The Tupelo Planning Committee unanimously rescinded a previous approval of rezoning RZ25‑O1 and then reapproved the rezoning on Tuesday, Oct. 6, 2025, sending the related major subdivision for 12.8 acres to the City Council with conditions. The committee also recommended the preliminary plat for a 10‑lot subdivision (MAJ Sub 25‑01) subject to several conditions including a Cook Coggins tree survey replacement requirement, identification of six green spaces, a cluster mailbox location and a construction access easement plan.

Why it matters: The decisions affect a 12.8‑acre tract between McCullough Boulevard and Pecan Grove Road that the applicant seeks to convert from mixed‑use commercial corridor (MUCC) to low‑density residential (LDR) and later subdivide into 10 residential lots. Neighbors raised concerns about early site work, tree removal, construction traffic, fire access and potential future commercial uses on adjacent parcels; city staff and public works officials said those issues will be addressed in subsequent permitting and a development agreement.

The committee opened the item by explaining that a prior vote to approve the rezoning at an earlier meeting was rescinded after staff determined at least one property owner had not received required notice. The committee then confirmed that required notices had been sent and proceeded to rehear the rezoning. Dr. Max (Knight) Hutchinson, identified in the hearing as the applicant and long‑time Tupelo resident, told the committee the plat was revised to 10 lots and argued that "the best and highest use of this property clearly is residential."

Resident Jackie Newell, representing neighbors, urged the committee to hold the developer accountable for tree removal and site work that began in August before rezoning had been finalized. "We are still adamantly opposed to the development coming off our neighborhood," Newell said, adding that she and other neighbors want buffers and replacement plantings if trees are removed.

Planning staff and the committee discussed whether the property is suitable for commercial development. A staff speaker said the land's limited frontage and current access restrictions under MDOT/Trace standards make commercial use unlikely, and that transferring the parcel to residential zoning "would contribute to a positive balance for the city" by reflecting recent land‑use trends toward residential development.

The committee approved the rezoning with a specific condition that trees documented in a prior Cook Coggins tree survey be replaced in the green‑space area dedicated on the upcoming preliminary plat. The motion to approve the rezoning with that stipulation was seconded and carried unanimously.

On the preliminary plat (MAJ Sub 25‑01), the applicant revised the proposal from 11 lots to 10. City staff said the preliminary plat meets the Unified Development Code requirements for lot size, setbacks and required green space, but recommended clarifying and labeling six green spaces on the plat and identifying the location of the postal cluster boxes. The planning committee discussed who would own and maintain the green spaces; staff and the applicant said the developer would maintain them until an HOA or other ownership arrangement is in place.

The committee conditioned its recommendation to the City Council on the preliminary plat being updated to: (1) identify each of the six green spaces by location and acreage, (2) show the cluster mailbox location, and (3) identify the proposed construction access road and easement duration and any limits on construction traffic on Pecan Grove. The committee also noted that cultural review by the Chickasaw Nation would occur during later permitting if required.

Kelly Knight, director of public works, told residents the city takes over maintenance of new streets only after they meet city standards and after roughly 80% of the development is complete; until then the developer must maintain the road. Knight also said the public‑works and permitting review will inspect final construction plans for drainage, curb and gutter, utilities and final‑lift asphalt before the city accepts the road for maintenance.

Staff and public‑works representatives confirmed that no construction permit for the subdivision has been approved; the city has issued a stop‑work order for unpermitted work and will address any enforcement matters separately. Staff also said that detailed erosion‑control, hydraulic and utility plans will be reviewed as part of the construction permit process.

What happens next: The committee's approvals are recommendations to the City Council. Staff announced the rezoning and subdivision will be scheduled for a public hearing before City Council, tentatively set for Oct. 21 in City Council Chambers at 6 p.m. Additional technical reviews — including construction application review, any required Corps of Engineers or state reviews, detailed erosion control, and a development agreement addressing construction access and green‑space maintenance — will follow if the council approves the rezoning and preliminary plat.

Votes at a glance: The committee voted unanimously on the following actions at the Oct. 6 meeting: rescind prior approval of RZ25‑O1; reapprove rezoning RZ25‑O1 from MUCC to LDR with the Cook Coggins tree‑replacement stipulation; recommend approval of MAJ Sub 25‑01 (10‑lot preliminary plat) to City Council with the conditions listed above.