in comparison to the rest of Mississippi, which shows an opportunity for employment growth in the retail sector in Okolona.

INDUSTRY AS A PRECENTAGE OF TOTAL EMPLOYMENT

3.9% 4.8% 5.6% 7.3%

50.5%

7.3% 14.7%

Manufacturing Healthcare + Social Assistance Retail Trade Educational Services Accomodation + Food Services Administrative + Support Services Other Services Public Administration Information Finance + Insurance Agriculture + Forestry Construction Wholesale Trade Utilities

Source: U.S. Census Bureau, 2013-2017 Am. Community Survey 5-Year Estimates

Note: The total # of jobs for Mississippi includes the following industries, which did not employ people in Okolona: mining, quarrying, oil + gas extraction, management of companies. Table data source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Okolona, Mississippi

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Background + Analysis

Source: Federal Reserve Bank of St. Louis, Economic Research Division

Unemployment A community’s unemployment rate is defined as the percentage of individuals in the labor force who are currently unemployed. The unemployment rate is often viewed as an indicator of economic conditions, rising during tough economic times and falling when the economy is growing and jobs are plentiful. It is important to note that the unemployment rate is considered a “lagging indicator,” meaning that it generally rises or falls in response to changing economic conditions, as opposed to anticipating them. The chart above shows the impact the Great Recession had on the Chickasaw County economy between 2008 and 2012. Currently, the county’s average unemployment rate is at its lowest point in the since 2000, almost 20 years, indicating a strong economy.

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Small Town Center

Community Overview

ANNUAL SALES TAX DIVERSIONS TO OKOLONA $350,000.00 $300,000.00 $250,000.00 $200,000.00 $150,000.00 $100,000.00 $50,000.00 $-

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

Source: Mississippi Department of Revenue, Annual Reports 2003-2019

Sales Tax All sales of tangible personal property and many services in the State of Mississippi are subject to a 7% sales tax, which is based on gross proceeds or gross income, depending on the business type. Each month, the Mississippi Department of Revenue distributes 18.5% of the sales taxes collected within a municipality during the previous month back to the municipality. Okolona does not currently have a tourism tax on hotels, motels, and prepared food and beverages to promote tourism within the city, however it does provide Historical Tax Credits to developers in an effort to encourage the renovation of and improvement of older buildings and homes. In 2019, Okolona’s sales tax proceeds totaled $288,120, a 2% increase from the previous year.

Okolona, Mississippi

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Background + Analysis

MEDIAN HOUSEHOLD INCOME COMPARISON WITH NEARBY CITIES $ 50,000

$45,161

$ 45,000 $ 40,000 $34,561

$ 35,000

$46,305

$36,700

$36,544 $31,382

$31,178

$ 30,000 $ 25,000

$23,799

$23,788

Okolona

Verona

$28,571

$ 20,000 $ 15,000 $ 10,000 $5,000 $-

Houston

Amory

Aberdeen

Tupelo

Ponotoc

Fulton

West Poi nt

Starkville

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Household Income A community’s median household income (MHI) refers to the income level at which half the households in the community earn more and half earn less. MHI is often used to determine housing affordability and is a good predictor of a community’s wealth. Comparing Okolona with the same cities previously used to compare population, Okolona is slightly behind the other communities with an MHI of $23,799.

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When compared with Chickasaw County, the state of Mississippi, and the United States, Okolona’s median household income (MHI) falls below the others. The chart on the opposite page shows how household income is distributed among income ranges. As you will see, more than half (53.5%) of households in Okolona make less than $25,000, with roughly one quarter (23.6%) of households earning between $25,000 and $50,000. The remaining quarter (22.8%) is divided among higher income ranges.

Small Town Center

Community Overview

23,799

33,579

42,009

57,652

MEDIAN HOUSEHOLD INCOME

OKOLONA

CHICKASAW COUNTY

MISSISSIPPI

UNITED STATES

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

HOUSEHOLD INCOME DISTRIBUTION Less than $10,000 7%

3%

$10,000 to $14,999 17%

$15,000 to $24,999 $25,000 to $34,999

11%

$35,000 to $49,999

10%

$50,000 to $74,999

10%

$75,000 to $99,999 14%

$100,000 to $149,999

26%

$150,000 to $199,999 $200,000 or more Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Okolona, Mississippi

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Background + Analysis

BUILDING PERMITS - 2019 Commercial

Residential

17%

83%

Source: City of Okolona

Building Permits The number of building permits issued by a municipality is an indicator of growth and development, which also provides a glimpse into the overall economy. Increases in the number of permits issued is an indicator of a growing economy and is be a predictor of expected growth. Looking at permits issued in 2019 for new construction and renovation (not including those for roofing, signage, demolition, siding, moving, and painting), Okolona saw 66% more residential permits (24) applied than commercial (5). This snapshot of this growth indicator shows that residential is being more heavily invested in than commercial properties.

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Small Town Center

Community Overview

Okolona’s oldest residential neighborhood (pink) is adjacent to Main Street, while newer subdivisions (yellow) were built after World War II or later.

Housing

Neighborhoods

The availability of safe, code standard, affordable housing is something that every family and household desires. An analysis of Okolona’s existing housing stock provides insight into the housing related issues that need to be addressed to ensure a vibrant and prosperous community.

The housing pattern in Okolona is similar to those typically found in small towns throughout the southern United States. Older homes were built on land near Okolona’s Main Street, with newer homes and neighborhoods built in small groupings on the outskirts of the downtown. The historic residential neighborhood (highlighted in pink in the image above) is characterized by a standard grid street network, which is mostly copied in the newer neighborhoods (highlighted in yellow). Homes in the newer neighborhoods were primarily built before and immediately after World War II, with several of Okolona’s oldest homes and buildings dating to the Civil War era. Okolona’s urban form and street grid are compact, and the suburban sprawl typically seen in the post-war era of the 1960s, 70s, and 80s does not have a large presence in Okolona.

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates]

Okolona, Mississippi

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Background + Analysis

HOUSING BY UNIT CHARACTERISTIC

Single Family

10.3% 5.8%

Two Family Multi-Family 83.9%

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

20.3%

Renter Occupied

Vacant

14.9%

15.7%

12.20%

29.2%

31.9%

36.20%

46.5%

70.8%

68.1%

63.80%

CHICKASAW COUNT Y

MIS S IS S IP P I

U NI T E D STAT ES

53.5%

OKOLONA

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

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The vast majority (63.3%) of Okolona’s housing stock is comprised of single family, detached housing, with the second most common housing type being mobile homes (20%). Smaller single-digit percentages represent multi-family housing in all categories, including duplexes and dwellings with 3+ units. Multi-family housing comprises 16.1% of the housing stock in Okolona.

Housing Occupancy

HOUSING OCCUPANCY Owner Occupied

Housing Characteristic

Small Town Center

Of Okolona’s estimated 1,253 homes, almost half are owner-occupied, with 46.5% of them renter-occupied, and the remaining 20.3% vacant. Okolona has a much higher proportion of renteroccupied housing and vacant housing than Chickasaw county, the state of Mississippi, and the United States. Okolona also has a number of affordable housing units available with an estimated 257 low income apartments within the city.

Community Overview

Housing Age The majority (62.4%) of Okolona’s housing stock has been built within the last 50 years. Only an estimated 66 new homes have been built since 2000, representing just 5.3% of total housing in Okolona.

HOUSING AGE Built 2014 or later (none) 11%

Built 2010 to 2013 (none)

5% 9%

6%

Built 2000 to 2009 Built 1990 to 1999

9% 22% 12%

Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959

26%

Built 1940 to 1949 Built 1939 or earlier

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Housing Value Okolona’s median housing value for owner occupied houses is $59,600, meaning half the homes in Okolona have a value higher than $59,600 and half the houses have a value lower than that. Almost two-fifths (40.9%) of Okolona’s housing is valued at less than $50,000, while 43.6% of Okolona’s housing is valued between $50,000 and $100,000.

OWNER OCCUPIED HOUSING VALUE Less than $50,000

3%

$50,000 to $99,999 10%

$100,000 to $149,999 41%

$150,000 to $199,999 (none) $200,000 to $299,999 $300,000 to $499,999

43%

$500,000 to $999,999 $1,000,000 or more (none)

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Okolona, Mississippi

41

Background + Analysis

RENT AFFORDABILITY

(RE NT AS A % O F H O U SEH O LD I N CO M E)

50.2%

50.0%

46.8%

50.6%

49.8%

50.0%

53.2%

49.4%

OKOLONA

CHICKASAW COUNTY

MISSISSIPPI

UNITED STATES

Cost Burdened (> 30%)

Not Cost Burdened (< 30%)

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Rent Affordability Housing affordability is defined by the U.S. Department of Housing and Urban Development as spending less than 30% of gross household income on housing expenses. This includes principal, interest, taxes and homeowner’s insurance for homeowners, and rent payments for those who rent or lease their home. When a household pays more than 30% of household income on housing expenses, they are said to be “cost burdened.”

42

In Okolona, renters pay on average $292 less per month on housing expenses than homeowners with a mortgage. However, homeowners without a mortgage pay the least amount per month on housing expenses at an average of $324 per month. When compared with larger geographies, Okolona renters are slightly more cost burdened than their counterparts in Mississippi with 50.2% of renters paying more than 30% of their household income on rent. Chickasaw County residents are comparably cost burdened (0.2% less) as Okolona residents.

Small Town Center

Community Overview

HOUSING AFFORDABILITY WITH A MORTAGE (H O U S I NG E X P E NS ES A S A % O F H O U S E H O L D I N CO M E )

44.1%

41.7%

55.9%

58.3%

OKOLONA

CHICKASAW COUNTY

36.3% 35.5%

63.7% 35.5%

MISSISSIPPI

Cost Burdened (> 30%)

UNITED STATES

Not Cost Burdened (< 30%)

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Overall, homeowners with a mortgage in Okolona pay a slightly smaller percentage of their household income on larger expenses than renters, showing the need for more affordable housing options within Okolona.

U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Okolona, Mississippi

43

Background + Analysis

Mobility People and goods move around places in various ways and through various means. Although the vast majority of Americans travel by car, alternative modes of transportation, such as bicycles and transit, are becoming increasingly popular, especially in urban areas. In addition, goods are transported not only on roads and highways, but along railways, waterways, and through air travel.

Automobile Okolona’s two major highways are Mississippi Highway 41 and Mississippi Highway 245. Built along an old Indian trail, Mississippi Highway 41 runs 31.4 miles southeast-northwest from Hwy 45 near Wren northwest to MS 9 in Pontotoc. Mississippi Highway 245, also known as Old 45, runs north-south from Hwy 45 below Okolona north to Shannon, where it continues north to Tupelo as MS 145.

Functional Classification System The U.S. Federal Highway Administration’s functional classification system divides roads into three hierarchical categories: arterial, collector, and local roads. Arterial roads are designed with long distance travel in mind and typically allow for higher speeds and fewer points of access. Collector roads are designed to connect local roads to arterial roads and typically seek to balance access and mobility with moderate speeds. Local roads are most common and value access over speed of travel, thereby limiting through traffic. The majority of Okolona’s roads are local roads, with Hwy 41 classified as an arterial road and Hwy 245 classified as a collector, as depicted in the map below.

Okolona’s road network as designated by the functional classification system: minor arterial (yellow), major collector (light blue). Okolona has no roads functionally classified as major arterials or minor collectors, all others are local roads.

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Small Town Center

Community Overview

Source: Mississippi Department of Transportation, 2018

Daily Traffic The Mississippi Department of Transportation (MDOT) conducts traffic counts throughout the state to estimate volume on its highways and roads. The table above summarizes the latest average daily traffic (ADT) estimates provided by MDOT, with Okolona’s busiest intersections at the top of the list. As depicted in the table above, Hwy 41 is Okolona’s busiest corridor, with MS 245 (Church Street) listed as Okolona’s second most travelled corridor.

Okolona, Mississippi

45

Background + Analysis

Bicycle Okolona’s bicycle infrastructure is currently nonexistent with no dedicated bike lanes, multi-use paths, or share the road signage currently present in town. Although bicycles are always allowed as vehicles on roads and streets, infrastructure such as striping, signage, and buffers create an environment that makes bicycle riders feel safe on the road. Sidewalks along Main Street in front of the library.

Sidewalks Okolona’s pedestrian infrastructure consists of sidewalks in both residential and commercial areas mostly in the older areas of the city. The condition of the existing sidewalks in the city range from adequate to in immediate need of repair. The main commercial corridors along Hwy 41 and Hwy 245 lack sidewalks completely in some areas. Crosswalks, curb extensions, and flashing beacons are potential improvements that could make high foot traffic areas such as school zones and retail districts safer.

Sidewalks along Main Street in front of the library.

Railroad Okolona is served by the Kansas City Southern Railway Company (KCS), a long short line local railroad that runs from Baldwyn to Okolona, Mississippi which operates out of Tupelo. The railroad runs north-south parallel to Highway 45, and crosses at-grade at Laster Dr, Monroe Ave/Hwy 41, and Warren Ave, and Filgo Dr. At Main Street the railroad crosses beneath the street at a separated grade crossing. The railroad serves the Okolona Industrial Park and has a siding in Okolona capable of holding over 90 cars as well as a run-around track off the siding. Currently the train on this line runs south from Tupelo to Okolona on Monday, Wednesday, and Friday and Main Street bridge crossing with the KCS railroad in downtown.

46

Small Town Center

Community Overview

Aerial view of the Okolona Municipal - Richard Stovall Field Airport within Okolona

Airport north of town to Baldwyn on Tuesday and Thursday. The average train length along this line is 10 to 25 cars. The Okolona Railroad connects with BNSF and KCS railroads in Tupelo. One industry in Okolona that relies on the railroad is the Carnathan Brothers, a facility that ships out soy beans and corn seasonally in 12 to 15 car blocks.

The City of Okolona owns a local unmanned airport, which is located east of town within municipal limits (FAA Identifier: 5A4). With an asphalt runway 3,197 feet in length and 60 feet wide, Okolona’s Municipal -Richard Stovall Field Airport can land small to medium size jets and other light aircraft. The closest international airport is located outside of Starkville, MS (GTR), 39 miles south of Okolona.

Okolona, Mississippi

47

Background + Analysis

Assets + Opportunities The exercise of identifying assets and opportunities and communities is common for towns creating a vision for their future. After all, how can a town plan for the future if it doesn’t first take an inventory of what it already has? Throughout the community engagement process, Okolona’s community assets and opportunities were clearly identified and provide a foundation on which to build a strong and competitive future.

Assets Every community has existing local assets— characteristics such as creative talent, natural resources, historic landmarks, local festivals, and small town qualities—that should be identified and celebrated as a means of establishing a community’s unique identity. By doing so, communities create a sense of place that provides a competitive advantage and improves quality of life for local residents. Several of Okolona’s assets are explored, along with ways they can be leveraged to promote Okolona as a unique community.

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Small Town Center

Assets + Opportunities

Small Town Feel Okolona’s “small town feel” and “close knit community” was repeatedly mentioned as something that local residents appreciate about their town. Residents of large cities often don’t know their neighbors, struggle to find community, spend hours in traffic commuting to and from work, and lack influence in local decision making. In Okolona, neighbors look out for each other, a traffic jam is

having to wait through more than one stoplight cycle, and everyone sees each other at either the high school athletic events or at church on Sundays. This type of lifestyle is not found everywhere, and as technology makes work and life more mobile, more and more people are seeking a slower pace of life like that which is found in Okolona.

A local band plays to a pack the downtown park at a First Thursday event. Source: City of Okolona.

Okolona, Mississippi

49

Background + Analysis

Mississippi Main Street Member The City of Okolona is a member of the Mississippi Main Street Association. This organization provides education and support for communities as they work to preserve their downtown heritages while building a vibrant commercial district. They teach member governments and chambers of commerce to use a four pronged approach to achieve economic success focusing on organization, design, promotion, and economic vitality.

Source: Mississippi Main Street

The People of Okolona “The residents of Okolona make the town special” said one resident during a stakeholder interview. The community, support, and the people’s willingness to work together is a major asset of the City. Okolona’s residents have already formed several committees to act as boosters for topics such as Educational Achievement, Business Development, Community Pride. The community of Okolona is open to improving the city, and sees a need for changes. As the success of a master plan hinges on its implementation, community teamwork will be an important asset in furthering the growth of the community. Source: City of Okolona

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Small Town Center

Assets + Opportunities

Parklets Okolona has several mini-parks sometimes known as parklets that compliment the larger greenspaces located throughout the city. These small parks provide easily accessible community gathering spaces and recreational opportunities that residents can walk or bicycle to from their homes.

A small parklet built on an empty lot sits on the corner of Olive and Jefferson Streets

Rich History Okolona’s rich history has left the town with a number of historic sites which include the civil war battlefields and cemeteries, a historic African American college campus, a notable variety of historic churches, public buildings and homes, as well as a significant collection of 19th and 20th century architecture. Small towns that capitalize on and promote their cultural historic tourism opportunities have seen this to be a great benefit to the local economies.

A historic marker at the Okolona College campus.

Okolona, Mississippi

51

Background + Analysis

Excel Commons Community Center The City of Okolona has a strong support network and health programs for the children and youth of its community. Excel Commons was founded in Okolona in 1988 with a goal to further education, promote community building, encourage community service and foster healthy lives. It provides childrens enrichment, senior wellness, and GED certification classes. It also provides a community gym, computer lab and commons room open to the community. These services and amenities are located in a converted department store on Main Street, Okolona, while a Learning Center is sited in a neighborhood east of Main Street.

