Land Use Control Board - Regular Meeting

I think Luke has already did the QR code. Yeah.

Dang, I got a sonny. You don't have to. Yeah. She's like, I'm sorry. Don't let someone curse this morning.

Thank you.

We'll bring him back here.

But I won't give my husband. Father.

Thank you. Oh, shoot.

There was an accident on 240, so it's not a good morning to start. Okay.

Thank you. Yeah, I know.

Good morning, everyone, and welcome to September 10th, 2026 of the Memphis and Shelby County Land Use Control Board meeting. My name is Mary W. Sharp, and I will be serving as your chairperson today. We will begin this morning's meeting with a roll call. Mr. Ragsdale, would you please proceed?

Thank you, Madam Chair. Mr. Gill? Here. Ms. O'Connell? Here. Mr. Orgel? Here. Mr. Thomas? Here. Ms. Wilbanks? Here. Mr. Winter. Here. And Chair Sharp.

Here.

We have a quorum.

Thank you, Mr. Ragsdale. I would like to remind you that copies of today's agenda are located at the right front podium if you need them. If you wish to be a speaker on any case that is on today's agenda, please fill out an attendance speaker's card located at the front podiums. Once you have filled out the card, please bring it up front and hand it to one of our DPD staff members located at the left podium. When that agenda item is called, you will be given an opportunity to speak. At this point, I would like to read our conflict of interest statement. The adopted policy of the Land Use Control Board requires that any member of the board recuse himself or herself from any participation in the discussion or voting on any matter on the meeting's agenda in which he or she may have direct or indirect personal interest. The member shall vacate his or her seat during deliberation on any matter on which they have recused themselves. An abstention may substitute for recusal for the purpose of maintaining a quorum. I would like to now get approval of our minutes from our last meeting. May I have a motion? So moved.

Second.

We have a motion. We have a second. Is there any discussion? Hearing no discussion, all in favor say aye. Aye. Those opposed nay. Motion carries. Thank you. Do we have any director's remarks today? Okay, Mr. Ragsdale, may I get a secretary's report for this month and an explanation of today's procedures?

Thank you, Madam Chair. I don't have a secretary's report, so I'll go into the procedure. At the beginning of today's meeting, we will establish a consent agenda for those items where no one in the audience or on the board is requesting an individual public hearing. After the consent agenda is established and approved, we will move on to the regular agenda. For each case on the regular agenda, the DPD planner will give a presentation. This will be followed by the applicant's presentation and any testimony from others who support the application. The applicant and supporters will be given a total of 10 minutes. Following each speaker, the chair will ask the board members if they have any questions for that speaker. Next, the opposition will be given a total of 10 minutes to present their case. Following each speaker, the chair will ask the board members if they have any questions for that speaker. Finally, the applicant will then have three minutes rebuttal period under the same rules. Following all the presentations and after all parties have been heard, the chair will ask if the board members have any additional questions of anyone who spoke. Then the chair will close the public hearing portion of the case, entertain a motion on the matter, discuss and then vote on the application. If an applicant or any speaker would like to be heard after the conclusion of the public hearing portion of the case, or if a board member wishes to hear any additional testimony from any party for additional clarification, a motion will need to be made along with the second and then a two-thirds affirmative vote of the board is required to reopen the public hearing portion of the agenda item. If the public hearing is reopened, both the applicant and the opposition will be allowed an equal amount of time to provide additional testimony. After the additional comments, the board will close the public hearing portion of the case and deliberate and then take the final vote. Again, if any member of the audience wishes to provide testimony in support of or in opposition to a case, he or she will need to fill out a speaker's card. These are available at the front podium. Speaker's cards are not required of applicants since their names are already part of the record.

Thank you, Mr. Ragsdale. The board is a supporter of community involvement, and we certainly welcome neighborhood comments and feedback. We are respectful of the fact that many of you have taken off work or adjusted your schedules to be here today. But we ask that your comments please be made within the time frame allowed. If there are multiple speakers, please try not to be repetitive so as to make the most of your side's 10 minute time allotment. Lastly, I'd like to ask you all to silence your cell phones so as not to interrupt or disturb anyone today during today's proceedings. With our proceedings now explained, I would like to introduce to my right Ms. Lisa Wilbanks, who will be this morning's consent agenda chairperson. Ms. Wilbanks will read items 1 through 13 as consent agenda. Once the consent agenda is read, if you wish to discuss one of these items individually, please come forward and give us the item number, and we will pull that case. We will then vote on the remaining consent agenda items as one vote, and following the vote, we will hear the cases that were pulled individually. Ms. Wilbanks, would you please proceed?

Yes, ma'am. Item number two, case SNC 2026-003 in Cordova. The request is a street name change from Ikea Way to Meeting House Way between Germantown Parkway and its westward dead end. Staff recommendation is approval with conditions. Item number three, case SUP 2026-013 in the Jackson area. Request is a special use permit to allow a car wash in the commercial mixed use one district located at 4628 Summer Avenue. Staff recommendation is hold for one month. Item number four, case MJR 2026-016 in Cordova. The request is a major modification to PD 2021-022, single family residential, to request a time extension and convert private streets to public. Located at 2394 Charles Bryan Road. Staff recommendation is approval with conditions. Item number seven, case MJR. MJR 2026-019 in East Memphis. The request is a major modification to BD 2024-014 to change uses allowed at Area C, located at 621 South White Station Road. Staff recommendation is approval. Item number 8, Case S, 2026-021 in Raleigh. The request is a two-lot residential major resubdivision located at 5085 Gloucester Avenue. Staff recommendation is approval. Item number nine, case S2026-030 in Westwood. The request is an eight-lot residential major subdivision located at 0 Horn Lake Road on the east side of Horn Lake and north of West Van Heusen Drive. Staff recommendation is approval. Item number 10, case S2026-031 in Frayser. The request is a three lot residential major resub division located at 2023 St. Elmo Avenue. Staff recommendation is hold for one month. Item number 12, case SUP2026-017 in Whitehaven. The request is a special use permit to allow a hotel in the employment district located at 2736 South Noncona Boulevard. Staff recommendation is hold for one month. That is our consent agenda.

Thank you. We have pulled items number 1, 5, 11, and 13. The items on the consent agenda will now be voted on with one vote subject to the recommendation of DPD. If the consent agenda is approved, only items number 1, 5, 11, and 13 will have full independent public hearings. By voting on the consent agenda, each board member is affirming that he or she has read the staff report and agrees with its findings and, where applicable, its recommended conditions. Can I get a motion, please?

Yes, ma'am. Move to approve item number two, case SNC 2026-003. Item number three, case SUP 2026-013 as a whole. Item number four, case MJR 2026-016. Item number seven, case MJR 2026-019. Item number eight, case S2026-021, item number nine, case S2026-030, item number 10, case S2026-031 as a hold, and item number 12, case SUP 2026-017 as a hold.

Thank you, Ms. Wilbanks. Do I hear a second? Second. Okay, is there any discussion? Is there any discussion? Okay, hearing none, I assume we're ready to vote. All in favor say aye.

Aye. Aye.

Those opposed nay. Motion carries. We're now ready to go to the regular agenda. And Mr. Gill.

Sure. And please show me recused from item number seven. We have that down.

Okay, yes, I have that. And also let the record show that Mr. McKinnon has joined us as well. And we believe that the applicant for case number one was running late. We're not sure if they're here yet before we call it.

Sure. Do you want me to move, Chair?

Is the applicant for case number one here? So, oh, yes, not yet, not yet. Okay, so we can move that to the agenda and we'll start with case number five. Sure. Thank you.

Case number five, MJR-2026-017, unincorporated Shelby County, major modification to PD-2001-305-CO, mixed use to create a new area A1 and add land to area C located at 0 Walnut Grove Road.

