Planning Commission - Regular Meeting

Okay, I have six o'clock, so I'll call the meeting of the Olive Branch Planning Commission uh to order. And uh if we'll have the roll call, please. Here. Janice Lewis here. Kimberly Ringac present. Okay, good. How are you doing, Kimberly? Very good to see you. Steve here. Okay. Um, you've received in your in your uh packets the minutes of the April 8th, 2025 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. We have a motion from Miss Singer to approve the minutes. Do we have a second? Second. We have a second from Mr. Stratton. Any other discussion? All those in favor signify by saying I. I. I. Okay. Any opposed? Then the minutes have been approved. Uh the consent agenda item is going to be moved under new business tonight. So I'm going to read that. So it'll be the first item of of new business and then we'll we'll have a a staff presentation on this. So, we have the application to extend the time to record the approved final plat for Henley Industrial Subdivision submitted by Shane King, Houston Engineering on behalf of Rand Management LLC, Craft and 178LC and Casa Properties LLC property owners. The two lot 9.89 89 acre subject property is zone M2 Heavy Industrial

District and is located on the east side of the intersection of New Craft Road and Highway 178. We'll now have the staff presentation. Thank you, Mr. Chairman. Planning Commissioners, before you is a request to consider extending the time to record the final plat for this craft Henley Industrial Subdivision at the intersection of Old Highway 78 and New Craft Road. You recommended approval of this plot back in 2021. It was presented to the board of adan and the board approved the plot. The PL before you under cons consideration. The lots in size are basically the same. Uh the applicant however is adding a storm water management easement at this particular location for a truck stop uh on lot one. Now that is was kind of permitted in the M2 district at the time. The reason we're pulling this off from the concern agenda to new business is because of the changes in the a change in the approval condition which uh I want to make sure that the board considers that or that uh goes into the official records in the approval of this plot. Ordinarily the subdivision regulations the applicant would have one year to record the plat u in this particular case because of the potential for the use of the site for a truck stop the new sea store with gas pumps and truck stop regulations that the city adopted I think towards the end of last year would apply to this plan with respect to vested rights. So staff recommends that the planning commission extend the period for the recordation of the final platform one and two of Henley

industrial subdivision for no more than one year subject however to the following condition and I want to add condition number four. The use of any of the lots as a convenience store with four palms or as a truck stop is subject to vested rights provisions regarding such uses as stipulated in article 9 section 11 of the zoning ordinance of the city of olive branch including the requirement that the final plat must be recorded by September 30th 2025 that is a requirement in those vest right provision s for this piece of property to remain or this uh lot to remain vested for uh the development of the lot as a truck stop. If that day passes and the final plan has not been recorded, the developer would have to go before the board of zoning adjustment to get conditional use permit approval before they can proceed with the development of the side as a truck stop. So, I just wanted to put that in the record. That concludes that presentation. Thank you. Okay. Hey, do we have any questions of staff on this? Yeah, I just wanted to clarify one thing. Um, so if they don't if if this passes again by uh September 30th, 2025, they don't uh record those lots by then, they got to start the process over again with what's on the rules today. Correct. In terms when you say start the process all over uh for like uh having to go through the um the get the conditional use permit and stuff like that. Yes, they will have to go to the board of zoning adjustment to get a conditional use permit. Gotcha. Before they're able to do a truck stop. Any other questions? And the board of zoning adjustment will have the right to let me not say the right the power to vest it in accordance with current regulations. So, okay. So, the plant does not require public discussion. So I will just open

it with with the uh commissioners any other discussion or or motions that we have towards towards this item. And the recommendation is to uh for one year extend one year subject to all the staff conditions one through four. Motion to approve. All right. We have a motion by Mr. Stratton to approve. Second. And we have a second by Mr. Sing. Any other discussion? And once again, we're extending it for one year to record the final plat subject to the staff conditions. All those in favor signify by saying I. I. Any opposed? I. All right. I. So, it's unanimously carried and the motion application is approved. All right. Also under new business, we have an application for a final plat for Center Hill Farm subdivision phase one submitted by Nick Kunan, Civil Link LLC on behalf of Johnny McBride, member Center Hill Development LLC property owner. The request is to create 88 lots and four common open spaces from 48.28 plus or minus acres. The subject property is zone PUD plan unit development district located on the west side of Center Hill Road approximately 700 ft north of Valley Oaks Drive east and about 1,800 ft south of the Highway 302 and Center Hill Road intersection. The applicant requests to table this until June the 10th, 2025. So, I will ask for any discussion or a motion from the commissioners to motion to I'm sorry. Uh motion to um um approve request to

