Eupora, MS - Mississippi State Community Action Team

Eupora
M is sis sippi
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IMPRESSIONS
MISSISSIPPI STATE COMMUNITY ACTION TEAM
TEAM MEMBERS
Aaron Akers
Brad Ogletree
Economic Development Director,
First Financial Bank
Central Electric Power Association
Marcie Phillips
Jeff Coates
Registered Nurse
Manager,
The Health Club
Linda Shepard
Executive Director,
Tammy East
Leake County
County Extension Director,
Development Association
Leake County
Julie Jordan
MS State Community Action Team
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I
MPRESSIONS
A Community Assessment for
Eupora , Mississippi
Site visit conducted
October 31, 2007
“First Impressions” is a program designed to capture the thoughts and feelings
of visitors as they observe for the first time the characteristics of a community.
Following a very structured visitation program, a team of individuals with
diverse backgrounds document their perceptions of both positive assets
and challenges to social and economic growth in a community. Information
contained in this report is a compilation of observations by a team assembled
by the Mississippi State Community Action Team (MSCAT). This report is
not intended as a recommendation for any specific future action or support
for any one course of action already being implemented in a community.
To maintain this sense of neutrality, the question/answer format used by the
team members to make their assessments is rigidly followed in presenting the
team’s overall assessment.
How easy was it to get information on the community that you were
visiting? Did it accurately reflect what you saw? Did you have difficulties
obtaining information on the community through a Web search? What
was the quality of the information obtained from regional/state agencies
and organizations?
Many of the team members did not seek Web site information because
they knew that the Web site for Eupora was currently under construction.
The “Five Minute” Impression
After taking a five-minute drive through the community without stopping,
the following reactions were noted:
Eupora is a charming town that boasts good roads, neat streets and
wide shoulders on the major roads throughout the town. We noticed wellmaintained properties, both residential and commercial. On the day of our
visit, traffic was busy and a street sweeper was in motion. The NAPA store
and a few other storefronts are in need of some maintenance. Veterans
Memorial Parkway was easy to drive. This town has been successful in
retaining a good number of trees and the respect for their history is evident.
First Impressions ~ October 2007
Eupora, Mississippi
Community Entrances
The following observations were noted when entering the community
from major entrances (notice signs, streetscapes, buildings, etc.):
Approached from Highway 9 North:
Along the highway, visitors see residential homes, some farm land, the city
park, the entrance to the lake, and some apartments. As you enter town there
is the Fred’s and some other less than attractive commercial properties near
the first traffic light.
Approached from Highway 82 on Highway 9 South:
This entrance showcases the beautiful agricultural land as you exit the
bypass. It was clean with good signage for restaurants and gas availability.
There may be some zoning issues from this entrance with a hodge-podge
of industrial, commercial and residential buildings all colliding together. The
mixed use is probably left over from development in that area since the 82
bypass was completed.
There is a nice welcome sign that is new and would look better with some
landscaping. It is clear that the new commercial development is along this
part of the highway. Since this is clearly a main entrance into the community,
perhaps some type of welcome banners along this route would add character.
Adding some trees along the roadsides might be another way to improve the
image as visitors drive into Eupora.
First Impressions ~ October 2007
Approached along Highway 182:
Entering Eupora from the west on Highway 182 is really a nice drive
with a wide, newly paved highway lined with nice homes, large yards and
beautiful trees. This entrance gives a very favorable first impression, even as
you enter the downtown.
Entering Eupora from the east on Highway 182 is a different scene. For
the most part, the commercial properties look old and rundown. The glove
manufacturing company has done a good job of keep a nice-looking front.
The other businesses along this route should follow its lead.
Eupora, Mississippi
Downtown Business Area
Observations about the general appearance of the downtown area:
The downtown area was clean and tastefully landscaped in certain areas.
One team member said, “You could tell there is a real sense of community
pride.” We noticed active businesses. Evidence of revitalization is apparent.
The use of colors gave a fresh look to some buildings that were remodeled.
They were tasteful and eye-appealing. Another team member remarked,
“They did a good job of covering up ugly spots.” The steps in the downtown
area were steep and appeared dangerous. The seasonal decorations at the
corners were pleasing. Continuing the efforts to add landscaping and color
will just enhance the downtown.
General appearance of buildings, displays, signage:
A team member stated, “As I stood on Main Street looking from both
directions, I got a sense that downtown has a cohesive plan that is being used
to revitalize the area.” It was noted that one huge negative is the sidewalks,
and there is a need for more signs on the buildings.