Okay. Would the applicant please give us your name and address?

Josh White at 275 Jefferson.

Thank you. Do we have any opposition? Okay. Go ahead and make the presentation.

Good morning. This is presenting the case MGR 2026-017. The applicant is requesting to create a new area A1 and land to area C. This is a location map. 59 notices were mailed. This is the current condition of the site. So on your left is the recorded outline plan, as you can see, and the right is the proposed outline plan. The applicant is requesting to add area A1 and land to the sea. In conclusion, the PD was approved in 1995 and in 2001. Our major modification application was approved in 2005 to the concept plan that I just showed previously. And the request is to create A1 for the relocation access clubhouse and associated office services to area B. The staff recommendation approval with with revision to the outline plan condition. This is the end of staff's presentation.

Thank you. Do we have any questions of staff at this time? Okay, applicant, we're ready for your presentation.

Cindy Reeves, SR Consulting 5909 Shelby Oaks Drive, Suite 200. I'm just gonna give you a brief history on this application. This is on the south side of Walnut Grove Road And there is a development on the north side called Amherst PD. And we're just wanting to be treated the same as Amherst PD is being treated. Amherst had to do is they actually had to go to county commission on August the 24th and ask the county commission to make an amendment to the standard improvement contract for the Walnut Grove Road improvements the county wants us to put in improvements and then they will tear them out when Walnut Grove when the county goes in with their CIP project which is in the near future. It will not be long before Walnut Grove begins. So we just want to have the exact same language that was approved by the County Commission on this development. So I'm going to let Josh wrap it up.

Thank you, Ms. Reeves. Again, Josh White at 275 Jefferson. Ms. Neera just passed out what is our desired condition number 3A in red underlined bold is the requested language. The reason we would like to match a condition of approval with the development contract across the street is because I spent several hours working out a lot of puzzle pieces to ensure that that development contract across the street was worded in such a way that did not force us to make road improvements to Walnut Grove as the county was making the same improvements at the same time, A, or B, the county would make those improvements shortly thereafter and they would have to dig it out because it's about two to three feet difference in elevation. And so the county commission agreed. The purpose of this condition is that we don't have to redo that conversation for this project The development contract for this project could be next month, or it could be five years from now. If it's five years from now, I doubt that if those of us who are here are still around will even remember anything about this. But more importantly, the precursor meeting to this meeting, ladies and gentlemen, is called a technical review committee. That's when all the agencies get together and opine about your project, your application. And during that meeting, county engineering said, hey, if you don't make the improvements, you can make a cash payment in lieu of those improvements. Knowing full well that this project was funded as a capital improvement project, which means that cash payment in lieu of would have been funding some other project, some other place in the county. The United States Supreme Court has been very specific about how they feel about that. With that, Madam Chair, I'm joined here by Cindy Reeves, obviously, Michelle Yee, our landscape architect, and our owner, Joe Jarrett.

Okay, any further remarks from them? Any questions? Do we have any questions? Okay, is there any recommendation from DPD?

Thank you, Mitchell. We do have Mr. Ahmad Namadi here with County Engineering. So, Ahmad, if you have any comments on this, would you like to share?

Yes, sir. This is Ahmad Namadi, Sheba County Engineering, Rosen Bridges, 6463 Haley Road. Our objection is we just want to leave the dedicated 57 feet from Centerline of Walnut Grove and improve as it is and discuss... the rest of the items mentioned during the development contract, which is later. That's the only objection we have. So we only agree for dedication improvement at this time. Thank you.

Okay.

I was confused by his statement. Could you repeat what he said?

Yes, I think Ahmad, if you can make sure I'm stating this correctly. So what has been proposed by the applicant, they're still opposed to. And I think that the idea is that they would like to work that out through the development project as it develops. And I'm assuming if there is any movement on the county actually widening the road, then they would just work that out at the time. And instead of... having that as part of this project as a condition.

So the condition would be removed so the applicant doesn't have to improve the road because the county is planning to improve the right of way.

Correct, and if that were to happen, I think what the county's position is, they would like to just do that at the time. If they are improving it and this is working, they would just like to negotiate that at the time of the development instead of putting this condition in.

What's that? As a developer, being forced to build right of way that might be torn out or replaced seems to get me.

Well, first of all, I'd like to bring the board's attention to the fact that this does not exempt us from improvements forevermore. It exempts us for a three-year period and then, subject to the development contract, two additional one-year periods. This is the exact language that was negotiated with the project across the street. And our concern is that based upon their comment, they're gonna make us pay a cash payment in lieu of based upon their comments at TRC, A, or B, not negotiate the same as we were able to achieve. We achieved what we did across the street because we had to, have many conversations with many people on the county commission, on the administrative side. We just think it's unnecessary to go through that whole process again. And the fact that the county engineer objects to this language makes us feel like a similar negotiation for this project would be just as difficult, if not more difficult for this project as it was across the street. But we don't understand the objection, in other words.

Oh, okay. And Madam Chair, I think that Mr. Ahmadi, did you say you wanted to have some?

I just want to explain. I'm Ahmadi Shibagani, Engineering. We just want to leave the line says dedicate 57 feet from center line of Walnut Grove and improve and eliminate all of those red marks or whatever the red lettering it is. That's our recommendation. And we object to all of those red items that Mr. Choshwiler is mentioning.

Thanks. So what we would be doing in essence would be either adding this against the wishes of city engineering, or we would be voting on DPD's recommendation as is. What are we doing?

Yes, so DP, our recommendation does not include this language. So if you did want to discuss including it, you would have to amend the current case, the current conditions. And yes, that would be not what the county engineer has requested.

Okay.

May I ask a question? Sure.

Go ahead.

So from the county engineer's perspective, what is the reason for the objection to the applicant's proposed addition to the condition?

We feel like that we can negotiate all of those during the time of the contract and we feel like these items do not belong to outline plan conditions.

Thank you. Can you address the applicant's concerns about not having parity with a similar development across the street?

No, not at this time. That's the job of county engineer, so I'm not authorized to discuss that at this stage.

What say the board members? Does someone recommend that we amend it? Does someone recommend that we vote as DPD has stated?

I'd like to recommend that we accept the revisions that Josh has suggested because they're not, I mean, as a developer, the key being that first sentence is just too broad, in my opinion. Second.

So, as the regular chair, You are recommending that and also you will read it as such and then we'll vote one way or the other?

Yes, Madam Chair. I think that, so there is a motion to accept this amendment and there's a second. So we can vote on that to decide whether this body would like to accept that amendment and then vote on the case.

Okay.

Let's do that.

So we're voting on the amendment first?

Yes. Okay.

All right.

Would you like me to read the amendment?

Yes.

As amended? Yes.

Condition 3A, dedicate 57 feet from the center line of Walnut Grove and improve with a three-year standard improvement contract. If the improvements have not started under the county improvement project to widen Walnut Grove and the county is still working on plans, right-of-way acquisition, environmental issues, or TDEC approval, bidding the project or work is not under contract to begin, two administrative one-year extensions shall be approved.

Okay, we already have a second on that motion, on that amendment. Is there any discussion? Is there any discussion? Hearing none, I assume we're ready to vote on that particular amendment, whether to add it or not.

Yes, Madam Chair. Mr. Thomas? Aye. Ms. O'Connell? Yes. Mr. McKinnon?

Yes.

Mr. Gill?

Yes.

Mr. Orgel? Yes. Ms. Wilbanks? Yes. Mr. Winter? Yes. And Chair Sharp?

Yes.

Motion carries.

Okay. Now we're back to the original case number to be presented by our regular chair. The actual agenda. The actual agenda.

Motion to approve item number five, MJR-2026-017. Second.

We have a second. Is there any further discussion?

As amended.

