bridge and watson report

8/9/2019 Bridge and Watson Report

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Bridge& atson,Inc.

Municipal Annexation Analysi

Comprehensive Plannin

Subdivision Regulation

Expert Testimon

Redistrictin

Mappin

Zonin

GI

Michael L. Bridge

[email protected]

Chris Watson, AICP

[email protected]

Urban and Regional Planning Consultants and Land Planners

Post Office Box 1482

206 highway 314

Oxford, Mississippi 38655

Phone: 662) 234-0958 Fax: 662) 234-0997

August 15, 2014

VIA ELECTRONIC MAIL TO:[email protected]

RE: Lake Vista Storage

Dear Mr. Parker:

I would like to provide you with a report of my findings concerning your proposed LakeVista Storage development project, proposed to be located in the Spillway Road

Commercial Complex. In the following pages, I will address the existing conditionssurrounding the property, the nature of the project, the zoning procedure necessary to

gain approval from the Board of Supervisors, and provide an opinion of appropriateness

for the proposed use given the character of the neighborhood.

Existing Conditions

The subject property lies within the largely vacant Spillway Road Commercial Complex,

which extends southerly from Spillway Road between Old Fannin Road and Hugh WardBlvd. in the Reservoir area of Rankin County. Specifically, the site is lot 4 of the

subdivision and consists of 4.9 acres of gently sloping vacant land. The property slopes

away from the Regatta Subdivision. The property is zoned General Commercial District

(C-2) as are the properties to the north, east and west. Property to the south is developedresidentially as the Regatta Subdivision, zoned Medium Density Residential (R1B).

From a broader perspective, the Reservoir area has experienced substantial residentialdevelopment over time. Many different residential neighborhoods lie in proximity to the

recreational opportunities afforded by the Ross Barnett Reservoir and surrounding area.

Limited commercial development has occurred along Spillway Road and Old FanninRoad in reaction to the residential development. However, the more significant retail and

service needs of the Reservoir community lie along Highway 25, or Lakeland Drive,

which is a densely developed commercial corridor.

The subject property lies at the end of a dead end or cul-de-sac street within a largely

vacant commercial subdivision. As such, the property does not have frontage onto the

heavily traveled Spillway Road, and the property has limited visibility from SpillwayRoad. Immediately to the east and west of the subject property are also commercially

zoned vacant lots, which are under separate ownership and not a part of the proposed


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development. If combined with the adjacent parcels, the result would be the largest

single vacant commercially zoned parcel of land within the neighborhood, capable ofaccommodating a much larger scale and more intensive commercial development than

presently exist in the Reservoir area.

The following Google image (2014) provides an accurate depiction of the environmentsurrounding the subject property:

Nature of the Project

The subject site is proposed to be developed into Lake Vista Storage, a complex of what

are traditionally known as mini-storage or self storage units along with an open parking

storage area. The storage units will consist of both climate controlled and non-climatecontrolled units.

Subject

Property


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The open parking storage is designed to accommodate those impacted by the adoption of

the Reservoir Community District zoning provisions. These provisions restrict theparking of various items such as recreational vehicles, ATVs, trailers, and the like unless

on a paved surface, with certain restrictions. In lieu of adding additional paved areas,

garages or carports to their homes, some individuals desire to lease a parking spot in a

lawfully designated area, such as a storage facility. Lake Vista Storage will accommodatethese situations.

The project consists of six individual buildings for non-climate controlled storage(combined area of 50,220 square feet), an office and climate controlled facility (14,700

square feet), an open parking and storage area (41,426 square feet), a designated storm

water detention area and appropriate landscaping and bufferyards. A decorative ironfence will be provided along the front of the property along with wood privacy fencing

along the remaining three sides of the property. One matter of significance is the fence

adjoining the Regatta Subdivision. There presently exists a six foot privacy fence, but

Lake Vista Storage will install an eight foot fence along the property line in common

with Regatta to afford the residents additional screening. The facility will also be gatedfor security purposes.

Zoning Procedure and Compliance

The subject property is zoned General Commercial District (C-2) by the Rankin CountyBoard of Supervisors. Rankin County employs a system of pyramidal Euclidian zoning,

as opposed to form based zoning. As such, the county zoning ordinance contains specific

allowances for land uses permitted as a matter of right, and land uses permitted asconditional uses within each designated zoning district. In the C-2 district, the land use

of self storage or mini-storage is not specifically listed.

