Planning Commission - Regular Meeting

order. Uh if if we'll have the roll call at this time. Pat Door here. Dion Jones here. Janice Lewis here. Mark Long. Diane Singer. Donnie Singh here. Steve Stratton here. Okay. You received in your in your uh packet the U minutes of the October 14th, 2025 minutes. U Are there any corrections or additions that need to be made to the minutes? If not, do we have a motion to approve the minutes? I make a motion to approve the minutes.

All right. We have a motion by Mr. Jones to approve the minutes. Do we have a second? Second. And we have a second by Miss Lewis. Any other discussion on the minutes? If not, then all those in favor signify by saying I. I.

Any opposed? And the minutes have have been approved. All right. Under new business, our first application is an application for a zoning map amendment submitted by Chance Walker Smith Walker LLC on behalf of property owner Cynthia Fox trustee. The request is to reszone 108 uh plus or minus acres from AR agricultural residential district to R2 single family residential district for the purpose of creating Fox Paul Creek a residential subdivision. The subject property is located on the west side of Davidson Road approximately 0.25 miles south of Goodman Road. We'll now have the staff presentation on that.

Thank you, Mr. chairman. Uh first I'll give you uh the site location and a quick intended layout. The site, as you can see, is on the west side of Davidson Road. Here's Davidson Road right here. It's about 0.25 miles south of Goodman Road. So Goodman Road would be up here uh to the north. Um the here's the layout. The it's within FA two phases. Phase one is 121 lots. Phase two is proposed to be 141 lots. Uh so here's north. Uh obviously I had to rotate this to make it fit on the uh slide. So this is the proposed preliminary plat. Moving on to the resoning. uh the project overview and a quick summary. As you stated earlier, Chance Walker uh has submitted this request to reszone from AR agricultural residential to R2 single family residential zoning district. The applicant has also submitted a concurrent preliminary plat application for the tract which reflects the intention to create 262 detached single family residential subdivision lots which would be known as Foxpaw Creek subdivision. Uh, I'd like to mention that the staff does recommend to table that application, the preliminary plat application to allow the city engineer an opportunity to review the traffic impact study. And there is a 9,000 square foot minimum lot area requirement in R2. Uh, a little background. Uh, I'm going to skip over these two um because we've

already covered them. Uh the existing land use is vacant and the future land use designation is suburban neighborhood. Now suburban neighborhoods have lot sizes ranging from 6,000 to 30,000 square ft with most in the 12,000 to 15,000 square foot range. And these subdivisions generally have urban roadway sections which have curb, gutter, and sidewalks. However, there are a number of older single family subdivisions constructed before sidewalks were required and a number of newer plan developments that were permitted to develop with rural roadway sections. And a rural rural roadway section is open swale, no curb or sidewalks. So, I'd like to show you the surrounding zoning and future land use map. Here is the surrounding zoning. To the north, we have C2 Highway commercial and the land use is a church. As you can see right here on this map, here's the church to the north of the subject property. To the east is AR agricultural residential and it's detached I'm sorry, here's east detached single family residential lots. To the south is a vacant undeveloped parcel that is also zoned AR agricultural residential and to the west we have AR agricultural residential zoning and it's also vacant. Um the future land use map shows the subject property here as suburban neighborhood. To the east is rural estate.

Rural estate here south of Timber Oaks Drive. Public semi-public which is autumn uh cemetery and there's green space to the west and commercial corridor to the north along Goodman Road. So, some key features of the proposal is a pavilion and a walking trail right here. Boulevard entries here and here. There is a walking trail with a 35 to 40 foot buffer strip proposed. And most importantly along Davidson Road, we're going to go from north to south here. The offsite Uh, Davidson Road offsite improvement on the east side 625 ft toward Goodman Road curb addition and tapering from 30 feet to 24 feet. In this section, the applicant has proposed widening to 24 feet open swailes and 5 foot and a 5ft trail. And here south of Timber Oaks Drive is no widening and open swell and five foot trail. Uh some other key features of the intended Foxpaw subdivision. It is worth stressing that the requested R2 zoning district is a conventional zoning district, not a planned development district. If the reszoning to R2 were approved, the applicant would not legally be bound to six 262 lots. Considering that the property is 108 acres and the minimum lot size in the R2 district is 9,000 square feet, the

applicant would be legally entitled to 522 lots at most and a density of 4.8 developed units per acre. However, for practical reasons, including needed land for roads and land occupied by streams on the property, the actual buildable number of lots may be less than 522, but also more than 262. Uh, I'm going to hit the bulk requirements of the existing R2 and proposed uh existing AR and proposed R2 district quickly. The minimum lot area in AR is 1 acre. The proposed minimum lot area is 9,000 square ft. The minimum width at the building setback line is 110 versus 70 ft. Front setbacks 50 and 35. Side setbacks are 15 feet or fi and proposed R2 is five feet and the rear setbacks are 50 and 25. We'll move on to the next slide. Uh the analysis the criteria used to evaluate a reszoning are listed below. The original zoning classification for the property was a mistake. The applicant has submitted that there is no claim or evidence to suggest the original zoning class classification was a mistake. Records indicate the property was annexed into the city in 1996 with the Dodto County's AR agricultural residential district zoning. The subject property's AR zoning designation extends to undeveloped property on its west side and to homes cited on larger lots of 1

to 10 plus or minus acres located on the east side of Davidson Road. Staff finding staff concurs that the existing AR agricultural residential zoning designation of the property is not a mistake. The property was annexed into the city of Olive Branch in 1996 with an AR agricultural residential zoning classification property and there has been no change to the zoning designation of the parcel since annexation continued. The character of the neighborhood has changed to such an extent to justify the proposed resoning. The applicant has submitted that major changes to the neighborhood justify the proposed reszoning, including the city's 1996 annexation, extension of central utilities, namely sewer into the area, improvements to Goodman Road, including the signalization of the Davidson Road intersection. The Foxball Creek subdivision has propo has a lower density than both the Crumpler Place and Cherokee tail trail subdivisions and the city's comprehensive plan 20 240 recognizes the development pattern and the changing character of the neighborhood in designating the subject property on the future land use map as suburban neighborhood. staff finding from a land use perspective. While there are several subdivisions of suburban character remote to the remote to the subject property, there are also others within 200 feet to.3 miles to the concerned parcel that have a rural estate land use character. what which are 1acre minimum lot sizes, rural roads

without open swailes, and no sidewalks. Some of these subdivisions are more approximate to the subject property along Davidson Road. And here's a graphic. Um, here is the subject property. As you can see right here, the proposed density is 2.43 developed units per acre. We have development over here. Uh.19 developed units per acre, 62 development units per acre, 1.9 developed units per acre. And over here, Wedgewood 1.59 development units per acre. These subdivisions, Morgan Meadows, Carninal first revision, Jones two lot second revision. Stewart three lot subdivision, McCuller Manor, Goodman Oaks, Autumn Point and Wedgewood sub subdivision section A have substantially larger lots with direct access to Davidson Road and Autumn Oaks Drive. Transportation character. The transportation character of Davidson Road has not changed since the area was annexed into the city of Olive Branch in 1996. Except for a short portion which is 650 ft from Goodman Road, Davidson rem Davidson Road has remained a rural street. Davidson Road would be the only collector street providing access to the subject property from Goodman Road. From a transportation perspective, unless improvements are made to Davidson Road, which would change its character from a rural street to a collector street section, there has been no change to the character of the area to align with the

proposed R2 zoning of the property. A public need exists for the resoning. The applicant has submitted that Olive Branch has a shortage of housing units and building permits in the city have not kept pace with the historical average and also a public need exists for the reasonzoning as it will facilitate the development of a new single family homes. Staff finding the future land use map in the comprehensive plan 20 240 does designate the property in its entirety as suburban neighborhood. However, additionally the R2 single family residential zoning district generally aligns with the policies and landing's character of suburban neighborhood. So the recommended motion we have three options. Uh option number one is based upon the finding that the existing AR zoning of the property is not a mistake. The land use character of the area along Davidson Road has remained rural over the years and other developments around it although suburban in character have generally maintained a low density up to about 1.91 developed units per acre. And the RT zoning district would permit developments of a greater density that would be misaligned with the character of existing developments along Davidson Road and its environment. Deny and recommend that the board of alderman deny the reszoning of the subject property from AR to R2. Option number two, based upon the finding that the land use character the broader area of the property has changed from agricultural

rural to suburban residential over the years and that there is a public need for a reasonzoning reflected in the suburban neighborhood designation of the property on the future land use map of the comprehensive plan 2040 to recommend approval and recommend that the board of alderman approve the reszoning of the subject property. from AR to R2. And the third option is based upon the finding that the functional standard of Davidson Road is practically associated with the Lanny's character of the subject property and that the city engineer has not had sufficient time to review traffic studies to determine the full scope of what improvements may be needed on this road to table the application until the planning commission receives the recommendation of the city engineer regarding improvements to Davidson. and wrote that concludes staff presentation. I do believe that the applicant has a presentation.

Okay. Uh are there any questions of staff before question for staff? When when was does the city engineer plan to review the traffic studies? As soon as possible, I would say I think he's begun reviewing it already. Thank you. Any other questions? Okay. If Mr. Gambone, if you'll come forward and uh represent the application. State your and state your name and address.

