Planning Commission - Regular Meeting

I have six o'clock, so I'll call the meeting of the Olive Branch Planning Commission to order. If we'll have a roll call, please. here. Jones here. Mark here. Here you've received in your uh packets the minutes of the March 10th, 2026 meeting. Are there any corrections or additions needed to the minutes? If not, is there a motion to approve the minutes? I make a motion to approve minutes. We have a motion by Mr. Jones to approve the minutes. Do we have a second? Second.

We have a second by Mr. Long. Any other discussion? If not, all those in favor signify by saying I. I.

Any opposed? Then the minutes have been approved. Our first order is the under old business. We have a consideration of an application to amend the project text for Trinity Park plan development submitted by Almo Nasar on behalf of Mohib Nasar property owner. The 16.21 21 plus or minus acre subject property is zone PUD plan unit development and is located at the southwest corner of Highway 305 and Church Road East known as 8961 Church Road. The request is to add medical cannabis as a permitted use within area 7 of the PUD and it was tabled to this date at meeting of March 10th, 2026. will now have the staff presentation.

Mr. Chairman,

thank you, Mr. Chairman. As you may remember, we tabled this because the sign was not posted. As you may have seen, the sign is posted now. Therefore, we're having the meeting. Uh again, this is an application to amend the project text of the Trinity Park Plan commercial development. The modification has been requested by the applicant and should not disrupt any of the existing baseline regulations for the current property. Generally, the impact on the neighborhood is not foreseen to be any more than any other commercial district where cannabis dispensaries are permitted within the city. Staff does recommend approval. Uh bringing you up to where we are now. We had talked about that during your opening church and 305. This is the intersection of CVS, the soccer fields. Uh there's a BP here, uh vacant property, some vacant property here, and you can see this PUD circles around and back to Bell Forest Drive. The Trinity Park PUD project text lists permitted uses that include development standards that address such matters such as setbacks, parking accessibility, and landscaping. It does not currently include medical cannabis as a use by right or conditional use in any area. So, a little background on the Trinity Park PUB. It was adopted by the board of alderman in 2005. Currently, the acreage, as you discussed, is 193.7 acres. It spans along the southern portion, as you can see here, of Church Road for about a mile, beginning at the intersection of 305 and Church going southwestward. In total, the PUD has eight areas or eight subdists with different land uses for each area. I've got circled here the uh area seven. It does say here neighborhood retail. That

is a use within area 7. On January 19th, 2021, the board of alderman approved the final plat for lot one in area seven. As shown on the slide, this is the use of permitted or this is the permitted uses for area 7 as where the pointer is at here. Uh you can see there's anything from an art studio to a post office, daycare center, print shop, grocery, drugstore, dry cleaning, doctor's office, convenience store, bookstore. You can see there's numerous uses there within area 7. And adding medical cannabis would be alongside drugstore or pharmacy. This would only be for lot one in area 7. So Mississippi state law requires that medical cannabis establishments be at least 1,000 ft from the main point of entry into the facility to the nearest property line of the following three uses. There is a church, a school, and child care facility. Uh there is a public park here across the across the way from the uh retail establishment. It does not name public um places or parks. Uh there is also a CVS pharmacy here which would be associated with a medical cannabis dispensary. So analysis we could look at this. The applicant has provided a survey by Mr. Christopher by Mr. Christopher Sha Ski. He is a licensed surveyor. Mr. Sche has certified that the main entrance which is here it is the second bay from the end um uh from let's see from the main entrance of perspective medical cannabis would be a thousand 1 foot47 in from the nearest property line which if you trace

this down here to Lebl Haven's property line this is the corner of Lebel Haven at 4800 Mississippi 305 um as I did state public parks are not included among the protected uses. So the uh survey was completed. This was the only uh point that they could find to pull from. Uh the rest of the points are either into vacant land again the park vacant land uh or up the road. So another part of the modifications that the modifications are consistent with the standards and criteria in section 14 on planned unit developments of the zoning ordinance. The requested modification would only add an additional land use namely cannabis dispensary medical cannabis dispensary. It does not change the lot size setback regulations height limitations open space buffers and other applicable requirements that were approved in the original project text. Modifications have been uh specifically requested by the property owner. Modification has been requested by the applicant and should not disrupt the existing baseline regulations for the current property. Generally, the impact on the neighborhoods not foreseen to be any more than any commercial districts where cannabis is permitted in the city. And then modifications within the baseline regulations, transportation and public facilities. Uh the transportation is at 305s and arterial road. As you can see, Church Roads a collector road. We do not feel like there'll be any type of extra use to these roads. We also have two entrances into the property. One on 305, one on Church. Uh we don't feel like that the traffic will be in any way affected. Utilities are already there as the building's already built. This is going into a lease space. Again, that

middle building, second uh spot to the west. More analysis here. If approved, the project text amendment would allow medical cannabis dispensary to occupy a lease space within the current multi-tenant strip building. It also has commercial businesses that are moving in. I see a tea place. The of course the gas station's going to move in. And then I see a uh another building that looks like it's being um occupied on the end for Pizza Hut. Since no additional building or structure would be needed, a new commercial use like the proposed medical cannabis dispensary would not affect the strip development pattern of the site or the neighborhood commercial character and land uses of the surrounding area. We did talk about the uh the park as you can see on the slide and familiar with the area. The George M. Harrison Municipal Park is located across Church Road from the subject property and the land use compatibility impact of proposed medical cannabis dispensary on this particular piece of land can be construed as the same as the pharmacy across the road as CVS. So our next steps based on your recommendation, the proposed project tax amendment would be forwarded to the board of alderman for their consideration. If approved, this would allow medical cannabis exclusively within the land area of approved lot one of area seven of the Trinity Park PUD. Our staff recommendation, as I said, is to approve the application as requested by the owner recommended by the board of altman and approve the proposed PUB text amendment to allow medical cannabis as a use by right exclusively on lot one, area 7 of the Trinity Park subdivision. So based on the following is how we came to this

conclusion one through four. The proposed amendment is consistent with the intent and purpose of the Trinity Park PUB specifically area 7. Comprehensive plan designates this area as neighborhood commercial. The inclusion of medical cannabis dispensary as a permitted use is compatible with that designation. Number two, arterial road classification of 305 and the addition of medical cannabis dispensary as a use by right is not expected to inadequately um is not expected to result in inadequate street cap capacity nor would it adversely affect traffic volumes along 305 or church road. It would also create an unsafe access condition to the subject property. Number three, the proposed use would not overburden public utilities. as you can see, drainage systems, community facilities, nor would it increase the risk of fire, flood, or otherwise endanger public health, safety, or welfare. Lastly, the recommendation is based on the location of the medical dispensary would at least meet the minimum thousand ft from the separation from the three legally protected uses. Again, those are churches, schools, and daycare facilities. That does conclude my presentation. Happy for questions.

Thank you. Any questions of staff? If there are no questions, do we have someone here that wishes to represent the application?

Good evening, everyone. It's good to see some of you again. I know I've been here before. Um, my name is Lauren Ward. I'm an attorney with Daniel Coker in Oxford. My address for the record is 265 North Lamar Boulevard, Sweet R, Oxford, Mississippi 38655. I'm here on behalf of the applicant and I have Mr. Nasser with me today. I will tell you at the end we welcome any questions regarding the application or the business itself so that we can make you feel at ease about what's being proposed today. U we adopt the pet the position that staff has provided you. They gave you a pretty comprehensive report. It's very similar to the position that the applicant has provided in this case. I don't see any kind of contradictions between them. I do want to emphasize a couple points for you. Um, this Trinity Park PUB was first approved in 2005. And if we can look back two decades, uh, medical cannabis dispensaries weren't legal at that point in time. So, this wasn't something that was kind of up for consideration or even included in Olive Branch's ordinance back 20 years ago. So that's something that I I think now considering it, that's something to look into is the age of that PUD project text. And in that same vein, when you're looking at Olive Branch's current ordinances, um medical cannabis dispensaries are permitted uses in your office C1 and C2 districts. And as you heard Jeremiah provide you with information, this is kind of a neighborhood district oriented space in the PUD, this area seven and especially lot one. And so adding a use that's already permitted in a neighborhood C1 district is consistent with your comprehensive plan as well as your zoning ordinance at that point. The reason we're here talking about it is because this PUD had very specific uses though neighborhood oriented. This just wasn't included. U I want to also emphasize that this use is heavily regulated at both the state and local level. Um, so tonight we're just asking

for the ability to put this kind of use in this location of this very specific lot and area location. But please understand that the permitting and licensing processes are really comprehensive at the state level and even here in Olive Branch. There's a pretty stringent ordinance that my client as the applicant is going to have to follow before he can even develop in that location. Um, and those at those state and local requirements include security plans, waste plans, management of the product, things of that nature that I think should put you at ease that this location is not going to be any more unsafe than anything else that exists in the kind of retail commercial space. Um, we heard about this being a consistent use. It's a it's just a use that's going to go into a leased building. So, the building's not changing. It's going to look like what it should look like and what it already looks like. When we look at traffic, this location's already kind of got an established traffic pattern. You have three entrances into the location. You have a parking lot with substantial amount of parking behind those three retail buildings that are already built. Um, so I don't think traffic or even access to this location is going to be an issue for anyone. And when you're looking at the utilities, we're talking about something that's going to use the same water, power, gas, those uses as a regular office building. This is not a location where they're growing the product or even processing it. It's already going to be heavy heavily regulated by the Mississippi Department of Health. They will be pro sealing and providing the pro product that's then sold. And then finally, I really would like you to think about this application the way you would a drugstore or pharmacy that's already a permitted use in this PUD as it stands. This use is for medical cannabis dispensary. Individuals are going to have to get a prescription. they're going to have to get the prescription filled, then they have to leave. This is not a location where they can consume the product at the location or anything of that nature.

So, this is kind of a come in, have the need filled, and leave. There are other uses in that area that would put a lot more stra strain on the location as far as traffic goes. Um, but this isn't one of them. And then to that end, I think those are all of the points we wanted to make. Again, I emphasize what staff's provided to you in their report. It's a good history of the location and it's good wrap up of what's being proposed. Um, if there are any questions we can answer on the applicant side, I would certainly we are more than welcome to do so. Any questions? I guess there's no questions at this time. Thank you.

Awesome. Thank you for your time. Okay, we will now um open the uh public hearing for any discussion for anyone wishes to speak in favor or against this application. I I would uh just point out we limit it to three minutes of anyone that wishes to come forward. Um and in essence of time just one trip to the podium and also uh try not to repeat anything that has been previously stated. I I do have a signin card. Uh Mr. Dean Stewart, if you wish to come forward at this time. Thank you so much. I'd like to begin by thanking the members of the planning commission for their efforts in leading our city. I know that you do this on a volunteer basis and you do so because you love Olive Branch and I am grateful for you. It is never my desire to speak about what other people need to do with their property, but I do feel I need to rise in opposition to this medical cannabis uh dispensary being across the street uh from the church that I pastor. My question I have this evening for you to consider is is what are our plans for Church Road and for 305 going forward? What's the vision that we have for that area? What is the uh what is our desire for Olive Branch to look like? And and I believe that if we allow a pot dispensary or medical cannabis dispensary at this time, it's very much going to limit what is able to come or what would desire to come in to 305 and to Church Road. The church I pastor, Leel Haven, will be across the street. If I understand correctly, they went to the second bay of our property. That's our entrance. Uh we share an exit. I don't know why we didn't go to the exit u when we were measuring for 1,000 ft. And again, the church that I pastor has purchased and built $10 million worth of

property over the last 12 years for the purpose of investing in our community and making our community a better place. We are finalizing plans right now to build about a $6 million facility that's going to house a respit care ministry for those who suffer from Alzheimer's dementia so their caregivers can have a break a respit where they can go to the doctor to the grocery store they can get a break without worrying about their loved one. So it's going to be across the street from our church and it's going to be across the street from the soccer complex that we've spent millions of dollars on as as a as as as a city. Olive Branch has one of the finest soccer facilities in all of our area. The investments we've made in our area as a church and the investments that we have made as a city into our soccer complex is is fostering growth in our area. It makes it a very desirable place for people to come and to live and to raise their family. And finally, this dispensary is going to go in between two entrances into Bidge community. Bail Ridge neighborhood. Briidge neighborhood is a stable, solid community. I I work every day across the street from it. It's an older neighborhood that is continuing to thrive and it's one of the few places in Olive Branch where a young couple can get a beginning in life with affordable homes. And we're going to put in between the two entrances in the Bidge uh a medical cannabis dispensary. You're saying it's one literally you're saying it's 1,1 and 1/2 ft away from our church property. That's not protecting our houses of worship. A dispensary across the street from a soccer complex where children play ball is is puzzling to me. I I don't understand why that would even be considered. and to put one in between the entrances to Bale Ridge will do nothing but devalue that neighborhood

and that property value in the years to come. Uh it is not consistent in what is already there and it is not compatible what has already been built. what has already been built is not compatible. And that is a justified legal reason in the state of Mississippi for you guys to say it's just not compatible with Bidge. It's not compatible with our soccer complex and it's not compatible with the church across the street. And because of that, I ask you to provide strong leadership and say we do not want this at this time. We're not going to give you uh we're not going to give you this spot zoning because we just don't want it uh in a place where it's not compatible. And I want you to know I respect you. And if you have a different opinion than I do, I reject your opinion, but I absolutely don't reject you. And we will work together in the days and years to come.

