Monday, June 5, 2023

Developer Wants to Build 700 Homes in Madison County

A developer seeks approval from the Madison County Board of Supervisors to build a subdivision of nearly 700 homes adjacent to the Deerfield subdivision. 


The Declaration of Covenants, conditions, and restrictions submitted to the Board provides basic information about the proposed Woodgate subdivision: 

 *  The developer is Woodgate Developers, LLC in Brandon. Ridgeland  Attorney Matthew Vitart created the company on March 9, 2023.  Secretary of State records state he is the "organizer" of the company. 

* Woodgate will be comprised of 685 homes (pps. 38-39 in the documents posted below.).  

* Homes must have a minimum square footage of 1,500 feet.  However, 93 homes will be built in an adjacent "Gardens of Woodgate." The minimum square footage for these homes is 1,420 square feet. 

* The plat maps are found on pages 38-39 in the documents posted below.  Email kingfish1935@gmail.com if unable to download them.

* Woodgate will operate under a homeowner's association.  A Board of Directors will govern the HOA. 

* No more than 25% of the "total number of dwellings" may be rental properties.  However, there is an exception for "cover leases: 

“Cover leases” by residential homebuilders within the first 36 months after the issuance of certificate of occupancy for up to 36 months. By the terms hereof a “cover lease” is a lease by the homebuilder to enable them to place their newly-built houses for lease to provide “cover” for the homebuilde if the house is on the market for a greater than anticipated or expected period of time before sale.

 


 * No more than two dogs or cats are allowed per home. 

* The site vicinity map states Engineering Plus prepared the map for MS Developers, LLC of Brandon.  Mr. Vitart created the company on March 15, 2022. The Secretary of State's website states Mark Gulette is a member of the LLC. 

 


The Board of Supervisors tabled consideration of Woodgate at the May 15 meeting.  It is not on the agenda for tomorrow's meeting although there is a "new business" section for consideration of items not placed on the agenda.

53 comments:

Anonymous said...

Unless they are paying to widen Yandell road, hell no.

Anonymous said...

These houses will be 60% rentals in 5 years just like the old fannin area in flowood example laurelwood Farmington barnette bend or even like cross gated neighborhood in Brandon. They already have the largest apartment complex that recently was completed there in gluckstadt so this is not good

Don Drane said...

Based on the number of planned homes and square footage requirements, one might assume this is the same (or similar) pipe-dream General Sigman (PRVWSD) had four years ago for a 700-unit development on the east side of Old Rice Road just north of the Hoy entrance to Lost Rabbit.

The two concepts are separated by about three miles.

The Pearl River Valley Water Supply District concept never materialized but was met with strong objection from Madison's mayor and area residents.

As with the 'Sigman case', this new proposal before the Board has the potential to add roughly 1400 vehicles to Old Rice and Hoy traffic daily, and/or other corridors into Madison. Then there's the possibility the development will provide much needed housing for folks employed in the Canton area.

A house with a minimum square footage of 1400 could be one floor 35 ft X 40 ft.

A house with a minimum square footage of 1500 could be one floor approximately 34 ft X 45 ft.

The rental clauses are interesting - "If we can't sell 'em, we'll rent 'em".

Anonymous said...

"No more than two dogs or cats are allowed per home".

Will that be 1400, 700 or 350 dogs? How many will roam freely or be chained? The county has no leash law.

Anonymous said...

Popcorn's a popping!

Anonymous said...

the American Dream

Anonymous said...

Oh joy! Now Yandell will be backed up to Hampton Hills.

I almost feel sorry for anyone moving this way that has to commute in a sedan (in for a rude awakening when it rains).

Anonymous said...

Outlaw PUDs and HOAs

Palm Grease, Madison Co. Version said...

The Madison Co. board of $upervisor$ never $aw a development that they didn't like. The roads can't handle the potential traffic.

There need to be "impact fees" for these developments charged to each residence to cover all costs for roads, sewage, etc.

Anonymous said...

Covenants without pride in ownership are worthless and in a few years traffic will be the least of the developments problems.

Anonymous said...

Lovely. The county should build a police sub station next door to save the time driving to instances there.

Anonymous said...

did someone say D.R.Horton?

Anonymous said...

@8:02 DR Horton is the rumor and a real concern.

Anonymous said...

If you don’t want the undeveloped land beside you developed, you should buy it.

Anonymous said...

June 5, 2023 at 7:17 AM
I see we have a 15 minute city shill here. I'm glad my HOA has a maximum amount of rentals clause.

