About Lost Rabbit

FAQs

Where is Lost Rabbit located? 

Lost Rabbit is a 260-acre master-planned community located approximately 12 miles northeast of Jackson, Mississippi, in Madison County.  Situated on some of the most beautiful land in central Mississippi, Lost Rabbit overlooks the 33,000 acre Ross Barnett Reservoir with almost a mile of shoreline, and is sheltered by the Natchez Trace Parkway at the end of Hoy Road, just east of the city limits of Madison.

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What kind of development is Lost Rabbit?

Lost Rabbit is a Traditional Neighborhood Development (TND).  While all TNDs in America are not identical, the following characteristics are found in most:

  1. The neighborhood has a discernible center.  This is often a square or a green, and sometimes a busy or memorable street corner.
  2. Most of the dwellings are within a five-minute walk from the center, an average of roughly 2,000 feet.
  3. There are a variety of dwelling types – depending on the neighborhood, they may vary from townhouses and cottages to mansions.
  4. There are shops and offices at the edge of the neighborhood of sufficiently varied types to supply the weekly needs of a household. (In the case of Lost Rabbit, this will be the area immediately adjacent to the marina).
  5. A small ancillary building is permitted within the backyard of larger houses to serve as a place for a home office or guesthouse.
  6. A school is close enough so that most children can walk from their home.
  7. There are small playgrounds near every dwelling
  8. Streets within the neighborhood are a connected network, which disperses traffic by providing a variety of pedestrian and vehicular routes to any destination.
  9. The streets are relatively narrow and shaded by rows of trees.  This slows automobile traffic, creating a safer environment suitable for pedestrians and bicycles.
  10. Buildings in the neighborhood center are placed close to the street, creating a well-defined outdoor room.
  11. Parking lots and garage doors rarely front the street.  Parking is relegated to the rear of buildings, usually accessed by rear lanes.
  12. Certain prominent sites at the termination of street vistas or in the neighborhood center are reserved for civic buildings.  These provide sites for community meetings, education, religion or cultural activities.
  13. The neighborhood is organized to be self-governed. A formal association debates and decides matters of maintenance, security and physical change.
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Who is developing Lost Rabbit?

Neopolis Development, LLC – a company established by Mississippians to develop Lost Rabbit.  Neopolis is managed by Mark Frascogna, Richard Ridgway, and David Lane.  Collectively, the managers represent over 80 years of real estate and infrastructure development expertise.

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Who are the planners & designers of Lost Rabbit?

Duany Plater Zyberk & Co. – is the town planner for Lost Rabbit.  Duany Plater-Zyberk & Co (DPZ) is arguably the leading town planner in the United States and is given credit for starting the New Urbanism or TND movement over 20 years ago at Seaside, Florida.

PlaceMakers, Inc. – an affiliate of DPZ is the author of the architectural code for Lost Rabbit.  Headed by nationally recognized architect, Steve Mouzon, PlaceMakers is the leader in architectural codes for new communities.

Barranco Architecture, LLC – is the town architect for Lost Rabbit.

Trent Rhodes & Corbin & Goode – are the landscape architects for Lost Rabbit.

Pickering Engineering, Inc.- is the civil engineers for Lost Rabbit.

Utility Constructors- is the infrastructure contractor for Lost Rabbit.

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I have heard that Lost Rabbit was designed by the same people that designed Seaside, Florida.  Is Lost Rabbit going to be like Seaside?

Lost Rabbit was designed by the same town planners that designed Seaside, Florida.  While many of the design principles are the same, unlike Seaside, Lost Rabbit will be a permanent residential community with at least 90% of its residents being permanent.  The architecture for Lost Rabbit will be more like the old towns of the deep south and not like the coastal cottages found in places such as Seaside.

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Will Lost Rabbit be developed in phases?

Yes, we estimate that Lost Rabbit will be developed in four to five phases over the next 10 to 12 years.

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What amenities will Lost Rabbit offer its residents?

Neopolis plans to build the following facilities at Lost Rabbit:

  1. Marina (120+ slip facility scheduled to open in the Spring of 2008)
  2. Tennis
  3. Health Facilities
  4. Walking trails (some of the trails are complete and many others will be continually added as the development grows)
  5. Playgrounds (our first playground is scheduled to open in the Spring of 2008)
  6. Swimming pool
  7. A Town Center, located adjacent to the marina (first buildings to begin early 2008)

Of course, because Lost Rabbit is situated on the water, most water sports, including boating, fishing, and water skiing, will be at your fingertips. In addition, for serious cyclists, the Natchez Trace is just next door.

