Planning commission eases duplex lot rules, approves several subdivisions and delays Slidell right-of-way request

The St. Tammany Parish Planning Commission on Monday approved housekeeping amendments to the parish Unified Development Code that change lot-size and parking rules for two-family dwellings, approved a series of subdivision and resubdivision requests across the parish, and postponed a developer’s request to enter a parish right of way for 30 days so staff can review traffic and drainage analyses.

Staff said the code amendments, packaged as “housekeeping text amendments number 8,” respond to public comment and a review of the older code. A planning staff member told commissioners the proposed changes remove a 15,000-square-foot lot-size requirement for duplexes in the TF district and instead set a 10,800-square-foot minimum for two-family dwellings and nonresidential uses in that district. The staff member said the change restores the older allowance of up to eight dwelling units per acre under the TF district and is intended to avoid requiring larger lots that make building more-dense housing more difficult.

The staff member said the amendments also would allow a lot line to bisect a duplex so each half could be sold separately, require at least one parking space be provided within the buildable area so vehicles do not completely eliminate front yards, and preserve a 30-foot front-yard setback for the TF district. On irrigation, the amendments would let applicants who seek a waiver from a commercial or industrial irrigation plan requirement provide a stamped plan for a natural system or low-impact development enhancements consistent with the parish low‑impact development guidebook.

Why it matters: Planning staff said the changes are intended to preserve options for smaller, denser housing while keeping setbacks and front-yard character. Commissioner Robert moved to approve the package “as written”; the motion carried. The staff presentation and motion indicate these are text amendments to the parish code rather than site‑specific approvals.

The commission approved a resubdivision request for Abita Ridge — creating Lot 139 from existing green space at Abita River Park LLC’s Abita Ridge Subdivision Phase 3B — after discussion about notice and whether the change reduces required green‑space percentages. Paul Marrone, attorney for Abita River Park LLC, said the developer will still meet the green‑space requirement and “we’re still at 31%.” Commissioner Seager expressed concern about subdivisions being incompletely built and how paid‑for green space can later be developed; Commissioner Seager’s motion to deny was defeated and Commissioner Seager later moved to approve, a motion that carried after a second from Commissioner Arcimoto.

Several minor‑subdivision and resubdivision requests were approved with waivers or conditions: a two‑parcel minor subdivision for Michael Thompson (parcel sizes 1.63 and 4.48 acres) was approved with a waiver for the required frontage; a minor subdivision for Dennis Glass creating a 7.59‑acre and a 33.73‑acre parcel was approved with waivers after staff confirmed portions of the private drive and adjacent road are already constructed and likely will be accepted for parish maintenance in the future; and a resubdivision in Rigolees Estates (splitting Lot 14 into Lots 14A and 14B) was approved with waivers after the applicant represented that a boathouse on the smaller parcel was built previously and that the homeowners association and developer consented to the split.

A separate administrative item updating the name of a previously approved subdivision also passed. Jones Fussell LLP attorney Jeff Shane said the developer for Phase 2 requested the recorded development name be changed from La Cheniere Subdivision Phase 2 to Turtle Creek at La Cheniere to better reflect how the lots will be marketed; staff recommended approval and the motion carried.

The commission took up a request from developer Black Oak Holdings LLC to enter the parish right of way on Airport Road in Slidell to install access and utility lines for the proposed Liberty Point subdivision and to extend a sewer force main to the city of Slidell system. Planning staff flagged two items in the draft resolution — requirements for hydraulic/hydrologic and traffic analyses prepared by a licensed professional engineer and reviewed under parish ordinance chapter 900 — because the development will tie into parish drainage and infrastructure. The applicant’s representative, Paul Marrone, said the project has zoning and planning approvals from the city of Slidell and that traffic and drainage studies have been submitted to the city; he said the team will modify those studies to meet parish requirements if needed.

Commissioners debated whether to postpone the right‑of‑way request until the parish had reviewed the finalized studies. Commissioner Narcisse moved to postpone for 30 days so staff could receive and review traffic and drainage reports; Commissioner Arceneaux seconded. The motion to postpone carried by a roll call majority (commissioners reported the vote as 6–5). Staff said the resolution would require the parish to review and approve any submitted traffic and hydraulic analyses before a work order or permit to perform work in the right of way would be issued.

Public comment: Resident Carlos Hernandez of unincorporated Mandeville asked whether the delay of the council’s consideration of a related ordinance was connected to the same issue; staff confirmed the matters were related. One written comment against the right‑of‑way request was entered into the record; the commenter said allowing the connection would increase development, traffic congestion and flooding on Airport Road.

Votes at a glance - Approve minutes as presented — motion carried (recorded by roll call). - Appoint alternates Harold Barrios and Nick Binnings for the meeting — motion carried. - Housekeeping amendments (Unified Development Code, Part 2, Chapters 100–900): motion to approve by Commissioner Robert; outcome: approved. - Case 2024‑4108‑MRP (Abita Ridge resubdivision creating Lot 139): motion to approve by Commissioner Seager; second Commissioner Arcimoto; outcome: approved. - Case 2024‑? (Liberty Point request to enter parish right of way / Airport Road, Slidell): motion to postpone 30 days by Commissioner Narcisse; second Commissioner Arceneaux; outcome: postponed (vote reported 6–5). - Case 2024‑4088‑MSP (Minor subdivision, Michael Thompson): motion to approve with waiver by Commissioner Seager; second Commissioner Doherty; outcome: approved. - Case 2024‑4105‑MSP (Minor subdivision, Dennis Glass): motion to approve with waivers by Commissioner Seager; second Commissioner Arcimoto; outcome: approved. - Resubdivision (Rigolees Estates Lot 14 → Lots 14A/14B): motion to approve with waivers by Commissioner Arcemont; outcome: approved. - Name change: La Cheniere Subdivision Phase 2 → Turtle Creek at La Cheniere: motion to approve by Commissioner Arcemont; outcome: approved.

What’s next: The Liberty Point right‑of‑way request will return to the Planning Commission after staff review of required traffic and hydraulic analyses; other approved plats and resubdivisions proceed subject to the waivers and conditions recorded in staff reports.

Sources: meeting transcript and staff reports on the record; direct quotations are attributed to speakers as recorded in the meeting transcript.