Thank you very much. I appreciate the opportunity to present to you tonight from this side of the uh podium. My name is Jason Gambone. I live here in Olive Branch at 4749 West Petite Loop. And I'm here tonight representing my new company called Garden Street Communities. And uh also with me tonight we have Chance uh Walker. He's one of the consultants for Garden Street Communities on the project. He's our engineer with Smith Walker Engineering Services. And we also have Joe Vanderplume. I believe he likes to go by John professionally, but he's here. He was our uh landscape architect on the project. I had hoped to have uh Michael Rogers who's the general manager for the Memphis region of Adams Homes here tonight, but unfortunately he was unable to attend. uh hopefully you'll maybe come in while the presentation's going on. But I want to start with who is Garden Street Communities and uh Garden Street Communities is basically the lot developer, lot development company for Adams Homes. The company's less than 10 years old. Adams Homes dates back a lot longer than that. They've been in business for many, many years. Um, you know, as a matter of fact, with Adams Homes, I would state in the record that Adams Homes is the 31st largest uh builder in the entire United States. Um, among privately owned companies that are not publicly traded, they're actually the 13th largest. So, Adam's Homes has built tens of thousands of homes all across the southeastern United States, all the way from the Carolas down into, you know, Florida, Georgia, all the way over to Texas and everywhere in between. Um, they've been pulling Adams Homes has been pulling plenty of permits here in Olive Branch over the years. So, it's one of Olive Branch's largest builders. Um, I will say though that there has yet to have been any subdivision that's been designed by Garden Street Communities where Adams Homes is built yet. So all

of the subdivisions where you may see Adam's Homes building in Olive Branch were not developments of Garden Street. So I do want to talk about kind of the main goals of what Adams Holmes tries to do as a company. Been very very successful. Um what Adams Homes tries to do is they're and what they're known for really is mostly single family one-story uh floor plans that try to give people and they're all brick construction, good high quality construction and they try to provide people with a good amount of square footage and try to provide value in those houses. So they don't and they build it like any builder, they build at all different price ranges, you know, but you know, it's important from the Adams Homes perspective to try to keep the pricing of the houses to where they're attainable in the market. And that's one of the reasons why the company's been so successful over the years, very very important to try to price your product in where people can actually afford to buy it. And that that's one of the things that we're really trying to accomplish with our uh Foxpaw Creek project that you can see on the screen. Um first of all, we really think that this is an excellent proposal. Um we think we have a well-designed subdivision. You know, we want to make this um something that's attractive for prospective customers of Adams Homes. We want to fit into the area. We want to improve the existing neighborhood. I'm going to go through some of the improvements that we're offering as part of the project. You know, something like this represents a massive investment by a private company. So, you're talking about by the time you count all of the infrastructure, buy the land, build the houses, all of that stuff, you're tens of millions of dollars of investment into the city of Olive Branch. Um, but again, we're looking for something with this project that would really be good for Adams Homes customers and really be something that the city of Olive Branch

would be proud of, including planning commissioners and elected officials as well as all of the staff members that are reviewing it uh at this point in time. You know, another thing I would like to do is give a little bit of perspective on this. Um, you know, Olive Branch right now, you have about 15,000 single family homes throughout the community. I mean, I live in a single family home here in Olive Branch in a subdivision. Most of those most of you do uh in subdivisions. So, this is nothing that's my subdivision has 204 lots. This one has 262. It's very comparable. Um this is not anything crazy that we're asking for tonight. And again, it's just single family development. I mean, when I was here, you know, we had um big people have problems with convenience stores. you know, that's considered something terrible. There were always issues with multifamily. You know, the city does has some issues with multif family developments. You know, sometimes people came and complained to you about, you know, warehouses near my near my house. I mean, that's none of that, guys. This is just, you know, kind of your standard normal subdivision that you would do for single family homes that's everywhere in Olive Branch. So, I do want to get a little bit into the design of what we've done here. Um, now one thing I do want to say on that other point too, I did hear the staff and I we vehemently and strongly disagree with much of what presentation that you just heard, but I do need to point out one thing. I heard talk about 522 lots. I mean, I heard somebody in the audience pass their back behind me gasp, you know, when they heard that. And I just want to be very, very clear and I hope the record reflects that we are not proposing 522 lots. You have an application before you right now. It shows 262 lots and that's what we're proposing. So, I'm not sure where this 522 is coming from, but it's not really it's just inaccurate and I'll move on from there. Um, so anyway, I'm showing you the uh layout that's on the

screen here. The smallest lot that we have of these 262 is 9100 square feet in size. The smallest lot there is 70 by 130. Most of the lots are larger than that. You know, one of the key points with this design that we've done is we have faced all of the all of the lots and all of the houses are facing inward to the project. We have no homes or no uh lots even facing Davidson Road. So, what we're proposing along Davidson Road is a wide buffer. Kevin mentioned that it's 354 feet. Um, and I want to kind of explain here, and actually most of these lots, if you look at it out here, more than 50% of these lots actually back up to a common open space or other green space. That's why you see so much green. That's how this project, we were able to obtain very low density on this project. So, one of the things I want to explain here is what you see in the green. And I'm not sure if I'm going to get this to work right here. There we go. So these areas again, this is this is north and this is going southward. So you can see these green areas that you see right through here. Those are those are actually streams. There's a reason the property is proposal is called Foxpaw Creek. There's kind of a creek and there are some tributaries to that. So really when you're when you're doing this, you hire environmental consultants to go in and kind of determine what the nature of those streams are. And basically in simple terms, if you've got like kind of standing water in it or running water and you have certain types of vegetation around there, it might be considered a wetland or a protected stream. And that would mean that if it is determined to be a blue line stream that you would

have to do buffers along each side of it to protect it. And so that's why you see those very wide areas. Now, one thing that we're trying to do as a project goal is uh I'm not sure if I'm getting this or not on the screen, but um as a project goal um what we're trying to accomplish here is and we think that we can get with our environmental consulting some pretty favorable recommendations. Not everything that you see in green is going to necessarily require that 30 foot wide protection on each side. So when we would eventually get to the point where we would get the environmental consultant to get the report and get all of the permits from MDEQ, what that basically means is that we can narrow those green areas down that are through the inside of the project. And that's going to allow us to do two things. Um, the first thing that it allows us will allow us to do is shift everything up so we can make those buffers along Davidson Road, which are not streams. Those are treated areas. We can make those wide. We want to make those as wide as we possibly can. We feel pretty confident that we can add at least 10, 20, 30 feet or more to those areas. And there's also trees that are in the city rightway out there. The city rightway is 90t wide along Davidson Road. So by adding our common open spaces to trees that we would preserve in the rightway, we're hoping to have a very very wide buffer of natural area that's through there. And secondly, we can also increase the size of the lots. Now we can increase them because you can kind of see the linear layout of the project. We can increase those lot sizes by adding depth to them. Now, however, one thing that we can't really do or that would be very difficult to do is make them wider. And that really goes to the whole idea of the um 262 lots. So we can make the lots bigger. We can increase the buffer width. One thing

that's very very difficult to do and possibly impossible is to decrease the number of lots. So I want to explain to you kind of the way this works from a development perspective. And again, I'm going to be very basic on it, but it's a lot of money to acquire this property. It's a heck of a lot of money to develop the property, all of the consultant fees, everything that you're doing. It's very, very expensive project. So, when you get to the end of that project, what you get is you get a certain amount of development costs that are associated. And you divide that by the number of lots, in this case, 262, and then you get a number out of that, and you say, "This is what we have to put into this project to make it work." And so if you turned out and you said, "Well, the city turned around and said,"Oh, we want wider lots or you can't do R2, you can only do R1." You know what would happen is basically we would lose lots out there. And you drop from the 262, you drop down under 200, whatever it might be. And then you do that same math and then you're dividing your total cost of development into the number of lots. And that number gets a lot bigger. And so what that happens is that you eventually are adding that money onto the cost of a home and then that in turn makes it unobtainable for the people that you're trying to sell the home to. Again, this is a very kind of a basic marketing thing. I mean, one way I might think of it is, uh, to use a different type of analogy is that if you're if you're baking a a pie, you know, the ingredients to bake the pie, maybe it's 1012 to bake that pie, right? And so, if the person who wants to sell the pie wants to cut it up into eight pieces, you know, they feel like they, well, we can get $2 a piece for these eight pieces of pie, so we get a return to $16 versus what you've put in. But if the government comes in and turns around

and says, "Hey, uh, you can't, you know, do that. You can only have four pieces of pie." Says, "Well, you know, you can charge more for those pieces by that's all great and maybe that's true, but in the marketplace, the job of Adam's Homes is to be able to sell those product to people and so that drives the cost up. if there's no market for that. And that's kind of what's happening here on a broad scale, you know, throughout Olive Branch and many places throughout the United States right now where it's very very hard to be able to develop and uh bring in that product. So, um and I guess I'll go into the zoning criteria from there. It's probably a good segue to do that. Um there was some discussion about the character of the area and whether it's changed. I mean, this is a this is a piece of property that is basically a quarter mile from Goodman Road, again, annexed in 1996. I mean, the changes that have happened along Goodman Road since 1996 are immeasurable. I mean, this is a really a good location for a single family development due to the proximity to Goodman Road. I mean, the city has a motto about live, work, worship, play, and Olive Branch. I mean what better place can you get to all of those activities from other than you know Goodman road. So it's again conducive to that really even more than that change of Goodman road in the area is you know you have to look at the the change that's facilitated by the um sanitary sewer that's there and kind of the way the whole system works in Olive Branch. This is basic again to the whole city and the way the city's developed over the years is that when central sewer gets extended into an area, that's when you can make the lots smaller. When you have when you don't have central sewer, you have to have lots that are much larger because you have to have septic systems. And our soils in this area are really not great for septic systems. So

that's why when you look across the street to the larger lots over there, they were all done before the city had annexed and before the city had extended central sewer. I mean right now the city I mean the city annexed uh 18 19 square miles back in 2021. And so right now the city is literally spending tens of millions of dollars to extend sewer service to the areas that were annexed specifically for the purpose of facilitating single family subdivisions like you have before you uh tonight. So I think that's um very important thing to talk about and Kevin did mention correctly that the comprehensive plan and it has a major discussion about sewer and how that changes things. That's a major change and how that changes the character of any area. And so, um, you know, you're in a situation where, um, you know, that facilitates and opens up the, uh, development for the area. I will tell you flat out that if this property were to be, um, developed with 1acre lots, it's just not going to work. It doesn't work economically. And again your comp plan has extensive discussion about that about how sewer is the changing factor out there. So um you know there is a I okay we gave an analysis too of surrounding subdivisions. I mean we did not I mean I made it very clear in the analysis if you're trying to compare an area that was developed before there was sewer there and lot sizes with an area that was developed after sewer was there. I mean, there's really no basis of comparison. That's apples and oranges. So, in the analysis that was provided with the application, we looked at subdivisions. Um, the nearest subdivisions that we could, we went we went uh westward about 3/4 of a mile, went eastward about a mile, we went to the north about a half a mile, and

