Planning commission approves Kirk Farms amendments and phase‑1 preliminary plat; MDOT access constraints remain a concern

The Olive Branch Planning Commission voted to recommend approval of amendments to the Kirk Farms planned residential development and separately approved the project’s phase‑1 preliminary plat, a 21.83‑acre phase that would create 53 residential lots and four common open spaces.

Staff told the commission the amendment increases total common open space from about 72.44 acres to about 75.14 acres and reduces the total lot count by one (from 603 to 602). The amendment shifts the internal lot mix to favor larger “neighborhood” lots (7,200 square feet) and reduces the number of the smallest 6,000‑square‑foot lots. The perimeter 10,000‑square‑foot lots along Goodman Road remain unchanged. Staff said the change also moves some amenities between phases — for example, a swimming pool originally planned for phase 1 would be constructed in phase 2 to ensure enough residents are present to support maintenance; a pickleball court and public art are also rephased.

Transportation and access were major topics. Staff and the applicant said the Fox Lane extension alignment was revised: a previously approved northern connection would be relocated southward to better manage traffic and reduce flood risk. Staff noted that the Mississippi Department of Transportation (MDOT) has required closure of certain left‑turn crossings and installation of arrow‑cut (no‑left) treatments on Goodman Road; those access controls are MDOT decisions and not contingent on the Kirk Farms amendment. Staff and residents said MDOT has been reluctant to alter the cross‑access changes despite city requests, and staff suggested residents take concerns directly to MDOT for consideration.

Staff also described a completed FEMA floodplain study for the Fox Creek corridor indicating that extending Fox Bend Lane in the originally approved alignment could raise flood risks to nearby homes during a 100‑year storm. That study was cited by staff and the developer as a reason to avoid the earlier connection and to favor the revised Fox Lane alignment and the proposed road cross‑section: a 60‑foot right of way with two travel lanes, bike lanes, grass strips and 5‑foot sidewalks to create a “complete street” and an east‑west alternative to Goodman Road.

Emergency access: the amendment includes an emergency‑only access point to Eastern Drive (a gated or controlled opening usable by police and fire) to improve emergency service response while preventing general through traffic. Staff emphasized the access would not be open to the general public and would be designed and constructed to fire‑department standards.

Several residents asked specific questions about phase timing, lot sizes and whether planned tree buffers removed during recent sewer construction would be replanted. Staff said planting and buffer restoration would be addressed during subsequent construction plan and final plat reviews and that the developer must complete required improvements. One commercial property owner near Goodman Road asked about MDOT’s arrow cut decision and said it could affect access to his business; staff reiterated that MDOT controls Goodman Road access and the city had repeatedly engaged the agency but had not prevailed.

On the phase‑1 preliminary plat, staff recommended and the commission approved conditions including: all improvements to be the developer’s responsibility, required portions of the paved trail must be constructed before final plat approval of phase 1, and submission of any necessary MDOT permits for new Goodman Road connections prior to construction.

The commission’s motions carried and its recommendation on the project text amendment will be forwarded to the Board of Aldermen for final action. Phase‑1 preliminary plat approval permits the developer to proceed with final platting and phased infrastructure per the staff conditions. Staff characterized overall implementation risk as moderate; construction is dependent on phased approvals, MDOT permits and compliance with the project’s floodplain recommendations.

Less critical context: staff estimated the rephasing and lot‑mix changes reduce expected daily trips slightly (the net lot count was reduced by one) and that the Fox Lane alignment will, in staff’s view, help move east‑west traffic away from Goodman Road as other nearby developments build out.