Planning Commission - Regular Meeting

I'll call the meeting of the Olive Branch Planning Commission to order. We'll have the roll call, please. Pat Do here. Dion Jones here. Janice Lewis here. Mark Long here. Diane Singer here. Donnie Singh here. Steve Stratton. Okay. You've received in your packets the minutes of the July 9th, 2025 meeting. Are there any corrections or additions that needs to be done to the minutes? If not, do I have a motion to approve the minutes? I make a motion to approve. All right. We have a motion by Miss Singer to approve the minutes. Do we have a second? A second.

All right. We have a second by Mr. Jones. Any other discussion? All those in favor say I. I.

Any opposed? Then the motion's carried. The minutes have been approved. All right. We don't have anything under old business today. So, uh, we'll go to the new business. Let me first say, uh, welcome to everybody that's here. I I believe how many of you here for the Center Hill Plantation? So, we've got, excuse me, we got quite a few here for that. So, it's number three on our on our agenda, but we're going to move it all all the way up to number one. So, that way you won't have to. If you're more than welcome to stay for all the applications, but this way you can go to this one. And if you wish to stay, you can. And if not, and we we're glad you are are here. I just ask you to please uh be silent during the presentations. And after the uh presentation's done, we'll have a a public hearing where uh we'll we'll open it open the floor for anyone that wishes to come forward and speak. But we ask that you limit your time to three minutes or less and that you can only have one trip to the podium and that you try not to be repetitive. If someone says something, don't try to repeat it in essence of time because we do have five applications to go through tonight. Okay. Number three under new business is an application to amend the project text and preliminary development plan for Center Hill Plantation submitted by Michelle Ye DT Design Studio on behalf of property owners David Hley Centerill Plantation Partnership. The request is to increase the amount of open space by 10 plus or minus acres and adding a greater variety of uses while keeping the proposed number of homes below the amount that was approved um with the

creation of this development in 1999. The subject property is 751.67 67 plus or minus acres zone PUB plan unit development located on the south side of DInnesota Road with 195 plus or minus acres on the east side of Center Hill Road and the remaining 556 plus or minus acres on the west side. So we'll now have the staff presentation.

Thank you Mr. Chairman. Um, first I will go into the location of the project. Um, I think everybody knows where Center Hill Road is. Center Hill Plantation Plantation PUB Pud properties are generally located on either side of Center Hill Road which is right here. Uh it is between the south side of Dodto Road which is located right here and the north side of Highway 302 which is located right here. Um, it's 195 plus or minus acres on the east side of Center Hill Road right here and the remaining 556 acres on the west side of Center Hill Road which is right here for a total of 751.67 acres total. So, I'd like to go into a site summary timeline and the background. uh Center Hill Plantation planned unit development project text and the master plan was approved by Dodto County in 1999. An amendment was approved by Dodto County in 2018 which reduced the number of lots from 1,133 to 1,020 which was a 113 lot reduction. The planned unit development was annexed into the city of Olive Branch in 2021. The applicant and property owner have requested an amendment to the HUD project text and master plan to meet several objectives of increasing the open space within the planned unit development, adding a greater variety of

uses and changing the total number of residential lots back to the 1999 original version. you'll see that um they're actually coming in at a slightly less uh to read that to slightly less total. Um I'll continue with the site summary timeline and background. So there has been no development in Center Hill Plantation since its 1999 approval and the 2018 amendment. But with the post annex annexation extension of central sewer to the area development is expected to com commence within the next several years. However, the full program is expected to extend over many years in multiple development phases and will depend be dependent upon market conditions. It will be further regulated through the city's subdivision procedures where streets and utilities will be installed and lots platted to allow construction of new homes and businesses. So what is the summary um of the amendment the of the proposed amendment? Um unlike conventional zoning, a PUD project tech serves as a unique development code for a project by setting forth permissible uses, bulk regulations, and other standards such as architectural to coincide with a PUD master plan. In the case of Center Hill Plantation, these standards are applied to three different parts of the overall project. So, area one, which is right here. Here's Goodman Road. Here's Center Hill Road. This is area one. Okay. Uh, this is the plus or minus 112

acre mixeduse area which is located at the Center Hill intersection right here along the north side of Goodman Road. It is bounded to the north by a 75 ft wide power line easement. And here's the easement right here. And it goes all the way like this. Okay. Area two, which is right here, uh I'm not going to re specifically touch on because that is not proposed for any changes as part of the current amendment. So, uh we're not going to touch on that one. Area three is along the east side of Center Hill. Again, here's Center Hill. Uh this is the area that's planned for specifically in totality single family residential. The put amendment proposes changes to this area right here. So, Center Hill, Dodto Road, and uh Pain Lane, uh including adding 10 plus or minus acres of open space and adding back 110 single family lots. This addition would bring the total number of lots within the Center Hill Plantation PUD back to 1,130 which is just under the original number of 1,133 lots which was approved in 1999. So the analysis in area one which is the area which is at the intersection of Goodman and Center Hill. Uh as depicted the land area and potential square footage for the commercial shopping area which is this portion right here. If you can see right here of area one

uh has been proposed for a substantial reduction from the 2018 plan. You can see the existing plan which is 2018. You can see right here on the slide which is uh above the proposed plan. This was the 2018 plan. And so you can see the scale is a little bit different, but you can see that how it it is shrunk here and here. So right here, you can see here comes a stream right through here. This is where it has been reduced. So the proposed amendment reduces the number of potential commercial lots. So you can see these will be eliminated uh north of the proposed shopping center and adds a self storage facility as a permitted use in area 21C which would be right here. So they put a uh a proposed uh self- storage facility. The land area plan for senior housing has been expanded. You can see here's senior housing right here in the existing plan. This has been expanded to across the creek right here and uh has been expanded to both sides of the drainage ditch. It incorporates single family senior lots in area 20A. You can see 20A here with a perspective perspective senior housing facility and medical offices, senior fitness facilities, and professional offices as supplementary uses in area 20B. you can see right here, which is the area that fronts on Goodman Road. Uh well, I'll continue the analysis. Of course, I'll mention area two, which is no change. We'll move on to area three. So, the lot layout of a portion of the

single family area of East Center Hill Road will be revised to read 110 lots. This would closely mirror the original 1999 pud lot total. Area four, which it's a little bit difficult to see, but this is area four right here. Okay. from the 2018 amendment. And remember this is the 2018 amendment which contains 156 30,000 square foot lots will become areas 31. So if you look at the slide below 31 which is all of this 32 which is right here 33 here I'm sorry 32 is here 33 and 34 are here. uh which would contain 269 le lots for a net increase of 113 lots. The perimeter lots within areas one, two, and three. So the that's these lots along here, which is along Dodto Road and along Center Hill. Those would would remain untouched. They would remain unchanged at 40,000 and 30,000 square foot respectively. So, this amendment does not include these lots. Uh, a summary of the readition is as follows. 31 would be 20,000 square foot lots. Area 32 would be 15,000 square foot lots and 12,000 square foot lots for areas 32 33 and 34. So, the readded lots would be an upgrade from an open ditch street section. Uh those lots would

include curbs, gutters, and sidewalks within a typical 50-foot residential street crosssection. Additionally, several traffic circles are proposed as traffic calming devices within the new areas. So, you can see the traffic circles here, here, down here. That one's obstructed by some text. And here. Okay. So, open space. Um, the city's zoning ordinance requires that a minimum of 10% of the gross subject property shall be set aside as parks, playgrounds, or other common open space. That's for public use. Um so the applicant has proposed revising the common open space total acreage upward from 127.04 which is approximately 20% of the total uh development to 137.19 acres. So that's approximately a 2% right here 2% net increase in open space. So the total would come to be about 22%. You can see the existing plan here on the left. And you can see the addition of this space here and these spaces here in particular as well as I think the traffic circles also function as some kind of minor little green spaces. Okay. There are some additional changes. They inc um identification of any required furniture improvements to Center Hill Road such as widening, installation of acceleration or deceleration lanes, and installation of curb, gutter, and

sidewalks shall be addressed through the Olive Branch subdivision approval procedure for each phase of development. an overall reduction in traffic generation which would result in the reduction of the commercial acreage. Uh that's a result of the reduction and within the text all references to Dotto County are changed to Olive Branch. So what would the next steps be? Uh, pursuant to the review and recommendation of the planning commission, the board of alderman will be asked to set a public hearing for September 16, 2025 to review the proposed amendments and consider approval. Development is not expected to proceed for several years pursuant to approval of preliminary and final plat infrastructure. So, the recommended motion is to approve the application and recommend that the board of alderman approve the proposed amendments to the project text and development plan for Center Hill Plantation planned unit development with the following conditions. Any future number one, any future amendment to the single family residential area located to the west of Center Hill Road will need to consider provisions to extend Fox Lane as a minor collector eastward to Center Hill Road with a specific crosssection as recommended by the city engineer. And number two, post approval provide final version a a final version of the project text in hard copy and electric electronic format without strike through and underline. That concludes staff presentation. I believe that the representatives are

here to make a presentation. Okay, let me ask any any questions of staff before we get to your presentations. Any anyone have any questions? I did have a question. Um um for that area three um where where they were adding or taking off lots um and they had the 40,000 foot lots around the perimeter of the development there. Yeah, right there. Like this one. Yes, correct. On that bottom part uh right here. Yeah. Like all those 40,000 foot lots, are they all going to have access, their curb cuts are going to be towards Center Hill or are they planning on doing rear load?