In the absence of a specific allowance in a zoning ordinance for a specific land use, a

property owner ordinarily has only a few options. Fortunately, the authors of the Rankin

County Zoning Ordinance recognized the impossibility of predicting each and everypossible land use that may be appropriate for the various zoning districts, and provided a

catch all mechanism. At Section 2002 H the zoning ordinance provides as follows,

with respect to conditional uses:

Any other use which the Board of Supervisors determine meets the standards

outlined under Section 2905.01.

Section 2901.01 is the standard by which conditional uses are to be judged. Given this

procedure afforded within the zoning ordinance, it is my opinion the appropriate course ofaction is to pursue approval of Lake Vista Storage as a conditional use in the C-2 zoning

district. Although seeking rezoning would be another course of action available, the

conditional use process affords you the land use you desire (if approved) and provides amethod of oversight and control to the County for the continued protection of the

Reservoir area. According to the language of the zoning ordinance, the key to achieving

approval of Lake Vista Storage as a conditional use is compliance with the standards ofSection 2905.01.


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Compliance with Conditional Use Standards (Section 2905.01)

In order for the Board of Supervisors to grant a Conditional Use for Lake Vista Storage,

the Board must determine that satisfactory provision and arrangement has been made

concerning the following items, which I will address:

A. Ingress and egress to property and proposed structures thereon with particular

reference to vehicular and pedestrian safety and convenience, traffic flow and

control, and access in case of fire or catastrophe.

The subject property lies at the end of Lake Vista Place, a thirty foot wide commercial cul-

de-sac with direct access to Spillway Road. Lake Vista Place was developed under theRankin County Subdivision Regulations and is more than sufficient to provide vehicular andemergency access to the subject property. With no other development along Lake Vista

Place except for the two corner lots, the proposed self storage units will not generate trafficsufficient to create any noticeable increase in traffic flow, circulation or congestion in the

community. In fact, self storage unit trip generation is only a fraction of that of single family

residential units and many commercial uses.

Internally, the proposed Lake Vista Storage site is designed to have controlled access to

the site through a gated entrance. The buildings are laid out such that drive aisles areprovided between the buildings with sufficient internal spacing to allow access and

circulation internal to the site, as indicated on the site plan.

Approval of this project as a Conditional Use would not in any way be contrary to otherallowable, by right, land uses within the C-2 zoning classification.

B. Off-street parking and loading areas.

Self storage facilities require little in the way of parking due to the unique nature of their

operations. As a practical matter, tenants prefer to drive up to their respective storageunit and load/unload in the doorway. In essence, the space in front of each leasable unit

becomes a temporary loading area.

Integrated into the design of this project is an open parking area for those needing space

to park trailers, campers and other items that are regulated in terms of parking in

residential areas. This parking area will be located on the East side of the property and be

surrounded by buildings on the north, south and west sides and mature tree growth on theeast side. As such, this parking area will only be visible from within the Lake Vista

Storage property entrance, as demonstrated in the following illustration:


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Existing Tree

Growth

= Storage Building Footprint

The open parking area will be surfaced with washed rock or slag, either of which will result

in a dustless parking area. Additionally, the use of a pervious surface substantially reducesthe stormwater discharge from the property and therefore is a more environmentally friendlyalternative to asphalt or concrete surfacing.

Adequate designated parking is provided for the climate controlled / office portion of the

proposed development. Approval of this project as a Conditional Use would not in any waybe contrary to other allowable, by right, land uses within the C-2 zoning classification.

C. Refuse and service areas.

The nature of the use of the property as a self storage facility creates extremely small

demand for refuse areas. The refuse expected to be generated from this facility would befrom the office rather than the storage units, which would be a very small volume of

refuse. A residential style refuse container is expected to meet the need. The refuse

generated would not be putrescible nor of such bulk as to be noticeable upon the propertyor from adjacent properties.

Upon the occasional abandonment of the rental spaces, tenants property would have to

be disposed in accordance with Mississippi law and any items remaining for disposalwould be handled through the periodic rental of a roll-off container to serve a temporary

purpose.

Visibility to Open Parking Area

Only from this Perspective

Open

Parking

Area


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D. Utilities, with reference to locations, availability, and compatibility.

