St. Andrews Subdivision

Williams-Biddix & Laguna Landing Dev. Inc. PUD

Highlights

On May 12, 2005, Greg Williams and Laguna Landing Development, Inc. applied to the County Planning Department to establish a Planned Unit Development (PUD) for the St. Andrews area. Their contact person is Mike McAdams 228-282-3011.

The proposal included establishing:
231 dwellings at 2.2 dwellings per acre
349 dwellings at 2.8 dwellings per acre
441 dwellings at 3.6 dwellings per acre
382 dwellings at 20 dwellings per acre
178 dwellings at 10 dwellings per acre
Total 1581 new dwellings within 579.3 acre PUD. Average density for the PUD is 2.73 dwellings per acre.

The developers do not propose a new golf course. Instead, a portion of the existing golf course area nearest the water tower will be converted into a 20 dwellings per acre site. On the other hand, the developers propose to include 7.1 acres of recreational land between Biddix Rd and Pinehurst entrance.

According to Mike McAdams on 7/2/07, 11 acres along Biddix Road are available for commercial development. The Legends Development in Harrison County used their commercial property for a bank, small grocery store, and post office. Maybe St. Andrews HOA will work with the developer to market the commercial property so it will add value to all our homes.

June 29, 2005 Planning Commission Minutes (Excerpts)

MINUTES OF THE MEETING
JACKSON COUNTY PLANNING COMMISSION
The regularly scheduled meeting of the Jackson County Planning Commission was held at 9:00 A.M.,Wednesday, June 29, 2005, in the regular meeting place of the Board of Supervisors located at 3104 Magnolia Street (2nd floor, small courtroom in the old part of the Jackson County Courthouse) in the city of Pascagoula, Mississippi.
THE FOLLOWING HEARING WILL BE HEARD AT 1:P.M. TODAY:
PC 4361 - Gregory L. Williams & Martha Biddix, Owners and Laguna Landing Development, Inc., Developers – Zone Change (R-1, R-1A, A-2 and C-1 to PUD) – St. Andrews/Fountainbleau area; due notice having been given, public notice attached hereto; Mr. Greg Williams present to represent the application. Joint applicants with Laguna Landing Development, Inc. Mr. Williams expresses the importance of the input from the public concerning this development. He read the regulations of the Planned Unit Development district. Mr. Williams states his reasoning to prove the criteria of a zone change. He believes that there was a mistake in the original zoning and that the neighborhood has changed to such an extent to warrant a zone change. Mr. Williams introduced the developers. Mr. Steve Delgalo present to represent the developer. Mr. Delgalo stated his experience in public office. Mr. Delgalo does feel that he can work with the public. Mr. Delgalo and his company are very familiar with golf course community developments. He does feel that this will be an asset to the entire community. Mr. Delgalo does not want to convert golf course into lot. He considers himself to be an environmentalist. Plans can be changed over time to benefit and satisfy the neighbors. The developer will address issues of drainage, possible nature trails, recreation, etc. as the development proceeds. The mechanics to the recreational area is being worked out at this time. It will be a recreational park for everyone within this area; not just in the St. Andrews area. Mr. Delgalo will make sure that this development is in compliance and compatible with existing neighborhoods. Cluster development is a concept that has been around for a long time and makes a lot of sense for real estate purposes to allow more open space and green space. There is currently over 100 acres that will be utilized as a golf course and as green space. The concerns of the wetlands will be addressed also. There is a natural flow that has been diverted North; however, there is no way for it to get past sand berms; therefore, the developer will work with the County to address the drainage issue. Mr. Mike McAdams also present to represent the application. Mr. McAdams is an architect and has been involved in this project for approximately three (3) years. There is currently 1163 acres, with a golfing and housing community. Shell Landing is an example that this type of development will work in this area. This type of development will benefit from the casinos and retirees. A letter from Michele Coats was submitted that this development would allow for 1900 units. This hearing today is just the request for a zone change. All subdivision regulations will have to be met prior to development, including storm water, sewer systems and must submit approvals from numerous environmental agencies, etc. After all approvals are applied for and given, a subdivision plan must be submitted back to the Planning Commission for their approval. A neighborhood will be created here, not just a thirty (30) acre housing development. The West area will consist of a residential area divided by different size lots, etc. They have the option to donate an additional seven (7) acres to the existing five (5) acres for recreational areas. There will be a small area of commercial. Some of the property is currently zoned commercial. The only commercial in this area is the marina and one (1) small convenient store. Of the 843 acres, only 2 are non-conforming. The West side will be mostly single-family residential, the East side will be more like a resort status, such as condominiums or golf villas. There will be approximately 150 acres of green space that includes wetlands. A wetland survey has been completed and mapped by the Corps of Engineers. The developer anticipates very little if any mitigation with the exception of road crossings. Endangered species reports, etc. has been completed. The traffic concern will be addressed by taking care of all traffic from the development within the development. They have created entrances and exits. Actually, even the existing St. Andrews traffic can use this new exit. The golf course will have to be renovated to allow for the development. Price ranges will be between Shell Landing and the Preserve. An eighty (80) foot right-of-way will be constructed to include green space, sidewalks, etc. so that citizens can enjoy walking and riding their bicycles. This development will take care of its own green space via a homeowners association, golf course and recreational areas. This development is a private entity and is not asking for any state or county tax. The property taxes are currently extremely low, after the full build out approximately 10 year. There are no additional public monies needed for this project. Marsh and wetlands are protected as well. The total density is actually less than what would normally be allowed within a single-family residential development. Mr. McAdams believes that the traffic situation will actually improve any current traffic issues. Mr. McAdams presentation entered into the record. Mr. Greg Williams as partner to the St. Andrews water and sewer states for the record that St. Andrews water and sewer can well accommodate this development. If needed, they can dig another well. Mr. Williams states that this development will have a positive impact on the current rates of the utility. A PUD offers many advantages as a master plan concerning water and sewer verses several single developments. They will save money on supplies. When planned through a PUD, service through the correct pumping stations and grinders will be better. Mr. Williams also here as an owner. The County gains control of the property when developed as a PUD. The County will control the development. A PUD is considered a superimposed overlapping district. Mr. Williams presented exhibit showing development from the 1960’s. The original developers saw this development as a PUD before our regulations took effect. St. Andrews was a PUD when it was originally conceived, as it should be today. The character of the neighborhood has changed to the extent to warrant a zone change. This area is not the country any longer. The development of Rosewood Estates, Beaux Chenes, Walnut Park, and Kelly Singleton Developments, etc. assist in proving the criteria of a zone change. Ocean Beach Estates prior to the moratorium was exploding with development. The growth in the area is phenomenal. Biddix-Evans Roads now allow two (2) exits because of this road. Ocean Springs Schools will be built at the corner of Belle Fontaine Road and Hamill Farm Road. Shell Landing is a golf community and with the Preserve that will be constructed North of I-10 and Highway 57, St. Andrews fits into this area perfectly well. This development will not be like Pine Island. Mr. Williams submitted map showing nine (9) hole golf course developed into lots. Mr. Dan R. Sanders present in support of the development. Wetlands delineation of everything West of the golf course has been submitted to the Corp of Engineer. There are 149 acres of jurisdictional wetlands and 4.9 acres of other wetlands. This plan is the most environmentally friendly developments he has seen. There are less than five (5) acres of wetlands for this 400+ acre development.