table. All right, we have from Miss Remac the motion to approve the request to table to the June meeting. Do we have a second? Second. Have a second by Miss Singer. Any other discussion? All those in favor signify by saying I. Okay. So, it it passed unanimously and it has been the application has been approved to extend for next month. Okay. Also, we have the application to amend the project text for the at Parkview Heights area 3B submitted by David Baker Fischer Arnold Incorporated on behalf of Trey Hart Mainland MCA Olive Branch LLC property owner. The request is to permit the development of the area for single family residential condominum dwellings and to approve the association associated preliminary development plan. The 6.96 plus or minus acre subject property zone at PUD plan unit development is located at the northwest corner of Park View Oak Circle and Park View Boulevard. There is an accompanying application to combine lots 1A and 1B into a single lot. And the applicant has also request to table this until June the 10th, 2025. So I I will open it for the commissioners for any discussion or a motion to uh honor the request to table until June 10th, 2025. Motion table. All right. We have a motion by Miss Singer to table it and I I think we had a second by Miss Remac. Uh any other discussion? All those in favor signify by saying I I opposed. Okay. So this is tabled now to the June June 10th 2025 meeting.

Okay. Under item number three is an application for the first revision to Oaks at Parkview Heights phase 2 area 3 subdivision submitted by David Baker Fischer Arnold Inc. on behalf of Trey Hart Mainland MCA Olive Branch LLC property owner. The request is to combine lots 1A and 1B into a single lot one of 6.96 plus or minus acres. The subject property is zone PUB plan unit development is located at the northwest corner of Park View Oak Circle and Parkview Boulevard. Once again, the applicant has request to table this until June 10th, 2025. So I I need a discussion or a motion from the commissioner to honor the request to table until this date. Motion to table. All right, we have a motion by Mr. Stratton to table this to to the June 10th, 2025 date. Do we have a second? Second. We have a second by Miss Singer. Any other discussion? All those in favor signify by saying I. Any I. Any opposed. So the motion is carried and is tabled until June 10th, 2025. All right. Um, item number four is an application for a final plat for Blakeley one lot subdivision submitted by the property by property Jerry Blakeley Jr. property owner. The request is to create a one lot residential subdivision of 1.25 plus or minus acres. The subject property is zone R2 single family residential district and is located on the south side of West Sandage Road approximately 900 ft south of the McNeel

Drive intersection known as 7589 West Sandage Road and we will now have the staff presentation on this one. Thank you, Mr. Chairman. to bring us up to where we are here. Uh we're looking south east southwest of where we're sitting today. We'll go follow my cursor here on the right hand side of the screen. This would represent 305. Could take a left and go west on West Sandage Road past Ross Road out to McNeel Drive as you mentioned around to the dead end. It would be the property before the dead end would be 7589 on the south side of the road. Mr. Blakeley is seeking to build a home on this lot which is uh zoned R2 single family residential. It mainly permits single family residential homes. The lot is vacant except for some non-running vehicles uh which is uh listed in the uh conditions to be removed. Uh the utility lines are ran in the vicinity of the property. The infrastructure uh public infrastructure uh is there. Uh all infrastructure going on the property would be the responsibility of the developer of the lot. No variances or deviations are asked for. No waiverss are applicable to the plant and staff recommends approval subject to various conditions. As we did note, the property is zoned R2 is noted here on our map. Property again located south of McNeel Drive towards the dead end. Couple pictures here of the lot. You'll notice, Mr. Chairman, uh these are the two vehicles uh that are on the lot. After speaking with director planning, he uh recommended that the two