picked up Ivy Trails. And if you look at all of those subdivisions combined, again, these were all developed, annexed, and developed when sewer was available. The density that we're asking for is very much in line with those developments. So again, we're don't we don't feel like we're asking for anything that's crazy in terms of density. Again, you can see on the drawing there, you can see all of the green there. Um, and it's a big piece of property. Again, 108 acres. So again, if you look at we're pretty much at the same density as like an Ivy Trails. You know, they had to give a uh 5 acre park up there in Ivy Trails. So, you know, that was why their density is kind of what it is. But uh anyway, I do want to make sure that um everyone understands that. Um, you know, I know the and and again, this is the issue I think that was brought up by the staff as they were talking about transitioning with larger lot sizes and I I think that that idea would have merit maybe for a different property, but what and I remember there was a probably about six or seven years ago there was a developer, it's the same developer who isn't on the Cascades, but that developer came in with a project that was called Malard Lakes or Malard Point or something like that. And what they tried to do in their project design was they lined Davidson Road with halfacre or 20,000 square foot lots to try to address the compatibility. And then they scaled it to get their numbers so the project would pencil out. They went from, you know, these 20,000 foot lots all the way down to like five or 6,000 square foot lots in the project. and you just don't really have enough room there to do make that type of transition because you know the property doesn't have that much depth as you get away from Davidson Road. So, you know, you're in a situation where I mean I thought that plan was terrible. That was

not a good plan and I just don't think you would have an opportunity to transition in this case. We feel again with this design and what we're trying to accomplish that a much much better way to transition from a planning perspective is to put that is to put that buffer in there, you know, that landscape buffer along Davidson Road. Again, we've got no lots, nothing facing Davidson Road. So, you know, if you're cross Davidson Road with a wide buffer, you know, during the summer months when there's a lot of foliage, I don't think you'd be able to even see any of the houses back there that we're proposing. So again, I think that's uh important for character and and transition and keeping rural character of Davidson. I think those are all, you know, valid issues. I just think the difference that we would have is that we think this design achieves it much much better than trying to transition with lot sizes in a property that's just not laid out to be able to do that. So I think the staff did agree on the public need criteria but it all kind of ties together. Um the public need is not just for housing units. You know Olive Branch and this is again this is a problem that is nationwide right now. You have not been seeing the type of permits that Olive Branch has seen in the past. And again this is right now in the nation as a whole there's a deficit of 4 and a half million housing units. So, it's a very serious problem and the reason for that deficit and the reason you're not getting the building permits is really due to pricing. So, what's going on in the marketplace is that you can go out and you can put as many, you know, $600 700,000 homes as you want, but at the end of the day, that is not considered affordable or attainable to people at the income levels. You know, an olive branch matching your median uh family income to the prices that we're proposing to do. Now, and don't don't get me wrong. I'm not saying these are

affordable houses. This to me is not necessarily I don't know that I would consider it affordable, but we do think it's attainable and the math does bear that out. So, if people can get into, you know, a house at 340 $350,000, again, to me, that's not necessarily affordable, but it is attainable based on based on the marketing here. And I would say again this is what a company like Adams Homes is able to do is they can see the market and try to target their their pricing you know accordingly. Oops. So I do you know want to deal with um the issue of of uh traffic. I know that that's been a big um you know controversial issue and you know for whatever reason that's the case here. Um you know a couple things on on traffic and I know I did this job for many many years and a lot of times with traffic I think people hear you know 262 homes and they think like that's all going to be done overnight and I can assure you that's not the case. By the time you get all of your your plans done and get your permits and you go out and you build the roads and install the infrastructure and the electric, it's going to be a long time, you probably won't have your first houses there um until probably two years from now. And that would be optimistic. You'd have maybe 10 or 12 houses. Now, you're going to develop, you know, over a period of time. When you do a traffic study, the traffic study that we submitted um has a buildout date of 2029. I would expect that it would be a lot longer than that personally. But um a couple things that I wanted to point out on this. Um this is we've got two entrances along um Davidson Road. And we think

that most of the project traffic is going to use that north entrance right there. So this is again about a quarter mile uh strip between uh Goodman Road down to our north project entrance. And so most of the cars there's no single family houses there. So most of the cars are not going to drive by anybody's house at all. Now there will be a little bit of increased traffic in this section between the two entrances, but there'll be no project traffic that will be added south of uh south of Timber Oaks along that stretch of uh Davidson Road. So, you know, I think that's something very important to keep in mind um as you go forward. Um I did provide uh trip generation numbers back with the original application that uh went to the staff back on October 10th and then the traffic study was provided to the staff about a week and a half ago. So, they have had that since November 3rd. I did email that out to them. Um, you know, and I think there's been a lot of emphasis again on the traffic study. And you know, one of the things I mean, I'm not sure if there's a good understanding of how a traffic study works. And I don't want to go into this in too much detail, but the way a traffic study works is you use those trip generation numbers and they come from a book that's published by the Institute of Transportation Engineers and it does dozens and dozens of studies and that's what tells you, you know, basically how much trip generation is going to come from anything. So, what the traffic expert did is the traffic expert went out to all of the intersections up and down the road and they actually had cameras out there and they filmed it over a period of time and then they actually counted the turning movements through all of those intersections. They went all the way up to um you know Davidson and Goodman and there was an alleyway that runs behind

the businesses there. They looked at that and then they had cameras out also at the Timber Oaks intersection as well. So essentially what they do is they take those counts and they see the existing traffic in the area and then they add on to that the the from the IT book the amount of projected traffic that would come from the new homes and then they also add on to that the amount expect that you would have some increases in background traffic over the years up to 2029. So they add a certain percentage per year. So then they go back and they look at all of those intersections and they're all graded on something called level of service standards. So right now, I mean, needless to say, all of those intersections are functioning perfectly well. There's not a problem out there. And what the traffic study showed was that that's not going to change in that post-development condition. Um, all of those intersections again all function at either the same level of service or certainly passable levels of service. You know, I would point out um on this uh traffic issue that you have um right now zoned you have three lots that are on this stretch of Davidson Road on the um west side and two of them there on the east side and those are all zoned currently commercial. So, just to give you an idea of of numbers, if you developed all five of those lots with medical or dental offices, you would actually be generating more traffic than this 262 single family home development would be generating if you had only two of those five lots, again, currently zoned. Two of those five lots, if they were developed with fast food restaurants that were basically the size of uh, you know, the Captain D's up there, you blow away the traffic. It's much more traffic than 262 single family homes generate.

So I again this traffic I understand the concern and everything but the facts just don't necessarily bear out that that is a uh that is an issue. Um one of the things I think Kevin did mention was we have been able to track down the city engineer for certain guidance on the project. So, the city engineer um asked it to do certain improvements and so Kevin did lay those out. Um there is a I'm sorry, I'm having a hard time with this pointer, but there is a uh right right about there, there's a section of Davidson Road that's been widened on the uh east side and the pavement's been widened out to about 30 feet out there. So most of Davidson Road right now is, you know, anywhere between 19 to 22 feet in width. So what the city engineer asked us to do was to start over there on the east side of the project and widen out the road, you know, down to the front of our development, which we agreed to do. So, we have uh started out there and what you would do is you'd kind of start where that jut out is and you'd take the 30 ft and you would um start kind of like at the base of the triangle and then you would taper it down as you went to the south and it would get narrower and narrower and then on the other side of the street which is our project frontage on the west side you kind of pick it up on that side of the street you start with the triangle and you kind of taper it up and make it wider on our side of the street to our project entrance. So, the city engineer had asked for uh 30 feet in that case. I don't know that we could quite get to 30, but I think we can get pretty close to it. Um, he asked us to go between our two project entrances and widen out that section of Davidson Road, which is currently again about 20 ft. We would widen it out to 24 feet. And again, that would be for, you know, addressing uh public safety. And I think even more

important than those road widenings out there is uh the city engineer asked us on the east side of the road there's sidewalk that extends down from Goodman Road a little ways and where that road um improvement stopped he asked us to extend sidewalk from there. Again, I'm on the east side of the road, so we would be extending that down on the east side of Davidson with curb, gutter, and sidewalk where we'd be widening the pavement down about 600 or so feet. And then we would cross over across Davidson Road with a crosswalk, and you would pick up a rural trail that would go on the opposite side of the street, on the west side of the street, and that would continue um across, you know, through our entire, you know, project site down Davidson Road. So, um, you're talking about 3/4 of a mile roughly of, uh, off-site, you know, improvements. Some of them, I guess, directly adjacent to the site, others farther to the north of the site, but to really create a pedestrian system that's not there right now. So, I do want to conclude the presentation. I'm sorry for being long- winded, but I think it's important to kind of conclude with some main points here that I do want to get across. um you know judging and and and you know looking at the current situation that you have out there compared to what it would be like in the post-development condition. Um right now you have a situation where you have property that's sitting there um with sewer and should be developed and it's sitting out there that's generating basically very little almost nothing in the way of taxes. So, there's some analysis that we provided in the post-development condition. Um, if you had 262 homes that in um assessed at $300,000 per home, you're generating about $850,000 a year in property taxes that would be split between the schools and the county and of course the city of Olive Branch. And then that doesn't even count the taxes that would be generated

by the new residents. You know, the way Olive Branch has grown is basically by having people here spending money. That's what that's why the businesses are coming in. And so you'd have a situation you'd have about 600 700 people out there, new residents at the time of buildout. They're going to, you know, Lowe's or Home Depot or going out to restaurants or whatever the case academy sports and they're generating sales in the kind of basic economics, but that's the way the economy grows and that generates a lot of sales tax for uh city of olive branch. um current situation and I talked a lot about this. You have high housing costs that are making Olive Branch unaffordable and that's based on the current income levels. I think that the city's freezing out uh young families who are looking to have single family homes. Um I think it's really stifling to the move up market and again this is not a problem that is just Olive Branch. This is a nationwide problem everywhere. So, you know, again, the post develop development condition, you'd have 262 houses. Many of those would be attainable for young families and also provide for move up. So, if somebody's in a home right now and they need more space and they want to be able to move up in here, again, the prices are such that they could do it and then that would free up their house for other people to come in and do that. But we really do have a shortage in the marketplace and it's a critical situation nationwide. Again, you're talking about 4 and a.5 million housing units. And the main problem that you have is price. And so that's again what we're trying to address with the entire project. Um I just talked about it. The third current condition is you have substandard road widths on Davidson Road. So again, we're talking about increasing those in the post-development condition to 24 to 30 feet uh wide. Again, right now you have no pedestrian facilities out there. So, we would be developing 3/4 mile along Davidson Road

of sidewalks and trails for people to use. Um, and that's not even to mention inside Fox Pile Creek that would all be curb, gutter, and sidewalks. You have about 2.36 miles of uh roads in there. So, you're almost when you add in the trails we have internal to the project, you're probably over five miles of trails and sidewalks and everything in Foxpaw Creek. So, I think that's very substantial improvement for the area, you know. You know, I looked at the aerial map out there and even pass this forward to, you know, planning staff and I see what could be tremendous opportunities out there for the city to actually expand on this trail system and even run something down to the south or maybe over to Craft Road. Um, you know, I've lived in Collierville for a number of years and I will tell you that trail system that they had in Collierville was excellent. I mean that adds a lot of value for for a community and I think it's something that I think Olive Branch residents deserve to have that ability to walk somewhere. I think it's again very important critical. Um right now you've got very very poorly maintained area over there. Again in my opinion I'm not trying to bash the city on this. I mean public works has got you know they've got a big areas that they have to go out and bush hog. So, they probably go out um to Davidson Road, you know, over on the uh east side of Davidson Road. They may make it out there a few times a year. You know, I went out there, parked my car to go ring some doorbells and try to invite people to our neighborhood meeting. And I mean, I noticed high grass. I saw there was litter and everything in there. It's just completely doesn't look good. You know, in the post-development condition, um you know, Oops. post development condition. You know what you would see is, you know, improvements that you can see on these renderings that were done. I mean, it would be beautiful and I mean, you'd have a nice trail system there and most importantly, you'd have a homeowners association in Foxpaw Creek and they would be maintaining the grass all along