Well, you can see there's no no uh street along this side back here. So, this would be on Dodto and um Senator Hill, but I will let Mrs. Michelle Ye uh address that also. Okay. And the uh the only other question I had was um on the commercial side, they said they were changing up some of the uses. I didn't see any of that mentioned in there for on the commercial uses. Uh well, the commercial use, you mean I guess was the only thing that they're adding on the commercial side is was this was it storage units or

Yeah, they're putting some commercial uh some storage units toward the rear back in the back. That's a proposal. and the age restricted housing, single family lots for age restricted housing and adding some of those offices for medical offices and a senior care facility as well. Yes. Does the current PUB have restrictions on construction? So, if if we do add storage facilities as a permitted use, uh can they can it be a steel building or does the current language have any anything on percentage of steel or brick.

Yeah, that will have to comply with the um um city of Olive Branch's approval process to comply with the architectural I believe in Michelle's presentation she'll show you some pictures of what they're envisioning for this storage facility that's taken from Collierville. Okay. So, I think the applicant can probably address that. All right. Thank you. All right. If the applicant come forward, please.

Hi. Thank you everybody. Um, can you hear me? Okay.

Awesome. All right. Let me make sure this works. All right, awesome. Um, so just wanted to start off with a little bit of background on Mr. David Howie. Um, for those of you who aren't familiar with his developments, um, David is a very reputable and well-known developer in this area. Um, and has done a ton of work in Collierville. So wanted to show some of the developments he's done both um more recent and a little bit older so you know his commitment to quality. Um so the uh he's done a lot of residential projects for example the Halley Plantation Almadale Farms Strathmore Chadwick. Oops. In addition to that, he's has done a lot of senior housing um and and also in conjunction with kind of that mixeduse component. So for example, Popular Grove in Germantown, the village at Strathmore in Collierville and Cedar Grove in Collierville and then also commercial projects that do look really nice and fit into the quality of the surrounding context. Um Strathmore for example, there's a Campbell clinic that um is going in the front of the senior living. Um so that would be um kind of similar to what we would imagine for that our senior living area here as well. So you you have some senior um lots with the ability for a medical or office user to kind of come in on the street frontage. Um in addition wanted to show this picture of the Collierville marketplace self storage. Um you can see that this is uh the idea of that self- storage that you were wondering about. Um

in this development it was designed to really have a a nice brick facade along the street. Um an office that you know looks like a similar or a typical office building. Um but really from the street you really can't tell that it's a storage facility, right? But it offers um residents nearby the ability to, you know, have a little bit less stuff in their homes. Um and then the Market Boulevard Center um is another retail uh project as well as the Civic Center office park. And in addition to that, David is really focused on civic partnerships. So, um, for example, uh, within the Halley Park PD in Collierville, um, he gave 70 acres for the town hall library and a public park in Almondale Farms in Collierville, 100 acres for a nature preserve, 250 acres for the St. George's school campus. Um and then also in Bailey Station PD um Collierville is trying to attract um this FedEx campus, the World Tech Center. Um so that's about 120 acres. And more directly for this development, um David has given two acres to build a fire station on the site. So that was one of the reasons that kind of triggered um coming to y'all for a PD amendment. And just to kind of go back through the uh history of the approvals. So this is the plan from the 1999 approval. It has um as Kevin mentioned 100 or um 1133 homes with about 1.8 dwelling units per acre and 73 acres of open space. The 2018 approved plan was really done

um mostly to accommodate some uh existing um site constraints in this area too which we're not touching with this amendment. So you can kind of see um previously there was a big lake and in the 2018 version the lake um was removed for a different type of open space here um which ended up dropping the number of lots by 113. And in in this version you can kind of see that both uh I guess what was referred to as area one and three Sorry, this thing is kind of hard to control. Um, this side and the portion in the bottom really didn't change much from the 1999 to 2018. So now what we're taking forward is refining these two areas a little bit more. Um, so we'll go into the residential portion first. this 191 plus or minus acre residential neighborhood. Um, as was mentioned, the outer 40,000 square ft square foot lots are staying the same. And really what we're what we're doing here is in order to kind of bring it into olive branch standards with curbon gutter um we're needing to uh mix in some smaller lot sizes and um that also has the benefit of increasing the open space here by roughly 16 acres and also mixing in the a different product type so it can get built out a little bit faster. um more demand in the market for instance. Um so we we believe this is a a good solution for adapting

to the olive branch standards versus the standards of the county. And then also going down to that 114 acre commercial and senior housing parcel. Um, as was mentioned in the staff presentation, the commercial area um got a little bit smaller and this is really just to kind of rightsize um the commercial uses. you know, before that commercial area was almost kind of a blank slate, but now that we're starting to think about the um the types of uses that could be allowed here um a little bit more, we realize that was way too much commercial. Um this would be more appropriate to add in some more senior housing um and uh scale back the commercial a little bit. And you can also see where the uh where the self storage is located. It's really pretty internal to the development. So we we believe that the outside um impacts are going to be very minimal. And um let me see. And also in the front here is where we were talking about um allowing some of those medical professional office uses that would be um very compatible with something like a senior living facility. So to add all of this together, you know, we're really requesting this change in response to that annexation in 2021 by Olive Branch. Um, we're responding to the surrounding development that has happened in the area and current market demand and especially costs of building a home. And then also the donation of the two acres

which is shown in that orange block right here um for the Olive Branch Fire Station and the overall impacts of this amendment. We are increasing the amount of open space um roughly 64 acres above the 1999 plan and about 16 acres above the 2018 plan. And um that 16 acre or sorry that uh 10 acres is really a minimum um there's about 16 acres that we're adding in this area. There was some about six acres of miscellaneous open space that we um decided not to include in that overall total. So, it's really kind of a conservative um number there. And then it increases the development feasibility by mixing in some different lot products and different commercial uses um and really kind of takes a a more detailed look at the commercial area and also it keeps the number of residential lots and density the same as the approved 1999 plan. So, um really we believe that the impacts um from kind of bringing it back to that number of lots um is is in line with um kind of keeping this development um really the same as it has already been approved but designing it to be a little bit better. um increasing the number of open space, the amount of open space and the number of open spaces um and then also just responding to what all olive branch wants and needs. So with that I can answer any questions um or go into additional detail on anything.

Any any questions on that? Um just uh yeah, I do have one. Uh really the same thing that I asked um uh staff earlier. What's the plan to mitigate some of those curb cuts on those larger lots? Um because I mean if we have like 20 curb cuts coming out in the center hill that might be bit of an issue.

Yeah. So the plan for oops trying to go back for that is that these um lots the 40,000 foot lots would access off of the exterior streets. So, Dodto or um Center Hill Road, but where possible. So, for example, here um where we do have a side street, we're um going to access off of that side street. That side street would cover just that one lot in the front, right? That just that lot. These two lots plus these two. Yeah. And then every other lot would have a curb cut onto Center Hill.

Yes. And that's as it was originally approved as well.

Any other questions? No further questions. And thank you. Thank you for your comments. Okay, we will now open it for public discussion. And once again, limit your time to three minutes or less. And please try not to be repetitive. And um um and you only have one trip to the podium. So now we'll open it. If anyone wishes to come forward, if you'll raise your if you will just come forward please and state your name and address.

How's it going? Jeffrey Ferguson uh 7255 uh Rollins right there. What what's your plan for the traffic on the center hill? You got all these roads uh cutting into the driveway. You need to make that a fourlane. That will be the issue before the altman when it comes before them. That would be their their question. And uh we may have had some traffic hands. I don't know if we had any traffic counts on this. I'll just because the traffic's already bad enough as it is through there. Sir, the city's Would you care for me to answer?

Yeah, this the city's long range plan has Center Hill Road is a five lane section and one of the items that was incorporated into the PUB project text. Um, we added some language that would essentially through the platting process have the developer make improvements along Center Hill Road, frontage improvements along Center Hill Road as it was built out. So, it would definitely be widened um particularly down abuing the commercial area and then as you went farther up the road, again, the idea being you'd have a center turn lane there. So even if it wasn't completely improved to a fivelane section, maybe there's a possibility of doing some deceleration lanes, you would at least have a center turn lane so people would be able to make lefthand turns in and out of their garage. So there is language in that project text that does address the traffic issue on a more specific basis. But as the project moves forward and gets into platting phases, which would be things that would come through the planning commission, then you would be able to look at the actual details of that. Right now, we're really dealing at a higher level with just the zoning issues. And as you get more specific, you'll get more into those details. But yes, there are provisions that are being made in what you're seeing tonight. How about another school with a thousand homes? You're going to fill up the schools over there, too.

