FUTURE OF HANCOCK COUNTY COAST IN JEOPARDY

The GRN is proud to be a network of local, regional and national conservation and community groups committed to protecting and restoring the resources of the Gulf Region for future generations.

This blog posting comes from Ellis Anderson of GRN member group Coastal Community Watch in Hancock County, MS.

In May 2005 – just a few months before Katrina - the Hancock County (MS) Board of Supervisors rezoned 1,100 acres of critical coastal wetlands around Bayou Caddy to permit large-scale commercial development, without any height or density restrictions. The Board took this unprecedented action to enable construction of a high-rise resort “city.”

Artist Rendering from Paradise Properties Brochure

This “city” would contain 10,000 condo units in multiple high-rise buildings - the tallest of which would be 450 feet. A golf course and several other casinos are also proposed for this area of protective coastal wetlands.

The County Supervisors voted 4-1 in favor of the zoning change, despite the opposition of a standing-room-only crowd of citizens. Three days later, the Hancock Planning and Zoning board gave site plan approval to several high-rise developments. A news report later revealed that one enterprising company had actually advertised and taken reservations for one of the high-rise developments – while the public hearings on the zoning change were taking place.

Ten days after the zoning vote, residents of the area filed an appeal. They were supported in this appeal by Coastal Community Watch, a regional group in favor of “Smart Growth.” Oral arguments on the appeal will be presented to the Mississippi Supreme Court on July 31, 2007. You can read the appeal here.

Local Concerns are Many and Remain Unanswered

1. While efforts are underway in Louisiana to restore coastal wetlands for hurricane protection, why are wetlands - vital to the Katrina ravaged coast of Mississippi - being considered for high-density development?
2. What infrastructure costs would residents be required to bear?
3. What are the potential ramifications to the cities of Waveland and Bay St. Louis regarding insurance costs, property tax increases, crime, and community character?
4. How would the beach road handle the traffic of 10,000 residents living in the resort district, in addition to day-traffic to the casinos?
5. What impact would development of this magnitude have on the family-oriented communities of Bay St. Louis and Waveland.

Wetlands Fill Violation

While the zoning appeal waits for a high court decision, one 2.7 acre section of wetlands critical to hurricane surge protection and marine habitat has already been filled, apparently for a high-rise development.The owner applied for a fill permit in 2002, which was granted specifically to expand a seafood operation under the argument that the operation is “water dependent” and must be sited next to the water. When the wetlands were filled in early 2006.

1. The permit had expired.
2. A sign was posted at the site advertising the proposed high-rise towers, indicating that the purpose of the fill had changed.
3. Required wetland mitigation had not been completed.
4. Proper controls to prevent sediment pollution were apparently not taken.

The Corps issued a cease and desist order in October 2006. They may choose to enforce severe penalties and require the owner to restore the wetlands - or they can issue an “after-the-fact” permit – which would involve no penalty for the wetland destruction.

In a recent letter, Gulf Restoration Network wrote to “urge the Corps to require that the owner remove the fill that was deposited. This fill continues to pollute nearby waters because there is no existing sediment control. Issuance of an after-the-fact permit in this case is unacceptable and would send the wrong signal to those who violate wetland regulations.”

Ellis Anderson is a member of Coastal Community Watch