How would you rate the variety and quality of merchandise?
The quality was above average with a mixture of unique stores, antique
shops and restaurants. There was a variety of retail and gift stores with welldisplayed merchandise. It was noted that clothing stores were limited.
First Impressions ~ October 2007
What kind of customer service did you receive when you entered the
retail businesses?
Customer service varied from store to store. Professional offices were
very helpful—opening doors that were closed for strangers. We visited an
architectural firm and were graciously greeted and welcomed, but in one
of the antique stores, our presence was not even acknowledged. In the
restaurant where our team dined, customer service was excellent.
Were there governmental or nonprofit organizational activities that might
serve as a magnet for the shopping district?
•The community action agency
•The art museum
•Chamber/development council center
What public amenities were available: drinking fountains, benches, public
restrooms?
The public park near the depot offered drinking fountains and benches.
Comment on appealing landscaping and the streetscapes in general.
We observed well-maintained residential and commercial properties with
clean streets and lovely trees. The small park at the depot was pretty and
well-designed. One team member said, “I give them an A-plus.”
Did you have any difficulty finding parking? Could you access multiple
services from where you parked?
Yes. The wide shoulders on the streets were excellent for parking near
several locations.
Eupora, Mississippi
Other retail shopping areas (big box
retailers/shopping malls)?
Fred’s Dollar Store and Dollar General were not as well-kept as downtown
area businesses. The painted fence built to cover an unsightly burned area
was appreciated. One team member said, “It was nice to not see Wal-Mart.”
First Impressions ~ October 2007
Eupora, Mississippi
Industrial parks/commercial areas
Is there a defined area where manufacturing industries could easily
locate/expand?
Yes. The close proximity to Highway 82 is a plus. There were two
industrial parks and a couple of available buildings. We were very impressed
at how well-maintained the industrial parks were, particularly what we think is
the newer park west of town. Even the vacant properties and land were wellmaintained. The area was mostly “environmental friendly” with trees, clipped
fields and clean roads. Manufacturing industries could easily locate/expand.
The older industrial park area that is closer to town did have some
properties with old rusty equipment just sitting around deteriorating.
First Impressions ~ October 2007
Eupora, Mississippi
Health care services
Comment on the availability and apparent quality of hospitals and
emergency medical services.
From all appearances, they have a vibrant hospital and emergency room.
There were signs that clearly directed you to each location. The buildings
are neat in appearance and look newly updated. A child care and wellness
center are connected to the hospital.
Comment on the availability and condition of facilities for physician,
dentist, optometrist, and other medical care.
We observed offices for a physician, dentist, optometrist, veterinarian and
also several medical clinics. All appeared in good condition.
What long-term care services, assisted living or nursing facilities exist in
the community?
We noted the Golden Living Center, which provides some type of longterm care. We also observed assisted living facilities. Each seemed to be clean
and well-kept.
Housing
How would you evaluate the existing mix of housing stock? Does the local
housing market have housing that would appeal to all income ranges?
Were there any indications that the housing market was depressed?
There was a good mixture of occupied lower income, renovated or wellkept moderate- income and upper-income houses. There appeared to be a
shortage of houses for rent or sale. Our team saw one vacant lot for sale and
one apartment complex. Lack of sufficient rental properties would make it
very difficult for someone interested in building a home to find temporary
housing.
First Impressions ~ October 2007
Eupora, Mississippi
Schools
Do the schools appear to be adequate in size or do you see the use of
“temporary classrooms?” Are they well-maintained?
Pre-school/kindergarten/Headstart/day care facilities:
All of these were available.
Elementary school:
Eupora Elementary School was very difficult to find and appears to be in a
bad location. There needs to be better signage for visitors. The barbed-wire
gate left quite an impression. One team member said, “Scary. If I had to
enroll a child there, I would think twice.” The barbed wire did not enhance
the school yard, so it appears to be in place out of necessity. Is this the case?
Middle school/junior high/high school:
We did not find the middle school. The entrance to Eupora High School
was not very attractive. The signage was not clearly visible, so it was hard to
know where to enter. The gym needs to be updated or replaced and there is
no clearly designated parking area.
Higher education (community college, technical college, university):
Webster Vo-tech was difficult to find, but the building was wellmaintained and the landscaping looked good.
Holmes Community College
serves Eupora.
First Impressions ~ October 2007
Were you able to find print information in the community that helped
assess the quality of the educational system?