We're not in the uh That's something you'll have to ask Soda County Schools about. Just build more houses. That's right. All right. Thank you, sir. If y'all will please refrain from any any uh applause. No applauses. All right. State your name and address.

Hi, we're Alan and Amanda Rhyr. We are the only us and my mother Chip. We're the only houses on the north side of Dotto Road on the west side of Center Hill. We're the only two. Um I really would beg you to do a traffic study. I think we all talk about traffic and y'all are like, "Oh yeah, there's a lot of traffic." You need to do a traffic study. There's probably 500 18-wheelers going down our little section of Dotto Road every day. We were told by the planning commission that that wasn't happening. It is 100% happening. You should put a a line in the road and let it go across it and see how often it happens. That's going to be your nightmare when you have these 20 cuts on the side of the road and you have people getting in and out. Okay. So, just think about how used to those 18 wheelers couldn't come down Center Hill Road. We've been there.

There was a weight limit sign. We've been there 40 years and you couldn't they couldn't come down. Now it is regular as clockwork. The the whole house shakes as they come by. So, um, think about how long the road's going to last. Think about the accidents. And also, um, I don't want to repeat what he says, but if you haven't been out there at 4:00 at school let out time, the traffic goes from Goodman to Dotto Road to the light. Okay? So, you may talk about five lanes at Goodman. You need to talk about five lanes down at Dotto Road. It's ridiculous. So just and then you All right. So gentlemen and ladies and ladies,

uh we've been residents out there since ' 89. My mother-in-law has been there since 77. Center Hill was gravel when we moved out there. All that's irrelevant today. But what I'm getting at, there's zero city services except gas line, natural gas line. There's no water. There's no sewer. I'm curious about the plan for that. I understand about a fire station down the corner and that that'd be greatly appreciated, but I'm really concerned and it was brought up by Mr. Long about all the curb cuts that are going to be on Center Hill and Dodto on both phases of the development. Um, obviously you got plans for widening Center Hill. That's all fine and dandy, but there's a problem now without a PUD there as far as traffic goes, and that needs to be addressed first and foremost. I think I've used my time. Thank you.

Thank you. And we'll try to answer all of your questions at the end of the presentation.

Yes, ma'am. Please come forward. My name is Florence German, but people call me Chip. And I'm a retired teacher from Olive Branch. And I looked up the definition of plantation. And it's really an estate with one big house. And um it's planted and cultivated by workers living on it like a sugar plantation. And I I hope that the developers would just drop that. We've got a plantation already and I saw they've got a couple in Germantown. Center Hill was actually quite the town back in the early 1900s. There was a hotel, there was a college there, there was a stage coach stop, a general store, and I know that because I wrote an article for the newspaper in 1984 when I interviewed some of the older residents there. So, Center Hill would be a good name. I'm hoping they just drop the plantation. A lot of people think if we're from Mississippi, we're ignorant and racist, and that is not the case. And I would like for them to note that and I have written them a letter when they proposed this in 99 saying the same stuff. So I'm repeating myself. Thank you for listening.

Thank you. Anyone else wish to come forward? We have sir we have one lady coming after. So hi there. I'm Tamila Dodson and address 7051 Payne Lane. I saw you had u information on widening Center Hill and I see that Pain Lane it is going to be extended or widened for the extra traffic. Are they going to be able to come off of Goodman Road onto Pain Lane?

Do you all want to answer that now? We can just take all the questions and answer them at one time. There's there's no connection. There's no connection. There's no there's not going to be a connection. It's not going to come. Also, I'm a member of that church that goes that's on the other side of your development. Is it there's not going to be a street or anything coming through there? N you want to answer? There's no connection.

There's no connection. Okay. Sir, if you want to come forward. My name is Jean Holloway. Live at 6259 East Creekide Drive, Olive Branch. And that is the Valley Oak subdivision. That's south of Goodman. And uh I have I'd like to hear that you're going to expand Center Hill Road. you just need to consider expanding it south of Goodman because we already have a traffic jam and we've got Center Hill Farms that started now and it is going to be a worse nightmare. The other thing that I'd like to find out, even though as I said I don't have a horse in this race, the new subdivision, what's going to be the square footage of the homes built in there? And when we show the square footage of the lots, what's the square footage of the homes? Are there going to be 1,200 square foot starter homes? Do we know that yet?

If we can, let's just get all the questions and we'll try to answer them all at one time. We'll have Okay. Okay. Come forward. I would be interested in I'm sure other home owners that live up in that area would be interested in what are the size of the homes going in there to hopefully it'd be those bigger lots it'll be uh enough square footage to help increase the value of the homes already there. Thank you. Thank you.

Good evening. Uh Roxy Jameson 7252 Center Hill. Uh I know he had mentioned about the uh water coming through on center hill and we most of all of the resident now is on whale. So we uh concerned about do all us have to go on the on the line, you know, when y'all running water through there or how long is it going to be before y'all bring it through there?

Okay, we'll we'll answer that question later, too. We'll just get all the questions and try to answer them at one time. Hi, I'm Susan Lewis and I live on Rollins Cove. Um, it is a cove. Does it will continue to be a cove or is it going to be connected or is our street safe? I'm sorry. It will you repeat that again or Are you talking about the plat being the same? It

Rollins Cove, which is literally is just a little cove between Lbrook and I guess center hill eight houses. Will that remain a cove? That's the one that I live on that street. Yeah. Yes, it would stay. Yeah. Also, um they just said several years when this will start. What is several years? 35. We'll we'll address that at the end. Okay. And property values, no one's mentioned that as far as to the existing residents. Is that expected to go up, go down?

We'll we'll address that at the end, too, if anyone has that. Okay. Anyone else? Yes, sir. Come forward, please. How y'all doing?

All right. My name is James Weathersprung. I live at 7381 Hunter Forest in the Fox Creek subdivision. I see where they built a gas station at in the front of our subdivision. They took the east entrance and made it where you can only turn to the left. And are they gonna take the other entrance and make it where you only make a right turn only too? Well, like when you come out of the other entrance, you got to make a right turn. You have to go down and come back up. But are they going to change that entrance too? Because we have two entrance coming into the subdivision. So that's my question. He may be here to comment on items number one and two on the agenda. So you may want to wait till the next item on the agenda. Yeah. Okay.

For that. One more question then I'm leave y'all alone. Uh, what else are y'all building next to that gas station on that other that they already leveled it off? Are they building something else there? I don't think at this point there's anything that's necessarily planned. Okay. I want to thank the lady for the history lesson, too. That's right. I didn't know that. Thank you. Anyone else wish to come forward?

Good afternoon. Audrey Higgins, 7230 Center Hill Road. Have one question. I noticed you all talked about widen the roads. Are you going to purchase from the homeowners or are you just going to get what you need? That's the best way I can put it. Are you shall I say, are you going to purchase or you going to take it? Seriously, are you gonna purchase it or talk to the homeowners on the south side on the north side of Goodman Road to Center Hill or what's your plans for that? Maybe that could be addressed that can be addressed at the end. We we've got all these questions we'll go through at the end. Thank you.

Thank you. I think we have one more gentleman here.

My name is Lyn Lawan. I live at 8405 Center Hill Road and I want to uh speak on two items here based on this application. Obviously uh for the record I am for this application because we worked for many many years to try to develop the Center Hill Quarter through the Dotto County Planning Commission. Uh when this was originally brought forth along with my neighbor even though across the street Chip, we were fighting warehouses. Let me tell everybody we're still fighting warehouses and we will continue. I will go all the way. And one reason we wanted a PUD was to keep Billy Dunovan and that from coming over there and running over Chip and I. So, this was a plan and it's a big one. It's a bold one, but this was a very expensive one. So, property values, yeah, they're going to go up. I guarantee. There are a couple of things though that I would beg for you all to consider with the the they're bringing up very good points about Center Hill. It is now a major arterial run from Kyerville and Chickasaw, the uh industrial park and everything else and so many of the cars. Not only that, but we have a school which is out there and until Forest Hill Irene is brought all the way through and we know that's a part of the Metropolitan Planning Organization, which good news is going to help us because a lot of that traffic is going to go straight down to Goodman, but it's going to be years before that happens. We would like for you all to consider maybe taking those lots that are facing Center Hill there and we put that in to kind of keep this rural neighborhood look and we had no earthly idea there'd be a billion cars running back in there. So maybe that's something that the developer and you all can look at and and and try to modify. That's the area on the east side because it it would be quite difficult for all of those cars to try to back out into a five lane. And and and a point of matter too, this subdivision is going to help widen Center Hill Road, which we desperately need. And and I think uh definitely

Olive Branch can help us out with with those sorts of things. But there there there is no exaggeration from the audience when they talk about the traffic load out there. And so much of it is not our neighborhood. It is Memphis traffic coming through going to the warehouses which are getting more and more in my our friends Marshall County. And so we understand that and so we are very proud of the Center Hill Corridor. I'm proud of this area and and and are very happy to live out there, but we definitely want to be good partners with the city of Olive Branch and trying to help alleviate some of the problems that the community is having and uh we we appreciate your all's consideration. Thank you.