One of EXCEL’s buildings sits on Main Street.

Okolona Historic District The Okolona Historic District covers a large portion of downtown Okolona, and contains approximately 200 buildings and homes with local significance within the district. The buildings within are a locally significant collection of 19th and 20th century architecture and represent the historical development of Okolona as a center of commerce. Although currently some of the buildings within this district are in need of maintenance, Historical Tax Credits, business incentives, and low interest loan pools are available to encourage development within this area.

The Okolona Historic District lies within the pink area.

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Small Town Center

Assets + Opportunities

Grocery Store Grocery stores provide a myriad of benefits to rural communities such as Okolona by providing access to fresh and healthy food to those with limited transportation options, as well as providing jobs and tax revenue. Grocery stores can also serve as social spaces, since trips can be made more frequently by the community and can serve as a “quality of life� signifier to businesses and residents interested in relocating to Okolona.

The Food Giant sits on the corner of Highways 41 and 245.

Faulkner-Bowen Fields A new recreation field built in 2016 containing a lit football field and stadium was funded through a $75,000 matching grant from the Mississippi Department of Wildlife, Fisheries and Parks. It is located near the existing 2 baseball fields, the community pool, a basketball court, an outdoor classroom and the high school. It is surrounded by undeveloped land that could be utilized for future sportsplex fields or RV parking, useful for hosting larger sports tournaments.

The stadium has ample parking in the adjacent gravel and grass lot..

Okolona, Mississippi

53

Background + Analysis

Okolona Carnegie Library The city’s first library was build built in 1914 on a lot provided by the City of Okolona, with $7,500 in funding from the Carnegie Corporation. An annex was added in 1986 to accommodate a 300% increase in shelf space and a new conference room. The Library is now a part of the Dixie Regional System, and provides a number of resources to the community of Okolona in relation to tax forms and government, jobs and careers, genealogy, health and lifestyle, homework help, and information regarding free legal resources in Mississippi. The Okolona Carnegie Library sits on Main Street.

Industrial Park The Okolona Industrial Mega Site consists of approximately 1,000 acres of land located in the southeastern quadrant of the city. It is accessible to freight via a four-lane limited access highway, a two-way highway, and railroad services. Water, natural gas, and electricity area all available to be provided to industries within this site. It is the current home to some of the City’s largest employers such as United Furniture Industries.

Aerial image of the Industrial Park.

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Small Town Center

Assets + Opportunities

Community Storm Shelters Okolona has a network of community storm shelters scattered throughout the city serving both the downtown and residential neighborhoods. Several of the old stone historic buildings in Okolona also serve as storm shelters to the public including the public works building, city hall, the library, and Okolona Electric. In a city where manufactured homes make up 20% of the total housing stock, safe places for those living in vulnerable housing units is important.

Signs point the way to local storm shelters. GOVERNMENTAL UNIT REFERENCE MAP (2019): Okolona city, MS

34.040816N 88.788588W

lona

Co Rd 143 142 Co Rd

Annexation Okolona recently annexed several acres of land east of the Okolona Muni Airport extending to the Chickasaw County border. This land is easily accessible from Highway 45 via County Line Road (Co Rd 139), a narrow two land road with deep ditches and an established tree canopy along sections of the road. This land is currently low density single family residential and agricultural in use.

Rd

Oko

245

District 5 93384

Eden Dr

Illinois Cen t r al RR

M

C sey as

rk

Laster

Dr

Shepherd Rd

Okolona Muni-Richard Stovall Fld

Raspberry St

41

M

Kirk Cir

N Olive St

County Line Rd

Washing N Gatlin St

Triplett St

School St

E Jefferson Ave

Jefferson Ave N Child St

Corona St

N Gatlin St Stonewall St

East Dr S Fleming St

E Monroe Ave

41

S Child St

Wilson Park

Cir

Murphy St

District 4 92295

S Gatlin St

Murphy

Park Ln Dr

Hillcrest Dr

Co Rd 150

Silver St

Adams Ave

41 Co Rd 147

S Olive St

W Monroe Ave

S East St

Prairie St

East Dr

St

Hwy 32 Exd

Alco St S Child

Robertson St

Pecan Ln

Rockwell Dr

District 3 91557

E Main St

St Cole

Cole St

MONROE 095

W Main St

West Dr

CHICKASAW 017

Robertson St Exd

Sargent Dr

N Buckingham St

Banner St St

N Buckingham

St

S Buckingham St

N East

245

Okolona 53680

E Washington Ave

Hurt Martin Rd

W Washington Ave

N Fleming St

Robertson St Exd

W Washington Ave

N Child St

ton Ct

Ivy Dr

Gann St

32

Middle St

147

N

rk

E Wheeler Ave

W Wheeler Ave

Co Rd

Martin Luther King St

Culp

y 41 Hw

att ub by C

Airport Rd

Airport Rd

E Winter Ave

Winter Ave

Winter Ave

er Cir epp

Academy St

M

N Carter St

N Church St

ther King St artin Lu

Oddsfellow Cmtry

Warren Ave

Warren Ave

S Carter St

n a Ter

Chenault St

S Church St

Dawson Ave

Oko l o

Forrest Dr

Lee Cir

Hawkins St

dl Sa er

C

rk

ttu bb

yC

S Fleming St

Ma

rk Filgo Rd

ois

Illin tral

Cen RR

J ol

Map of the recently annexed land. ly

Cr

k

Co Rd 149

245

Co Rd 237

Co Rd 250

Chapel Grove Rd

Jolly Crk 33.969731N 88.789453W

All legal boundaries and names are as reported through the 2019 Boundary and Annexation Survey (BAS). The boundaries shown on this map are for Census Bureau statistical data collection and tabulation purposes only; their depiction and designation for statistical purposes does not constitute a determination of jurisdictional authority or rights of ownership or entitlement. Data Source: U.S. Census Bureau's MAF/TIGER database (BAS20), November 2019 Created by Geography Division: December 10, 2019

Projection: Albers Equal Area Conic Datum: NAD 83 Spheroid: GRS 80 1st Standard Parallel: 30 57 15 2nd Standard Parallel: 34 11 14 Central Meridian: -89 52 02 Latitude of Projection's Origin: 30 08 45 False Easting: 0 False Northing: 0

Okolona, Mississippi

U.S. DEPARTMENT OF COMMERCE U.S. Census Bureau

0 0

0.3 0.2

0.6

0.9 0.4

1.2 0.6

The plotted map scale is 1:10,799

1.5 Kilometers 0.8

1 Miles

M at t ubby C

rk

This map supports the following programs: 2020 Boundary and Annexation Survey (BAS) 2020 Initial Boundary Validation Program Boundary and Annexation Survey (BAS) ID: 12800053680 BAS Submission Deadline: March 1, 2020

PDF versions of the maps are available at: www.census.gov/programs-surveys/bas/geographies.ht For more information, or to request additional maps, please email geo.bas@census.gov, call 1-800-972-5651, or visit www.census.gov/programs-surveys/bas.html.

55

Background + Analysis

Confederate Cemetery As a station on the Mobile and Ohio Railroad, Okolona was the site of a large hospital during the Civil War. The cemetery was established in 1862 following an influx of wounded soldiers by train from the battle of Shiloh. In total the cemetery contains more than 800 dead soldiers, several hundred of whom are unknown. The cemetery is a designated historic site.

The Confederate Cemetery overlooks Highway 245.

Okolona College Located within the Okolona College Historic District, the Okolona College campus consists of a thirty acre piece of property located in the northern part of the city near the current High School on Hwy 245. It was added to the National Register for Historic Places in 2002.

Okolona College is a designated historical site.

56

Small Town Center

Assets + Opportunities

Shearer-Richardson Memorial Nursing Home This small, non-profit facility is located in downtown Okolona and has space for up to 73 residents. It accepts Medicaid, and allows seniors within the Okolona community to age in place. The nursing home is within walking distance to the grocery store and a medical clinic, and has a walking trail that encircles the property.

A view of the nursing home from the walking trail.

Okolona, Mississippi

57

Background + Analysis

Opportunities When identifying community assets, it is also important to recognize a community’s liabilities, or potential problems in the community. Many times, community liabilities can be proactively addressed so that they no longer become problems for a community. By identifying a community’s liabilities, action can be taken to shift these liabilities from problems toward opportunities. The following section is an exploration of ways that Okolona’s liabilities can be repositioned as opportunities for future growth and success.

Downtown Streetscape Improvements

With the construction of the new Welcome Center and the recent purchase of previously vacant buildings on Main Street, Okolona could benefit from a downtown streetscaping plan and pedestrian improvements. New zoning should be implemented that encourages reuse and preservation of existing buildings while also encouraging mixed use and high density development within the area. Placemaking elements such as bike racks, pedestrian scaled lighting, public art, crosswalks, and shady places to sit should be considered to encourage tourists and residents to linger and shop in this downtown retail area.

58

Small Town Center

Assets + Opportunities

A Veterans Memorial statue adorns the traffic circle at the eastern end of Main Street.

Okolona, Mississippi

59

Background + Analysis

The Highway 41 truck route takes large trucks through downtown Okolona.

Highway 41 and 245 Commercial Corridors Okolona’s Highway 41 and 245 commercial corridors are currently a mix of cluttered signage, strip commercial development, numerous curb cuts, and utility poles, all of which is typical for small, rural towns. Both highway corridors expand into three lane roads within the core of the city and both mostly lack pedestrian infrastructure aside from a few disconnected sidewalks in residential areas.

opportunities for improving the curb appeal of the city through tighter sign regulations, development standards, improved landscaping, and new wayfinding signage. Complete Street design techniques can help provide safe transportation opportunities for both the trucks and freight who use these roads and for the residents who walk to the restaurants and stores located along these commercial corridors.

As the main entrances into Okolona from the east and south off of Hwy 45, Hwy 41 and Hwy 245 both present 60

Small Town Center

Assets + Opportunities

An aerial image of the Okolona College Historic Site.

Okolona College Site Many plans and designs have been made for this site over the years, including a 1997 Small Town Center plan entitled “A Case Study Speculating on the Possibilities: Okolona Technical College�, however none have yet to come to fruition. This thirty acre piece of property was added to the National Register for Historic Places in 2002. Okolona College, previously known as the Okolona Normal and Industrial School was a college for African American students. Founded in 1902, the

college closed in 1965 after 63 years of providing the local African American community education though highschool and industrial training for young adults. This historic site, if preserved and renovated could not only provide tourism opportunities to visitors but also educational opportunities to the youth of Okolona who attend the high school across the street.

Okolona, Mississippi

61

Background + Analysis

Diversity of Industry and Commerce Currently, the manufacturing sector represents 50.5% of jobs in Okolona. This is 37.1 percentage points higher than the statewide average. Conversely, Okolona’s retail trade and accommodation and food service industries represent a smaller percentage than the statewide average, reflecting an opportunity for diversification in Okolona’s economy. In addition to assisting and promoting entrepreneurship, Okolona should aggressively promote its tourism industry in an effort to attract more hotels and restaurants, which largely depend on visitors.

Silos along the railroad tracks.

Ordinances + Code Enforcement Many of Okolona’s curb appeal issues, such as cluttered signage, dilapidated and blighted houses, poor quality construction, run down commercial properties, and cleanliness of private property can be easily dealt with through proper enforcement of state and local ordinances. Where ordinances do not exist to address local problems, new local ordinances that will address the issues at hand can be adopted.

Increased code education and enforcement helps prevent blight.

62

Small Town Center

Assets + Opportunities

Neighborhood Parks + Green Space Okolona’s two existing neighborhood parks (one public, one private) are located north of Main Street within one block of each other. Most other recreational opportunities are located at the sportsplex area near the high school, which sits on the northern edge of town. Although this location is convenient for families who patronize the baseball and football fields, it is not walkable from downtown Okolona or many of the town’s residential and public housing areas due to a lack of sidewalks. An opportunity exists to build small neighborhood parks on city owned or vacant land within several of Okolona’s residential neighborhoods.

A private residential parklet revitalizes this once vacant lot.

Lack of Housing Options The vast majority of Okolona’s housing stock is single family detached homes built in the last 50 years. As Okolona positions itself for growth among younger families, opportunities exist to build newer residential options, including duplexes, apartment buildings, and smaller single family dwellings like townhomes and condos. In addition, development of upper floor loft style apartments in downtown Okolona will attract millennials, artists and others who desire a more contemporary lifestyle.

Manufactured housing makes up 20% of Okolona’s housing stock.

Okolona, Mississippi

63

Background + Analysis

Education Okolona’s Separate Municipal School District recently received a grade of ‘D’ in the 2019 statewide accountability report, ranking within the bottom 50% of the 146 districts in the state. Without competition in the form of private schools, the local school district has the support of the community. The school has a 88% graduation rate, 5% above the national and 6% above state graduation rate averages. Good public schools are one of the most sought after qualities for industry representatives looking to locate in a community, and improvement of the school district and aging school buildings could give Okolona a competitive advantage over other northeast Mississippi communities.

Okolona Elementary School is located downtown.

Vacant Lots and Buildings The Okolona Chamber of Commerce and the City of Okolona keep running lists of the vacant and available buildings within the town. Vacant buildings, especially in commercial and retail corridors, provide excellent locations for short term pop-up shops, events, and art displays until they can be filled permanently. Vacant lots, when kept up to code provide greenspace and can be utilized in the short term as parklets and community gardens until opportunities for the construction of infill housing developments becomes feasible.

Empty lots provide opportunities for infill or parklet development.

64

Small Town Center

Assets + Opportunities

Murals and Public Art The vacant side facades of downtown buildings provide excellent canvases for public art and murals. Community murals and public art are placemaking attractions that invite people to the surrounding areas. They would also help beautify the downtown district and celebrate local artistic talent. Murals and community art that are coordinated through the schools and youth programs also help encourage community cohesion and hometown pride.

Public art such as these butterfly wings invite people to stop and interact with the streetscape around them.

A Local Main Street The one block separation between Main Street and Hwy 41 which diverts freight away from this pedestrian centric area, and the difference in functional classifications (arterial vs. local road) allows the City more opportunities for creative placemaking and downtown programing. Shutting down Main Street for a pop-up or recurring arts, music, or food after hours event would not create significant traffic issues or barriers to the City’s freight transportation network. Such events help nourish a sense of community

Main Street is an ideal location for after hours community events.

pride and boost foot traffic to local businesses and restaurants along Main Street. The installation of sunken bollards makes these events easier to put on.

Okolona, Mississippi

65

Background + Analysis

Okolona’s Historic Main Street

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Small Town Center

Significant Findings

Significant Findings In the process of conducting background research, analysis, and community engagement, trends and patterns rise to the surface that begin to tell the story of a community. Some of these significant findings are the result of data analysis, while other findings emerged from the stories told by the people of Okolona. All of the findings create a framework on which to tailor this plan’s recommendations for the Okolona community.

Historic facades are preserved with the construction of the new Welcome Center on Main Street.

Okolona, Mississippi

67

Background + Analysis

Code Enforcement Okolona needs better code enforcement. The best ordinances in the world are no good if they are not properly enforced. The City of Okolona should invest in training for their code enforcement officer to ensure that all ordinances are fairly and consistently enforced in a way that achieves the goals and objectives of this plan. The development of an online form or phone app would help citizens report violations more easily, and a public education campaign would help the community better understand the ordinances and their importance. Signs litter the Highway 245 entrance to Okolona.

Grow the Tax Base Okolona needs to attract businesses that will provide high paying jobs. Manufacturing already is a strong industry in Okolona, therefore the available land within the Industrial Park and land recently annexed should be used to attract research, transportation logistics, and technology driven industry sectors as well as more manufacturing companies. Diversification of employment sectors will also help create a sustainable tax base for the city, and a push should be made to grow the tourism, food, retail, and accommodation sectors. Pedestrian scaled building facades encourages increased foot traffic in retail areas.

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Small Town Center

Significant Findings

Community Branding Okolona lacks a cohesive brand to promote the city. Local government and community development entities, including the City of Okolona, Chickasaw County, Okolona Main Street, and the Chickasaw County Development Foundation, all have competing brands that each tell a different story about the Okolona community. These individual brands should be revised in a complementary way that allows each organization to maintain their unique identity while achieving the overall mission of promoting Okolona and Chickasaw County. The entrance to town from Hwy 45 showcases the town’s current branding.

Infrastructure Repairs and Maintenance Repair of roadways, sidewalks, and drainage infrastructure is a big concern for residents and city leaders. Other public infrastructure such as water and sewer is also in need of repair and maintenance. Due to the number and scale of some of these area of deterioration, Okolona has the opportunity to combine projects (such as roadway, drainage, and sidewalks) into one project in order to maximize grant opportunities and reduce construction mobilization costs.

A broken sidewalk and drainage system in a residential area of the city.

Okolona, Mississippi

69

Background + Analysis

Update Zoning Ordinance Okolona’s zoning ordinance, adopted in July 1978, goes a long way in guiding development in Okolona, however, over the past 20 years cities in Mississippi have implemented new zoning tools that result in higher quality development and improved curb appeal. The City of Okolona should consider revising its zoning ordinance to be more illustrative, and include site and design standards, tighter regulations on signage, and overlay districts that allow for a mix of uses and traditional neighborhood development.

The Cover of Okolona’s current zoning ordinance.