As amended, yeah. As amended. Okay. Is there any further discussion?

Any discussion?

Okay, hearing none, I assume we're ready to vote.

Mr. Thomas? Yeah. Mr. Gill?

Yes.

Ms. O'Connell? Yes. Mr. McKinnon?

Yes.

Ms. Wilbanks? Yes. Mr. Orgel? Yes. Mr. Winter?

Yes.

And Chair Sharp?

Yes.

Motion carries.

Thank you.

Next. Thank you. Next case. Item number 11. PD-2026-010, unincorporated Shelby County. New residential plan development to allow 74 single-family lots located at 4853 Egypt Central Road.

Is the applicant present? If so, come up, give us your name and address.

Madam Chairman, yes. My name is Danny Tabrizzi, 882 Willow Tree Circle.

We're ready for the presentation.

This is with DPT presenting the case PD2026-010, located at 4853 Egypt Central Road. The request is for 74 lots of single family residential plan development. This is the subject property, which is in the unincorporated Shelby County. 157 notices were mailed on August 14. The property is zoned residential single-family 10 and surrounded by residential, institutional, and back-end properties. These are the current condition of the property. The subject site has a one-story single-family principal dwelling structure. The outland plan is on your screen. one access from Egypt Central Road and another access from Hamilton View Lane, which is an existing stud road. The total 74 lots with minimum lot size 8,000 square feet and maximum 11,000 square feet. The applicant are proposing this development in two phases. The proposed development complies with our eight billing standard. Seven letter of opposition were received, and also some letters received after the deadline. The main concerns were increased traffic, excessive housing density, and incompatibility with these surrounding neighborhoods. In conclusion, the staff recommends approval with outline plan conditions. This is the end of staff's presentation. Happy to answer any questions.

Okay, any questions of staff? Okay, applicant, we're ready for your presentation.

Good morning, Madam Chairman. My name is Danny Tabrizzi, 882 Willow Tree Circle. I'm representing the applicant for Stanton Hill Plan Development, located at 4853 Egypt Central. Thank you for allowing me to address the board. Also, most importantly, address the concerns that have been raised by surrounding neighborhood. This request is for a plan development consists of 74 lots, single family lots. The tract area is about 20 acre and minimum lot sizes are 8,000 square foot. There is a 20 foot front yard setback, 20 foot rear yard setback and five foot side yard. I want to say that we appreciate the concern that the neighborhood has and the seven letters of opposition, they've identified concerns regarding traffic, compatibility, and infrastructure. Those are the legitimate reason for you to consider. And that is the reason we went the route of plan development and designed our plan around that. First, regarding the density, and compatibility. The proposal is for single family homes, not town homes, not apartments, just regular single family homes with new infrastructure. The minimum lot sizes are gonna be 8,000 square foot. There are 20 foot setback on the front yard and 20 foot on the rear yard. we are providing a tremendous amount of open space within the development. We've also incorporated a 10-foot natural buffer along the west property line to provide screening between the existing neighborhood and our proposed plan. We're also planning a seven foot landscape buffer along Egypt Central, which will be screened from the property to the north. As far as the traffic, we have two point of access, Egypt Central, which is the main one, and the other one is Hampton View on the south side. The internal streets will be developed with curb and gutter and sidewalk, and it will provide interconnectivity through the neighborhood. Based on the conditions of the planned development, The Egypt Central Road will be improved to its full width on our side, and it will transition to an existing width as we move to the east. Regarding the drainage infrastructure, we're not leaving the existing infrastructure in place. Based on the conditions, we are proposing a detention pond facility which will be improved and built with the first phase of the project. And the sanitary sewer service also will be reviewed and approved by City of Memphis. Finally, I wanna emphasize, this is not just approval to build 74 homes tomorrow. There is a long process. We are subject to final plan approval. We have to meet subdivision regulation and requirements, engineering review, utility review, and all the conditions that staff placed on this development. The staff has reviewed the proposal against the applicable development criteria. And they've concluded that we met those standards. The staff specifically determined that project will not have a substantial or undue adverse effect on the adjacent property, neighborhood character or traffic or utilities. We believe the proposed plan development is a reasonable and responsible use of this property. We have listened to the concerns of the neighborhood We've incorporated buffers along the Egypt Central and along West property line. We have designed the access in a way that actually improves the congested condition that they contend on Egypt Central Road. For those reasons, we respectfully request for you to approve this project, Stanton Hill Plan Development, and it is consistent with staff recommendation. I will be happy to answer any question you may have.

Do you have any questions of the applicant at this time? Okay, hearing none, we're ready for the opposition. If you give us your name and address, they should come forward.

Good morning. My name is Anthony Gross. I reside in 4192 Sable Drive, the Forest Lake North subdivision. This matter came to the attention of us in the neighborhood of a by way of a card and a letter of the proposal of PD 202.610 to build 74 homes in a subdivision off of Egypt Central Road. That meeting occurred on August the 20th and approximately 10 to 15 citizens showed up that got notices at this particular meeting. After that meeting, we got together and spoke concerning our concerns as citizens for the neighborhood in this project. The concern was that the Egypt Central, that corridor at Singleton Parkway, along with the traffic, that it was a traffic issue, a serious traffic issue, because in that corridor of where we live at, We have Amazon and Nike running consecutively both ways in and out to the New Island plants. And that is an issue. And it's a single Egypt Central on that corridor between Egypt Central and Raleigh-LaGrange. It's a single traffic pattern. The neighborhoods of all the neighborhoods and subdivisions in that area are trying to get in and out. to Egypt Central, it's a bottleneck for all of us to concern. We were also concerned about the residential size of the lots. R8 and R10 would not be comfortable in comparison to what our size lots are for that area. And we wanted to look at to make sure that these homes that were coming in would be up to par to the neighborhood. We also would like to see that there is a impact study, a traffic impact study of that corridor, as well as the water runoff. The Hampton side that he's talking about, My next street is Sable Drive. And in that corridor, when we get heavy rains, the water channels that way, and we do get flooding in that area. We've addressed that with the county engineers. So we do have a water issue that we really like to have an impact study on how they're going to channel that water and that runoff for this property. But we recommend that this project be denied and not approved. Also, the planning division mentioned that they got seven applications in this meeting that we held. We held a meeting shortly after at St. Stephen's Baptist Church, and we had 49 members that showed up and signed a petition. Commissioner Coswell of District 6 showed up. Our commissioner showed up, and we voiced our concerns to him. I emailed the 74 list of everybody that signed the petition to deny this project from moving forward, but she told me that it came in late. It was at 8 o'clock at the time, but she told me that I'd have to bring this to the commissioner to have this handed to the record. But we do have, like I said, the notices in that meeting as well. Some of the members addressed their concerns that they were not properly notified or didn't receive any notices of this plan that was coming forward before the commission. Do you have any questions? Okay, we're going to ask the two other oppositions to come and speak to each other.

