Large tracts rezoned

The Marshall County Zoning Board approved the rezoning of four tracts of land from Residential Estates to Industrial- 2, at its recent meeting.

The property, 1,336 acres, is on the north side of Highway 72 and consists of two large tracts and two smaller ones.

Justin Hall, executive director of the Marshall County Industrial Deve lopment Au tho rity, said landowners have already agreed to include their property in the Chickasaw Trail Industrial Park.

IDA wants the site for advanced manufacturing for large industrial uses, he said.

“There is definitely a huge demand for these type of sites,” Hall said.

The properties are near the Norfolk Southern Railroad. He said a large driver for the project is Tennessee Valley Authority’s new substation under construction at Cayce Road and Wingo Road.

The site will be good for growth of the tax base in the long-term, he said.

Jerry Williams, whose family owns Coopwood Farm on Coopwood Road right across from the site, said his property has been passed down from one generation to the next. He opposed the rezoning because it will bring unwanted change in his quality of living.

“None of our family has intentions of ever selling it off,” he said. “If we look out our front door and see an auto manufacturer, that’s a minus for us.”

Four families live along Coopwood Road on two tracts, one 300 acres and the other 330 acres, he said.

The families enjoy farming the property and using it for recreation, he said.

He said widening of Highway 72 to a four-lane has caused water erosion on the property, creating 35-foot-wide ditches and floating in lots of trash. Grisham Creek originates on the properties and channels all the water from those acres down to Coopwood Farms.

“Water is going to pick up speed when you flatten the land,” he said.

Hall said the state permitting process will require the rezoning to go through the Mississippi Department of Environmental Quality.

Williams said he can sit on his porch and hear the boxcars banging when the wind is out of the north. He said if the property across the road is rezoned the buyers will want to widen Coopwood Road taking in some of their land.

He said Coopwood Road has already “become a thoroughfare for trucks.” Hall said trucks are taking the wrong route. Buffers, green zones and safety zones are a part of the development.

Williams asked what the likelihood is IDA’s plans will change.

“With the Mississippi Department of Transportation, we definitely want to take into consideration neighbors,” Hall said.

Some streams and wetlands will likely be set aside to keep the development from impacting the property of others, Hall said.

Williams said development will bring traffic and a lot of noise and the view will be very unsightly “if you are looking out your front door.” Hall said IDA wants to be mindful of others and that development will bring good quality jobs and career opportunities for professional levels to industrial levels.

Williams questioned what type of tax revenue the county has garnered with the current economic development since the county gives tax incentives and deferred taxes to the industries.

Hall said taxes for residents have not increased. Industries have to pay school taxes and fire and police protection taxes.

A $100 million project could easily bring $1 million a year in tax revenue to the county, Hall said.

Williams asked why the developers leave a buffer on the east side of the property.

“Are you not putting a buffer up for these folks?” Zoning director Bobby Bonds asked.

Hall said he definitely thinks a buffer can be 100 feet wide at the minimum.

Williams said the buffer would not block the view of tall buildings.

Hall said construction won’t be higher than about 40 feet.

Zoning director R.J. Wilson asked what the value of one of his farmhouses would run.

Williams said about $120,000 just for the house.

Marie Palmer said she lives on Rossville Road and her property joins Williams’ and backs up to another. Her family has 600 acres with wildlife and fishing and has no intention of selling it. The land to be developed is a mile away. And she has family that wants to come back and live on the land.

“We have constant big trucks on Rossville Road,” Palmer said. “We highly object to it. It will squeeze the farmers out. What are people going to do?”

Zoning director Kent Falkner held conflicting views.

“It’s quite a situation here,” he said. “Do we stop the industrial growth the county needs? When Highway 72 was expanded, it was for the whole state to improve. Where do we stand?”

“I don’t like it anymore than you,” Bonds said. “It’s coming. It’s in the industrial park. I’m in the real estate world. We don’t like it, but it’s coming and it’s here. I don’t like to shove anything down anybody’s throat. For these people, heart is no limit. Friendship is no limit. I can’t stop it. We are just a stepping stone for the board of supervisors. It’s coming whether we do it today or not. It’s here. The data should be out. They are not railroading, because it’s been in the paper. It’s got signs on it.”

“It’s a hard decision. It’s here now,” Falkner said.

He then made a motion to approve IDA’s plan.

Mickey Johnson said there are not enough people to satisfy the workforce needed now.

“So, why do we need more?” he asked. His question was followed by unanimous vote of the board to allow IDA to rezone the large tracts of land.