Davidson Road in that area. So to me, I mean, if you're over there across the street and you know, looking at this, I mean, to me, that is a much better look that you would have um than what you're currently looking at. Um, you know, we have, you know, beautiful things at the entry features. We have a lake that would be u reshaped and would be a great entry feature. Uh landscape, we've got the crossbow fencing. You can see examples of that. I mean that would look again in my opinion so much better than you know what the city is looking at now out there and again intended to be a major asset. I'm going to stop talking. I do have I know I've probably gone way over my time and I'm sorry for doing that. Um I do have all pictures of the prospective homes there. If anybody were interested to look at that or whether that comes up in the discussion, I'd be happy to share that. Well, thank you very much. I'd be happy to answer any questions if you have any.

Any any questions? Couple questions. U would you consider a planned unit development as far instead of a just a regular zoning to R2? Well, um I think basically what you have here I'm not sure what more we could do.

You know, we we have a little bit more control and and and say so. Well, I I can assure you by approving what we've given you, um you know, we've given again options for, you know, improvements. Um we've asked, you know, the city, we got the input of the city what you would like to see. I mean, if you tell us, um, you know, we're happy to do that. I I don't know. I guess I don't know what value of planned unit development would really give you other than if we we would just be approving a zoning change right now. The first step is just to re resone it to you and then then that would you know we really just allow R2 and you know they

Well no sir I I won't no sir we're we're here offering that plat what you see on this drawing is I mean all these drawings this is what we're here that's what I mean that's what we're asking you this is absolutely what we're asking you to approve what you see right there that's a that's an official application that's handed to you um you know we don't know again where all those you know delineations going to be but I quite frankly you've got everything in here that's equal to what you would get in a plan development and we are not again I want to repeat that again we are not proposing 522 lots absolutely not

it's it's the first step is just the reasoning piece and if we we approve the reasonzoning and then whether the step two happens or not we've already approved just our two um Second question is and sort of a little bit of conversation first and then then a question. Um the you the accessibility not not necessarily affordability. The a lot of the developments that we've seen in the past have have different levels. You know they're not all they're not all the same house

and that and so if if if we And again, I haven't seen the houses or the different different houses because we haven't gotten to that point yet. But if you do have those different houses sizes, you get you get a mix. Sure. Absolutely. Instead of just a concentration of affordable houses. If you get concentration, and I'm not saying affordable, what what's the word you used? Attainable. Attainable.

Um attainable housing. if you've got different levels of attainable housing, especially when you add in the HOA, you you get a mixed demographic, and that mixed demographic can help sustain sustain a neighborhood long term.

Um the and I know the the price is just an estimate, but you know, up in Magnolia, there's a you know, houses for sale up there right now. There's one for $300,000. And if this neighborhood is $300,000, what what's you know the quarter acre point 2 you know quarter acres in Magnolia quarter quarter acre here? what's going to set it apart from the person who you know is can buy the house in Magnolia because

oh I think I don't again I'm not going to talk bad about Magnolia but we think again that goes to well first of all let me say what we would commit to what we've committed to is that we would do a 2,000 living square foot minimum over the 262 lots. Now, we would ask for that uh 20, you know, 20 I guess it's 19% of those are 50 lots would be withheld that we could do 1,800 living square foot minimum. So, we have, you know, and don't get me wrong, I mean, Adams Homes is like any other builder. I mean, we're going to offer the wide range of housing product. Now, some of the ones that would be more expensive are wider. It's a wider footprint. So, you'd have to put those like at the end of culde-sacs where the lots widen out. They're not going to fit. But, you have a substantial amount of product and a wide range of sizes and prices that would that would fit on those lots. I mean, we would hope to have Yeah. a wide variety in there. That's what we would we would expect. But, we are asking, you know, again, we'll meet the same standards as any other builder would meet. I mean, I know you constantly see that with minimum square footages and we've already obligated to that. Uh again we obligate you know I mean Adams Homes does again all brick construction and um you know we use where it's not brick to add some color use Hardy plank which is again the highest quality material. It's cmentuous. So really one of Adam's main selling points is they're giving selling people a house that's really got very little maintenance costs in it for a long period of time. Um, you know, they're using roof roof truss systems which are stronger and help the roof hold up longer. Um, so again, these are all things that are positive and what the company tries to do. But no, but I'm not going to sit here and say it's all going to be attainable, but we're looking at a range. Again, we're looking probably low 300s maybe for some of the smaller houses if we could sell them out

there up to, you know, we hope to have some that are, you know, 2,800 living square feet out there. You know, again, those would be on the larger lots, you know, toward the end of the culde-sac, but that's exactly what Adam's Homes is seeking to do. Okay. Because I I know residents like to hear houses that are coming in that in their minds raise their property value. Oh, absolutely. And so, you know, if if all these houses are $300,000 and I, you know, my house is $400,000, they don't see it as a value or it's

there. No, we No, sir. We'd be, I mean, we would expect, again, you know, we're trying to get, we try to bring some in, at least we want to bring some in in the low 300s, maybe 325, but we would expect probably most of those would be more expensive. And then probably the most expensive ones in here would probably be pushing the 400, you know, mark for the largest homes. And again, that's the go. I mean, any builder is going to tell you the bigger the home that you can sell, the more your profit margin is. So, I don't want to um you know, mislead in that manner. Thank you. Any other questions? No more questions and thank you. Thank you.

Thank you so much. All right. I will now open the public hearing. And first of all, let me just thank y'all for being here. It's always good to have people here listening to the applications and trying to make Olive Branch a better place to live. So, just thank you for being here. Uh, also the the vote uh if you're not familiar with our planning commission and how it works, our vote is basically a recommendation to the mayor and board of alderman. So we will whatever we decide tonight will be a recommendation and the final decision will be before the mayor and board of alderman. So I just want to let you know that too. Also on the front end uh we're going to open it up for any public uh discussion. Anyone that wishes to speak for or against this application, you'll have three minutes. Uh try not to repeat what's previous been stated and only one trip to the podium. And also if you have any questions just state your questions and we'll hold all the questions to be answered to the end. So uh if anyone wishes to come forward you can come forward state your name and address and make your comments.

Yes sir please come forward. Eugene Rose 6070 Timber Oaks Drive right there on the corner of that entrance to the subdivision where they're talking about not repeating what he said but to emphasize what he's saying as far as redoing or extending from where y'all stopped the road and the sidewalk that he was speaking of. It's on the east side of Davidson at the basically past the I guess the alleyway behind the stores and it all the way to that first property. So, it's about where the wood line starts, it stops. Um, if you drive Davidson much, two cars are hard to pass. And the more cars we have, we're, you know, likely to have somebody hit or something if we don't have a sidewalk and the cars collide, if we start getting bigger trucks and whatnot that are going through. Other side of it is we've got more people. We've already got more people in Olive Branch and for y'all what I would hope y'all have some plan for the traffic problem we already have got I I work in by Helia which at Casey Road from Davidson to Casey Road we now have 22 red lights. I know because I counted them. The way to work is traffic at 5:20 in the morning and the way home it stops all the way from Casey driving in it's uh that fir before right most of the time it's stopped up at

the first big olive branch light but then it's backed up all the way on the overpass coming to you know into town and you're waiting at least 15 20 cycles of a light just to get through back to town. So, what I'm asking y'all is just start doing some port planning for what you already have and know what you're going to have soon. Um there's a lot of different systems cities have all, you know, have done. I came from Dallas and they had a service road and then you, you know, you can drive straight through no lights, but I'm asking y'all just to keep that in mind because we knew that already. But adding this at least that road needs to have a sidewalk and extended down that you know easement that you already have. But that's all.

Thank you, Mr. Rose. Thank you.

How y'all doing? I'm Jacob Fentress, 6335 Autumn Oaks Drive. And the reason why I'm here is I would like to reason with the board to let them know that Wedgewood is right there to the west. And then you have Autom Oaks and Cherokee and they're coming in with $300,000 houses. Some of the houses in Wedgewood, many of you all know run $1 million and some of the houses on Autumn Oaks running six to 7 800,000. They have one and a half acres on Autumn Oaks and Timber Oaks. Now they're coming in with these small houses. And with smaller houses and lower economics, it brings in crime, violence. We need full transparency. and to ask them if they're not going to build a house that's comparable to what's there. They should move on. They don't live in our neighborhood. I live there. I've been there 32 years and I'll be damn if I want people coming in just because he said their backyard is facing me don't mean nothing when people have cars and they can walk. We're trying to make Ali Branch a better place to live. And I would hope that you all want quality people here, not just any people. Just because he can get 262 people in our neighborhood don't make it right. We must appeal to the reasonleness of people and understand that we do not want to become like our neighboring city. They accept anything as long as it's money. Money shouldn't persuade us to do things that ordinarily we know is wrong. We have to look at the fact that when they come in here, their property, they're going to get more money for those cheaper houses. We're going to lose

money because our property value going to go down. We know this. That's thank God we have cell phone. Everybody has a computer in their pocket. Use it. use that computer to help us to understand why do we continue to do this to our people. We have already accepted Captain D's Popeye's chicken grease and pollution in the air and yet we haven't said a word. But somebody got to stop and think about what we're doing to each other. I would never want to do that to your neighborhood. If you got an acre and a half and your house is 600, 700, a house just sold in the neighborhood for $800,000. He said he's going to get 350 400. This is a pipe dream. None of this stuff will come to fruition when the police got to run in and out of the neighborhood. Full disclosure, we're just talking, right? And I don't want to run over my three minutes, but I would hope that you all would not approve this because then we have to understand being empathetic and sympathetic toward one another is one of the basic truths when it comes to humanity. Think about it. This just a dream. None of this is going to happen. The police in and out of there, the paramedics, everybody. Because when you put people on top of each other like what he's doing, it's not going to turn out right. And I'm not going to stand around because these people are here because they're concerned. And one thing I know, when you put pressure on people, we're going to move. We're going to move. Thank you. Thank you, sir. Do we have anyone else wish to come forward?

