HOW TO APPLY SMART GROWTH
PRINCIPLES TO RURAL COMMUNITIES
PRINCIPLE 1: Mix land uses
A product of
AND
A cooperative publication from the Stennis Institute of Government and Community Development
and Extension Service at Mississippi State University.
A product of
AND
Smart Growth for Small Towns Series
Smart Growth for Small Towns is a cooperative project between the
Extension Service faculty of the Department of Landscape Architecture
and the Stennis Institute of Government and Community Development at
Mississippi State University.
For more information contact Jeremy Murdock, Research Associate at
Jeremy@sig.msstate.edu or Michael Seymour, Associate Extension Professor
at Michael.Seymour@msstate.edu.
Visit the Stennis Institute at www.sig.msstate.edu and the
Extension Service at www.extension.msstate.edu
for more information about our programs and services.
View the entire Smart Communities series at
www.sig.msstate.edu/smartgrowth
and
www.msucares.com/smart-growth-for-small-towns
©2015 Mississippi State University
This publication may be copied and distributed without alteration for nonprofit educational purposes provided that
credit is given to the Stennis Institute and Mississippi State University Extension Service.
HOW TO APPLY SMART GROWTH
PRINCIPLES TO RURAL COMMUNITIES
TEN PRINCIPLES OF SMART GROWTH:
Introduction
Smart Growth for Small Towns relates the principles of
Smart Growth to towns and rural communities, providing
examples, discussion, explanation and advice on community
design and development.
The educational information provided on this site is intended
to contribute to an understanding of the intent and purpose
of the Smart Growth principles. However, planning for the
future of our small towns requires input from a variety
of fields and includes issues of design, policy making and
governance. This series is focused primarily upon design
issues associated with small towns and is intended to serve
as a resource for government officials, teachers, designers,
and the general public.
1.Mix land uses
2.Take advantage of compact building design
3.Create a range of housing opportunities and choices
4.Create walkable neighborhoods
5.Foster distinctive, attractive communities with a strong sense of place
6.Preserve open space, farmland, natural beauty, and critical environmental areas
The explanation of each Smart Growth principle includes
the following:
7.Strengthen and direct development toward existing communities
A. Discussion of the purpose of the principles and why it is important.
8.Provide a variety of transportation choices
B. Strategies that communities can use to help achieve the goals of the principle.
9.Make development decisions predictable, fair, and cost effective
10. Encourage community and stakeholder collaboration in development decisions
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SMART COMMUNITIES PRINCIPLE 1:
Mix land uses
©2014 Jeremy Murdock
A. DISCUSSION
Why do many cities separate land uses?
Understanding the history.
For thousands of years, from Ancient Greece in 400 BC to
the early 1900s Mississippi, cities grew in a similar pattern.
People lived, worked, worshiped, socialized, and played in
a very compact area. Since this was before the invention of
the automobile and only the wealthy could use horse-drawn
transportation, people had to live within walking distance of
their daily needs. Cities were built, designed, and planned
around human physical ability. Cities could not grow any
larger than a reasonable walking distance for the residents,
and people’s ability to climb stairs dictated the height of
buildings. For centuries, cities were planned and built for
people.
This trend began to shift in the late 1800s and early 1900s in
the United States. During the Industrial Revolution, coal and
steam-powered industries made life in the city very difficult.
Cities were polluted, disease-ridden, and very overcrowded
during that time. Since workers had to walk to work, the
residential areas were located directly adjacent to the
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industries. This created unbearable living conditions for city
residents and forced changes in city planning philosophies.
During the early 1900s, city residents were desperate to
leave the deplorable living conditions created by the major
industries, and transportation advancements opened the
door for major changes in city growth. Railroads, streetcars,
and eventually automobiles gave city residents the freedom
to move out of the city because they no longer had to live
within walking distance of their job. As cities grew during this
time, they began to use this new freedom to their advantage
by separating incompatible uses such as industry and
residences.
So the original intent of separating land uses was to
separate heavy industry from residential areas during the
early 1900s and evolved into a city planning philosophy
that believed in separating uses into different “zones.” The
use of this philosophy was reaffirmed by the 1926 United
States Supreme Court Case Euclid, Ohio v Ambler Realty
Company, which ruled that cities are allowed to use land use
zoning to guide and control development. This case led to
the term “Euclidean Zoning,” which refers to the practice of
separating land uses into different single-use zones. Cities
around the country adopted this practice, and most continue
to use this form of zoning today.
