What changes a site plan in Mississippi
Five conditions specific to Mississippi change how a site plan is drawn or approved here. None of them is visible from a generic national checklist.
1. A permit everywhere, zoning only where it was adopted. House Bill 1163 (2022) amended Miss. Code Ann. 19-5-9 for counties and 21-19-25 for municipalities, so that since 1 July 2022 every county and city must require a permit as a condition of construction, whether or not it has adopted a construction code [1]. Neshoba County's statement is typical: it is required to permit construction in its unincorporated areas, with a $25 building permit fee [5]. Zoning stays optional. Under Miss. Code Ann. 17-1-11 a county or municipality may create a planning commission to prepare a comprehensive plan, zoning ordinance, subdivision regulations and setback lines, and the governing authority adopts them [6]. The comprehensive plan is the predicate, with long range goals on a 20 to 25 year horizon [7], and a zoning ordinance must address the entire areal extent of the county or municipality [8]. None of these instruments takes effect without a public hearing after at least 15 days of published notice (17-1-15) [9]. Lamar County shows the result: no structural building codes and no structural inspections outside municipal limits, yet zoning, subdivision, site plan, stormwater and flood plain ordinances in force [10, 11].
2. The building code edition is a local fact. Miss. Code Ann. 17-2-4, enacted by Senate Bill 2378 in 2014, made one of the last three IBC or IRC editions the State Uniform Construction Code in every county and municipality that did not opt out within the 120 day window [12]. The Insurance Department states that the opt-out deadline was 30 November 2014 [13]. The state has no enforcement arm for this code; enforcement is entirely local [12, 13]. The five coastal counties carry a separate mandate under 17-2-1: the wind and flood mitigation requirements of the 2003 IRC and 2003 IBC, on an emergency basis, until the local body adopts the latest IBC and IRC [3]. The State Fire Marshal adopted the 2024 International Fire Code and International Building Code for its own scope from 1 July 2024 [14].
3. The architect line is 5,000 SF, and canopies count. The Board of Architecture's Building Official's Guide, revised 08-2026, draws its flow chart from Miss. Code Ann. 73-1-39 and Board Rule 3.2.20. For private and commercial work an architect is required when the building is 5,000 SF or more, or over two stories; farm buildings and one or two family residences are exempt at any size [2]. The Board measures a building as total gross floor area within the exterior walls, heated or unheated, plus areas without walls that fall within the horizontal projection of the roof or floor above [2]. A fuel canopy or drive-through cover is counted, so the canopy drawn on the site plan can decide whether an architect of record is required.
4. No impact fee schedule, but access is fixed for the whole development. The Mississippi Supreme Court held in 932 So. 2d 44 (Miss. 2006) that the municipal planning statutes do not authorize impact fees [15]. On state highways, MDOT requires a traffic impact analysis before the initial access permit for shopping centers, subdivisions, industrial or commercial facilities and other large traffic generators, and that analysis governs the number, location and design of all connections for the entire development area, outparcels included [16]. Outparcel driveways belong on the first site plan.
5. The Gulf Coast stacks approvals. The Department of Marine Resources administers the Coastal Wetlands Protection Law and issues coastal wetlands authorizations, and its certifications do not release the applicant from a tidelands lease, local setbacks or building permits [17]. Any for-profit occupation of public trust tidelands needs a lease from the Secretary of State as trustee [17]. Gaming structures must lie entirely within 800 feet of the mean high-water line of the adjacent state waters, with a Harrison County alternative tied to the U.S. Highway 90 right of way [18]. Harrison County has required the lowest floor to sit two feet above base flood elevation since October 2000 [19].
Approval layers: local, state and federal
| Layer | Body | What it decides |
|---|---|---|
| Local | County board of supervisors; mayor and board of aldermen or council | Permits under HB 1163; zoning, subdivision and site plan review where adopted [1, 6] |
| State | State Fire Marshal, Insurance Department | Fire Prevention Code for state-owned buildings and for public assembly where no equal local code exists; building plan review requests [14] |
| State | MDEQ Environmental Permits Division | Construction stormwater at 1 acre or more [4] |
| State | MDEQ Groundwater Assessment and Remediation | New or modified underground storage tanks [20] |
| State | MSDH and county health departments | Onsite wastewater for non-sewered commercial sites; RV campground plan approval; food facility plan review [21, 22, 23] |
| State | MDOT | Driveway permit on form MND-001; work in state highway right of way on MND-004; traffic impact analysis [16] |
| State | Department of Marine Resources; Secretary of State | Coastal wetlands authorization; public trust tidelands lease [17] |
| State | Mississippi Gaming Commission | Site approval before licensing for casino projects [18] |
| Federal | U.S. Army Corps of Engineers | Section 404 authorization, documented with the Large Construction NOI [24] |
Regional planning and development districts do much of the ordinance drafting. In the Jackson metro, the Central Mississippi Planning and Development District prepares and updates comprehensive plans, zoning ordinances and subdivision regulations for member governments [25].