Industry Diversification Industry should diversify to include more lodging, restaurants, and retail. Okolona’s economy is heavily dependent on the manufacturing sector, which isn’t a bad thing as long as manufacturing continues to prosper. Nevertheless, it is never a good idea for a town to put all its eggs in one basket. With this in mind, Okolona should seek to grow its sectors that are currently below the statewide average, including healthcare, retail trade, lodging, and food service. By promoting arts and cultural tourism in Okolona, the community can create a demand for more Retail and commercial frontage along a walkable Main Street.

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Small Town Center

hotels and restaurants.

Significant Findings

Transportation Diversification Okolona’s transportation network neglects bicyclists and pedestrians. Okolona’s highways, roads, and streets were all built with one mode of transportation in mind: automobiles. With more people looking to ride bikes and walk between destinations, Okolona should adopt a Complete Streets policy, which seeks to consider all users when designing transportation infrastructure. This includes the provision of ADA accessible sidewalks, as well as bike infrastructure that provides easy access to alternative modes of transportation where applicable. A rendering of a complete street along the Hwy 245 commercial corridor.

Small Scale Projects with Large Scale Impacts Due to the small land area within Okolona and fairly compact urban form of the city, small scale projects such as neighborhood beautification efforts and creative placemaking could have a large scale impact within the city, both in terms of number of beneficiaries and visual impact. Placemaking projects such as little libraries, painted intersections, and other artist driven community improvements would cost very little, while providing large returns in terms of community pride and sense of place. Little Libraries such as this one in Starkville are low cost ways to improve and beautify neighborhoods and parks.

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Background + Analysis

Streetscape and Gateway Improvements Highway 41 is disconnected from downtown Okolona. Passersby on Okolona’s heavily travelled Highway 41 would never know what a beautiful historic downtown and Main Street the City has, nor that locally owned stores exist just one block north of the busy highway. Streetscape improvements and wayfinding signage should be designed and installed so that visitors are provided with an aesthetically pleasing entryway into downtown Okolona that guides them into the heart of town.

Areas within the historic district are currently designated with street banners.

Blight and Community Appearance

Blighted and unsafe homes should be removed to improve safety and livability of Okolona’s residential neighborhoods.

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Small Town Center

Blight and a negative community appearance is a noticeable problem. Over and over, we have heard from residents and leaders that the city needs to be cleaned up. Over thirty properties have been designated slum and blight and await to be torn down, with others waiting to join the list. Enforcement is needed to prevent the spread of blight and code violations to the areas surrounding these dilapidated buildings. The city should push to tear down these affected buildings and the Beautification Committee should work to educate the public on code enforcement and continue their successful efforts to organize city wide clean up days.

Significant Findings

Neighborhood Parks Okolona residents whose children play sports are in luck, with the new stadium, baseball fields, and basketball courts offering many active recreational opportunities. Family oriented recreational opportunities such as the community pool exist, however it is in need of repair. For families and seniors who prefer more passive forms of recreation, such as walking, playing on playgrounds, and participating in non-competitive games, the options are more limited. Okolona should look to build at least one neighborhood park that is within a five minute walk of residential neighborhood centers, particularly focusing on areas close to public housing and high density zones. In addition, Okolona should update its zoning code to require any new subdivision developments to provide parks

The sun sets behind the outdoor classroom at the Pearle L Davis Park.

and open space as part of their development.

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COMMUNITY VISION

Okolona, Mississippi

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Community Vision

The wisteria arbor in the downtown park provides a shady, sweet smelling seating area overlooking the stage.

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Vision Statement

COMMUNITY VISION In order to arrive at a destination one has to first know where one is going. In creating a community vision, words and images are used to guide policy and design recommendations that help a community reach its destination. The following vision statement and accompanying visual imagery portrays an aspirational vision for the Okolona community to work toward.

Vision Statement Okolona is a close-knit small town with an appreciation for its deep history and an eye towards the future. In Okolona, neighbors know each other by name and lend a helping hand when the chips are down. They work together to help make their home a better place for everyone.

Okolona aspires to have a vibrant mixeduse downtown area where residents and visitors can live, work, eat, shop, and stay the weekend without getting bored. Okolona is also the kind of town that doesn’t need an excuse to celebrate the good things in life. Whether it is Christmas, a summer festival, or just the first Thursday of the month, Okolona residents come together to celebrate their city and each other. Okolona is a hard-working town with its roots in industry and trade, boasting an abundance of manufacturing and industrial jobs. Okolona seeks to expand its retail sector and diversify its local economy by developing a tourism industry through promotion of its culture and history, and by adding hotel options, local business, and restaurants to its current mix of offerings.

Okolona aims to provide a high quality of life for all of its residents so that they can enjoy the benefits of a quality education, an affordable mix of housing options, a thriving job market, and personal economic stability.

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Community Vision

Surrounded by abundant natural resources such as the Tombigbee National Forest and Chickasaw Wildlife Management Area, Davis Lake, and the Natchez Trace Parkway, Okolona residents are within a 15 minute drive of hunting, fishing, hiking, and bicycling, and other outdoor recreational opportunities.

— A beautiful, well-preserved historic town that celebrates its past while positioning itself as a destination of choice for future residents, visitors, and businesses.

Okolona’s historic district is home to large historic homes, smaller bungalows, and other well-preserved residences that showcase architectural features representative of the 1910s, 1920s, 30s, and 40s.

parks, playgrounds, ballfields, and open space.

— A walkable and bikeable community that promotes good health and recreation by providing easy access to

— A strong and supportive community who support their youth and work together to create a bright future in Okolona for future generations.

A quaint community with lofty aspirations, Okolona desires to be: — A thoughtfully planned, well designed, and effectively managed community with a high quality of life and low cost of living. — A sustainable city with all the amenities that a resident might need to live a fulfilling life, including quality housing, recreation, medical care, education, and ample opportunities for arts, entertainment, and leisure. — A flourishing city with a sustainable economy, strong tax base, and a thriving downtown, who strives to be leader a in manufacturing, transportation, and innovative industries.

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Vision Statement

My vision for Okolona is...

A word cloud based on community feedback gathered at the January 2020 meeting.

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Community Vision

Community Branding In order to effectively market itself to potential new residents, visitors, and industry, Okolona should develop a consistent brand for the community. The brand for Okolona, which would at a minimum include a unique community logo, would be used by various community organizations—potentially including the City of Okolona, Okolona Main Street, Okolona Chamber of Commerce, and Okolona Tourism. Okolona’s community brand would highlight the town’s unique culture and heritage and would be recognizable throughout the community.

O K O L O N A

The community branding examples on the following page were designed by the Small Town Center for illustrative purposes. While not necessarily our recommendation for what Okolona’s community brand should be, the uses of the logo on this and the following page show the context in which a community logo could be used to build a unique community identity and to market the city around the state.

the little city that does

BIG THINGS

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Community Branding

KOLONA the little city that does

BIG THINGS

^This conceptual logo was designed by the Small Town Center to demonstrate how a unique brand and tagline can be created for the Okolona community.

@visit okolona

Historic Town. KOLONA

< A community logo could be used in wayfinding and community branding. It could also be used by the local tourism agency to attract visitors to Okolona through print and online advertisement in the region that promotes the town’s unique character.

Caring Community. BIG THINGS Thriving Place.

the little city that does

Download our Okolona Historic Tour app for guided walking and driving tours though our Historic Neighborhoods & Cultural Sites.

> Community branding can be used online and in social media to promote local attractions and amenities, such as a historic walking tour app for visitors.

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Community Vision

Local youth play basketball at the Okolona Community Kids Park.

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Goals + Objectives

Goals + Objectives As part of the planning process, a thorough analysis of background data and other information yielded significant findings, which are listed for Okolona at the end of the previous chapter. These significant findings provide the basis upon which the Small Town Center developed Okolona’s goals and objectives. Goals are broad, often lofty statements that are aspirational in nature and indicate a general direction for growth and development. Objectives, by contrast, are more direct, action-oriented items that provide concrete steps that can be taken to accomplish the goal. Implementation tools provided at the end of this plan provide even more specific means by which these goals and objectives can be realized.

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Community Vision

Community Vision

Goals + Objectives The goals and objectives on the following pages are listed for 10 different categories and chart the course for Okolona’s future.

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Housing

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Transportation + Mobility

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Downtown Development

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Economic Development

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Parks + Open Space

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Administration + Enforcement

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Land Use

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Community Facilities

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Health + Environment

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Branding + Marketing

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Goals + Objectives

Housing

Goal 1 A diverse mix of housing types that provide affordable options for all people, regardless of income, at every stage of life.

Objective 1.1 Encourage the development of upper floor loft-style apartments and condominiums in the downtown business district.

Objective 1.2 Update zoning ordinances to help encourage the development of and provide more land for the development of higher density housing, including duplexes, townhouses, and multi-family housing, for young families and others looking for alternatives to single family detached housing or manufactured homes.

Objective 1.3 Introduce a Traditional Neighborhood Development overlay zoning district for existing and undeveloped residential land to encourage the development of high-quality mixed-use neighborhoods that allow residents to live, work, shop, and play in the same neighborhood.

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Community Vision

Housing

Goal 2 Vibrant, safe, and walkable residential neighborhoods.

Objective 2.1 Reduce residential blight by eliminating dilapidated and abandoned housing and encouraging infill housing development in existing residential areas.

Objective 2.2 Adopt and enforce the 2018 International Property Maintenance Code to ensure that all existing and future residential property is well maintained.

Objective 2.3 Revise Subdivision Regulations to require sidewalks, encourage smaller blocks, narrower streets, and street trees, and discourage suburban style development, including cul-de-sacs.

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Goals + Objectives

Housing

Goal 3 A well-preserved historic residential district with homes that represent Okolona’s vernacular architecture and demonstrate high levels of maintenance and care.

Objective 3.1 Work to obtain status as a Certified Local Government with the Mississippi Department of Archives and History and apply for funds to install new historic street signs, banners, and lighting to preserve and promote the Okolona Historic Districts.

Objective 3.2 Appoint design and preservation minded individuals to a Okolona Historic Preservation Commission to enforce the Historic Preservation Ordinance and encourage the use of the Okolona Design Guidelines.

Objective 3.3 Require new infill housing development in the historic district to complement the design and form of existing housing.

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Community Vision

Transportation + Mobility

Goal 1 An interconnected transportation network that serves all modes of transportation safely, including freight, automobiles, bicycles, and pedestrian activity.

Objective 1.1 Adopt and enforce a Complete Streets policy, which seeks to provide transportation infrastructure for all users, including bicyclists, pedestrians, and others without access to an automobile.

Objective 1.2 Require all new development to provide concrete sidewalks (a minimum of 5’ wide) within the public right of way and renovate existing sidewalk infrastructure that has fallen into disrepair.

Objective 1.3 Conduct a sidewalk inventory to identify deficient sidewalk infrastructure and gaps in connectivity and renovate or construct new sidewalks as necessary to provide a well-connected sidewalk network.

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Goals + Objectives

Transportation + Mobility

Goal 1 (Continued) An interconnected transportation network that serves all modes of transportation safely, including automobiles, bicycles, and pedestrian activity.

Objective 1.4 Encourage traditional grid/block development and discourage one-way streets, cul-de-sacs, dead ends, and other street types that reduce connectivity and prevent proper traffic circulation.

Objective 1.5 Continue to conduct a street and drainage inventory of all local roads to better inform the City’s maintenance and budgetary plans. Prioritize areas for maintenance where drainage, utility, or road repairs overlap to help minimize construction costs.

Objective 1.6 Retrofit existing streets to provide bike infrastructure as appropriate, including multi-use paths and bike lanes, share the road markings (“sharrows�), and related signage. Install bike racks at common destinations such as schools, parks, grocery stores, and the downtown business district to provide safe parking for the residents who ride their bikes.

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Community Vision

Transportation + Mobility

Goal 2 Attractive and well-marked transportation gateways that provide a positive first impression for visitors to the Okolona community.

Objective 2.1 Develop and adopt street design standards for arterial and collector streets that minimize curb cuts, include appropriate landscaping and lighting, and provide safe access for bicyclists and pedestrians.

Objective 2.2 Adopt and enforce stronger sign regulations that prevent sign clutter in commercial areas along the highway commercial corridors.

Objective 2.3 Install wayfinding signage near the intersection of Monroe Street and Church Street (Hwy 41 and MS 245) to direct visitors to popular destinations in Okolona, including the historic downtown area, government services, and tourist destinations.

Objective 2.4 Adopt site and design standards to improve the quality and appearance of commercial development along the highway commercial and industrial corridors.

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Goals + Objectives

Transportation + Mobility

Goal 3 Smooth and safe traffic flow along the Highways 41 and 245 commercial and industrial corridors as well as local streets.

Objective 3.1 Update zoning codes and work with MDOT to utilize access management to prevent an excessive number of driveways and curb cuts along commercial corridors and high traffic routes.

Objective 3.2 Work with MDOT to redesign Highways 41 and MS 245 to provide more improved traffic signals, ADA accessible crosswalks, and attractive landscaping and lighting.

Objective 3.3 Create Safe Routes to School and increase pedestrian safety around other high pedestrian traffic areas such as near business districts, churches, learning centers, and residential neighborhoods. Utilize urban design elements such as curb extensions and raised crosswalks to slow down traffic and keep pedestrians safe.

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Community Vision

Downtown Development

Goal 1 A vibrant, walkable downtown historic district with a mix of uses that produces beneficial activity around the clock.

Objective 1.1 Support Okolona Main Street in their quest to promote downtown Okolona through organization, design, promotion, and economic development.

Objective 1.2 Encourage the development of upper floor housing in commercial buildings around and adjacent to the Main Street historic business district.

Objective 1.3 Reserve the first floor of properties that front the Main Street historic district for restaurants and retail stores, and encourage office and government uses to locate along adjacent downtown streets.

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Goals + Objectives

Downtown Development

Goal 1 (Continued) A vibrant, walkable downtown historic district with a mix of uses that produces beneficial activity around the clock.

Objective 1.4 Create a facade grant program that incentivizes downtown property owners to restore their buildings to historic standards.

Objective 1.5 Recruit at a restaurant or two to the Main Street historic business district to serve downtown employees, business owners, retail customers, and visitors. Encourage food truck lots in areas accessible to the employees in the industrial parks.

Objective 1.6 Encourage government, office, and retail employees to park in parking lots off the Main Street, reserving on-street parking for customers, clients, shoppers, and visitors to downtown Okolona.

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Community Vision

Economic Development

Goal 1 A growing economy with a healthy mix of industry that provides good jobs and living wages for Okolona residents while providing quality services for locals.

Objective 1.1 Work with existing industries to expand operations and add additional jobs for Okolona residents.

Objective 1.2 Promote a tourism industry to create demand for additional restaurants, lodging, and retail stores.

Objective 1.3 Analyze retail leakage data and promote retail market opportunities to residents and entrepreneurs.

Objective 1.4 Begin the process of Chickasaw County becoming an ACT Certified Work Ready community.

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Goals + Objectives

Economic Development

Goal 2 An attractive industrial park that provides modern amenities sought by major manufacturing, distribution, and other industrial companies.

Objective 2.1 Consolidate industrial operations near residential areas into the Okolona Industrial Park and encourage the renovation and reuse of existing empty warehouses and industrial properties.

Objective 2.2 Work with local governments and utility providers to make water, sewer, electricity, natural gas, fiber optic data, transportation infrastructure, and other utilities available to prospective industrial clients.

Objective 2.3 Improve the entrance to the existing Industrial Park through the addition of landscaping, signage, and work to keep roadside ditches maintained and free of trash and debris.

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Community Vision

Parks + Open Space

Goal 1 At least 75% of residents live within a 10 minute walk of a neighborhood park that provides opportunities for active and passive recreation.

Objective 1.1 Build neighborhood parks in existing neighborhoods that provide walking paths, outdoor seating, pavilions, playgrounds, and other opportunities for recreation.

Objective 1.2 Require new residential subdivisions to dedicate at least 5% of land to parks and open space, exclusive of streets.

Objective 1.3 Connect neighborhoods and parks with sidewalks, greenways, and on-street bike infrastructure.

Objective 1.4 Explore the development of a multi-modal greenway along Hwy 245 that connects downtown Okolona with Okolona High School and historical sites such as the Confederate Cemetery and the Okolona College site.

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Goals + Objectives

Parks + Open Space

Goal 2 A robust sports and recreation tourism industry that attracts both youth sports tournaments such as football and baseball, as well as outdoor enthusiasts who visit the nearby natural areas.

Objective 2.1 Further develop and improve the pool and sportsplex areas as a recreation destination by providing parking, additional landscaping and other recreational elements such as improved basketball courts, soccer and multi-use fields, a walking track, or a splash pad.

Objective 2.2 Provide funding for parks programming, including youth sports and tournament planning and marketing.

Objective 2.3 Promote Okolona’s proximity to the Tombigbee National Forest, Chickasaw Wildlife Management Area, Davis Lake, and the Natchez Trace Parkway as a means to attract tourists interested in outdoor activities, including boating, fishing, hiking, and camping, among others.

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Community Vision

Administration + Enforcement

Goal 1 A set of modern ordinances that provides a framework for regulating land use and development, along with infrastructure, public safety, services, and utilities.

Objective 1.1 Codify existing ordinances and make them available in searchable format online via the City of Okolona’s website.

Objective 1.2 Review existing ordinances to make sure they are relevant, updating them as necessary to achieve the goals and objectives of this plan.