vehicles be removed from the property uh before recordation of the plat. After speaking with Mr. Blakeley, he informed me that those belong to the next door neighbor and that they would be removed promptly. Um the uh two cars located here with the circle also can be noted here on the aerial map. The plant does meet the bulk requirements of the R2 zoning uh which is a minimum lot size of 9,000 square ft. This is a 1.25 acre uh lot. Front setbacks on this plat are 35 ft. Side setbacks noted on this plat are five. Rear setbacks 25. And minimum width at the building setback line is noted on the platter or 70 is 70 ft. The proposed lot meets all the boat bulk requirements within the zoning district. Next steps. Upon rec recommendation by the planning commission, the plat will be forwarded to the board mayor board of alderman for consideration. When approved by the said board, the plat would need to be recorded. Once the plat has been recorded, the lot may be sold or building permits may be issued for proposed developments on the lot in accordance with applicable city land development regulations. Again, staff recommends approval of the final plat for the Blakeley one lot subdivision subject to these conditions. Again, bring your attention to the um uh regulation that the cars be or condition that the cars be removed uh before the plat is recorded. It it is um is listed on your report. However, it's not listed on this PowerPoint presentation. That concludes staff's presentation. Okay. Any questions of staff? No questions of staff. And this

is a plat does not require a public hearing. So, I will open it to the commissioners for any discussion or motions regarding uh this application. I make a motion that we approve it subject to the following conditions. All right. Thank you. We have a motion by Miss Remac to approve this application subject to the staff recommended conditions. Do we have a second on that? Second. We have a second by Miss Lewis. Any other discussion? All those in favor signify by saying I. I. Any opposed? And then the motion is carried and the application is approved. So, and then item number five is an application for a preliminary plat for Highland Lake subdivision submitted by Nick Krun and Civil Link on behalf of property owner Bryant Cashion FSB and Company LLC. The request is to create 20 residential lots and two common open spaces from 6.94 plus or minus acres. The subject property is on R3 Plan Residential District and is on the west side of Highway 305 just just north of College Road on it 4225 Highway 305. And the applicant requests to table until this application until June 10th, 2025. So I will open it for any discussion of the commissioners or for motion to to honor the request to extend to June 10th. Motion to honor the request until June 10th. Table the motion. All right, we have a motion by Kim, Miss Remac to to table this until June 10th, 2020 five. Do we have a second? Second. Second by Mr. Stratton. Any other discussion? If

not, all those in favor signify by saying I. I. Any. Any opposed? And the motion carries. And it has uh application. It's is extended to June the 10th. And this is about the fastest we've gone through a meeting in a long long time. So I will now uh I think the zoning ordinance update. So we'll we'll ask a song for the for the update. Thank you very much Mr. Chairman. Um I think you've tabled today about four or five items to next month which means in June you're going to be very busy and so in order to avoid a situation where we have a very long June meeting I think it's necessary for us to touch on a couple of things with respect to the zoning code update today so that next month we don't have to go into you know opening up new chapters as far as the updates are concerned uh I think from a proc process perspective, we are on track to get these updates before the board of admin uh sometime within the next two months or so and then to begin working on the map uh with the goal being to get this first part of the code adopted and the zoning map updated and adopted by the end of this year. So that that's a project that uh is key on my on my desk at this time. uh all the updates that you had or the recommendations that you have had so far. There's a kind of a little working group of the board of Adam and about three of them that have had a time to look at those. We don't have any major changes from them. Uh the mayor has asked that I engage a couple of developers to have some input. We did publish a draft on the city's website.

It's been there for over six months. I have not had any feedback from anybody in the public but we are going to as the mayor did indicate engage a number of developers and just kind of have a uh discussion you know with them on this direction we want to go how do you think this may influence development in the city and just get some feedback which I will bring back to you at next month's meeting if that feedback affects any particular uh policy you have uh recommended to this point. Now one of the things we decided to do or which the planning commission has recommended as far as those updates are concerned is to move away from the heavy approach that we've had in the city as far as land use development is concerned which is plan development. Every piece almost every piece of property in this city is developed using a plan development approach. Project X project X project X. Even a 1 acre lot project X. We move away from that towards a more conventional zoning approach. And when you have major subdivisions, then you have a preliminary plat that comes together with that. In order to have quality development, cities often go one or two ways. Either you stick to that plan development approach which gives the planning commission and the board of the adamant the opportunity to review every project in detail or you need to update the zoning code itself and have certain provisions build in the code that will allow you to have quality development up front. Otherwise everything becomes a negotiation on the floor and the developer is really not bounded by those

