Rezoning approved by supes

County supervisors have rezoned two large tracts of land off Clarkdell Road, making way for the construction of more than 800 new homes despite opposition from over 400 residents in the area. 

The discussion about rezoning 363 acres from R-1 residential to R-2 residential took nearly three hours before a majority of the board voted to proceed. 

The motion passed 3-2, with Board President Gerald Steen, District 4 Supervisor Karl Banks and District 5 Supervisor Paul Griffin voting in favor the rezoning. 

“I am for growth,” Steen said. “I am for good growth.”

Developers representing Clarkdell Farms LLC and Stillhouse Creek LLC appealed a 3-0 decision by the Madison County Planning & Zoning Commission in August to recommend denial of the rezoning. 

R-1 zoning basically limits lot sizes to estate homes, whereas R-2 zoning allows for more dense developments. 

The developers were also seeking a PURD (planned united residential development) overlay for the two tracts of land located east of Clarkdell Road and approximately one mile south of Yandell Road. 

In August, the P&Z Commission denied the request, citing traffic and safety concerns, overcrowding schools and it not matching the character of the neighborhood. All of those topics and more were discussed on Monday. 

Neill Bryant, an attorney representing the Yandell family which owned the land, argued on behalf of the rezoning, saying there was a need for new housing and a change in the character of the neighborhood. 

He said there will be 536 lots in the first tract and 297 lots in the second tract, with houses ranging from 1,900-2,800 square feet and lots ranging from 10,000-14,000 square feet.

Bryant said it would take 2-3 years before construction began on any of the new houses and in that time the county would get the infrastructure up to par.

Sam Martin, an attorney representing opponents of the rezoning, argued that there was no change in the character of the neighborhood, citing Mississippi Supreme Court precedent. 

He said the developers “had to prove by clear and convincing evidence there has been a change in the character of the neighborhood and a public need.”

Martin showed maps from 2004-2021 showing the vast majority of land in the area remaining unchanged. 

Steen, at the end of the meeting, argued that Martin didn’t question there had been a change in the character of the neighborhood and thus must agree there has been a change despite leading off his arguments with the very information he said was absent. 

Attorney John Arthur Eaves, Jr., also argued against the rezoning, pointing specifically to CO2 pipelines running underneath the development and safety risks associated. 

He pointed to a main line break in 2022 in Satartia that sent 46 people to the hospital, saying many of those involved in that incident lived a quarter-of-a-mile away. 

Eaves said homes will be within 30 feet of where the gas goes in and out. 

Developer Blake Cress responded to Eaves’ concerns, saying they work closely with Exxon officials on projects, including having those officials’ engineers sign off on plans. 

“We don’t make mistakes like that,” Cress said. 

The common theme from the nearly two-dozen residents that spoke in opposition came down to traffic concerns and property values. 

William Johnson of said adding another 1,400-plus cars every morning and evening on Clarkdell Road is a “nightmare waiting to happen.”

Norman Chapel said he and his wife purchased their property 20 years ago because of the R-1 designation and worried that nearby R-2 developments would lower their property values. 

“We ask there be some consideration to a compromise that would again maintain our property values,” he said. 

Madison County Chancery Clerk Ronny Lott also spoke in opposition, saying that the congestion from these developments will destroy their “dream homes” and property values, while also increasing crime and traffic in the area. 

District 1 Supervisor Casey Brannon attempted to table the matter near the end of the meeting, but her motion failed 3-2. 

He said the board needed more information, such as the impact to the fire rating for the residents. 

Banks, who ultimately voted to approve the rezoning, said the overcrowding schools and fire issues would be worked out by the entities responsible. He said the board’s duty at the end of the day was to build roads to accommodate growth and argued for investing in the infrastructure on the east side of the interstate. 

“The biggest problem that we all face is traffic,” Banks said. “And as supervisor, you’re gonna always be the road supervisors. We build roads. It’s our job to roll up our sleeves and start improving infrastructure.”

Griffin said the board is in a better position now because when they had the financial capabilities to work on traffic issues on the west side of the interstate, the houses had already been built. He said the board can build infrastructure before the houses are built on the east side. 

Steen then addressed the myriad of concerns before arguing that Bryant and the developers showed there was a change in the character of the neighborhood and a public need. He did warn the developers that he would not approve a site plan that featured houses with square footage less than 1,900 square feet and to keep that in mind before they come back in the future for approval. 

Opponents of the rezoning are expected to appeal the board’s decision in court.