Thank you for your comments. Anyone else? If not, then I'll ask Miss E if she'll come come back and try to answer some of the questions that were brought forward and staff can also assist in answering the questions.

All right. Um, do you want me to just kind of run through what I remember? Um, as far as, uh, let's see. I think, you know, there's been a lot of talk about Center Hill Road. Um, and of course, we'll work with the city, um, as phases of this get built out to, um, be able to, um, provide improvements based on the city's needs. Um, per phase, um, the minimum home size is addressed in the PD. It was actually um it was we're keeping the existing minimum home sizes um approved in the PD. So for example, the area um east of Center Hill Road, the home sizes will range from uh 2200 to 2,000. Um, and let me see. But I do believe that David is is wanting to um increase that where he can. Um, Rollins Cove, there's no plans to um convert that into a through street or anything. Um, and I agree that property values are expected to increase because we're we're bringing additional um, retail options. We're bringing more green spaces, different lot sizes. So, it it's going to be a more desirable and sustainable area to live. Are there any other questions that I can help answer at this time? Or

anybody else have any questions?

I have a question. Um would uh would the developer be willing to work on some sort of idea to mitigate the curb cuts onto Center Hill on from these 40,000 foot lots? And I I commend you guys. The layout is it looks great. Uh, and I think it's going to be a great project. Um, just my biggest concern is exactly like the gentleman mentioned is people trying to back out of their driveways on two five lane street. I mean, we all know what the traffic is right now. And I mean, if I lived there and I had to back up into that traffic or if that was my driveway, it would be an issue, I think. Um, and I get why those lots are 40,000 feet to give it the appeal of statesiz homes and things like that. I mean, 40,000 feet, that's almost an acre lot. So, I mean, that's that's sizable. Uh, those homes are going to be sizable. And and to your guys' comments, yes, those will probably increase property values, but I just feel like if we could figure out some sort of traffic solution to mitigate those curb cuts, at least on the Center Hill, uh I think that would help the entire development as well.

Um I will say that concern hadn't been brought up until now. So, we'll definitely have to do some further studies. One thing we were trying to do is um make sure we stay under that 1999 approved um home uh s the number of homes. Um, and I my inkling is that when we add another internal road to be able to take the traffic off of Center Hill and Dodto that that might require um us to make those lots smaller and thus increasing the um the number the total number of residential lots. So I I think you know there's definitely a balance there. So if if that's something that the city agrees that you know is a priority over keeping the number of lots at or below the 1999 plan, I think we would definitely be open to looking at that.

Yes.

Excuse me for interrupted. I'm David Howie and I just wanted to address these things. We definitely will be working with Olive Branch. Uh when Olive Branch took this in, it changed a lot of things like sidewalks and various things we have to do now to fit into Olive Branch, which we're happy to do. The one thing uh we cannot do is in uh the development is if we have traffic jams that are there now. They have problems right there now that I'm aware of. I was involved way back when Olive Branch named that as the major corridor. If you all remember, it was like 15 different places. Then it got to 10 and five. And the city and the everybody involved said Center Hill would be the major road going into Cerville uh eventually. So, we know that as we develop, we have to put in at least another lane, curb and gutter all along the road because as a as selling the property and marketing the property, I cannot sell or market the property if people cannot get in and out of their driveway. So, what we could do is, and I hadn't talked to Michelle about it, but on those 40,000 square foot lots that are basically 1acre lots, we can hold off on those 1acre lots until another lane is in there and work with the city to make sure and the city administration to make sure the traffic is tended to because if the traffic's so bad that people can't get in and out of their homes and can't get in and out of the development, we can hang up selling it. So, we the square footages I'm touching on just a few things why I got up because they were set at minimums years ago. I'm for a more upscale development there, more like Halley Plantation, more like Almadel Farms to create something really

nice in that 200 acre block is what I call it. And we uh the different square footages will increase with lot sizes. So, a 12,000 square foot lot has a certain minimum. And as you go to 15 and to one acre, they're all larger. So we put them on a scale. How plantation is 550 lots and it's got I use it as example because we have two acre lots, one acre lots, halfacre, 15,000 square foot lots and it's been great for marketing and the homeowners association is very strong there with four or 500,000 a year coming into the association. Um, I see this as being the same type thing. This, uh, on the 200 acre block, it's designed with more green area. We usually put swimming pools, we have tennis courts, we we plan, it's not all in this application, but we have lodge halls at the different developments where we have um, a lot of amenities that'll go in, which Olive Branch doesn't have right now in a lot of developments. So, we're trying to make this really upscale is what we're trying to do. And we're going to work with the citizens in that area because if it's not good for them and it's blocked in, it's bad publicity. It's bad PR and I understand marketing a little bit. And I know that, you know, if the development is not done right, everyone loses. So, I just wonder if I can answer any questions and I'll go. I wasn't asked to speak. I just stuck my big nose in it. But if y'all have any questions for me, I'm happy to answer anything while I'm here.

Would you be willing to accept an a stipulation that none of those houses on Center Hill on east and west side are are constructed until there's a fifth lane or Center Hill is expanded? Yeah. In other words, on the 40,000 square foot lots. Is that what you're talking about? The curve cuts. We're talking about the stuff on the on the east side, but we haven't really the west side. Well, on on our side, that's on this side. That's fine with me. Uh to delay the development of those lots and the sale till another at least another lane is put in.

And we all agree with the citizens and with the city that the traffic is really improved because like I said, why would I want to try and sell oneacre lots all along if they can't get in out of the driveway? Mhm. So, yes, I will. That's fine to put that stipulation in there. I have no problem. We can do that after the roads put in. Mr. Chairman, the west side. Yeah, there may be an alternative to this as very easy and straightforward and you will not have driveways on on Senate Road. He will not have to wait.

There is a street there that is running north to south. If you look at the map in front of you on the proposed plan, if you just move that street and put them behind the 40 ft lots, you will have access to the lots on both sides, you'll be able to access the 40,000 ft lots from that street quite easily. We can work with with uh with a developer in you know redrawing this quite easily. You will lose I don't think you will lose any lots. It should be possible to get that done before we get to the board of adamant. That's possible. Okay. So, this can be resolved before the meeting with the board of autumn. Yeah. What do you have a question? We can get that done. Thank you so much for your comments. That's fine. Thank you.

One thing I got, Mr. Ali, you do some good developments. Um, your stuff in Carville and Germantown is top class. It's it's it's really really good stuff and we look forward to this. It's um it's just a matter of getting comfortable with with that traffic flow. I'm new here. So to you, I've developed about I think 2400 lots in Cerville and

done a lot of work in Germantown. I was I was an alderman in Germantown years ago. I served one term. I didn't do that again. I didn't want any part of that. But I'm uh I'm I'm here to improve. If I I had a rule when I was on planning commission years ago on the board of zoning appeals and all that is if you have a developer would come to us and if they could not show or we didn't feel their development would bring higher values to the area, I wouldn't vote for it. They had to show me that what they were putting in there improved the quality of everything around there. And if it didn't bring the prices up around them, I failed as a planning commission member. So, and later as a as a member of the board, so in Germantown. So, um and they're hardcore in Germantown. So, yeah,

we uh I I think this will be really a nice um development and in the commercial area. We plan to make everything uh architecturally similar. The brick, the style, the size, every everyone in there has got to conform to architectural heavy architectural controls because that is the entrance to Olive Branch. As you come down Goodman, that's the first commercial area you're going to see. So, it's a reflection of the city, a reflection of the planning commission and the mayor and board as to what they approve. And if I don't keep the architecture where it looks like a planned campus, then I have failed. So, and I don't intend to fail. The things I've done in Caillou are like a campus with the city hall and the office. They all, if y'all have ever seen it, it all matches. It was all part of the plan. One of the questions was asked several years before it gets started. What's best case scenario? Best case scenario, when does it start? How long would it take to be completely built out?

It would be it would take probably 12 years to build it out. It'll be built in phases of probably 30 to 40 lots per phase. So what you do is you come in and we're probably a minimum of three years away from starting. Once you start, we build 30 or 50 lots and the phases will be approved by your staff. When we uh decide to do the phasing, we tighten up on the phasing. So, the city approves by phase and by survey every phase we do. And it has to be contiguous to each other. So, I can't do a phase here and a phase over here and scatter it. It's got to be contiguous to each other. And we do it slowly and we don't flood the market because if you flood the market and you go in and you put a 100 lots or 75 lots and they sit there and they don't sell, the builders lower their prices. It lowers the value of your appraisals. It's better to have builders saying we're waiting on more lots than flood the market. I've I've that's what we've done in in German and Caouville is we put on about uh 50 lots at a time and we had like five builders that took 10 lots each and then when they would get them up and they were selling we'd start the next one which would be another year off and we kept it going where there's uh not a saturation of too many lots on the market. We've had this 26 years the property. So I'm in no hurry. The only hurry is I'm older and tired and kind of beat up. So, that's the only hurry is me. Anyway, is anything else I can before I I need someone to get a hook and pull me off?