Good evening. Dante Salotti, 6320 Automokes. Uh, I can't add any better to what Mr. Fentress said, my neighbor. Uh, so I'm just going to stand in front of you and say I second that. Thank you. You

Okay. Hi, good evening. My name is Trey Peters and I live in Cherokee Meadows off Darren Drive. And just to reiterate some of the things that they said without repeating it, my two main concerns are the traffic and the infrastructure around the area. Um, but I also want to throw out a point that with that neighborhood being built and Timber Oaks not having any sidewalks or infrastructure in it, as you increase the traffic in that neighborhood, people will find a way and they're going to start cutting through that area through Cherokee Mo Meadows to get to Goodman and Craft. And I think that that poses a potential safety risk. I also have six six small children that live around me and you're going to increase the through traffic as people try to avoid cutting straight to Goodman and going through those neighborhoods. I also want to point out the point about uh the home values. He said that they're barely attainable. You're going to put smaller homes and the overall feedback on Adam's home because you can do this uh through analysis. It says that the feedback signals significant risk, varying quality, inconsistent build finishes, potentially weaker resale value, higher maintenance and repair needs. So, as you consider what to do with this land, I also want you to consider the builder that you're allowing to build on it because I'm afraid that they will drive down home and property values in the area. And then the last question that I had is do we think that this is going to cause any school reszonings with the increase in homes in this area? Okay. Any anyone else wish to come forward?

Um, nobody he didn't speak to on the plat there's two roads that are going west and it's not showing where they're going to or what those possibly would be used for in the future. Okay, sir. We need your name and address for the record. I'm sorry. Steve Casease, 6560 Davidson. Okay. Thank you. Okay. So, that's one question.

You've got two little outlets there and I'd like to know more about what the city plans to do with that. And uh one of them told me that the church has been approached and quality nursery. I'm not sure who owns that little access off Goodman. And they say, "Well, they just don't even want to talk to us." Well, with Adam's homes being 31 of however many, I think I'd offer some change. You know, dangle a carrot. There needs to be if there was another access to that to the back of this subdivision, I would be a little more open, you know, but 256 lots times two and a half cars, man. I mean, yeah, it's going to be a big difference. If it does happen, Davidson needs to be improved. Sidewalks, the whole nine yards first. That buffer if it goes through needs to be done first. And again going back to your plat um on Davidson there are um a lot of small lots that back up to Davidson but then I don't have a pointer. There are six big lots just I'm talking right in here. Why can't all those lots be that big? I I hope you follow me there. And then there's um several other sections, not just the the ones that are pie cut. I know they get big on the back, but I'd like to see that size lot throughout the whole subdivision.

And who says there aren't people that are going by bigger lot bigger houses? I think there are. It's like you said, all the branch is drawing people like crazy. I'm sure a lot of them have quite a bit of money to spend and would want a bigger house. So, I don't see how that's an argument. Um, and construction traffic there. Again, I'm I'm talking if this thing goes through, and I don't want it to, but construction traffic alone, the first whatever year and a half it takes to even get it developed, Davidson Road is going to be torn up big time. And all that dirt and everything out, then we get snow and rain. I mean, it's going to be a mess, a real cluster. And then he talks about everything they're going to do is better. Everything that Adam's developer is going to be better. They're going to help us out so much. Well, and this little pie analogy I've seen now. I've been around these subdivisions and stuff a lot. I was an electrical inspector for 16 years. I've seen these lots in Memphis and Shelby County. They got these and then they just come in and mow it down. I've seen it here down Pleasant Hill and Lauder. You look down in that little hole down there, they just cleared the whole shebang out and put as many houses as they can in there. Why don't y'all meet us halfway and put a little bit bigger lots in there and I bet you'll wind up making the same amount of money to be honest with you and make people happier. I live right across the street so everything is hunky dory for y'all. You're going to make a lot of money but in the long run it's probably going to

bring my property value down at some point. So that that's why I'm concerned. trail system. They wouldn't talked about too much. It was mentioned a couple of times. We're talking trail system or sidewalks. I didn't see much of a trail system on there. It sounds all nice and and everything, but I don't see it on the plat. He mentioned one little area there. We just going to walk around in circles or something. So, I don't see much of the He's kind of pushing that to make the subdivision look good, but and the access to Goodman. If if he could if he's got that kind of money, I'm sure he could entice somebody to give him access to that subdivision. And there again, I'd like an answer to those two outlets at the on the west side, why they're there and where are they going and what would be the future of that.

Okay. More the same. Thank you so much. We'll address that at the end. Anyone else?

Hi, my name is Lee Turner and I believe it's 6260 Automotes Drive. Um, couple of questions I have is and concerns. I think we all know that property at some point needs to be developed. Um, we obviously in the neighborhood love the rural atmosphere of it. That's one reason we're in Olive Branch is we love it being a little bit more rural and not such a suburban and city area. Um, from what just a little bit of research I've done, a 262 single unit family subdivision would typically have approximately 655 residents um with approximately 92 to 150 school age children. At this time, that neighborhood is uh zoned for Pleasant Hill Elementary and Dotto Central High School. Both schools, from what I understand, are already well overcrowded. um 655 additional residents with at least two cars per family. It's going to put what additional 13,200 whatever cars on already congested Goodman Road. I agree with a lot of things that people are saying here, especially I didn't think about this, but the the gentleman that talked about the um cross traffic down Timber Oaks. People that are living in this new subdivision that would want to get to Craft Road would probably cut straight through Timber Oaks and weave their way in through the neighborhood versus going out on Goodman Road. And additionally, what Mr. case was talking about on the west side of the development. There's two roads. It looks like they should come out on looks like maybe Wedgewood Road that is already closed off. So, one of my concerns is why is those roads not being considered to be opened instead of all the ingress and egress coming in and off of Davidson? Also, um I believe it's

Huey. H U G H E Y I may not be pronouncing it correctly. Road is also a direct access right off of Goodman, but it's not showing direct access into this subdivision. So that's a question. Why are not those roads already being used? Why are we utilizing Davidson Road? Additionally, on Davidson Road, like Mr. Kase said, with the construction traffic right now, semiis are not allowed down that road. It's $1,000 fine to go down that road. So, I don't know how that would play into this scenario. Um, I also have concerns obviously the um the price point and the size of the lots for the properties. We are surrounded they said already by Wedgewood and Cherokee um Cherokee Valley. Thank you. Um that's a big concern. Okay. That is a very huge concern. Um the environmental impact um the gentleman spoke on that briefly. have a lot of concerns about that. Obviously, there's a lot lot of wildlife in that area. Um, what happens to that? Will we can what can we do about that? I love the idea of having a trail system, but once again, it's not mentioned on here. But, you know, maybe that land could be considered for using more of an environmental space in our city instead of another I'm sorry, it's it's a lowcost development area. it it's not going to be a high quality area situated between two highquality neighborhoods. But thank you for your consideration.

Thank you so much. Anyone else? If there's no one else to come forward, we will uh close the We have one more come. Please come forward. Thank you for allowing me to speak. My name is Pam Cordy, 6035 Autumn Point Cove. My husband and I moved to Olive Branch about three years ago. And in the process, we moved, we left Wisconsin. We were done with snow. And so it didn't matter where we lived. We looked everywhere. We looked in Tennessee. We looked all over here. We ended up in Olive Branch because of the lot that our house is on and the location. We looked at many Adams houses in many developments, mostly in Tennessee, and it was all postage stamp- sized lots. It was just house after house after house after house. And I think during the present, and excuse me if I get all these locations a little mixed up. I'm still not used to living down here. Um, but I think a comparison was made to Ivy Place. Ivy Place is not even anywhere near comparable to Autumn Oaks neighborhood. The lot, as someone else said, the lots are all over an acre. The houses are all several hundred,000 up to almost a million dollars. So, and Autumn Oaks is adjacent to this development. Ivy Place is not even close. So, I think you need to look at to make a fair comparison, you need to look at the the um houses that are adjacent to this development. So, thank you again for allowing me to

speak.

Thank you. Thank you so much. I'm Bernice Morgan and I live at 6328 Timber Oaks. His street coming out of that new subdivision will butt right into our street. Right now, we get a lot of traffic coming from the subdivision that's up over the hill. They use that instead of trying to get out on Goodman Road because we have a light at Davidson. So, we get a lot of traffic coming through our neighborhood that's not living right in our neighborhood already. If all of these people are only having two roads coming from that neighborhood in and out, that traffic is going to be unbelievable. And the gentleman mentioned that uh the traffic from the captain D's and the car wash and stuff like that, that traffic doesn't enter our neighborhood. That traffic is all maintained in that front area coming off Goodman Road. They they go into those businesses and they go right back out. They don't come into our neighborhood at all. Not counting school bus traffic. You put 262 homes in an area, you're going to have a lot of children that need to get to and from school. All that school bus traffic is going to come in. Our schools are going to be overt taxed because we're in Pleasant Hill Elementary School area and then they feed to Dninnesota Central. Dotto Central is already topped out. So now you're going to add another school. We moved in that neighborhood 30 plus years ago and we put in our own road because there wasn't a road at the time because we wanted a rural environment to live in. And now you're going to change all of that and what's going to hold these people's feet to the fire? You're giving

them this this uh zoning change and they say it's only going to be 262 homes. What's going to hold them to the fire? where they don't when they get the zoning change. Oh yeah, we're going to do 500 and so now or 400 and so now our area can't absorb all these people and and Olive Branch has grown tenfold, 20fold over. So they're not offering a bunch of u incentives or whatever you want to call them to come into our area. We get enough new people into our area every year. We have grown faster than any county in Mississippi. So, I vote no.