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Will Lost Rabbit offer a school within the community?

Two sites within Lost Rabbit have been identified as potential locations for a school.  Neopolis believes that Lost Rabbit could support from pre-K - K program to as large as pre-K through 4th grade.  Whether a school is ultimately built will depend on the level of interest by private schools in locating at Lost Rabbit.  Neopolis is prepared to donate land to a school that may ultimately locate at Lost Rabbit.

What are the school options currently available in the general area?

Because Lost Rabbit is located in the County of Madison, your child may attend the numerous county schools that are located in the area, namely: Madison Avenue Elementary School and Madison Middle School, Rosa Scott (9th Grade), and Madison Central High School.  In addition, there are several private schools that are located nearby, such as: St. Francis Elementary School, Madison-Ridgeland Academy, Saint Andrews Middle and High Schools, and St. Joseph High School.

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Will churches be located within the community?

At least two sites within Lost Rabbit have also been identified as potential locations for neighborhood churches.  As with a school, the location of a church at Lost Rabbit will depend on matching the needs of a given church with available sites at Lost Rabbit.  Neopolis is prepared to donate land to a church or churches that may ultimately locate at Lost Rabbit.

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Where will the town center be located and how large will it ultimately be? 

The town center will be located in an area of approximately 10 acres along the water and near the marina.  Neopolis intends to develop a “village center on the water” in the tradition of small towns and fishing villages commonly found in the Northeastern US and Europe.  Construction of the buildings around the marina will begin in January/February of 2008.

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What kinds of establishments will be allowed within the village?

Neopolis’ aim is to provide a town center that serves as an amenity to the community.  With this in mind, the following list of establishments would be allowed:  health facilities, marina, tennis club, café, office space, general store, drugstore, small medical clinic, restaurant, antique store, art gallery, and specialty shops.

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Will Lost Rabbit be accessible by the Natchez Trace?

No, the Natchez Trace Parkway does not allow access directly off the Trace to residential communities.

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Will there be other access points other than Hoy Road?

Neopolis is currently studying various alternatives for providing access under the Natchez Trace, at an existing underpass, located near the end of North Old Canton Road.

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Are there plans to ultimately enlarge Hoy Road?

In the Mississippi Unified Long-Range Transportation Infrastructure Plan, Multiplan The Future In Motion, the CMPDD has included Hoy Road in its Jackson Urbanization Area 2025 Transportation Plan.  While the plan does not suggest widening until 2016, CMPDD recently reported to Neopolis that the widening of Hoy Road from Hwy. 51 to North Old Canton Road could certainly take place sooner should traffic conditions warrant.

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Who provides fire protection in the community of Lost Rabbit?

Under a pre-existing agreement between the City of Ridgeland and the PRV, the Ridgeland #3 station near Main Harbor will provide fire protection for Lost Rabbit. However, the City of Madison has generously agreed to provide service to Lost Rabbit.  For insurance information, please contact Rusty Healy with Nationwide in Madison. 

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How is District land treated by banks for financing purposes?

Leases are for 60 years and may be renewed in perpetuity. Banks treat leased property at the Reservoir like fee simple land for financing purposes. 

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What happens when I decide to sell my lot or home, as concerns the fact that it is lease property?

Most banks require a lease that is at least as long as the term of the mortgage.  Because leases are renewable in perpetuity, should an owner want to sell a property that has less years remaining on the lease than what a typical mortgage may be for (15, 20, 30 years), an early renewal of the lease shall be granted by the PRV.  Property under the PRV lease may stay in a family forever by renewing leases at the end of the lease period. 

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Will I be able to live at Lost Rabbit and walk or ride a bike to my office in town center?

Yes. However, office space will be limited to the town center area.  Don’t expect any large office buildings at Lost Rabbit – plans include live-work units in town center and a few small-scale office buildings in town center.  In any case, there should be sufficient space to meet the needs of those people living at Lost Rabbit that want to have an office in town center.