Thank you. Anyone else wish to come forward? And please state your name and address. Sure.

Jarquist Rogers, 8649 South Trinity Park. All the branch 38654 Heymore. Hey, just want to come up and echo the pastor. Thank pastor uh nice meeting you. We had several events at your location. Thanks for what you do in the community and I totally agree. Uh I do want to come forward. Uh Mayor Adams and I were talking Saturday. We spent $4.7 million on the soccer fields. Trinity Park is my resident. I'm okay with the medical piece, but let's not try to be specific in comparing it to an actual uh pharmacy. It's selling a singular product that you can identify. And my basic concern for this is why and Mr. Nasser, maybe some other location, but why this location? As the pastor just stated, we have the Bell Haven. We have the soccer fields that we heavily invested in. Worked with the planning commission a couple of years ago and developing that plan to say, "Hey guys, let's do something different in this in this area. And now we're going to bring a spotlight that's just unnecessary." My po my biggest concern, I'm a big proponent of derbies. We got a sticker that says keep Memphis in Memphis. I'm a big proponent of that. I know mayor and I have some differences of opinions of what the need of the city, but I think we can do without. That's one of the conversations that we had this weekend. When you want to grow and grow in a a manner that's going to be prosperous and productive, then you got to do it strategically. And this just doesn't add to that. Uh my residents will back up to this actual location. Uh my wife and I are on different sides of the fence. I'm Republican. She's uh whatever independent. But my point is I believe in what I believe in and I want to stand strong for law and order. That's what I

believe in. No knock to the individuals who are attempting to provide these services for what I understand the need. I'm not uh insensible of that. But at the end of the day, the location, guys, I really need you guys to look at the location. Mark sit on the HOA board. I'm I'm on the HOA board. I'm the treasurer of the Trinity Park HOA. Uh I invite the mayor out. I invite my altman out every year to our our complex. I'm going to be looking right at that field. She's under the impression, hey, would Jark be uh open-minded? Does it look like a doctor's office? Uh people really need this. Trust me, I've heard everything, but I'm standing here today before you to say, "Hey, let's just relocate." Mayor Adams told me about the other two that that's already existing. Um, Saturday at the festival, he Hey, Jark is here. It's here. Nobody's seen it. One church signed off because they had to get a waiver. Get it. I understand. But for this particular project, we're not rejecting the people or the project. As the pastor so eloquently stated, we'll have a difference of opinion and we'll respect your opinion and just respectfully disagree. But at this time, I'm just coming to plead with you guys on behalf of my neighborhood association as well as my neighbors who are not fortunate enough to be here. Hey, let's look at another option. This isn't what we want in uh olive branch miss growth is productive growth and strategic growth is a lot better than just speedy growth. Okay. You don't want every type of uh operation in your in in your town and allow these people well not these people but allow different type of riff raft to come in. You may have robbers come out staking the place out. My my house is right behind it. something goes wrong, some something happens to one of my family

members. That's very discouraging to me, very disheartening to me. So guys, let's consider all aspects. And at the start of this, and this is my last point, uh that land was actually zoned for a multiuse commercial hotel facility. When we first started, all the residents, we received all the info that's been that way for over 10 years. It was about, you know, that was the plan. We shifted the plan. I know you're new here, but the previous U administration I did share with him when they said, "Hey, a sea store." I was right in front of this podium at that time with the board of alts. A sea store. Hey, we don't need another uh sea store. You know, the riff raft FedEx is already bringing uh in it. We need the the warehouses. I get it. I'm I'm a part of that that uh thinking as well. But the riff raff that it brings, those people speed out of there. They have the QT so dirty, you know, the trash that they're throwing all over the place. They're just coming into our community and then they're leaving out leaving us with the uh the residue or the or the leftovers from what they left behind. So please um chairman door please consider this a cry from the community that's tired of seeing tags of Tennessee you know I'm dropping my kids off I get cut off it's Tennessee tags we supposed to have ordinance toward that that should curve those things so let's try to keep Memphis in Memphis and not bring another business directly in my neighborhood that will affect protect the property value and the safety of our community and our children. Thank you.

Thank you for your comments. Anyone else? Anyone else wish to come forward? If not, does the applicant wish to make one final statement?

Yes, chairman. Just briefly, I wanted to address some of the points that were brought up. Um, first of all, I think there were comments made about this being too close to the church's location. Um, the state has already set a statute providing a guideline and this use meets that guideline. I know there was questions about how measurements were taken. The state statute measures from the closest boundary line of the church to the entrance of the location that we're proposing to you today. And that's what resulted in the survey that shows that it's over a thousand feet away. So, I just wanted to kind of clarify that. And it is in fact the state statute that sets these protected uses. I understand that park is not listed, but that's what the statute states. And so to extend this to be a protected area is not consistent with the law in front of you today. Um the soccer fields, I understand, are across the street, but they are also next door to a CVS. From my understanding, there's been no proof that that CVS has somehow harmed the soccer fields or placed a burden on that public utility facility to you all here in Olive Branch. So, what I would emphasize to you is that there's been no showing and no proof that just because a cannabis dispensary would be opened up across the street that that would somehow harm those in the public park facilities. Again, I would emphasize that this is a situation where individuals with prescriptions for the product would be entering the building, receiving the product much like you would at a at a pharmacy, and then taking that home or elsewhere for consumption, but not on the property, and certainly not in locations where they're not allowed to use it. Um, otherwise, there were comments about the neighborhood, um, Bell Ridge being devalued by this location. I I don't think there's any proof to those statements. If there is, we'd love to hear it. Already there is a commercial establishment. There's now almost an existing sea store with gas. There will be other commercial uses, restaurants, things of that nature in that location. I don't know if I've heard comments that those devalue the property around the

area, but this PUB has always been proposed to include commercial uses on that lot. and now we're just asking you to extend to an additional commercial use that Olive Branch is already permitting in similar districts across the city. Um, besides that, I would say that this city has spent, I'm sure, a substantial amount of money on experts to give you a comprehensive plan and a really comprehensive zoning ordinance. This use and what we're asking tonight fits within your comprehensive plan. It is within those neighborhood uses. That's where this location is. And these zoning ordinances have already found that you can have a medical cannabis dispensary as a permitted use within that kind of location. You all hired folks to help you get these drafted, help you get these ordinances and plans in place. I would ask you to rely on that money and those experts that you've already spent time with and go ahead and emphasize that position here. Otherwise, and I may let Mr. Nasser speak to this, the security plans in place. I think we heard the words riffraff, people coming across from Memphis, maybe robbing this location. Again, I emphasize that this is a heavily regulated use by the state and local authorities. There are security plans that have to go in place. I'm going to let Mr. Nasser talk about what some of those security elements are for this particular use just so you have that information. But as far as I understand, there's been no proof that crime is higher at these locations. In fact, most of these security plans and items in place lower the need for police presence and actually lower the amount of crime that happens in that location. Um, you want to tell them what

uh good afternoon. Uh my name is Naser and in regards to the security plan, a cannabis a medical cannabis dispensary has to follow the uh the laws placed by the state of Mississippi. And one of those is the metric system which tracks all the products from the farm all the way to the consumer and everything in between. Um they're very strict about their camera system. They're very strict about the employees, about the training. uh they're very strict about how we store the products, how we dispose of them, and we intend to follow all those rules. Uh I heard uh them saying uh rift draft coming from Memphis. Uh, the state of Mississippi already legalized THCAA, which has the same effect as medical cannabis. But it's it's very illogical that someone would come from Memphis passing all the gas stations which already do sell THCA just to come to us so they can be denied from entering because they don't have a Mississippi medical card. Also, we don't allow anyone to smoke on the property or even on the uh the entire development. Uh robberies for uh city of Branch is very safe. I doubt there's going to be any any robberies. And if there is, we're not

going to go after any of them. It'll be very dangerous. will just up our security even more than already is and follow reports to the police. Um also heard about uh the uh the cost of the community and Trinity Park and everything the church is the added to there. And they said throughout the years they added 10 million worth. And that's amazing. And I don't want to make it sound like 10 million is not not a lot, but me and my father when we built this shopping center, the shopping center alone costs more than 10 million. And having the shopping center and the medical dispensary over there will only increase the value of all the properties over there. Uh law and order. Uh I follow all the laws. I always have. I've been working in business since the age of 12 with my dad. And you know I I've never gotten in trouble. He's never gotten in trouble. We've worked in Memphis. We've worked here. And you know, we've built plenty of properties. We built a a $2 million gas station in the city of Nesvit in Hernando. We built another $10 million property in Cold Water. And we're planning to build a lot more in the city of Al Branch. We live here, too, so we wouldn't want to make our own community worse. Uh, that's really all I have to say. Uh, thank you for your time.

On that end, I'm wrapped up. If anybody has any questions or anything else we can help with, we're here. Any other questions? No more questions. Thank you. I will now just close the public dis public hearing and uh just remind everybody our decision is basically a recommendation to the alderman mayor mayor and board of alderman. They will ultimately have the final decision on this. So I will now uh direct it to any commissioners for any comments, discussion or any motions that you have at this time.

I I do have a a question to staff. Um, can you verify the the measurement that was it that was brought up that it wasn't or that there was a a closer location that we could have measured to that would put it within the thousand ft?

Understandable. Yes, sir. Here is the uh and it's your exhibit uh four I believe or two. So here is the uh property line the measurement point from the property line and that has to be the uh closest property line uh to the protected for the protected use. The closest property line for the protected use is this corner here. So that's your northwest. So the law says you have the law says you have to measure it from the door of the cannabis dispensary to the nearest property line of the protected property.

The nearest property line of the protected property not from the property line of the cannabis dispensary property from the door. Mhm. So you have to go to the unit specific unit to that they going to have the cannabis dispensary in which is at this particular location. This is Le Heaven Baptist Church. This is the property line. It's at this location. So the distance from the property line that is this northern property line up to the door is 1,01.47 47 ft.

So that's where you got that you got that from. If it were to be measured from the property line of the Trinity Park property itself, then that will be from this red line right up to the the La Heaven Baptist Church property. That will be less than a thousand. But that's not what the law says you should do. The law says you should go from the door from the entrance of uh the dispensary to that property line down there. And just for clarification, the state made that that 10,00 ft and did not leave that to the cities to to change. Correct. Yes, sir.

Um the and this is cannabis medical cannabis is allowed in C1.

Yes. And um there I know there's a lot of conrnation out out there about medical cannabis and not looking at lot not looking at it as medical cannabis but looking at it from what we all grew up with and all of the bad things that it it led to. I'm not a doctor. And one of the things that that has to be considered is that we've the I mean the the commissioners we have to look at precedents. We have to look at the laws as they're written and not really the our personal opinion about medical cannabis, our personal opinion about what what it what it leads to. That's something that the board of alderman can do. Um but we we've got a we sort of have a responsibility to protect the state from a legal or protect the city from a legal standpoint when we look at zoning. Zoning is a a legal issue. Approving the uh you know approving the application once it gets past our suggestion is a is more of a board of alderman thing based on the voice of the community. So I hope that everybody understands that. When is the if if this was approved tonight, when would it go before the board?

It would be the third Tuesday in May. It will be on the board's agenda third Tuesday in May. Okay. Those are my comments. I welcome any other discussion. Any other comments? It will be on the board's agenda on May 19th. That's when they have the public hearing. May 19th.