Objective 1.3 Adopt and enforce the latest version of the International Codes.

Objective 1.4 Review and revise permit fees as necessary to cover the actual cost of inspection services.

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Goals + Objectives

Administration + Enforcement

Goal 2 An efficient city government in which all ordinances and regulations are enforced fairly and consistently.

Objective 2.1 Remove dilapidated structures promptly upon them becoming a menace to the public health, safety, and welfare of the community.

Objective 2.2 Provide additional training for code enforcement officer through organizations such as the Mississippi Association of Code Enforcement (MACE). Host community education programs to help educate the community on code enforcement.

Objective 2.3 Require code enforcement officer to provide monthly reports of code enforcement activity, including that which is related to dilapidated structures, property maintenance, and code violations.

Objective 2.4 Assess the current system for tracking, reporting, and enforcing code violations, including new infractions as well as reoccurrences for any areas where improvements could be made, such as a more user friendly online form or app based reporting system.

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Community Vision

Land Use

Goal 1 A compatible mix of land uses that protects Okolona’s natural resources while providing adequate land for future growth and development.

Objective 1.1 Encourage infill development and redevelopment that utilizes existing infrastructure and minimizes impacts on Okolona’s natural resources.

Objective 1.2 Provide additional land for higher density residential development, including two-family and multi-family dwellings.

Objective 1.3 Create a new multi-family residential zone (R-4) that allows manufactured homes as a conditional use, and modify existing multi-family residential zone (R-3) to exclude manufactured homes.

Objective 1.4 Provide additional land for neighborhood commercial development at gateways into existing residential neighborhoods.

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Goals + Objectives

Land Use

Goal 1 (Continued) A compatible mix of land uses that protects Okolona’s natural resources while providing adequate land for future growth and development.

Objective 1.5 Restrict land use along undeveloped areas of Highway 41 and MS 245 to residential and agricultural use as a means of discouraging “leapfrog” commercial development that would harm existing businesses.

Objective 1.6 Create a new overlay district for Traditional Neighborhood Development in strategic locations, and a provision allowing Mixed Use Development in the Community Commercial district.

Objective 1.7 Avoid the practice of “spot zoning” land to appease property developers, and instead make sure all rezoning is consistent with the comprehensive plan’s future land use map.

Objective 1.8 Identify brownfield sites in the community and work to remediate environmental contamination so sites can be redeveloped.

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Community Vision

Land Use

Goal 2 A community whose growth is fueled by in-migration and sensible and strategic use of land.

Objective 2.1 Become a destination of choice through the provision of a unique small town character, affordable housing, excellent public education, quality healthcare, diverse arts and entertainment resources, and affordable services.

Objective 2.2 Rezone annexed land to promote industrial development and preserve agricultural areas.

Objective 2.2 Work with regional partners to attract new and complimentary industries such as warehousing, manufacturing, or technology to the existing Industrial Park in the southeastern part of the city and consider establishing a technology park near the airport.

Objective 2.3 Require neighborhoods outside the city limits that tie into city services (water, sewer, electricity, etc.) to meet Okolona’s zoning requirements so that if and when future annexation occurs, the city does not inherit substandard infrastructure.

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Goals + Objectives

Community Facilities

Goal 1 A city that provides excellent public service and modern facilities that promote community engagement and civic pride.

Objective 1.1 Create and keep updated a five year Capital Improvements Plan that anticipates future facility, infrastructure, vehicle, and equipment needs, identifies financial resources, and allocates funding for anticipated needs.

Objective 1.2 Resurface city-owned recreational courts, update community recreation infrastructure, such as the community pool, and provide new lighting.

Objective 1.3 Develop a plan to renovate water and sewer lines in areas where they have outlived their lifespans.

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Community Vision

Health + Environment

Goal 1 A community comprised of healthy residents who have access to healthy food and opportunities to live an active lifestyle.

Objective 1.1 Support a downtown farmers market that accepts SNAP benefits and expand to include a Community Supported Agriculture (CSA) program, which provides advanced financial support for local produce farmers.

Objective 1.2 Make improvements to the built environment that encourages people to move about the community easily and safely by walking or biking.

Objective 1.3 Encourage the development of community gardens on under utilized city- and state-owned land in residential neighborhoods.

Objective 1.4 Partner with public health organizations to implement healthy city initiatives that educate residents about the impacts of nutrition and physical activity on health and quality of life.

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Goals + Objectives

Health + Environment

Goal 2 An environmentally friendly community that takes steps to minimize flooding and pollution, while protecting natural resources through conservation.

Objective 2.1 Utilize green infrastructure systems, including bioswales, rain gardens, and pervious paving, to manage stormwater runoff in the community.

Objective 2.2 Work with the Arbor Day Foundation and the Mississippi Urban Forest Council to achieve the Tree City designation.

Objective 2.3 Seek to preserve existing trees and develop a tree planting program that creates new tree canopies and regularly replaces dead trees through the adoption of a strong tree ordinance.

Objective 2.4 Work to establish a recycling program in Okolona, either by partnering with a nearby community with an existing program, or by working with the solid waste contractor.

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Community Vision

Branding + Marketing

Goal 1 Promote Okolona as a destination of choice for residents, businesses, and visitors by highlighting its high quality of life and unique sense of place.

Objective 1.1 Promote Okolona’s unique culture and heritage through community events, wayfinding signage, and regional advertising that attracts visitors.

Objective 1.2 Develop design standards that produce an aesthetically pleasing small town environment consistent with Okolona’s community vision.

Objective 1.3 Embrace Okolona’s “small town feel” by creating new events and tailoring existing events to celebrate Okolona’s unique local art, food, history, and culture.

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Goals + Objectives

Branding + Marketing

Goal 2 A cohesive brand for the Okolona community that conveys Okolona’s unique characteristics across all community development entities (City, County, Chamber, Tourism, Main Street).

Objective 2.1 Work with all community development entities to develop a singular brand for the Okolona community that allows each entity to maintain an individual identity while demonstrating collaboration among all organizations.

Objective 2.2 Develop and adhere to basic brand guidelines for community development organizations.

Objective 2.3 Consolidate various entity websites (City, County, Chamber, Main Street, etc.) into one website with a singular landing page that is visitor oriented and provides access to information and services on one site.

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LAND USE PLAN

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Land Use Plan

LAND USE PLAN Mississippi’s planning enabling legislation requires comprehensive plans to address land use, along with transportation, community facilities, and long range goals and objectives. In addition, zoning decisions are to be made in keeping with the community’s comprehensive plan.

With this in mind, the Small Town Center (STC) has carefully examined Okolona’s existing land use patterns and has made strategic recommendations for the future based on the community’s vision as well as the stated goals and objectives.

Existing Land Use Okolona’s current zoning ordinance and map was developed more than 40 years ago during a time when land use decisions were typically made with the separation of uses as the primary concern. The term used to define this type of use-based system is “Euclidian zoning,” a reference to the 1926 U.S. Supreme Court landmark case Village of Euclid vs. Ambler Realty Co., which upheld zoning as a police power that cities can use to promote the general welfare of its citizens. In Okolona, residential, commercial, and industrial uses are separated into distinct zones, which prevent disparate development types

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from overlapping. In order to make future land use recommendations, the STC first examined Okolona’s existing land use and development framework. The table on the following page details the breakdown of Okolona’s land use by zoning classification. Further analysis is provided in the following sections.

Small Town Center

Existing Land Use

Aerial imagery showing the developed areas of Okolona as well as the city’s vibrant tree canopy in it’s residential areas.

Zone R-1 R-2 R-3 C-1 C-2 I-1 A-1 F-1

Land Use

Map Key

Low-Density Single-Family Residential District Medium-Density Single-Family Residential District Multiple-Family Residential District Central Business Commercial District Highway Commercial District Industrial District Agricultural District Floodplain District

yellow darker yellow maroon light pink red light blue light green n/a

Source: City of Okolona Zoning Ordinance.

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Land Use Plan

Existing Land Use Map This zoning map was developed in 2012 by Bridge and Walton, Inc. for the City of Okolona. It accompanies the city’s Zoning Ordinance, and provides us with a snapshop of existing land use. The map shows current allowable development by parcel.

Zoning Map for the City of Okolona, Source: City of Okolona

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Existing Land Use

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Land Use Plan

Residential Of the total residential land in Okolona, the overwhelming majority is classified as R-1 Low-Density Single-Family Residential. This zone allows for single family residences, churches, schools, and accessory units compatible with residential surrounding, parks, golf courses, or community centers. The R-2 Medium-Density Single-Family Residential zones are clustered in the Historic District, north of Main Street. Permitted uses include all R-1 uses on smaller lot sizes.

The R-3 Multiple-Family Residential zones are mostly located in the east Okolona and along Highway 245. This zone allows for two family, multiple family, townhouses and condominiums as well as mobile homes. In keeping with the Small Town Center’s recommendation of providing more land for two-family and multi-family dwellings, some of the existing single family residential land should be rezoned to accommodate higher-density housing types.

Example of R-1 Low-Density Single Family Residential development in Okolona.

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Small Town Center

Existing Land Use

Example of R-2 Medium-Density Single Family Residential development in Okolona.

Example of R-3 High-Density Single Family Residential development in Okolona.

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Land Use Plan

Commercial Okolona’s commercial districts are located along the three main transportation corridors within the city, Highway 41, Highway 245, and Main Street. The C-1 Central Business Commercial District zones are limited to the land directly adjacent to an approximately four block corridor along Main Street in historic Okolona. This district allows for retail commercial, restaurants, and public facilities.

To provide a greater diversity of commercial options, a Neighborhood Commercial zone should be created to provide personal services and convenient shopping within residential neighborhoods. An overlay district allowing for mixed use development should also be created to allow for downtown loft apartment development and future development of first floor retail, second floor residential buildings.

The C-2 Highway Commercial District zones are located adjacent Highway 41 and Highway 245 outside of the Historic District and near the edges of Okolona. This district allows for retail and services that serve not only nearby residential areas, but distant areas and the needs of highway through traffic. Shopping centers located within this zone must be first reviewed by the Planning and Zoning Board.

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Small Town Center

Existing Land Use

Example of C-1 Central Business District development in Okolona.

Example of C-2 Highway Commercial development in Okolona.

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Land Use Plan

Industrial The Okolona Industrial Park, containing approximately 1,000 acres of land, is located in the south east quadrant of the city. Additional I-1 Industrial District zones are located along the north of Highway 41 along the railway corridor and beside the Confederate Cemetery along Highway 245. This zone allows for uses such as industry, manufacturing, processing, and services incompatible with residential and commercial areas of the city. Current zoning allows for transportation access for freight and trucks. Care should be taken

to avoid potential negative externalities posed on surrounding property owners. Under utilized industrial park land should be rezoned and over time, and phased out of industrial use. Property within and adjacent to the Okolona Industrial Park would be considered a brownfield site and could be the focus of an Environmental Protection Agency Brownfields Assessment Grant, which could be used to investigate any contamination on the property that would hinder redevelopment.

Example of R-1 Low-Density Single Family Residential development in Okolona.

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Existing Land Use

Agricultural Okolona’s A-1 Agricultural District zones are located along the periphery of the city limits and contain undeveloped land that is used for agricultural and limited residential uses. Some services and recreational uses are permitted in this zone such as produce stands, nurseries and greenhouses, riding academies and stables, golf courses, and cemeteries.

Agricultural land should be preserved for its intended use on the perimeter of town, with rezoning of Agricultural land near the center of town allowed as Okolona grows.

Example of R-1 Low-Density Single Family Residential development in Okolona.

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Land Use Plan

A sign welcoming visitors entering Okolona from Hwy 45.

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Small Town Center

Growth Strategy

Growth Strategy Okolona has more than enough available land for future growth and development. As the demand for future housing and commercial development rises, Okolona should adopt an infill strategy of development and redevelopment, which prioritizes areas within the city that are already developed, as opposed to undeveloped land on the periphery of town. From a financial standpoint, an infill strategy makes use of existing infrastructure, the cost of which as already been paid by the taxpayers, and prevents the need for building expensive new infrastructure (roads, water, sewer, etc.). In addition, redevelopment of under utilized land provides an opportunity for revitalization, making Okolona a more vibrant and attractive community.

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Land Use Plan

Urban-rural transect, courtesy of Duany Plater-Zyberk.

Small Town Transect Developed in the early 2000s as a response to suburban sprawl, the urban-rural transect is a planning model that defines a series of zones that transition from sparsely populated rural areas to higher density urban environments that feature a mix of uses. Although the transect makes the most sense in an urban context, the concepts are equally as relevant for American small towns like Okolona. The transect is a departure from Euclidian zoning, which promotes a separation of residential, commercial, and industrial uses. Under the transect

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approach, form and design are prioritized over land use to generate vibrant and attractive mixed use communities of varying densities. Transect planning incorporates both residential and commercial uses into a single cohesive neighborhood. For example, a typical neighborhood might consist of a light commercial area with a bank, general store, a coffee shop, and apartments. Moving outwards from the center of town, residential density would gradually decrease in intensity from apartments to townhomes to single family detached houses.

Small Town Center

Growth Strategy

The transect has six zones, transitioning from rural to urban, as follows: T1 – Natural. Preserved areas that are protected in perpetuity. T2 – Rural. Areas that are not currently preserved, but should be considered for preservation. T3 – Edge. The transition between countryside and town. Primarily single family homes with some mixed use, including civic buildings and schools. T4 – General. Typically the largest zone, comprised primarily of residential use, but with higher density and a greater mix of housing types than the Edge. Includes some neighborhood commercial use. T5 – Center. Mixed use district with higher density residential and commercial uses.

T6 – Core. The most urban zone, featuring a full mix of uses, and typically characterized as a downtown central business district. In Okolona, applying the urban-rural transect to future growth and development would produce higher density development in the downtown area, with multi-family and two-family residential neighborhoods in close proximity to the city center. Lower density residential neighborhoods would be reserved for areas further from the center of town, while agricultural and natural, undisturbed land would be preserved on the edge of town as a transition into the county.

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Land Use Plan

Annexation In looking at Okolona’s prospects for future growth and development, at this time, there is no one area outside the city limits that warrants further investigation into the feasibility of annexation. Prior to any annexation, the Small Town Center recommends that Okolona conduct a feasibility study of the proposed annexation areas, which will identify potential areas for annexation and include an analysis of existing and future infrastructure and community services. In addition, municipal annexations in Mississippi must meet the “twelve indicia of reasonableness” set out by the Mississippi Supreme Court, which an annexation feasibility study will address. The twelve indicia are listed in the Appendix. Currently, the STC recommends that the city focus on infill development and growth within its current city limits, however we recognize that annexation has several general benefits that should be explored and included as part of an annexation feasibility study should future development necessitate a need for further investigation of annexation.

—Second, the application of land use regulations in annexed areas could help Okolona avoid future infrastructure problems. Development in unincorporated Chickasaw County is not held to the same standards as development in Okolona. Annexing certain areas would ensure that the physical infrastructure meets the minimum standards set out in Okolona’s zoning code and subdivision regulations. In addition, any subsequent site and design standards adopted by the City of Okolona would apply to newly annexed areas. —Finally, annexation could enable Okolona to capture additional population and the accompanying tax base that exists beyond the corporate limits. Annexation areas that are strategic and compact could potentially help Okolona expand its tax base to provide a net increase in revenue for the city. The additional revenue could then be used by the city to upgrade existing infrastructure or implement new projects.

—First, annexation would allow the City of Okolona to regulate growth along and beyond its boundaries. In unincorporated Chickasaw County and the adjacent Monroe County, a lack of zoning guidelines allows development to occur without guidance, giving developers the ability to build what they want where they want. Annexing additional land in the direction of anticipated growth would give Okolona the ability to protect its gateways and entrances into the city through zoning and code enforcement.

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Small Town Center

Future Land Use

A-1 Agricultural R-1 Low Density Residential R-2 Medium Density Residential R-3 High Density Residential R-4 Manufactrured Housing C-1 Central Business District C-2 Neighborhood Commercial C-3 Highway Commercial I-1 Industrial Historic District Overlay Mixed Use Overlay

Source: Small Town Center

Future Land Use Okolona’s Future Land Use Map is a representation of the city’s future vision presented in map format. It is not a map of recommended zoning changes that should be made immediately or at once, but rather is a general guide for future development based on community input. As a rule, zoning changes in Mississippi should be done in consultation with a city’s comprehensive plan. As part of the Okolona Comprehensive Plan, the Future Land Use Map serves as a visual resource for Okolona leaders to consult when making zoning decisions.

When developing a Future Land Use Map, the city’s zoning map is used as a baseline, and changes are made in keeping with goals and objectives for the community. The following sections annotate the methodology used to develop Okolona’s Future Land Use Map.

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Land Use Plan

Residential

Commercial

Okolona currently has plenty of residential land, with the vast majority being zoned R-1 Single Family Residential. With a goal of providing more land available for higher density residential development, changes were made to increase the land available for development of two-family and multi-family dwellings. This resulted in a reduction of single-family residential land.

Okolona’s Highway 245 serves as one of the city’s busiest commercial corridors. Currently, the majority of land within the city limits of Okolona that fronts Highway 245 is zoned C-2 Highway Commercial. This zone is geared toward high-intensity commercial uses, including junkyards, billboards, car dealerships, welding shops, and service and storage yards, among other uses.

