Council approves rezoning for 264‑acre master plan despite flood and traffic concerns

The St. Tammany Parish Council on July 9 voted to override a previous planning commission denial and advance a rezoning for roughly 264.35 acres intended for a phased suburban residential community along Ronald Reagan Highway and LA‑1077. The council’s override passed 8 yeas, 5 nays and 1 absent.

Applicant representatives said the proposal is materially different from a year‑earlier version: they reduced the portion proposed as higher‑density S‑2, increased buffers from 4.5 acres to 34 acres, committed to 100‑foot buffers at state highways, and agreed to curb‑and‑gutter construction in S‑2 portions rather than open roadside ditches. The applicant also said it would cap overall density at 2.5 units per acre and pursue detention sized for a 200‑year storm in the parish’s most sensitive areas.

Supporters including the North Shore Home Builders Association and local real‑estate professionals called the project an opportunity to deliver “attainable” housing for teachers, nurses and other local workers and to revive construction‑sector activity. Several speakers emphasized that the parish’s housing needs assessment identifies a shortfall of new homes.

Opponents and environmental groups pressed the council to deny zoning changes that would allow hundreds of homes in areas that experience riverine overflow and that have seen repeated floods. North Shore River Watch and residents warned the cumulative effect of multiple approved subdivisions and fill could redirect floodwaters and increase risk to existing neighborhoods. Council members repeatedly asked whether the site is in a Trufungta/Tangipahoa interaction zone and whether a proposed internal ridgeline would block or redirect flows; engineers and the applicant disagreed about the frequency and impact of such overflows.

Planning and engineering staff described the parish’s review staircase: zoning approvals enable concept plans, but final civil construction approval — including joint traffic studies with LA DOTD and full hydro analyses — must be obtained before work orders are issued. Staff noted the UDC requires both riverine flood mitigation and a percent reduction of runoff for a design storm; the applicant pledged to exceed minimum requirements in the submitted affidavit.

After deliberation, the council voted to override the planning commission and introduced an ordinance to reclassify the property (the applicant had previously indicated a willingness to accept substantial concessions to reduce density in parts of the site). The council scheduled the ordinance introduction and public‑hearing steps required by parish process. The developer and planning staff will return with concept and engineering materials for required technical review.

No immediate parish expenditures were approved at the hearing; the council’s approvals allow the applicant to pursue the next phases of project review.