May 19th 6 p.m. Same room. And permit me, Mr. Chairman, to if I can take my seat back to mention something with regard to the park, the public park across the street because that has come up. Um I remember when we had the preapp meeting with with the applicant, that was one of the first thing that caught my attention was proximity to the public park. check the law over and over multiple times. It doesn't strangely mention public parks. However, should throw this caveat. There's a difference in zoning when you're dealing with zoning issues. You've got the uses that are legally protected which you must protect legally. You've got other uses that you have to look at from the general zoning concept of compatibility. That's broader than legal protection. It's a broader concept than legal protection. If you were to protect the public park from a compatibility perspective, in other words, to say, does a cannabis dispensary and a public park go together, so to speak, from a land use perspective. If you were to say no, you have to justify what ham a cannabis dispensary puts on a public park. I did all the research in the academics. I couldn't find anything. I just I just didn't find anything. So that was something that we took into consideration in working on on the staff report. If it is recreational, there is a potency potential that you have a negative impact if it is recreational. And that is why the project text has proposed must specify that it is medical cannabis dispensary. It's medical. So even if the state of

Mississippi in future were to amend and say places of medical cannabis can now do recreational, you cannot have recreational in this particular spot until you remend the project text to allow recreational.

Okay. Thank you. Any other any other comments? Um yeah, one thing just to reiterate um Commissioner Jones's comments and uh to address one point that was made by a pastor when he was speaking. Um it gets very very difficult and also to reiterate actually what a song just said. It gets very very difficult to say that this doesn't fit within the neighborhood commercial designation when we in our ordinance we do allow it in office and C1 and C2 right so if this property was designated C if this wasn't a button it was just generally C2 there would be nothing that we wouldn't even be here today having this conversation so I think from a legal perspect perspective that gets a little little tricky. Do I agree with the measurement thing? No. But it's it's state law. Um, and it is it kind of is what it is on that side. Uh, if I had my choice, it would be measuring from driveway to driveway, closest to driveway, and that's about 500 ft. But that's not that's not the law. So, uh, our hands are kind of tied on that. But also to Commissioner Jones's point is our priority here is to operate within the law for the best interest of the city um based on our current zoning um zoning regulations which you know after this may be worth looking at. Um but yeah that's all I had to say

and I'd like to say one thing too just to piggyback on everything. It was mentioned that it is something that the board of alderman consider things after we do. We do have to comply with the legal requirements, but the board of alderman are there to listen to the community in um more ways than we're able to than we're constrained by certain legal ramifications. So, I would I would just recommend that you get your groups together and for the the May meeting for the board of alderman, present your case. And I would just like to ask one one other thing of um the the Mr. Nasser um why was this location specifically selected? There are other locations in the city and this is a this is just such a an iffy situation because as uh Commissioner Singh said driveway to driveway it would be around 500 ft. Um which but then also if it were C1 or C2 we wouldn't be here. This is a something that if you could just give us some of the reason some of your reasoning for choosing other than you do own the development I believe uh for choosing this location since you have other locations it could go in. Uh, one of the main reasons we chose it is, uh, you know, we are businessmen and then we see where's the best place to place stuff and the closest dispensary to the countryside to the clients in the countryside is a bit of a drive.

So, this would just be a big convenience for a bunch of them. Also, I want to mention uh Most people that get injured are given medicines by hospitals which almost all of them contain opium which is a very strong drug. Uh for example, you have the seven tabs. You can sell it's legal to sell the Seven Tabs at gas stations and I speak to a lot of the salesmen in the Seven Tabs and once the state makes them illegal, they're just going to change the name to 10 Tabs and sell those as well. And those are loaded with opium. Like you try one, you won't be able to get off of it and they're very expensive. This is a lot less dangerous than opium. It's a lot more regulated. There's no loopholes. You can't just change the name and sell it again. It's It's the better alternative to what we already have. And uh that's it really.

Okay. Any any other comments? One of my concerns is the state says it can't be close to a school or child care, but you can't get any closer to children at the park than this is. And that's one of my biggest concerns. Okay. Any any motions from the commissioners? I make a motion to approve the zoning or the PUD change. Okay. We have a motion by Mr. Jones to to approve the application subject to the uh requirements on the on the application from staff. Do we have a second?

Second. We have a second by Miss Lewis. Any any further discussion? If no further discussion, all those in favor say I. I. I. Any opposed? Okay, let's let's let's have a a raise of hands. Those in favor, raise your hand. Okay. All right. So those opposed and then we have one abstaining. I request a motion. Mr. Chairman, by law you

you have to vote. I'm sorry. The only way you can abstain is if you are recused yourself and you could not be present. All right. So they have you participated in the deliberations by Robert's rules. You have to I'll I'll I'll redo the motion again. And all those in favor signify by raising your your hand based on the legality of all that stuff.

So So it's four and those opposed raise your hand. So it's four to three is the vote in favor and so the motion carries and it is approved. Now once again this will go to the uh mayor and board of alderman on May the 19th. So thank you. Thank you. Thank you.

All right. Item number two. We have consideration of an application for a zoning map amendment submitted by Michael Label Allen and Hoshell on behalf of property owner DInnesota County School District. The request is to reszone 42.5 plus or minus acres from PUD plan unit development and M1 light industrial district to AR agricultural residential district. The subject propert is located on the east side of Craft Road in the southeast corner of the future expansion of West Sandage Road and Craft Road and it was tabled to this date at a meeting on March 10th, 2026. We'll have the staff presentation.

Mr. Chairman, planning commissioners, before you is your request to consider the reasonzoning of over 42.5 acres, sections of two pieces of properties located along Craft Road. So this is Cra North. This is Church. At this inter intersection there is a convenience store with four pumps under consideration. Trinity park subdivision that you just discussed is further to the east piece of property is about here. Uh this is near road. The FedEx warehouses will be at about this location. So this is the prop property area that we are looking at. It is not a subdivision lot. It is not a separate parcel at this particular time. Duro County School District has acquired that piece of property and is the applicant for this reasonzoning. This area designated here in yellow about 200 plus acres piece is the funback planned unit development fund. What the applicant proposes is to extricate or remove 35.99 acres from that fungi in this area shown here in red right up to this yellow line to remove that from the funber and have that reszoned to a agricultural residential that would be added to another small slave year in this area that is zone M1 that will is also Alo propose 6.51 acres proposed to be reasoned from M1 to AR agricultural residential. So the 42.5 acres that you have is a combination of this 35.99 of the Fondber PUB plus the 6.51 M1 currently zone M1 area to both of

them to be reszoned to AR agricultural residential. The purpose of this reasoning is for the construction or the development of the Duro County Schools Career Technical Center east. Now there is a west which is think is in Horn Lake and that is full. The county intends to construct another facility at this particular location. It will consist of parking areas uh two or three main buildings. So the proposed building shared tennis court and a shared track field track and field complex to the south. I should emphasize that the application before you is not to go from the fondber pud to the career tech center pud. No, it's not. They are not proposing the applicant is not proposing another period. So these plans are not binding by law. The AR zoning district is a conventional zoning district. The plans can change. So what you have before you is just a concept of what the applicant has to this point. The career tech center. The programs that will be offered multiple student services, fire science, law enforcement, sports medicine, cosmetology, health sciences, automotive services, general support, linemen, logistics and supply chain, administrative building, v center, earth training in HVAC, assembly and IT or information technology. This is a prototype of how the buildings will look like. So the exterior design inspiration how the buildings on the property are proposed to look like. So exterior elevation designs for the school interior designs

general landscaping of the site. So this is the inspirational elements. Looking at the reasoning criteria by state law there are two main reasoning criteria. The second is kind of in two parts with an and the first the board is or the planning commission in this case has to review the application to determine whether the current zoning of the property is a mistake. Mistake yet is not a substantive argument. In other words, it's not that the board of adamant in reasoning the property to PUB made a mistake in its judgment, but whether the map as we see it today has some sort of a clerical error. The applicant submits that the long-term need for expanded public educational infrastructure was not fully anticipated when this property was reasoned to the fund PUB. There is significant statewide and regional expansion of workforce development programming at a K to2 level that will warrant this resoning and the PUD district do not contemplate exclusion of public institutional uses that are traditional compatible with low density districts. If you look at this particular piece so this is the area of the fund PUD being requested to be reszoneed. Uh it's you have area 2 which in the Fond PUD was designated for mixeduse district and then further to the north is a single family residential area that was part of that PUD. What the applicant is basically saying here is and this is very common when you have single family residential districts. Often in that zoning district you also have schools permitted. So if you go to our zoning ordinance for example the AR zoning district the R1 low density residential the R2 low density residential those permit schools by right but he's arguing that this was basically an omission when this particular TUD was designed staff finds

that the original originally this uh particular area was originally part of the Fondach family plant unit development PUD the text and the associ ated master plan was approved by the board of adan in on December 15, 2015 and then it was revised on January 6, 2016. The funback pud which is different from the fun family pud. So the fun family PUD was reson 2021 to create what you currently have in front of you. The M1 area, the little sliver area you have to the side was reszoneed from PUD by the board of adaman in 2021. That was case number ZP200016. So the current zoning designations of the property are not a mistake. They are actually what the board of adamant approved in 2021. So no mistake in the zoning district designation of the property uh is identified by staff. The second criteria which is criterion which is in two parts requires that the planning commission find whether there's a change in the character of the area to warrant this resoning and not all and whether there is a public need the PUB designation for this entire property or the subject property area that began as I did mention in 2015 if you go back the applicant submits that there's been increased warehousing distribution light industrial and employment base uses rather than mixed use residential commercial uses in the vicinity of the property. If we go back to 2014 about a time when the PUD was created, this is how the area looked like from a land use character. You mainly had FedEx and then you had two other warehouses. one on FedEx Lane and then the other one I

think that is where you have the salon uh QT has been constructed in this area right now. This is QT from 2014 to 2026. Today this area has increasingly become light industria in terms of warehouses and those light industrial uses the feed of career tech in terms of workforce development. So the character of the area has significantly changed from vacant agricultural area to you know light industrial uses that need the kind of services the kind of education that career tech provides. Other areas still surrounding the site has generally remained agricultural vacant agricultural land which aligns with the AR zoning district designation. Also and importantly to the south of this property south of Craft and 305 currently you have a joint city county venture there is the expansion of Crab Road from a two lane to the five lane. That is a significant change in the character of that area which will be will provide an sufficient road capacity to bring in students in and out of this particular site if the Karak center was eventually developed. The second element to this second criteria requires the board to examine whether there is a public need for this reasonzoning. The applicant submits that there's been an economic shift towards workforce oriented land use, logistics-driven economy, increase demand for skilled labor and growth in blue color and technical employment sectors. What a career tech will do is that it will fulfill these needs by providing workforce training align with nearby industry, reduce committing burdens by developing local talent and

strengthen the economic sustainability of the area. This response focuses on there being a career tech on this property. But as I did mention, the reasoning is to take this to AR, not strictly to career tech. So any other AR uses can go on this particular site. staff finds that the future land use map in the city's comprehensive plan 20 240 designates the area as public semi-public and there is a small area to the south that is designated as technology and employment center. The proposed career tech school aligns is it is public use and the technology and employment center designation that particular use will align with the future land use map designation. In the city's comprehensive plan the ARS district and a districts are also used somewhat as holding zones for these kind of changes in future. So the proposed reasoning aligns with the provisions of the comprehensive plan based upon the finding that the character of the area has changed as discussed and the future land use map which articulates the city's um public needs aligns with the proposed reasoning staff's recommends that the planning commission recommend to the board of adamant approval of the proposed resoning. First extricate the 35.99 acres area from the fun pud being a portion of the bridge force property pass reszone that from PUB to agricultural residential and also reszone the 6.51 acre of the witten land corporation property from light industrial M1 to AR district. show you there are three things happening here. We're extricating 35.99 acres from the funback PUD. So we

remove that. What that really means is anybody comes in future to do any other development on the Fond PUD, you will have to redo the Fond PUD basically no longer exists because it no longer works. This whole 35 acres has been removed from it. The layout will no longer work. So that will basically needs to be redone in future. That concludes T's presentation. Thank you. Okay. Any questions of staff?

I do. Um, and this is maybe more of a process. Is there is there a step that we could take differently that doesn't leave it as AR? You could recommend approval out of a different zoning district from AR. You could the planning commission could recommend a different zoning district. The board of adamant can approve a different zoning district because public hearing notices have been provided and so on. You could do that. Now if they intend the reason this is going to a why the applicant requested a zoning district could do another p just for the school. the current zoning district work rezoning texts workshops and everything that we're doing. One purpose of that is to move us away from PUDS in those text amendments revisions that we're doing. We have created the institutional public district. So whatever this if this resoning is approved and the karate techch is constructed on this side the ARO district will eventually this piece of property will eventually be resonated in that comprehensive reasoning of the city

from the ARO to the institutional public district. This is what will really fit this piece of property this 29 acres. So eventually in future that's what it's going to be if that reasoning is approved in in the interim. Yeah,

the if you don't have the AR the other zoning districts that permit schools by right the first is AR agricultural residential the second is R1 single family residential there you have houses and all of that really doesn't apply the second is R2 single family res sing single family residential it really doesn't apply the third will be your RO3 planned residential there you need a project tax and all of that you start getting in the commercial districts they are not permitted and if you go from a zoning perspective just permit me please pull this map I think one of the reasons the applicant went with a arrow is because across the street is nothing but a arrow zoning designation so basically what you're doing is simply expanding that a arrow eastward into that particular area

yeah I'm not opposed to AR just you know because the you know our 2040 plan is public private but we don't really have we don't have a particular zoning district that really fits it, right? Yeah. And that's why we are creating that institutional public district in the new zoning code. Thank you. You're welcome, sir. I know if we just had an overlay.

