St. Tammany planners postpone LA 3241 overlay after residents raise density and buffer concerns
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Summary
Planning staff outlined proposed overlay rules for LA 3241 — a 20‑mile controlled‑access corridor — including a 50‑foot scenic buffer, conservation‑subdivision standards and limits on “small box” stores; after public concern the commission postponed action to February for revisions.
Erin Cook, senior planner for St. Tammany Parish Department of Planning and Development, presented a draft overlay for LA 3241 on the parish zoning map, describing a 20‑mile controlled‑access route and proposed regulations intended to guide development along the corridor.
Cook said the study breaks the corridor into three subareas — a corridor enhancement subarea (about 11.26 miles), an environmentally sensitive subarea (about 14.58 miles) and two town‑center subareas (2.54 and 1.78 miles). The draft would retain existing underlying zoning but add rules that apply to new commercial, industrial and major residential development, including a 50‑foot scenic no‑cut buffer in the environmentally sensitive area, a requirement that conservation subdivisions preserve at least 40% of a site and cluster no more than 15 homes, a prohibition on “small box” variety stores within 2 miles of one another, building design standards (materials, entrance orientation, window transparency), and minimum single‑family lot dimensions of 50 by 100 feet. The presentation also described controlled‑access design that restricts curb cuts to designated points with a 200‑foot spacing requirement.
The proposal was presented as proactive planning for development pressure tied to construction of the highway. “We did not choose to build this road, but we understand that it’s being built and we have to do something about it,” Cook said, summarizing the department’s motivation to shape future development rather than respond after the fact.
Members of the public urged changes. Carlo Hernandez questioned whether the draft would lower the parish council’s vote threshold to overturn decisions by the planning commission and asked about provisions that appear to allow up to 70% lot coverage in places now limited to 50%. Tracy Rausch, a resident of Bush, said she moved there for a rural character and worried the town‑center rules could lead to unwanted urbanization; she also flagged wildlife and noise impacts from the highway. Another resident, Chris Zinski of Lacombe, questioned whether additional retail space was warranted given nearby vacancies.
Planning staff said they mailed more than 400 letters to property owners, hosted public meetings and have been collecting and incorporating comments; staff also reported that public feedback so far favors reducing the size and intensity of the environmentally sensitive and town‑center subareas. The department told the commission it would circulate email comments and proposed revisions and that consultants from AECOM had assisted the study.
After questions from commissioners about sewer treatment, design standards and incentives (including density incentives in exchange for donated land for public facilities), staff requested additional time to revise the draft. Commissioner Arcemont moved and Commissioner Narcisse seconded to postpone the item for two months; the commission carried the motion and set the item to return in February for further review.
Staff also provided a schedule update: Mr. Leiner said bids for Segment 1 were expected in 2026 and that utility relocations (including AT&T) pushed some construction into 2027; staff said they would confirm schedule details with the director of engineering.
The commission’s postponement means no zoning changes or overlay adoption were made at this meeting; planning staff will present revisions in the next meeting cycle and continue stakeholder outreach.