This collage illustrates that the layout of cities,
regardless of location and population, followed the
same pattern for centuries. The well-connected
grid street network was proven to be the most
efficient street layout for cities starting in the days
of Ancient Greece. Cities from Paris, France, to
rural Amory, Mississippi, adopted the proven street
layout because of its efficiency. Although there are
little differences between the layout of cities from
400 BC to the 1930s, a drastic change happened in
the mid-20th century. The suburban sprawl pattern
of development that many American cities adopted
at that time deviated from a layout pattern that had
been used for thousands of years. (Aerial imagery:
©2014 Google Earth)
This collage illustrates that cities, regardless of
location and population, followed the same pattern
of development for centuries. There is little difference
between the form and style of the streetscape
from 400+ year old Paris, France; 200-300 year
old Alexandria, Virginia; early 1900s Greenwood,
Mississippi; and early 1900s Gulfport, Mississippi, in
present day. (Illustration: ©2014 Jeremy Murdock;
Paris photograph: ©2014 Google Earth Street View
Image; Alexandria photograph: ©2012 Jeremy
Murdock; Greenwood photograph:©2013 www.
aboutgreenwoodms.com)
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Why the history of separating uses no longer applies.
Much has changed since the early 1900s. Industries are
much cleaner, and very few truly incompatible uses exist.
Commercial development, residential areas, and civic
properties can coexist in the same area without issues similar
to many Mississippi cities in the early 1900s. Most Mississippi
cities had a lively downtown core with retail stores located
on the first floor and offices and apartments located on the
upper floors. The downtown area was surrounded by quaint
residential neighborhoods, which were located within walking
distance of churches, stores, businesses, schools, and other
daily needs. As evidenced by early Mississippi cities, land
uses can be mixed successfully without creating conflict and
in doing so create a very successful and sustainable sense
of community.
If land uses were mixed in cities up until the mid-1900s, why
do citizens seem to have a negative perception of growth
When using the existing architecture, form,
scale, style, and character of the surrounding
neighborhood as a guide, it becomes
obvious when a particular development
will negatively impact the surrounding
properties. If new development attempts
to match the character of the existing
neighborhood rather than using a “cookie
cutter” approach, it will likely reduce the
amount of complaints from surrounding
property owners and residents. (Illustration
and photographs: ©2014 Jeremy Murdock)
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and development? Oftentimes when citizens fight a particular
development planned for their neighborhood, it is not the use
that is at the heart of the issue but the form and appearance
of the development. Most people would not have an issue
with a store or business being located down the street from
their home if the business looked similar to the surrounding
neighborhood. What they do not want is a business with a busy
parking lot, bright lights, dumpster, and unattractive building
that does not relate to the surrounding neighborhood. When
dissecting the real issues, it becomes apparent that the land
use is no longer the issue but the appearance and form of the
development itself. The present issues are no longer centered
around incompatible land uses but rather incompatible form.
Residential and commercial uses can coexist as long as they
look similar to one another.
The architecture and form of the City Bagel restaurant in Starkville, Mississippi, mimic the patterns of the surrounding neighborhood. The scale of the building, as well
as the front setback, is similar to the houses on either side. The architectural style of the building also allows it to blend seamlessly with the surrounding neighborhood
resulting in a positive impact on the surrounding properties. Pedestrian accessibility, bike racks, and outdoor seating add to the success and charm of this property
(Photograph: ©2012 Jeremy Murdock).
Why is it desirable to mix land uses?
Traffic congestion is also a side effect of singe-use zoning
because by separating the uses, cities force people to drive
When discussing the benefits of mixed-use development, it to the different zones. In many cases cities funnel all traffic
is also important to weigh those benefits against the nega- onto one or two major arterial roads, which means that
tive impacts of single-use zoning.
not only are almost all residents forced to drive to every
destination, they are also forced onto a single road. So it
Single-use zoning also creates activity zones within your is no surprise that traffic congestion exists, which detracts
community. Residential areas are basically void of people from the overall character of the community and creates
from 8:00 a.m. until 5:00 p.m. while people are at work, and a very negative experience for residents and visitors. The
commercial areas are void of people from 7:00 p.m. until only true remedy for traffic congestion is to reduce the
8:00 a.m. while people are at home. This means that entire number of automobiles by eliminating the number of trips
zones of your community are empty for
to access daily needs. Mixed-use
long periods of time throughout the day,
development accomplishes this by
which does not make efficient use of
allowing people to walk, bike, or drive
Infrastructure is
costly infrastructure and creates opporto their daily needs.
