Diamondhead - Mississippi State Community Action Team

Diamondhead
Mi ssi ssippi
first
IMPRESSIONS
MISSISSIPPI STATE COMMUNITY ACTION TEAM
TEAM MEMBERS
Chance McDavid
Jeremy Murdock
Project Manager,
Project Manager,
Mississippi State University
Mississippi State University
Community Action Team
Community Action Team
Lela Bryan
Virgil Culver
Community Development
Director,
Facilitator,
Mississippi State University
Jones County Junior College
Community Action Team
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IMPRESSIONS
A Community Assessment for
Diamondhead, Mississippi
Site visit conducted
August 25, 2009
“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?
While using the Google search engine, “Diamondhead, Mississippi” resulted
in a few localized Web site hits including realty and church Web sites. The site
that seemed to have the most information about the community was Diamondhead
Country Club.
Diamondhead, Mississippi
The “Five Minute” Impression
After taking a five-minute drive through the community without stopping, the
following reactions were noted:
The perception of Diamondhead prior to our visit was one of a planned, luxury
resort area filled with high-priced homes and semi-private golf courses with membersonly privileges. First impressions prove that perception to be false. The gateway to
Diamondhead from I-10 is like lots of other community entrances that are choked
with haphazard development and poor attempts at welcoming visitors. Yes, the golf
courses and country club are great assets, as is Tennis World, but the community
itself is a mixture of moderate and low-end housing scattered throughout with very
elaborate homes tucked away in isolated subdivisions. It is like a bedroom community
for itself, with all the retail located near I-10 and all the housing in the interior. Lots
of amenities are evident, such as walkable streets, concentrated areas for churches, a
community center, marina, airport, and other recreational areas. It is easy, however,
to get the impression that the residents feel like the retail sector has encroached
upon them. One common opinion was that the development is extremely confusing
and difficult to navigate for outsiders. The extremely curvy roads, the small signs
and the Hawaiian street names really create a confusing experience for visitors. We
constantly felt as though we were lost.
First Impressions ~ August 2009
Community Entrances
The following observations were noted when entering the community from major
entrances (notice signs, streetscapes, buildings, etc.):
The main entrance we found was an interchange directly off I-10. This entrance
is very typical of interstate exits and crowded with typical gas stations, fast food
restaurants and lodging facilities found at such exits. Retail businesses are located
adjacent to the exit on both sides of I-10, with the majority on the north side and
easily within a quarter mile of this entrance.
The commercial development does not seem to have any real order or direction
and seems to have happened haphazardly over time. The buildings are not very
attractive and have no character or style that is unique to Diamondhead. As a visitor,
I was expecting Diamondhead to be a very upscale, exclusive type development,
so I was shocked after seeing the development directly off of I-10. The entrance
into the actual development of Diamondhead is very noticeable, well-defined and
well-maintained. The entry drive is very scenic as visitors approach the first large
traffic circle around the community center. Finding your way, once you get past
the gate, is extremely difficult. The main negative point is that visitors must drive
through the unattractive commercial strip development to get to the nice entrance to
Diamondhead.
The area south of I-10 between the interstate and the St. Louis Bay was severely
damaged during Hurricane Katrina and has seen little progress since. The new marina
is under construction and a few very large houses have been rebuilt, but overall, the
area consists of empty lots, blank slabs and debris. Some parts of this area look as
though the hurricane just happened. This area is showing signs of progress, but
general clean-up is needed.
Diamondhead, Mississippi
First Impressions ~ August 2009
Downtown Business Area
Observations about the general appearance of the downtown area:
It is difficult to tell where the “heart” of the community is in Diamondhead or the
outlying areas. There is no traditional downtown, no walkable commercial area and
no defined core. This is an issue that needs to be addressed to improve the quality of
life for the residents of Diamondhead. Ordinances, zoning and land-use regulations
can guide future development and encourage it to happen in a way that will create
and add to the character of Diamondhead.
Diamondhead, Mississippi
Other retail shopping areas
Describe other retail shopping areas. Were the areas attractive and
easy to access?
Most of the retail and commercial development occurs on the corridor located
east and west of the I-10 entryway. Many of the businesses on the west side are
hidden behind the development directly facing Gex Drive and are not obvious to
visitors. Other commercial development, including the grocery store, is located
along West Aloha Drive. The Gex Drive and Aloha Drive development appeared to
be the oldest commercial development. The architecture of some of the buildings
appears dated and some of the properties are showing signs of age. Some relatively
new development (since Hurricane Katrina) has occurred adjacent to this area. This
development, although newer, has a lot of the same characteristics as the older
development in Diamondhead. There appears to be no real order to the development.
Zoning, at least strict zoning, does not appear to be in place. Zoning and ordinances
can guide growth and development in a more positive direction for the area. This
can be done at the county level.
