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• A: AgendaItem

Development Intelligence Report: Brookhaven, MS

Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• The board consistently approves infrastructure expansions, such as $11 million in street paving and utility improvements to support development .
• There is a clear preference for projects that include traffic mitigation, such as the semi-circular "hot nicks" to resolve U-turn issues on major boulevards .

Denial Patterns

• The board has shown resistance to new recurring cash outlays not previously included in the budget, such as stipends for commissioners, suggesting fiscal conservatism .
• Projects lacking a clear recommendation from the Planning Commission may face "no action" status or deferrals until specific developer concerns are addressed .

Zoning Risk

• The city's Comprehensive Plan is significantly outdated, with the current plan dated February 2020 and zoning ordinances from 2018; a 9-12 month update process is proposed .
• Risk is emerging through the proposed adoption of the International Property Maintenance and Existing Building Maintenance codes, which will impose stricter standards on storefronts and facades .

Political Risk

• The transition from Mayor Joe Cobbs (12-year tenure) introduces potential shifts in development focus, although his final report emphasized industrial growth .
• A newly appointed Planning Commission has self-identified as "grossly untrained" and is seeking external mentorship and budget for training to fulfill state-mandated responsibilities .

Community Risk

• Community concerns are primarily centered on traffic congestion at the Hwy 550 and Hwy 51 intersections, particularly regarding safety and vehicle alignment .
• Organized sentiment exists regarding "nuisance" operations, as seen in the voluntary closure of properties like the Smith car wash following police pressure .

Procedural Risk

• The city attorney is actively tightening procedural rules, such as requiring school board appointments to occur strictly during the first meeting in February per state statute .
• The Planning Commission is seeking a new confidentiality resolution to protect sensitive business information for companies considering the area .

Key Stakeholders

Council Voting Patterns

• The board demonstrates a trend of reconsideration for appointments initially made in executive session to ensure public transparency and statutory compliance .
• There is a internal push for "ward respect," where aldermen are encouraged to direct constituent issues to the representative of the specific ward to maintain harmony .

Key Officials & Positions

• Mayor: Leading the confidential "Saga property" economic development project .
• Curtis Oliver (Planning Commission): Advocating for professionalized training and earlier commission involvement in economic development .
• Ryan Holmes (Dunan Engineering): Lead engineer for major industrial signals and the Brookway Boulevard expansion .
• City Attorney: Actively settling major contracts (ADSI) and pursuing a commission-based grant writer to secure federal infrastructure funds .

Active Developers & Consultants

• Slaughter and Willingham: Proposed consultants for the Comprehensive Plan and zoning updates .
• Kennedy, WKG: Managing current boulevard and high school area infrastructure improvements .
• Kaiser Enterprises: Frequent successful bidder for city-wide industrial fuel and off-road diesel contracts .

Analysis & Strategic Insights

• Industrial Pipeline Momentum: Momentum remains strong with a massive $250M baseline investment in the industrial park . The secrecy surrounding the "Saga property" project suggests a large-scale industrial or manufacturing recruitment is in the final stages of entitlement .
• Entitlement Friction Signals: The primary friction point is the Planning Commission's admission of being "untrained" and the city's reliance on an outdated master plan . Developers should anticipate a 9-12 month transition period if the city moves forward with the Comprehensive Plan update .
• Regulatory Outlook: Expect a tightening of building standards. The City Attorney and Building Inspector are moving toward the formal adoption of the 2024 International Property Maintenance Codes to address dilapidated commercial storefronts .
• Strategic Recommendations:
• Focus site selection near the Industrial Park Road corridor, as the city has prioritized traffic light feasibility studies there to accommodate truck movements .
• Engage with the Planning Commission early, as they are seeking "mentorship" and early involvement in economic empowerment projects .
• Near-Term Watch Items:
• February/March 2026: Onboarding of new iPads and digital content for the board to increase meeting efficiency .
• June 1, 2026: Target arrival of the industrial "burn box" for waste management, pending DEQ and county approvals .
• June 6, 2026: Hard deadline for the expenditure of Brookway Boulevard grant funds to avoid a $1 million clawback .