Beauvoir - City of Biloxi

156 / biloxi comprehensive plan
9.2/west biloxi
overview
Land Use
West Biloxi’s existing land use pattern is diverse and somewhat
disjointed. In general, it consists of:
• A “destination district” with attractions and higher-density
development along Highway 90 and the Mississippi
Sound;
• A commercial corridor along Pass Road, just east of
Edgewater Mall; and
• Single-family residential neighborhoods located mainly
north of Pass Road.
Damage from Hurricane Katrina primarily affected the Highway
90 corridor where rebuilding is underway. Treasure Bay
Casino relocated quickly to its upper building levels after the
storm, but hotel and condominium construction has been affected
by the economic downturn. Currently there is a mix
of commercial, casino, hotel/motel, multi-family, and institutional
land uses along Highway 90. Major anchors include
the Mississippi Coast Coliseum and Convention Center, Edgewater
Mall, and the restored Beauvoir historic property. Pass
Road supports scattered commercial land uses interspersed
with residential, institutional, and vacant land.
Key Issues
• There is a need to promote a more coherent land use pattern
in West Biloxi, especially along Highway 90 and Pass
Road. A key challenge to development along Highway 90 is
to balance commercial and residential development with
maintaining the scenic quality and accessibility of the
Sand Beach. Land use decisions along Pass Road should
focus on promoting its redevelopment into an attractive,
retail/mixed-use corridor over time.
• There is a significant amount of undeveloped land in West
Biloxi, much with natural features such as floodplain or
wetland but also including approximately 570 acres that
are environmentally unconstrained. Much of this land has
been the subject of recent development proposals and how
it is developed will significantly affect West Biloxi’s future.
• Mississippi Coast Coliseum, Edgewater Mall, and Beauvoir
are regional destinations on Highway 90 in West Biloxi
located near each other. Land use and regulatory decisions
in this area should be coordinated with physical
improvements with the goal of creating a more attractive,
pedestrian-friendly district.

E PASS RD
DEBUYS RD
EULA ST
COVE DR
CT SWITZER SR DR
EISENHOWER DR
AUDUBON PL
KENMORE AV
OLD BAY RD
MARCIA CT
BALMORAL AV
MARSHALL RD
CARTER RD
BAY VISTA DR
RICH AV
PASS RD
figure 9.2.1/west biloxi existing land use (2008)
BRIARFIELD AV
CASTILLE PL PARK DR
BEACH VIEW AV
OAKMONT PL
ATKINSON RD
ALICE DR
JIM MONEY RD
GREATER AV
IRIS ST
SOUTHERN AV
US Hwy 90
WEST DR
HILLER DR
ALTHEA ST
EAST DR
BAKER ST
Mississippi Sound
Biloxi Back Bay
STONE
VETERANS AV
GARFIELD AV
MCDONNELL AV
MOSS AV
STATE ST
TRAVIA AV
RODENBERG AV
SHIRLEY CT
ST MARY BLVD
VINE ST
IBERVILLE DR
ACACIA AV
SYLVANIA ST
MILLER ST
WILKES AV
Agriculture or Forestry
Single-Family Residential
Multi-Family or Mobile Homes
Office or Service Business
Commercial
Casinos/Hotels/Motels
Institutional or Government
Industrial or Commercial Seafood
Utilities and Infrastructure
Parks and Recreation
Preserved Open Space
Undeveloped Land
Vacant Buildings/Land
Data Sources: City of Biloxi, MS GIS Data, MARIS,
Gulf Coast Community Design Studio
Proposed or Permitted Condo
Projects 2005 - 2008
0 1000 2000 6000 feet
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158 / biloxi comprehensive plan
Transportation
Highway 90 and Pass Road are major east-west connections in
West Biloxi, with Highway 90 being the only continuous link
between West and East Biloxi. Storm damage from Hurricane
Katrina rendered Highway 90 impassable for an extended period
of time but the roadway has been reconstructed with improved
pedestrian/bicycle connections. Popp’s Ferry Road is
West Biloxi’s only north-south connector across Back Bay. An
active CSX rail line cuts east-west across West Biloxi and has
been proposed as a future multi-modal transportation corridor.
Coast Transit Authority (CTA) provides a Route 24/Keesler
Express bus route that connects residents of West Biloxi
to jobs at Keesler Air Force Base via Pass Road.
Key Issues
• Keesler Air Force Base and the Back Bay of Biloxi are
physical barriers that restrict vehicular connections from
West Biloxi to East and North Biloxi. Improving transportation
corridors within West Biloxi and connections from
West Biloxi to inland routes is crucial to timely evacuations
during storm events as well as easing peak hour
congestion. Priority transportation projects include:
• Extension of Popp’s Ferry Road to Highway 90 timed
with the expansion of the Coliseum
• Widening of the Popp’s Ferry bridge
• Roadway improvements along Pass Road and
Highway 90
• Improving multi-modal transportation options, including
pedestrian, bicycle, and transit service, is a priority for
West Biloxi. Long-range transit improvements proposed
in CTA’s Gulf Coast Transit Development Plan include a
Coliseum District Streetcar Line serving the West Biloxi
Convention Center District and east-west bus rapid
transit or high-speed rail service along the existing CSX
railroad corridor.