Printed information was limited. We were able to get brief information
about the schools and the “Sumner Grant” in the “At Home in Webster
County” magazine found in the chamber of commerce office, but nothing
addressed the school’s level of attainment.
Eupora, Mississippi
Faith/Religion
Comment on the number of denominations
represented in the community:
A broad range of denominations were found
including Methodist, Church of God, Pentecostal,
Catholic, and Baptist. The only other denomination that
we expected to see, but didn’t, was Presbyterian.
Comment on the physical appearance of the churches
in the community:
Signs for each of these churches were attractive and
well-placed. The buildings were well-maintained, clean
and inviting. Several of the larger church buildings
particularly enhanced the community.
Are there any signs of church-sponsored community
services?
Yes. We saw evidence of counseling services. The
Catholic church looked like it had some community
outreach programs.
Are there any facilities or statements that some would
view as intrusive or that would make someone feel
uncomfortable if they were not of a particular faith?
We saw no indication of this.
Eupora, Mississippi
Civic
Does it appear as though there are a variety of nonprofit organizations
and clubs within the community?
One team member had a conversation with a local resident about the
Rotary Club. We also saw evidence of the Catholic Charities, Veterans of
Foreign Wars and Prairie Opportunity.
First Impressions ~ October 2007
Eupora, Mississippi
Residents
In what ways did you find (or not find) people helpful?
•People were helpful in giving directions and in opening closed buildings
we wanted to see like the art gallery and the new apartments
downtown.
•Everyone was friendly and helpful.
•Eager to answer questions
How did the people talk about their community? What were their
attitudes about their schools, public leaders and community services?
•With pride
•Positive
•Two community members were positive and upbeat about revitalizing
the downtown area, including creating housing downtown and “sprucing up”
business fronts.
Were community members knowledgeable about their community or able
to refer you to people who were?
•Definitely.
•Very. Everyone seemed to know the history of the town, a particular
building or business.
•Yes.
First Impressions ~ October 2007
Did residents reflect the diversity that is represented in the rest of the
country? Are there some segments of the population that would not feel
comfortable in this community?
Yes. There was a good mixture. One team member said, “I think anyone
would feel welcome in Eupora.”
Eupora, Mississippi
Public infrastructure
Comment in general on the streets, street signage, sidewalks, parking,
lighting, parks, restrooms, landscaping, and streetscapes in areas other
than downtown.
The conditions of the streets throughout town were very good. We were
impressed by seeing a street sweeper!
The city park area just north of town, Spud Stennet Park, was in fair
shape, but we were there in the “off season.” There was some trash around
on the fields and some paint would help. The new park, James O. Gary Park,
is a real asset and demonstrates growth and a commitment to the future. Both
areas could use some landscaping. The older park is very visible as visitors
enter town on Highway 9 North. The newer park, while very close to the old
park, is not visible from the highway.
Land-use planning:
This is one of the biggest
deficiencies, not so much
downtown, but in other areas
around town. Residential and
commercial and some agricultural
areas seem mixed.
First Impressions ~ October 2007
City/Village/Town hall:
•Attractive
•Quaint
•Very clean, but not very active
•City hall was a neat, wellmaintained building in a residential
area. It appeared to be a home
converted to a public building.
Police/Fire Protection/Emergency
medical services facilities:
•Everything looked good.
•Only saw one policeman in motion
all day.
•All services were visible. Buildings
were neat and well-maintained.
Library:
•Nice and it looked busy
•Signage visible
•Building was decorated for fall
holidays
Recreation/Tourism
Is the community well-known for any particular attraction or event? Do
they have a community slogan that capitalizes on that asset?
No.
Did you see any indication of significant events taking place in the
community that would be of interest to both visitors and residents?
•Art gallery
•BLY event
•The Fine Arts Center was conducting a silent auction
•History preservation
Are there any significant natural or manmade features that have the
potential of drawing people to the community?
•Eupora Lake
•Whites Creek Lake offers many recreational opportunities—fishing,
picnicking, etc.
First Impressions ~ October 2007
Is there an obvious visitor’s center, chamber of commerce office, main
street office, or other facility that serves the needs of visitors? Please
comment on the staff, facilities, signage, visibility, etc.
•Yes. The beautifully restored depot and the park next to it
•The meeting room facilities are comfortable, reflecting on the history
and the pride of the community.