Good morning. My name is Stephanie Barrett. I live at 4320 Hunter Glen West. That's in the Northwood Hills subdivision. So the development they're talking about would be right across from my neighborhood. Right now, it's been a lot of developing around Northwood Hills. To the right of Northwood Hills, there are almost nine subdivisions. All them subdivisions have to come down Egypt Central past Northwood Hills to get to Singleton Parkway. So while everybody on the right is traveling, Northwood Hills is stuck trying to get out onto Egypt Central. They said that they would be building this across from us. This is just a two-lane highway. One going one way, the other one going the other way. No turning lane. So it is very hard for us to get out of our neighborhood with traffic coming from the right going to Singleton Parkway. We also have a development that was made several years ago in the back of Northwood Hills. We was promised that that neighborhood was gonna be a Paris for the neighbors back there. It turned into a nightmare. People had to move because The development promised so much and has so little to give them. We was told that they was gonna develop a street going from that neighborhood to Singleton Parkway. That street was never built. So we got like 300 houses behind Northwood Hills and Royal Oaks that's coming through Northwood Hills to get on Egypt Central. So you got two subdivisions trying to get off Northwood Hills onto Egypt Central. Mr. Reedy said that they was gonna correct the street. I don't know how they're going to correct the street when people own property on Egypt Central. At the end of Egypt Central and Singleton Parkway, we have a big church, St. Stephen's. They have difficult turning into their church, trying to go to church on Sundays. So my concern is the traffic. We have buses that come daily. four or five buses that pick our kids up and take them to school because we live in the outskirts of Shelby County. Our kids are bussed over to Bolton and Barris Chapel. So just imagine you trying to get out of the neighborhood that you got two subdivisions trying to come out, plus five and six buses trying to get out to get on Egypt Central. Of course, the cars can move a little faster, but we want to make sure them buses take their time because they got our kids on them. They can't just fly out in the street. I do have a picture of that that I took with the buses, the traffic bagged up trying to get out. Egypt Central is also a street with hills and curbs. It's a dangerous street, and to put another subdivision on there, we would need four lanes and a turning lane, something Mr. Reedy probably don't want to invest in. But I just want to say that... The neighborhood in the back taught us a lot because the development came in, they painted this pretty picture and they left them people back there with a HOA that they paying for. And I wish that you could take the time out to come and look at that neighborhood. We don't want to get stuck like that again. And like I said, the traffic is the main problem. Like I said, our kids, they first for us. We don't want to have accident buses trying to get out. It's a lot of accidents that happen on Egypt Central. That's like I said, it's a one lane going one way, another line. If a car was to stop, everything stopped. The other day, a car, I'm sorry.

We've got one more secret.

Okay. I'm sorry.

Okay.

Good morning. My name is Latoya Reed Hanner. I live at 4221 Singleton Parkway. In addition to what my neighbors are saying, one of the big things also is that they oppose proposing that these homes that they're going to build, they are 1,800 square feet, $400,000. Those homes are not affordable for the area that we're living in, in addition to the other things that we're opposing. The price of these homes is not affordable, which in turn will reduce the selling price, making the homes more attractive to investors who would then rent them out. Most often, renters do not have a vested interest in homes the way a homeowner does, and therefore may not take pride in caring for the home in the same way. Something else to consider, what if the homes do not sell due to unaffordability, or if investors are not able to rent them out? The house will just sit there unoccupied, which is another major concern. That is time, resources, and money wasted creating unwanted problems to and for our community. They've already come in to build a subdivision that they're already saying is lacking, that was built before. This area is congested. You're talking about building 74 homes at the back of my property, which I'm also concerned about because it's a safety issue. There's plenty areas, open areas, that this could be proposed to in other areas in Raleigh. This does not have to be in this congested area on those. He's saying it's 20 acres. Yes, it's 20 acres, but it's 74 homes that is congested, and it's not affordable for where they're proposing it to be.

Thank you. You're welcome.

Madam Chairman, the only thing that I want to address is the traffic. Egypt Central, in our frontage will be improved fully, 42 feet from the center line. It will have a turning lane. And if there is a congestion issue going into North Hill subdivision, that problem will be solved as a result of this development. As to the rest of the Egypt Central, I mean, that's something else. I mean, you know, We believe once we improve the Egypt Central in front of our property, I think that problem will go away to great extent.

Go ahead. I do have one question for the applicant. There's quite a bit of discussion in the staff report about utility service to the property, and I wanted to see if you'd comment on that.

The utility service as far as drainage and sewer.

The part that I was particularly interested in was the discussion about water service and fire suppression water, things like that.

This project will be built to the highest existing standard that we have in Shelby County. Memphis Lock Aspen Water will be providing the water service to this project. So as far as any pressure or adequate capacity, that will be resolved during our development of the project and the engineering review approval that we have to go through the county engineer and city engineer.

So just to clarify, the utilities won't be provided by Marshall County Utilities? No, sir.

Okay, thanks. Okay, we have another question. Okay, since we don't have any more questions, we're gonna close the public portion of the meeting. We are ready for a motion.

Motion to approve item number 11, PD-2026-010. Second.

We have a motion, we have a second. Do we want to discuss? Is there any discussion?

Well, I should have said something. I want to ask, well, I'll discuss it among us. I heard a concern from the opposition about lot size. And did I miss something on the, these are for sale, I'm assuming. Did they give a price range of 400? Yes.

Hold on, Mr. Traprizi. Mr. Traprizi, one second.

Wait a minute. We can't go back to the public unless we ask to open the public portion of the bill.

They did say 400. And I did look up the average value in that zip code, and it is less than $100,000 from the price. So there seems to be a discrepancy.

And that's where I'm going with this. And that is, I see developments come with those amounts. But, you know, I didn't go out and look at this project, but I do know that area. And so what I'm afraid of is this becoming rental property. And I don't think anyone would want that. This would be 74 rental properties that investors will sweep in and buy. And that does change the area and, you know, So I'm struggling with that, that $400,000 for those houses over there. I don't believe that. That's hard for me to believe. And I would hate for us to create an entire area, another. And we need density. I'm for that in the city, in other areas. But to create an entire area of rental property is a problem.

It also does sound like the traffic is an issue that needs to be resolved. Just in looking at that kind of density, there needs to be more infrastructure to support that.

Any other discussion? Any other discussion? If not, then we're ready to vote. We've had a motion and a second.

I would just say that I find the new wood is good for surrounding neighbors, tends to help values when you get new wood in an area? I'm not as worried about the traffic. Call it 150 new people. So I'm for this applicant, this project.

Madam Chairman. I will say that in terms of price, this thumbs up. I mean, I think the market really dictate price and obviously, you know, if it's something that's unaffordable to a homeowner, it wouldn't be something that's bought. I like the development. I would like to see a little bit more Maybe I did, I wanna ask you guys, did I miss it in terms of the road improvements? What were they for you guys? Attorney Lane, yeah. He said they would improve their side of the road. Okay, okay. And it looks like they have another, what, exit down further south on the property.

Okay, okay. Any further discussion?

I'm still a little bit concerned. I'm still a little bit confused and concerned about the amount of discussion about utilities, especially, you know, the town of Carnival has a significant concern from their town planner.

Oh, yeah, shoot. That's

Thank you. I'm sorry. We got mixed up. I'm sorry. Thank you.

I have one small comment. I tend to agree more with Mr. Gill and we need more houses and I don't know the applicant. I do know of the applicant and know that he does very good work and reputation. And I'm for more houses. And as Mr. Gill said, 150 cars really don't scare me from a traffic standpoint.

Okay. Is there any further discussion? Anybody else? Okay. Hearing none, I assume we're ready to vote. We have a motion second. We've discussed. We're ready to vote.

Thank you, Madam Chair. Mr. McKinnon? Yes. Ms. O'Connell? No. Mr. Thomas? No. Mr. Gill?

Yes.

Mr. Orgel? Yes. Mr. Winter?

Yes.

Ms. Wilbanks? Yes. And Chair Sharp? No. Motion carries.

Thank you. Thank you. Now, do we want to go to number one? If the applicant is here, do we want to go to 13?

I think we can just go to 13. We'll go 13 and go back to one.

All right. Item number 13, SUP 2026-020, Cordova Special Use Permit to Allow a Behavioral Health and Residential Treatment Facility in the Commercial Mixed Use 2 CMU2 District located at 1288 Sycamore View Road.

Okay, we're ready for you to give us your name and address.

David Bray, 2950 Stage Plus of North Bartlett, 3134.

Thank you. We're ready for the presentation.

