Starkville aldermen’s attempt to rezone approximately 360 acres for advanced manufacturing associated with an upcoming Golden Triangle LINK-backed industrial park will require a supermajority vote for approval after nearby property owners petitioned against the change, documents show.
Tuesday’s proposal to change several parcels adjacent to Highway 389 from commercial and residential designations to M-1 manufacturing is a key step in Oktibbeha County’s development of the new industrial park, which LINK officials have said will finally make the county viable in the world of industrial development.
On Dec. 13, the Starkville Planning and Zoning Commission voted 5-0 to approve the rezoning request and move the item to aldermen with two conditions: 8-foot buffer yards would be required per the city’s landscape ordinance for newly designated M-1 parcels, and properties would revert back to their original zoning classifications if the LINK-backed project does not materialize.
A petition of 12 signatories — at least eight of whom are Bell family members — against the rezoning was delivered to the city after P&Z issued its recommendation.
City documents state four signatories were determined to own property within 160 feet of the subject area. Maps included in the city’s documents show the Bell family owns land to the north, south and west of the tract of land designated for the industrial park’s future expansion and other parcels east of the proposed park’s main parcel.
The status change’s passage now requires five affirmative board of aldermen votes because of the petition.
A Jackson-based attorney for Laura Bell White and LMK LLC filed a bill of exceptions in Oktibbeha County Circuit Court Thursday against Starkville’s recently approved comprehensive plan and is expected to continue challenging its passage. The Mississippi Secretary of State’s business directory lists Starkville residents Larry Bell, Loren Bell and Mary Bell as LMK’s agents, officers and directors.
Both Oktibbeha County supervisors and Starkville aldermen have initiated processes that will issue a combined $14 million in bonds to fund the park’s property purchases, land preparations and infrastructure installation. Other entities, including 4-County Electric Power Association and Atmos Energy, have made major commitments to improve the area’s utilities. Atmos’ commitment alone represents $13.3 million and will run a 12-mil natural gas pipeline to the proposed park.
If aldermen fail to rezone the roughly 360 acres for industrial use, it is unknown how the city, county and LINK will proceed with the project.
“The LINK has not purchased the land because there aren’t bond proceeds, and bonds shouldn’t be issued until the land is rezoned. (Failing to rezone the land means) we would not be in a position to move forward. In order to begin building the park, the rezoning is an absolute necessity,” said Mayor Parker Wiseman. “(If it doesn’t pass) we then will have to begin brainstorming again to try and determine a path forward.”
A public hearing on the rezoning is scheduled before aldermen take up the issue.
‘No change’ present
To initiate a zoning change, aldermen must find that either the previous classification was made in error or a change in the area’s nature has occurred and a public need exists for the rezoning.
Ward 6 Alderman Roy A. Perkins, who grew up north of the subject properties and has routinely voted against each motion involving the industrial park’s development, said Tuesday he will “look at all the proof, totality of facts and circumstances” but opposes the rezoning measure.
“I’ve driven past this property for the majority of the first 30 years of my life, and I own property to the north of this area. Regardless of what they say at the table, there’s been no change to this property. I don’t have to rely on a consultant or read a report to know that,” he said. “(The objecting families) have a right to assert their views as to their property values and their family values. They have a right to be protective against any unwanted intrusions into their properties.
“The board, in my opinion, may pass this, but it seems to me they’ve put the cart before the horse. Why pass a $7 million bond resolution (before addressing property concerns),” Perkins added. “We should not let that be a strong-arm against these people.”
LINK meeting offers hope
Loren Bell, who serves as a BancorpSouth vice president, confirmed he met with LINK officials Thursday to discuss his and his family’s issues with the upcoming industrial park.
Some of the issues he and his family have about the development include an increase in traffic along Highway 389 and the uncertainty surrounding the types of industries that could land in the proposed park.
Thursday’s meeting, he said, gave him a sense of hope that compromises could be reached that ensure both the park is developed and Bell family members’ properties are protected in the future.
During the process aimed at developing the Innovation District, a previous industrial park development abandoned by the LINK, officials said they could develop self-imposed covenants and restrictions to temper property owners’ worries. Similar restrictions could be brought to the table in the future.
“We own about 900 acres around the park, and change is always scary. We want to know whatever they build benefits us in the future. The guys from the LINK understood our situation and talked about a few things that could help,” Loren Bell said. “I’ve talked to some family members and it helped, but there are still others that are adamantly opposed. I know (the LINK’s) intentions are good — I totally understand and support Starkville pursuing economic development opportunities — but you just hope those intentions turn into something you don’t mind living next to.
“If we can come to the table and get to a point where everybody is content — nobody will be 100 percent satisfied, but that’s what compromise is — maybe we can move forward,” he added.
Carl Smith covers Starkville and Oktibbeha County for The Dispatch. Follow him on Twitter @StarkDispatch
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