Once again, thank you so much for your comments. Appreciate it. Appreciate that.

Uh I I will just mention one lady asked something about having a well and wanting to hook up to city water. Well, you know, that that has nothing to do with this application, but I think it's something that you need to contact the city and and and make sure about that. Does does do we have any If not, then I'm going to close the public hearing. And once again, I thank you all for your comments. Uh before we vote, I would like to state that what we're doing tonight is recommending to the city and board of uh to the mayor and board of alderman uh at at their meeting, which they will meet when September the Do you all have that date when when the hearing

will be September 16th? September 16th. So what we vote on tonight is a recommendation and it will go to the mayor and board of alderman on September 16th. Their vote is the final vote. So just want to let you know how the process goes on this. So uh I will now um entertain any comments or discussion or motions from the commissioners.

Uh I'd like to make a motion to approve the application uh with staff's recommendations. Uh, but I'd also like to add if the developer and staff could work out some sort of uh plan to mitigate those curb cuts on center hill uh before the um before the board of alderman meeting so that way they can get kind of a picture of an accurate picture of what what we're going to end up with. Um yeah, we're good to go.

Okay, we've got a a a motion by Mr. Sing to approve the application subject to staff conditions and also add that the uh staff and the applicant try to work out a mitigate the curb cuts between now and the uh board of altman meeting on se in September. Do we do we have a second on that? Second. Have a second by Mr. Jones. Any discussion that we need to have on the motions? If not, all those in favor signify by saying I. I.

Any opposed? So, it was unanimously carried and and approved. Once again, it will go to the mayor and board of alderman on September the 16th. Thank y'all for being here. We'll take a few minute break and let everything clear out.

Okay, if we could ask you to please quietly leave and we will resume with our the rest of our business. Okay. Under new business item number one, we have an application to amend the project text for Kirk Farms submitted by Tim Deastino WH Porter Consultants on behalf of property owners. Alan Olive Branch John Porter member. The request involves several changes including but not limited to transportation, circulation, phasing of amenities, and number of lots in the plan development sub uh subdists. The subject property is 234.01 plus or minus acres on R3 plan residential district located on the north side of Goodman Road, Highway 302 on the east side of Eastern Drive and west of Creekide Drive. So when I have the staff presentation.

Thank you, Mr. Chairman, planning commissioners. Before you is a request to consider the amendment of the Kirk Farms planned residential development. This is the subject 234 acres piece of property. It is located north of Goodman Road, Highway 302, east of Pork Lane and Plantation Grove subdivision. Fox Creek is further to the to the east of this particular side. Um just to give you an idea or a history of the project that you have before you for amendment. On March 19, 2024, the board of adaman following a recommendation from this planning commission did approve the project text and preliminary development plan for Kirk Farm plant residential development after the board requested a number of changes to be made. This is the layout or the preliminary development plan that was approved by the board of admin. So this is a concept plan, the streets, street connections, the proposed plan before you. This is basically what it will look like and I will touch on the main changes that are proposed for adoption. one the total open space will be increased from 72.44 acres to 75.14 acres. So the total amount of open space which is basically all these areas shown here in green to some extent the areas also shown in blue that are intended for storm water management and a lot of that addition comes from this area. If you look at

this plan, you had lots in this particular area. In the new plan, you don't have any lots there. So that has added to the green space, the total green space count of these subdivision. The total number of lots has also been reduced by just one. But that's important because it also leads to reduction in traffic of at least 10 cars per day. So the total number of lots has been reduced from 603 to 602. There was in this plan you will see here a connection the Fox Ben. So this is Foxben Lane. It was approved to be extended from this subdivision through Fox Creek for two main purposes. to provide a means for residents in the new subdivision that is in Kirk Farm or from Plantation Grove to be able to access the commercial node where you have the new gas station. Somebody mentioned about a gas station under construction at this location without going through Goodman Road. Kind of reduced traffic on Goodman Road and uh that was one reason why you needed that connection. And secondly, it provided access the traffic light. It's somewhere around this particular location. And if you just continue on the street, you get down to the traffic light without going through some of the turns that are needed on Goodman Road. The developer proposes so to eliminate that particular connection. You also had a connection to the north in this particular area. That connection will be moved down to be your new Fox Creek extension. So Fox Lane extension this is where you

have the lagoon in Fox Creek subdivision. Droa intends to take that offline and as such that area should become at least pleasing enough for this road to be fully extended without uh any crisis with respect to the aesthetics of that corridor. The extension of that road should also provide an alternative east west uh traffic connection from pork lane to center her road. We just talked about senator hero and I will show that down the line in the course of this presentation. Another change, the southwest relocation of the northernmost connection, which is what I just mentioned, this connection here will be relocated to the Fox will become the Fox um lane addition. There would be an increase in the aggregate size of lots in the entire subdivision. So if you take the sizes of each of the lots in the different districts as proposed the aggregate would actually increase. There is a tendency in the city for you know the board of adan wants lots to be larger. So this is actually in line with that desire in the city. This results from a reduction of the total count of the minimum 6,000 square foot lots. So these lots shown here in kind of yellowish color um those are your minimum 6,000 ft² lots at the center of the subdivision. Their total count is being reduced from 173 to 159 which means the area the lot area that was occupied by those small lots is now being added to some other lots making those other areas larger in size. Those other lots larger in size. A lot of that addition is in the 7,200 square ft²

lots, what was called the neighborhood lots. Those are the the the lots shown here in this um column. Uh those lots will increase in number from 243 to 343. That's an addition of 53.5 to 56.9%. There will be a minor reduction in the total count of your minimum 10,000 square ft lots. Those are the lots shown here in yellow. And really the reduction is in this area. That's where you have the minor reduction. So if you see you're going from this to this um the perimeter lot to remain the 10,000. It is still the same. No change in this area and the northeast uh corner of the property. Your 10,000 minimum 10,000 square ft lots remain the same. There is no change. The real area where you've got to change is a little addition here. and then the elimination of this um particular curac. So there'll be a minor reduction in the number total count of 10,000 square feet lots from 107 to 100. So basically just losing uh seven lots there with regard to utilities um amenities in the subdivision. All amenities are maintained. Pickle ball courts, swimming pools, uh 8t wide pedestrian trail, all those amenities are maintained. The only difference is that they will be moved, their construction will be moved from one phase to another. For example, initially the swimming pool was in phase one that will be moved to phase two, but you still have a swimming pool. And it may even be better to have it in in phase two than in phase one because something like a swimming pool you need to have a good number of residents already in the subdivision using that pool being able to maintain it. You don't just want to go in where nobody has bought a lot yet in that subdivision and you're building a swimming pool. We had that problem in

villages at South Branch. So actually moving it to to phase two is a better design option. You know um the pickle ball court that was in phase three is moved to phase four. The 8ft wide pedestrian trail that was in about four different phases will be constructed will be completed in two phases in the subdivision. Its total length of course will be reduced because here it extended right up to uh the northern portion of the forest Irene road but with the extension of Fox Lane is going to terminate there. So the length may reduce about 500 to 1,000 ft. The receive of about 3,000 ft of that 8 ft wide pedestrian trail will be constructed. An addition in terms of amenities will be the addition of a public art in this common open space that initially was conceived to be in phase 9. It will now be in phase six. This common open space at the entrance from uh pork lane. You have an additional public ad added to that particular open space. So this is a better look for this subdivision that is being proposed. The zoning ordinance provides a number of criteria for the review of amendments or modifications from base standards in plan residential districts. One of them the first is that such modifications should be consistent with the standards and criteria regarding plan residential development. The proposed amendments before you does not violate any such standard. For example, the minimum required open space is supposed to be 10% of the total de entire development. This is 32%. So none of those standards are violated. Uh the request for the amendment is supposed to be specifically requested by the property owner or developer. That is the case here. These amendments have been requested by the property owner or

the developer namely Alen Olive branch LRC. So those two conditions are met. The third condition has very many other criteria under it. No modification of the baselines, regulations and standards would be allowed when such proposed modification will result in any of the following. The first inadequate or unsafe access to the proposed plan development. So this is the site that we're looking at. If you look in terms of accessibility to this site, there is an existing uh traffic light at this location. That is a new one that was put on Brabon. That is where you have the location of the traffic light. And then this is where we talked about a gas station under construction. Right there is an arrow cut. You know, you you cannot make a a left turn. Basically, those arrow cuts, arrow cuts prohibit left turns out of the side street onto the main street. You can come in here, you can make a left turn, go into the subdivision, you can make a right turn out of the subdivision, but you cannot make a left turn on Goodman Road going east. That's basically what our cuts do. They also provide good storage area you know um within within within the cut itself the arrow cut itself so they are a safer option that is why M dot went in and spent over $5 million in doing those particular improvements M do has required the developer whether these amendments are approved or not irrespective of these amendments M dot has required the developer to