Who prepares and seals a Mississippi site plan
For most exempt building projects, the Board of Architecture states that plans and specifications may be prepared by anyone; the designer and builder remain responsible for compliance with locally adopted codes, and the plans should show the technical competence expected of a registered architect [2]. The Board also states that the only design professionals licensed or registered under Mississippi law are architects, engineers and landscape architects [2]. For publicly owned projects, an architect is required where expenditure will exceed $100,000, or $150,000 where political subdivision work forces are used, or where the building is 10,000 SF or more of ground floor area or over two stories [2].
| Seal rule | Position |
|---|---|
| Seal | 1.5 inches in diameter, with signature and date over it [2] |
| Consultant sheets | An architect must not seal C, E, M, P or S sheets; they carry the consultant's seal [2] |
| Prototypical plans | An architect may not seal another designer's standard plans; adapted plans are prepared under the Mississippi licensee's responsible control [2] |
| Renderings | Presentation documents that are not part of a drawing set do not require a seal [2] |
| Digital seals | Not prohibited or restricted for engineers and surveyors [26] |
| Temporary practice | None: Mississippi does not have temporary permits and does not allow one-project or short-term unlicensed practice [27] |
| Survey plats | Checked against Rule 21 Standards of Practice, with checklists for the 2005, 2015 and 2017 revisions [28] |
HB 1163 also puts the contractor on the permit: the permit face must carry the prime contractor's material purchase certificate number or TIN and the contractor's license or certificate of responsibility number [1].
That is the frame for a preliminary site plan in Mississippi. It carries the layout, buildings with their footprints and canopies, internal roads, drive aisles, parking, outparcel access and the site data table, drawn without the engineering layer. The engineer of record seals the civil, stormwater and utility sheets, and the architect of record seals the building set where the 5,000 SF or two-story line requires it. The guides on who prepares a site plan and preliminary versus final site plans set out that division, and the site plan architect page covers how the studio works with the professionals of record.
Statewide overlays
| Overlay | Rule | Authority |
|---|---|---|
| Construction stormwater | 1 acre to under 5 acres: Small Construction General Permit, SWPPP and NOI prepared but not submitted to MDEQ unless requested. 5 acres or more: Large Construction General Permit, NOI submitted | [4] |
| Wetlands | Section 404 documentation must accompany the Large Construction NOI where waters of the U.S. are affected | [24] |
| Onsite wastewater | Separate commercial developments and establishments application, reviewed by MSDH staff engineers; subdivision study before any lot is evaluated where 35 or more lots are involved; site plans show lot lines, lot sizes and existing contours at two foot intervals | [21] |
| Underground storage tanks | Notify MDEQ 30 days before installation; MDEQ-certified installer; Notification form within 30 days of bringing the system into use | [20] |
| State highway access | MND-001 driveway permit; traffic impact analysis before the initial access permit for large traffic generators | [16] |
| Coastal wind | FEMA records that Risk Category II basic wind speeds generally decreased along the coasts of Louisiana, Mississippi and Alabama between ASCE 7-16 and ASCE 7-22. Under ASCE 7-22, hurricane-prone areas at 140 mph or more are wind-borne debris regions; from 130 mph to under 140 mph, within one mile of the mean high water line | [29] |
| Tornado | Under the 2024 IBC, Chapter 16 construction documents state tornado speed VT and the effective plan area for tornado design under ASCE 7 Chapter 32, where a 2024 edition is adopted | [30] |
| Coastal flood | Harrison County: lowest floor two feet above BFE since October 2000; in V zones, no basements, and up to 299 SF of storage below BFE behind breakaway walls; elevation certificates within ten days of setting the lowest floor and before final inspection | [19] |
| Expansive clay | Field measurement of Yazoo clay recorded continuing heave through drought recovery at median rates up to 25 mm per year | [31] |
Yazoo clay, a high plasticity clay in a belt across central Mississippi, is a foundation and slope condition that the geotechnical engineer and engineer of record design for; light commercial construction on it has its own engineering literature [31, 32]. The IBC and IECC adoption map puts Mississippi's local-option code model against other states.