things in the zoning code if they are not included in the text itself. So if a developer for example came in front of the board and wanted to do a commercial um development which you could have quality development if it were a plan development and it was simply conventional in a particular area. the conditions that the board imposes. If they are zoning conditions, the developer can legally argue that I'm not bounded by those. In the project text, you would be if they are subdivision conditions, he will be bounded. If they are zoning, you know, it creates a little of a gray area. And so to avoid that, cities often go with creating what I call overlay districts. Overlay zoning districts are essentially regulatory tools that creates a special zoning district which is placed over an existing base zone in order to identify special provisions in addition to those in the underlying bay zone. What does this mean? So if you come to the city for example let's say you take Goodman road. I'm just going to take the example of Goodman road. If you look at Goodman Road in this particular area from Craft to Davidson Road, it's just an example. You've got multiple underlying zoning districts just in this small block. There is a C4 zoning district here which is plan development. There is a C2 highway commercial. There is a C1 neighborhood commercial. There's a C1 neighborhood commercial. There's even an AR agricultural residential. you know just within this short area of the city. Uh I think this is C4. Yeah, that is C4. So if you had a situation where you have undeveloped pieces of properties, for example, this

C1 is not a plan development. That is a conventional zoning district. We reszone it, move it to a conventional zoning district. This is also conventional. Whatever name we give to it, whether highway, commercial zoning district, whatever name that we give to it in the new development, but the city wanted to make sure that this corridor develops in a way that it has quality development. You know, the buildings have a particular character. Uh the landscaping looks a particular way different from what you may have in another C2 or C1 zoning district on Church Road. Then the way to achieve that will be to create an overlay district that will basically say yes anywhere in the city there are basic standards for developing in a C1 C2 district but if that C1 C2 district or any other district exists within this particular corridor then you have to meet these additional requirements that enables the city to achieve certain specific goals as far as that corridor is concerned. The purpose of overlay districts therefore is to fill gaps where traditional zoning does not address specific or complicated local conditions or sometimes even multi-jurisdictional issues. You can for example I take Gurman road again. Gurman road goes through olive branch goes through south heaven goes through horn lake. The traffic we have along this road does not only originate from within olive branch originates also from south heaven hleg and so on. The call it visitors going in and out using this gateway corridor in the city uh are going through south heaven olive branch you know in and out throughout the day. You can except you're really looking at the signs on the road. You can hardly say when you have entered and when you have left

olive branch on this road. So there is a bit of an interjurisdictional element. Sometimes the planning department in olive branch and the planning department in south heaven may work together and come up with the same zoning uh overlay district requirements across the entire corridor from center hill to horn lake. So you can have this interjurisdictional cooperation in in in in the zoning elements. The key two things that we want to achieve as far as the use of these overlay districts are concerned is to be able to control urban design permitted land uses, density or other factors within specific areas in the city and to promote specific development character along and in areas with these different underlying zoning districts. The first one that I want to put before the board now this is for general. I will not go into details. This is just kind of 10,000 ft level for the board to give me some feedback and let me know if this is something that you think we can do or we should do and then we will go back and work on the specifics of the regulations. So today is really about getting your general feel as far as this approach is concerned. One that is very common in cities is areas like airports. Our airport is currently zone M2. That is heavy industrial district. And rightly so because the heavy industrial district is really the only district in the city that allows uh you to have uses that can have certain a certain degree of negative impact significantly on surrounding developments. So in the airport you have something like a lot of noise you know I think there is an industry around this area that produce a lot of smoke or glare and so it falls properly within the M2 district category but then as we look at how the airport

is developing some developers for example have shown interest in being in wanting to build temporary housing for flight school students within this district. The M2 district does not permit any type of housing. You cannot live in the M2 district. If we were to permit housing in the M2 district, there's a base district, it will mean that anywhere in the city where you have M2 district, you can have housing there. But this is something that may apply only to the airport and not to M2 district across the entire city. For that reason, we may create an overlay district for just the airport and in it, we permit that temporary housing subject to specific uh design elements or specific approvals. For example, it may require review by the planning commission and approval by the board of adamant, you know, because the airport is really is public property. It's owned by the city. Uh you may we want to have specific building design standards that are approved administratively. I think last month also was it this month? Last month, JC made some uh recommended a number of some of those design elements to the design review advisory committee which they did approve basically giving staff giving the mayor some powers to be able to approve building designs that use metal administratively. Those are things we may want to codify and have them permanently inside the zoning ordinance and it will apply only to the airport site plans design flexibility. Because of the very nature of the airport, you may want to have certain flexibility in a way that is more adaptive as opposed to strict compliance with the requirements of the design review ordinance. For example, this is the the design review ordinance requires that you must have trees, you know, within a certain distance in front of the roads, in front of properties. If you have properties