E PASS RD
DEBUYS RD
EULA ST
COVE DR
CT SWITZER SR DR
EISENHOWER DR
AUDUBON PL
KENMORE AV
OLD BAY RD
MARCIA CT
BALMORAL AV
MARSHALL RD
CARTER RD
BRIARFIELD AV
CASTILLE PL PARK DR
BAY VISTA DR
RICH AV
PASS RD
BEACH VIEW AV
OAKMONT PL
POPP'S FERRY RD
ATKINSON RD
JIM MONEY RD
West Biloxi
GREATER AV
IRIS ST
SOUTHERN AV
figure 9.2.2/west biloxi existing transportation network with planned/proposed improvements
ALICE DR
US Hwy 90
HILLER DR
ALTHEA ST
EAST DR
STONE
VETERANS AV
GARFIELD AV
MCDONNELL AV
MOSS AV
STATE ST
TRAVIA AV
RODENBERG AV
SHIRLEY CT
ST MARY BLVD
VINE ST
IBERVILLE DR
ACACIA AV
Keesler Air
Force Base
SYLVANIA ST
MILLER ST
WILKES AV
Existing Bus Service
Proposed Bus Service
Transit Center
Proposed Street Car
Proposed Off Road Path
Proposed Bicycle Lane
Proposed Shared Path
Biloxi Peninsula Path
Existing Cargo Rail
Roadway Improvements
New Connections
Data Sources: City of Biloxi, MS GIS Data, MARIS
0 1000 2000 6000 feet
ch 9 / neighborhood improvement strategies / 159

160 / biloxi comprehensive plan
Natural, Historic, and Cultural Resources
The Mississippi Sound and Back Bay of Biloxi form West
Biloxi’s southern and northern boundaries, providing a scenic
context for development. While most of West Biloxi is located
outside of designated flood hazard areas, the south side
of Highway 90 and portions of the north side fall within the
Velocity Zone. In addition, areas between Pass Road and the
CSX rail line are located within the 100-year floodplain, as are
areas along the Back Bay. Edgewater Park, Hiller Park, and
President Broadwater Golf Club are the largest open space
features in West Biloxi and home to many live oak trees. Other
important natural resources in East Biloxi include the Sand
Beach and wetlands located along the Back Bay and in lowlying
areas between Pass Road and the CSX line.
Historic and cultural resources in West Biloxi include Edgewater
Park, the Mississippi Coast Coliseum, the National Cemetery
on the VA property, and Beauvoir—an historic mansion,
museum, and library dedicated to preserving the legacy of
Confederate president Jefferson Davis.
Key Issues
• West Biloxi’s natural, historic and cultural resources—including
the Sand Beach, Beauvoir, the National Cemetery,
and the Mississippi Coast Coliseum—are regional attractions.
Preserving and promoting these resources is
important to West Biloxi’s economy and identity.
• While most of West Biloxi is higher than East Biloxi,
vulnerability to major storms is still a major issue,
particularly along Highway 90. Low-lying wetlands and
other areas within the floodplain perform an important
environmental service by absorbing water during storm
events. In addition, the beach and dunes along the Sand
Beach constitute a natural “line of defense.”