Where possible, the higher density residential neighborhoods were added adjacent to existing two-family and multi-family neighborhoods. Also, the higher density districts were strategically located closer to the center of town and often within areas currently served with water and sewer, leaving the less dense suburban neighborhoods for land on the outskirts of town.

Although land should be made available for these uses, it should be located away from the city center toward the edges of town. With this in mind, the land along Highway 245 that surrounds the center of Okolona is better suited for community commercial use and has been designated as such in the Future Land Use Map.

In addition, the Future Land Use Map contains a new category called Manufactured Homes, which is a multifamily category that specifically allows manufactured homes, including manufactured home parks. Under this guidance, manufactured homes would only be allowed in this neighborhood, and not in the traditional multi-family residential neighborhood.

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Additional land has been provided for community commercial and neighborhood commercial development. In general, neighborhood commercial land is provided at entrances to residential areas to provide land for convenient retail and service businesses, including bakeries, banks, medical offices, groceries, pharmacies, offices, and restaurants, among others. Community commercial land is similar to neighborhood commercial, but allows uses that appeal to a larger community, including churches, dry cleaners, department stores, funeral homes, home improvement stores, hotels, and service stations.

Small Town Center

Future Land Use

Agricultural Agricultural land allows for residential development on a minimum one-acre lot, along with other agricultural uses. This is the least dense of residential uses and is often used to preserve land on the perimeter of towns. In Okolona, we propose the conversion of some single-family residential land to agricultural use to preserve natural land and also to encourage single-family residential development closer to the city center, thus preventing suburban sprawl development.

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Small Town Center

HOUSING + INFRASTRUCTURE

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Housing + Infrastructure

A one-story home within the Historic District showcases Okolona’s historic charm.

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Small Town Center

Housing Strategy

HOUSING + INFRASTRUCTURE Housing Strategy Nearly 83% of homes in Okolona are single family, detached houses, with only 16% of housing qualifying as multi-family. In addition, the vast majority of land zoned residential in Okolona is zoned R-1 Low-Density Single Family Residential, which excludes two-family and multi-family residential development. One of the comments repeatedly overheard during the Small Town Center’s community engagement meetings was that Okolona lacks a mix of affordable housing types, and the data prove this to be true.

Housing Choice The fact is, people are different and have different preferences for housing. Young adults need affordable residences and often prefer less yard to maintain, while middle age families often prefer a house on a larger lot with a lawn for kids and pets. On the other hand, older people who are choosing to age in place are downsizing from their large single family houses to smaller residences that are easier to maintain, like townhomes and apartments. Within neighborhoods, a mixture of housing types and price levels will attract residents of diverse incomes, ages, and races, which in turn creates daily interaction that is essential to building a friendly and welcoming community.

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Housing + Infrastructure

Missing Middle Housing In order to generate more housing diversity, Okolona should amend its zoning ordinance to allow and encourage development of multi-unit housing within existing neighborhoods. The addition of duplex, triplex, fourplex, and townhome housing types in limited numbers in Okolona’s existing neighborhoods will not only increase neighborhood density, but will also provide greater housing variety, which will attract and serve everyone from young adults to retirees. These options, which have become known as “Missing Middle”11 housing types, are often lacking in typical

residential neighborhoods and help fill the gap that exists between single family neighborhoods and complex-style apartment housing typical of suburban towns. In existing R-1 Low-Density Single Family Neighborhoods, two-family and multi-family dwellings should be allowed as a conditional use, with planning commission approval. Furthermore, they should not occupy more than 10% of the land within the immediate neighborhood.

A side-by-side duplex in New Orleans, LA, courtesy of Opticos Design, Inc.

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Small Town Center

Housing Strategy

A fourplex apartment adds density and affordability to a residential neighborhood, courtesy of Opticos Design, Inc.

A fourplex apartment (right) in a single-family residential neighborhood in Greenwood, MS, courtesy of Google Maps.

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Housing + Infrastructure

The Fountain Apartments in downtown Greenwood, MS were built on the second and third floors above Turnrow Books and the Mississippi Gift Company. Photo credit: Beard + Riser Architects PLLC .

Loft Housing In addition to the Missing Middle housing options listed above, there is a great opportunity to add loft style housing in downtown Okolona. There are currently approximately ten two-story commercial buildings located on or immediately adjacent to the Okolona Main Street that could house loft style apartments or condominiums.

Introducing loft housing to downtown would also add a much needed use to the central business district, which would increase human activity in the downtown area during the non-working hours of the day. The addition of these new “eyes on the street� would make downtown a safe destination at all hours of the day.

Loft housing is typically found in the upper floors of commercial or industrial buildings and is characterized by open floor plans and high ceilings. Lofts in downtown Okolona would be a great option for artists, young adults and older residents who do not want the responsibility of maintaining a lawn and appreciate living in close proximity to the amenities of downtown. 134

Small Town Center

Housing Strategy

The under utilized second floor of this two-story building on Okolona’s Main Street could be transformed into upper floor housing.

This second floor space could easily be developed into three apartments overlooking the Chickasaw County Courthouse.

Traditional Neighborhood Development For new residential development, a Traditional Neighborhood Development (TND) approach should be utilized that encourages a mix of uses and a variety of housing types. This would require the development of a new TND ordinance, which would be added to the city’s existing zoning ordinance as an overlay district.

—Short blocks, which promote walkability and provide a convenient variety of available routes between destinations. —Narrow streets, which minimize infrastructure expense and calm traffic, thus making pedestrian and bike travel safer.

Traditional neighborhoods are characterized by the following characteristics:

—Sidewalks, which promote walkability by providing safe travel for pedestrians.

—A mix of uses, which provides a variety of housing options and access to retail, commercial, and recreational amenities within the neighborhood.

When the above characteristics are included in a neighborhood’s planning and design, neighborhoods will be compact and walkable, with access to a variety of amenities by a diverse group of residents and visitors.

—A grid street network, which seemliness connects adjacent neighborhoods and allows development to occur in cost-efficient phases.

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Housing + Infrastructure

Okolona’s oldest residential neighborhood (left) was built in a traditional style and features a well-connected grid street network with short blocks and narrow streets. In contrast, the Greenbriar neighborhood in Starkville (right) is a typical suburban development with long, wide streets and dead-end cul-de-sacs that limit connectivity with adjacent neighborhoods. Aerial imagery courtesy of Google Earth.

Transportation Improvements As with many small towns that experienced growth during the post-World War II era, the vast majority of Okolona’s transportation infrastructure is geared toward automobiles. While the area immediately surrounding Main Street and the Okolona Historic District is pedestrian friendly, featuring sidewalks and wheelchair ramps, if one were to venture off Main Street a block or two, the sidewalks disappear or become broken and disconnected, making pedestrian travel difficult and unsafe.

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During our community engagement meetings, we consistently heard that Okolona residents desired a more walkable and bikeable town. Balancing automobile infrastructure (streets, roads, and highways) with bike and pedestrian infrastructure (bike lanes, greenways, and sidewalks) will result in a community that not only provides safe travel for everyone, but will also promotes an active lifestyle. Following are several areas where transportation improvements can be made.

Small Town Center

Transportation Improvements

Adapted from the City of Birmingham, Alabama

Complete Streets Roads and streets combine to form the network on which communities are built. All residents of a community, regardless of income, age, or ability, deserve the same level of access to the community’s destinations and points of interest. Whether they walk, bike, or drive a car, everyone should be able to move about the community in a safe and efficient manner. However, in Okolona, only those who can afford to own a car and are able to drive it are provided access to many of Okolona’s destinations.

Complete Streets is a model of planning and design for transportation infrastructure that considers the needs of all users, not just those who drive a car. It is an ideal, expressed as either a policy or an ordinance, that states whenever Okolona spends money on transportation infrastructure, efforts will be made to include sidewalks, bike lanes, and other elements that accommodate pedestrians and bicyclists.

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Housing + Infrastructure

Adopting a Complete Streets approach in Okolona will ensure that all people, including those that can’t afford a car or are too young or too old to drive, have the same access to Okolona’s public places and community destinations. Complete Streets balances the needs of various modes of transportation and creates healthier, more walkable and bikeable communities. Most people are willing to walk 5 to 10 minutes (1/4 mile to 1/2 mile) and are willing to bicycle roughly 3 miles (approximately 15 to 20 minutes). Okolona’s small size (3 miles by 3 miles) means that given the right infrastructure, services and jobs within the entire city could be accessible to residents by bicycle or walking. Creating safe and complete streets would encourage these modes of transportation and make retail, schools, and services more accessible to Okolona’s residents. In Mississippi, the following cities have adopted Complete Streets policies since 2010 and are actively working to improve their town’s transportation infrastructure: Byhalia, Columbus, Greenwood, Hattiesburg, Hernando, Jackson, Oxford, Pascagoula, Ridgeland, Senatobia, Starkville, and Tupelo . By adopting and implementing a Complete Streets policy, the City of Okolona would join the ranks of these progressive Mississippi communities and begin making an investment in the health of the Okolona community. A sample Complete Streets policy is provided in the Appendix.

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Highway 245 Highway 41 in Okolona is a typical two-lane highway with a center left-turn lane. Although there are only two four way stop intersections along Highway 245 in Okolona, traffic moves slowly, in part due to the unrestricted access to commercial businesses along the route. As a rule, there are no curbs along Highway 245, which means there is no controlled access to businesses that front Highway 245. It is not uncommon for a strip shopping center or service station with 200 feet of frontage along Highway 245 to have unmitigated access to Highway 245, with no curb cuts along the entire frontage. This creates a frenzied environment of cars entering and exiting businesses via a seemingly endless number of access points. Incorporating Complete Streets principles into the design of Highway 15 would improve the environment by promoting smooth traffic flow and improved safety for pedestrians and bicyclists. As depicted in the rendering on the following page, proposed improvements to Okolona’s Highway 245 include: —Dedicated bike lanes —Center landscaped medians —Street trees —Controlled curb cuts —ADA sidewalks —Marked crosswalks

Small Town Center

Transportation Improvements

Current conditions on Okolona’s Highway 245

Highway 245 re-imagined as a Complete Street

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Housing + Infrastructure

This neighborhood park features a gravel walking path lined with shade trees.

Community Facilities For a community of its size, Okolona maintains adequate facilities. However, as with any large project, improvements must be planned for and budgeted for well in advance of actual construction. With that in mind, below is an assessment of Okolona’s existing community facilities, including any recommendations for improvements.

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Small Town Center

Community Facilities

Schools Okolona High School, Okolona Middle School, and Okolona Elementary School are all part of the Okolona Separate Municipal School District. Currently, the Okolona Separate District is a ‘D’ rated school district. However the graduation rate is 88%. Okolona High and Okolona Middle School are located on the same campus, just off Highway 245. Okolona Elementary School is located in downtown at the corner of Highway 245 and Main Street. There are facilities for both football and baseball near the high school and middle school campus.

The Elementary School facilities are in immediate need of renovation and improvement, however the walkable and bikeable location makes this an ideally sited school for many residents. Partnerships with community organizations and grants that support increased technology in schools, such as those funded through the Appalachian Regional Commission, should be sought out as the community works to improve the educational system in Okolona.

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Housing + Infrastructure

Police Station Located also at 106 W Main Street, the Okolona Police Station shares a building with the Fire Department. The Department has 10 full time officers and 6 patrol vehicles. The current space is adequate for the department’s needs, with no immediate improvements required in the near future.

City Hall Located at 215 W Main Street, Okolona’s City Hall building is one-story stone building. The building houses the city’s administrative offices. The building has more than adequate parking, with approximately 12 street parking spaces in the front and a gravel lot for parking in the back.

Fire Station Located at 106 W Main Street, the Okolona Fire Station is a one-story brick and concrete structure, with three bays for vehicles. The Department has 23 total firemen, and responds to fires across a 77 square mile areas of operation in Chickasaw County. The Department has three pumper trucks (purchased in 1997, 2004, and 2019), one tanker, and two brush trucks. The current fire insurance rating is 7th class, but the purchase of the new pumper truck is expected to help lower the rating to 6th class within the next few years. The largest need for the department is for an increase in emergency services and emergency service vehicles. Only one emergency service vehicle serves the Department’s 77 square mile area of service.

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Small Town Center

Community Center The Rockwell-Green City Auditorium located adjacent to City Hall at 215 W Main Street and is Okolona’s publicly-owned event space that can accommodate community meetings and gatherings. This building, built in 1975 in downtown Okolona serves to meet the needs for a community center and adds vibrancy to the downtown area. Additional facilities that can be used for these purposes are privately owned spaces within local churches or businesses, or school facilities that are regularly used for athletic events.

Community Facilities

Water System Okolona’s municipal water system is in need of improvements due to aging lines. It currently serves an estimated residential population of 2,840 people within Okolona, Of the 1,397 service connections, 1,324 are residential (1,264 metered, 60 unmetered) and 73 are combined (50 metered, 23 unmetered). It’s source of water is ground water, and the system operates three active well and one inactive well. The system has a capacity of 700,000 gallons per day, with an average consumption of 400,000 gallons per day. According to the Mississippi Department of Health, Okolona’s Water Department has scored an average of 4.33 / 5.00 for the past three years. In 2019 it scored 4.00 on technical and managerial capacities and a 5.00 on financial capacities.

Electric System Incorporated in 1935, the City of Okolona Electric Department serves parts of Chickasaw, Monroe, Lee and Clay counties and is located at 209 W Main Street. It currently has 22 employees and serves a total of 5,162 customers. Of that 4,126 are residential, 972 are commercial or industrial customers with demands under 50kW, and 47 are commercial or industrial customers with demands between 51 - 4,999 kW. It has a total of 740 miles of line, and averages 7 customers per mile. The average residential use is 1,153 kW hours per month, and online bill payment is available. The electric network has one delivery point, an average load factor of 62, and surge protection available.

Parks Okolona currently owns and operates a sportsplex facility, at the Pearle L Davis Recreational Park which features three baseball/softball fields, one football field, one basketball court, and a community pool. An adjacent outdoor classroom operated by the High School also serves this area. Aside from the newly constructed football field, the recreational areas are in need of improvement. Additional land is available for the construction of additional ball fields as demand increases. Currently, apart from the mini-park located downtown, there is one city owned neighborhood park located within walking distance of Okolona’s populated residential areas, located on Triplett Street. An effort should be made to provide more small parks and playground spaces in Okolona’s neighborhoods. Okolona, Mississippi

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Housing + Infrastructure

Picnic tables set up in the shade create an enjoyable place for people from the surrounding neighborhoods to gather in Ocean Springs, MS.

Parks + Open Space In the previous section, we discussed Okolona’s needs for additional neighborhood park space in existing residential neighborhoods. This need is based on the Small Town Center’s belief that most people should live within a 10-minute walk of a park space. Realistically, 75% of the city’s population having that opportunity is a good goal for Okolona to work towards. In order to achieve that goal, Okolona will need to build several new neighborhood mini-parks. In contrast to the sprawling Pearle L Davis Park and Sportsplex, neighborhood parks can and should be 144

much smaller and simpler, located on a parcel of city owned land embedded within a residential neighborhood. Common elements often found in neighborhood parks include play structures, walking paths, splash pads, open grass areas conducive to play, and site amenities such as benches, pavilions, picnic tables, and BBQ grills. These small scale parks don’t have to be expensive or elaborate and can be maintained by city parks staff in cooperation with local neighborhood organizations or civic groups.

Small Town Center

Parks + Open Space

Mini-Parks and Neighborhood Parks

Cemeteries and Historical Places

Sports and Recreation

Source: Small Town Center

The map above shows the location of parks and openspace in Okolona. Mini-parks and neighborhood parks are highlighted in dark green; cemeteries and historical places are highlighted in green; and sports and recreational facilities are highlighted in light green. Empty lots and lots where blighted structures have been removed should be considered as locations for neighborhood mini-parks.

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Small Town Center

IMPLEMENTATION PLAN

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Implementation Plan

A rose blooming along the sidewalk in front of the library provides a beautiful sight for pedestrians.

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Small Town Center

Implementation Plan

IMPLEMENTATION PLAN Implementation is the most critical part of any plan. Although consultants like the Small Town Center can help a community create a vision and provide recommendations that help achieve that vision, it is ultimately up to members of the community itself to implement the plan. In the implementation plan, we provide a step-by-step approach to making the community vision a reality for Okolona. We introduce the implementation team, which is made up of entities and organizations that influence the community in one way or another. In addition, we list the specific recommendations, which team members are responsible, the anticipated costs and time frame, as well as resources that can be used to fund the projects.

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Implementation Plan

Implementation Team

Throughout this comprehensive plan, the Small Town Center has shared ideas and recommendations that were stimulated by feedback from the Okolona community. The key to implementation of these ideas, however, lies with people and organizations that together comprise the Okolona community. The STC has identified the following key partners as critical components to the success of the Okolona Comprehensive Plan. Each organization has a role to play in the implementation of this master plan, which is expanded on further in the implementation matrix that follows this section. —City of Okolona: The City of Okolona, including the mayor, administrative and professional staff, and the city council, has wide-ranging authority within the city limits of Okolona. The City of Okolona oversees all public infrastructure, including streets, parks, and other public rights-of-way. Through the provision of services such as police and fire protection, streets, water, sewer, and solid waste collection, the City has a daily impact on Okolona’s quality of life. The City also has the power to administer grants and enact legislation that impacts the manner in which Okolona grows and develops in the future. —Chickasaw County: With Okolona being one of the county seats of Chickasaw County and home to the Chickasaw County Courthouse, the county government leaders, including the board of supervisors, county administrator, and chancery clerk have an impact on the lives of people who live in Okolona. Opportunities for partnership between the City of Okolona and Chickasaw County can bring about positive change in Okolona.