Top jurisdictions: process, fees and clocks
| Jurisdiction | Review body and path | Notes | Fees and clocks |
|---|---|---|---|
| City of Jackson | Office of City Planning: pre-application conference, staff site plan review, then board review if required; Zoning Ordinance 28-135 [33, 34] | Mandatory in C-4, the urban districts and the corridor overlays; permits are not issued before site plan approval, and a site plan is not scheduled if an outside board is required [33, 34] | No fee for the pre-application conference; staff meet about 2 to 4 weeks after the application and fee are complete [33, 34] |
| City of Madison | Staff meeting the week after submittal, then the Planning and Zoning Commission, then the Mayor and Board of Aldermen [35] | Commission meets the second Monday of each month, packets out the Friday before [35] | About 5 to 6 weeks, depending on the month [35] |
| Madison County | Planning and Zoning Department: permits, zoning and the Flood Damage Prevention Ordinance [36] | MLHP Overlay District landscaping and lighting rules for commercial development [37] | Not stated |
| Rankin County | Rankin County Development Ordinance, adopted 15 August 2017 [38] | SWPPP and the Large Construction Certificate of Coverage go to the county; the county does not review potable water system details [38] | Preliminary plat answered in writing within 30 days of submittal [38] |
| DeSoto County and Olive Branch | County Planning and Building: rezoning, subdivision and site plan review, with a Design Standard Ordinance [39] | Olive Branch takes all applications and materials electronically from 21 October 2025 [40] | Not stated |
| Harrison County | Code Administration [41] | Online portal for building permits only outside a Special Flood Hazard Area; commercial and SFHA permits filed in person [41] | Not stated |
| Jackson County | County Building Permit Fee Schedule for building and development permits [42] | Separate development or land disturbance permit for work without a building permit [42] | Commercial plan review is one half of the building permit fee; $35 re-inspection [42] |
| Tupelo | Department of Development Services; the Site Plan Review team meets every Thursday on all commercial projects [43] | Overlay district and downtown design review standards [44] | Not stated |
| Hattiesburg | Pre-application meeting required for commercial and multi-family property before a Site Plan Application [45, 46] | Site plan approval precedes the building permit application [46] | Six copies, preferred 24 x 36 inches, minimum 11 x 17, plus one digital copy [46] |
| Oxford and Lafayette County | Oxford Land Development Code adopted 21 November 2017 [47]; Lafayette County Zoning Ordinance adopted 18 January 2018 [48] | Courthouse Square Preservation Commission review in the Courthouse Square District [49] | Not stated |
Hinds County, Biloxi, Gulfport, Lowndes County, Columbus and the other cities and counties not shown here run their own process; confirm the current checklist, fee schedule and portal with each before the first submittal. Statewide coverage is on the service areas page.
Asset registries
Mississippi licenses few of the asset classes the studio plans, but the health department rule for RV campgrounds is close to a site plan mandate.