Thank you. If there's no one else, then we will close the public hearing, but I will ask the applicant if he wishes to answer any of the questions that were brought forward. Yes, sir. Thank you. You know, I appreciate all of those comments. I know this type of thing that the planning commission hears often. Um just the, you know, the idea I think I don't know, I'm not sure 100% where to start, but the idea that this is bringing crime in to the area or lowering values, those two ideas are just inaccurate and false. I mean, I you know, I live in uh I live in a subdivision here in Olive Branch, so I am a local resident. My house is less than 2,000 square feet. These houses would all be larger. I've lived there for nine and a half years. My house has increased in value by oh, substantially, well over 50%. It's increased in value since I bought that house nine years ago. I've lived there. I've never been a victim of any crime um in the nine and a half years I've been there. and our our uh subdivision has different house sizes, different lot sizes. It's just not an issue. Um again, as far as uh I I hear these concerns about traffic, but again, we're not the traffic that's going to be generated by this subdivision runs on that quarter mile strip that's between the north entrance of the subdivision and Goodman Road. We've had a professional traffic study done and it does show again that there is sufficient capacity there even in the post-development condition. Um you know you know the idea of coming back again I went into great detail on this. I I hope you heard me but right now in Olive Branch people cannot afford and again this is a nationwide problem.

They cannot afford the houses that we have available. So, the idea of going in there and building six or $700,000 houses, I mean, no one can can do that. It's just not it's just not going to be economically viable. Um, you know, frankly, there's a big uh waterway, a big ditch that the Army Corps of Engineers has that goes between, you know, this property and uh, you know, uh, Wedgewood. So there's no way that somebody could even get to get to Wedgewood unless they wanted to go by boat or something. I mean really it's and so you know as far as we we stub out, you know, we we've added the entrances on the only way that we can. Those are where the property abuts Davidson Road. The property does not abut um Huey Road. So we cannot we cannot be expected to access there. I mean I I did try to approach New Jeremiah uh church. they said they were not interested in selling were stubbing out roads on the plan over to the west and those would be for future connections presuming that the city followed its land use plan and said that these that property over there to the west of us would also be developed with suburban neighborhood type development or subdivisions. So, you know, what would happen is the person that has that property or develops that property would connect into these two roads and then they would probably extend that road that at one time was called Wedgewood Drive. But again, that does not connect to the Wedgwood subdivision. So, there'd be more ways to get in and out of the subdivision. Um, again, as far as comparing houses, we're we're we were comparing densities. We were not comparing houses. Uh these are not postage stamp size lots. That's just not the case. Um you know, and again, we're trying to offer a wide variety of houses in there. Some would be larger,

some would be more expensive, and some would be more attainable to people again. And I do think you have to think about people that are younger. I think you have to think about the move up market. You even have to think about people who may be retired and want a singlestory home to be able to uh you know, downsize some. when I moved to um here from Cerville, again, we downsized our house. That's not uncommon as you get a little bit older and if you don't have kids in the house. So, again, we're trying to serve not only, you know, um young families and move up. We're also trying to serve people who may want to downsize their properties. Um again, if if if Adams Homes could build um you know, million-dollar homes in there on larger lots, Adam's Homes would do that. that's just not viable in the marketplace. So, I think I've answered everything that came up. Um, if I missed something, I'm sorry. Uh, clarifications or input from staff? Is there anything you wish to add? I'm sorry, the public hearing is closed. You'll have to remain silent for the rest of the meeting.

Thank you, Mr. Chairman. Just a few things to to to correct for the record or to put in the record. The first regards the illusion of 522 lots. Uh staff did not say and this is for the record. Staff did not say that this property is proposed to be built for 522 lots. The R2 zoning district allows lots that are minimum 9,000 ft in size. for the 108 acres piece of property in the R2 zoning district. That is the maximum that zoning will allow in the RO2 district. However, as staff pointed out, when you get to the subdivision itself, you're going to need land for roads. You're going to need land for other, you know, amenities in the subdivision. You have, for example, a buffer stream there that is going to take away some of the beautiful area of that piece of property. And so what is proposed before you is 262 lots based on that. Now that doesn't mean that if the property was zone A2 and the developer came back and wanted to pick up three, four, five lots if they could, it will not be permitted in the R2 district. No, it will be permitted. That is just a fact. It is our responsibility as planning staff to give you the facts and that is a fact. Um the second has to do with when traffic study was presented. That's true. The traffic study was presented to staff for review about a week and a half ago. Normally that study is supposed to come in together with the application when the applications are due. It wasn't submitted when the applications were due. So the city engineer has asked for some time to review that. He is currently reviewing those traffic studies. uh street improvements are not only based on traffic study I want that has

not been the history you know practice and that's not a route to go street improvements are sometimes also based on what our comprehensive plan calls for. So if you have a road that calls for a street to be a collector street for example and a traffic study shows that you will not have the type of improvements that take you to that level. The planning commission can recommend and the board of adamant can recommend that improvements be made to that road that would eventually get you to the point where you have what the comprehensive plan called for. Otherwise there was no need doing a comprehensive plan in the first place and having all those plans in there. Um I think Jason addressed the connectivity to the east that is to the west that is intended for future connection if that property to the west develops. I think those are the key things that I wanted to call attention to. Thank you.

Okay. Okay. Now the what we're voting on is the application to reszone the property. The actual plat is the second application. So uh what the application is to reszone from AR agriculture residential to R2 semi single family residential district. So uh I'll just open it up to the commissioners any discussion or comments or any motions that you wish to make at this time.

Um I actually had a question for staff. Um so on the uh the lot minimums and the square footage minimums of the homes that are to be built um on on these lots um since we don't have a pud uh how do we enforce that accountability? Does that just fall on the plat or is that just kind of with the HOA or how do we enforce that since we have no PUD documents or anything? really it comes down to zoning will allow lot sizes in the Aro2 district zoning will allow you to have a lot size that is minimum 9,000 square ft legally you can have lot sizes I don't yet have a table maybe chance may have a table of what each of these lot you know is in terms of size but

zoning will allow you to have lots that are minimum 900 000 square ft in the Aro2 zoning district that is legally permissible. You know if you reszone the property to to the R2 zoning district that is what zoning is going to allow. I think the real question facing the planning commission subsequently maybe the board of adamant on this item is yes the property is designated suburban residential with the utilities that we have out there now and with the state of the you know what it's going to cost to extend seawward to develop that piece of property I don't see practically economically anybody coming in there and building one acre lots that's just not going to happen the the real question is how small should it be, you know, how small should those lots be? Should it be 9,000 ft? Should it be 15,000 ft? Should it be 20,000? How do you That's really where the question lies and it's a fairly debatable issue. But what is before you is a request to go to RO2 that would legally permit lots to be 9,000 square ft. In terms of minimum 9,000 square ft. In terms of the house sizes, I think Jason did mention the the letter of intent is to have houses between 2,000 to 3,000 square ft. I think 20% or 19% of them about 50 will be about 1,800 ft². Now whether that is binding comes really at the level of the final plat so much at the preliminary plot because when you take those numbers and put on the final plot and you record a final plot then that becomes like a covenant kind of on that particular piece of property at that at that time. But if you had it in the PD is binding on zoning all through you know from no matter which developer comes in and picks it up is binding all through. Thank you.

Any other questions? Any comments, discussions, or motions? know that was well there there are some instances where a p can be

yeah I think I think if there was a p the only real benefit of that that I see is that we do get a lot little more accountability on the fencing on the materials and the landscaping and and stuff like that. Am I correct on that? Right. Because right now, if it's just zone R2, then they're just they're they're beholden to the standards that we set within our city ordinance, right? But if it was a PUD, that would it could go above and beyond our ordinances as well, right? You can add some of that in the uh preliminary plan, as I think Jason did mention, you could you could have some of those design elements, okay, in the preliminary plan

and bind them to it in the preliminary plan. uh and also when you get to the final plot those are some of the things that that you can do. The advantage we've had in the city when it comes to per is that you are able to kind of vary lot sizes in a particular way on a piece of property in a way that is binding and you can transition from larger to smaller lots in some particular areas. You're able to do that. And we we also get if the developer changes then the pud stays with with the piece of property. Yes. It remains binding. Yeah.

Uh um so in R2 9,000 is the minimum and there are lots in this subdivision that are bigger than 9,000, right? They just can't be below 9,000.

Yes, they cannot be below 9,000. I think somebody pointed out about three lots in like in this area. I would think that the lots at the end of this curac they look a bit larger. Those should be larger than 9,000. I think the ones at this end of the Kurdish house really it's very common for lots in Kurdish to be larger. You know um the other ones that are in there as I said except chance has a a table that shows the details of those lot sizes. I don't I don't have them.

And then also another thing uh in order for them to change lot sizes once the preliminary plat or even final plat is recorded that would require them to come back before us to change lot sizes. Correct. Final pl. Yeah. Once once your uh preliminary plat and the final plaque gets recorded, um if they want to deviate from the size lots and the counts that they have right now, if they want to change it up, they would have to start the process all over again with us.

Let me say something about that. When the final plot is approved and it is recorded, if a property owner comes back and wants to reduce a lot in so far as that lot is not reduced to below the zoning minimum size that zoning dictates, the citizens are tied. So if a lot today for example you have two adjoining lots one of them is 16,000 ft and the other one is 12,000 ft² and tomorrow somebody decides to reduce that 12,000 ft² lot to 9,000 ft on a final plat re just through a replat process you cannot deny that you cannot deny it on the basis of lot size it meets the minimum lot size that zoning calls for and you have to approve that plot

Jason Is it possible at all for you to consider a PUD? That that to be honest with you, I'm not sure where that's going to get us. Um you you see where we're going with with if if if if we approve it, if if if you win the lottery and you decide to move on, the developer Adams sells to Mayberry Home.

I want to be very very clear. everything that I've showed tonight and I sat here and I told you that we would we're going to try to skinny out those stream buffers. Our intent is to make all of those lots larger. We want to make that buffer larger. Okay, that's what we want to do. Everything that we've shown, it's binding. I mean, we've showed you preliminary plans for landscape. We've shown everything that we've shown you that plat is binding. Again, we would present you with covenants and restrictions. If the city wanted us to do it, it would definitely say houses cannot be less than two 2,000 living square feet. Um, we would, as I said, we would like to have at least 50 in there where we could do something that's a little bit smaller again for the affordability issue. So, everything that you have is binding. I mean, we could wrap all of that up and put it in a PUD, but I'm not sure that anything really is going to change. I mean,

I I I 100% believe that your your intent is you intend to do what you said. If you if you approve that, if the board of alderman approves that preliminary plaid and approves this resoning, that is all binding and that is binding. We're not going to nobody's going to come back with something that's, you know, 290 lots or 500 or whatever the number they said 520. That's just not that's again you you are the approval authority. It's just one way to approve versus a different way to approve.

