Opinion ID: 1921785
Heading Depth: 3
Heading Rank: 2

Heading: Classification of the Property.

Text: ¶ 36. The appellants contend that the trial court erred by classifying the proposed development of condominiums as commercial property. The City argues that the property is not zoned as residential, industrial, or commercial property. The property is zoned as Waterfront Development District property, which is intended to be a mixed-use district of property. The City contends that the condominiums would be similar to resort condominiums in Gulf Shores, Alabama, and Destin, Florida. Furthermore, the City cites attorney general opinions concerning Mississippi Code Annotated Section 57-7-1 for authority. ¶ 37. While attorney general opinions are not binding on Mississippi courts, they can be persuasive authority for consideration by our courts. DuPree v. Carroll, 967 So.2d 27, 31 (Miss.2007). The City of Tupelo intended to develop a portion of the City with a master plan that call[ed] for the development of office buildings, townhouses, parks and innovative downtown uses. Op. Att'y Gen., Cofer (June 19, 1998). The opinion by the Attorney General's Office provided that Mississippi Code Annotated Section 57-7-1 permitted the disposal of surplus property for industrial and commercial purposes. Id. ¶ 38. The trial court did not err by finding that the proposed development of the condominiums was commercial in nature. This issue is without merit. C. Donation. ¶ 39. The appellants argue that the City effectively has donated the property to Worley Brown. The City proposed to sell the property to Worley Brown for $500,000, to make some improvements on the property, and to provide some tax incentives. This Court has not addressed this issue in prior rulings. The statutory language of Mississippi Code Annotated Section 57-7-1 does not address whether the proceeds from a lease or sale are for valuable consideration versus a donation. In contrast, Mississippi Code Annotated Section 21-17-1 provides, in part, that the lease or sale of property is awarded to the highest bidder or for a fair market price determined by an average of three appraisals. See Miss.Code Ann. 21-17-1(2)(a) and (b) (Rev.2007). However, Mississippi Code Annotated Section 57-7-1 is an economic development statute. Therefore, the objective of the City's sale or lease of surplus property may not be to receive the highest purchase price. In other words, the lease or sale may be tied to a vision for a city development plan. The City had a Riverfront Development Plan. In addition, numerous opinions by the Attorney General's Office have opined that a lease or sale should be for good and valuable consideration and not necessarily fair market value. See Op. Att'y Gen., O'Neal (September 1, 2006); Op. Att'y Gen., Wagner (March 31, 2006). The goal of economic development may be more than the immediate receipt of the highest bid or appraisal value offered for surplus property. Indeed, other factors impact economic development plans, such as increased tourism, creation of jobs, increased support industries, increased need for housing, and collection of property taxes. See Op. Att'y Gen., Wagner (March 31, 2006). Accordingly, the trial court did not err by finding that the price of the property accepted by the City was reasonable for the sale of the Natchez Pecan Factory Site. 5. Walkway. ¶ 40. On cross-appeal, the City contends that the trial court erred by finding that any restriction of access by the general public of the existing sidewalk and walkway was unreasonable. The City has devoted limited argument to this issue, and the appellants do not address the issue at all. Notwithstanding the limited argument by the City, the trial court did not err by prohibiting access to the sidewalk and walkways, as the option agreement provided for such access by the general public. Accordingly, this issue is without merit.