within certain proximity to the airport, do you want to have those trees? Doesn't make sense, you know, for the safety of planes. So there is room to create certain design flexibility that can apply only to the airport. So the underlying district will remain um M2 or heavy industrial district but then you have an overlay district that allows for that flexibility that gives room for certain design standards in order to address specific issues that pertain only to the airport. So my first question is does the board think that this is a good idea? Don't everybody speak at one time here. Okay. Well, I'm I'm just thinking about this, but it really does need to have specific um you know um rules as opposed to the airport. Um I don't think we can classify the airport, you know, that just has to be just all of it just has to be different. Okay. Um does Germantown and Cra use their overlay districts? I mean, do they use this? It's a common I didn't check specifically for for Germantown and um and KV. I didn't check I didn't check on that but this is used across you know as a standard zoning practice and and also I guess uh staff would prepare the the the conditions for the overlay district and then yes if this is something that the planning commission is interested in then yes we will get we'll work on those details and then send them to you as part of your package for next month's meeting you will have those details I think that's a great idea Yeah. Yeah. Good idea. Yeah, I think it's a good idea. I think um from a design

perspective, I think overlay districts are definitely beneficial. We deal with Germantown has them. I've dealt with them before on that. And but the main thing is I really hope it gives staff the flexibility to look at projects on a case-by case basis um and really see what makes sense and what what doesn't. And I'll give you an example. We're doing a project in Germantown and in their code they're really pushing for parking garages and and whatnot in a lot of their city core uh developments like at Thornwood they have parking garages and whatnot. Um we're doing a project outside closer to the outside of the city and we have the space that we can put in the parking spaces that we didn't need to put in a parking garage. So the staff actually had the administrative control to say hey look this parking garage thing doesn't really apply to this overlay district. Uh so that's kind of different and like they were able to change that and manipulate it project specific uh to where things made sense. Um doesn't really make sense to have a 20 acre site and then you have to build a parking garage when you want to when you want to go out wide. But yeah, from a design standpoint it I think it definitely does make a lot of sense. But my biggest concern is if you put an overlay district across like people's properties that are all separate owners and and individual types of zoning right now. Um could that affect their property? Could that affect their property values to make it more difficult for those to develop? Like if along this corridor like if somebody has a C2 lot right now that they want to develop, they're wide open to do it as long as they follow the uh the design view, right? The way the way the the overlay district works is first you have the regulations and then you get down to the map and then the map you have to define how far the overlay district is going to go. For example, let me just take the example of the airport. This can be the boundary of the overlay district. Basically from the eastern edge of the airport right up to hacks crossroad. You could define that

particular area and say that is your airport overlay. Yeah. District. uh you could you could shrink it down. You could say okay within this particular overlay district if you use you know if it's a particular type of use then it's exempt from these regulations. If it is this other the key thing here is to be able to to get flexibility while preserving or fostering the specificities that are necessary to protect the specific nature of the airport. you know as a use um I give you something very very simple within generally across the entire city you are able to do a retention pawn or a detention basin for storm water management in an airport overlay district we would prohibit retention ponds because all that does it attracts birds which is dangerous for planes flying into the airport so that will apply only to this particular area. If you own a C2 zoned piece of property or even this C3 and you wanted to develop it and you propose a storm water detention pawn, that would be prohibited because if falls within an area which the pawn will pose a danger to planes flying into the airport but if you were let's say on Malon road, yes, you will be able to to do a storm water uh detention p retention pond. So I think South Haven um has the districts as well, right? They use their overlay district. Yes, they use they use they use different districts and sometimes they yeah they have main street in other cases they they use conventional zoning districts that are very applicable to very small areas and then they make the regulations very stringent and so on. If you go by that approach, you could end up with a sedation of 40 zoning districts. I mean, we don't want to proliferate and have

