By Richard Wall
May 15, 2006—With the city council poised to adopt a "SmartCode" that would allow builders to jump start development, the Hurricane Katrina-scarred city of Gulfport, Miss., appears to be on a fast track toward rebuilding. "I thought we would be down forever," says Don Halle, owner of Gulf Construction in Gulfport. "But it's been just the opposite. As a new homebuilder, we were helping out at first with remodeling. But now, every new home we build is sold right away."
You could argue, as Halle does, that Gulfport and the Mississippi Gulf Coast harnessed two sources of energy to get moving: the power of political leadership and the power of slot machines. A special session of the state legislature that allowed casinos to rebuild on land (previously, they had to be on a body of water) quickly put casino money for rebuilding into play.
"And we've got our governor, who has really worked hard and used his influence to move things forward," says Halle of Mississippi Governor Haley Barbour, former Chairman of the Republican National Party and legendary Washington lobbyist. Washington dollars are flowing into Mississippi's comprehensive, statewide rebuilding plans. "Our leadership has really made a difference," says Halle, "at the state level and here in Gulfport."
Smart Start
In March, Gulfport held a rebuilding charrette, a series of intensive meetings that included city officials, builders and residents, which was led by members of the California-based HDR/LCA Sargent Town Planning firm. As a result, a new SmartCode is being considered for implementation by the city council. SmartCode would be an overlay building code that promotes what many refer to as New Urbanism elements of planning: in the case of Gulfport's SmartCode, more densely populated, walkable urban developments that promote a continuity of design.
"I would anticipate the council's review will be complete by the end of April or the first of May," says Gulfport Mayor Brent Warr. "The city will then hold public hearings to gather feedback from the residents and adopt their findings accordingly."
The resulting SmartCode—which would be optional for builders, not compulsory—would be calibrated to the specific needs of Gulfport. "If a builder complies with the SmartCode, they will have a right to build the project without a public hearing or any variance request under traditional zoning," says Mayor Warr. "Currently, a project that requires planning commission approval or a variance takes a minimum of six weeks for approval."
Halle, who is the secretary/treasurer of the Home Builders Association of the Mississippi Coast, says he and other local builders support the SmartCode requirements, which would dovetail with statewide building codes being considered by the legislature and supported by the HBA of Mississippi.
Ace of Trades
Of course, the wild card in many a hurricane-rebuilding plan is held by FEMA. Its Advisory Base Flood Elevations (ABFE) is not viewed as great news along the Mississippi Gulf. For people along the beach, many of whom aren't sure what to do in rebuilding, the ABFEs mean they will have to build upward—in elevation and cost.
"In the northern area of Gulfport, there are several areas of owner-occupied subdivisions that are low-income where most of the housing sits on slab foundations," says Mayor Warr, who is negotiating with FEMA. "The majority of these houses range from a foot to three feet below the ABFEs. It would not be feasible or affordable to elevate a slab-on-grade house to the ABFE's in these sub-divisions. Most of the homeowners are elderly and did not have flood insurance, and if they do qualify for a home ownership grant, where would they go to find low-income housing, or how would they tear down and rebuild?"
Crowded House
When the planning is adopted and decisions align, the real rebuilding will begin. Mississippi builders think they can handle all the development, but they know that a good number of out-of-state builders will be working next to them. Halle says a lot of serious investors have moved in buying property, tying it up, and hoping to flip it. National builders also are attracted to the Mississippi coast, particularly as markets in California, Florida, Arizona, and Nevada cool down. Mayor Warr estimates that about 25% of the land in Gulfport is in large undeveloped tracts.
"In some areas east of Gulfport, "says Halle, "cottages are now bringing $50 per square foot that prior to the storm were bringing about $10 per square foot. I was fortunate enough to have some tracts available to develop after the storm. But now, new home builders don't have anywhere to go."
Lack of land with water and sewer service has hampered development, but federal funds slated for such state infrastructure work will alleviate some of that pressure. Beyond that and the current scarcity of skilled construction labor due to lack of housing, Halle sees good things. "As we look around, as bad as this has been, it looks like it could be the best thing that happened to us."
Richard Wall contributes from St. Augustine, Fla.
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