close off this entrance this cross over into croc cross creekside drive. So you will not be able to make a left turn into the subdivision. From there you will not be make able to make a left turn out of the subdivision at that creekside drive. This is not a doing of the developer. It is not something being proposed by the developer. is a requirement from M dot that requirement is not subject to these amendments. So even if the if all these amendments were denied and the developer went to build this subdivision based on what is already approved they will have to do this. The second Eastern drive will also be shut off. So you'll not be able to make a crossover into no left turn on Goodman Road into Eastern Drive or left turns out of Eastern Drive. That will also be closed off. This is a requirement from MDOT, Mississippi Department of Transportation is not a requirement or something being proposed by the developer. MDOT has required the developer to construct another arrow cut at the main entrance into the subdivision. So that will be forest hill Irene you know the main call it the spine road into this subdivision there will be an arrow cut the city it was our opinion as staff that that is better should better have a traffic light there but it's M dot's opinion that the traffic counts the numbers do not justify there being a traffic light there at this time maybe in future if you have residential development further down to the out then those arrow cuts may be removed and you have a traffic light there but right now the traffic studies does not show that it is warranted. M dot controls access on goodman road not the city. So all of these are M dot requirements is not

something coming from the city is not something coming from the developer. The only two things with respect to access to the proposed development that are changing has to do with this Fox Ben Lane which was initially approved to be extended into the subdivision and connected down in this area into Pleasant Grove subdivision which will be eliminated and I will explain that down the line. And secondly, you just approved the project text amendment for Senate Hill Farms, Senate Hill Plantation, which is this particular subdivision here. One of the things that will be good for the city is in order to elevate traffic on Goodman Road and East West Minor Collector Road that can carry traffic from Sen from Senna Hill Plantation. all those residential lots whether the new ones being proposed that you are dealing with today or to the west or to the east and in Fox Creek Kirk Farm you can carry all that traffic to pork lane especially with the industrial development we have along pork lane that's a lot of uh work workers population you can have there this fox lane minor collector road addition will provide an opportunity to move that traffic to pork lane back to center he road without having folks go down on uh Goodman Road. So it will significantly elevate traffic on Goodman Road. It is on this basis that you have the proposal to basically align Fox Ben Fox Lane as it is currently proposed. It is the opinion of the city engineer that this is a better option for traffic management in the city.

Fox Lane therefore would be constructed uh with a 60 ft ride ofway, two-lane road with a bike lane added. So right now there is no bike lane in that whole area. So this will be basically a kind of complete street. You have a bike lane added. You have your grass strip. You have 5 ft sidewalk on both sides. So it will be a road that can handle cars, can handle pedestrians, it can handle bicycles in that particular area. And this can provide an opportunity for the city, you know, to come in here if Fox Lane is finally fully extended with that cross-section from Pork Lane to Center Road and then on Dodto, you can actually have a bike train network that goes round in this particular neighborhood in future. The second condition is that traffic volumes should not exceed the anticipated capacity of the proposed major street train network in the vicinity. The only way traffic volumes can exceed this can be exceeded is if the number of lots were increasing beyond the proposed um road capacity network. In this case, the number of lots are actually reducing by one. So the traffic volume is not expected to increase. So there will be no impact with respect to this condition. Third, an undue burden should not be placed on public parks, recreational areas, fire and police protection and other public facilities which which serve or are proposed to serve the planned development. All amenities that were approved in the subdivision are being maintained. So there will be no additional burden on any public parks. So all the recreational facilities are being maintained. With respect to fire and police protection, this amendment will include the addition of an emergency access point on Eastern Drive. So, Eastern Drive will not be connected. It will still remain shut off, you know,

with a curac. So, you have that that white loc spot there that is the Curtis. Eastern drive will be shut off. But what you will have is a little, you know, 10 ft wide emergency access. So let's say it will only be used by police and fire trucks. So if you had a situation where there is a fire, I'm just giving an example where you had a fire in in Eastern Drive along Eastern drive and the police or a a fire truck was inside um Kirk Farm. That fire truck will be able to come there and open. So this will be shut off. The general public cannot access it. only the fire department will be able to open that coming put out any fire in in Plantation Grove subdivision and and go back. So that will increase protection for Pleasant Grove subdivision. It will not be used by the general public. So that is only an emergency access for police and for fire basically emergency services. The fourth condition requires that a development which will be incompatible with the purposes of the plan residential development or the town's adop adopted general plan will not be approved. The purpose of plan residential development is essentially to provide flexibility. This does not violate that principle of flexibility. And lastly, any proposal that will be detrimental impact on adjacent properties or surrounding neighborhood will not be approved. The following approval of this project text in 2024, one of the conditions was for the developer to complete the flood plane study and submit that study to FEMA. That study has been completed has been submitted to FEMA with regard to establishing the flood plane limits on

for for on Fox Creek. Right now the study only ended about this area. That study has been completed and one of the things it shows is that if Fox Ben Lane were extended as it was initially proposed in order to do that extension you have to build a road higher. the box culvert there. There is a very high risk that it will cause water in that creek to back up and there is a significant risk that it may potentially flood these two houses at this location. If you have a significant 100ear storm and the Sanders property to the south was developed to some extent that is one of the reasons why the developer is proposing to avoid that connection. It is to protect those surrounding uh houses from flooding. In this regard, the proposed amendment aligns with condition number five or conforms. Staff recommends therefore that based on a finding that the proposed amendments meet review criteria for modifications regarding plan residential amendments. The planning commission approved the proposed amendments to the Kirk Farm project text and preliminary development plan and recommend him to the board of adamant subject to the following one and only condition namely that all improvements shall be the responsibility of the developer and not the city of Olive Branch and that includes all improvements on Goodman Road. That concludes presentation. Thank you.

Okay. Any questions to staff? I' I've got a question. Could you go back to the phases? So my question would be at what phase do we have two two access points initially? Your first without including the emergency one. Would that include the emergency one? Yes. Initially, you were going to have two access points in phase one. Right.

So, that was going to be on Goodman Road and on a f Fox Ben Lane connection now. The two access points will be in phase two. So, phase one will be this connection. So, this is your phase one down here. Mhm. Your next application is actually the preliminary platform phase one. So you have the connection onto Goodman Road and then phase two that's when you will have the Fox Lane connection to Fox Creek. So that will happen in phase two. Okay. Thank you. Any other questions?

There's no further questions. Do we have someone here to represent the application? Henry Porter with WH Porter. We generally agree with anything that uh the staff had recommended and we were open to any questions that y'all might have for us.

Any questions of Mr. Porter? Okay. No questions. All right. I will now open it for uh public discussion, public hearing. Is there anyone here that wish to speak in favor or against this application at this time?

All right. If you'll come forward please and state your name and address. David Gisham, 7380 Pleasant Drive. Um, we're talking about turning left into the subdivisions and uh I know that uh Eastern Drive is one of them. What about Stanley Drive? Is you can still turn left in there or or is that going to change? You will still be able to turn left on Stanley? Yeah. Can you you Stanley stay the same? Stanley is going to stay the same. Okay, that's what I need to know. To the best of my knowledge, they have not said anything about standing. Okay. All right. Thank you, sir. Anyone else?

Pat and Carrie Clark were at 7368 Pleasant Drive and I just he covered one of them. Um, I know originally they were talking about um, and I think maybe this he covered this and it's cut off. They were originally talking about cutting through where Old Goodman was or just on Eastern into that new subdivision. I'm assuming now that that's gone by the wayside and they're cutting through this the Fox Creek area. You're asking? Yes. Is that can you can you ask that again please?

Yeah. I don't know how to point or do on. So you would still have this connection. Yeah. To kind of offset on um on Eastern Eastern drive. Yes. Okay. So it was offset. Okay. Can I show you? Okay. So that's still cut in. Yeah. You still have your your your street going in. Okay. on eastern drive that that is being maintained right here. So this is what was approved with that offset. This is what is proposed. You still have that offset. So they are not changing that. So that's that's three still coming in. That is still coming.

And that connection will actually be made all that street will actually be constructed in phase one. So really you will have two connections in phase one. Okay. And then another question I had, you were talking about at the end for emergency services at the end of Eastern. I'm going to assume you're talking to like a yokek gate or something for emergency services. Yes. Emergency services in order because let's say if a fire truck has to drive through it, right? Then you have to do it such that it's driveway by the car you know and the only way you control that is it has to have some kind of

you know means that only police and fires are able to unlock the other designs that are sometimes proposed you know it's not a may not be a full road you don't actually go in and pave it maybe gravel open in some in some regard but it whatever the design would be and we would deal with that when we get to that particular phase on the preliminary plat right it would be such that the public cannot access it. Okay. I just I knew you said gate and but you you didn't made a motion like lock, but I'm like I know emergency services has to have a Yelp gate. They're not going to get out of a fire truck and go open a gate. They use all kinds of different approaches these days. Generally, that have to be automatic gate. Yes.