DEBUYS RD
EISENHOWER DR
Edgewater
Mall
PASS RD
POPP'S FERRY RD
West Biloxi
* * * Beauvoir
Edgewater Mississippi Coast
Park Coliseum and Convention
Center
US Hwy 90
Hiller
*
Park
Broadwater
Golf Course
Mississippi Sound
figure 9.2.3/west biloxi natural, historic, and cultural resources
Biloxi Back Bay
National
*
Cemetery (VA
Property)
VETERANS AV
RODENBERG AV
*
Edgewater Park Historic
Overlay District
Local Historic Landmark
Cultural Resources
Velocity Flood Zone
100-Year Flood Plain
500-Year Flood Plain
Wetland
Data Sources: City of Biloxi, MS GIS Data, MARIS
Keesler Air
Force Base
0 1000 2000 6000 feet
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162 / biloxi comprehensive plan
Community Facilities and Services
The Biloxi Fire Department operates two fire districts in West
Biloxi (Fire Districts 4 and 5). In addition, West Biloxi is home
to the Veterans Affairs Gulf Coast Veterans Health Care System,
a hospital providing medical and patient care services to
over 50,000 veterans in the region.
West Biloxi is fully served by an infrastructure network consisting
of water, sanitary sewer, storm sewer, power and telecommunications
systems. These systems, particularly sewer
and water lines within the storm surge area, were damaged
during Hurricane Katrina and are being reconstructed.
Biloxi’s Department of Parks and Recreation oversees a number
of parks in West Biloxi, the largest of which is Hiller Park,
and the Donal M. Snyder Community Center on Pass Road. The
Sand Beach Trail (proposed by the Comprehensive Plan to be
part of a larger Peninsula Path) is a popular pedestrian and
bicycle path in West Biloxi. However, West Biloxi otherwise
lacks a network of paths, open space connections, or bikeways
for public use. The West Biloxi Library and five elementary
schools are located in West Biloxi.
Key Issues
• Hiller Park is Biloxi’s largest park but is relatively
inaccessible as it lacks frontage on a major road. The
Mississippi Renaissance Garden Foundation has plans
to develop a model botanical garden and horticultural
center in this park on land provided by the City.
• Aside from the Sand Beach walkway, West Biloxi lacks a
continuous open space network of greenways and recreational
paths or routes for bicyclists and pedestrians.

DEBUYS RD
EISENHOWER DR
PASS RD
FD DISTRICT 5
POPP'S FERRY RD
n
figure 9.2.4/west biloxi community facilities
n
West Biloxi
n
US Hwy 90
Hiller Park
FD DISTRICT 4
VETERANS AV
Veterans Affairs Gulf
Coast Veterans Health
Care System
®v
RODENBERG AV
n
n
®v
n
Park or Recreation Area
Public Library
VA Hospital
School
Data Sources: City of Biloxi, MS GIS Data, MARIS, Gulf Coast Community
Design Studio
Keesler Air
Force Base
FD DISTRICT 1
0 1000 2000 6000 feet
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164 / biloxi comprehensive plan
Housing
West Biloxi’s housing stock is divided into single-family homes
and condominiums/multi-family units that are largely oriented
towards vacationers. Most of the single-family homes are
located just east of Edgewater Mall and north of Pass Road in
stable residential neighborhoods. A majority of condominium
and multi-family units are located between Highway 90 and
Pass Road. Many of the condominium buildings along Highway
90 were severely damaged or destroyed by Katrina and
numerous permits for new condominium projects have been
issued since the hurricane, although the actual pace of construction
has been slow.
Key Issues
• New condominium construction along Highway 90 will
have a major impact on the visual character of one of
Biloxi’s prime assets.
• Undeveloped and underutilized land in West Biloxi
provides the opportunity for new residential and mixeduse
development (e.g., along Pass Road) that can serve
to “knit together” the neighborhood’s fragmented land
use pattern and provide new housing opportunities for
Biloxi residents. New housing should be located outside
of designated flood risk areas wherever possible.
Economic Development
The “anchors” of West Biloxi’s economy are Edgewater Mall
(a regional shopping destination); the Mississippi Coast Coliseum
and Convention Center; Beauvoir; the Highway 90 and
Pass Road commercial corridors; and the Veterans Administration
Hospital north of Pass Road. Many condominiums,
hotels, motels, and other visitor-oriented businesses along
Highway 90 were destroyed by Hurricane Katrina. These have
been slow to rebuild, resulting in a shortfall of hotel rooms to
support the Convention Center, which is undergoing a major
expansion of is facilities.
Key Issues
• Keys to maintaining and strengthening West Biloxi’s role
as an “engine” of the City’s economy include:
• Promoting the sustainable and orderly redevelopment
of its major corridors (Highway 90 and Pass Road);
• Maintaining the viability of Edgewater Mall; and
• Supporting the expansion of Mississippi Coast Coliseum
and Convention Center (including development of additional
hotel rooms).