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—Okolona Main Street: Okolona’s Main Street organization is a non-profit that works to make downtown Okolona a viable place to live, work and play. Their four point approach to downtown development in includes organization, design, promotion, and economic development. Okolona Main Street has the ability to contribute to the quality of life by organizing festivals and events, providing design guidance for downtown businesses, and by working to recruit businesses and other development to the downtown area. In addition, as a non-profit, Okolona Main Street has the capability to apply for grants and create programs such as a facade improvement plan that improves Okolona’s downtown district. —Okolona Area Chamber of Commerce: The Okolona Area Chamber of Commerce is the citywide organization that oversees all economic development, tourism, and chamber of commerce functions in Okolona. The Chamber works to recruit industry to the community, to promote and develop local businesses, and to market the area to visitors. The Chamber plays a vital role in the success of the community by influencing the local economy, creating jobs, and bringing tourist revenue to the community. Currently the Okolona Chamber of Commerce and Okolona Main Street are operated by the same board and director.

Small Town Center

Implementation Team

—School District: The Okolona Municipal Separate School District, which is based in Okolona, is responsible for the education of nearly 600 children in Okolona and the surrounding areas of Chickasaw County. District administration, as well as parent organizations, impact the community by providing quality education for young Okolona residents and by hosting events and activities that reflect pride within the Okolona community. —Community Organizations: Organizations within the Okolona community, including EXCEL, church groups, garden clubs, civic organizations, social circles, youth organizations, and other formal and informal community organizations each have an impact on the Okolona community through their projects, volunteer efforts, and the ways in which they knit the community together through social connections. In many cases, non-profit organizations are eligible to receive grants to improve their communities. —Residents: The people who make up the city of Okolona are those who have a vested interest in the success of Okolona. Residents contribute to Okolona’s quality of life by volunteering in the community, serving on the boards of local organizations, keeping their property clean, electing good representatives at the city, county, and state level, and getting involved in the activities that make a city great.

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Implementation Plan

Implementation Matrix At the heart of the comprehensive plan is the implementation matrix, the collection of all the good ideas and recommendations that will help Okolona achieve the vision that was created by the community for the community. The following table is divided among the ten categories listed in the Goals + Objectives section of the plan. The table includes the following categories: —Recommendation: This section includes a brief description of the recommendation being made. Recommendations are be listed in a prioritized order for each category, starting with the recommendation that is most important, followed by the second most important recommendation, and so forth. All other things being equal, the community should begin working on recommendation #1 first —Type: This describes whether the recommendation is a policy, a project, or a management activity. In general, policies are adopted by a legislative body, usually the city council, board of supervisors, an organization’s board of directors, or a similar group of people. Projects are physical actions that are taken within the city to create something new, improve existing infrastructure, develop a new program, or something similar. Projects are often funded with a combination of public resources and grant funding. Management includes activities that occur within the executive branch of an organization, either by the mayor, county administrator, or executive director of an organization.

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—Partners: These are the organizations or groups of people most likely to be able to make the recommendation a reality. Descriptions of the various potential partners are listed in the previous section. —Time frame: This is a general guideline for the amount of time the recommendation should take to implement once all partners are on board and necessary funding is in place. Short Term 1-2 years Mid Term 3-5 years Long Term 6 -10 years Ongoing no start or end time —Cost: This is an estimate of the amount of funding that would be needed to implement the proposed recommendation. $=$0-$100,000 $$=$100,000-500,000 $$$=$500,000+ —Resource: This is a list of any resources that are available to help bring the recommendation to reality. These may include grant programs, organizations, reference materials, and other resources.

Small Town Center

Implementation Matrix

Policies + Projects + Management

Housing #

Recommendations

Type

Partner(s)

Time Frame

Cost

1

Amend zoning map to provide more R-2, R-3, and mixed use districts.

Policy

City

Short Term

$

Future Land Use Map

2

Condemn and remove dilapidated structures from residential lots.

Policy; Management

City

Mid-Term

$$

Mississippi Code § 21-19-11

3

Adopt and enforce the 2018 International Property Maintenance Code (IPMC)

Policy; Management

City

Short Term; Ongoing

$

International Code Council, IMPC 2018

Resources

Policy; Management

City; Historic Preservation Commission

Short Term; Ongoing

$

Okolona Historic Preservation Ordinance; Okolona Design Guidelines; Certified Local Government Program

5

Adopt subdivision regulations to require sidewalks, narrow streets, and street trees

Policy

City

Short Term

$

N/A

6

Develop and adopt a Traditional Neighborhood Development (TND) ordinance and overlay district for new development

Policy

City

Short Term

$

N/A

4

Enforce Okolona’s Historic Preservation Ordinances and adopt Design Guidelines

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Implementation Plan

Transportation + Mobility #

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Recommendations

Type Policy; Management

Partner(s)

1

Adopt and enforce a Complete Streets policy.

2

Renovate existing sidewalk infrastructure that has fallen into disrepair.

3

Construct new sidewalks to fill gaps in sidewalk connectivity.

4

Adopt and enforce stronger sign regulations that reduce sign clutter in Highway Commercial corridors / districts.

5

Retrofit existing streets to provide bike lanes, sharrows, multi-use paths, and related signage.

Project

City; County

6

Redesign Highway 41 to provide improved traffic signals, ADA accessible crosswalks, lighting, and landscaping.

Project

7

Redesign Highway 245 to provide improved traffic signals, ADA accessible crosswalks, lighting, and landscaping.

Project

Project

City

City

Time Frame Short Term

Mid-Term

Cost

Resources

$

Complete Streets Sample Ordinance (see Appendix)

$$

Transportation Alternatives Program; Safe Routes to School

Project

City

Mid-Term

$$

Transportation Alternatives Program; Safe Routes to School

Policy; Management

City

Short Term

$

N/A

Mid-Term

$$

Safe Routes to Schools; Transportation Alternatives Program

City; County: MDOT

Mid-Term

$$$

Mississippi Department of Transportation

City; County: MDOT

Mid-Term

$$$

Mississippi Department of Transportation

Small Town Center

Implementation Matrix

Transportation + Mobility #

Recommendations

Type

Partner(s)

Time Frame

Cost

Resources

8

Install traffic control devices at entrance to Okolona College and Okolona High School that can be activated at appropriate times.

Project

City; County: MDOT

Mid-Term

$$

Mississippi Department of Transportation

9

Revise Zoning Ordinance and Subdivision Regulations to require sidewalks in new residential and commercial developments.

Policy

City

Short Term

$

N/A

10

Develop and adopt street design standards for arterial and collector streets.

Policy

City

Short Term

$

N/A

$

Certified Local Government Grant; Appalachian Regional Commission Grant

11

Install wayfinding signage near the intersection of Highways 41 and 245.

Project

City; Main Street

Mid-Term

12

Install wayfinding signage near the intersection of Highways 41 and S Carter St.

Project

City; Main Street

Mid-Term

$

Certified Local Government Grant; Appalachian Regional Commission Grant

13

Adopt site and design standards to improve the quality and appearance of commercial development along Highways 41 and 245.

Policy

City

Short Term

$

N/A

Okolona, Mississippi

155

Implementation Plan

Downtown Development #

156

Recommendations

1

Promote the development of upper floor housing in downtown Okolona.

2

Create a faรงade grant program that incentivize downtown property owners to restore buildings to historic standards.

3

Recruit at least one restaurant to the Main Street area.

4

Reserve the first floor of properties that front Main Street for restaurant and retail use.

Type

Partner(s)

Time Frame

Cost

Resources

$

Mississippi Main Street Association; Certified Local Government; Mississippi Arts Commission; USDA Rural Development Grant

Management

Main Street; Chamber of Commerce

Policy

City; Main Street; Chamber of Commerce

Mid Term

$

Mississippi Main Street Association; Certified Local Government

Project; Management

Main Street; Chamber of Commerce

Mid-Term

$$

N/A

Policy

City; Main Street

Mid-Term

$

N/A

Small Town Center

Short Term

Implementation Matrix

Economic Development #

Recommendations

Type

Partner(s)

Time Frame

Cost

Resources

1

Develop a marketing strategy to promote tourism in Okolona.

Project

Chamber of Commerce; Main Street

Short Term

$

Visit Mississippi (MDA Tourism Division)

2

Become an ACT Certified Work Ready Community.

Project

Chamber of Commerce; City; County

Mid Term

$

ACT Work Ready Communities

3

Improve entrance to Okolona Industrial Park through landscaping and signage.

Project

Chamber of Commerce; City

Short Term

$

N/A

Okolona, Mississippi

157

Implementation Plan

Parks + Open Space

158

#

Recommendations

Type

Partner(s)

1

Build neighborhood parks in existing neighborhoods that provide walking paths, outdoor seating, pavilions, and playgrounds.

2

Connect neighborhoods and parks with sidewalks, greenways, and on-street bike infrastructure.

Project

City; County

3

Amend zoning ordinance to require new subdivisions to dedicate at least 5% of land to parks and open space.

Policy

4

Promote Okolona’s proximity to the Tombigbee National Forest, Chickasaw Wildlife Management Area, Davis Lake, and the Natchez Trace.

5

Maintain and improve parks and cemeteries to include walking paths and outdoor seating.

Time Frame

Cost

Resources

$$$

Kaboom!; LWCF Grants; Recreational Trails Program Grants

Long Term

$$$

Transportation Alternatives Program (TAP); Safe Routes to School

City

Short Term

$

N/A

Management

City; Main Street; Chamber of Commerce

Ongoing

$

N/A

Management

City

Ongoing

$

N/A

Project

City; Civic Orgs.

Small Town Center

Mid Term

Implementation Matrix

Administration + Enforcement Type

Partner(s)

Time Frame

Cost

Codify existing ordinances and make them available online.

Management

City

Short Term

$

Municode

2

Adopt and enforce the latest version of the International Codes.

Management

City

Short Term

$

International Code Council

3

Review and revise permit fees as necessary to cover the actual cost of services.

Management

City

Short Term

$

Okolona Code of Ordinances

4

Enforce existing codes and ordinances.

Management

City

Ongoing

$

N/A

#

Recommendations

1

Okolona, Mississippi

Resources

159

Implementation Plan

Land Use #

Recommendations

Type

Partner(s)

Time Frame

Cost

1

Amend zoning map to include recommendations made in Future Land Use Map.

Policy

City

Mid Term

$

Future Land Use Map

2

Create new residential zone (R-4) that allows manufactured homes as conditional use and modify existing R-3 zone to exclude manufactured homes.

Policy

City

Mid Term

$

Okolona Zoning Ordinance

3

Identify brownfield sites in the community and work to remediate environmental contamination so sites can be redeveloped.

Policy

City

Mid Term

$

Brownfields Assessment Grant

4

Develop a Traditional Neighborhood Development (TND) ordinance and overlay district for new subdivision developments.

Policy

City

Short Term

$

N/A

160

Small Town Center

Resources

Implementation Matrix

Community Facilities #

Recommendations

1

Create a five year Capital Improvement Plan.

2

Resurface city owned recreational courts and provide new lighting.

3

Update and maintain community recreational infrastructure such as the community pool.

Type

Partner(s)

Time Frame

Cost

Management

City

Mid Term

$

Project

City

Mid Term

$$$

LWCF Grant

Project; Management

City

Mid-Term; Ongoing

$$$

LWCF Grant

Okolona, Mississippi

Resources Municode

161

Implementation Plan

Health + Environment #

Recommendations

1

Support the creation of a downtown farmers market that accepts SNAP benefits and expand to include a Community Supported Agriculture (CSA) program.

Type

Partner(s)

Management

City; Main Street

Time Frame

Ongoing

Cost

Resources

$

Blue Cross Blue Shield of Mississippi Foundation

2

Achieve and maintain Tree City designation.

3

Adopt a tree ordinance.

4

Encourage the development of community gardens on under utilized city- and state- owned land in residential neighborhoods.

5

Work to establish a recycling program in Okolona, either by partnering with a nearby community with an existing program, or by working with the solid waste contractor.

Management

City; County

Mid Term

$$$

6

Utilize green infrastructure to manage stormwater runoff in the community.

Management

City; County; State

Ongoing

$

162

Management

City

Ongoing

$

Policy

City

Short Term

$

Management

City; State

Ongoing

$

Small Town Center

Arbor Day Foundation; Mississippi Urban Forest Council Sample Tree Ordinance (see Appendix)

Mississippi Secretary of State

Mississippi Department of Environmental Quality (MDEQ); Solid Waste Assistance Grant NACTO Urban Stormwater Management Guide; Appendix

Implementation Matrix

Branding + Marketing #

Recommendations

1

Promote Okolona’s unique culture and heritage through community events, wayfinding signage, and regional advertising that attracts visitors.

2

Work with all community development entities to develop a singular brand for the community while maintaining individual identities.

3

Consolidate various entity websites (City, Main Street, Chamber of Commerce) into one website with a singular landing page that is visitor oriented and provides access to information and city services on one site.

Type

Partner(s)

Time Frame

Cost

Resources

Management

City; County; Main Street; Chamber of Commerce

Ongoing

$$

Visit Mississippi; Mississippi Arts Commission; Appalachian Regional Commission Grant

Management

City; County; Main Street; Chamber of Commerce

Short Term

$

Mississippi Main Street

Management

City; County; Main Street; Chamber of Commerce

Ongoing

$$

N/A

Okolona, Mississippi

163

Implementation Plan

RESOURCES

The following resources, including grant programs and additional reading material are available to assist in the implementation of the Okolona Comprehensive Plan: —ACT Work Ready Communities: By participating in the ACT Work Ready Communities initiative, counties can identify skill gaps and quantify the skill level of their workforce. This helps educators build career pathways aligned to the needs of business and industry, and it also helps a community stand out and be recognized for its workforce development efforts. A strong workforce is a tremendous economic development advantage. More info: www. workreadycommunities.org —America’s Rails With Trails Report: Railswith-trails are valuable assets in providing safe transportation networks for pedestrians and bicyclists. This report was produced by the Rails-toTrails Conservancy and examines the characteristics of 88 existing rails-with-trails in 33 states, based on a survey of trail managers and the results of RTC’s ongoing study. It provides a collection of data, examples and practical tools to assist trail planners and advocates in increasing awareness of the railwith-trail concept, and advancing local and state policies and practices that support rail-with-trail development. More info: www.railstotrails.org —Appalachian Regional Commission: The ARC awards grants to projects that address one or more of the five identified goals in its strategic plan. Typically ARC project grants are awarded to state and local agencies and governmental entities, local governing boards, and non-profit organizations. Match rates vary by county, but in 2020 Chickasaw County was 164

considered “At-Risk” meaning the match rate is 70/30. Rates vary from 50% - 80%. More info: www.arc.gov —Blue Cross and Blue Shield of Mississippi Foundation: The Blue Cross and Blue Shield of Mississippi Foundation is working to build a healthy Mississippi. A healthy Mississippi includes communities of active residents exercising in parks and enjoying healthy produce from the local community garden or farmers market. This is the vision of the Blue Cross and Blue Shield of Mississippi Foundation, which works to make this vision a reality each and every day through targeted funding and grant making throughout the state, focusing on health and wellness initiatives to support our schools, communities, colleges and universities. More info: www.healthiermississippi.org —Brownfields Assessment Grant: EPA’s brownfields program provides direct funding for brownfields assessment, cleanup, revolving loans, and environmental job training. In addition to direct brownfields funding, EPA also provides technical information on brownfields financing matters. Brownfields Assessment Grants provide funding for brownfields inventories, planning, environmental assessments, and community outreach. More info: www.epa.gov/brownfields —Capital Improvements Revolving Loan: The Local Government Capital Improvements (CAP) Loan Program provides loans to counties or municipalities to finance public infrastructure improvements in Mississippi in support of business location and expansion projects and other community-based projects. More info: www.mississippi.org

Small Town Center

Resources

—Certified Local Government Program: The Certified Local Government (CLG) program is a federal-state-local partnership that promotes historic preservation at the grassroots level and helps communities deal with preservation needs. More info: www.mdah.state.ms.us —CDBG Program: Administered by the Mississippi Development Authority (MDA), the Community Development Block Grant (CDBG) Public Facilities program provides grants to municipalities and counties to fund publicly owned, community-based infrastructure projects. Eligible projects include drainage systems, water and sewer systems, roads and bridges, and publicly owned buildings. Grants are awarded annually through a competitive process. More info: www.mississippi.org —Community Heritage Preservation Grant: Administered by the Mississippi Department of Archives and History, the Community Heritage Preservation Grant program provides funds to help preserve, restore, rehabilitate, and interpret historic courthouses and schools. More info: www.mdah. state.ms.us —International Code Council: The International Code Council is a member-focused association that is dedicated to developing model codes and standards used in the design, build, and compliance process to construct safe, sustainable, affordable, and resilient structures. The International Codes, or I-Codes, published by ICC, provide minimum safeguards for people at home, at school and in the workplace. The I-Codes are a complete set of comprehensive, coordinated building safety and fire prevention codes. Building codes benefit public safety and support the

industry’s need for one set of codes without regional limitations. More info: www.iccsafe.org —KaBOOM!: KaBOOM! is a national non-profit dedicated to bringing balanced and active play into the daily lives of all kids, particularly those growing up in poverty in America. Working across the country, KaBOOM! brings together people from diverse backgrounds – from cities and city leaders to corporations and nonprofits – to create places for all kids. The communities served by KaBOOM! feel more engaged, connected and united by the common cause of ensuring our kids can thrive– every day and everywhere. More info: www.kaboom.org —Land and Water Conservation Fund: The LWCF program provides matching grant (50%) funds for the acquisition and development of public outdoor recreation sites and facilities. Match can include cash, in-kind services, and donations of land/materials/ services. More info: www.mdwfp.com —Mississippi Arts Commission: The Mississippi Arts Commission serves as a catalyst for the arts in Mississippi. One way that the agency accomplishes this work is through grants to organizations. Project Grants are utilized in funding a broad range of arts projects (and arts components of larger projects) in Mississippi communities. The awards range from $250 to $5,000 and require a dollar-for-dollar cash match. More info: www.arts.ms.gov