First Impressions ~ August 2009
A few commercial businesses were located just south of I-10: mainly a gas station
and strip mall that apparently were severely damaged during Hurricane Katrina. The
strip mall was under construction during our visit and showing signs of progress. The
gas station, however, was in really bad condition. The sign was missing, the roof
was damaged and the parking lot was cracked and covered in weeds. This property
really detracts from the progress of the strip mall as well as the “gateway” at the I-10
intersection.
A few other retail shops, businesses, convenience stores, and restaurants were
located along Kapalama Drive, just outside the northern boundary of the community.
This commercial area was also unattractive.
The haphazard development and
appearance of the buildings was similar to the development around I-10. These
appear to be mostly metal façade buildings surrounded by large parking lots.
Signage was an issue in all of the commercial areas; more specifically the regulation
of temporary signs (such as banners advertising tobacco and beer products, etc.).
These signs create a lot of visual clutter and give the area an unkempt appearance.
Many of the businesses had “pole signs,” basically tall signs mounted on poles.
The number and size of the signs along the commercial corridors really created a
cluttered, chaotic experience and was not visually appealing. A county-wide sign
ordinance or a city ordinance, if incorporated, could require lower monument signs
that would “clean up” the corridors. An ordinance also could eliminate the use of
temporary signs, which would make a tremendous difference.
Diamondhead, Mississippi
First Impressions ~ August 2009
Health care services
Comment on the availability and apparent quality of health care services.
There appeared to be good health care facilities in Diamondhead with the
nursing care center and some medical facilities in close proximity to I-10. We also
observed an animal clinic on the northern boundary of the community. All of the
properties were well-maintained and in good condition.
Housing
First Impressions ~ August 2009
Give a brief description of the existing mix of housing stock. Does the local market
have housing that would appeal to all income ranges? What challenges do you
see in regards to finding acceptable housing? (Neighborhoods, size, properties for
sale)
Diamondhead began as a golf course/resort community and has grown into a
relatively large “city” over the years. The majority of the community is composed
of residential development, mainly single-family houses. Prior to our visit, I was
expecting Diamondhead to be a very upscale, exclusive housing community.
However, upon arrival it was evident that there is an extreme mix of housing options
in the community. There appears to be sufficient housing for all income levels in
Diamondhead. We saw large mansions with private docks and access to the airstrip,
houses on the golf course, moderate-income single-family houses, town homes and
apartments, and even mobile homes and Katrina cottages. Some of the lower-income
housing was technically located outside of Diamondhead-proper, but that is not
apparent to visitors. Almost all of the properties that we saw were well-maintained
and in good condition.
Diamondhead, Mississippi
There appeared to be housing options that would fit any lifestyle. We were told
that there has been a huge influx of young families post-Katrina. Apparently this was
because Diamondhead was one of the only communities that actually had houses
after the hurricane.
The residential area directly south of I-10 was the most interesting to me. The
houses on the south side backed up to the Jordan River with private docks and canals
that access St. Louis Bay. The houses on the north side of Airport Drive had private
taxiways that accessed the airport. This was a very interesting concept. I have never
seen anything like that before. The redevelopment of this area will be very challenging
because of the extreme rise in insurance rates for properties south of I-10.
What kinds of rental properties did you observe for persons interested in building
or simply living in the community prior to buying housing?
Since there is a restriction preventing for rent or for sale signs within the
development, we were not able to determine the actual availability of properties.
First Impressions ~ August 2009
Diamondhead, Mississippi
First Impressions ~ August 2009
Diamondhead, Mississippi
First Impressions ~ August 2009
Faith/Religion
Comment on the number of denominations and the physical appearances of the
churches represented in the community. Did you observe any evidence of churchsponsored community services?
Several denominations are represented in Diamondhead. Almost all of them
are located on Diamondhead Circle around the main traffic circle. It was very neat
that all of the churches were located in a single cluster. We did not see anything to
indicate church-sponsored services for the community.
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?
Nothing was obvious to visitors.
Diamondhead, Mississippi
Schools
Do the schools appear to be adequate in size or do you see the use of temporary
classrooms? Are they well-maintained?
There are no schools in Diamondhead, so all school-aged children attend Hancock
County schools or private schools, e.g., St. Stanislaus Catholic School and Our Lady
of the Gulf Academy in Bay St. Louis. There is an abandoned school building within
the development that we were told was once Diamondhead Academy. Renovation
of this building could be a real asset to the community as a destination point in the
core of the development.
Higher education (community college, technical college, university):
Pearl River Community College Center is located in Waveland, which is an asset
for local high school graduates.
First Impressions ~ August 2009
Civic
Tell about the variety of nonprofit organizations and clubs within the community.
Did you observe any evidence of civic organization activity?
No evidence of clubs within the community was evident to visitors; however,
further research suggests there are quite a few clubs and activities available for
residents of Diamondhead. Many activities revolve around different sports (Tennis
World, golf courses, swimming pools, etc.). We were told that numerous children’s
camps/clinics occur during the summer months. We observed a cheerleading camp
during our visit, as well as a sign for a Junior Tennis Team Clinic. There is a community
center and country club that provides amenities to the residents. Both are wellmaintained and in good condition and are tremendous assets for the community.