Anonymous said...

Most folks believe in limited government until someone wants to build something

Anonymous said...

Front porches, required for each residence, are largely decorative and unused. Ceiling height, exterior finish, window and exterior door quality, roofing should be described now as minimum quality of design standards, to outline the overall quality of proposed development for consideration by Madison County governance and residents.

In my quick read of entire document, I saw nothing preventing "pre-manufactured housing".

Anonymous said...

Everybody wants to be the last one to get into Madison. Then they are against any more building.

Anonymous said...

You've got to have decent and affordable housing for the lower income workers that serve you at your daily Starbucks and Chick-fil-a runs.

Anonymous said...

8:33am
The character and quality of land development affects adjacent infrastructure and neighboring property for the present and generations to come, thus a proper function of local government includes review and approval of new real estate development.

Suppose the subject property became a trailer park, thence a run down blight in short order? Would you wish to have legally prevented that tragedy?

Anonymous said...

8:21 - If you read the covenants, there is a limit on the rentals. I think it says 25%. But then comes the clause that allows leasing if they can't be sold in a 'reasonable' period of time.

Imagine an H.O.A. with seven-hundred 1400 sq ft houses, half of 'em rentals.

PS: Who is D.R.Horton and what's the relevance?

PPS: The 700 unit apartment monstrosity on 55 is in the Canton city limits and school district (thank God). But your point remains. When that place gets to cookin' in prime time, you will see the high sheriff announcing his retirement.

PPPS: Supervisor Gerald Steen's largest contributor (right after Rudy) has always been the Mississippi Builders Association. Oddly, they even contribute in a large way when he runs uncontested. Now YOU tell ME the purpose of those particular contributions.

Anonymous said...

If this comes to fruition there will be "deer flight" something awful. But seriously, yes traffic concerns abound AND where would these children attend school?

Anonymous said...

IF it is DR Horton warning lights better be going off! I purchase a Horton home little more than twice that size and you would not believe the hell they put us through. First week I noticed my roof sagging at the front of the house, they did not compete the framing structure, it had to be rebuilt. That was just the beginning of our nightmare. These production builder for the most part don't seem care.

Anonymous said...

A property search shows this land was purchased in 2017 by Phoenix Development Company, LLC. That is Tom Hixon. This is NOT Tom Hixon's development. The developers probably have a contract to purchase the land from Phoenix Development (Tom Hixon) contingent upon getting it rezoned.

JD Robinson is already building a ton of houses in that area. Highlands of Yandell Farms and Yandell Farms of Sheffield have houses currently available. And Madisonville almost has the streets paved for part one. Those subdivisions combined will be almost 1000 lots.

Anonymous said...

@8:41 AM - That is not Madison, but it is Canton.

Anonymous said...

Canton mailing address, not Canton.

Anonymous said...

@9:42 - No one said "Canton City." If you have a Canton mailing address you...wait for it...live in Canton, period, case closed.

Anonymous said...

@10:07. No, the case is not closed. Postal codes and city limits are not the same thing. You can have a Canton mailing address and be in the city of Canton, city of Gluckstadt, or unincorporated areas of Madison County.

Anonymous said...

If you have a Canton mailing address you...wait for it...live in Canton, period, case closed.

BS. You never had a case.

Anonymous said...

Sorry, all a Canton address means is that your post office is in Canton. I live about 200 yards from the Madison City limits with a Canton address. Zoned for county schools. Germantown feeder.

Anonymous said...

@10:45 you are correct. My mother lives in the city limits of Gluckstadt and has a Canton mailing address. And there are a few people who live in the CITY LIMITS OF CANTON, yet have a Madison mailing address (39110 rather than 39046)

Anonymous said...

Hey Madison, you can run but you can't hide. Even Mayor Mary cannot stop suburban sprawl (and its associated problems) from coming for you. Best wishes!

Anonymous said...

There's a need for these types of homes, and it beats the hell out of more multi-family dwellings. First-time buyers, retirees, and those with enough resources to flee Jackson, for starters. Having covenants and a responsible HOA should help greatly to police things. Allowing rentals is irresponsible and short-sided, as would be approving the development without a commitment to infrastructure upgrades that are already overdue.

Anonymous said...

When the people behind a project hide their identities behind attorneys and legal entities, my alarm bells go off.

It should not take "digging" to find out who the principals are.

Anonymous said...