This is Nabanita Nira with DBD presenting the case ACP2026-020 at 1288 Sycamore View Road. The applicant is requesting to allow a behavior health and residential treatment facility. As you can see on the screen, this is the location map and 61 notices were mailed. The subject property is zoned commercial mix use two and surrounded by office building, commercial and... This is the current condition of the subject property. The building is existing. The applicant want to repurpose this building. This is the site plan. This is the existing landscape plan. The proposed development is consistent with Memphis 3.0 comprehensive plan. As I already mentioned, the applicant is requesting to allow a behavioral health and residential treatment facility in CME2 zoning district. The building is existing. The applicant is proposing to convert the building. We received two letter of opposition and their main concern was compatibility with surrounding commercial uses as it is the reuse of the existing building and surrounding land uses are office, commercial and industrial. The staff recommending approval with condition. This is the end of staff's presentation. Happy to answer any question.

Questions of staff at this time. OK, we're ready for your presentation.

Thank you. David Bray with the Bray Firm, 2950 Stage Plaza North. This is an existing building being repurposed. I've got two representatives of the ownership team that are here. I believe most of the objections are probably going to be for the use. There's not a whole lot specific to the site. It's existing. We're going to reuse the building. So I'm going to introduce them and let them speak. And then we're going to reserve the rest of our time for rebuttal.

David Hamilton, 2435 Brinswold Cove in Eads. Good morning to y'all. We're really excited about this opportunity. If you're familiar at all with Sycamore View, you know that it's a terrible place. The hotels that are lined all up and down that street are a hotbed for prostitution, drugs, all kinds of things like that. friend and partner in this, Landon Clay, and I have been on that street for years trying to do something and help. So I decided to go buy a building on Sycamore View and potentially turn it into a detox, a step-down unit, and then another area for just hospitality in the area. So what we're attempting to do is to create a place of help, a place of safe haven for those young women that are being trafficked, that are being prostituted, the drugs that are going on there, the illegal activity that goes on up and down Sycamore View. Sycamore View has a special place in my heart. When I moved to Memphis in 1985, my parents actually put their camper behind one of those hotels while our house was being built in Bartlett. And so that place has always been special to me. It's a horrific area. It's crime-ridden. It's sad to go up and down that street and see people being affected by fentanyl and all the other things that are going on in our community. And it's our desire through a nonprofit that I started many years ago called Point of Impact Global Missions to open that up and to be able to help those folks in that area and to make a real difference specifically on that street and in other areas in Memphis.

Do you guys have any questions at this time? We'll reserve the rest of our time for rebuttal. Are you gonna speak too? Okay, yeah, sorry. Good morning.

My name is Landon Clay. I've lived in Memphis my whole life, 56 years old. I've spent 12 years of my life in and out of prison and addicted to drugs. And I, too, lived on Sycamore View in the hotels. And I know many people that are over there right now. And I want to make a difference in my community. I hope you know my name. My name is Landon Clay. You'll hear my name again. I want to make a difference in the city of Memphis. I want to help clean up the city of Memphis and reach every drug addict and alcoholic and prostitute. and reach them in the name of Jesus to help change their life. And that's what we're doing on Sycamore View. He bought the building. We had the idea. We want to turn it into a 12-bed detox. If you know anything about people who don't have insurance, they don't have nowhere to go get detox, we want to create indigent beds so that people can get detox. There's 10 beds at Alliance. They're overflowed all the time. There's a waiting list to get people in for detox. We want to change that in the city of Memphis. We want to reach them right there on Sycamore View, and I want to spend the rest of my life doing it. Thank you, ma'am. My address is 265 Breezy Loop in Oakland, Tennessee, 38060. Thank you, ma'am. Thank you.

Hello, my name is Spencer Tarver. I'm representing Wilson Imports at 6079 Resources Drive. My current address is 6645 Eastbrook Lane. I live one and a half minutes from this place. So, as a neighboring business, we have serious concerns about the potential impacts this facility could have on our employees, as myself, customers of our business, our property, our business operations, and the overall character and safety of the surrounding area. As a business, we work on cars. We work on high-dollar cars. We work on Audis. We work on Rovers, luxury cars. And so one of the main things that is kind of... I guess you'd say interesting to us. The reason why I'm here is because we are concerned as far as the safety and security goes of this facility. It's located directly across the street from us. And we have to make sure that this facility has enough personnel per patient that is there. If one of them, and I'm not saying that every patient of this facility would be a problem. but it is something that you have to take into consideration. And something that one of the other oppositions will say in his, is this facility is currently located right next to a daycare. And do we really want, I mean, I'm just using common sense here, do we really want a behavioral center, people that are exhibiting behavioral problems right next to little kids. So that's all I have to say. Y'all can read over this.

And thank you.

I'm Brett Berry, 1595 Wilfal Road, Arlington, Tennessee. I'd like to start saying that I'm Brett Berry. I'm president of CAMCO Reuven Supplies. I'm here representing Campbell Companies in strong opposition of this. Our businesses have operated responsibly off Resources Road for nearly 50 years. I'm speaking on behalf of six of the 11 lots on Resources Road. We share the exact same concerns expressed by Wilson-Alamotive. We strongly disagree with the staff report claiming the project will not be injurious to the neighborhood or general welfare. Introducing a special permit to this clinic is entirely out of harmony with the already established businesses that have anchored this industrial area for decades. We respectfully ask the board decline this and review the opposition letters and deny the special use permit. Thank you.

My name is E.R. Bean. and I've been a property owner on Sycamore View since 1988, and I've witnessed everything that's been mentioned up to this point. There's hardly a day goes by that there's not some law enforcement that uses our parking lot directly across the street from the Fairview Inn, which they have warrants with them to make an arrest and they sit in our parking lot and wait until they see them come out of the building and then drive over and pick them up. It goes on day after day after day. It's rare that there's not some arrests made there during the business hours that we're there. There's been a long period of time that we've been picking up needles in our parking lot, sometimes 50 needles over a weekend, sometimes 100. It's just been the conditions have deteriorated to the point that it's just crushing my retail business at that location. But I think what's been proposed here, and I've got... something I'd like to present that has a picture of the property and the daycare center, which is directly adjacent to that building. There's only like a little drive in between the two buildings. So you've got an existing child daycare center, and now we want to bring people that are... having a lot of problems with drugs and that kind of thing, not just from somebody said we're going to clean up Sycamore View. Well, we're going to bring people from a much larger area than just right there where that building is in there for treatment from what part of Memphis, all over it. I mean, we don't even know. But If you just think about this for a second, I'll give you an example of something that has happened right on my property where you've got people that are just passed out because they're having a real serious drug problem laying in my lawn and the police pick them up and do whatever they can with them. Well, if we're going to pick up people like that from other streets and not even Sycamore View and bring them to this location, what in ambulances and police squad cars and whatever, this is not going to solve the problem on Sycamore View. It's going to exacerbate the problem. We're going to have... I don't know what all, maybe they'd be brought in ambulances and, you know, police vehicles and that kind of thing. What a steady stream of them there, bring them there for help. And, you know, I'm a little bit concerned about how any of us, as noble as this cause sounds, how any of us are gonna help these people as long as our government gives these people the money to buy these drugs. I mean, we're swimming upstream, people. I would give anything if something like this would help the problem, but I think it's very difficult to even imagine that as long as it's being funded, that a little effort like this one is going to turn things around. So I'm concerned about all the property owners. Our property is going to be devaluated. There's no question about that. It's already... in the process of that without adding this on top of it. But I'm more concerned about the fact that somebody would want to put a facility to help people on drugs next to a child daycare center. So I hope you all think about that before you make your decision. I appreciate the opportunity to speak. Thank you.

Yes, sir.

We presented an exhibit. I handed it to this gentleman. You got it?

Okay.