West Biloxi Concept
The neighborhood improvement concept for West Biloxi capitalizes
on the regional assets—Edgewater Mall, Mississippi
Coast Coliseum and Convention Center, Beauvoir, Highway 90,
Sand Beach, and Pass Road—that define its identity and are its
major contributions to Biloxi’s economy. The proximity of the
mall, Convention Center, Beauvoir, Highway 90 and Sand Beach
creates an opportunity to establish a new “Hospitality Business”
district to replace the existing Convention Center Overlay
District. Along with targeted physical (transportation and
streetscape) improvements, enactment of this new district can
promote a more attractive, accessible, and pedestrian-friendly
place with its own unique identity to support the Convention
Center expansion. Major transportation improvements (e.g.,
extension of Popp’s Ferry Road to Highway 90 and Highway 90
improvements) should be implemented in a manner that supports
the character of the Convention Center District and provides
multi-modal access (i.e., transit, walking, and bicycling in
addition to vehicular travel).
Edgewater Mall’s position as a regional retail destination with
major commercial uses should continue through supportive
zoning and land use policies. Pass Road, currently West Biloxi’s
main commercial corridor, can be developed into an attractive
retail/mixed-use corridor through design standards and attention
to the quality of redevelopment. Appropriate uses include
neighborhood-oriented retail and services, low-density office
and professional uses, multi-family, and institutional uses. Retail
establishments on Pass Road can complement the regional uses
in Edgewater Mall, offering a different type of shopping environment.
Access management (control of driveways and curb cuts) is
a major priority for Pass Road to improve traffic flow and safety.
West biloxi Vision
build a stable residential community and quality regional
destination district based on West Biloxi’s scenic,
natural, historic, and economic assets.
West Biloxi Strategies
Strategy 1
Organize land use and development patterns around 1) a
scenic destination district along Highway 90 and the Mississippi
Sound with anchors at the Mississippi Coast Coliseum,
Edgewater Mall, and Beauvoir; 2) an attractive, retail/mixeduse
corridor along Pass Road; and 3) single-family residential
neighborhoods located mostly north of Pass Road.
Priority Actions
• As a priority, enact a Beach Boulevard Corridor Overlay
District with design guidelines for new development to
maintain scenic character and views, provide pedestrian
access (sidewalks), and control vehicular access (limit
curb cuts) along the corridor.
• Develop a Pass Road Corridor Overlay District.
Strategy 2
Establish a network of pedestrian and bike paths in West
Biloxi, including an improved Sand Beach Trail that allows
residents and visitors to recreate safely.
ch 9 / neighborhood improvement strategies / 165

E PASS RD
DEBUYS RD
EULA ST
COVE DR
CT SWITZER SR DR
166 / biloxi comprehensive plan
EISENHOWER DR
KENMORE AV
*
Edgewater
Mall
Coliseum
District
Circulator
AUDUBON PL
OLD BAY RD
MARCIA CT
BALMORAL AV
MARSHALL RD
CARTER RD
BRIARFIELD AV
CASTILLE PL PARK DR
BAY VISTA DR
RICH AV
PASS RD
BEACH VIEW AV
Edgewater
Park
figure 9.2.5/west biloxi concept map
OAKMONT PL
POPP'S FERRY RD
* *
Mississippi
Coast
Coliseum
ATKINSON RD
ALICE DR
JIM MONEY RD
West Biloxi
Beauvoir
GREATER AV
IRIS ST
WEST DR
SOUTHERN AV
US Hwy 90
Hiller
Park
HILLER DR
Cavalier
Ball Park
Multimodal Transportation Corridor
*
Treasure
Bay
Casino
ALTHEA ST
EAST DR
STONE
BAKER ST
VETERANS AV
VA Hospital
*
GARFIELD AV
MCDONNELL AV
MOSS AV
STATE ST
TRAVIA AV
RODENBERG AV
SHIRLEY CT
Biloxi Peninsula Path
PINE LAWN
ST MARY BLVD
VINE ST
IBERVILLE DR
ACACIA AV
SYLVANIA ST
* Major
Keesler Air
Force Base
MILLER ST
WILKES AV
Major Arterials
Roadway Improvements
New Connections
Predominantly Residential
Mixed Uses
Major Anchors
Intersection
Corridors Overlay District
Planned Development
District-Hospitality Business
Sand Beach Improvements
Multi-use Trails
Velocity Zone
100 Year Flood
0 1000 2000 6000 feet