And you know, as far as going to a PUB, we would take a lot of the things. I mean, the drawings that uh that Joe Vanderplume did for us, I mean, those drawings that you have tonight, those are things that he got those out of like what he would normally have put into a PUB document. Again, those are binding.

Um, you know, you have different ideas for, you know, conceptual plans for, you know, for example, pavilions. I think in the staff report it said over there were going to be three pavilions. I told Kevin I said no it's just three options for one pavilion and the open space. So um you know all those we showed different options for fences and all of that but again all of that would have to be finalized you know as you went forward and that's normal what's been going on in Olive Branch again for years. You know, again, I think the city was trying to get away from PUDs where we're were, you know, it just because they're very difficult to manage, but you can do all of the same things that you can get in a PUD by virtue of your recommendation or approval tonight. Um, that locks us in and it would lock a future uh developer in as well. What What What's the timeline on getting the study done to identifying the the final final lot sizes? because that's really where you come down to

if it's possible to make those lots bigger. Obviously, it would be depth, but what what would be that timeline be?

Well, that would have to be done, you know, when we when Chance would do the final construction plans, you know, that would have to be done. We would have that all, you know, because we have to apply for a permit from MDEQ. So, it takes some, you know, whatever 90 days or 60 days to review that. So, you know, that's that's and that would be done before the city's engineering department would re would approve the construction plans. We would also have to give you final plans to the planning staff for all of the open spaces and you know that's all the plantings and we would do all the trail systems, landscape irrigation, all of that goes to the staff and that's normal process in Olive Branch. That's the way you know developments are done. So I and again I don't you know the idea of going to a peed I guess my my point would be I'm not sure that really anything changes that's just spending a lot of time I mean to be perfectly honest with you when we uh I hate to say this but when we got the staff report you know I and this is true I told uh Donnie Singh this that um you know the staff was really talking about this traffic study traffic study traffic said I must have called and emailed the poor guy that was doing the traffic study for us Mr. Kaiser, I probably bothered that guy with 10 calls and emails to make sure he got that done and got it done very fast. So then it got turned in and then you know staff again still hasn't reviewed it. But you know so I you know at that point when we got the staff report I had to call you know the environmental consultants. they've been out to the site and you know they basically have said that they you know some of those streams are going to be protected but other streams that you see there are not going to be protected because they didn't see the signs of the water and the plants and animals. So um but I had to stop them. I said, you know, because we have to spend I mean, this is a lot of money that you're spending on this and if we got into producing a big PD document, again, that's tens of thousands of dollars that would be spent and I'm not sure we're going to give you much anything

different than really what you have before you tonight. So, um, you know, if if we were to get a green light tonight, um, you know, to get this thing to the even if you recommended denial of the resoning or whatever you did, I mean, at least if we got that, you know, to go to the board of alderman, you know, it would be in the middle of December. And so, um, we could at least, you know, decide have the decision, do we want to tell our, you know, consultant to, you know, start work again on that environmental stuff? you know, we've got we could, you know, certainly u there was some discussion about, you know, the road improvements and all of that and you know, that's just, you know, chance and my boss and I, we sat down and we tried, you know, based on what the city engineer asked us to do, we tried to put together some cost estimates. We think it could work, but you know, we didn't really unleash Chance on that because, you know, Chance is expensive, too, you know, as a consultant. So, you know, we want to hold him up. We don't want to spend a lot of time doing things if we're, you know, getting the signals that the city, it doesn't matter what we do, the city's, you know, opposed to the opposed to the project. So, I don't know if that's a I guess a bit of a long-winded answer to say, you know, we'll certainly we're trying to work with the city if the city will will work with us and we're certainly able to do certain changes to the plan, you know, but I'm 100% um you know, I'm telling you this in earnest if if it came back and it said, "Hey, you've got to do you know, you can only get you know, lots or tried to do a step down." I mean, that's in all likelihood that's going to make those houses so expensive it kills the project. And maybe that's the goal. I know some of the folks that might make them happy out in the area, but that I, you know, I don't think, you know, again, Olive Branch, you know, you all have 56 square miles. You've got so much area that needs to be developed. You're spending tens of millions of dollars extending water and sewer to places. You got a piece of property again right in the heart of your city that's a quarter

mile from Goodman Road. I mean, if if you can't do a single family subdivision there, I I would question where where can you do it? And again, I appreciate all of the comments and concerns, but you know, traffic, uh, crime, property values. I mean, that's just not that's just not the reality of of development in Olive Branch. It never has been. I want to say in gosh, in 2000, you had, you know, the city had what, 20 22,000 people. I mean, this is a city approaching 50,000 people. and all that very aggressive annexation program and again that's all for the purpose of homes you've been I mean Olive Branch has been very very slow in its permitting and the reason is very simple it's price you know you just can't you know you can't develop and and and try to sell you know 800 $900,000 homes it's just not enough people that can afford those and and so again maybe some folks don't want those people in Olive Branch I mean that would include me because I you know I I couldn't afford an 700 or $800,000 home. So anyway,

thank you. Okay, Jason, I had a question. One question. Um, if this was to be passed on to the board of aldermen, uh, before that meeting, would you guys have any issues providing a copy of the covenants and restrictions for the HOA and whatnot, so at least they could review those? Well, yeah, we have standard covenants and restrictions. They'd have to be customized for this project, but I don't think that would be an issue. We would Yeah, absolutely. I mean everything, you know, in a subdivision, you know, you're going to bring those common open spaces get deeded over to the HOA and they have responsibilities for maintenance. The We would definitely put in the architectural requirements that would go with the subdivision. We would put in uh you know, minimum house sizes, all of that. That's not absolutely not a problem.

Okay.

Um Kevin, would you put up our options again, please? the board the recommendation staff options that are before us. Okay. Um, one thing that I would like to say is Olive Branch is I grew up here. Olive Branch is very diverse. We have subdivisions that are adjacent to one another that really um are diverse and it does bring in a lot of different people. I love the rural atmosphere of Olive Branch that I grew up with, but I do see a need for us to be able we we're not um a community that really wants to have apartments and u developments that bring in a lot more traffic and um potentially a lot more crime. This is a nice section, a beautiful section of our city. I live in Maywood. It's an old It's maybe the oldest subdivision in Olive Branch. I live next door to a log cabin or across the lake from a log cabin. I live across uh just down the street from a beautiful home. My home is a nice 2,000 square foot home, but then we have some other areas that aren't uh as nice as some of the others. That has not really affected our property values. We

still have uh not too long ago we had a home that sold um for around $400,000 which doesn't compare to the $800,000 but it seems like the 300,000 400,000 even two 250 that's more of a median in Olive Branch. I do trust our law enforcement. We have good law enforcement here and we can't just say no no no more uh people can come to Olive Branch. Um I I really based on all that plus the fact that the traffic um the complete buildout would not be until 2019 um that there would not be such a huge increase of our traffic. Now I'm with you on the not like in construction. We've gone through that in Maywood with some adjacent subdivisions. Um, I I hear your heart, but I do think that we do based on the uh Tracy Kirkley, a realtor, addressed the board of alderman last week and talked about the need for housing. And this is not a pro doesn't seem to be a project that would be um detrimental to our area. Um, I'd like to I'd like to make a motion that we approve option two, that the the land use character of the broader area has changed from agricultural rural to suburban residential over the years and that there is a public need for reszoning um in in the uh suburban neighborhood

designation of the property on the future land use map of the comprehensive plan 20 240. I'd like to make a recommendation that we approve that and submit it to the board of alderman for their consideration. Okay. We have a motion by Miss Lewis to approve the option two approve and recommend to the board alman the reszoning of the subject property from AR to R2. Once again, this is the zoning only. It has we're not approving the plan at this time. Do we have a second to the motion? I'll second.

All right, we have a motion by Mr. Jones. Any other discussion on this? If not, all those in favor signify by saying I. I. Any opposed? Then the motion carries and it has been approved from AR to R2. And now this will be this will be sent to the mayor and board of alderman. I'm sorry. I'm sorry. Public discussion is closed. I am sorry. Yeah. What What is the date that goes before the border? Alman, please.

Yes. Uh this will be at the board of waterman on for the public hearing on December 16. December 16th. December 16. Take take your concerns to them. They vote the final vote. Take the concerns to them. 2029, not 2019. Okay. All right. We'll wait just a second. Let's

ma'am. This is item number Two, we have an application for a preliminary plat for Fox Paul Creek subdivision submitted by Chance Walker Smith Walker LLC on behalf of property owner Cynthia Fox Trustee. The request is to subdivide 108 acres into 262 lots and six common open spaces. The subject property has um an an accompanying application request to reszone from AR to residential district to R2 single family residential district is located on the west side of Davidson Road approximately.25 miles south of Goodman Road and uh staff recommends to table this to December the 9th. I believe the uh city engineers requested this to be tabled.

Yes, sir. The staff recommendation is in line with the city engineers request. Staff recommends this application be tabled to provide the city engineer sufficient time to review the traffic study, make other considerations as be necessary, and recommend the specific scope of improvements that may be required on Davidson Road to service the proposed subdivision appropriately. Okay. Does any commissioner wish to make a motion to table this application to the question? Okay.

Can we are we can we put some conditions on an approval that that address the traffic study address that everything has to be addressed to the sufficiency of the engineer um so that the process moves forward but can't go before the board of alderman until those things are addressed or do we have to just yes or no to the table?

Does that make sense? the the the preliminary PL C has to come has to come back before you if if you decide to table today and when that plot comes back before you on December 9th then you can put whatever conditions you want to put on the plat at that time. So the plat if you decide to table the preliminary plat today then when it comes back before you at your meeting next month you can put any conditions you want to put on that plat before the board of adamant will year the plaid on December 16. But if you're referring to conditions for the review of the traffic study.

Yes that's the conditions that I'm concerned about. If the traffic study is the hindering block, then then that's to be addressed between the developer and the city engineer. I'm not sure where we fall in that process um to where we couldn't put that as a condition right now. I guess that's where I'm confused. I'm not talking about a condition of the plat. I'm talking about a condition of the traffic study not being sufficiently reviewed by the uh engineer

and and follow up with the with a question. Could we address anything at um final plot? Anything any could we address anything that came up after the engineering city engineer reviewed the traffic study? Could that be addressed at final before final or when the final happens? I think it's important to to kind of underline the process. You have the preliminary plot and you have the final plot. Yeah. The final plot is going to come when this infrastructure, the roads have been built, water and seaw wall lines have all been laid. Okay.