Any other questions, staff? If there are no other questions, do we have someone here to represent the application? Good evening. My name is Michael Leel. I'm an architect and project manager with Allen and Hoel. Uh we're currently designing the project. So I'm just here uh representing Dakota County School on their behalf. And u you guys did a basic job presenting. So just here to answer any questions you guys might have. Any questions? might not be able to answer this, but what kind of timeline are they looking at for to getting this thing built?

We're trying to get the facility open for a fall semester of 28. So, wrapping up probably designed to go out for bid uh probably in the next three or four months. Probably take a year and a half to 18 months to build. So, okay. Any other questions? No further questions. Thank you. Thank you. Okay, I'll open it for the public hearing. Anyone wish to speak in favor against the application? If not, the public hearing is closed. And I'll now uh entertain any comments, discussion, or motions from the commissioners.

I'll make a motion to approve based on staff's recommendations. We have a a motion from Mr. is saying to approve and that's to extricate the 35.99 acres from the Thunderberg plan unit development and reszone it from PUD to AR agriculture residential and also reszone a 6.51 part of the Whitten Land Company um to to AR agriculture residential district. Do we have a second on this? Heard somebody over here. All right, we have a second by Mr. Stratton. Any other discussion? All right, all in favor signify by saying I.

I.

Any opposed? And then the motion carries and the application is approved. All right. Now we're to to new business. uh the consideration of an application for the final plat of Magnolia Auction Group submitted by Greg Russell, civil source on behalf of property owner Christopher McCord. The request is to create a single industrial lot of 6.36 plus or minus acres. The subject property is on M1 Light Industrial District and is located on the northeast corner of Highway 178 and Blocker Street known as 9490 Highway 178. Last staff presentation. Thank you, Mr. Chairman. Um, I'll endeavor to be brief. Uh I'd like to first give you some the site location, size, access, and the existing proposed uses of this site. The site is located across the BNSF Railroad rightway from the intersection of Highway 178, which is right here, and Blocker Street, which is right here. Uh the proposed lot is plus or minus 6.36 acres and there is no minimum lot area in the M1 light zoning district which is what this property is zoned. Proposed lot one would be accessed by a 50-foot access easement from highway 178 which is right here comes along here and that is record a recorded easement uh data book 100 page 296. This vehicular access easement does cross the BNSF railroad right away. The

existing use is a vacant industrial site and the proposed use will eventually be an auction site. So, here's the proposed plat. Um, as you can see, it's a roughly triangular in shape right here. Here's the access easement coming in from here. Here, crosses the railway. It comes this way. I'll draw your attention to uh there is a fire hydrant that's located along the eastern property line uh with a meter uh right here. Moving along uh a little bit of background, most of which I've already covered. Uh as far as the surrounding zoning and land use goes along the north side there are single family residences uh automotive repair here to the east to the south uh along Highway 178. There are commercial uh businesses and to the west is vacant and uh some commercial uses also uh which are zoned uh C3 and and C2. So as far as an analysis goes uh the zoning as I stated is M1 light industrial zoning district. There are no minimum lot area requirements and the plat does meet all of the minimum yard requirements. As far as utilities go, the uh public gas and water lines are located along Highway 178. Prival S uh single service sewer and water connections do serve the property and the city engineers stated that no easements for

these private connections will be required. The engineering department and public works are working with the applicant to determine if a water mane along the east property line, which is what I uh highlighted previously, uh meets Olive Branch Fire Department flow requirements. So, they're going to um verify flow requirements for that water man. and the applicant is agreeable to a private hydrant replacement on this water man if the flow requirements are met during flow testing. Basically, they're modernizing that hydrant. Uh as far as transportation goes, the access easement uh which I also previously pointed out shall require some improvements under the conditional use permit which is being considered by BZA. So the next steps is upon the recommendation by the planning commission the final plat will be presented to the board of alderman for approval. The plat would have to be recorded before building permits can be issued for construction upon this lot. And staff recommendation is staff recommends that the planning commission approve the final plat for Magnolia Auction Group and recommend same to the board of alderman subject to the following. And we have four recommend uh four uh conditions here or uh final plot shall be recorded before any new construction. That's pretty standard. Improvement shall be responsibility of the developer and not the city of Olive Branch. That's also pretty standard. Uh, and as we discussed with the hydrant, we need to verify that flow requirements. Um, it meets flow requirements as stipulated by the current applicable

fire codes uh of the city of Olive Branch and the hydrant shall be replaced with a current model hydrant as per the agreement between the applicant and the city of Olive Branch. And that concludes staff presentation. Okay. Any questions of staff? If not, I see Mr. Russell is here. Do you wish to come forward and represent? Greg Russell, civil source, 2696 Dawnwood Circle North. I don't have anything else to say or add, but I figured since I sat here through all that, I come up here and say hi. Any any questions? I answer any questions you may have.

Any questions, Mr. Russell? Yeah. I was wondering how you drew the short straw or the long straw in the last uh tonight, but I don't know. I actually did get I did get placed first on the agenda. Okay. Just your your first The held overs killed me. You're first you're first under the new business on that. Okay. Thank you. Thank you. I appreciate you so much. All right. Um no need for a public hearing since this is a final plat. I'll now uh entertain any comments, discussion, or motions from the commissioners.

All right, we have a motion by Mr. Stratton to approve subject to staff conditions. Do we have a a second? Second. We have a second by Miss Singer. Any other discussion? All those favors say I. I.

Any opposed? So, the motion carries. The application is approved. Thank you, Mr. for us. All right. Now, we're at the point of the zoning ordinance update, so I will turn it over to the staff. Thank you, Mr. Chairman. At your last meeting and included in the packet that staff sent out, you had this too many zoning ordinance proposals that came from one of the planning commissioners. Um, we did give it out at the last meeting for your review and discussion at today's meeting. Where we propose to kind of proceed on this is each of this is code writing generally you don't write code in public. So we discuss the ideas we won't get down to the issa this and that. No, we're just discussing the concepts generally in terms of is this something that the planning commission thinks is a good idea and we should incorporate in the zoning ordinance. Okay. we move forward with it and then staff can write it in code form and bring it back to you at include it in your in your packet at the next meeting. So discussion today is really more of a workshop so to speak. We writing the quotes. So the first proposal that you had was that we should create or that the city should basically create a rural residential conservation district. This currently does not exist in our zoning ordinance. We have the agricultural district. We have the agricultural residential district but we do not have a rural residential conservation district. Now

in the new zoning code rewrite we took the agricultural residential district and split it into two. So you have the A arrow and the arrow residential estate. residential estate are more like the next step closer to suburban development than your more rural agricultural residential. These will even be more rural than your AR as currently written will be more rural than your AR based on the policies. The key or the key concepts here one creating a minimum lot size of 1 to two acres. If you strike the AR district which is your least dense in the city requires lots to be minimum one acre. So if you go to a one point lots to be minimum 1.5 acre this will be less dense than your a district. That's why I said this this kind of falls between strictly vacant land agricultural land and your first zoning district that really has a house which is agricultural residential so to speak. Um the second will be sways permitted. This is street instead of curb and gutter. A Arizona district this is rural development generally will allow open dishes in rural development character encourages that character. Reduce street lighting standards. I will come to that. Minimum tree preservation requirement of 30% sidewalks required only on collector roads and density incentives that are tied to open space preserv preservation. Let me give some staff comments on this and then the board can planning commission can discuss in terms of the minimum lot size staff thinks a 1.5 acres minimum lot size will give this area a character of its own distinct from the AR district 1.5 acres

that will create a density of 0.67 67 dwelling units per acre. Maximum density or 0.67 dwelling units per acre. The AR district has a maximum density of one dwelling unit per acre. So this will be 0.67 or 1.5. The swale is okay. They reduce street lighting standards. Sometimes the lower the street lighting standards, you know, less lighting that gives you more of a a rer feel. But we have to take into consideration of where we live in terms of well last meeting you had proximity to Memphis. Lighting is a significant element when it comes to safety in public streets. So I think it may not be a very wise or prudent idea to reduce the lighting standards in terms of luminous intensity. Now there may be other standards with regard to what those poles should look like that gives you a more residential character. So in the city sometimes you have your longer poles 35 ft high. In a rural residential area you may want to have more of the small you know uh design lights you know that you have in some of your subdivision in the city as opposed to to to the the higher lights. Minimum preservation of 30% that has has got to be intentional and if somebody doesn't want to preserve up to 30% what should a person do? 30% can easily be achieved through clustered development. So we there are ways to do this sidewalks required only on collector roads that's okay. Uh staff doesn't find a problem with that. And then density incentives tied to open space preservation. If we have a density of maximum density of 0.67 67 dwelling units per acre to be able to create an incentive that doesn't take away the rural residential of the character of the area or make it another aeroson

district. You may want to create two tiers of this. The first being if you preserve the applicant preserve 30 to 40%. So you're trying to give a preservation incentive. If you preserve 31 to 40% then your density can increase to 0.88 dwelling units per acre. you're still below one. And if you preserve greater than 40%, your density can go up from 0.89 to one dwelling unit per acre. That still keeps you below the one dwelling unit per acre and maintains the lower uh character. The caveat, the downside to this particular zoning district is the risk of creating sprawl. The general requirement in the city of Olive branch. If you look at how much money the city is spending right now extending sewer into the house into the newly annexed area that is millions of millions of dollars. Density enables the city to recuperate that money from user fees because seawward and water is usually you pay as you use it. So when you have large open lots and just one house on it yet you have to extend sewer to that particular area you create sprawl with very expensive public infrastructure from utilities perspective extended into that particular areas. So that is the downsides in having this particular zoning creating this particular kind of zoning district. lot of staff's comment on this open for planning commission's discussion.

Yeah, I I agree with you. Um they're and the recommendation is that we, you know, hear what the people are saying and if if we're going to create this district, you know, identify where those locations are so that it's because it's always not not in my neighborhood, you know, why why can't the houses be bigger? Um, and I think, you know, we're responding to a lot of the comments about the trees and this is, you know, tree preservation is, I think this is the first time that it's been stated in any of the zoning other than common open space, but actual tree preservation. Um, and I and I actually, you know, I like carbon gutter, you know, or and there's some sometimes where you do a swale or you don't do a curb and gutter, but you frame the roads because it helps maintain the roads for for longer periods instead of having just open noted driving for longterm preservation roads. But I I think it all comes down to great we have these districts where we going to put them, you know, and I know the next step. But you'd be surprised when when developers are looking and you they see that you don't have this district that if they do see that you have this district, then they can, you know, decide whether or not they want to want to come here or want to develop in the area. So not have not having a district is you know it's better to talk about it and identify can can it

fit in the city of Olive Branch and give developers an opportunity to go to those locations then then leave the entire city open and hope that the developer puts it where you know we want it. And that's just a general I I'll just make one quick comment. I live in a subdivision that has acre and a half and three acre lots. And it was developed I've been there 40 years. This is a long time ago, but the main reason because you had to have septic tanks. You had to have acre and a half lot to have a septic tank. I mean, that was the And also you you could only do so many lots. But I but I will say we do not have uh sidewalks which we probably don't need because we're so spread out anyway. You don't you don't you don't need that. And uh gosh where we live has a lot of trees in it. But u I can understand both sides of this of this of this issue here. So uh anyway I I'll just make that comment on that. I will say where we live we have no trick-or-treaters on Halloween. Do I

it's it's it's too far too much distance between houses. So, uh it has its pluses and its minuses. I will say one thing about the trees is you do need uh uh I I would say more street lighting than normal because because it it it is dark with the trees.

I'd like to out outlaw sweet trees. Um yeah, I think um just to reiterate Dion's point, um it wouldn't hurt anything to have this district and then just let the economics decide on whether or not it's if it's usable or not or if it's actually worth implementing um and whatnot. Uh but um yeah, I I think having it kind of gets in front of the A-ball and and and just shows developers that uh you know, if you're interested in this, this is here. This is an option and it's going to be a lot easier to go through this once it's there, it'll be a lot easier to to get to construction uh rather than having to spend two years coming up with a pud and then going through the entire process and then having the feedback and everything going back and forth or whatnot. So yeah, I mean we could have it and if if it makes it makes money, it'll make sense. So let them figure that out.

