Ordinances would limit subdivision construction

Published 12:00 am Tuesday, May 18, 2004

[5/18/04]Proposed ordinances may end development of subdivisions with gravel roads in Warren County outside Vicksburg.

About 45 people attended Monday’s public hearing on proposed amendments to the ordinance that would impose tougher regulations on developers of new neighborhoods.

Most in the audience were developers, engineers and surveyors, and many said they liked most of what the Board of Supervisors has proposed.

Email newsletter signup

Sign up for The Vicksburg Post's free newsletters

Check which newsletters you would like to receive
  • Vicksburg News: Sent daily at 5 am
  • Vicksburg Sports: Sent daily at 10 am
  • Vicksburg Living: Sent on 15th of each month

“Overall the subdivision ordinance that’s listed here is almost the same as the ordinance in 2002,” said Thurman Nelson, the developer of Creekside Estates off Mississippi 27.

The biggest changes are the requirements that all roads be built to county standards and that developments be inspected by the county engineer. The new regulations also allow for a fine for those who do not comply.

Nelson said that when he began his residential development in 2002, he researched and complied with county regulations in existence. District 5 Supervisor Richard George said the difference was that those regulations, including road standards, were optional. The new ordinance will be enforced, he said.

“That’s been a significant problem in the past,” George said.

Warren County is 597 square miles in size and the City of Vicksburg, which has zoning and construction standards in place, comprises 33 square miles of that total.

Most new developments are outside Vicksburg where few standards or land-use control, other than the flood-plain ordinance, are in effect.

Under the county ordinance adopted in 1992, developers had to built roads to a certain standard if they wanted the county to take over the maintenance, but if developers intended to maintain their own roads, there were no regulations.

That has meant homeowners may have paid less for lots or homes, but did not know roads serving them were private and might or might not be maintained. County Engineer John McKee said that has been the No. 1 complaint he has received from citizens.

Lucy Young, 107 Robert E. Lee Road, said a lack of subdivision regulations and enforcement at a development near her property has caused her problems with water and silt draining through her yard.

“I guess you’d say I’m a victim of a lack of subdivision ordinances,” Young said.

Many of the developers at the public hearing asked for clarifications to the proposed ordinance, but said they favored tougher regulations.

“There’s some things that need to be worked out, but I think it’s going to be good for the county,” said Kimble Slaton, a surveyor.

Not everyone was as optimistic about the proposal.

“I’m totally disappointed in this,” said Eugene Alvine Barrette. “Not everybody can afford nor do they want to be in Openwood Plantation,” he said. Openwood, one of the first and largest rural subdivisions is northeast of Vicksburg. Homes in the vicinity range from $100,000 to $600,000 or more.

In addition to dealing with streets and roads, the new regulations address design standards for lots, utility easements, storm drainage, flood plain areas, water-supply systems, sanitary sewer systems and erosion and sediment control.

“There will be benefits and detriments enjoyed or suffered by specific individuals,” said District 4 Supervisor Carl Flanders. But, “the overall benefit Warren countians will enjoy as a result of this subdivision ordinance outweighs the inevitable byproduct.”

Chuck Tate of the Culkin Volunteer Fire Department also asked that the county board consider adding water supply requirements to the proposed regulations.

“One of the biggest problems we face is not enough water supply to fight fires,” Tate said. “We continually loose houses because of a lack of resources and we’d like to have those resources.”

Under the new regulations, the fine for non-compliance would rise to a maximum of $1,000. In addition, if the developer is a corporation, each officer, director and/or shareholder may be held liable.

Also, a developer can be denied access to public roads.

The ordinance would not affect existing subdivisions or any already platted and under construction.