The Concept Behind Genesis Landing
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To understand how the idea of Genesis Landing was conceived, it is important to understand the growth
management measures which were implemented by Jasper County, the City of Hardeeville, and the
Town of Ridgeland. The issue of growth for Jasper County was addressed in the April 2007 update to
the Jasper County Comprehensive Plan which originally went into effect in 1998. Prior to the April 2007
update to the Comprehensive Plan and the new county-wide zoning that went into effect later in 2007,
certain zoning classifications allowed maximum densities of 12 to 16 units per acre throughout most
areas of the County, including those which were primarily rural in character. With the passage of the
Intergovernmental Agreement in 2005 and the April 2007 update to the Comprehensive Plan, the
concept of growth for Jasper County was revised to concentrate density in and around the
municipalities of Hardeeville and Ridgeland, while keeping most areas of the County rural in character.
The updated Comprehensive Plan explicitly reinforced this concept when it described a clear
rural/municipal dichotomy of service levels that was to be maintained. In this sense, Jasper County was
to continue to provide a rural level of service in the less densely populated portions of the County, while
Hardeeville and Ridgeland were to provide a higher level of service in the existing and future
municipal areas where growth was to be directed. Hence, the agreement mandated that growth (and
hence density) be focused within the respective Urban Growth Boundaries, which included the existing
municipal limits of both Hardeeville and Ridgeland, as well as the future growth areas centered around
and adjacent to each (i.e., the “Joint Planning Areas”).
In July 2007, the Town of Ridgeland adopted a Planned Development District (PDD) Ordinance which
mandated that all tracts of land greater than 25 acres follow a three-step approval process before
development may begin. The first step consists of a Concept Plan which establishes base maximum
densities and allowable land uses within the subject property. The second phase consists of a Master
Plan process which specifies actual land uses within the PDD along with their location. The Master
Plan process also requires the applicant to specifically address the impacts of the development
including, but not limited to, traffic, water, natural resources and development character. The third and
final phase is the actual Development Plan process which includes more specifics on, among other
items, final traffic mitigation, stormwater system design, natural and cultural resources protection, and
architectural design and materials. All applicable regulatory approvals are required at the
Development Plan stage. Each of the three steps requires two readings before Town Council.
To further ensure that the rural component of the Intergovernmental Agreement and updated
Comprehensive Plan goals are met, the Town of Ridgeland adopted a Conservation Zoning Ordinance
in early 2008 which allows owners of tracts of land 500 acres and above the right to rezone their
properties to a density of one unit per 4 acres while mandating 100 foot buffers for all marsh and river
edges. The basic concept behind the Conservation Zoning Ordinance was to allow the owners of large
tracts of land outside the Ridgeland Urban Growth Boundary area the ability to maintain the value of
their property by securing density while protecting the rural character of the land.
The Genesis Landing Tract is located within the Urban Growth Boundary of the Town Ridgeland.
Consistent with the three-step development process mandated and regulated by the Town of Ridgeland,
the four Genesis Landing property owners applied to the Town in November of 2007 for annexation as
well as approval of a Concept Plan and PDD zoning on their four properties. Simultaneous with the
annexation and PDD entitlements, the four Genesis Landing property owners and the Town of
Ridgeland entered into a Development Agreement which mandates, among other things, development
fees on each unit of residential and commercial buildout to cover the cost of development impact to
existing onsite roads within the PDD areas, as well as offsite roads in the immediate vicinity of the
project. In addition to the road fees, other development fees were established for police, fire, parks,
schools, libraries, Town of Ridgeland Administration & Planning, and a fee for the revitalization of
downtown Ridgeland. Although not required at this stage, the owners of Genesis Landing agreed to
fund the bulk of a regional transportation analysis. This analysis will quantify impacts to the existing
road network created by traffic generated not only by the development of Genesis Landing, but also
from other growth in the region. The study will also recommend roadway improvements needed to
facilitate growth within the Ridgeland Urban Growth Boundary area.