Ha ha ha! Y'all are in denial and refuse to say that you live in Canton, Mississippi, when you actually live in Canton, Mississippi.

What do you tell your out-of-state friends/family where you live? "Madison County, Mississippi?"

You live in Canton, jack wagons!

That will teach you to buy a McMansion in....Canton.

Bwa, ha, ha.

Anonymous said...

@11:25... having covenants vs enforcing covenants are two different thangs!

Anonymous said...

30 years ago this wouldn't have even been a blip on the radar. With Hinds County migration, it is definitely a different story now. (And I live in Hinds Co.)

Anonymous said...

There is plenty demand for homes this size. As a single person who lives in an older neighborhood in Madison with homes of similar size, I have stayed because I don't need anymore space or want a bigger yard. I would actually prefer to downsize but there is literally nowhere to go in order to own a smaller home. All of the "townhomes" in an area where a single female would actually want to live are $400k+ which while in the realm of affordability (for me) would leave me unable to dine out or travel as much and have hobbies. There are plenty of retirees in my neighborhood and young families. Yes, there are some rentals, but I've had more problems with actual homeowners more so than the renters over the years. Not everyone desires or needs to live in a McMansion. There is a place for smaller residences and a lot of us who live in them can afford more but don't desire it.

Anonymous said...

DR Horton is coming. They are already on the coast and have been recruiting subcontractors left and right in the Madison county area. 100% accurate.

Anonymous said...

Madison the City and Gluckstadt will have a battle royale over this area. Canton has no dog in the fight based on their city limits being well before Endris.

Anonymous said...

Mark Gulette of MS Developers of Brandon I'm pretty sure has a son named Nick Gullette who owns or is a part of MS Homes and MS Developers. The only neighborhood I know of that they have developed is a one street 12-15 home development called Biltmore off of Cooper Rd. in Flowood. They are a spec home builder, not sure of their expertise in large developments. Not too many years ago they were flipping rental homes. Everything I see on MS Sec of State's website has Nick Gullette on it. I can almost assure you there is other money behind this size project.

Kingfish said...

Good. Then move to Northeast Jackson where there are PLENTY of rentals. You can see for yourself what rentals do to a neighborhood.

Anonymous said...

It was tabled last month…..
What is the update?
Anyone know ????

Anonymous said...

@8:43
Teenagers who live in middle class homes should provide low wage labor at restaurants.

Anonymous said...

11:22am I live in Jackson and you people in the suburbs are monsters for taking delight in the failure of this city!

Also 11:22am Haha, I am taking delight in the possible failure of the suburbs and see no hypocrisy at all.

Anonymous said...

Surprised they didn't float this in Ridgeland. Mayor Gene and his subies would have given away the farm to get this. Oh, probably shouldn't say that.

Anonymous said...

" I can almost assure you there is other money behind this size project." Smells like BlackRock.

Anonymous said...

Development is dead for now but Steen is for rent and if the rent is right he will bring it back up.

Anonymous said...

The clowns on here posting about manufactured houses and trailer parks must be totally unaware of the fact that neither exists unless they are in an area specifically zoned for that type of residence.

However, three of the supervisors will be glad to rezone a portion of this parcel for trailers, assuming there is appropriate 'consideration'.

Anonymous said...

You negative people still living with your mama and not paying her any rent and utilities, this doesn't affect you, so be quiet about it. Some of us need independent affordable housing in a safe area.

Anonymous said...

Huge mistake if this project moves forward. Road infrastructure is already way to stressed. A development like this will also stress the value of current property values in the area. Surely at least a majority of the board of supervisors are smarter than to agree to this.

Jim Walter Homes, Inc. said...

@4:26 - Your post died when you said 'safe area'. Imagine 1500 houses in a non-municipal area with one deputy on patrol.

A) For those of us not in the building-loop, who the hell is Horton? Or should I ask, "Horton and the WHO"?

B) And who promoted Sigman to General?

C) Will a development this size require 2 convenience stores or 3?

Anonymous said...

Man o man, that four way stop sign will be a nightmare. I foresee accidents, traffic delays, dogs everywhere, and even more gas stations in that area, once it’s built. Gerald Steen, Karl Banks, Paul Griffin doesn’t care, because it isn’t affecting their voters. Watch and see how fast it’s going to pass. 3 equals 5 remember that. Voters will at least have a chance to counter that Steen, Griffin, and Banks by getting Banks out of there. Since they took out Lake Caroline to ensure Banks another run.


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