So if you're looking at the building, the front of the building, it's directly to the right side. So it is operable and it also has a van parked out front or to the side. it's all in the same like shopping center. I guess I wouldn't call it a shopping center because that's not what it is, but yes, ma'am. And one last thing, that daycare center is not located on Google Maps or Apple Maps. I just checked. So all you have there is our exhibit, the photo, but it is there.

Yeah, I got you. David Hamilton again. There is a daycare that is next door, but it's not open. Matter of fact, and this is public information, but the child that died in the bus in Cordova, it's owned by the same company, same lady. And this is completely speculation, but I talked to the manager of the place just to ask them how that's going. And they said, you know, there's no... There's not a date or any kind of operating at this point because of the situation where the child died in a bus recently. So that was, it's there, but it's not there.

Correct. Yeah.

Can I say one last thing? That business license is still operable. That business license is still operable.

Thank you. I made some notes as it's going on, and I honestly thought that the opposition would get up here and say this is incompatible with the neighborhood and that our description of the neighborhood was not accurate. I know the area well. If you look at the one that's labeled zoning map up there, if you were to be able to go one more lot on the southeast corner of that, it's where I grew up. And my parents lived until they passed away in 2020. So I know this area. I saw the hotels come in. They were all nationally flagged when they came in. And now most of them are not nationally flagged. Every morning I take the exit off of I-40 at Sycamore View. And it's a rotating group of addicts and alcoholics begging for money. as you go through that stretch from the Pendle Farm on the south to Summer Avenue on the north. It's a tough stretch and these gentlemen are trying to come in and do something about it and it's not going to introduce drug addicts to the area. They're there. It's going to offer some help and we do have help in other areas of the city but as most of you are probably aware, that is woefully underserved in this area. So if you've got questions about the day-to-day operations, how the patients are going to get there, how they're going to select their patients, how that's going to work, please direct those to them and they can answer those questions. But I believe this will be a help to the community.

Do we have family members or children in any of these types of services? I don't know what else we need to do, but I think there's a need. All of us know that narrative, and I believe this is a good use for that narrative, that daycare is not an issue. I don't think that facility will be going forward in the news, but I am concerned about kids in this world. I'll go for daycare, but it is a good narrative.

Thank you. Okay. Yes, ma'am.

Well, you let this gentleman ask another question. ... ... ... ... ... ... ... I just want to make one comment about Mr. Hamilton's system.

Thank you. in their mission of obviously walking out to you.

Thank you.

Item number 1, MJR-2026-010, unincorporated Shelby County, major modification to PD-2019-023-CO to revise the concept plan and number of access points located at 1496 Quinn Road.

Okay, if the applicant would come up, make your, announce yourself and then we'll hear the case.

Cindy Reeves, SR Consulting 5909 Shelby Oaks Drive, Suite 200.

Good morning, Kendra Cobbs for Division of Planning and Development. This is a modification to a previously approved plan development, PD 2019-023. The applicant is Quinn Road Partners and represented by Cindy Reeves. This is located at 1476 Quinn Road. So with this being a modification to the plan development, the request is to revise the concept plan and one of the revisions would include adding an access point. Just a quick review of the history of this project. As I mentioned, it is a previously approved plan development. It has been before you, this project has been before you a few times. The Shelby County Board of Commissioners did approve it and adopt the plan development in July of 2020. At that time, what was approved was a maximum of 450 single family detached homes, also only a maximum of 150 building permits would be issued unless a development impact studies would be brought back to you all, the Land Use Control Board. There was one vehicular access to Quinn Road and then two access points to Quad County Lane. And following that, there was a major modification that was approved in April of 2023, and that was for the gated entry off of Quinn Road. And with that approval, the final plat was approved and recorded in June of 2023. Also, there are images of the public utility that was approved to serve this development during that time in 2020, and we received updated letters for that to still be the case. So we have Marshall County Water Association to provide the water service for the development, and then also Marshall Utility Services for the sewer. So this is located in the far southeast corner of Shelby County. It is near the state line in unincorporated Shelby County, and it is a largely rural area. The lot consists of, it actually consists of two lots, but it's a total of 177.12 acres that would be for the entire project. So the zoning map shows the site in yellow, And the area is Zone Conservation Agriculture, or CA, and that is pretty much for that entire area. However, this site, since it was previously approved as a planned development, that planned development governs the requirements and the development of that site. And looking at the land use map, this is, the site is rural, or the site is vacant, it's vacant land, and is surrounded by either vacant lots or single family properties, large single family properties. These are images of the site from Google Street View and this is looking from Quinn Road. Since that final plat was approved, these are some of the improvements that are showing that entry. And this is the concept plan that has been presented for approval. So really the changes that are being presented, as I've mentioned, is just adding an access point to Quinn Road. The inset to the right is showing that what they're calling the first phase of this development that would include 100 lots. Also, the request is to remove the internal alleys that were to provide access to rear loaded garages. And one other change, notable change within the concept plan conditions is that I mentioned that a maximum of 450 lots were approved with the plan development. So this concept plan is proposing a maximum of 389 lots or single family homes. So just to conclude, this is a plan development that has already been approved. The Shelby County Board of Commissioners, they have adopted the plan development. The final plat for the development has been recorded, and so this is a request to modify a few elements of the outline plan. those elements or conditions would be adding an access point to Quinn Road and removing the access alleys that would allow rear-loaded garages. Now, in response to that request, staff has added a condition that any garages or carports, they are set back behind the front facade of the home, and this is an attempt to minimize the appearance of garages. a standard that we maintain within the department, within the division. So any other requests that might ask that, this is something that we would also add. There were 18 opposition letters that have been received for this modification request, this current application, and mainly the concerns involved the density for development impact, also the Public Utility Service. But because this is an approved plan development that has been memorialized by the final plat, staff feels that this should be approved. We recommend an approval. Also, the consideration, once again, is just for the elements of adding an access point to Quinn Road and removing those internal alleys. So with that, we're recommending approval and the full outline plan conditions can be found on pages 13 to 16 of the staff report. Happy to answer any questions. Okay, here we go.

I'm gonna give a brief PowerPoint and then I'll save the rest of my time for a rebuttal. This is the Quinn Ridge plan development. It's a revised concept plan. When this lot, when this development went to the county commission, the county commission had in front of them a 543 lot plan development. What they did is they amended it to 450 lots and as a maximum with no concept plan. So that was what has been approved on this development is a 450 lot maximum with no concept plan. So next slide. So we've got, this is the recorded outline plan. All it shows is streets. It doesn't show any of your lot lines. It doesn't show how many lots it just, goes into a maximum of 450 lots permitted. Next slide. This is the approved county commission plan reduced from 543 to 450. Next one. This is just site data. As you can see, we went from 543, of course, now to 389. Next slide. This is just another blow up of what was previously approved. to compare to what we are proposing. Next slide. This also was a plan that we worked out with, or tried to work with Town of Collierville on, and this was never really discussed with the mayor and board. It just, it failed on getting annexed and it never went forward. so after working with collierville for almost a year they ended up not getting approved so next slide this is the new concept plan that they are proposing next slide this is just site data next slide this is some conditions that i feel are extremely important they have They have deleted the 450 lots, so they'll never be able to go above 389 single-family lots. Once 150 building permits are issued, the developer has to provide an impact study to see what the impact this development has on public land, private facilities, including and not limited to schools, water, sewer, and fire department. That study has to be approved before any additional lots can be done. So you've got 150 lots. If those 150 lots impact the area, then that development stops at 150 lots. You can see that a traffic study is submitted with the phase one final plan approval. And of course, you know, the Land Use Control Board, we're asking the Land Use Control Board today to approve a new concept plan that allows, that memorializes more of what the county commission had approved. And the any site plan must have land use control board approval. So as each phase goes through, then it will have land use control board approval with appeal, of course, to county commission. And I doubt that the first phase will be 100 lots. Just, next slide. This is the utilities, if sanitary sewer is not provided by Marshall County Utility Services, approval of this plan development is terminated. That is in our conditions. Memphis Light, Gas and Water Division bears no responsibility in providing water utility services to this plan development. And that memorializes that we have to get our utilities there, we have to provide impact studies. There's a lot of restrictions on this development next slide this is the concept plan that we're asking you to approve today it goes from 450 to 389. um we're here for any questions and i'll save the rest of my time for rebuttal okay