I agree with both u my colleagues here next to me. Yeah, I and I like the idea of the trees, but I I do understand the point that you made about the cost um costs more for for your um this rural development than AR. If you have like 40% trees, it's going to cost more for your dwellings. It decreases the amount of dwelling space you can have. Did I understand that correctly?

Yes. Yes, ma'am. And it may be possible because the 30% preservation or if you have incentives and you go above the 30% tree preservation that is intentional. It will not be left for the property owner to decide whether they want to leave a tree when you then go to build houses and you start deciding whether I want to leave a tree behind my house or two trees in the front of the house. No, the developer has to designate and say this whole particular area I'm not going to touch any of the trees in here that constitute 30% of everything that so you start getting into tree survey and all of that which is okay sometimes even in the in our current A3 zoning district we already have some provisions on that so you can do a tree survey and a particular calibers and you decide okay I'm going to leave this 30% uh it's not going to be in somebody's that and in those particular areas you may go in there and put a trail. There may not be a sidewalk but in that particular subdivision there may be a trail network in there just walking in the bushes stayed away from the snakes uh inside there. So um that may be that may be value for for places like that. Of course from a zoning perspective or zoning corriting yes it's common to see not very common that it exists to see it in zoning ordinances districts that do not actually exist on the ground. So you don't have a particular piece of property on the ground that is actually zoned uh to that particular district in the text but it's kind of there in way in the day that the developer likes it picks it up and uses it fine. So it's possible to to create a zoning district of that particular nature. These can also be very useful and very applicable in areas where you've got flood planes, large flood plane. So you take a large piece of property, let's say a

significant portion of it is all flood plane and then you just have, you know, a little area where you can actually build a house and the developer decides, you know, I'm going to keep the whole of that flood plane at the back untouched. that will get you more than even 30% of the developable area you know of of preservation. So you can have I see this very easily applicable and that will be conservation that be conservation. This is very applicable in areas uh like that. So all right it seems that there is consensus on the board. It appears that there's consensus on the board that we should have this particular zoning district and we'll write a code and give bring it to you at your next meeting incorporating some of the elements that stop has staff has talked about. Thank you. Second proposal was that the city should create a highway corridor overlay district for the purpose of protecting long-term traffic flow aesthetics and property values along major corridors. policy question being whether we want our major corridors to look intentional in 20 years or we simply want to be reactive to it which this was in place when under when highway 302 ever began whatever number of years it was but the concept is that or the policy provisions would be that we have shared access and cross parcel interconnectivity uh we limit curb cuts when you have subdivision of property so if you have subdividing property and creating five or 10 lots. Then you limit curb cuts, monument signage standards, parking located behind or beside buildings where feasible and enhance landscaping along corridor frontages. I give you a very an example where this this kind of idea fits in the acryed where you currently have

seven brew I've never seen there's amount of coffee drunk in the one city where you have seven brew and uh slim chicken coming in which is the other freight you know under construction that is an area one it's on a major corridor so if you just kind of figure picture that it's on a major corridor slim chicken doesn't have a driveway way coming from Goodman Road. Seven Brew doesn't have a driveway coming from Goodman Road. They're all access internally through shared access easement interconnectivity. So you limit curb cuts, you provide cross access interconnectivity. They all have monument signage standards there. You don't have any pole sign in that subdivision. Um maximum 12 ft high. Some of them don't even have freestanding signs. Seven brew for example doesn't have a freestanding sign. Parking located behind or beside buildings where feasible. If you look at seven brew, it doesn't have parking facing Goodman road. Habit has very just a small parking area facing Goodman road. Most of its parking faces Jericho. That's the name of that street. No, it's not Jericho. Is it Bethlehem? I think the other internal street. So this is kind of then you have enhanced landscaping along the corridor frontages. He freed has a lot of it. Unfortunately uh erosion is already beginning around that slope. We have to work into seeing how to stabilize it. But this gives you an idea of of what this particular policy is intended to achieve. The board of arman is also very very forceful in requiring interconnectivity when it comes to the the subdivision of property along major

corridors just because of what we have seen along good man road you know um another area that may resemble this is zach Domino's pizza over here on hacks cross none of them have direct driveway on goodman road they're all accessed through interconnected easements private drive to the back of the property. So, this is another area that will fit into what is called for um year staff comments. Now, overlay districts are a bit technical. The way overlay districts function is you have the underlying district. The Goodman Road corridor is a good corridor to apply an overlay district because whether you begin from the city limits with South Haven right up to the county line, you've got multiple zoning individual zoning districts that is C1, C2, C3, M1, M2. There are multiple individual zoning districts. However, if somebody is driving through the city of Holy Branch from Masha County right up to South Heaven, you are going through one corridor across the entire city. How do you want this one corridor to look like? Irrespect of the irrespective of the different uses that are permitted, how do you want it to look like visually so to speak? How do you want the transportation network to look like along this particular corridor? irrespective of whether in a particular area you permit warehouses or you don't or in an area you permit a large retail or grocery as opposed to smaller restaurants, how do you want it to look like? So a when you take this particular concept and you put it on the ground in the city, you start asking the question where can this work? Where do I put it? Where will it make sense in the city?

a gateway overlay district overlay designation from a planning perspective. Um we will recommend the designation of a gateway it plays the same instead of just highway and really emphasize the aesthetic factor of it. This is a gateway going through the city and where do you have this in the city of Olive Branch is mainly 305 and 302. 305 still has potential with future annexation south to the interstate you know from college or really from church if you take it from church a lot of it is already developed to the north there are still areas to the north that that that still have vacant land you know going towards the line road that can be developed goodman road still lends itself especially from heart to the city limit to the east Marshall county and future an exition who knows that still lends itself to significant development following this particular character So we will propose a gateway overlay district. This just puts additional requirements on top of what you already have in the underlying districts. And to expand that this gateway will lie over any property that is within 200 ft from the right of way. If you're farther than 200 ft, you're almost not visible. You kind of side streets. Uh we would like to add the monument signage standard. Currently in the city we have a policy of 12t high maximum. We can drop that down to 10 ft. The city recently used I think even 8 ft with the Murphy's gas station that was approved on hacks and 302. The sign there is limited to 8 ft at that intersection. One of the elements we would like to add in and bring back before you will be the architect building architectural standards. I think that is key. We can take care of the landscaping. We can

take care of the science. We can take care of this. But if we don't take care of the architecture of the buildings on building architecture, then a lot will be defeated. And I think in the city we already have a lot of that architectural standard. If you look at QT, we impose those standards on QT. That is the why it looks the way it does. So, we like to add that and then bring it before you for consideration. Any comments, please? No, sounds good.

I eat at Slim Chickens today, so it's open. I think they need to change the street to Fried Chicken Street or something cuz I eat there and Bojangles both. So, but we do need more developments exactly like that. It's It's good. It's good. to touch on that point using that development as an example. Um there there's still like two curb cuts that come off Goodman there, right? That are not signalized. No business in that subdivision is permitted to have a curb cut from Goodman. Okay. Directly from Goodman Road. No. No. All of them. You have three streets. Okay. Bethlehem, Jericho, and forgotten which one streets. They're public streets there.

They're all public streets. Everybody you have your driveway. the lots that immediately adjusts have your driveway coming from those streets or you access you have your access only through the cross access easement in the front. Yeah. So they're not direct accesses into the businesses but there's still left turns being made off Goodman Road, right? Non-salized left turns. You can make left turns on it once. I did it once. I'll just mention I come in from Craft. Yeah. and and I turn I never reach Gman Road and the that line at Seven Brew might make it's really easy to get there that stuff back there. But

like you say, chicken is there. So if you want chicken my uh my um my only thought process is we have all this stuff in place that limits um you know obviously yes we want it to look cohesive within within the overlay uh but we also want to address safety as well uh at that time. I know Goodman is a it's a state highway, so a lot of that kind of falls on the state. Uh but whether it's it's an access point into a business or whether it's a newly built street coming into a development, if there's a left turn there, people will take it, you know, and um I know the intent is that hey, have people turn in off of

um what is that? Hamilton. One light. I think it's one's on Hamilton and then one's on Craft. Ideally, you would say, "Hey, come this way." And then we funnel everything in there. But in actuality, in reality, is that really happening? Yeah, it is. It is. I'm not saying everybody's just taking wild left turns off Goodman like crazy. I'm not saying that. I mean, uh, and then obviously this is a Andy can weigh in way more on this and traffic studies can, you know, definitely address that a lot more. But um if we were to you utilize maybe landscape medians uh at least within city streets, I know right now we're having an issue over there on um not an issue, but um Pleasant Hill has wanted I know Alderwoman Pat has she's wanted that landscape median for decades and has been working on that for for a very long time. And it is I I feel that landscape medians are usable tools um from a for a municipality standpoint. developers ate them, but uh the only reason why we ate them is because it kind of limits our ingress and egress and access points. But if you have a development like the Acory development where you have two hard corners and two signalized intersection access points, I think that alleviates all concern all all issues with that. Um, so I feel like the utilization of of landscape medians or as some type of median um uh within this type of overlay district would help a lot with actually uh I don't want to say forcing people to to utilize the lease points of points of lease contention, but um it would kind of make it a lot more sense in the driver's mind, hey, let me just go this way instead of just waiting here for the left turn and whatnot. I've I've seen people make left turns out of developments that I was like, I never thought you would want to do this. Why would you want to wait 20 minutes to take a left turn out of here, but yet you do? So, um uh yeah, but I think the landscape medias would help out quite a

bit with that. I think on Goodman road actually also three or five being state routes and that's one of the consideration. If you start having left turns on signalized those are those on signalized intersection. You start having left too many left turns you start having accidents one or two things is likely going to happen. You may get it may a study may show that it rises to the level of you know warrant analysis. you conduct a water analysis, a signal may be warranted. But then you look at how far each signal has to be from the other. If it is too close, the state may rather just come in and, you know, put a median there to stop left turns. That's that's one possibility. If it is within city roads, if we call this a gateway overlay district and you impose it on church because church is really a gateway from South Heaven entering into William Browns from South. If you put it on church and you take the commercial area in this same pleasant hill that we talked about, you know, both the east and the west, the north, east and west of that intersection will be very heavy commercial areas. We left turns. you could come in in on church road and and put a median there to stop uh left turns you know coming out from those businesses. So that would be something that the city would have to require at the time if you're doing it on church for example the city would have to require that at the time of platting and put that requirement on on because that would be subdivision infrastructure development if it is on the highway. Yes. In approving that particular development, the city would need to work with M dot. All right. Looks like we're all good with this one. Thumbs up. All right. Proposal number three, industrial residential buffer standard. So, this is not about creating a particular zoning district. It's really about having specific standards when we have

industrial uses that are close to residential areas. The purpose is to prevent future land use conflict between industrial districts and adjacent residential areas. And the policy question we're dealing with is how do we protect residential property values while remaining business friendly. So we develop particular stand at one 100 to 200 ft landscape buffer where industrial are to residential industrial year there is no distinction between light industrial and heavy industrial. It just says industrial. Currently in the zoning ordinance is a 50 ft buffer. Uh BM and evergreen screening requirements those exist already in the in the in the design review ordinance. And then you have lighting cut off standards those exist already in the design review. Noise standards at property noise standards at property lines. The city has a noise ordinance and clear truck routing requirement. The city has a truck route requirement. So some of these are already covered in some of our city regulations. The current zoning code that we are working on will not address this because really we are focusing on creating the districts. This will come into play when we are doing the unified development code. Unified Development Code. That's where we're going to go into these details. Burm and Evergreen standards, those are already included. Lighting cut off standards in the city of Olive Branch, you require the lighting at property line must be zero foot candles, especially when you have residential. Sometimes when we have commercial, you allow a little speed here and there to light up the roads and so on. But when we have residential, we are very strict on that. You must provide a phototric plan that shows zero at the property lines

of off the ground in industrial areas your light in the commercial areas your post are not supposed to be more than 25 ft. In the industrial areas it's not supposed to be more than 35 ft high. So irrespective of that 35 ft height and and you must cut it over at 90° in respect of 35 ft high your live spread goes down. You're supposed to provide us the spot food candles at each location across the entire property right up to the property line. Sometimes we allow more lighting on the driveways. The average on the side is supposed to be one. And of course in the driveway areas may be brighter. Noise standards. The city has a noise ordinance that regulates how much noise you can make in this city. We have sometimes had contractors ask the question, can I walk through the night and try to get this thing done? I have to catch up with time. The noise ordinance will not permit you to to do that in the city. So those some of these already have provisions and then there are there are truck routes in the containing what I may call here the truck ordinance. The city designates truck routes. So when we come down to doing the unified development code, we take into consideration significantly the the the the widening of the buffer. That is really the key thing that would be a change if the city goes if the planning commission is inclined to to go with this. Any comments on this? No. All right. And at that time we'll look at because at that time before we do the unifi land development code we would have done the the map itself and then we have to look at where this 100 and 200 ft would apply and how it would affect the development of other properties that we still have in the city. Proposal number four mixeduse neighborhood center district.