Priority Actions
• Maintain a continuous public pathway along the Highway
90 corridor (the Biloxi Peninsula Path).
• Create greenway connections from the Sand Beach and
the Biloxi Peninsula Path to the interior of West Biloxi
and the Back Bay of Biloxi as part of a citywide greenway
system.
• Support implementation of the recommendations of the
2008 Sand Beach Master Plan by the Harrison County
Sand Beach Authority, including designated public open
spaces (picnic areas, pavilions, splash pool, public pier),
vegetated dunes that contribute to storm protection, and
sensitively sited public parking lots.
Strategy 3
Improve east-west and north-south roadway connections
serving West Biloxi.
Priority Actions
Implement the following projects as priorities to improve major
roadway connections to and within West Biloxi:
• Popp’s Ferry Road/Popp’s Ferry Bridge improvements
• Extension of Popp’s Ferry Road to Highway 90 in coordination
with the Mississippi Coast Coliseum expansion
• Intersection improvements/access management controls
along Pass Road
• Widening of Veteran’s Avenue from Highway 90 to Pass
Road from a two-lane to a four-lane divided roadway
• Extension of Irish Hill Drive west from Veterans Avenue
to connect to Greater Avenue
• Establishment of a multimodal transportation corridor
along the CSX rail line (east-west corridor project) as a
long-term objective
Strategy 4
Implement multimodal street improvements serving residents,
visitors, and employees in West Biloxi.
Priority Actions
• Construct pedestrian amenities (sidewalks, protected
crossings at key points to access the Sand Beach, off-road
pathways, etc.).
• Implement bicycle improvements (designated bike lanes
or shared routes along major corridors) as part of a citywide
bicycle network.
• Work with CTA to improve transit service in West Biloxi,
including the following long-term actions proposed in
the 2007 Gulf Coast Transit Development Plan:
• Streetcar service along Highway 90
• A “Coliseum District Circulator”
• East-west corridor bus rapid transit
• Intercity high-speed rail passenger service using the
existing CSX right-of-way
Strategy 5
Support the expansion of the Mississippi Coast Coliseum as
a visitor destination with high-quality supporting hospitality
uses such as hotels in the surrounding area. Implement
streetscape improvements to create a walkable, pedestrianfriendly
district.
ch 9 / neighborhood improvement strategies / 167

168 / biloxi comprehensive plan
Priority Actions
• Enact a “Planned Development District—Hospitality
Business” with design standards and incentives that
encourage quality hotel and retail development within
walking distance of the Coliseum and Beauvoir (to replace
the existing Convention Center Overlay District).
• Work with the Convention and Visitors Bureau to implement
streetscape and pedestrian improvements in coordination
with Convention Center expansion.
Strategy 6
Support Edgewater Mall’s position as a regional retail destination
through land use policies and regulations (i.e., through ongoing
application of Regional Business to encourage regional
retail uses in Edgewater Mall and Neighborhood / Community
Business to encourage neighborhood-oriented retail and services
along Pass Road).
Priority Action
• Manage retail uses in West Biloxi through consistent
application of Regional Business zoning to Edgewater
Mall and the Highway 90 corridor and Neighborhood /
Community Business zoning to Pass Road.
Strategy 7
Develop an open space preservation and enhancement strategy
for West Biloxi. Address open space or “green infrastructure”
as an integral part of West Biloxi’s land use and development
pattern providing benefits such as flood control, water
quality treatment, recreation, and scenic quality.
Priority Actions
• Discourage development in the floodplain and other sensitive
environmental areas, including portions of lands
between the CSX rail line and Pass Road that are poorly
drained and located within the 100-year floodplain.
• Establish Hiller Park as a major community park and
recreational anchor, including a connection to Pass Road,
development of the proposed Mississippi Renaissance
Garden, other community gardens, improved pedestrian
access along Pass and Atkinson Roads, and new recreational
marina facilities.
• Improve neighborhood parks (e.g., Edgewater, Cavalier)
and recreational boating facilities at Causeway Park.