Rankin County supervisors deny conditional-use request for modular home at 207 Church Road

The Rankin County Board of Supervisors on Jan. 6 denied a conditional‑use permit request to place a 2,089‑square‑foot modular home on a 2.53‑acre parcel at 207 Church Road.

The action followed a public hearing in which multiple neighbors said the parcel is surrounded by higher‑value single‑family homes and voiced concerns about appearance and occupancy. Wayne Murray of 181 Church Road told the board the neighborhood contains "10 homes right there inside of that property, anywhere from 2.50 to about $500,000 homes," and asked, "How many people will be living here?" Another neighbor, Tony Adams of 219 Church Road, said he feared the modular home would depress nearby property values.

Why it matters: The parcel is zoned RE‑1, where the county allows modular (factory‑built) homes only through a conditional‑use process. The board must weigh whether a requested use is "commensurate" with nearby development before granting such exceptions. Several supervisors said this location—adjacent to a subdivision with large new homes—wasn’t the right fit for a modular home.

During the hearing, the applicant’s representative, Realtor Roger Garza, described the plan as family housing: "So it's just him, his wife, and kids. That's all that's gonna be living on the property." He and others said modular homes can appreciate in value when properly sited and maintained, and referenced examples elsewhere in the county.

Board discussion focused on scale and appearance. A county official noted the board can place conditions on a conditional‑use permit, including occupancy limits, but several supervisors said the better path for the applicant would be to construct a conventionally built home that matches surrounding houses. A supervisor referenced a local baseline for size the board considered commensurate with nearby construction during the hearing, describing a conventional home of roughly 2,400 square feet as an example of what would fit the neighborhood.

The motion to deny the conditional‑use request was moved by Supervisor Scott Berry and seconded by Supervisor Steve (last name not specified in the record). After a voice vote—"All in favor? Aye"—the denial carried.

What the denial means: The board stated that a modular home would require conditional‑use approval at this site, but that a conventionally built, single‑family home that meets the local size/appearance expectations would not require a conditional‑use permit and could proceed by building permit if it met code. The board asked staff to ensure the applicant understands that conventional construction that is "commensurate with surrounding properties" would not need a conditional‑use application.

No enforcement action followed the hearing; the board recommended the applicant consider conventional construction and noted the applicant retains the option to apply again or to pursue a conventional building permit.

Speakers quoted in this article spoke during the Jan. 6, 2025 Board of Supervisors public hearing on the conditional‑use request at 207 Church Road. The record shows neighbors opposed, the applicant’s representative addressed the board in favor, and the board voted to deny the conditional use.