management measures which were implemented by Jasper County, the City of Hardeeville, and the
Town of Ridgeland. The issue of growth for Jasper County was addressed in the April 2007 update to
the Jasper County Comprehensive Plan which originally went into effect in 1998. Prior to the April 2007
update to the Comprehensive Plan and the new county-wide zoning that went into effect later in 2007,
certain zoning classifications allowed maximum densities of 12 to 16 units per acre throughout most
areas of the County, including those which were primarily rural in character. With the passage of the
Intergovernmental Agreement in 2005 and the April 2007 update to the Comprehensive Plan, the
concept of growth for Jasper County was revised to concentrate density in and around the
municipalities of Hardeeville and Ridgeland, while keeping most areas of the County rural in character.
The updated Comprehensive Plan explicitly reinforced this concept when it described a clear
rural/municipal dichotomy of service levels that was to be maintained. In this sense, Jasper County was
to continue to provide a rural level of service in the less densely populated portions of the County, while
Hardeeville and Ridgeland were to provide a higher level of service in the existing and future
municipal areas where growth was to be directed. Hence, the agreement mandated that growth (and
hence density) be focused within the respective Urban Growth Boundaries, which included the existing
municipal limits of both Hardeeville and Ridgeland, as well as the future growth areas centered around
and adjacent to each (i.e., the “Joint Planning Areas”).
In July 2007, the Town of Ridgeland adopted a Planned Development District (PDD) Ordinance which
mandated that all tracts of land greater than 25 acres follow a three-step approval process before
development may begin. The first step consists of a Concept Plan which establishes base maximum
densities and allowable land uses within the subject property. The second phase consists of a Master
Plan process which specifies actual land uses within the PDD along with their location. The Master
Plan process also requires the applicant to specifically address the impacts of the development
including, but not limited to, traffic, water, natural resources and development character. The third and
final phase is the actual Development Plan process which includes more specifics on, among other
items, final traffic mitigation, stormwater system design, natural and cultural resources protection, and
architectural design and materials. All applicable regulatory approvals are required at the
Development Plan stage. Each of the three steps requires two readings before Town Council.
To further ensure that the rural component of the Intergovernmental Agreement and updated
Comprehensive Plan goals are met, the Town of Ridgeland adopted a Conservation Zoning Ordinance
in early 2008 which allows owners of tracts of land 500 acres and above the right to rezone their
properties to a density of one unit per 4 acres while mandating 100 foot buffers for all marsh and river
edges. The basic concept behind the Conservation Zoning Ordinance was to allow the owners of large
tracts of land outside the Ridgeland Urban Growth Boundary area the ability to maintain the value of
their property by securing density while protecting the rural character of the land.
The Genesis Landing Tract is located within the Urban Growth Boundary of the Town Ridgeland.
Consistent with the three-step development process mandated and regulated by the Town of Ridgeland,
the four Genesis Landing property owners applied to the Town in November of 2007 for annexation as
well as approval of a Concept Plan and PDD zoning on their four properties. Simultaneous with the
annexation and PDD entitlements, the four Genesis Landing property owners and the Town of
Ridgeland entered into a Development Agreement which mandates, among other things, development
fees on each unit of residential and commercial buildout to cover the cost of development impact to
existing onsite roads within the PDD areas, as well as offsite roads in the immediate vicinity of the
project. In addition to the road fees, other development fees were established for police, fire, parks,
schools, libraries, Town of Ridgeland Administration & Planning, and a fee for the revitalization of
downtown Ridgeland. Although not required at this stage, the owners of Genesis Landing agreed to
fund the bulk of a regional transportation analysis. This analysis will quantify impacts to the existing
road network created by traffic generated not only by the development of Genesis Landing, but also
from other growth in the region. The study will also recommend roadway improvements needed to
facilitate growth within the Ridgeland Urban Growth Boundary area.