Dr. Janet Whitemountain present with concerns about drainage. Tantallon Drive floods regularly. Dr. Whitemountain does not have any opposition to the development itself, just in opposition because it will cause major drainage problems. Mr. McAdams has stated that the developer will provide assistance to the County and the County Supervisor, Mr. John McKay stated that the developer will take care of the drainage issues. There is an apparent conflict here.

Mr. Terry Powell, President of the Home Owners Association of the St. Andrews present in support of this development. He would also like to state for the record that Mr. Williams and Mr. Delgalo have been very helpful with all issues that needed to be addressed.

Mr. Barnett left before the meeting was over; therefore, no comments from him were made.

Mr. Bob Jefferson present in support of the development.

Mr. Jim Winnegar is not opposed to the development but has concerns about drainage. He would like to insure that drainage issues are addressed prior to construction development.

Mr. Brian Gibson present in support of the development.

Mr. Jim Hopper present in support of the development.

Mr. Tom Quinn is present in the support of the development and encourages the Commission to do the right thing for Jackson County.

Ms. Marsha Schmitz is present in objection to the development and is concerned with the East side of the development and what will be done there.

Mr. Tom Boone passed on any comments.

Mr. Bill Sherman present in support of the development.

Mr. Gerald Fisher present with opposition of the multi-use of the development. He is concerned about height variances, etc. and resort status. He does not want to see many high rises.

Mr. Robert Wiegel present with concerns of wildlife habitat. Mr. Weigel has spoken to the developers and Mr. Williams and have discussed several changes to the master plan to address wildlife habitat. A conservation easement is being discussed at this time. Drawings by Ms. Anderson were submitted as part of the record.

Mr. Williams would like it to be made a part of the record that the applicant is willing to accept the drawings and agreement with Mr. Weigel.

Mr. Jason Mullins present with no objections to the development. His concerns include infrastructure, children going to the schoolhouse, traffic, drainage, etc.

Mr. Murphy reminded everyone of the fact that this is a zone change request. Mr. Murphy made a motion to approve a zone change R-1, R-1A, A-2 and C-1 to PUD because it does meet the criteria of a zone change, seconded by Mr. Hammonds and the vote was unanimous. Mr. Murphy amended his motion to take into consideration as previously discussed the corrections with the Wildlife report, seconded by Mr. Hammonds and the vote was unanimous.

Links

Zoning Ordinances (PUD, R1, etc.)
Williams 5/12/05 Planning Department Application
Advantages and Disadvantages of Condo Living
Elements of Market Oriented Planning