too many zoning districts uh in the city. I think another thing for like just for to use that South Haven as an example, their Snowden district worked out really well because all of that was pretty much developed at the same time. Like it's like the amphitheater was there, but then like the majority of that property was empty and it was all owned by one person who developed it all. Right. So, I think work getting that to work out is a lot easier. But like they also have the main street district uh south does and like that's their the state line road corridor from 55 to 51 I believe that's that's how they have it laid out but like that hasn't done anything in that corridor you know to to because the property values they vary so much and it's all different property owners and different uses already that it's all kind of well some something to note about that the designation of those districts is a bit different from the zoning although they call them districts you know they may talk of Southern Grove district, but that's not a zoning district. That is more of a geographical area that has a a um it's more of of a branding. Yeah. It's more about branding than than land use. Yeah. The Main Street District, I think they use it for like uh incentives or something like that as well or whatever. Yeah, I get what you're saying though. Yeah, it's more for branding and economic purposes and and all of that than than for land use. So, this one is for land use. It's not about branding. Now, well, we we just I would just want us to make sure that we were um safely um working on the uh airport and you know um I look forward to um seeing staff's recommendations. Thank you, ma'am. We will work on that and get those a draft to you for next month's meeting. So, you will have that

included in your package. Okay, that's good. You don't need this in form a motion. You just want a recommendation for just you don't need a motion. Just just what the commission thinks. It's I think it's good to do. Thank you. The second is a gateway design overlay district. And I'll give you a bit of a background to to this. Um, if you look at Olive Branch, gateways are essentially corridors where folks come in and they leave the city. You are main corridor. They create a memory. If I'm just a visitor, I may not even be a visitor just driving through olive branch. What I see along that corridor gives me an impression about the city. I don't need to go further down towards college road also and you look at the key corridors in the city whatever you permit whatever you do along those corridors will end up defining the city significantly. These are gateways. If you permit junkyards within your gateway folks driving in and out of your city know that as a junk city. You may have a more beautiful area elsewhere but your gateway is junky. And so that is the impression anybody gets. Overlay districts are also used to emphasize the character of developments within this particular gateways create that image you know a sense of memory as far as the city is concerned. A key gateway in this city is the highway 302 corridor. There may be others that the planning commission wants to consider but a key corridor is center road right now in the city up to Malon road that is our highest gateway drive-thru in this city. A lot of development in this particular corridor especially from a commercial perspective has happened using plan development approach but we are moving away from that to make sure

that we continue to have developments of specific nice character within that corridor. A gateway design overlay district may be necessary. It would only extend a certain distance from the street itself. So it doesn't mean if I'm living one mile from this road then I have to view to that standard. most cities is uh the uh within 250 ft from the right of way on both sides which often is like the first lots that that are actually adjoin that road most the idea will be to prohibit certain uses within the corridor. In some cities you have things like adult oriented establishments are prohibited within gateway corridors. Transmission towards structures are prohibited. manufactured home sales, uh, salvage and junkyards, major auto repairs. You don't want folks going through and the whole place looks like uh the former SEO site, you know, within your gateway corridor. You don't you don't want it looking like that. Those are some of the uses that cities will prohibit within their gateway corridor. In terms of building facade, what you have here when quick trip was proposed, the project text for quick trip was proposed. Um Shannon Coleman was a planner yet at the time we received the application I was working on. He left it half she left it halfway and left and I took over that particular project. These are basically I the standards that I made quick trip to put in the project text in order for us to have what we have for quick trip looking as it it looks today. And if you're driving on the interstate, you will notice that you don't see no although Quick Trip is as low in elevation as it is from the interstate, you don't see any rooftop equipment.