| Asset | State rule | Effect on the site plan |
|---|---|---|
| RV parks | MSDH through the county health department: no construction until the application with plans and specifications is approved; annual permit after a final inspection; permits not transferable, with written notice to MSDH within 48 hours of disposing of an interest (15 Miss. Admin. Code Pt. 18, Subpart 77, Ch. 3) [22, 50] | The plan shows tract area and dimensions; the number, location, size and use of all sites; road locations and widths; service buildings; and water and sewer line data. Water systems serving more than 14 campsites need MSDH Bureau of Water Supply approval [22, 50] |
| Campgrounds and glamping | Set locally: unit classification, density and setbacks for cabins and glamping units | MSDH treats RV campgrounds and lodging parks as commercial developments for wastewater [21] |
| Gas stations and c-stores | MDEQ tank installation sequence and certified installers [20] | The canopy counts toward the 5,000 SF architect line [2]; food service needs MSDH food facility plan review [23] |
| Car washes | The state layer is MDEQ construction stormwater at 1 acre [4] | Water reclaim, stacking and pretreatment standards are set locally |
| Hotels | Food service under the Mississippi Food Code with full plan review for a new establishment [23] | A hotel tied to a coastal gaming project meets the Gaming Commission package: a 300 room or larger hotel of at least three diamond rating [18] |
| Casinos and gaming resorts | Gaming Commission site approval precedes licensing [18] | Gaming within 800 feet of the mean high-water line; a 500 car parking facility, a restaurant seating at least 200, fine dining seating at least 75 and a casino floor of at least 40,000 SF, which the Commission may reduce [18] |
| Marinas and waterfront | MDMR coastal wetlands authorization and a Secretary of State tidelands lease for for-profit occupation [17] | Local setbacks and building permits still apply [17] |
| Self storage, industrial and warehouse | Set locally; the state layers are the HB 1163 permit, MDEQ stormwater and MDOT access [1, 4, 16] | Buildings at 5,000 SF or more need an architect of record [2]. Tupelo's fire compliance guide, written to IFC 2018, requires fire apparatus access within 150 ft of all portions of the facility and all exterior first-story walls, measured along an approved route (IFC 503.1.1) [51] |
The 50-state RV park site plan matrix compares state-level campground regimes, the gas station permitting guide covers the tank and traffic layer, and the post on the marina permitting stack covers waterfront approvals.
Timelines and bottlenecks
| Step | Published timing | Source |
|---|---|---|
| City of Madison, submittal to Board of Aldermen | About 5 to 6 weeks | [35] |
| City of Jackson staff review meeting | About 2 to 4 weeks after a complete application and fee | [33, 34] |
| Rankin County preliminary plat | Written decision within 30 days | [38] |
| Zoning instruments | At least 15 days of published notice before the hearing | [9] |
| MDEQ tank installation | Notice 30 days before; Notification within 30 days of use | [20] |
| Harrison County elevation certificate | Within ten days of establishing the lowest floor | [19] |
Five points hold Mississippi schedules:
- Board calendars set the clock. The City of Madison commission meets once a month on the second Monday [35], and Jackson will not schedule a site plan at all while an outside board or commission is required [33, 34].
- Licensure before the engagement. An applicant may not offer engineering services or begin a project until licensure is effective [27].
- The traffic impact analysis. It governs every connection for the development area, so a late analysis reopens the layout [16].
- Coastal flood filings are manual. Harrison County takes commercial and SFHA permits in person only [41].
- Health approvals gate construction. MSDH engineer review on non-sewered commercial sites [21], and plan approval before any RV campground construction [22].
Proof points
Data centers. On 8 January 2026, xAI announced a data center investment of more than $20 billion in Southaven, which the state describes as the largest private investment in its history [52]. On 9 April 2026, Amazon added $12 billion to its Mississippi program, for a planned total of $25 billion and over 2,000 jobs across Madison, Warren and Hinds counties [53]. Mississippi Today reported in April 2026 that the state had eight confirmed data centers in planning or under construction [54]. The data center development post covers the incentive and power picture.
East Biloxi. In July 2025 the Gaming Commission granted site approval for a 32 acre east Biloxi project with a 1,300 room hotel and 100,000 SF of casino space, the second site approval in twelve months, after a December 2024 approval that remained contingent on tidelands issues with the Secretary of State's office [55]. On the Coast, the tidelands question can hold a site-approved project.
Olive Branch. From 21 October 2025, Olive Branch takes all planning applications and materials electronically [40].
Where the preliminary plan fits
A Mississippi project usually needs one drawing that answers four audiences before engineering is ordered: the city or county at pre-application (mandatory in Hattiesburg, a free conference in Jackson), the lender, the general contractor pricing the work, and the engineer and architect of record who build the sealed sets [46, 33]. The building area under each roof and canopy, the outparcel connections and the coastal lines belong on that first sheet. The studio's site plan service draws that preliminary plan, and the site plan consultant page covers jurisdiction research and the approval path. Which review stages take an unsealed concept plan in other states is set out in where unsealed site plans are accepted. Across the borders, the Louisiana and Tennessee pages set out the neighboring regimes, and the hotel site plan requirements post compares lodging rules across growth markets.
Frequently asked questions
Do I need a building permit if my Mississippi county has no zoning and no building code?