Hi, good morning. Michael Clark, Development Director for the Town of Collierville, Poplarview Parkway. I apologize. Here today to speak in opposition to the proposed request finding, it does not meet section 9.6.9 of the Unified Development Ordinance. Specifically, it's inconsistent with the character of the surrounding neighborhood, and it does have detrimental impacts on the slides. If you can go to our slides, please. Okay, I guess we don't have our slides. So everybody should have received a paper copy of our handout before the meeting. I see them up here on the table. I'll go through this in summary due to, we do have several other speakers. The 2020 plan didn't make sense, namely, 450 units, not the 291 that would have met the intention of our regulations, really changed the character of that development. The traffic on Quinn Road is a two-lane local road that has minimum access. Imagine large construction traffic going to develop this along that road. That's going to have a detrimental impact. The schools are an impact. The closest school is 21-minute drive for the county school. Imagine being a parent driving your child past Collierville High School with them asking, why can't we just go to school there? That's going to be a detrimental impact because the town of Collierville and Collierville Public Schools are going to be receiving a lot of those phone calls. Emergency response times are going to be impacted. The closest emergency service station is at Forest Hill-Irene Road, whereas Station 6 with the town of Collierville is literally around the corner across from collierville high school so the reality of it is when there's emergencies that are occurring out at this particular site the county will get the first call and then they're going to call the town of collierville and we're going to end up having to respond to it and we already talked about the utility having come from another state as opposed to going through the proper channels being annexed into the town of Collierville and acquiring the town of Collierville water and sewer. Moving forward to the modified site plan, staff mentioned that there is two points of access of Quad County Road. However, if you look at the proposed design, it only shows one, which makes us question, okay, how is that going to be situated? More so is our fire code typically requires two points or three points of access for anything over 200 dwelling units. They don't have plans or permissions to finish the third point of access, and the separated points of access off of Quinn Road doesn't meet the separation consistency that the fire code would require for it to be classified as two points. So what you're seeing on here, until they do that additional connection for that third point going to the north of the site, you really only have two points of access, which limits the development to no more than 200 units. The construction traffic, once again, on, see if we're catching up with the slides here, off of Quinn Road is going to have a detrimental impact. And Quinn Road is within the town of Collierville corporate limits. Sunday, I did receive a request from the applicant for de-annexation. However, just this morning, I have a letter on my desk from Whitehead Law doing an analysis, finding that the applicant doesn't have standing to request that. And when that property or when that right-of-way was annexed in 2019, it went through the proper channels and it is a confirmed annexation and will remain as such in corporate boundaries. Additionally, the development pressure in addition to our fire services ambulance services, police services, all the interlocal agreements that we have with the county. This is going to be a significant burden on the Town of Collierville, and we're not going to receive any tax revenue for it. The last slide in the deck is really two takeaways. First of all, there will be adverse impacts, not only to the adjacent neighbors, but also to the Town of Collierville. There are too many unanswered questions, we believe, for the Lane Use Control Board to render an appropriate decision. However, realizing the circumstances of the situation as an amendment, if the board does feel that it's necessary to move forward with adoption, the town respectfully asked for additional conditions be applied. First of all, limit all construction traffic to Quad County Road. No construction traffic taking up power lines or requiring additional tree trimming on Quinn Road. Two, that the water flow and pressure be confirmed before any development can begin. As you saw in the letter, it acknowledges availability for potable water. It doesn't talk about fire suppression systems. The applicant indicates that the units will be sprinkler, but if there's not necessary pressure to provide sprinklers, especially for those second floor units, what good is that? Third, no more than 200 units be constructed on the site until that third point of access to the north is fully constructed. And then fourth, that any modifications to the Quinn Road right-of-way go through a proper town of Collierville procedures before development. And I'm available if you have any questions, but I'll allow the additional opponents my remaining time.

Good morning. My name is Jordan Thomas. I'm an attorney at Bass, Berry & Sims, 100 Peabody Place, Memphis, Tennessee, 38103. I, along with Scott Shanker and Buck Welford, represent David and Jenny Slay, property owners at 1640 Quinn Road. Both Mr. Welford and my colleague, Mr. Shanker, wrote letters in opposition to the pending major modifications request Those did not make it into your staff report, but I do have copies of those here for you today if I could pass these up. I also believe you may have received those via email. On behalf of my clients, we ask that you deny the pending request. There are various reasons, and you've already heard some good reasons from the representative from Collierville, but I'm going to focus on the public safety issues. And there's three aspects that I'd like to focus on. The heavy industrial equipment, Quinn Road itself, and local motorists. If this request is accepted, the proposed modifications will route the large, heavy commercial and industrial vehicles to the Quinn Road access point. This equipment alone will cause recurring property damage, but property damage is not the only concern. You have a photo of Quinn Road in the slides that Collierville passed up and you saw it earlier in the presentation. You'll know it is narrow, it has no shoulders, and this particular area has a dangerous partially blind turn. For these larger pieces of equipment to make the turn into the development, They will have to execute an exaggerated swing, taking over all lanes with trailers crossing over the raised median. They will need to build momentum to complete the turn, creating an issue with the ability to break in time to avoid other vehicles that are traveling through that intersection. Now, I'd like you to consider who utilizes this area, local motorist, student drivers who are inexperienced, recreational cyclists, bringing heavy industrial equipment to an intersection in an area not designed for this purpose where there are vulnerable drivers creates a foreseeable safety risk of serious injury or death, which in turn potentially raises significant liability risk for both private and public entities involved in the process. For those reasons, we respectfully ask that you deny the major modifications request. I'm happy to answer any questions, but I'd reserve the rest of the time for the other opposition.

Good morning. My name's Buckner Welford, 165 Madison. I'm an attorney. I represent David and Jenny Slay, as does Ms. Thomas here. But I'd like to just quickly ask the Slays to stand up first. Those of my clients live on Quinn Road. And then ask the other neighbors that showed up whether they speak or not in opposition to this. I'd just like to make a few quick points as a follow-up to Ms. Thomas. First of all, there are very significant, clearly, construction traffic issues at play here. The traffic study that was performed in this case was 2019. There is no updated traffic study that estimates the impact of construction traffic on any point of access. Second, the Marshall County Water Service letter specifically says that they cannot guarantee fire suppression services. kind of stunned that with these obvious traffic and water pressure and sanitary sewer provision from another state issues. We have no comments, no comments from the county engineer or the county fire department on these very serious issues. The developers claiming credit for reducing the size of this from, well, the original plan was 543. Then it got whittled down to 450. Now it's 389. And yet somehow the density, the open space is reduced. The open space is reduced with these different machinations that are going on. The 389 reduction is no real help at all. The final point I'll make is this is a major modification request. True enough, they got what they got in 2020. It was a pretty Byzantine set of proceedings, but they got what they got. But a major modification request opens the entire project up. You must meet in the present tense all of the standards set forth in 9.6 on adjacent property, public safety, traffic, and these other things. They simply haven't done this, nor has the county, frankly, provided a basis for you to think that you can approve this and keep people safe. So I would just ask that you consider if this is approved at all, the conditions that Collierville set forth, but also just denying this, just denying it, and send them back where they should be, which is negotiating with the town of Collierville, who is open to discussion. about a more manageable form of development that meets everybody's interests. Thank you, ladies and gentlemen.

