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Neighbors oppose Whitten View rezoning and connections to Northwood; commission tables rezoning and preliminary plat pending revisions
Summary
The Planning Commission heard strong neighborhood opposition to the proposed Whitten View subdivision — 83 lots on Church Road and Sandidge Road — and tabled both the rezoning and preliminary plat, asking the applicant to include a 5‑acre corner parcel and address extensive staff and resident concerns.
The Olive Branch Planning Commission held a public hearing on a request to rezone 41.43 acres on the southeast corner of Church Road and Sandidge Road from AR to R1 and to approve a preliminary plat (proposed Whitten View) for 83 single‑family lots and one common open space.
Staff summarized the site and the comprehensive‑plan context: the entire 46.43‑acre parent parcel is designated “suburban neighborhood” in the comprehensive plan, but the applicant’s rezoning request excluded a 5‑acre outparcel at the southeast corner. Staff recommended that the applicant either include the 5‑acre tract in the rezoning and preliminary plat or explain why it should remain excluded; staff also flagged numerous plat details that must be addressed in a resubmission (tree‑preservation notes, minimum heated area, façade and garage orientation standards, deceleration/acceleration lanes and sidewalks on Church Road, landscape/tree‑planting notes, detention and civil plans to the city engineer, and that lot 41 must be revised to meet minimum lot area requirements).
Applicant representative Robert Barber of Orion Planning & Design and the builder (represented at the meeting) presented plan graphics and home elevations; Barber said the owner was willing to discuss including the 5‑acre corner in a redesign but wanted the commission’s feedback on neighborhood commercial options for that outparcel. Staff and the applicant discussed the requirement in the subdivision regulations and the comprehensive plan that new subdivisions connect to stubbed streets where feasible; staff noted that one of the proposed minor streets would connect to Northwood Drive and provide a secondary egress for Pleasant Hill.
Public comment was lengthy and strongly opposed the proposed connection to Northwood/Pleasant Hill Estates and the rezoning density: scores of neighbors from Northwood Cove, Rolling Hills, Pleasant Hill Estates and surrounding streets said they purchased large lots (many 2–3 acres or more) for privacy and safety; they said Northwood is a cul‑de‑sac in practice and not a stub‑out, raised concerns about increased traffic, crime potential, school capacity, and loss of tree cover, and asked the commission to deny rezoning or require lower densities. Residents also expressed concerns about a proposed 5‑acre commercial outparcel at the Church Road–Sandidge corner and asked that any commercial use be denied.
After hearing staff, applicant and many residents, Commissioner Dion Jones moved to table both the rezoning application and the preliminary plat and asked the applicant to revise the plans to incorporate the 5‑acre outparcel and to address the list of items in staff’s report. The motion carried by voice vote. The application remains on the table until the applicant submits a revised plat and notes addressing staff and neighborhood concerns.
Ending: The commission did not grant rezoning or plat approval. Staff’s checklist of required revisions and the neighborhood opposition — especially to the Northwood connection — set the agenda for any resubmittal.
