Growing Pains: Pelahatchie considers 45 home development

By Shaun McInnish, Sr., City Beat Writer, Pelahatchie News

Pelahatchie is considering a significant development that could reshape the town’s landscape with the proposed construction of a 45-home neighborhood at 607 College Street. Scott May of S & S Builders of Mississippi (SSM) presented the plan to the Pelahatchie Board of Aldermen, requesting approval to begin preliminary plat work for the site, located downtown on 18.35 acres. The homes, averaging 13,775 square feet (about 0.3 acres) per lot, would range in size from 1,650 to 2,000 square feet, with prices projected between $280,000 to $340,000.

May emphasized that the town needs more homes to keep young families from moving to larger cities. Speaking before the board, he emphasized the need for more housing options in Pelahatchie, especially for younger generations looking to settle down. “Pelahatchie is a great place to live,” May said. “But like many small towns, we need more homes for our children and grandchildren so they won’t have to move elsewhere.” While most of the homes would meet the town’s 1,800 square feet per home zoning requirements, May did ask for consideration from the board to build 15 smaller homes (about 1,650 square feet) to offer a few more affordable housing options.

Several board members raised concerns about the impact of the development on infrastructure. Alderman Eddie Jones pointed out potential issues with traffic and drainage, suggesting that the addition of 45 homes might create significant congestion along College Street. With the area already experiencing frequent speeders, Jones questioned whether the current road system could handle the increase. Jones also mentioned coming up with a more thoroughly plan for the main entrance and exit of the neighborhood off of College Street.

Additionally, the strain on existing water and sewer lines was brought up, as well as the proposed retention pond for managing water runoff in the development. While May reassured the board that a retention pond doesn’t have mosquito problems, further questions about its long-term viability remained.

Public opinion on the proposed neighborhood was mostly positive. In an informal online poll, many residents expressed excitement, stating that the development could bring a big economic boost and attract more families to town. Pelahatchie resident Jessica Emily Hope Kotzé stated, “The average household size in Rankin County is 3ish. Let’s say 4. Even then, that’s only 180 new residents. I think that’s great for our local businesses and restaurants. Maybe it’ll encourage a new fast food place to open! I just really hope it doesn’t get bought up by renters, and gives home buyers a chance to build a family in our sweet little town.” 

Another resident, Susie Walker Herring, commented, “I think this is a wonderful idea! Pelahatchie is prime for growth and development and long overdue! Would certainly be welcomed - do it right from the beginning!”

However, some residents voiced concerns over traffic, infrastructure, and the potential stress the new development could place on the town’s already aging systems. A local businessman, Billy Clark, stated, “I think it would be awesome. As long as it is done with the future in mind. If we throw up a 45 home neighborhood and do not have infrastructure in place to support it, it would be disastrous for the homes and town. I am sure that is all being worked out by the people involved.” 

Local resident Barbara Tarver commented, “People are leaving Brandon because of the congestion. Pelahatchie is a wonderful small town...that is its charm. Do you really need more restaurants? Sitting around the family table is a dying tradition. Isn’t it nice to leave Brandon or Flowood and come home to a small town where you don’t hear sirens at all hours of the night? Isn’t it nice not sitting through the intersections and red lights? Having more is not always the answer... enjoying serenity is. Clearing land for ‘Development’ makes money for a few people and problems for a lot of people.”

Despite any concerns, Scott May remains optimistic, stating that his company has been in business for 25 years and has built quality homes across Mississippi, including nearby towns like Brandon, Pearl, and Florence (readers can see some of their completed homes on their website at https://www.sandsbuildersofms.com). He urged the board to consider the benefits of growth for Pelahatchie’s future. However, Alderman Eddie Jones remained hesitant, suggesting more planning for neighborhood entrances and exits to mitigate traffic concerns and more research from engineers for the city.

The board ultimately decided to table the decision until November’s meeting, with Alderman Eddie Jones making the motion and Alderman Harrell seconding the motion. Mayor Karl VanHorn noted that the town’s Comprehensive Plan is still under development and that a step-by-step approach might be necessary. The city attorney also suggested proceeding cautiously to ensure the project aligns with long-term goals for the town.

During the town meeting, Alderman Diane Hill asked Mayor VanHorn if he supported having this neighborhood built in town. The mayor responded that he is “working diligently to getting (the) neighborhood built.”

As Pelahatchie continues to grow, the proposed development represents both opportunities and challenges. While more housing could strengthen the tax base and keep younger generations from leaving, questions about infrastructure, traffic, and drainage remain. For now, the fate of the 45-home neighborhood rests in the hands of city officials, as further research is conducted to determine its feasibility. Whether it leads to prosperity or new challenges, one thing is undeniable—Pelahatchie is on the verge of transformation, and the decisions made now will leave a lasting mark on the town’s future. That might lead us to a new 45-home neighborhood being built. Let’s hope it leads to a Cheesecake Factory being built, too.