And when those trees along Highway 305 all grow, you may not even notice that there's quickly behind there. Their initial submission had the trucks along Highway 305. Every business wants visibility. We made them move it move the trucks on the other side facing their industrial uh uh uh warehouses. So that was all this gateway concept because we're looking at that particular location as a gateway coming up from 305 into the city of Olive branch. How do we want it to look like? They had all these provisions inside in terms of minimum 75% natural brick uh or stone. If you go and look at that side that is what they have. I think it's almost 100% brick. Jason okay there you have um 20% hardcore sto I've forgotten the details but basically these are the standards that quick trip developed under I think we have used this again for about two other projects in the city um screening of service loading and equipment areas whether they're on the ground you need to screen them you know no location of ground mounted mechanical equipment in the front yard you can always move those things to the side or to the rear. Make your front yard to look more of landscaping, flowers, beauty. This guy, that guy sitting there will tell you why. I don't know why. He knows why more than I do. Uh full screening of all rooftop units using parapet wall. Use the parapet walls to do the screening. We don't want it. It would not be advisable that you have rooftop equipment and then folks just take something and put on top of a little bit intentional. City planning is intentional. If you want to have good design, have good developments in the city, the decisions need to be intentional, not just accidental. So those are some of the standards. And then signage, we can work on the details, especially making sure that those signs are low. You have flower

beds along those around those uh your signs, you know, at the bottom. And the way you design them can really create a corridor that when somebody drives through, you have the impression this is a beautiful city. So that is the concept of a gateway. And then what about residential subdivisions? Especially you look at the east from here going to center her road. You see have a lot of vacant land there that's going to develop residential. You may have commercial on some particular notes. Do you want every entrance into a residential development looking like this? This is what you have on the east side. Is this is this is this really the best that you want for the gateway corridor in Olive Branch or do we want to put some more landscaping elements you know on how those entrances should be should be designed? So some streetscape streetscape standards what does the planning commission think about this particular idea? Yeah, I think I think it's a great idea especially with all those residential subdivisions coming up on the east side. It's a great point. Yeah, I mean, yeah, this is it's kind of an ice word now and like I don't really know what could be done of like stuff like this, but yeah, in the for the future and for newer subdivisions, that's definitely a good good thing. Yeah. And I also think it's a good idea, too. I do agree. All right. Because right now we are able to achieve some of these things using PDS. We're going away from PD. So they get You do I would say you do have a design review ordinance now and you do have all of those standards are in the design review ordinance. Now, the plan was to integrate that into our regular, you know, zoning code to have a unified land development code. So, I think all of the ideas are there, but you may not necessarily need to use an overlay district for all of those. So, I think we we probably want to go back to the drawing board a little bit on that.

The last is it's a bit of a new kind of a concept that is showing up in planning and land use planning and zoning in a more emphatic way. It has to do with notes notes in in in cities. Um really five main things define every city from a land use perspective. As I drive into Olive Branch, what kind of sign do I see? beautiful sign that tells me something in other cities. The mayor with his beautifification committee and some of the beautifification ideas that he has is doing a lot. If you go to Malon Road, he has put up a beautiful sign there. All of this is trying to define the edges of the city. The parts where we walk through and where we drive through gateway corridors, those are all parts districts. We're talking about Southern Grove and almost everybody today when you talk about South Avenue first thing that comes to mind is silo square. Silo square that's a district that they have created that is now defining that city. We have old town we are not yet there as far as old town is concerned. Uh other places use monuments. Go to Washington DC is all monuments that define that particular city. Most other areas you think about your notes, your key intersections for example key squares. Notes are easy. The element about notes is you can go to notes. Take a city like this. They came to this particular note and they put this sign Main Street that just that sign it defines that city. It defines that particular node. But there is a land use element to it. There is a zoning element to it. If you do not control what is happening at this particular intersection with respect to land use, no matter how much you put this beautiful sign, if I come over here and I put a junkyard, I just spoil everything you're trying to

do. I just spoil everything you're trying to achieve. So notes, there is a land use, there is a zoning element to how we create a sense of memory for nodes in any city. uh community notes provide a focal point for social interaction and they create a sense of place. You can have your underlying zoning district but if you fall within those particular notes you create additional standards that ensure that what you are trying to achieve will create that sense of place in branch for example you think about the hacks cross if you're entering only branch from the east coming into the city the first major intersection is your hacks cross goodman road intersection it's a beautiful thing we now have oak oak Park Town Center. I think it's Oak Park Town Center. I always miss miss the pronunciation of that of that development. That's going to be a beautiful development right here. The northern section is already developed across the street and at that piece right there in the middle that is a node. How do do we want it to look like when it develops? What kind of uses do we want do you want to see there? What kind of development standards do you want to see there? You know, that creates that sense of place in the city. You look at this area. These are just examples that the city that that we can consider. There may be many others that the planning commission may want to identify. You look at this particular intersection for the cascade. So this is the cascade location. That is the industrial park. This is near road. This is quick trip right here. This is a C4 zone piece of property. There have been all kinds of ideas that have come up as far as this piece of property is concerned. You reszone it and changes it to a

