Planning Commission approves Bristol Oaks rezoning amid public need arguments

The City of Olive Branch Board of Aldermen convened on May 20, 2025, to discuss a significant zoning map amendment application for a property located at the southeast corner of Pleasant Hill Road and State Line Road. The application, submitted by Trey Byers and Lauren Ward on behalf of property owners Robert Bailey and J and M Holdings LLC, seeks to amend the zoning from Agricultural Residential (AR) to Planned Residential District (R3) for a development named Bristow Oaks.

The proposed development encompasses approximately 38.89 acres and aims to correct a previous zoning error. The property was originally zoned for residential development in 2005 but was later reverted to AR in 2012 after a portion was sold for church use. The current application intends to rezone the remaining land back to R3, allowing for a new preliminary development plan that includes 42 lots, a reduction from the previously proposed 51 lots.

During the meeting, city officials highlighted the changes in the area since the original zoning, including the availability of public water and sewer services, which were not present in 2005. This shift supports the argument for smaller lot sizes, as current regulations allow for less than one-acre lots when public utilities are accessible. The planning commission previously reviewed the application and recommended approval, citing a change in the character of the area and a public need for attainable housing.

Concerns were raised by neighboring property owners regarding stormwater management, as the initial plans lacked adequate provisions for drainage. The applicant has since revised the development plan to include stormwater management facilities, addressing these concerns.

The board acknowledged the thoroughness of the planning commission's review and the applicant's efforts to meet the city's requirements. The meeting concluded with a recommendation for the board to approve the zoning amendment and the associated development plan, which aims to enhance the community while providing necessary housing options.