And then the applicant wants to record the plot and begin selling lots. That's when you're going to have a final plan. Mhm.

What you have now is the preliminary plan which basically shows you how the subdivision is going to be laid out and authorizes the city engineer to approve the construction plans for those subdivision infrastructure such as the roads and the water and sewer lines to be laid. So what you have in front of you now is the preliminary plot not the final plot in terms of the conditions that you can I don't really think there are any conditions that the traffic study has been submitted already the traffic study has been submitted really what what is there is for the city engineer to review and then based on what that traffic study says and what other city transportation policies say he will make he will send a memo to you basically saying from my review of this this is my recommendation this is what I think needs to be done as far as Davidson road or any other road is concerned that's that's really where we are I don't know if that answers the question that Mr. studing her except there are some specific conditions you were looking at with respect to the traffic study. Are there are there any specific conditions you were referring to?

No, I'm I'm trying to keep the process from being too held up on something that the developer and the traffic engineer what the traffic engineer could come back and say I have no more recommendations then we've we've held the process up. I'm asking whether we can make that a condition of it not going to the board of alderman if there's if there's no agreement. Oh, I I see I I see what you're saying. I think what he's trying to say is to approve the preliminary plat subject to the U traffic study being done by the That's correct. Professionally, I will never make that recommendation. You will not. Professionally, I will not. Of course, if we do table this to the December meeting,

we will still meet prior to the board of alderman and they will have the same information at their December meeting if we discuss this at the December. Yes, this will not hold up and I think we had had a discussion with Jason even some emails from him on this. This is not going to hold up the process. The public hearing where the board of adaman will make a final decision on the resoning will be on December 16. At your next month's meeting on December 9, you will make a decision on the preliminary plan. required.

So when you approve or deny whatever recommendation you make on December 9, that recommendation of the plan will go to the board of adaman on December 16 and will be heard together with a reasonzoning on December 16. So in terms of timing, there will not be an issue. And one other thing I really want to emphasize again, this traffic study issue is not happening because of the city engineer. No, it's happening because the applicant submitted it late. That is it. That is a fact. It's not happening because city staff has been sitting on his, you know, sitting on his hands and not doing work. That is not what is happening here. What is happening here is that it was submitted late and staff is will review it. Review has already started and provide you the information you need to make an informed decision. The process will not be held up. you have everything that you need on December 6, December 9. Thank you,

Mr. Chairman. I'm sorry. I don't want to interject too much. I've spoken too much tonight, but um we based on tonight's meeting and thank you for the affirmative recommendation on the zoning, we're going to unleash chance tomorrow and we're going to try to get with the city engineer. I mean, the only issue that we really, you know, I've been able to track down the city engineer a couple times, and the only issue where I think we might still be a little bit apart has to do with the, you know, how we would do that, you know, make that road wider between where it cuts off down to the project entrance. And I think we can pretty much meet what he said. I don't know that we can get quite to 30 feet, but we're going to whether or not we come back here, we're going to we're going to start that work tomorrow. So, I mean, the fact of the traffic studies, the traffic study, it was up on the screen. The traffic study does not show that it has an impact. And I I don't want to talk more about the traffic study. I probably talked about it too much tonight, but um you know, I think what they're talking about with road widening and cross-sections and all and that is part of your preliminary plat approval. So, like I said, we we can come back, we can work with them independently. We're going to do it either way. So, it it's okay from from our perspective. uh whatever works best for you all.

There's no real value in us seeing it or handling this tonight. Um if we're going to see it again before the board of all I mean there's just not um so whether we argue it now or whether we argue it then it'll all be settled by December 9th. So is that a motion? Huh? Is that a motion? I'm I'm of the motion that we just table it until our meeting in December 9th. I don't think that anybody's objected to that.

Uh Mr. Stratton just made a motion that we table this uh application for preliminary plat till the December meeting in which we will have the uh city engineers report on the study. I'll second that. All right. We have a second by Mr. Singh. Any other discussion on that? All those in favor say I. I. Any opposed? And then the motion carried and it be tabled to the December meeting for the preliminary plat.

Thank you. Uh item number three is an application for a zoning map amendment submitted by Bob Farley Farley surveying on behalf of Vish Prasad Vance Realy LLC property owner. The request is reszone 2.06 06 plus or minus acres from M2 heavy industrial to C2 highway commercial district. The subject property is at the northeast corner of Hacks Crossroad and Airport Road known as 8274 Hacks Crossroad and the applicant has requested to table this until December 9th. So I I'll need a a motion from that we table it to December 9th.

I make a motion to table. All right. We have a motion by Mr. Jones to table. Do we have a second? Second. Second by Miss Lewis. Any other discussion? All those in favor say I. I.

Any opposed? And this has been tabled to the December 9th meeting. Also item number four is a application for a final plat for prasade rheumatology subdivision submitted by Bob Farley Farley surveying on behalf of Vish Padance Realy LLC property owner. The request is subdivide 2.06 plus or minus acres into a single lot. The subject property is at the northeast corner of Hackscross Road and Airport Road known as 8274 Hacks Cross Road. And once again, this uh has been applicant request to table to December 9th, 2025. And I need a motion on that.

Make a motion table. Uh Mr. Jones made a motion to table and Mr. Singh second it. All those in favor signify by saying I.

Any opposed? So that motion carries and it's tabled to December 9th. We'll be busy December the 9th it looks like. Uh item number five is an application for a final plat for lot 2 Fox Creek commercial subdivision submitted by Ben Smith Walker LLC on behalf of property owner Fox Creek Investments LLC. The request is to create a single lot of 1.36 plus or minus acres. The subject property is zone PUD plan unit development and is located just west of the northwest corner of Highway 302 and Fox Creek Drive. We'll now have staff presentation.

Thank you, Mr. Chairman, planning commissioners. Before you is a request to consider a final plot for log two of the Fox Creek commercial subdivision. To give you an idea of where we are in the city, this is Goodman Road. This is Fox Creek Drive. This is Creekside Drive. And line between those streets, you have these commercial area or these lots. Lot one is platted, recorded already. Uh there is a convenience store with four palms that was just completed on that lot one. It has an existing 35 ft wide shared access eastment to the west of lot one. The proposal as I did mention will be to create lot two of 1.36 acres. That lot as suggested will include a 30 ft wide crossaxis eastman in front of the lot which eventually should be extended across the other lots that will be provided or created to the west and extended to the north on this side and then out to creekside drive to provide interconnectivity between these lots as they are created. This is the plan as proposed. It does meet the zoning requirements with regard to the Fox Creek uh plant unit development. Transportation access will be from Goodman Road. There will not be a separate driveway for this lot two. Lot one and lot two will share an access through these shared access easement. Waters, seawward and other public utilities are available in the street frontage of this lot. It will be the responsibility of the developer to extend those utility services to provide utilities to any development on that lot too. No public infrastructure construction is involved. As such, it is not expected that there will be need for

any financial guarantee for the completion of subdivision infrastructure. The developer does not request and staff does not find that a variance or a deviation from the requirements or even a waiver from the requirements of the subdivision regulations are applicable to this plan. As such, staff recommends approval subject to these standard conditions one through five. Condition number five being the need for a draft declaration of covenants conditions and restrictions for the property owners as far as those subdivisions are concerned. Uh you have storm water management area there that is regional and would need to be maintained by the owners of these lots as they are created. That concludes staff's presentation. Thank you. Okay.

Any questions to staff? Do we have someone here to represent the application? Good evening. Uh, Chance Walker, 8180 Airways Boulevard, South Haven. I don't really have anything else to add, but take any questions if there are any. Okay, any questions? No questions, then. Thank you so much. Okay, we'll now entertain any comments, discussion, or motions from the commissioners. Make a motion to approve based on staff's recommendations. All right, we have a motion by Mr. Singh to approve subject to staff recommendations. Do we have a second?

Second. Have a second by Mr. Stratton. Any other discussion? All those in favor say I. I.

Any opposed? Then the motion is carried and applications approved. Thank you. And number six is an application for the replat of lots 29 and 30 of Pleasant Hill Estates East section A subdivision submitted by Lutonia Reed property owner. The subject property is on ARC Agriculture Residential District and is located on the south side of Spring Creek Drive between Homestead Lane and Redwood Lane known as 6167 and 6161 Spring Creek Drive.

Mr. Chairman, planning commissioners, give you a general idea of where we are in the city. This is Church Road. This is Craft and this is Pleasant Hill. So this is Rolling Stone subdivision is lies between those roads. Creekide Drive precisely at this location. These are the two existing lots that are under consideration. What you have is a situation in which the existing lot line essentially bocates this existing house and the property owner intends to move that lot line to the east. It's basically to cure that particular uh scenario. This is the plat as proposed. It meets the requirements of the zoning ordinance and the subdivision regulations of the city. The property is zone AR agricultural residential. It does this particular zoning district does not require sidewalks and so sidewalks will not be applicable required in this area. This is an area in which the city is currently extending utilities infrastructure such as sewer. You know in this in this whole area um there is no need for public infrastructure to service these lots and as such a financial guarantee for subdivision infrastructure completion is not applicable. No variance deviation or waiverss from subdivision regulations requirements will be applicable. Staff recommends approval subject to these standard conditions. 1 through five. Uh condition that I want to insist on is any new driveway that is constructed in this subdivision will have to be comp paved in its entirety. So that particular condition was not included here please. But I want to emphasize that that is a requirement of the zoning ordinance. So any new driveway I think lot 29 has a house on

it has his driveway already. That's good. Lot 30. Any house that is constructed there will have to fully pave the driveway. That concludes staff's presentation. Thank you. Any questions to staff? If not, do we have someone here to represent the application? If you please come forward. Tanya Reed, of course. Uh 6167 Spring Creek Drive. Finally. No comment. Okay. Congratulations. Thank you.

All right. Uh I'll now open it for any discussions, comments, or motions by the commissioners. Make a motion to approve the following staff recommendations. Have a motion to approve by Mr. Jones subject to the staff conditions. Do we have a second? I'll second. Second by Mr. Singh. Any other discussion? All those in favor signify by saying I. I. Any opposed? Then the motion's carried and applications approved. Thank you. And now any other any other business that we need to discuss? No, sir. If not, we need the motion to adjurnn. Make a motion to adjurnn by Mr. Jones. Do we have a second? Second.

Second by Miss Lewis. All in favor say I. I. All oppose. We are ajourned.