Diamondhead, Mississippi
Industrial Parks/Commercial Areas
Is there a defined area where manufacturing industries could easily locate/expand?
If so, please describe.
The area behind the Diamondhead Resort appeared to be a concentration of
light industry with vacant lots for expansion. Commercial development is quickly
encroaching on this area.
First Impressions ~ August 2009
Residents
In what ways did you find (or not find) people helpful?
The people we visited with were all very helpful and eager to give us information
about Diamondhead. We heard numerous stories about residents who began as
part-time residents (second home buyers), but loved the community so much that
they permanently relocated to Diamondhead. They spoke about the population shift
post-Katrina from an almost exclusively retired population to a mix of retirees and
young families. Apparently the residents have not been able to successfully involve
and mix members from both sectors (retired vs. young families), but are working to
do so.
Are there some segments of the general population that would not feel comfortable
in this community? Did residents reflect the diversity that is represented in the rest
of the country?
Diamondhead (including the surrounding areas) appeared to be very diverse
as far as income is concerned. There has been a recent influx of younger families,
which diversified the community regarding age. However, other than income and
age, Diamondhead did not appear to be a diverse community.
Diamondhead, 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 streets were in good repair, particularly Diamondhead Drive that loops the
entire development. This is a nicely landscaped boulevard that provides the comfort
of at least knowing you are not lost if you are on it. There was a bike/golf cart path
along the main boulevard, but not on any of the side streets. With such a selfcontained community, more bike paths would be a great addition. We saw multiple
residents riding bikes for pleasure and exercise. We did not observe many sidewalks,
which would be another great addition to create a safe, walkable environment for
pedestrians.
Comment on city/town hall (How were you received? Was there information about
the town available?)
Since Diamondhead is not incorporated, there is no city hall. The Property
Owner’s Association office is located in the community center and serves as the
nerve center for the development.
First Impressions ~ August 2009
Comment on police/fire protection:
We understand that the county supplements fire and police protection, but the station
and trucks say “Diamondhead.” We saw a nice fire station near the retail sector on
Aloha Drive, as well as a house that had been converted into a station within the
neighborhood. The neighborhood station blends in well with its surroundings, but
probably needs some type of signage to identify the building as a fire station.
Quality of the library:
From our windshield tour, the library is located adjacent to the community
center and appeared to be of adequate size for the community. With no schools in
the immediate area, it is hard to judge the use or adequacy.
City parks (walking tracks, ballparks, playgrounds, sportsplex)
There are several parks scattered around the community. The Tennis World
complex has very nice Rubicon courts, sand volleyball courts, a swimming pool,
baseball and soccer fields and a playground for younger children. The Twin Lakes
area has a nice pavilion overlooking two lakes and a walking trail. There was at least
one other swimming pool on the back side of the development. The former Tennis
World complex has been abandoned following damage sustained during Hurricane
Katrina. The large property should be redeveloped into a new park or sports complex.
There is a nice pavilion located on the property that could be renovated as well.
First Impressions ~ August 2009
Recreation/Tourism
Is the community well-known for any particular attraction or event? Do they have
a community slogan that capitalizes on that asset?
Probably the golf courses and, in more recent times, the Tennis World complex
are the primary attractions.
Diamondhead has a Hawaiian theme that is evident throughout the development
by the street signage.
Elaborate on any significant natural or manmade features that have the potential of
drawing people to the community?
The golf courses, airport and marina are amenities likely to attract some residents
to the area.
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.
While there is no center in the development itself, the Hancock County
Chamber of Commerce and Main Street Association do a good job of promoting
Diamondhead.
Diamondhead, Mississippi
Wrap-up
What are the most positive things that you observed about the community?
•
Golf courses
•
Tennis World
•
Some really nice upscale neighborhoods
•
Elaborate homes overlooking the bay south of I-10
•
Airport and marina
•
Diverse mix of housing types/levels
•
Good recreation opportunities for residents
What are the biggest obstacles/challenges facing this community?
•
Branding for the future (confused identity at present)
•
Education opportunities (growing population of young families in the area)
•
Land-use planning
•
Controlling/guiding development on the outskirts of the Diamondhead
•
Sign ordinances
•
Cleaning up the areas south of I-10
•
Redevelopment of the areas south of I-10 (insurance rates)
•
Overcoming the reputation of being exclusively a retirement community
•
Incorporation controversy
First Impressions ~ August 2009
Diamondhead, Mississippi
First Impressions ~ August 2009
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IMPRESSIONS
MISSISSIPPI STATE COMMUNITY ACTION TEAM
If your community is interested in participating in the First Impressions program,
please contact us for further information. Applications are available online.
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
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.
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.