1. The "Ghost Zoning" Mechanism
The parish claims "No one is being rezoned." This is technically true, but misleading. They are creating a parallel zoning code that sits dormant on top of your land.
The Trap: At any moment, a developer who buys your neighbor's land can simply submit an application to "Opt-In" to this new code. Because the code is already law, they do not need a public council vote to switch. They just need administrative approval.
Current Process vs. Proposed "Opt-In"
| Feature | Current Law (Rural) | Proposed "Town Center" |
|---|---|---|
| Change Zoning | Requires Public Hearing & Council Vote | Administrative Approval Only |
| Neighbor Notice | Certified Mail & Signs | None Required for "Opt-In" |
| Public Input | You can speak at the meeting | Zero. It's already "Approved" |
2. Density Explosion
The "Town Center" overlay allows for "Garden Homes" and "Mixed Use" buildings. While they sound nice, the math tells a different story.
- Current Rural: 1 House per 1 to 5 Acres.
- Proposed Garden Homes: Up to 12 Units per Acre.
- Proposed Apartments: Up to 5 Stories High.
The Visual: Imagine the density of downtown Covington or Mandeville placed directly at the intersection of Hwy 40 and Hwy 21. That is what this code legalizes.
Representative image of 12-unit/acre density.
3. The Private Sewer Utility Trap
High density requires "Central Sewer." Since the Parish doesn't have lines out here, the code allows developers to build their own Private Sewer Treatment Plants.
Why this matters:
- These plants discharge treated effluent into local creeks/ditches (like the ones running through your property).
- Once a "Central System" exists, nearby residents can often be legally forced to abandon their septic tanks and connect to the private system, paying monthly fees to a private utility company forever.
The "Tamanend" Precedent
We've seen this before. The "Tamanend" project was promised as a high-end tech park. It became a mechanism to clear-cut hundreds of acres. The promised jobs never came, but the trees are gone.
This "Town Center" overlay uses the exact same legal framework.