Planning Commission OKs Crumpler Place PUD amendment with conditions; schedules aldermen hearing

The Olive Branch Planning Commission on March 11 voted to approve a project-text amendment to the Crumpler Place Planned Unit Development to allow five three-story apartment buildings and one mixed-use building with retail and office on 7.31 acres, and recommended the Board of Aldermen set a public hearing on the proposal.

The commission’s action follows a staff presentation that described the request as an amendment to allow 110 multifamily units (about 15 dwelling units per acre) and roughly 7,000 square feet of ground-floor retail in a portion of the Crumpler Place PUD. Planning staff told commissioners the city’s future land-use map currently designates the property as a “major commercial node” rather than high-density residential, and noted that the proposed apartments would generate substantially fewer vehicle trips than some currently permitted commercial uses. Staff’s presentation included a comparison that showed an estimated 4,256 daily trips under permitted uses versus about 861 daily trips for the proposed multifamily-plus-retail mix.

Corey Brady, representative for Integrated Land Solutions and the applicant’s agent, presented the plan and introduced members of the project team, including developer Priyank Shaw and consultants from Shapiro Architects and Kimley Horn. Brady said the parcel has remained undeveloped since the original 1990 PUD and that the proposal is intended as an infill, “boutique” multifamily product that complements the existing retail and hotels along Goodman Road.

Priyank Shaw, who described his business as a family-owned real-estate developer, said the applicant intends to deliver high-quality finishes and amenities and to hire local property management. He told the commission the project team had met with area business owners and collected letters of support from several neighboring businesses in the shopping center to the north.

Residents who spoke at the public hearing voiced concerns about property values, crime, school capacity, long-term maintenance of rental housing, traffic and utility capacity, and the adequacy of pedestrian connections to adjacent retail. Speakers included multiple residents from nearby Wellington and the Reserve of Cherokee neighborhoods, and one attendee, Lynn Nguyen, said she opposed the multifamily proposal while supporting retail. The applicant responded that the development would be professionally managed and maintained and that utility providers had indicated service capacity during preliminary inquiries.

During commission discussion, members pressed for stronger exterior materials and pedestrian connections. The commission approved the applicant’s request subject to conditions that included raising the brick/stone façade percentage on the apartment and mixed-use building exteriors and adding specified fencing. The motion also required an improved pedestrian-interconnectivity plan to be approved by the city’s engineering department and that final details be handled through the platting and PD (planned development) processes.

Donnie Singh moved the approval; Kimberly Remack seconded. The motion passed with one opposed and the remainder in favor. The commission’s action sends the application to the Board of Aldermen for their consideration and a public hearing; staff announced the hearing date before the Board of Aldermen would be scheduled (date reported to the commission as April 15 at 6 p.m.).

The commission’s recommendation included specific design conditions reflected in the project materials: a wrought-iron ornamental fence around an RM area at least 6 feet high; increased masonry treatment on building facades (commissioners amended the proposal to increase the brick/stone percentage across the proposed buildings); and that all facades of the mixed-use building be constructed of brick as provided in the application materials. The applicant agreed to extend sidewalks and otherwise enhance pedestrian connections where feasible, and staff said sidewalk and connectivity details will be addressed at final platting and engineering review.

The project team said construction could begin rapidly after approvals because roads and utilities are largely in place; the developer estimated design, permitting and contracting could take about nine to 12 months if approvals are timely. The applicant described a proposed unit mix of roughly 60% one-bedrooms, 35% two-bedrooms and 5% three-bedrooms, and provided a ballpark rent estimate of about $2.00 per square foot (approximate $1,600 for a one-bedroom), noting seasonality and market variation.

Votes at a glance: the commission approved the Crumpler Place PUD amendment with conditions and will forward the item to the Board of Aldermen for a public hearing. The motion included requirements for increased masonry facades, six-foot ornamental fencing, pedestrian interconnectivity to be approved by engineering, and final platting.

The applicant and staff will return materials and final plats addressing the commission’s conditions before the Board of Aldermen public hearing.