Okolona, Mississippi

165

Implementation Plan

—Mississippi Code § 21-19-11: Section 21-1911 of the Mississippi Code of 1972 defines the processes by which municipalities may determine that property or a parcel of land is a menace, provide notification to a property owner, hold a public hearing, clean private property, and assess costs and penalties against the property. More info: www.lexisnexis.com/hottopics/mscode/

trust lands and lieu lands laws, development and implementation of the Public Trust Tidelands Management Programs, sale of lands forfeited to the State for non-payment of ad valorem taxes, inventory of State agency lands and services to the public and governmental subdivisions relating to sales, acquisitions, leasing, and title of the State’s real property assets. More info: www.sos.ms.gov

—Mississippi Department of Transportation: The Mississippi Department of Transportation (MDOT) is a great resource for transportation projects and provides funding through several programs, including the Bicycle and Pedestrian Program, Transportation Alternatives Program, Recreational Trails Program, and Statewide Transportation Improvement Program. More info: www.mdot.ms.gov

—Mississippi Tennis Association: The Mississippi Tennis Association (MTA)’s Community Tennis and Facility Grant was initiated by the MTA Board of Directors in 2002 to financially assist public tennis facilities and school districts to build new tennis courts and/or to repair and upgrade existing tennis courts. The addition of fixed amenities such as lights, bathrooms, clubhouses are also included within the scope of the grant. More info: www.mstennis.com

—Mississippi Main Street Association: The mission of the Mississippi Main Street Association (MMSA) is to provide visionary leadership, guidance and counsel to Mississippi Main Street communities through organization, promotion, design, and economic development to make its cities and towns better places to work, live and play. MMSA provides charette services, called Mississippi Vision Planning, which is an economic development program that operates on three key tenets: utilizing an assetbased approach, addressing the community in a holistic manner, and conducting the exercise in a public forum. More info: www.msmainstreet.com

—Mississippi Urban Forest Council: The Mississippi Urban Forest Council (MUFC) is a volunteer based nonprofit organization formed in 1991 by the US Farm Bill to provide educational and assistance in community and urban forestry. Its mission is to foster and promote proper management of urban and community forests for social, economic, and environmental benefits to people through innovation leadership, communication and educational services. MUFC has programs that assist communities in improving their urban forests and green infrastructure. More info: www.msurbanforest.com

—Mississippi Secretary of State: The Public Lands Division of the Mississippi Secretary of State’s office has the constitutional and statutory authority for enforcement of the 16th section public school 166

Small Town Center

Resources

—Municode: Municode is a private company that publishes municipal codes and ordinances in many forms, including print and online. Codes are kept upto-date with regular addendums and online codes are searchable. In addition to codification and recodification services, Municode offers legal review of existing codes to make sure they are compliant with state law. More info: www.municode.com —Recreational Trails Program: Administered by the Mississippi Department of Wildlife, Fisheries, and Parks, the Recreational Trails Program (RTP) is an assistance program of the U.S. Department of Transportation’s Federal Highway Administration. The RTP provides funds to the states to develop and maintain recreational trails and trail-related facilities for motorized and non-motorized recreational trail uses. Examples of trail uses include hiking, walking, running, and bicycling (paved and non-paved). More info: www.mdwfp.com —Safe Routes to Schools: MDOT’s Safe Routes to Schools (SRTS) Program enables and encourages children, including those with disabilities, to walk and bicycle to school safely. The program sets out to make walking and bicycling a more appealing transportation option for students in grades kindergarten through eighth, thereby encouraging a healthy and active lifestyle from an early age. Through available federal funds, communities can stage a wide variety of projects and activities from building safer street crossings to establishing programs that encourage and educate children and their parents to safely walk and bicycle to school. More info: www.mdot.ms.gov

—SMLPC Grant: Administered by MDA, the Small Municipalities and Limited Population Counties (SMLPC) Grant Program provides grant funds to small municipalities and counties to assist with public facilities and infrastructure needs. Mississippi municipalities with populations of 10,000 or less and counties with populations of 30,000 or less may apply for funding through this program. More info: www. mississippi.org —Solid Waste Assistance Grant: To promote its mission of protecting Mississippi’s environment, the Mississippi Department of Environmental Quality offers Solid Waste Assistance Grants (SWAG) for projects involving certain solid waste management and recycling activities. SWAG funds can be used to assist recycling programs as well as public education about recycling and waste reduction. More info: www. mdeq.ms.gov —Transportation Alternatives: The Mississippi Department of Transportation’s Transportation Alternatives (TA) program provides funding for a variety of smaller-scale transportation projects such as pedestrian and bicycle facilities, recreational trails, safe routes to school projects, community improvements such as historic preservation and vegetation management and environmental mitigation related to stormwater and habitat connectivity. More info: www.mdot.ms.gov

Okolona, Mississippi

167

Implementation Plan

—Tree City USA Program: Administered by the Arbor Day Foundation, the Tree City USA program has been greening up cities and towns across America since 1976. It is a nationwide movement that provides the framework necessary for communities to manage and expand their public trees. Tree City USA status is achieved by meeting four core standards of sound urban forestry management: maintaining a tree board or department, having a community tree ordinance, spending at least $2 per capita on urban forestry, and celebrating Arbor Day. More info: www.arborday.org/programs/treecityusa

—USDA Rural Development: The United States Department of Agriculture’s Rural Development division is committed to helping improve the economy and quality of life in rural America. Through its programs, Rural Development helps rural Americans by offering loans, grants and loan guarantees to help create jobs and support economic development and essential services such as housing, health care, first responder services and equipment, and water, electric and communications infrastructure. More info: www.rd.usda.gov

—Visit Mississippi: Mississippi statewide tourism agency, Visit Mississippi, works in concert with its partners and colleagues in the tourism industry. Local convention and visitors bureaus as well as other organizations combine forces and resources with Visit Mississippi to form a powerful and effective group that makes inviting visitors to come to Mississippi their primary goal. Visit Mississippi provides tourism development grants and matching grants to help local CVBs leverage local funds. More info: www.visitmississippi.og

168

Small Town Center

Resources

A sign with the Okolona’s inspiring slogan “The Little City That Does Big Things” welcomes visitors.

Okolona, Mississippi

169

170

Small Town Center

ECONOMIC DEVELOPMENT ANALYSIS

Okolona, Mississippi

171

Economic Development Analysis

Economic Development Analysis This study examines the estimated impact of four proposed community improvement projects in Okolona, a town in Chickasaw County, Mississippi. Proposed projects are: (1) blight removal and renovation, (2) developing downtown upper story residential properties, and (3) commissioning works by local artists. This report also briefly compares the impact of investing in different types of housing structures and estimates the impact of attracting additional restaurants to the community. All impact estimates were created by utilizing Regional Economic Models, Inc. (REMI) PI+, which is a dynamic economic forecasting model that leverages historical employment, earnings, spending, demographic, and industry data to simulate Chickasaw County’s economy. Simulation results are reported in the following sections.

Project 1: Blight Removal and Renovation Blighted properties are abandoned buildings that become dilapidated, unsafe, or unsightly over time. This proposed project involves demolishing and rebuilding blighted structures across the city. This impact analysis assumes that there are 30 blighted structures in the Okolona area, and that each structure will be demolished and replaced with one 1,500-square-foot, single-family home. It is also assumed that the work for this project occurs over the course of four years.

172

Recent research into blight has shown that blighted structures reduce a community’s property values by one percent. This impact analysis assumes that removing the blighted structures will restore the lost property value over the course of the fouryear project. Table 1A shows the REMI model results for the employment generated by the proposed blight removal and subsequent housing construction. The project primarily supports employment in the construction industry (61 jobs), but also stimulates additional employment in retail and wholesale; government; services; and finance, insurance, and real estate. Table 1B shows the REMI model results for the fiscal impact of the proposed blight removal and subsequent housing construction. The four-year project is expected to contribute $3,880,821 per year to gross domestic product (GDP) over the life of the project, which will support $2,973,964 in annual personal income for the community. Furthermore, the project expenditures and the accompanying economic activity is expected to generate an average of $313,932 in annual tax revenue, $94,924 of which are expected to stay with the local government. Over the construction project’s lifespan, this totals $379,696 in revenue for the local government.

Small Town Center

Projects + Analysis

TABLE 1A: FORECASTED EMPLOYMENT IMPACT OF PROJECT 1 INDUSTRY EMPLOYMENT

JOBS CREATED

Construction Retail and Wholesale Government Services Finance, Insurance, & Real Estate

61 5 3 3 1

TOTAL JOBS SUPPORTED

20

TABLE 2B: FORECASTED FISCAL IMPACT OF PROJECT 1 CATEGORY Local Personal Income Local GDP Total Tax Revenue State Tax Revenue Local Tax Revenue

ANNUAL AVERAGE IMPACT $2,973,964 $3,880,821 $313,932 $219,008 $94,924

Okolona, Mississippi

4-YEAR TOTAL IMPACT $11,895,856 $15,523,284 $1,255,728 $876,032 $379,696

173

Economic Development Analysis

Project 2: Developing Downtown Upper Story Residential Properties Many small towns and cities across the nation have developed residential lofts above downtown shopping districts, known as “mixed-use� developments. These developments have been shown to be effective at attracting foot traffic to local businesses, increasing tax revenue, and preserving historic neighborhoods. This proposed project involves the renovation of upper story residential property in downtown Okolona. To estimate the impact of this project, this analysis assumes that 10 upper story residential lofts are constructed using average construction costs and average loft sizes.

Table 2B shows the REMI model results for the fiscal impact of the proposed loft construction. The project is expected to contribute $1,447,624 per year to GDP over the life of the four-year project, which will support $762,633 in annual personal income for the community. Furthermore, the project expenditures and the accompanying economic activity is expected to generate an average of $80,504 in annual tax revenues, $24,342 of which are expected to stay with the local government.

Table 2A shows the REMI model results for the employment generated by the loft development. The project primarily supports employment in the construction industry (16 jobs), but also stimulates additional employment in retail and wholesale, services, and government.

174

Small Town Center

Projects + Analysis

TABLE 2A: FORECASTED EMPLOYMENT IMPACT OF PROJECT 2 INDUSTRY EMPLOYMENT

JOBS CREATED

Construction Retail and Wholesale Services Government

16 2 1 1

TOTAL JOBS SUPPORTED

20

TABLE 2B: FORECASTED FISCAL IMPACT OF PROJECT 2 CATEGORY

TOTAL IMPACT

Local Personal Income Local GDP

$762,633 $1,447,624

Total Tax Revenue State Tax Revenue Local Tax Revenue

$80,504 $56,162 $24,342

Okolona, Mississippi

175

Economic Development Analysis

Project 3: Commissions to Local Artists Public artwork and murals can both beautify communities and help to prevent graffiti. In addition to beautifying communities, research indicates public art can increase a community’s property values. This proposed project involves commissioning local artists to create public works for the Okolona community and visitors to enjoy. To estimate the impact of Project 3, this analysis assumes that $25,000 is set aside to fund public art over the span of four years. It is also assumed that the project increases nearby property values by one percent, and that one percent of the region’s properties benefit from this effect.

annual contribution of $59,830. This economic growth supports $143,668 in personal income for the community over the life of the project, or an average of $35,917 per year. Furthermore, the expenditures and its accompanying economic activity is expected to generate $15,164 in tax revenue over the project’s lifespan, $4,586 of which are expected to stay with the local government.

Table 3 shows the REMI model results for the fiscal impact of the proposed public art projects. The project is assumed to last for four years and is expected to contribute $239,320 to GDP over the course of these four years; an average

TABLE 3: FORECASTED FISCAL IMPACT OF PROJECT 3 CATEGORY Local Personal Income Local GDP Total Tax Revenue State Tax Revenue Local Tax Revenue

176

ANNUAL AVERAGE IMPACT $35,917 $59,830

4-YEAR TOTAL IMPACT $143,668 $239,320

$3,791 $2,645 $1,146

$15,162 $10,580 $4,584

Small Town Center

Projects + Analysis

Attracting Restaurants This section briefly compares the economic impacts attracting new restaurants to the area. This analysis assumes that either one, two, or three casual dining restaurants are opened in the area. Each restaurant is assumed to hold 20 tables and employ three shifts of employees. In the analysis model, these restaurants are assumed to compete with other local establishments. Table 4 shows the average annual fiscal impact of attracting one, two, or three casual dining restaurants. It can be seen that the impact is not directly proportional to the number of establishments, as the new eateries compete against existing local restaurants and with each other. The local personal income supported by a single restaurant is estimated to be $355,978 per year, and the local revenue raised from a single restaurant is $11,362 annually. If three additional restaurants were to open, they would support $998,994 in personal income each year and raise local tax revenue to $31,886 annually.

TABLE 4: FORECASTED FISCAL IMPACT OF PROJECT 4 CATEGORY

NUMBER OF NEW RESTURANTS OPENED

Local Personal Income Local GDP

ONE $355,978 $111,992

TWO $688,198 $217,867

THREE $998,994 $318,105

Total Tax Revenue State Tax Revenue Local Tax Revenue

$37,577 $26,215 $11,362

$72,646 $50,680 $21,966

$105,454 $73,568 $31,886

Okolona, Mississippi

177

Economic Development Analysis

Comparison of Housing Investments: SingleFamily and Multi- Family Structures This section briefly compares the economic impact of using a given space for either a singlefamily home, a duplex, or a four-unit apartment building. The analysis accounts for differences in construction costs and the number of residents that can be housed, and then assumes that all other factors – such as the cost of the land – are identical. This allows the difference in estimated impact to be ascribed to the type of housing structure and the residents who occupy it. Population and housing data, collected from Chickasaw County by the U.S. Census Bureau, were used to inform the analysis of the structures and their occupants. The single-family home is assumed to be 1,500 square feet; the duplex is assumed to hold a pair of 900-square-foot units; and the four-unit apartment is assumed to hold a set of 861-square-foot units. The occupants of these units are assumed to mirror the typical Okolona family: the average household contains 2.65 residents, 72.9 percent of households are families, and 36.3 percent of family households

Table 5A shows the REMI model results for the economic stimulus generated by the construction of a single structure, and presents these results for a single-family home, a duplex, and a four-unit apartment building. It can be seen that the local tax revenue supported by constructing a singlefamily home is estimated to be $20,243, the local revenue supported by constructing a duplex is estimated to be $21,674, and the local revenue supported by constructing an apartment building is estimated to be $27,597. Table 5B shows the average annual tax revenue that is expected to be collected from the residents of each type of building. The single household occupying a single-family home is estimated to contribute $1,645 to local revenue, the two households occupying the duplex are estimated to contribute $2,797 to local revenue, and the four households occupying the apartment are estimated to contribute $5,209 to local revenue.

have children under 18 years.

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Projects + Analysis

TABLE 5A: FORECASTED EMPLOYMENT AND FISCAL IMPACT OF

CONSTRUCTION, BY HOUSING TYPE SINGLE FAMILY HOUSE 17

CATEGORY Jobs Supported

DUPLEX

4 UNIT APARTMENT

18

23

Local Personal Income Local GDP

$634,218 $111,992

$679,052 $1,067,978

$864,613 $1,336,645

Total Tax Revenue State Tax Revenue Local Tax Revenue

$66,948 $46,705 $20,243

$71,681 $50,007 $21,674

$91,269 $63,672 $27,597

TABLE 5B: AVERAGE ANNUAL TAX REVENUE FROM BUILDING’S

RESIDENTS, BY HOUSING TYPE

CATEGORY Total Tax Revenue State Tax Revenue Local Tax Revenue

SINGLE FAMILY HOUSE $5,440 $3,795 $1,645

Okolona, Mississippi

DUPLEX

4 UNIT APARTMENT

$9,249 $6,452 $2,797

$17,227 $12,018 $5,209

179

Economic Development Analysis

Methodology To estimate the impact of three proposed community improvement projects in Okolona, Mississippi, a series of forecasted simulations were generated using the REMI PI+ model. The REMI PI+ model is a widely used and highly reputable economic modeling software that incorporates aspects of four major modeling approaches: Input-Output, General Equilibrium, Econometric, and Economic Geography. Utilizing data related to historical employment, earnings, and demographic trends from sources such as the Bureau of Economic Analysis, Bureau of Labor Statistics, and County Business Patterns, the REMI PI+ model can be applied to approximate the economic impact of governmental policy changes on a given area. With the exception of changes in tax revenue, all results are provided through simulation outputs from the REMI PI+ model. To measure the impact of new state and local tax revenues resulting from increases in personal income, an estimate was utilizing data from the U.S. Bureau of Economic Analysis and state and local tax collection data from the U.S. Census Bureau. To estimate the additional local and state tax revenue that would be collected due to increased personal income levels, a ratio was generated and applied to the estimated new personal income levels produced by the REMI PI+ simulation. Additional Notes on Project 1 The project simulation assumes that the typical blight demolition will cost $11,600 and that residential construction rates will cost $135.69 per square foot. The U.S. Census Bureau reports that the typical home in the south requires four to six months for construction, so this scenario assumes

180

three properties would be under construction at a given time and that an average of 10 construction workers would be staffed on each project at any given time. Additional Notes on Project 2 The project simulation assumes typical residential construction rates also apply to loft apartments. It is also assumed that the project is completed in a single year and that an average of 10 construction workers would be staffed on this project throughout the year. Additional Notes on Housing Analysis This comparison assumes that the construction of the chosen housing structure would be completed in a single year and that an average of 10 construction workers would be staffed on this project throughout the year. This analysis forecasts the economic activity generated by the residents over 10 years to compute the annual average impact. Additional Notes on Restaurant Analysis This comparison assumes that each casual dining restaurant is able to conduct $250,000 in annual sales. It is assumed that, for each shift, one wait staff is needed for every five tables in the establishment, along with one cashier, four kitchen staff, and two bussing and washing staff. It is also assumed that two administrative personnel, such an accountant or manager, are required for operation. This analysis forecasts the economic activity generated by the restaurant(s) over 10 years to compute the annual average impact.

