-New residential growth is predominantly a low density pattern (estate and suburban single-family lots) throughout the parish. Some multi-unit housing occurs along corridors.

-Commercial development (retail and business) continues to happen in strip pattern along major roads, at major intersections, and highway corridors.

-A 1 ½ -mile buffer would be established around existing industrial properties. Heavy industry, light industry, agriculture, and rural land uses would be allowed within the buffer.

-An external loop road system is established to accommodate increased commuting.

-There is no formal attempt made by the parish to preserve agriculture. 

-Development is allowed in the floodplain at 1 dwelling/acre with raised structures (piers) or on-site balance of cut and fill.

-Future growth is encouraged to occur in and adjacent to existing cities.

-Future residential growth includes estates and large lot homes. Significant infill of vacant land within and adjacent to existing cities (Gonzales, Sorrento, Donaldsonville) in multi-unit, town homes, single-family small lots is encouraged.

-Commercial (retail) is encouraged to focus in downtown areas or at the edge of existing cities (Donaldsonville, Gonzales, Sorrento) through infill and redevelopment. 

-In downtown areas and at major intersections, compatible uses are encouraged to mix vertically (offices and condos above stores).

-A 600-foot buffer is established around existing industrial areas. Light industry or warehouse uses are allowed within buffer.

-Transit within cities is improved and expanded to alleviate transportation issues.

-No formal attempt to preserve agriculture is made by the parish. Agriculture is preserved in some areas by incentives that encourage growth closer to existing communities. 

-Development is allowed within the floodplain at 1 dwelling unit per 3 acres with raised structures (piers) or balanced cut and fill.

-Future growth is targeted to multiple, compact, walkable centers of various sizes, from small “hamlets” to towns and villages scattered throughout the parish at major intersections.

-Centers should include a mix of commercial, office and residential uses. Commercial is encouraged to focus in existing cities as well as in centers.

-Future residential growth parish-wide includes estates, large lots and suburban single-family homes, but also town homes, small condos, and homes on small lots in and around centers.

-A 1-mile industrial buffer is established around the industrial properties. Uses allowed within buffer include light industry, agriculture and rural levels of development.

-Expansion of heavy industry assumed to be within existing zoned properties, and on Mega Site at Sunshine Point.

-Connection of “missing links” in parish road grid would be completed to provide multiple ways of getting around and reduce concentration on a few roadways.

-Agriculture is preserved through incentives to cluster development in rural areas, leaving farmland intact.

-Development would be allowed in the floodplain (avoiding floodway) at 1 dwelling unit per 10 acres, no cut/fill balance required (for home-related fill).

-Future growth is encouraged to be concentrated in a few larger urban centers (such as near Darrow, Prairieville, Donaldsonville). The rest of the parish remains as rural development.

-A significant portion of future residential growth is encouraged in these “new towns” . Residential unit types include: townhomes, condos, small lot and suburban single family homes.

-Commercial is encouraged to focus in existing downtowns as well as in major new towns.

-A 1/2-mile industrial buffer would be established. Light industry, agriculture and rural levels of development would be allowed within the buffer.

-Transit connections would be created between existing and new communities.

-Agriculture is preserved through: incentives to develop in major new towns, very low density zoning in rural areas, and incentives to cluster rural development.

-Development is allowed in the floodplain (avoiding floodway) at 1 dwelling unit per 10 acres, no cut/fill balance required (for home-related fill).

Summary of Scenarios (PDF)