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What kind of advanced connectivity in terms of internet will be offered at Lost Rabbit?

Lost Rabbit is the first fiber-to-home community in the State of Mississippi.  Fiber-to-the-home vs. fiber-to-the-curb allows greater speeds for internet and video services.

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How do you build or buy a home at Lost Rabbit?

The Lost Rabbit Sales Center is open to the public most week days from 9:00 a.m. to 5:00 p.m. and by appointment on weekends.

If you are interested in building or buying a home at Lost Rabbit you have the following choices:

  1. Purchase a home that has already been built by one of the members of the Lost Rabbit Builders Guild.
  2. Purchase a home that is still under construction and work with the builder in customizing the home to suit your needs.
  3. Let Lost Rabbit assist you in finding a house plan and working with a pre-approved architect to adjust the plans to suit your needs.  Then matching the plans with a builder that already owns a lot or matching the plans to a lot that will suit your plans, and then matching you with a member of the Lost Rabbit Builders Guild.
  4. Purchase a lot and select your own architect (must be approved by Lost Rabbit), and then choose a builder from the Lost Rabbit Builders Guild.
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Can you give me idea of the Pearl River Valley Water Supply District (“PRV”) rental schedule by lot type?

The PRV rent schedule is much like an ad valorem tax and is paid by the owner to the PRV each year.  The rental varies depending on the Phase and the size of the lot.  For specific rental information please contact our Sales Office.

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Who will be the architects working at Lost Rabbit?

Neopolis has a list of architects that may design homes at Lost Rabbit.  As there are many architects around the United States that are skilled in designing classical homes, individuals who own a lot at Lost Rabbit that are planning to build a custom home may submit the name of the architect of their choice, should he or she not already be on our list.  After a quick review of the architect’s work, assuming it is of a standard suitable for Lost Rabbit, such architect will be added to our list.  A complete list of approved architects is available on our website.

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Will there be a Lost Rabbit Home Owners Association?

The Lost Rabbit Homeowners Association will be activated in January of 2008.

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What can you tell me about the architectural standards for Lost Rabbit?

The architectural standards of Lost Rabbit will be governed by the Lost Rabbit Pattern Book.  Such book has been prepared by Steve Mouzon of PlaceMakers, Inc., an affiliate of DPZ.  The book is an excellent source of detailed information for the lot owner, builder, and architect.  The book includes five base architectural styles:  Classical Raised Cottage, French Colonial, Classical Greek Revival, Mississippi Federal, and Mississippi Italianate.  In addition, each square block of Lost Rabbit will allow for the construction of one home in a spice style that is not among the base styles.  The Lost Rabbit Pattern book is one of the finest books of its kind in the United States and is unique to Lost Rabbit.  We invite you to take the time to view the pattern book at our Sales Office.

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How much time will I have after I buy my lot to begin construction of my home?

Each lot buyer will be required to begin construction of his/her home within 24 months after purchasing a lot.  This is a requirement primarily to contain construction in a given area of Lost Rabbit within a time period so that construction is not going on for too long of a period.

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Can you provide me with some information regarding utilities and services?

  • Water and Sewer – District (PRVWSD)
  • Garbage Collection – Madison County
  • Telephone (fixed line) – Telepak, an affiliate of CellularSouth
  • Gas – Atmos
  • Fiber–  ZoomyCo.
  • Electricity - Entergy
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How can I find out more about Lost Rabbit and/or Traditional Neighborhood Developments?

You may visit our website at www.lostrabbitms.com or write to us at Neopolis Development LLC, 10 Canebrake, Suite 110, Flowood, MS.  For more information on New Urbanism or TNDs, you may want to visit on the web the following sites:

Books:

Suburban Nation
By Andres Duany, Elizabeth Plater-Zyberk and Jeff Speck

Geography of Nowhere
By James Howard Kunstler

Charter for New Urbanism
Edited by Michael Leccese and Katherine McCormick

Wealth of Cities
By John Norquist

The Lexicon
By Duany, Plater-Zyberk & Company Inc.

SmartCode
By Duany, Plater- Zerberk & Company Inc.

The New Urbanism
By Peter Katz

The Great Good Place
By Ray Oldenburg

Home from Nowhere
By James Howard Kunstler

The Death and Life of Great American Cities
By Jane Jacobs

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