Does Mississippi have a statewide building code?
Partly. Under Miss. Code Ann. 17-2-4, every county and municipality had to adopt one of the last three editions of the IBC or IRC as the State Uniform Construction Code unless it opted out by resolution within a one-time window; the Insurance Department states the deadline was 30 November 2014 [12, 13]. Enforcement is local, so the edition in force is a fact of the jurisdiction.
Which Mississippi counties must enforce the coastal wind and flood code?
Jackson, Harrison, Hancock, Stone and Pearl River, plus every municipality within them, under Miss. Code Ann. 17-2-1 [3].
At what size does a commercial building in Mississippi need an architect's seal?
For private and commercial work, at 5,000 SF or more, or more than two stories. For publicly owned projects, at 10,000 SF of ground floor area, more than two stories, or expenditure over $100,000 [2].
Does a fuel canopy or covered patio count toward the 5,000 SF threshold?
Yes. The Board of Architecture counts areas without surrounding walls when they fall within the horizontal projection of the roof or floor above [2].
Can an architect or engineer licensed in another state work on a Mississippi project?
Not without Mississippi licensure. Neither board issues temporary or single-project permits, and an engineer may not use an out-of-state seal annotated as application pending [2, 27]. An out-of-state architect may work on exempt projects only if not represented as an architect in Mississippi and the designs are not labelled architectural [2].
Who approves an RV park in Mississippi?
The county health department on behalf of MSDH. It is unlawful to construct an RV campground until the local health authority has approved the application, including plans and specifications, and unlawful to operate one without an annual permit issued after a final inspection [22].
Can a Mississippi city charge development impact fees?
No. In Mayor and Board of Aldermen v. Homebuilders Association of Mississippi, 932 So. 2d 44 (Miss. 2006), the Mississippi Supreme Court held that the municipal planning statutes do not grant authority to adopt impact fees or other revenue raising mechanisms to implement a comprehensive plan [15].
Sources
- 1)House Bill 1163 (2022), as sent to the Governor, Mississippi Legislature. Accessed 2026-08-31.
- 2)Building Official's Guide to Architecture Requirements, Rev. 08-2026, Mississippi State Board of Architecture. Accessed 2026-08-31.
- 3)Miss. Code Ann. 17-2-1, coastal wind and flood requirements, Mississippi Legislature, Mississippi Legislature (via Justia). Accessed 2026-08-31.
- 4)Construction stormwater general permits, Mississippi Department of Environmental Quality. Accessed 2026-08-31.
- 5)Permitting, Neshoba County. Accessed 2026-08-31.
- 6)Miss. Code Ann. 17-1-11, planning and zoning authority, Mississippi Legislature, Mississippi Legislature (via Justia). Accessed 2026-08-31.
- 7)Miss. Code Ann. 17-1-1, definitions, Mississippi Legislature, Mississippi Legislature (via Justia). Accessed 2026-08-31.
- 8)37 Miss. Admin. Code 1-7501-09002-352, Mississippi Department of Transportation, Mississippi Department of Transportation (via Cornell LII). Accessed 2026-08-31.
- 9)Miss. Code Ann. 17-1-15, notice and hearing, Mississippi Legislature, Mississippi Legislature (via Justia). Accessed 2026-08-31.
- 10)Planning, Lamar County. Accessed 2026-08-31.
- 11)Inspections and Enforcement, Lamar County. Accessed 2026-08-31.
- 12)Miss. Code Ann. 17-2-4, State Uniform Construction Code, Mississippi Legislature, Mississippi Legislature (via FindLaw). Accessed 2026-08-31.
- 13)Mississippi Uniform Building Codes, Mississippi Insurance Department, Office of the State Fire Marshal. Accessed 2026-08-31.
- 14)Fire Code Enforcement, Mississippi Insurance Department, Office of the State Fire Marshal. Accessed 2026-08-31.
- 15)Mayor and Board of Aldermen v. Homebuilders Ass'n of Miss., 932 So. 2d 44 (Miss. 2006), Supreme Court of Mississippi (noted in the Title 17 annotations), Supreme Court of Mississippi (via UniCourt). Accessed 2026-08-31.
- 16)37 Miss. Admin. Code 1-7501-04002-401, access permits, Mississippi Department of Transportation, Mississippi Department of Transportation (via Cornell LII). Accessed 2026-08-31.