Most of our mixed uses are the giant commercial area giant I mean 40 40 plus acres for example dove landing we hope the dove land soon so that is about 47 acres or so more and then wealth hospitality opa town center town center I think is over 65 acres this applies to the smaller mixeduse districts for example uh the one that planning commissioner Don is saying is doing out here that's about 3.5 acres piece of property also so that is quite small that's quite unique you can have this mixed use at little notes you know you can have little notes you allow them to have mixed use developments that permit commercial in the first floor residential on the second floor or maybe second and third if you go to three stories on notes you can have this the key concept is to allow retail with upper story residential office Reduce parking minimums, narrower setbacks to support workability, small scale leave work units, design standards for compatibility. What does the board think about this particular concept?

Um, we also need of course you have the design standards, we have to add architectural standards and clearly define that in the code. if we go this we go this particular and I think this staff was had already began working on something similar to this the reason being we're looking at for example the 3.5 acres mixeduse development that we just talked about

um since we're moving away from PUDS to conventional zoning district to what district are we going to eventually reszone that to that particular piece of property too what we have currently as the PUDS the mixuse will not work the size is too It's um to that point I mean it's so difficult to just apply just one thing to every single whether it's three acres, five acres, six acres, seven acres, whatever but um because some things might work in a certain area and some things may not work in a different area. So that it gets a little difficult I think from that perspective. But um just so mixeduse neighborhood centers like um you know these things became really really popular about seven eight years ago right like I think something like that. Um

you mean in the city just overall in development in the development world like I mean it wasn't it wasn't really a it was only util I'm sorry it was it was uh predominantly utilized around like universities or like downtown centers and things like that. So for rural communities like Olive Branch, it just became a bit of a thing over the last like seven or eight years, I think. Um I think more so in larger cities, it was a common it was a common concept. Um, and I think it came about really for us is to kind of because there was so much push back against apartments

that this was a way to provide attainable housing um, and not have to pay, you know, hundreds of thousands of dollars or but people that couldn't afford housing or to purchase a house or didn't want to purchase a house and whatever not. This provided them an option. Um, and that was great. The business model worked. Uh but right now I can tell you that um we've we've kind of hit a and this is just where we're at in the economy is that it just doesn't make financial sense anymore. Uh all the branches being a classified as a rural community I guess but um you know we we are having growth but our our apartment rental rate hasn't increased in at the same pace to maintain that cost viability. Right. So, like this made a lot of sense when we could build these units for about $100,000 or $125,000 and whatnot. But just at uh Oakidge Comments, I mean, our last bid was about $220,000 per unit, you know, for something that we're going to charge that we can't charge more than $1,600 a month for. And at one point, $1,600 a month was top of the market. Like, that was feasible because we were building it for hundred something,000. So, it's how long will this last? I don't know. I mean, nobody will really can nobody's got an answer to that. But I will say that today's construction costs and today's economic um situations that we're looking at in the development world, we've really accepted those to be the next 5 to 10 year mark. Like that's what it's going to be. So these things might not make financial sense. um you know and I get it like these things emerged as like as a way to provide you know things that people needed but uh I feel like there were so many restrictions put on them that uh it made it financially not viable anymore to to execute that. So, that's kind of where we're at with that, I think. And it's uh it it makes sense in in a neighborhood like, you know, we've got a project in Kyville that we're looking at. And I mean, the median rent there is like

$3,000 a month, you know, and it makes sense there, you know, like because because the market can can sustain that, but our market rents just haven't, you know, kept up with where they where we feel like they should have been to to justify it. And sort of to not not to counter that, but but that the the result is that, you know, apartment rental rates aren't going up, but house home rental rates are going up, especially in the older communities. In those older communities, you've got people who really don't want to live in a house, but in order to afford something, they're living in a house now. Now, they're not taking care of their yard. They're not fixing their fence because they're more they're more apartment livers, but but they're not getting what they want in in the apartments. So, they they move to the older neighborhoods, a lot of them that are in the district I live in. Um, and so without giving without giving another option, what we're seeing is people move into homes or move start just renting homes. And, you know, we can't can't wish that they don't there there's the city's got to be able to offer something and yeah the the price building prices for everything is is is too high right now but we've got to look for you know we've got to look five years down the road

and we've got to look in those areas even in the city you know as big as we are we you know everything seems to be focused centrally and that's where the prices are the highest you know but if we can find some some areas where this might work that are closer to the employment hubs instead of the you know the commercial homes that it it might work. Um but failure to give failure to give you know rental options I think is a detriment to us. You know where you where the people are talking about people coming from Memphis. Yeah. because they can afford to live in Memphis and they come here and work, you know, but we've got to be able to give them um I hate saying affordable um what did you obtainable sorry um obtainable housing options. Um so that that's where I sit on that. But I you know I think you know what Donnie was saying is is accurate right now. you know, housing is just too expensive. But

yeah, but thinking long term as the city, you know, when we're not here, hopefully, you know, somebody else gets to take this district and and make some use.

Yeah. And also like I mean just to like take Dove's Landing uh as an example, you know, it's a lot easier to scale when you're building 200 units or 100 whatever however many units they have and and you have a large development where all your streets and sewer infrastructure and everything like that is going to be spread out over, you know, I don't know, I think that one time where they had like 100,000 square feet of retail or something way up there, way more than what they needed. Um uh but the numbers work a lot better at that. So, I mean, we really taking those same design standards and those same requirements and putting it on something that's a a 50-unit property or a 40unit property or even a 20 unit property. Um, it it it makes it very very difficult. And I get the flip side of that that people are like, well, if I'm building 200, why aren't I held to the same minimum standards as these this guy building 20 units? So, it's it's it's a balancing act, but I think, you know, in order to make these smaller projects work, um there it's something something's got to got to be different. Yeah.

So, and it it says allow retail with upper store. It say require. I mean, they could go to it and say, well, I don't want to do the upper story residential office. So, Are there any particular let's take the example of Oakidge Commons are there any particular standards required in that PD that make that project not feasible

or or all that said if if you wish you had you know if you were to amend this to make the project feasible are there any particular standards that you want to elevate.

Yeah. I mean, you know, finding out the best that that puzzle of how much retail or how much office and mixing it in with how much how many amenities like that's a balancing act, I feel like, you know. Um, and I think in that one just remembering back like I it was like we could only have a certain amount of percentage of the the the the first floor as residential and whatnot. Well, you know, if we're building 60 units, 45 units or whatever it was, or 50 units in a building, um, you know, that leaves a really large first floor, you know, and if you look at the percentage wise, it's like, okay, only like 10% or whatever it was. I can't remember off the top of my head what it was, but it's like, okay, well, we can put two units downstairs and now I got to figure out what we're going to do with the other 12,000 square feet, you know, left. And I mean, yeah, we can get creative and use it as larger amenities. we can build a nice little clubhouse or a meeting space or something like that, but um that's those are still costs, you know, like I mean they're they're costs that we're not recouping, you know, rent on on on that stuff. So, um just really, you know, being a little bit uh more reasonable with that retail or office concept as to like exactly how much of that is is required in in in whether it be 20 units or 10 units or whatever it is, uh I think would would go a long way with that. Um, I was talking to a friend of mine in Nashville. They build they build these type of developments all all day long down in in in in Nashville. But one thing I noticed is that at max they'll have like one brunch restaurant downstairs and uh or like just a small maybe over 200 unit in a 200 unit building they'll have maybe two 2500 feet of retail space. And number one obviously they have a parking issue that we don't have. I mean, you know, we we have plentiful parking, which goes into our next point, but um so that kind of limits them. But he also said when initially they started building it, they did have 7 8 10,000 square feet of of retail space and or office space and it

was just dead space. Nobody would take it. So, I think there's a cap on like number one, what type of retailers will will go into that type of development and then um uh how much you can charge for it. And obviously that's a developer problem that that has nothing to do with our requirements and stuff. But um going into the feas feasibility of the project, yeah, I think that that that's really the biggest thing that would help um keep that keep those costs in line. It would appear therefore that the current policy year says allow retail with upper story residential office. Is it your recommendation therefore that we have some residential on the first floor?

Yeah. And and I I echo that I' I've worked on a lot worked on even in Texas and and and Texas is blowing up, but even some of our requirements you'd see 60%, you know, usage and that, you know, empty empty storefronts, you know, lead to emptier storefronts. And so we had to go back several times and and allow less, you know, commercial or retail in order to to fill the space. And that's just that's just commercial demand. That's it's not not something it's not something that we could, you know, dictate or decide. But there's, you know, a lot of times we're some Yeah. really big. We had one that was anchored by the Peabody Hotel

that, you know, didn't fill up. I mean, and you'd rather have a fight for it than to have empty space.

And there and and we also did um one of the one of them was instead of um we did behind the retail resial was facing two two roads. So, the retail was on a on an interior road and then we allowed the residential to be behind it where we required a whole facade on the back of it. It was it was a hot mess, but just to to cut the retail requirements. One thing also um now looking at um and I think we had one of these over here off of um Goodman old Good was it old Goodman um it was a focal point deal and I think they had like three buildings in the back and then like two out parcels out front and um that technically classified them as a mixed use that technically but but it was like in within those buildings it was only like 800 square feet of like retail or something like that in like one of the buildings I think they had one they had the commercial in the front.

They had one building. Yeah. That had commercial in the first floor, residential

and it was very minimal uh in that and then that kind of um you know there was a little bit of push back like uh you know it's like you're basically building apartments but you know but for smaller unit I think they had quite a bit of units there too, right? Like 100 something units that was a larger project. So, um I don't think that would be classified in something like this, but um maybe putting like a size cap or a unit cap in in in this type of designation would would would be a little better as well. But um I think having just just residential buildings along with some sort of retail out parcels or something like that is not a bad idea because I I feel like as long as some of those buildings do have some sort of you know like aspect of of of of retail um or office or whatever it is. Uh that that would go a long way to uh to helping out uh getting these things to cash flow too because like in the project we're working on in Carville like we're we're building town homes just by themselves. they're separate. And then we've got an office concept as well within it. Uh within the 15 acres, I think about six of that is is is residential and then like three or four is office and the rest is commercial. And um that's technically classified as a mixed use small because the unit count's only like 60 units. So um but the residential is is its own entity. It's its own thing. And then you know we've got an office office area buffer and then commercial and armed corner. So, I think utilizing not just cramming everything into one building may help a little bit uh as well to get the costs where they need to be.

There you go. I've taken note of the units cap and permit some more residential on the first floor. Mix it with a commercial. I know it's not what you want to hear from a planning planning perspective. No. for for this small you know and also the lot size you need to have a lot size a maximum lot size that allows this kind of development

to take place. Um when you have them at at at notes especially take the corner you can have your commercial you know sticking out of that corner while the residential even on the first floor is further to the sides and then you put a parking at the back kind of like a courtyard

or the residential at the back you need to have a design that makes sense like the one we're talking about in Nashville I've seen some of them there and also your streetscape matters a lot in making this to work. If you create a huge setback, bleach parking lot in the front, you defeat the entire purpose of making it look like a mixeduse development. It just looks like Walmart, you know, neighborhood market. Walmart, two stories neighborhood market, Walmart. So, the design element uh matters a lot.

Part of the reason I think the city went towards mixed use as opposed to just having a standalone apartment. studies and very many have shown that mixed use developments they have them strategically located their crime rates are far lower than when you have just standalone apartments.

The activity continuous activity from the commercial piece on the first floor put eyes you know on that piece of property in a way that brings down crime. So that's one of the theories that supports why you have low crime. The lighting factor and developers in order to give the residents a sense of serenity tend to provide a lot of security features that you sometimes don't have in standalone apartments.