extremely expensive,
tunities for crime and vandalism. Infrastructure is extremely expensive, which
Mixing land uses should not be done
which is why it should
is why it should be utilized more than 8
in a haphazard manner or without
be utilized more than 8
hours per day. Mixed-use areas provide
clear rules and requirements. Yet there
opportunities for activity 24 hours per
are many uses that can benefit one
hours per day.
day. When residential and commercial
another and are appropriate in close
areas are found in the same area, there
proximity. Residents need goods and
are always people present. This creates a safer environment services while businesses need customers. Why not make
and reduces crime and vandalism because there are always it easier and more pleasant for them to serve one another?
“eyes on the street.” Mixed-use areas also make wiser use
of infrastructure since they are used at all times of the day.
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The above photograph shows a typical single-use commercial zone in Starkville, Mississippi, with each parcel containing a single commercial business. No other uses
exist in this zone, and a tremendous amount of land, infrastructure, and resources have been consumed by these three properties. Since all of the uses are commercial,
the area is void of activity from approximately 6:00 p.m. until 10:00 a.m., which can lead to increased crime and vandalism and is not a wise use of infrastructure.
(Photo: ©2013 Jeremy Murdock)
The Cotton District is a well-known example of a successful mixed-use neighborhood in Starkville, Mississippi. These two buildings at the corner of University Drive and
Maxwell Street contain a range of uses and activities including commercial businesses, retail businesses, apartments, and underground parking. In addition, the unique
architecture creates an iconic intersection for the community. As seen above, the mixed-use district offers an exciting nightlife, and the area is used 24 hours per day.
The upper floor apartments offer the “eyes on the street” needed to create a safe environment for all visitors (Photograph: ©2013 Jeremy Murdock).
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B. STRATEGIES
Strategies for creating an appropriate mix of land uses
Unfortunately the issues and consequences of single-use zoning
have been escalating for approximately the past 75 years, so
correcting these issues cannot occur over night. A quick fix does
not exist; however, city governments are in complete control of
growth and development within their communities. So change can
occur and the negative issues can be solved if the elected officials
are willing to make changes. The current form of development is a
result of policies put in place by city governments. Many of those
policies were put into place 60 to 70 years ago and are outdated
and do not create a successful community. So in order to change
the result, changes must be made to the rules, or policies, that
lead to that result.
are compatible with the surrounding neighborhood, it is likely
that the use will be compatible as well. Communities may
wish to consider the types of form-based codes that have
recently been adopted to guide development in parts of
Starkville, Flowood, and Ocean Springs, Mississippi. Formbased codes focus on the form of the development instead
of the use and provide a more predictable mix of uses that fit
with the surrounding context.
Stop repeating the mistake!
Most communities agree that the most unattractive portion
of their city is often the commercial development along the
highways or major corridors. That development contains strip
malls, fast-food restaurants, and other single-use commercial
development. Despite most communities recognizing that this
pattern of development is unattractive and detracts from the
unique characteristic of their community, they continue to allow
this pattern of development to occur. So “Step 1” is to stop
repeating the same mistakes and start doing things differently.
Review and revise policies.
Even if you agree that encouraging mixed-use development
will create a more sustainable pattern of development for your
community, chances are that the existing policies do not allow
uses to be mixed. Mixed-use development is literally illegal in
many communities based on the outdated policies that are in
place. Review any governmental policies related to zoning and
development. Identify portions that are no longer applicable or
do not lead to the desired result. Revise the policies to reflect
the true long-term vision of the community, and create a more
sustainable pattern of development. Sadly many communities
lack the resources or expertise to make the necessary policy
revisions. Outside expertise in the form of a government agency,
statewide resource organization, or private consultant, may be
necessary to make the needed changes.
Focus on form and design.
The popular graphic above illustrates the impacts of various forms of planning
policies. Use-based or Euclidean Zoning only regulates the use of the property,
setbacks, and parking requirements. Euclidean Zoning is primarily concerned
with the private realm and the use of the land rather than the form and character
of the buildings. Design guidelines in combination with Euclidean Zoning allow
communities to guide the aesthetics and character of new development. Finally,
Form-based Codes allow for mixed uses while guiding the form of the buildings.