So, okay. Only other thing which may be the only thing other thing I had which may be reserved for city was all the the water and sewage work they're do. Oh, the easement, the 50ft easement that was originally in there, which is now gone because they cleared that for sewer. Let me explain. I'll let you get that. The 50ft easement that was originally proposed and approved, that basically is running along Yes. Y where you're pointing. Thank you. Um when they've come through to put in the sewer, they came through and took down 40 foot

easily. easily right now. So, it's gone. Completely gone and they're still working on it. So, I wanted to bring that to someone's attention. I don't know if you've been over there recently. I know you've met with our neighbors, but that's gone. So, my question is is originally they were going to add a couple trees and different things like that, but it's gone. Now, the the developer is not yet doing construction. So this is city that Mhm. what we need to look what we need to look at when we get to the planting in that particular area. We may have to have some supplemental planting out there. But it would depend on

where the seaw wall line is because you don't want to put trees on top of seaw wall lines. That will be a problem. So it's something we'll have to look at when we get there. But uh as I said the developer is not yet out there doing any construction. So, it would appear that the contractor laying the sewer line, public sewer line right now. So, I want to just bring it to the attention to all of you that the 50 foot that was given to us that wasn't supposed to be touched

and is gone. We've confirmed the footage with the people who were out there running it and they were digging because we went out to talk to them as they started tearing the trees down. Um, so I understand you have to have a a way to get it in there, but it's really sad that it's completely gone now. So we literally I mean if you want to call 10 ft with whatever wooded you have there, but someone needs to look at that because it's completely all the way down and I'm sure it's going to continue on further. We would look at having something replanted there too. Please address and will there be a and I think those houses behind there. We're going to have a fence.

There is going to be a fence. That is correct. Um, so and again, the green area that y'all are wanting 10% etc. I mean, it's gone. Completely gone. Yeah, because it says, yeah, Stephen says there 50 foot natural buffer. Natural buffer not there anymore. So, just something to address. I know it's nothing overnight, but yeah. Thank you. That'll be addressed as we move forward with the construction of the project. Thank you. Thank you. Anyone else wish to come forward?

That same line that you are on right there. I'm Laura Dere. I'm on 7051 Stanley Drive. What are those white indicators along the top there? So like just to the left of where? Yeah, like this one where these two roads come in. What is that? What does that mean on your chart? That's a that's a TN. You're basically deadending that street with a T street design. So if you have a a a car for example on this road, they're able to turn there and go back, but there will be no connection with their joining subdivision. So it proving that street

because right now it just ends nowhere. Put it that way. Yeah. Yeah, that's good. Yeah. So maybe just like she said, consider adding some some green something because they have torn that all up on the end of ours. Yeah, on the end of Stanley too. They just kind of plowed right through. I assumed it was the sewer and water people that were doing that. But yeah, it is sad because it was a bunch of big tall trees. But okay, thank you. Okay, any other anyone else? Ask one more question. No question. No, sir. I'm sorry. You only have one. Good evening. To the public.

My name is Abraham and I own the uh development east of the um um property. Uh they're developing. I don't have a problem. I see a lot of development they did in Marshall County. They do a good job, but I'm worried about the access going to my property. I have a commercial property there and I guess for $4 million building that I have a mortgage on and uh from what I see uh Mr. S told me that both access only going west leaving the subdivision you know that's going to affect the value of my property and also affect the development you know um I don't know if the city proposed it to the u highway department and I don't know who proposed that I don't know how the highway department will come I never seen it done anywhere in Goodman but at this site just in the front Brayborn and and Ox Creek subdivision. Um I mean what what do we need to do to um fight that? I mean what am I going to do? I'm going to be landlocked to me. There's no traffic going in. They go in and then they have to go back a mile and a half to get back toward the school or toward um the other four subdivisions around the area. I think that uh need to be addressed. Um I I don't know if you guys discussed it with the Howard department.

I'll let staff address that if you wish.

There have been multiple communications between the city and MDOT, Mississippi Department of Transportation. We've met several times with their staff and we've I should say met a brick wall in in being able to say We think this needs to be designed differently. Some of these especially the aroc some of these closures you may want to leave them open you know provide greater access into this subdivision and M dot position is no uh they they need to be shut down and as I did mention that does not depend on on this amendments. So the current approver to build a current approver this driveway this crossover into Creek Side Drive must be removed. That's MDOT's position on this. And the argument is that because it appears there was an accident in this area that led to MDOT coming in and putting this arrow cut and this traffic light, the state spend millions of dollars doing that. uh they're not going to allow any other condition that can create any degree of you know safety problems out there. We've even brought in the proposal of a corridor study from Senate Hero to Hack Cross. You know this you're going to have a lot of development in this corridor. We just talked about Sahi plantation and other large vacant properties like the Sanders property to the south. This area is developing in an urban kind of urban style. It's not as rural as it used to be in the past. Maybe there is need to study that and then come up with a long range plan and and control this access in a way that is better and that has made a brick wall with M dot. Maybe there is an opportunity here for the neighborhood residents to reach out to MD dot and say what are you doing to our neighborhood and have that

discussion directly with them and see what to do. But in terms of the city, the city engineer has written down multiple times. He has made multiple phone calls. We've asked to meet with them. We've met with MDOT representatives here in the city and they have basically said no. So that's where we are. All right. So it's basically an M dot decision. So I guess your recommendation is you get with the M DOT and see what they can do. Okay. So it's not proposed by the city. It's not proposed by the city

and the city engineer can, you know, look at this and and make certain proposals that can support whatever concerns neighborhood residents uh may have as far as that is concerned. But ultimately it will be an MDOT decision. you know, I would point out,

you know, worried about if I know this, I wouldn't put another $4 million into it. I own this property. I'll live in the city for the last 30 years and I own it since 201 13 or 14. If I know this going to happen, I will not put $4 million and and now have $30,000 mortgage. And if someone went in there, he will not come back. He's going to have to go a couple miles down the road gets to come back. And I don't I think the city need to um help with this you know I mean the city the city have rights to reject you know um

this is really a separate issue then I don't want to conflate the two issues. It's really got nothing to do with the application at hand. But I would point out to Mr. Abraham that the R cut would not necessarily prevent his customers. They would leave the store and the R cut you could turn at that R cut. So, it's not maybe quite as bad as it it may appear at the surface. It might be worthwhile to discuss this tomorrow outside of the this meeting because these AR cuts have nothing to do with the application at hand, but I I don't think it may be quite as bad as you're thinking.

Um I mean, yes, it will affect the development because there was two access going into the subdivisions and now they all facing west. So, I mean, if if if it's not the city problem, if it's not proposed by the city, I get my attorney to get with the highway department, you know? I mean, I have I have another six and a half acres that I have to develop, spend half million dollars in dirt work on the top of the $4 million building. We we probably got another week to finish. And now we surprised with a letter in the mail

saying, you know, um, outside the proposal, I mean, I I just if it's not the city, we just need to go ahead and deal with the highway department. You know, I understand I'm all for these guys. I know John Porter and these guys, they doing a great job. I'm I'm all for developments and and you know, we all need that, but we need to think about looking man like me. Yeah, sir. There's nothing that we can do to address your concerns. Yes. On this issue. I would recommend you meet with the city tomorrow. There's nothing we can do at this meeting tonight. So, okay. So, we appreciate your comments. So, thank you. I got one more question.

No, sir. We Your time is up. Thank you. All right. Anyone else? Um, I will now close the public hearing and uh we'll entertain any comments, motion, discussion by the commissioners.

I make a motion to approve uh the proposed amendments. I'm sorry, the application and move forward to the board of alderman for final decision with the one staff recommendation. Okay, we have a motion by Mr. Jones to approve the application subject to this staff condition. Do we have a second? Second. We have a second by Miss Singer. Any other discussion? All those in favor signify by saying I. I.

Any opposed? And then the motion carries and it has been approved. The second U application is an application for a preliminary plat for Kirk Farms phase one submitted by Robert Reeves Land Development Solutions LLC on behalf of Allen Branch Property Owners John Porter member. The request is divide 21.83 83 plus or minus acres into 53 residential lots and four common open spaces. The subject property is zone R3 plan residential district located in the northeast corner of Eastern Drive and Goodman Road. So when I have the staff presentation

thank you Mr. Chairman. Before you is a request to consider the preliminary plan for phase one of the Kirk Farms plan residential development which project text just amendment you just recommended for approval. It will consist of 53 lots in this particular area marked here in yellow. So you will have the street connection to Eastern Drive that we talked about. You have the entrance coming in from Goodman Road. You will have the amenity the sign amenity that will be provided there with a water future. You will have a portion of the trail that will be constructed in this particular phase one. Um these are the lots. Basically you have two main types of lots that will be in this area. basically the neighborhood lots minimum 7,200 square ft and then the minimum 10,000 square ft² lots that will be backing Goodman Road those are the two main type of lots that will be constructed in this phase one of the subdivision and of course storm water management will also be provided. This is the preliminary development plan of the subdivision as proposed. Staff recommends approval. The subdivision plan does not violate any of the provisions of the subdivision regulations or zoning ordinance to the extent that the uh project text amendment as proposed is approved. Staff therefore recommends approval as subject to a number of conditions. A few to highlight. Condition number one being that all improvements shall be the responsibility of the developer not that of the city of Olive Branch. Condition number four, the portion of the walking trail line within the area of phase one of this subdivision must be constructed before approval of the final plat of this phase. So a walking trade is not