Good morning. My name is Ben Nickel, 1676 Quinn Road. My wife and I and our two kids live on Quinn Road, and I want to speak not as a developer, not as an engineer or a planner, but as a husband, a father, a neighbor, and someone who uses Quinn Road every day. Okay, we only have one minute.

We're really out of time, so we're going to give you that one minute.

Quinn Road is a narrow two lane road with 45 mile an hour speed limits, open ditches on both sides, no divider, hills that create limited visibility. And we already have cyclists and runners using this road, which is difficult enough to do with safety traffic we have today. Now we're talking about adding hundreds of additional households and hundreds of cars, construction traffic, large trucks. I'm particularly concerned about the interaction between these large trucks coming off of Shelby Drive and the passenger vehicles that families like mine use every day. Public safety is not just about the traffic, it goes beyond the roadway. Every existing resident in this area is on well water. We are very conscious of what we put on our property because we understand that what we spray in the yards ends up in our water. This development will be supplied by water from different county, different state, and will those citizens have the same level of concern when it comes to spraying their lawns, when it comes to using chemicals as we do? We also live in a community where we communicate with each other anytime we're burning brush after a big storm that comes through. We always want to make sure that it's a safe environment. Will these other residents have those same concerns? These are working farms with large animals that can be dangerous if they're not properly handled. Safety is a priority for everyone who lives there, and my concern is that bringing in a large number of new residents into close proximity with these farms will also increase the possibility of people, particularly children, encountering animals, electric fences, gates, equipment, and other situations they may not understand. I hope this board will consider whether a neighborhood of this size will understand and respect those existing practices and whether construction debris, trash, or other material that can blow into pastures, because something as simple as a single cigarette butt can be toxic to livestock. For those of us who live here, these aren't lines on a site plan. They are the roads our families use every single day, the water we drink, and the land where we live. I'm asking the board to make sure that public safety, not simply whether a development can technically fit on the property, is given the weight it deserves before the project moves forward. Thank you.

May I speak, please? I'm the last one and it'll be under a minute. Thank you. Thank you very much. My name is Cindy McCowan. I live at 1532 Quinn Road. I've been there for 32 years. I'm the 40 acre property that is surrounded on both sides by this project. My main concern, I agree with everything everybody said, but my concern is fence security between the two You have, I presume, most likely city people that are getting ready to be next door to a property that has cows, bulls, water buffalo. I have an animal rescue. There's multiple dogs. And I'm very concerned about the safety of the fence perimeter. We seem to have lost our buffer there. in this change proposal. I'm just highly concerned about that. My riding arena's on the line in the back, and I'm concerned that a child jumps over the fence, and I mean, it can hurt the child, my rider, a horse, it can hurt a lot of things. I just, I'm concerned about what's coming in and the density and the dangers that it brings both on the roads and to the property owners. Thank you very much.

Okay, do we have any questions of the opposition, anybody? Any questions of the opposition? Okay, we have one.

I just might want to ask a little bit more detail from the Town of Colorado representative about the incompatible land use. Can you elaborate on the concern there? We're talking about developing land.

Yeah, specifically the section, the narrow section that is adjacent to Quinn Road. The density character is significantly different than the rural character as with the remaining area of that road. We've taken quite a bit of steps in our both 2040 comprehensive, or 2040 land use plan and as we're doing in the 2050 plan. to preserve that rural character while still allowing larger development potentials on the back section of that so what mr porter is requesting um is not uh it doesn't meet the spirit and intent we believe of that character along quinn road but could meet along the 72 quad county road area so just out of curiosity what would be consistent with this area Rural character development, larger lots, not necessarily large estate lots adjacent or that's comparable to the existing acreage of the neighboring, but something much more akin to what you'd see such as like Shea Road or Bailey Station Road in Collierville. So still allowing an increase in density from what's currently there along the narrow section and allowing for a decent amount of density in the back portion. And that's both consistent with the 269 plan and the 2040 land use plan that we currently have in effect within the Town of Collierville. Thank you. Thank you.

Any further questions of the opposition before applicant comes and make a rebuttal? Okay, we're ready for the applicant for your rebuttal. You have more than three minutes because I think you took less than 10. Go ahead.

I hope I don't take that long. We're asking for concept plan approval that will memorialize what the County Commission approved. That's what we're here to do today. Each final plan will come in with their phase and it will be reviewed by Lane Use Control Board. And if the final plan is not acceptable, then it will be appealed to County Commission. The traffic study should have less impact now that we have fewer lots. The traffic study will be provided with the phase one final plan. We have worked with the county fire. Water pressure is not a problem. There's gonna be a 12 inch line that will come to the site and we will be working with county fire on the water pressure and we will make sure that there's plenty of water pressure. That's not an issue. The conditions restrict the development as I showed you on the conditions. And we're just asking for approval of concept plan. Thank you.

Thank you. Do you have any questions of the applicant?

Go ahead. I do. So you mentioned the 12-inch line for fire water. Where is that coming from? Who's supplying the water?

Marshall County.

Okay. Even though their letter says they can't guarantee the pressure?

We will make sure that there is the correct amount of pressure with the fire department. Whatever boosters or whatever that we need to do in order to make sure that the water pressure does meet the higher pressure that's needed.

Okay. I do think that some of the proposed conditions that Cardinal proposed are interesting and you've already addressed them. So I'm wondering if you're open to specifically adding a condition that says limiting construction traffic to Quad County Road and another condition that says confirming availability of water or fire suppression water per IFC standards. Would you be amenable to that as the applicant?

Yes, sir. Okay, thanks. Any further questions of the applicant before I close the public portion of this meeting? Okay, hearing none, we're gonna close the public portion of the meeting and we're ready for a motion.

Motion to approve item number one, MJR-2026-010.

We have a motion, we have a second. Is there any discussion?

I would like to propose that we add those two conditions, additional conditions, regarding construction traffic and availability of fire water.

Second.

Okay, Madam Chair, if there's no objection to adding those, we would just offer an amendment to one of them because it references a specific fire code that may or may not be the current fire code at the time. So we would... recommend that it say, so let me read the conditions. Okay. So condition, this would be added as another outline plan condition? Yeah. Until a third point of access is provided, construction traffic shall only use Quad County Lane to access the development. And then the other condition would be water volume and pressure shall comply with the International Fire Code subject to review by the County Fire Department. And a hydraulic water model shall be provided to demonstrate compliance prior to planning any residential lots.

Okay, so do we vote on that as an amendment separate?

If there are no objections, we can just add those.

Yes, okay. All right. Are there any objections to adding that? Okay. Any further discussion?

I'll just say I agree with the amendment. I think that is a good idea, but I'm going to stay consistent. I voted against this project from the beginning, and I'm sorry. And I stand with the neighbors and the opposition. I think it's a problematic development. I think the density is, it's off the charts. And I think the problem of getting utilities and resources from another state, I think the burden it's gonna put on Collierville without getting the tax benefit, I think it's against this development as I've been from the beginning.

Okay, is there anybody else? Okay, hearing none, I assume that we're ready to vote individually.

Yes, Madam Chair. Mr. Gill? Yes. Ms. O'Connell? No. Mr. Thomas?

Yes.

Ms. McKinnon? Mr. McKinnon? Abstain. Ms. Wilbanks? Yes. Mr. Winter? Yes. And Chair Sharp? Yes.

I don't think I get to vote.

I'm sorry, Mr. Orr, I thought I was missing something. Yes, Mr. Orr. My vote's yes. Okay, thank you. Motion carries.

Okay. Thank you very much. We are now near the end of our meeting. Is there any other announcements? Mr. Ragsdale?

No, Madam Chair, there are not.

Okay, hearing none. Meeting is adjourned.