Planning commission grants concept approval for Pioneer Ridge Estates after heated public debate on flooding and infrastructure

The St. Tammany Parish Planning Commission voted to grant concept approval for Pioneer Ridge Estates on Feb. 11, after an extended public-comment period in which neighbors warned the proposal would worsen flooding, strain wastewater and increase traffic on Highway 190 and Pen Mill Road.

Precision Development Group, represented by Derek Pelican, presented the concept plan and told the commission the submission meets the Unified Development Code and that detailed engineering, drainage impact analyses and FEMA review would occur if concept approval were granted. Pelican said staff comments previously provided were minor and that the developer was willing to work on engineering items before final plan submittal.

Residents and local advocates told a different story. Christina Gould said the site includes critical environmental resources and that the area’s drainage and wastewater infrastructure cannot support the proposed development. Matthew Allen of North Shore River Watch said the plan would put dozens of homes in flood-prone areas and flagged a nearby creek and multiple past floods. Carlo Vicari and others described a history of changes to regional drainage tied to I-12 and Highway 190 that, they said, increased local flood risk.

Commissioner Robert, who identified himself as a certified floodplain manager during discussion, told the commission the Unified Development Code’s floodplain mitigation rules make building on some of the proposed lots difficult and said smaller half-acre lots in preliminary flood zones would likely require houses to be raised on fill. He pressed for additional elevations and mitigation details before final approval.

Developer Paul Marrone said the team had responded to community comments from a recent public meeting, removed several waiver requests and made changes to street geometry and green-space layout. Marrone also said the developer will preserve two live oak trees at the entrance, install perimeter fencing, avoid construction traffic on Church Street and provide sidewalks and connected green-space trails.

Commissioners said the concept approval does not authorize construction. Chair Gaines and multiple commissioners noted the approval allows the petitioner to proceed to engineering and final-plat review, where stormwater, wastewater capacity, FEMA compliance and other technical matters will be tested. Commissioner Robert made the motion to approve; it received a second and the motion carried.

The commission recorded that staff would require, at final plan submittal, documentation about the two preserved trees, a tree inventory for green-space preservation, and confirmation from Saint Tammany Parish Utilities on water-well capacity. The commission also advised residents to monitor future filings and noted appeals are available to the parish council.