the same as a swimming pool. All of that can be done with a grading and construction work that is going on. Condition number eight, we need to see an M dot permit um needs to be submitted to the city engineer for new street connections to highway 302 before the commencement of construction. Any and all improvements required along highway 302 by M dot shall be completed by the developer. Condition number 11 which I propose to delete. Um this was inadvertently left. This was from the old approver. It had to do with the provision of a traffic circle and in phase one with a water future that has been moved to I think phase four or five of the of the project. So the proposal is to eliminate that condition number 11. And then condition number 14 had to do with the developer making some contribution with regard to sewer cost sharing contribution with regard to the provision of sewer in that particular subdivision. Um construction is ongoing already as you heard from the neighborhood those lines are being installed. The share agreement had been worked out already with the developer approved by the board of adaman. Uh the city engineer recently discovered that the line when they did the construction plans that the line providing access to this particular subdivision initially was thought maybe a 6 or 8 in line is actually a 10 in line is larger. So it can service the subdivision and as such they may be need to modify or nullify that particular agreement. City engineer is working on that. So that condition number 14 is maintained for that reason. That concludes T's presentation. Thank you. Okay. Any questions of staff? No questions of staff. Does someone wish to wish represent the application?

Good evening. My name is Robert Reeves. I'm with Land Development Solutions. We're uh in agreement with uh all conditions as recommended by staff and I'm happy to answer any questions.

Okay. Any questions? No questions. And thank you. Uh, you know, since this is a preliminary plat, we do not have to have a public hearing on this. So, I will, uh, ask the commissioners for any comments or motions or or or anything they wish to add to to the application. I make a motion to approve the preliminary plat uh subject to the 13 conditions. Okay, we have a motion by Mr. Jones to approve the preliminary plat subject to the staff conditions. Do we have a second?

Second. We have a second by Miss Lewis. Any other discussion? All those in favor signify by saying I.

I. Any opposed? And it has been approved. Thank you. Our next application is item number four and it's an application for the first revision of Bridges of Camp Creek phase 2 submitted by Mike Davis, the Ree firm on behalf of property owner Gail Ryan, GMR Camp Creek 2 LLC. The request is to revise the lot lines in this phase and to create open spaces including a private drive. The subject property is on C4 plan commercial district and is located between Highway 302 and Camp Creek Boulevard on the north and south between Craft Goodman frontage road and Pigeon Roo on the east and west.

Thank you, Mr. Chairman. Before you, I've got a background along with an aerial view of where we're looking at as everyone is familiar with Chick-fil-A and Lowe's and Camp Creek. Again, that's where we're going here. If you'll follow the cursor off of 302 around to Camp Creek, but notice you're in front of Lowe's here, 5 through 12, that's where we were talking about this afternoon. Common SP common open space F18 will be our subject. As you can see, there's a background from 2019 up to the final pl of the bridges of Camp Creek PD phase 2 approved March 21st, 2023. This is in front of you a um a depictation of the plat. As you can see, the rightway was dedicated here for the uh bridge. Again, the preliminary or the final plaid approved had lots eight and nine in front of the bridge with no common open space between them. There was a road again follows in front of 5 through 12 along uh to one and the uh western bridge. This came off of the 31423 PowerPoint slide in front of you all uh with not all end users identified. Lot lines may need to be adjusted versus how they will be recorded on the final plaid. And that's what we're seeing today. We see a common open space added and a couple lot lines adjusted. Adjustments to move those lot lines or combined lots would be eligible to be placed on future consent agendas. Just wanted that noted. That was from 23. Again, we're at the first revision of this final plat depicts a 36 ft wide ingress egress easement. It extends

across the north side of proposed lots ending at lot 12. The east bridge is directly across from Lowe's. It's located on 265 acres. It's public rideway. It splits a common open space now called COS F14. uh that was platted as uh part of phase one. Phase two contains a private drive as a common open space. Oh, I apologize. I got ahead of myself. It was first platted as COSB14. Uh this is COSF18. It's going to be between lots eight and nine as depicted here where my cursor is. Again, that's located across from the bridge. The reason is it says in your uh packet that we're doing this is a restaurant is proposed for lot nine and so that it will be some access for a restaurant. Here is the uh final plat along with our next steps. The plat will be forward to the b board mayor of alderman for consideration. Again when approved by said board the plat would need to be recorded. Once the platter has been recorded, the lots may be sold or building permit may be issued. Our staff recommendation. I do want to bring your attention to u again number four. The final plat must be recorded before any building permit may be issued on a proposed lot. Again, we talked about that common open space being added to uh possibly entertain a restaurant. So, that concludes staff presentation. Happy to take your questions. Any questions of staff? No. No questions. Then do we have someone here to represent the application?

I'm Mike Davis with Reeves Firm, 6800 Popar Avenue in Memphis. Uh we're in agreement with the staff conditions and I can certainly answer any questions you have. Okay. Any any questions? Are you at liberty to say what restaurant is coming in? I am not. I didn't think so. I thought I would ask. You always ask me. Uh it's a national brand though, you know. That's fantastic. Well, it really looks nice there. I just want to tell you we're we're proud of the picking up momentum, too. Okay. Thank you. Anybody else? Thank you, sir.

Public discussion. anyone here wish to uh uh voice their opinion for or against it and I don't see anybody here on that so I will now close the public hearing I will now address to the alderman any com not the alderman the planned commissioners any comments discussions or motions from the commissioners here I make a motion to approve all right we have a we have a motion by Miss Singer to approve the application Do we have a second? Second. All right, we have a second by Mr. Long. Any other discussion? All those in favor signify by saying I.

I.

Any opposed? And the motion is approved. Thank you. And then finally on number five, we got an application for the final plat for Life Fellowship Church submitted by Nick Kunan Civil Link LLC on behalf of Perry Winstead Life Fellowship Church property owners. The request is to divide 28.93 plus or minus acres into two lots. The property is zoned AR Agricultural Residential and is located at the northwest corner of Davidson Road and Kerbo Lane known as 7790 and 7895 Davidson Road. We'll have staff presentation. Uh before you you see an aerial map with the new lot lines depicted. You'll notice the perimeter lot line of course stays the same. Your interior lot line that used to run east to west with my cursor and then in a northwest direction across the lake now moves up and again going uh east to west moving around the peninsula and then it actually goes up to here. I apologize it pulled it down but it should be up to this corner here. The proposed lots one and two do meet the 1acre requirements within the agricultural residential e district. Both of the proposed lots have access to Davidson Lane. Rule open swell sections are permissible. So there's no uh infrastructure needed. No sidewalks are going to be required. The submitted plat conforms to the requirements of the city's regulations. Staff does recommend approval for the final plat of the life final plat of the life fellowship church subdivision. Here is what was uh sent to us by Civil Link. I had them add on here for uh for

ease of use where the home is. This is an existing home. U the proposed lot one is is here. Uh but this is an existing home with an outuilding. This is the church. These are parking lots around the church depicted with the islands and access along Douglas Drive for the church. So proposed lot one is 17.26 acres. Proposed lot two ends up being 11.67 acres. Both lots again zoned AR. They require 50 foot front back 50 50 foot front yard setback which they uh they meet except for the church which we talked about as a staff that we'll have to address at a later time. 15 foot sideyard setbacks and a 50- foot rear yard setback. The plat does meet the zoning requirements generally. So through these right here, we've got gas. Uh this is a um house here that someone um could live in tomorrow. It's a very nice house with a nice out building. Gas, water, and electricity are available. The vicinity of Davidson and Douglas. transportation. You've got Davidson and Douglas for both lots. Both have paved driveways. No bond, no infrastructure needs to be uh recorded variances or deviation. They do not ask for any. Next steps would be upon recommending by the planning commission the plat would be forwarded to the board mayor of alderman for consideration. If approved, said board uh if approved by that board, the plat would need to be recorded. So, I've got three uh conditions here. Staff does recommend approval and the three conditions are in front of you. That is staff's presentation. Happy to take your questions. Any questions of staff?

If there are no questions, do we have someone here to represent the application?

Nicholas Kunan, address 3629 College Road, South Haven, Mississippi. I have nothing else to add unless you have questions. Okay. Any questions, Mr. Kra? No questions. And thank you. All right. Once again, we do not need a public hearing for the final plat. So, so I will now uh direct it to the commissioners for any comments, discussion, or motions on on this application. Make a motion to approve based on staff's recommendations.

Okay, we've got a motion by Mr. Singh to approve the application subject to staff recommendations. Do we have a second? Second. All right, we have a second by Mr. Jones. Any other discussion? If not, all those in favor signify by saying I. I. Any opposed? And then the application is approved. Thank you so much. And our last item is a motion to adjourn unless we have any other discussion from anyone. I make a motion to Oh, we got a we got a motion by Miss Singer and a second by Mr. Jones. All in favor say I. We are now adjourned. We need to