Parish council overrides zoning denial, approves rezoning for 63.96-acre Pen Mill Road subdivision

The St. Tammany Parish Council voted 8–6 on March 6 to overturn a Zoning Commission denial and approve a request by Precision Development to rezone about 63.96 acres on the west side of Pen Mill Road north of U.S. Highway 190 in Ward 3, District 3, from R‑2 rural residential to S‑1 (suburban residential) and PF‑1 (public facilities). The applicant's representative said the plan will use lot widths of roughly 85–90 feet, include drainage ponds and donate a 2.2‑acre parcel for a local fire substation.

Why it matters: The vote changes long‑term land use for a large parcel near Covington and triggered sustained debate about density, flood risk, drainage capacity and septic/sewer discharge. Opponents told the council the site includes high‑hazard flood areas and expressed concern about placing low‑ to moderate‑income housing in those zones; the applicant said the project will comply with the parish's Unified Development Code (UDC) and state environmental permits.

Developer presentation and commitments: Paul Marone, representing Precision Development, told the council the project complies with the newly adopted UDC and that the developer will not take advantage of most UDC density incentives, keeping lot fronts at about 85–90 feet and lot depths near 120 feet. Marone said preliminary engineering indicates the site will include “in excess of 5 acres of ponds” to meet and exceed drainage requirements and that the western portion of the property in the FEMA A zone will be used for detention and left out of development. He said the developer has spoken with the public utility serving Pinmill Place and will upgrade any required wastewater discharge permit through the Louisiana Department of Environmental Quality if central sewer is used rather than individual systems.

Opposition and floodplain concerns: Matthew Allen of North Shore River Watch urged denial on floodplain and water‑quality grounds, saying roughly half the site is inside the Chifunkta Basin A zone and warning that expanded sewage discharges could further impair Pruden Creek. Allen urged the council to keep higher‑risk areas at lower intensity and to pursue regional wastewater solutions for the corridor.

Council questions and staff input: Erin Cook, senior planner for the Department of Planning and Development, explained that R‑2 (formerly A1A) requires roughly three‑acre lots with 50 feet of road frontage while S‑1 allows lots with ~90 feet of frontage; council members framed the proposal as a density increase relative to the existing zoning even as supporters said the requested zoning is less dense than the parish’s 2040 plan's medium‑intensity designation in some parts of the parcel. Council discussion also touched on construction elevation (base flood elevation ~29.5; parish one‑foot freeboard makes typical finished floor elevations roughly 30–31 feet) and on the long timeline for subdivision build‑out — Marone estimated home construction would not begin for 1½–2 years and full build‑out could take eight years or more.

Vote and next steps: A motion to overturn the Zoning Commission denial and approve the rezoning, moved by Councilmember Casaubon and seconded by Councilmember Tanner, passed 8–6. Councilmembers then introduced an ordinance to implement the rezoning. The developer committed in public remarks to donate the 2.2‑acre PF‑1 parcel for a fire substation and to pay drainage impact fees and any required DOTD improvements at the Highway 190/Pen Mill Road intersection (the applicant said it would construct an eastbound left‑turn lane if required).

What remains: Opponents asked the council to require additional regional sewer solutions and to limit development in A zones; supporters pointed to UDC standards, required engineering review and parish drainage and permitting processes as checks on build‑out. Because the council changed zoning, the new classification runs with the land and would remain in place if the parcel is sold. The council introduced an ordinance to codify the action; the transcript does not record final adoption timing for that ordinance.

Ending: Council discussion made clear the rezoning will be followed by engineering submissions and permitting that must meet parish and state standards before construction can begin. The applicant said it will pursue required DOTD and DEQ approvals and pay applicable impact fees.