Form-based Codes focus heavily on the public realm rather than the use of the
land. (Illustration: ©2006 Peter Katz and Steve Price – Urban Advantage)
There are very few incompatible uses. In some ways, use
is less important than form and how a development fits its
surroundings. If the form and appearance of the development
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The above photograph shows an example of a successful infill development in Clinton, Mississippi. In an effort to better connect Olde Towne Clinton and the campus of
Mississippi College, the college built a mixed-use building two to three blocks from both areas. The building offers commercial and retail space along with several upper
floor apartments. The campus book store and coffee shop currently occupying the storefronts create a vibrant atmosphere for students, residents, and visitors while
bringing much needed traffic to the downtown area. (Photo: ©2013 Jeremy Murdock)
The above image is a sample from the recently implemented Formbased Code policy in Starkville, Mississippi. Although this is a small
portion of the entire policy, it is evident that the focus of the code is
on the form of the buildings and the formation of a successful public
realm rather than only the use of the land. (Illustration: ©2012 City of
Starkville, Mississippi, Transect District Ordinance)
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Mr. Jeremy Murdock
Stennis Institute,
Mississippi State University
662.325.1658
jeremy@sig.msstate.edu
Jeremy Murdock is a Research Associate II with the
John C. Stennis Institute of Government and Community Development at Mississippi State University. He
is heavily involved in ground-level community development issues, especially those related to design and
planning. His current work is aimed at educating the
communities of Mississippi about sound design and
planning principles and their impact on economic development.
Mr. Murdock, a native of Olive Branch, Mississippi,
obtained both a bachelor’s and master’s degree in
landscape architecture from Mississippi State University. Following graduate school, Mr. Murdock entered
the world of community development and has worked
with numerous Mississippi communities. He is pas-
sionate about downtown revitalization and small town
development, and he uses design as a tool to enhance
the quality of life in the communities of the state.
Mr. Murdock is heavily entrenched in community development, both professionally and personally. He is
an active volunteer and advocate for quality of life issues and serves on numerous boards and committees
in his own community of Starkville, Mississippi. These
include the Planning and Zoning Commission, Convention and Visitors Bureau Board of Directors, and the
Starkville Main Street Design Committee. In recent
years he also served on the Starkville Area Arts Council Board of Directors, Starkville in Motion Board of
Directors, and the Starkville Beautification Committee
among others.
Mr. Michael Seymour
Department of Landscape Architecture/Extension Service,
Mississippi State University
662.325.7897
Michael.Seymour@msstate.edu
Michael W. Seymour is an Associate Extension Professor and the Graduate Coordinator in the Department
of Landscape Architecture at Mississippi State University where he has taught a wide variety of courses
including landscape graphics, history of landscape architecture, golf course design and both undergraduate
and graduate design studios. He has an undergraduate
degree in fine art from Centenary College of Louisiana
and a Master’s degree in Landscape Architecture from
Louisiana State University. He is a licensed landscape
architect and has prior professional experience in the
public sector as the Director of an Arts District and
in private practice at Lucido and Associates in Stuart,
Florida. His practice experiences included a wide va-
A product of
riety of neighborhood, commercial, civic, institutional
and residential developments. His research has focused on landscape history, including the evolution
and growth of small towns and the courthouse squares
of Mississippi. Professor Seymour’s teaching has been
recognized with a number of awards including the university’s highest teaching honor, the Grisham Master
Teacher award, and the national Excellence in Teaching
recognition of the Council of Educators in Landscape
Architecture. He has been involved in many teaching
training sessions and workshops for faculty and currently serves as Faculty Associate with MSU’s Center
for Teaching Learning.
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Stennis Institute of Government and Community Development
P.O Drawer LV
Mississippi State, Mississippi 39762
662.325.3328
Mississippi State University Extension Service
Department of Landscape Architecture
Box 9725
Mississippi State, Mississippi 39762
662.325.3012
JANUARY 2015
©2015 Mississippi State University
This publication may be copied and distributed without alteration for nonprofit educational purposes provided that
credit is given to the Stennis Institute and Mississippi State University Extension Service.
Discrimination based upon race, color, religion, sex, national orgin, age, sexual orientation, disability, or veteran’s status
is a violation of federal and state law and MSU policy and will not be tolerated.