Aldermen approve Kirk Farms amendment, add roundabout and require perimeter fence for Phase 1

Olive Branch — On Sept. 16 the Board of Aldermen approved amendments to the Kirk Farms planned residential development and granted preliminary plat approval for Phase 1, a 53-lot section that will be built off Goodman Road and Eastern Drive.

What changed: Staff said the amendments raise open space modestly (from about 72.44 to 75.14 acres), reduce the overall lot count by one (from 603 to 602) and shift lot-size mix toward larger minimum lots (fewer 6,000-square-foot lots and more 7,200-square-foot lots). The applicant also eliminated a proposed connector to Fox Bend Lane after floodplain studies showed potential flooding of about two existing houses if a culvert connection were installed.

Traffic and access: MDOT has required removal of at least one Highway 302 crossover near the site and asked the developer to construct an arrow lane at the subdivision entrance to reduce left-turn conflicts. Staff said the developer will bear the cost of those MDOT-required improvements.

Amenities and design changes: The developer will relocate a planned swimming-pool amenity to a more central location and will maintain the previously proposed pickleball courts and an eight-foot-wide trail. Staff also noted the developer added a public-art element at the subdivision entrance; the final design will come back at preliminary-plat submittal for the relevant phase.

Board additions before approval: Aldermen asked the developer to reinstate a roundabout at Fox Bend (originally removed when the pool location moved); the developer agreed to investigate and add it back if feasible. For the Phase 1 preliminary plat, the board required a perimeter fence along the edge adjacent to existing Eastern Drive properties and added tree/buffer planting if necessary; the perimeter fence requirement was added into the motion to approve Phase 1.

Why it matters: The changes alter lot sizes, circulation and amenity placement for a large new subdivision (more than 600 lots overall) on a busy corridor; MDOT access changes and the developer-funded road and sewer obligations will shape how traffic is routed and where facilities are located.

Outcome and next steps: The board voted to approve the project-text amendment with the roundabout condition and to approve the Phase 1 preliminary plat (53 lots) with the added requirement that the developer provide a fence/buffer at the subdivision perimeter where it abuts existing homes. Staff noted MDOT permits and a letter of credit for road improvements are needed before construction begins.

Quotations in context: Planning staff summarized that the floodplain constrained the Fox Bend connection: "If this connection was made, then those houses there will flood. That is why they are eliminating that particular connection to avoid that flooding issue," staff said. Applicant representatives agreed to evaluate re-adding the roundabout and to ensure emergency access standards are met.

Construction timing: Staff and the applicant described the project as multi-phase; Phase 1 infrastructure — entrances, trail portions and stormwater management — must be installed prior to final plat approval for that phase.

Remaining approvals: The developer must deliver MDOT permits, engineering plans and required letters of credit; staff will verifyamenity locations and the perimeter fence as detailed during final-plat reviews.