Small Town Center

Methodology

Benches, tables, and street trees make Downtown Okolona an inviting place for pedestrians.

Okolona, Mississippi

181

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Small Town Center

APPENDIX

Okolona, Mississippi

183

Appendix

APPENDIX 1 Complete Streets Sample Ordinance

2.

A four-foot wide paved shoulder shall be included with construction of all new roadways or with the resurfacing or reconstruction of existing roadways when roadway traffic is greater than 1,000 vehicles per day. Paved shoulders have safety and operational advantages for all road users in addition to providing a place for bicyclists and pedestrians.

3.

Sidewalks, shared use paths, street crossings (including over and under passes), pedestrian signals, signs, street furniture, transit stops, and other facilities, shall be designed, constructed, operated, and maintained so that all pedestrians, including people with disabilities, can travel safely and independently.

4.

Bicycle and pedestrian ways shall be established in new construction and reconstruction projects undertaken by the city in keeping with the proposals of the city’s comprehensive plan unless one or more of these conditions exist:

Section 1. Statement of intent. The city seeks to plan for, design, and construct all new city transportation improvement projects to provide appropriate accommodation for pedestrians, bicyclists, motorists, and persons of all ages and abilities, while promoting safe operation for all users. Complete Streets may be achieved through single projects or incrementally through a series of smaller improvements or maintenance activities over time. It is the Mayor and Board of Aldermen’s intent that all potential sources of transportation funding be considered to implement Complete Streets principles. The city believes that maximum financial flexibility is important to implement Complete Streets principles and that implementation should complement the context of the community.

Section 2. Incorporation of Complete Streets principles. The city recognizes the importance of a well connected network of streets, sidewalks, and bicycle paths and will incorporate the Complete Streets principles as follows:

1.

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Planning, design, and construction of new streets and roadways shall encourage connectivity with existing streets and roadways in an effort to create a comprehensive, integrated, and connected transportation network for all users and modes of transportation.

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A.

Bicyclists or pedestrians are prohibited by law from using the roadway. In this instance, a greater effort may be necessary to accommodate bicyclists and pedestrians elsewhere within the right-of-way or within the same transportation corridor.

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B The cost of establishing bikeways or walkways would be excessively disproportionate to the total cost of the transportation project. C.

Severe topographic or natural resource constraints exist that preclude expanding roadway paving without incurring excessive costs.

D.

There is very low population density and scarcity of residents or other factors indicate an absence of present and future need.

3.

Where other parallel accommodation exists; or

4.

Where there is a demonstrated absence of present and future need.

Section 3. Complete streets principles not applicable. Complete Streets principles will not apply where extraordinary circumstances exist, such as: 1.

During ordinary maintenance activities designed to keep assets in serviceable condition (e.g., mowing, cleaning, sweeping, spot repair and surface treatments such as chip seal, or interim measures on detour or haul routes);

2.

Where the Board of Aldermen issues a documented exception concluding that application of Complete Streets principles is inappropriate because it would be contrary to public benefits or safety;

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APPENDIX 2 Sample Tree Ordinance From the Arbor Day Foundation’s Tree City USA Program The sample ordinance was designed for use in Midwestern No species other than those included in this list may three inches in diameter within the tree's crown to be planted as Street Trees without written permission of communities of average population. The ordinance that such a degree so as to remove the normal canopy and your community ultimately develops should be designed the City Tree Board. disfigure the tree. Trees severely damaged by storms or to fit its specific needs. other causes, or certain trees under utility wires or SMALL TREES MEDIUM TREES LARGE TREES other obstructions where other pruning practices are SAMPLE Apricot Ash, Green Coffeetree, Kentucky impractical may be exempted from this ordinance at the CITY Crabapple, Hackberry Maple, Silver determination of the City Tree Board. Flowering (sp) Honeylocust Maple, Sugar TREE ORDINANCE Be it ordained by the City Commission of the City of: (City) ________________________________________________________ (State) ____________________________________

Section 1. Definitions Street trees: "Street trees" are herein defined as trees, shrubs, bushes, and all other woody vegetation on land lying between property lines on either side of all streets, avenues, or ways within the City. Park Trees: "Park trees" are herein defined as trees, shrubs, bushes and all other woody vegetation in public parks having individual names, and all areas owned by the City, or to which the public has free access as a park.

Golden Rain Tree Hawthorne (sp.) Pear, Bradford Redbud Soapberry Lilac, Jap. Tree Peach, Flowering Plum, Purpleleaf Serviceberry

(thornless) Linden or Basswood (sp.) Mulberry, Red (fruitless, male) Oak, English Oak, Red Pagodatree, Japanese Pecan Birch, River Osageorange (Male, thornless) Persimmon Poplar, White Sassafras

Oak, Bur Sycamore Sycamore, London plantree Cottonwood (Cottonless, male)

There is hereby created and established a City Tree Board for the City of:

* Please note: The above species are offered as size‐class examples only and may not be suitable for planting in your area. Please check with local sources to develop a species list for your area.

(City) ________________________________________________________

Section 8. Spacing

Section 2. Creation and Establishment of a City Tree Board

The spacing of Street Trees will be in accordance with the (State) __________________________________________ three species size classes listed in Section 7 of this which shall consist of five members, citizens and residents ordinance, and no trees may be planted closer together of this city, who shall be appointed by the mayor with than the following: Small Trees, 30 feet; Medium Trees, 40 the approval of the Commission. feet; and Large Trees, 50 feet; except in special Section 3. Term of Office plantings designed or approved by a landscape architect. The term of the five persons to be appointed by the mayor shall be three years except that the term of Section 9. Distance from Curb and Sidewalk two of the members appointed to the first board The distance trees may be planted from curbs or shall be for only one year and the term of two curblines and sidewalks will be in accordance with the members of the first board shall be for two years. In the three species size classes listed in Section 7 of this event that a vacancy shall occur during the term of any ordinance, and no trees may be planted closer to any member, his successor shall be appointed for the curb or sidewalk than the following: Small Trees, 2 feet; unexpired portion of the term. Medium Trees, 3 feet; and Large Trees, 4 feet. Section 4. Compensation Section 10. Distance from Street Corners and Fireplugs Members of the board shall serve without compensation. No Street Tree shall be planted closer than 35 feet of any Section 5, Duties and Responsibilities street corner, measured from the point of nearest intersecting curbs or curblines. No Street Tree shall be It shall be the responsibility of the Board to study, planted closer than 10 feet of any fireplug. investigate, council and develop and/or update annually, and administer a written plan for the care, Section 11. Utilities preservation, pruning, planting, replanting, removal No Street Trees other than those species listed as or disposition of trees and shrubs in parks, along streets Small Trees in Section 7 of this ordinance may be planted and in other public areas. Such plan will be presented under or within 10 lateral feet of any overhead utility annually to the City Commission and upon their wire, or over or within 5 lateral feet of any underground acceptance and approval shall constitute the official water line, sewer line, transmission line or other utility. comprehensive city tree plan for the City of: Section 12. Public Tree Care (City) ________________________________________________________

(State) __________________________________________

The Board, when requested by the City Commission, shall consider, investigate, make finding, report and recommend upon any special matter of question coming within the scope of its work. Section 6. Operation The Board shall choose its own officers, make its own rules and regulations and keep a journal of its proceedings. A majority of the members shall be a quorum for the transaction of business. Section 7. Street Tree Species to be Planted The following list constitutes the official Street Tree species for: (City) ________________________________________________________ (State) __________________________________________

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The City shall have the right to plant, prune, maintain and remove trees, plants and shrubs within the lines of all streets, alleys, avenues, lanes, squares and public grounds, as may be necessary to insure public safety or to preserve or enhance the symmetry and beauty of such public grounds. The City Tree Board may remove or cause or order to be removed, any tree or part thereof which is in an unsafe condition or which by reason of its nature is injurious to sewers, electric power lines, gas lines, water lines, or other public improvements, or is affected with any injurious fungus, insect or other pest. This Section does not prohibit the planting of Street Trees by adjacent property owners providing that the selection and location of said trees is in accordance with Sections 7 through 11 of this ordinance. Section 13. Tree Topping It shall be unlawful as a normal practice for any person, firm, or city department to top any Street Tree, Park Tree, or other tree on public property. Topping is defined as the severe cutting back of limbs to stubs larger than

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Section 14. Pruning, Corner Clearance

Every owner of any tree overhanging any street or right‐of‐way within the City shall prune the branches so that such branches shall not obstruct the light from any street lamp or obstruct the view of any street inter‐ section and so that there shall be a clear space of eight feet (8') above the surface of the street or sidewalk. Said owners shall remove all dead, diseased or dangerous trees, or broken or decayed limbs which constitute a menace to the safety of the public. The City shall have the right to prune any tree or shrub on private property when it interferes with the proper spread of light along the street from a street light or interferes with visibility of any traffic control device or sign. Section 15. Dead or Diseased Tree Removal on Private Property The City shall have the right to cause the removal of any dead or diseased trees on private property within the city, when such trees constitute a hazard to life and prop‐ erty, or harbor insects or disease which constitute a potential threat to other trees within the city. The City Tree Board will notify in writing the owners of such trees. Removal shall be done by said owners at their own expense within sixty days after the date of service of notice. In the event of failure of owners to comply with such provisions, the City shall have the authority to remove such trees and charge the cost of removal on the owners property tax notice. Section 16. Removal of Stumps All stumps of street and park trees shall be removed below the surface of the ground so that the top of the stump shall not project above the surface of the ground. Section 17. Interference with City Tree Board It shall be unlawful for any person to prevent, delay or interfere with the City Tree Board, or any of its agents, while engaging in and about the planting, cultivating, mulching, pruning, spraying, or removing of any Street Trees, Park Trees, or trees on private grounds, as authorized in this ordinance. Section 18. Arborists License and Bond It shall be unlawful for any person or firm to engage in the business or occupation of pruning, treating, or I en‐loving sueet or paik trees within the City without first applying for and procuring a license. The license fee shall be $25 annually in advance; provided, however, that no license shall be required of any public service company or City employee doing such work in the pursuit of their public service endeavors. Before any license shall be issued, each applicant shall first file evidence of possession of liability insurance in the minimum amounts of $50,000 for bodily injury and $100,000 property damage indemnifying the City or any person injured or damaged resulting from the pursuit of such endeavors as herein described. Section 19. Review by City Commission The City Commission shall have the right to review the conduct, acts and decisions of the City Tree Board. Any person may appeal from any ruling or order of the City Tree Board to the City Commission who may hear the matter and make final decision. Section 20. Penalty Any person violating any provision of this ordinance shall be, upon conviction or a plea of guilty, subject to a fine not to exceed $

Appendix

APPENDIX 3 Twelve Indicia of Reasonableness for Annexation in Mississippi 1. The municipality’s need to expand its boundaries. 2.

Whether or not the area sought to be annexed is reasonably within the path of growth of the municipality.

3. The potential health hazards from sewage and waste disposal in the area sought to be annexed. 4.

The municipality’s financial ability to make improvements and furnish municipal services promised.

5.

The need for zoning and overall planning in the area sought to be annexed.

6.

The need for municipal services in the area sought to be annexed.

9. The impact (economic or otherwise) of the annexation upon those who live in or own property in the area proposed for annexation. 10. The impact of the annexation upon the voting strength of the protected minority population. 11.

Whether the property owners or other inhabitants of the areas sought to be annexed have in the past, and for the foreseeable future unless annexed will, because of their reasonable proximity to the corporate limits of the municipality, enjoy the economic and social benefits of proximity to the municipality without paying their fair share of taxes.

12. Any other factors that may suggest reasonableness.

7. Whether there are natural barriers between the municipality and the area sought to be annexed. 8.

The past performance and time element involved in the municipality’s provision of services to its present residents.

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APPENDIX 4 Complete Street Design Techniques

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APPENDIX 5 Definitions Bioswale The National Association of City Transportation Officials define bioswales as vegetated, shallow landscaped depressions designed to capture, treat, and infiltrate stormwater runoff as it moves downstreaam; and are the most effective type of green infrastructure facility to slow runoff velocity and cleansing water while recharging the underlying groundwater table. They can be a variety of sizes and are often integrated into medians, culdesacs, bulb outs, and other public spaces or traffic calming strategies. Green Infrastructure The US Environmental Protection Agency’s Clean Water Act (Section 502) defines green infrastructure as the range of measures that use plant or soil systems, permeable pavements or other permeable surface or substrates, stormwater harvest and reuse, or landscaping to store, infiltrate, or evapotranspirate stormwater and reduce flows to the sewer systems or to surface waters.

Placemaking A multi-faceted approach to planning, design, management, and use of public spaces that capitalizes on a local community’s assets, inspiration, and potential to create public spaces that promote health, happiness, and well-being. Tactical Urbanism The use of low cost, temporary changes to the built environment intended to improve local neighborhoods, streets, and public spaces. It is also referred to as pop-up urbanism, and can be used to try out and refine traffic calming and alternative street layouts before permanent installation. Traffic Calming The use of physical design and other measures to improve safety for motorists, bicyclists, and pedestrians with the aim of encouraging safer and more responsible driving. Strategies include, but are not limited to the use of street trees, medians and refuge islands, lane narrowing, and traffic circles.

Pedestrian Bulb Out (Curb Extension) A type of traffic calming infrastructure, bulb outs extend the sidewalk into the parking lane to narrow the roadway and reduce pedestrian crossing distance, provide additional pedestrian space, slow turning vehicles, and visually narrow the roadway. They can be used both at corners and mid-block.

Wayfinding Wayfinding is the information and signage system that helps guide people though a built environment and enhances their understanding and experience of that place. It also serves to reinforce your positive brand messaging.

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APPENDIX 6 End Notes and Sources

1.

Mississippi Code of 1972 Annotated § 17-1-1

10.

Mississippi House Bill 726, 2017 Regular

Session 2.

U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

11.

Miss. Code Ann. § 17-1-1

3.

State Data Center, population projection, Chickasaw County, 2020

12.

National Strategic Planning and Analysis Research Center, 2020.

4. U.S. Bureau of Labor Statistics, 2016 Annual Averages

13. Opticos Design, Inc., http://www. mississingmiddlehousing.com

5.

U.S. Census Bureau, 2012 Economic Census

14.

of the United States

2020.

6.

Federal Reserve Bank, Unemployment Rates

15.

Mississippi Department of Education 2016-

for Chickasaw County, 2020

2017 Accountability Results, October 2019

7.

Mississippi Department of Revenue, Annual

16.

Richard, B. (2016). “Economic Impacts of

Reports 2003 - 2019

the Construction of a Mixed Use Development in Downtown Batavia:

8.

Mississippi Department of Transportation, ADT Viewer, 2020

With Estimates of Economic Activity Associated with Potential Tenants.” Northern

9.

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U.S. Census Bureau, Boundary and Annexation Survey, 2020

National Complete Streets Coalition, March

Illinois University Center for Governmental Studies.

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End Notes and Sources, continued

17.

Rypkema, D.D. and Paxton, B. (2014).

22.

U.S. Bureau of Economic Analysis. (2019).

“Ten Years of Excellence: The Economic Impacts of Main Street in Michigan.” Place Economics: Washington, D.C.

“Annual State Personal Income and Employment.” U.S. Department of Commerce, Bureau of Economic Analysis, Regional Data.

18.

U.S. Department of Transportation. (2018). “Benefit-Cost Analysis Guidance for Discretionary Grant Programs.” Office of

the Secretary, U.S. Department of Transportation. 19.

Grabow, M., Hahn, N., and Whited, M. (2010).

“Valuing Bicycling’s Economic and Health Impacts in Wisconsin.” The Nelson Institute for Environmental Studies, Center for

Sustainability and the Global Environment, University of Wisconsin-Madison.

20.

Regional Economic Modeling, Inc. (2019). Data Sources and Estimation Procedures.

21.

U.S. Census Bureau. (2019). “State and Local

Government Finances.”

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