FAQs • Ocean Springs, MS • CivicEngage

Why is my property listed?

Under State statute, properties must be either considered blight or slum. Ocean Springs does not have very many properties that are considered blight or slum but like many coastal cities it does have properties that have blight influences, are underdeveloped, or the property is not at their best use and beneficial to the community.

Blight, among other things, can mean being underdeveloped, underperforming, dangerous, deteriorated, or underserved. A physical space or structure that is no longer in acceptable or beneficial condition to its community.

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Urban Renewal Plan FAQs

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1. What is the city’s urban renewal project?

Urban renewal is the key to sustainable development. The purpose is to develop and redevelop various areas within the City. Urban Renewal projects are used to enhance economic development.

An urban renewal governing body is established (the Redevelopment Authority) and a plan is created to demonstrate how this tool can help improve the area. The goal of urban renewal is to support economic development and community improvements by encouraging private development, and by financing public projects.

2. Ways to achieve goals under the Urban Renewal Plan?

rehabilitation and renovation of structures including historic preservation
acquisition of property within the Urban Renewal Area
demolition and removal of structures
construction of improvements
redevelopment

3. How does the city determine the Urban Renewal Area?

The city’s planner identified that the following conditions present barriers to the “growth of Ocean Springs and constitute an economic and social liability to the proposed renewal areas and the City as a whole.”

Deteriorated or deteriorating structures
Defective or inadequate street layout
Faulty lot layout in relation to size
Adequacy or usefulness
Deteriorated site and/or site improvements

4. Why is my property listed?

5. Is the city going to take my property?

No. The city would only acquire certain property in the Urban Renewal Area for the following purposes:

eliminating unhealthy, unsanitary or unsafe conditions
eliminating obsolete uses, or uses that are detrimental to public welfare
Providing rights-of-way for streets and sidewalks
Provide redevelopment sites for public and private redevelopment
Enhancing tourism and economic development
Historic preservation
Rehabilitation and disposition for redevelopment

6. Who will achieve the goals stated in the Urban Renewal Plan?

private enterprises
property owners
non-profit organizations
the city

These entities can rehab, renovate, develop, and redevelop in accordance with the Urban Renewal Plan. The Urban Renewal Plan includes restrictions with respect to land uses, maximum densities, building requirements, off-street parking, and loading or unloading spaces.

7. Why didn’t the city give written notification to me that my house was listed in this Urban Renewal Plan: The City advertised the map that included the areas. The Planning Department notifies nearby property owners of proposed zoning changes, subdivisions, and similar proposals, as required by the Unified Development Code. The urban renewal resolution did not come under any of the provisions of the Unified Development Code.

8. Will Mayor Kenny Holloway financially gain from the urban renewal plan?: No. Mayor Holloway will not financially gain from the proposed Urban Renewal Plan.

9. Does the plan include spaces for mixed income/affordable housing?: Yes, the plan would welcome mixed-income and affordable housing.

10. What specific criteria was used to determine which properties would be included in the Urban Renewal Plan?: The plan does not designate specific properties but identifies specific areas. The urban renewal plan was completed by two certified planners and an attorney who has municipal and urban renewal experience.

11. Will Alderman Blackman either recuse himself or have his firm sign a pledge not to work on any urban renewal projects?: No, there is not reason for Alderman Blackman to recuse himself from discussing or voting. Alderman Blackman does not work for an engineering firm.

12. Will all Aldermen and/or Mayor who own (individually or as part of a corporation) property within the areas recuse themselves from voting of this plan?: Any Aldermen who own property in there areas will recuse themselves from discussion or voting.

13. Who wrote the Urban Renewal plan? It would appear the city’s comprehensive plan is separate.: The proposed Urban Renewal Plan was written by the city's planner and an attorney with Urban Renewal experience.

14. What is the plan for the Ryan Youth Center?: As we look into opportunities to develop the area that currently houses Public Works, the Ryan Youth Center's building will remain or will be rebuilt.

15. Could more properties within map areas be identified as needed for Urban Renewal development at later date?: Yes, but the properties would need to follow the entire process to be added.

16. What is going to happen to the Juke Joint property? Will the trees be protected?: The city has no plans for the Juke Joint property. The trees are protected.

17. What about overall requirements in the Urban Renewal Plan for green spaces, protection of our beautiful trees, requirements of new businesses to provide landscaping in front of businesses?: The Urban Renewal Plan encourages green spaces and city ordinances currently protect our trees.

18. Are environmental concerns being addressed and monitored by this plan?: The Urban Renewal Plan can assist with addressing infrastructure and drainage within the areas.

19. Why aren’t we considered a historic black neighborhood and protected from acquisition and demolition from the city?: The city is not taking or tearing down anyone's property. If the residents in this neighborhood would like to be designated a historic district, please contact the planning department to discuss the process.

20. Why is the Carter-Calloway House that is listed on the National Historic Register, on the city’s list for acquisition?: The Carter-Calloway House is not on the city's list for acquisition. The plan states to maintain the historic character of the home.

21. What is the city going to do to help the current owners improve their property?: There are facade grants and possible tax abatements to help improve residential homes. As opportunities become available, the city will share those resources.