conventional zoning district. Well, you got to cascade across the street, beautiful as it's going to look. If you come over here and you take this sign, just this simple design and you put on this slope, it's kind of it slopes this way. Just assume you had that that design there. If you don't control what happens to land use and design element generally at a particular intersection, you may key all the beauty you are trying to create at that particular node. So this is what noted overlay districts do. They help to enhance and ensure that whatever character sense of memory that the city is trying to achieve at particular notes, particular intersections in the city are clearly enhanced. You take exit one. I'm looking at this particular piece of property that is going to be torn down someday and redeveloped. That's where you used to have the bingo bingo. Um even some of these businesses across the street on frontage road, you still have vacant lots there. How do you want them to develop? Well, if this eventually moves to I think there was a talk about this moving to Jason pursuit and that side becomes a vacant. What do you have there? That is a gateway entrance location in the city from Memphis. What do you want it to look like? What message does it send across in terms of creating a sense of place? Are there other notes? What development standards do we want to see at this particular note? we can go back and look at some of these. The thing about using overlay districts is you may have development standards that are applicable for commercial development and others across the city. But when it comes to your overlays, you emphasize other elements that will not be applicable. For example, if you have a gateway overlay district that we're talking about, that may not apply along

Church Road. If I'm doing a commercial development on church road, I don't have to follow the gateway overlay because church road is will not be a gateway overlay. You can follow all the standards. But if you are along Goodman road, then you have those additional standards that that that you meet. So what does the board think about this na idea? I think I think it's a good idea. I mean, especially if you get, you know, like you said, you guys had when you worked with Quick Trip and they actually did all the things that that we requested for them to do, even though it wasn't um in an overlay district or anything like that. Um I just think it gets a little tricky like that exit one uh that you got that that example that you used there. It's a good point. Yeah, if the dealership ever leaves um you know, then they're whoever's going to redevelop that site is held to different standards. But I don't know. I think you got four other you got four corners and two of them are going to fall within that and the other two are not going to be in that. It's just going to look like unless we go back and say, "Hey, okay, we're not going to make you put up signage or whatever the requirements are and and at least do something to them. I mean to to beautify it a little bit." What what whatever exists already exists. It could be grandfathered, but the new regulations will apply if they tear it down. If they tear it down and they want to build something new, then that's when your new regulations come in. If it already exists, it's grandfathered, you know. And I have seen multiple situations in my professional experience where you go to an intersection, you have two developments coming, they look really beautiful, and the guy across the street is having to tear this thing down and upgrade. You know, I've seen that happen. Uh folks upgrade their side because the guy across the street is looking far better than I do. is it's it's a customer

attraction thing. So I've seen that happen. This is just an example. I'm not saying that on this particular exit one intersection we must make that a nodal um community note overlay district. There can be other sites in the city that that will be better suited for that. had uh let's say if we had a developer that was that had a huge chunk of land and says hey look I want to I actually want to over to kind of make up an overlay that would kind of just the whole area there if they were going to do like I don't know like 30 40 acres at a time or something if you took 30 40 acres of land you would still have because we are not prohibiting plan developments in the city a developer can still come in and propose to do a plan development and we'll establish design standards inside that plan development text. A developer can still do that. What we are trying to to achieve is for developments that are smaller in size because the cost of writing a project text and designing a project text. I've seen some of these things go up to $150,000 just to do the studies and to draw up the text. you know, Vanderbug Flats, that guy said he spent over $180,000 that ended up being denied, you know, so what was the need for all of that? If you could do it under a conventional zoning district just subject to those standards that were already established, it can really save in development cost and still help us to achieve what we want to achieve. I think it's a good idea to go forward with it. So, all right. We will work on the detours and get them before you in your next package. Thank you very much. All right. Thank you.

Um I guess now we're at the point to adjourn. Does anyone have have anything else or to have a motion to adjurnn? Make a motion to adjurnn. A motion by Miss Singh uh Mr. Singh to adjourn and second by Miss Ray. All those in favor say I. All right. We are now adjourned. So thank y'all.