- 17)Public Trust Tidelands, Mississippi Secretary of State. Accessed 2026-08-31.
- 18)Regulations Part 2, Licensing, Mississippi Gaming Commission. Accessed 2026-08-31.
- 19)Velocity zone requirements, Harrison County Code Administration. Accessed 2026-08-31.
- 20)UST installations, Mississippi Department of Environmental Quality. Accessed 2026-08-31.
- 21)On-Site Wastewater, Mississippi State Department of Health. Accessed 2026-08-31.
- 22)15 Miss. Admin. Code 18-77-3.2.4, recreational vehicle campgrounds, Mississippi State Department of Health, Mississippi State Department of Health (via Cornell LII). Accessed 2026-08-31.
- 23)Food Facility Regulation and Permits, Mississippi State Department of Health. Accessed 2026-08-31.
- 24)Large Construction General Permit, Mississippi Department of Environmental Quality. Accessed 2026-08-31.
- 25)Planning, Central Mississippi Planning and Development District. Accessed 2026-08-31.
- 26)Seals and Signatures, Mississippi Board of Licensure for Professional Engineers and Surveyors. Accessed 2026-08-31.
- 27)Requirements, Mississippi Board of Licensure for Professional Engineers and Surveyors. Accessed 2026-08-31.
- 28)Surveying Standards, Mississippi Board of Licensure for Professional Engineers and Surveyors. Accessed 2026-08-31.
- 29)ASCE 7-22 wind highlights fact sheet, Federal Emergency Management Agency. Accessed 2026-08-31.
- 30)International Building Code 2024, Chapter 16, Structural Design, International Code Council (Mississippi edition), International Code Council (via UpCodes). Accessed 2026-08-31.
- 31)Field Measurements of Yazoo Clay Reveal Expansive Soil Design Issues, ASCE Library. Accessed 2026-08-31.
- 32)Light Commercial Construction on Yazoo Clay, ASCE Library. Accessed 2026-08-31.
- 33)Site Plan Review, City of Jackson. Accessed 2026-08-31.
- 34)Pre-Site Plan Application, rev. 28 May 2025, City of Jackson. Accessed 2026-08-31.
- 35)Community Development, City of Madison. Accessed 2026-08-31.
- 36)Planning and Zoning, Madison County. Accessed 2026-08-31.
- 37)Madison County Zoning Ordinance, Madison County. Accessed 2026-08-31.
- 38)Rankin County Development Ordinance, Rankin County. Accessed 2026-08-31.
- 39)Planning and Building, DeSoto County. Accessed 2026-08-31.
- 40)Apply, City of Olive Branch. Accessed 2026-08-31.
- 41)Permit Application Portal, Harrison County Code Administration. Accessed 2026-08-31.
- 42)Building Permit Fee Schedule, Jackson County. Accessed 2026-08-31.
- 43)Development Services, City of Tupelo. Accessed 2026-08-31.
- 44)DDS divisions and design standards, City of Tupelo. Accessed 2026-08-31.
- 45)Planning Division, City of Hattiesburg. Accessed 2026-08-31.
- 46)Site Plan Review Application and Checklist, City of Hattiesburg. Accessed 2026-08-31.
- 47)Oxford Land Development Code, City of Oxford. Accessed 2026-08-31.
- 48)Lafayette County Zoning Ordinance, Lafayette County. Accessed 2026-08-31.
- 49)Courthouse Square Preservation Commission, City of Oxford. Accessed 2026-08-31.
- 50)Recreational vehicle campground regulation text, Mississippi Secretary of State (administrative code filing). Accessed 2026-08-31.
- 51)Fire Apparatus Access Roads, fire compliance guide (IFC 2018), City of Tupelo, Mississippi.
- 52)Tech leader xAI investing more than $20 billion in Southaven, Mississippi Development Authority. Accessed 2026-08-31.
- 53)Amazon continues Mississippi expansion, announcing plans to invest a total of $25 billion, Mississippi Development Authority. Accessed 2026-08-31.
- 54)Data centers and Amazon investments (9 April 2026), Mississippi Today. Accessed 2026-08-31.
- 55)Gaming Commission grants east Biloxi casino resort site approval (17 July 2025), Magnolia Tribune. Accessed 2026-08-31.