Understanding how "Ghost Zoning," density loopholes, and the removal of rural protections will permanently alter the landscape of St. Tammany.
The proposed "Town Center" Overlay creates a "floating zone." It's marketed as optional to disarm opposition, but the legislation sits invisibly over the entire area.
Once passed, a developer can file to "Opt-In," bypassing future rigorous public hearings. It effectively pre-approves density without neighbor consent.
"The standards as written for the Town Center Subarea are optional and may be applied at the discretion of the property owner or developer..." — Section 400-7.J.6.b.ii
The draft code sets a minimum threshold of 30 acres to use density bonuses. This creates a two-tiered system discriminating against small-holders.
Families with 5 or 10 acres are bound by strict rural zoning, while corporations aggregating 30 acres are granted privileges to build high density.
"The minimum size requirement for the use of these standards is 30 acres, or as approved by the Planning and Zoning Commission." — Section 400-7.J.6.b.ii
High-density developments require infrastructure where none exists. Developers will build private package plants to make the numbers work.
Once a central line exists, neighbors can be forced to connect at their own expense and pay monthly fees to a private company, even if their septic works perfectly.
"All new development shall be connected to a central water and central sewer system approved by the Department of Engineering... when required." — Section 400-7.J.5.d.i
Opponents often say we are exaggerating the scale of development. However, the official Hwy 21 Corridor Study explicitly names Tamanend (the massive mixed-use development in Lacombe) as the model for Bush.
"The Tamanend Development is utilized as the key local precedent to establish a comparable scale for the proposed Bush Town Center district."
Do we want a development the size of Tamanend at the intersection of Hwy 41 & 3241?
The proposed ordinance removes existing Rural and Manufactured Home Overlays from the "Town Center" area. This creates a "Permission Slip" culture where basic rights become conditional privileges.
Under the Rural Overlay, agricultural uses such as farms, nurseries, greenhouses, and roadside stands are generally "Permitted Uses." You can start a garden, open a stand, or run a nursery as a matter of right.
By stripping the Rural Overlay, these activities may fall under standard zoning restrictions. This means operating a nursery or greenhouse could require Parish Zoning Approval or conditional use permits.
The Manufactured Home Overlay (MHO) specifically protects the right to place mobile and manufactured homes on your property. This ensures affordable housing and property rights are maintained.
The new plan proposes removing the MHO from the Town Center area. While existing homes remain, they become "Non-Conforming Uses."
L-1 (Large Lot) zoning is designed for low density and open space. The overlays currently sitting on top of L-1 (Rural and MHO) work with this zoning to support a rural lifestyle.
Applying a "Town Center" overlay on top of L-1 is a contradiction. The overlay is designed to encourage urbanization, while the L-1 is designed to prevent it. This conflict grants developers tools to override the intent of the underlying L-1 zoning, converting quiet large lots into commercialized zones.
Don't let them strip away our rural protections.
Sign the Petition to Stop ThisDirect links to parish documents and maps.