They install cameras here, they put a gate here, they put and all those security features that they adding themselves tend to bring down crime. So those are some of the considerations that the city made in in going towards having mixed use developments as opposed to standalone apartments. And of course that is going to lead us to the very next modernized parking and connectivity standards. I left that out. That goes to the uh unifi land development code. I'll bring that back when we're talking about the unifi development code. the parking standard and the unifi land development code. Now the high quality multif family developments that's where I want to go because this kind of links us to the development standards that are proposed for for multifamily. The two main districts in the city of holy branch right now that permit multif family development is either I do it in puds and have this mixeduse concept or you have the out of four zone industry. There is no piece of property right now in the city of Olive Banks that is on R4 that's vacant. Our four land is basically 100% absorbed. So because the the that it's in the A4 districts that the city allows standalone apartments, no mixeduse concept. So it's 100% absorbed. The area where of city policy push towards mixeduse development. The proposal before you is to have standalone apartments, rental facilities, you know, of a particular quality. That's what those standards are intended to achieve. So that is a kind of a reverse policy orientation from what you have in the comprehensive plan, take note, and what the board of aran currently favors. So this will be a a

bigger discussion with with the board. The location criteria multif family development shall be permitted only on arterial or major collector roadways within designated mixeduse nodes or commercial centers adjacent to commercial office or industrial districts or within half mile of a designated employment center. Multif family development shall not be permitted within established RO1 or RO2. In other words, districts that allow single family residential development. What do we think about allocation criteria? What does the board first? What does the planning commission think about the idea of moving away from standalone apartments that are not mixed use? You know, having multif family development only in mixeduse context. to allowing them in stand alone now creating more zoning districts so to speak that are able to stand alone in these particular areas. What does the planning commission think about that policy shift?

It's um I mean I think Yeah. that's needed. I mean, we can't abandon apartments altogether, but I think it has to really be it has to be really really specific sites like I mean, it's this does a really good job of saying yes, it it has to be close to either commercial centers or employment zones, employment centers, and like like the the thing we did today, the college like that qualifies as that, right? Like people that go there will probably need somewhere to live, right? And I mean an apartment complex around that area would make sense, but um uh yeah, definitely I get the push back on being next to R1 districts and R2 districts. I get that too. Uh it gets a little tricky. Like I mean we had that one that was behind Kroger,

which on one side it was a commercial node and then on the back end was a R was an R1. So it's like well who's going to win this one, you know, like what what do we do here? So, um I think having clear um projections of like, hey, okay, we don't want it next to R1 and R2, but if it's this close to, you know, if you're that close to a Kroger, like I think you're already kind of there, right? Like the apartments aren't really going to do much in that scenario to to affect your your property values or your daily life and and whatnot. um or especially if you've got, you know, smaller houses already within the vicinity of of of the larger homes and whatnot. Um so yeah, I mean I'm I think I'm for it. I mean projects that are 250 units in size actually are financially viable as well because you can scale those and those still, you know, make money from a developer standpoint. I I'm probably the only one only person that's come to with these meetings that actually lived in an apartment.

No, no. Based on based on what everybody says, I'm the only person who lived in an apartment that wasn't doing drugs or you know, you know, stealing stuff or whatever. But the there there there's a need. Um and if you put the right requirements on it and that's what it comes down to, you know, what are you going to require? Um the look and feel because that you know, you know, on-site management, you know, what type of security We had we had somebody come in here and prop propose doing background checks on their their residence. You know, I don't the development didn't go through, but you know, they they made that that offer. I mean, there's things that you can do and and and we are a logistics and warehousing and service area. But we don't have any place for those people to live. It's just that simple. We can we can, you know, the people who come up here and, you know, tell us that their house is worth $500,000 and I I get that, but that wasn't their first house they bought, you know, and so I I know it's controversial that it's, you know, but I think that, you know, in our in our wise thinking, you know, looking into the future, um, And again, you know, the board of alderman can can say no, but I think I

think we've got to do something that says, you know, we we've heard what people are saying. We've heard what, you know, everybody just says they're okay with it, just not in my area. Well, at some point where, you know, if if all we do is wait for a developer to pick the area, you know, they're gonna pick it where it makes sense. or if we say, "Hey, here's a spot developer. We've we've got it for you." You know, I think I think that we're we're doing a disservice if we don't start helping, you know, eliminate or reduce some of the the complaints or the consternation between developers coming in with great ideas that work and residents saying, "No, I'm against it." So, Let's find out where it works or put together some ideas where yeah, on paper it works, then look at the map and see if it really does. Yeah, I think the idea here is from a public need perspective, you're looking at work what is called workforce housing and maybe if you go north of Pork Lane for example, you have a whole industrial area there, you still have some vacant land east of Pork Lane. If you go in there and you create some workforce housing of this particular nature, you know, what problem is not close to any single family residential home, you cannot put it right there in an industrial area and you can develop the standards and put the standards in the text and then get down to the key is when you get down to the map.

Mhm. Writing this in the book is easy. Y the book is easy. The kid is going to get down to the map and you start asking the question where am I going to put this? That's where the big question is. We can create a zillion zoning districts and write all the standards and put in them. That's fine. It's a book. Where is where you going to put it on the ground?

That's really where the element comes to to play. But in terms of just standards, just looking at it in terms of standards, do we think these are good standards? You know, when you start looking around on the ground where you want to put it, you may decide, okay, it won't exist in the book. For now, I'm not going to put anything on the ground until somebody shows up in front of me and I evaluate what that person is, that developer is proposing with regard to the standards. And these are minimum standards, which means the city can still have the still has opportunity to add orders. Do you have the facade requirements? What's A and B? I'm sorry, I didn't

A and B. We're looking at C and D. Is A and B. No, you have you have architectural standards on E. A and B was just a purpose and applicability. Okay. So architectural standards architectural standards are in E. That's our next slide. Okay.

So just to touch on that like um you know to me I think if you want a local example of you know I mean Silence Square is great um Schilling Farms in Carville is great. I mean really what you would never if you looked at Shilling Farms you would never realize it's like a 400 unit apartment community back there. You have no idea. You would not know that it's that it's there. And I think a lot of that has to do with the design requirements with the architectural standards and the above and beyond landscape features uh that they require their traffic inflows egresses things like that. And I mean, you know, that's really the difference maker of of like an apartment 400 unit apartment community looking like a garden community that was built in the 80s or something that they're that's that was built today that looks like I mean to be honest their newest phase looks like Santa Rosa Beach,

you know, I mean it did it looks beautiful and that's because they wanted it to look that way, but also they had to work within the design standards of the city as well. And this gives us the opportunity not to just arbitrarily say no apartments because and then we are able to control pretty much where they go. So developers know coming in. Well, I can't just go out on Goodman Road and buy up this property and then hope for approval. They would have to meet all these conditions. I think that this sounds like a a a way to provide opportunities for people to work here and live here who can't maybe afford or desire to have a home and yet not just be randomly in a neighborhood's backyard. was about to say,

look at that. I was I was about to say on the planning commission, there is a east and a west. One side seems to be speaking and the other is I think with every single one of these things that you presented, you you developed a standard for what you want this city to be moving forward.

And it's it's not a it just gives a framework. I mean, so somebody anybody walk in and say, "Okay, I want to build this in olive branch. What what will they allow and where will they allow it and what can I do?" And I think all of these things are good from the corridors to the um you're not saying you can't have apartments. You're saying this is what we'd like our apartments to be. Doesn't mean you can't deviate from that in circum certain circumstances, but you have developed a framework like you said on this framework for for what you want this community to be moving forward. And that There's all kinds of evidences people of places that did not do that. Look at South Haven going down Goodman Road. You can look at Horn Lake. You can um they had no plan. They did not plan for what they wanted. They plan by development just individual developments. That that's a mistake. So I think all things present I think even in affluent communities when we use that word the apartments in quality. some under construction now and I mean high standards u German town you know you drive in some of the areas you look like is this an apartment or is it a condo what is this and then you go in and you see and just the standard of the design sometimes control who lives there also controls price point

somebody's not going to spend $20 million and come and put this beautiful and then turn around and rent it for $1,000 no it also controls price point and that has an effect on on crime and some of this stuff that we're talking about. So, it's it's if the standards are right, the location is right, it can be good. It can be good and then you don't concentrate them in one area. That is the advantage of the city doing it instead of leaving it for developers to come in and you start you take a reactive approach towards reszoning because the risk that arises from there is you one big area and you reszone it into R4 let's say four or high density residential area and then is one apartment building beside the next apartment becomes it looks like a university environment right and you concentrate all these apartments multif family you're not you're not very careful you run into serious problems in future.

But when you just have 10 or two beside each other and then you get into the different workforce area, you create 10 or two get into a different workforce area, you kind of disperse them, spread them, you reduce their impact significantly. Whether from a land use perspective, transportation perspective, crime rate, impact on property values, whatever uses may be around it. Now, we're talking about a career tech career tech area, the area to the north where it was currently designated for single family residential. We turn that into two beautiful apartment building that makes these standards that provides workforce for the industrial park. Mhm.

And there's a tendency sometimes for these career centers to eventually grow up into colleges. So you start having students living in that particular area. What kind of standards do you want them to look like? So there are there are things we can put in the books today to avoid the situation that honed up with. Whether the board of araman goes with that we shall make we shall tell them what we shall say what the planning commission said. Yes.

Right. Thank you. Architectural and exterior material standards and unit size minimums. Exterior materials minimum 75% main read as common in the city. Visy prohibited except as minor accent material less than 10%. Facade articulation. Building facade shall incorporate offsets projections. Roof design. V roof line requirements. Flat roofs must incorporate paranap variation. Blank walls, no uninterrupted blown wall exceeding 30 ft in length. That's an apartment in KV. I'm tell you just reading that. You going to see KV uh unit size minimums. Onebedroom unit minimum 700 ft²bedroom unit minimum 950 ft². 3bedroom unit minimum 1,150 ft². Don't ask a planner anything dealing with these numbers. Uh that's meant for building officials. So we just don't go into

into unit minimums. So for those three, I can tell you they're more of because if we're talking about minimums, then that kind of sways. That's more what's there right now is more of like the average.

Uh it's closer towards the middle to the higher side of size-wise of of apartments. I know older apartments are like 400 ft² 400 450 ft for a onebedroom oneb apartment but uh nowadays I think you're right around like 650 to 700 ft for like but that's like on the higher end side. So if we're just talking about minimums I think those numbers are just just a touch too high. But um if you want to just say an average of of of this many square feet or whatnot for a unit size that I think these work just fine for that. want to come down 50 square foot per higher.

Uh yeah, I mean I'd probably I'd probably unit as a minimum just b the bare minimum I'd say like 600 square feet and then like on a 200 maybe 800 put you $100 a square foot a month,600 or what what would the what would that price point be? Yeah.

$2 a foot per month. So in that be 1400 for that one bedroom. Yeah. That in only branch maybe about a thousand thousand

I'll do some digging on square footage unit square footage or rental apartments in branch relative to this square footage and bring you some data at the next meeting and you can look at that and and make some decision on this. The main set

we need to be attainable and not just build and level out there is nobody's going to rent it and live in it. You also don't want a situation where you you open up the construction of apartments in only brands of this nature and understand vacant because they are cheaper ones within the cities around us and then we we've just wasted our own land. Yeah,

that's some of the considerations that one needs to make. All right, any other comment about both the architectural and the units? I think that's more of

I think that will come under amenities the next screen. So we can we can bring that under amenities because part of the that's why I'm going to talk about public art and you know how you beautify that side

um and make it look different. That's what I'm saying. But I will say this, I chose the reason why we did that because the city was basically like, hey, we're going to check this thing on a daily basis and something like the lady was so like art was so heartbroken. She was like, "I have yet to have a developer actually do an art project." Everybody just kept me check. She was like, "Why?" And I was like, So parking and circulation parking shall be located to the side or rear of the building is where feasible. This word where feasible is what an engineer makes it to be.

Yeah. People can can do anything on the side to make it feasible or not make it feasible. So, uh, it can it can open up to except by exception. Is that what you're looking for? Yeah, there really has to be if if their intent is to push um parking to the side or to the rear, there really has to be certain criteria that you have to meet to allow it in the front.