•Excellent location in the downtown area with good signage and clean
restroom facilities
•Very knowledgeable staff that knows the community and reflects the
vision of the leadership of the county
•Yes. Very impressive.
•All facilities in perfect order. Great renovation.
•The old depot was renovated into a wonderful visitor’s center and
development council/chamber of commerce office. The landscaping
surrounding it, including the park, is lovely.
Are there any restaurants, specialty shops or attractions that would bring
you back to this community in the near future?
•Magnolia Tea Room
•Formalwear shop
•Smokehouse and shops on main street
•Fine Arts Center was unique. I would like to visit again and to shop the
downtown specialty shops and the furniture store.
Using Your Senses
What did the community taste
like? Was there any specialty
food item, bakery, restaurant,
or candy store that you will
remember?
•The Central Service Café
food was great.
What did the community smell like?
•Smoke from The Grill led us to our lunch choice.
•Downtown, the air was thick with the smell of burning hickory. This
came from one of the local restaurants, The Grill.
•Hickory smoke
•The downtown area smelled wonderful—like barbecue!
What sounds did you hear?
•No highway traffic or industrial noise and limited street noise. It was
quiet enough to hear the conversations of people on the street, which
was pleasant.
•It was relatively peaceful—little noise that would be considered
distracting or unpleasant.
•Local traffic
•Just normal sounds
First Impressions ~ October 2007
Did you have any experiences that impacted
the way the community feels?
•The people we talked to had a vision of their
future and leaders who would work together
to get it done. (re-open the railroad)
•Apartments in the downtown area were safe
and attractive. This showed what vision and
desire could create from a potential eyesore.
•The community had a real sense of pride
and respect for their history. They were
preserving and restoring older structures—
not tearing them down.
Wrap-up
What are the most positive things that you observed about the
community?
•Good streets which are clean and attractive
•Signage at the entrances to the city
•Everything was clean and the grass was cut.
•Residential homes redeveloped for commercial or retail use including a
bed and breakfast
•Use of color in the buildings downtown was inviting, pleasing to the
eye and classic and conveyed a sense of unity to the community. This is
hard to put into words, but color subtlety puts into action that this town
has it together.
•The Community Development Foundation offices with their meeting
room
•Public rooms at the depot
•The park
•Downtown revitalization
•Housing—not the
availability, but how
charming the houses are
•Good food
•Attractive main street
•Investment in the past and progression toward the future
First Impressions ~ October 2007
What are the biggest obstacles/challenges facing this
community?
•Jobs
•The steps and sidewalks downtown
•Land use and planning
•Lack of hotel rooms
•Lack of apparent zoning
•Lack of sign ordinance
•Elementary school location
•Lack of available housing to rent/purchase
What will you remember most about this community six
months from now (positive or negative)?
•The sign for Uenda Eupora Apartments
•How quaint and charming it is
•Great Development Council Center
•A street sweeping machine was working on the edge of
town. The streets throughout the community were clean.
Describe ONE idea that you will borrow for use in your
own business/community and describe how you will start to
implement it within the next 72 hours!
•Street sweeper
•Art gallery—the idea of a rural mail box was used as a
drop box or a depository.
•Apartments in the downtown area could be duplicated
•Bed and breakfast—we need one!
Eupora, Mississippi
The First Impressions program has been used successfully to assist
communities in several states following its creation by Andy Lewis, University
of Wisconsin Extension Service, and James Schneider, director of economic
development in Grant County, Wisconsin.
first
IMPRESSIONS
MISSISSIPPI STATE COMMUNITY ACTION TEAM
If your community is interested in participating in the First
Impressions program, please contact us for further
information:
Dr. Virgil Culver, Director
Mississippi State Community Action Team (MSCAT)
Mississippi State University
P.O. Box 6215
Mississippi State, MS 39762
Phone: 662-325-6703
E-mail: [email protected]
www.mscat.msstate.edu
This project is funded by a grant from the U.S. Small Business Administration
(SBA). SBA’s funding should not be construed as an endorsement of any
products, opinions or services. All SBA-funded projects are extended to the
public on a nondiscriminatory basis.
First Impressions ~ October 2007
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IMPRESSIONS
MISSISSIPPI STATE COMMUNITY ACTION TEAM
Discrimination based upon race, color, religion, sex, national origin, age, disability, or
veteran’s status is a violation of federal and state law and MSU policy and will not be
tolerated. Discrimination based upon sexual orientation or group affiliation is a violation of MSU policy and will not be tolerated.