Mhm. Uh second, surface parking areas exceeding 50 species shall include landscape islands at a minimum ratio of one island per 10. That's what we currently have in the the design review. Garages or covered parking shall be required for a minimum of 20 25% of the units. So inside internal circulation shall provide emergency access per fire department standards always always required. U I'm just going to take all of these and then we can talk at once. buffering and screening where multi family development abs single family residential minimum 100 foot landscape buffer currently the R4 I think is 40 ft so that would be almost doubling it is protect minimum 6 foot high menuring wall or decorative fence you know they specify what kind of fence is these days people take a wood fence and they spray it and they tell you is decorative they draw an apple tree on part of the fence and they tell you is decoration so bummed with evergreen plantings at minimum height of 8 ft Maturity no parking areas permitted within 75 ft of shared residential property line amenities each oh let's take those two amenities a very specific thing so as far as G and H parking and buffering are concerned does the board have any particular comments well I wrote down um that I'd like to see us consider an 8 foot rather than six foot. Maybe 8 foot

minimum 8 foot 8ft menary wall or decorative fence. Mhm. That sounds like is that too much? No, it sounds like what I every time that you had this kind of developments proposed in the city, right? And what neighborhood sales that is too short 8 foot is always kind of greater protection. We see that as that's a until you make it mandatory and then it's going to be 10 foot. Yeah, you said 8 foot. Uh we need 10 foot.

I mean that is that will become the requirement. It's kind of like fixed. Anything you want to do that goes above 8 foot. You're going to need engineers, structural engineers to do all kinds of plans, wind load and all of that. So you may want we Okay, we'll come back with a standard that has 8 foot.

Mhm. any other. And we're going to change that decorative fence from just being decorate. They were using the word decorative to a simp echo stone or um composite. But single that that is if it if if it have bought single family zone. Okay. If it bought single family zone if you have B resident if commercial your buffer is going to be smaller.

Trying to utilize the best. What did you say? I'm sorry. You say you said earlier you said 40 foot R12. I think currently is it's I think currently it's 50 foot for for R2. the if you have an apartment unit adjoining a condo, conominiums are generally considered multif family.

So they're all multif family. Multif family. You will not have that 100 foot landscape buffer separating the two. Unless the people that live in those condos come here,

of course they they need to be a and and and this certain provisions and working on that on protecting senior living facilities, call them senior living restricted, you know, age restricted living facilities. They need to have their own uh protections of some sort. 100. But that that is a burn.

But that that is that is you know in security the farther you can see the you can threat everything else is going to reduce the the crime.

I think Yeah. So you you going from increase from 25% to 50%. Yeah.

Because if they're multitory, the bottom story gets their garage and then the second story gets upstairs. Just we'll we'll kick it around. Yeah. Oh, west side. West side.

Good. All right. Amenities. Each multif family development shall provide a clubhouse or community building, on-site fitness facility, outdoor amenity space, pool, court or equivalent minimum 10% of site dedicated to open space in a public art to add to to the whole the whole beauty of now all these amenities. Are we saying you need you you have to have all of this or some all of it? Okay.

You're you're at 250 units, you know, and that's you know, yes, I'm going to answer the question yes to that. I I could diverge on how we do large developments. If you in this you're talking about if the apartment hits the 250 unit mark. Isn't that what the standard is? Is that max? Okay. So if you have an apartment that the guy only proposed 20 units but it's apartment 20 units or 30 units 50 units apartment.

We can look at some type of I I believe that this is just my belief. I believe if you're building apartment apartments, you should have onsite some onsite amenities. Period.

Um because if you if you don't then it's it's not really living. Um so yeah, you know, on-site fitness facility, an on-site fitness facility could be same see a a hotel you know but yes I believe that they have you know should have a clubhouse should have onsite facility outdoor amenity space yes and I don't think 10% dedicated open space as a whole we calling out very specificity that may not be Well, the fitness facilities inside

indooritness. Yeah. So maybe we do, you know, a percentage square foot indoor amenities and then then exterior amenities. Correct. And then maybe up up the open space. The 3D district most of them are 10%ach

an active recreational area or or integrated. Yeah. And that's the number of developments that that are put in and sorry I keep going back to Texas. When we built developments in Texas, there was a certain percentage that was dedicated to a park and then they donated that park back to the city. Then the city managed parks, but then also that built up into our walkability plan and our trail plan, but it was obviously further down the road. I think we told dedicated certain

I think we'll look at this to to kind of open this up would be um you can look at a certain number of units you require certain number of indoor amenities certain number of outdoor amenities. If you have 250 unit apartment for example that is a significant population there you want more amenities as compared to somebody who just has 50 units um indoors that is vital because of weather conditions and so on and then you also need the outdoor element providing amenities on those particular sites reduce strain on city public parks

because you're creating this amount of density reduces how much demand and strain you can on public parks and it also increases it has its own value in reducing even reducing crime because it creates that sense of activity on the piece of property. Should we exclude basketball courts because we we know what type of riff raft the next slide addresses lighting. Oh, no. I' I've seen a couple of um seniors fight.

The next slide addresses lighting and maintenance and management. And we we we talked about lighting earlier. This will come into play with to be unified land development code. Full cut off fixtures required. We mentioned that currently in the city everything was carried over 90°. Maximum light speed over a property line shall not exceed 0.5 currently in the city is zero. You cannot you don't speed off any of your lights to zero on your property line. Zero food candles adjacent to residential districts. Maintenance and management. This is really where you control crime in a very significant way. On-site management office required for developments exceeding 100 units. Property maintenance plan shall be submitted and approved. Refuge collection area shall be enclosed with medicineary screening. I think an open question here is what do we want to see in that maintenance plan? What what should a maintenance plan cover? It it should cover it should cover the you know um dedicated maintenance person lawn um you know lawn contract or you know um schedule it's a long

frequency frequency yeah yeah so but you know dedic so even going up to one on-site management office it should be god bless America my brain's not working um occupied onsite maintenance office. So, not just an office, but there should be somebody in, you know, during working hours, Monday through Friday, regular business hours for on-site mana ma management. And then the property maintenance plan should include, you know, yeah, I think a 100 units would would qualify to have a maintenance plan or maintenance man or at least maintenance contract where residents can call and get it taken care of. You know, and then and then the maintenance of the grounds, you know, what's what's your schedule frequency requirements? shut down.

Oh, we know somebody who can manage it.

Yeah. I guess it becomes submitted and approved but then it also becomes a we can make it a part of their leasing leasing agreement. That way the residents would have recourse if they're not following that plan. I think right now if something happens But you have a little bit more aware. You probably

The thing about a conditioner use after sorry the words came out I think it's just yeah that's at some point we have to have

I think I think Horn Lake has a registration requirement And some there are some of the things that that go into I will find out a couple of things from what surrounding cities are doing um in order to increase to improve the safety elements and maintenance. it be like a civil reporting plan or

there is administrative burden that comes with that you know in terms of staff and so on that there is some material that I have already but I'm using in fleshing this out and then bring it to you at the next meeting to see the maintenance plan element that is very it has a very private factor to it and two is something that most likely is going to change. Mhm. Very often uh maintenance plan given to us today I mean next in 6 months it may not work. You got new management they come in they want to change all different things. We just need to have standards in terms of how the site needs to look like.

Yeah. At all times how they they get there we need to allow that to the private sector. It's like you take a single family property. What we have is your grass should not grow above six feet. How you cut it not a problem. Whether you dee lawn mower or use craftsman is not our problem.

We just need to see it no more than six feet. So we can establish cleaness standards, maintenance standards and if there is any violations of those standards then you get decided to city court. So the other part that we had was uh the other document that you had was suggestions regarding the oldtown district. So the old town committee met they did a lot of work for over two hours or more on the particular text but at the end of it they wrapped everything into one thing. Without an old town revitalization plan we are putting the car before the horse. Yeah,

we really need to figure out what how exactly do we want this particular area to look like and then we can write the rules to attain that. And I think they designated was it two two or three persons. So the proposal to the planning commission tonight would be for the planning commission to designate two or three person I think was Heather can you remind me was it three or two? The west side said that they have it. Okay. So the old town designated three persons. The proposal was for which they had and they designated three persons was that the planning commission also come up with three persons and then we have already the working committee on the board of other man that is working on this zoning uh stuff. Let these nine persons sit down and and begin to and of course we have to present this to the mayor. may also be there and begin to come up figure out the whole idea of is this an idea whose time has come put it this way to produce an old town revitalization plan. I give an example. One of the issues that came up was depot. You know what if you look at some of the ideas that are contained in the document that you have and the way old towns and downtowns revitalize, you need to have workability to make it work.

You need to define the corridors very clearly. And then you cannot when you define the corridors, you cannot write rules that apply uniformly across the entire district. So you start breaking down. If you are along the depot straight, there are specific rules you have to meet because the plan calls for depot to look in a particular way that may be different from if you are along oman for example it all you have to define your corridors and you need a plan to achieve that pigeon rules may I'm just throwing this out you may get into a plan and come discover that your best option for pigeon rules is for it to be a oneway street

then your regulations have to change in the zoning code as far as pigeon rules is concerned. So just writing these rules without a plan for that particular district we would be putting the card before the house. That was that was what oldtown I mean they come up with all kinds of ideas but at the end the conclusion was this is not going to work. You look at oldtown also just from a land use perspective we talked about the standards regarding the height of buildings. three-story building on pigeon roads is totally different from a threestory building on highway old highways and just because of the topographic difference. It's going to look totally different. You may go down there and you permit four stories but over here you only permit two. You only permit three. So you we really need a plan to to to make this work in a way that is effective. The proposed star proposal therefore tonight to the planning commission would be that we have some three wise men and women. three three wise men and women that will work together with the old town committee. The three other three proposed on the old town and the mayor and the board of adamant the three others on the board of adaman will have a kind of schedule a meeting and and begin to work on this idea. If the mayor thinks we have to present this to the mayor we'll do that tomorrow. If the mayor thinks okay this is a good idea to begin with then that committee will meet and we go from there.

Okay. You have one wise man. I think uh the name of planning commission Janice Lois came up and we said no if old town one I know you were absent at the meeting the committee was proposing you and we said no your your your planning commission you may come in from planning commission perspective I don't know it's all up to you and the planning commissioners to to decide in terms of how many meetings this will be so you basically have the first meeting that will be fleshing the whole idea is this something we want to do and then that committee will eventually transition if the city decides that yes let us do an old town revitalization plan that's not something we're going to do in-house we have to hire a consultant so you have to go into the budget you hire a consultant that committee will become you would get some other business and property owners within Oldtown and add to that committee to create you the call it the citizen revitalization you uh plan committee that will work end up being about 15 persons that work with a consultant and planning staff in bringing that plan to life. So that's kind of your your task.

The old town design review committee did not make you one of the committee members. So if you want to be you can be. from the from the planning commission you can Mr. Chairman this is under the rules Mr. Chairman under the rules of the planning commission this falls under your authority

you've got executive order authority here on this one you can appoint you can ask and you can so Yes. Put Donny's name on all the pieces of paper. I got it lunch.

Yeah. But one thing I do want to piecability of that it's it's probably the size of two Walmarts. Yeah.

And there and there is potential you know there there is potential sometime your parking garage must not necessarily be inside the district at the core of the district itself that may even help with walkability. So you have to go and park elsewhere and then walk through the district to get to places that increase the you know the visibility and exposure of businesses within that particular district. There is room for you know just looking at the map in front of us you can have a parking garage right there. There are opportunities there. There are different areas where you can put you know you can come down here and there's that that's the bank and you

take part of the bank property and do something there they are just you can go down here on the railway the old railway property take some of that frontage area and do something you know that three stories you know you go down you come up to the road another story the opportunities within the district uh immediate and otherwise the court area this this whole parking area often stands vacant. Yeah. So if you really look at let us count the number of parking spaces. Even when I come here on Saturdays during summer for farmers market this area stands vacant.

So there is there is parking the church property right here. It's got a huge parking lot that stays vacant apart from Sunday a few hours on Sunday. So within the district and its vicinity, you've got a significant available parking that can be both public, private. All you need really need to do is to define the walkable route. Yeah. If you take this and then walk

to walk which is which is what you want to create and but but for the public to walk and this is where the plan becomes very essential. If if folks let's say the city came and said okay let's let's use this and use this as public parking or to support parking in old town when I park here and I have to walk down to the business here what am I seeing everything

you know what what it cannot just be a dead street this is where public art you know civic spaces become important attractions thing that I stop on this point I take a picture do this and move to the next point. There is something that keeps you going within that particular district. Maybe you do that here and then over here there is a food truck. I don't know different there are different things that just keep the district active that keeps the district active.

I mean it's very similar to second busiest location.

Market Okay, I'm here right now. proximity that

you need to I think the development style and and the infrastructure there are many war community that that's what I heard you initially serve I heard I heard that Donnie is volunteering He He said, "Yeah, he's in." Is it Is it Donnie or Mr. Mag Long? Which of the two is going? He gave a thumbs up. The firstbody The left hand of the father seems to be suffering. We sit at the left hand seated at the right hand.

No, we sit at the left hand. Okay. No, no, we're going down to the brewery.

So moved. Nobody wants to leave. I