The subject property has available to it proper water and sewer utilities which are more

than adequate to serve the low intensity nature of the proposed development. Water

service is available via an existing 8 inch main that terminates at the property line, in the

cul-de-sac of Lake Vista Place. An existing three-way fire hydrant assembly alsopresently exists and is available for fire protection purposes.

Sanitary sewer services are available via an existing gravity line along the north side ofLake Vista Place. For each lot in the subdivision, including the subject property, 6 inch

sewer stub out connections are provided.

From an urban planning and zoning administration standpoint, one point of typical

concern is whether or not a proposed development will over tax available utilities and

thereby negatively impact service for others. This condition absolutely will not exist for

this site due to the low intensity nature of self storage units. The nature of self storage

units is that tenants visit their respective units only periodically and typically for shortperiods of time such that the tenants create virtually no demand for water and sewer

services. Because the subject property will contain an office in conjunction with itsclimate controlled units, some small amount of water usage will occur.

To put water consumption into perspective, a household will consume on average 100gallons of water per day per person, while a restaurant will consume on average 50

gallons per seat per day. With the absence of bathing and showering, food preparation,

laundry, and other household water uses, the proposed self storage units will create onlyminimal water usage.

The self storage units proposed under this Conditional Use Application will have far less

impact on available public utilities than would other, permitted by right, land uses within

the C-2 zoning district.

E. Screening and buffering with reference to type, dimensions, and character.

Screening and buffering will be provided in conjunction with the proposed self storageunits and such screening and buffering is necessary to achieve compatibility with

adjacent land uses. The subject property adjoins the Regatta Subdivision, which is a

residentially developed single family subdivision. Obviously, the proximity of residentialdevelopment makes the south side of the subject property the most significant from a

screening and buffering standpoint.

Along this common boundary with Regatta exists a 6 foot privacy fence, constructed in

conjunction with the residential units. One home is without a fence. In an effort to

accomplish greater privacy and separation for the residents, the developer proposes to

remove the 6 foot fence and replace it with an 8 foot fence. Additionally, and as requiredby the Rankin County Zoning Ordinance, a 20 foot setback will be maintained in which


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no drives, access points or other means will be available facing the residential units. In

fact, no doors or windows will face the Regatta Subdivision.

Within the 20 foot landscaping area, plantings will be provided to accomplish additional

screening. The landscaping plan associated with this project includes 30 Leland Cypress

trees and 21 Gem Magnolia trees, all to be placed along the property line in common withthe Regatta homes and designed to screen the view from the storage building.

Visibility of the buildings from Regatta will be minimal at first and nonexistent as timeprogresses and landscaping matures. The 8 foot fence to be provided along the property

line, in conjunction with the 20 foot setback, will shield the nearest storage building such

that only the uppermost portion, approximately 12 inches, of the rear wall maybe visiblefrom Regatta, depending upon topography and installed height of landscaping. The

following illustration demonstrates the relationship between the proposed storage

building, setbacks, fences and nearby home:

To ensure architectural compatibility with the adjoining homes, the upper two feet of the

wall of the storage unit facing the homes will be surfaced with a faux brick panel. This

will cause the storage unit to have a brick appearance when viewed from the Regattaneighborhood, and will cause greater compatibility between the developments. The

following illustration depicts the location of the faux brick faade:

Self Storage

Building

Single

Family

Home

Sight Line

8 Fence

20 Buffer Yard(landscaping omitted)


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An additional point related to screening and buffering is the allowable height ofbuildings. A discussion of this issue appears under paragraph G.

The requested Conditional Use of the subject property is proposed to be buffered andscreened to the same or greater extent as other, permitted by right, uses within the C-2

zoning classification.

F. Required yards and other open space.

The proposed Conditional Use for the subject property is in full compliance with therequired yards and open spaces for the C-2 zoning classification. The discussion under

item E above includes the provisions for a 20 foot buffer yard along the adjoiningresidential property.

The site plan for the subject property complies with and preserves all of the required

yard setbacks and landscape areas, including the 40 foot front yard setback with 10 feet

of which is to be landscaped.

In terms of the requested property being considered as a Conditional Use in the C-2zoning classification, the proposed use as a self storage unit complies with the required

yards and open space requirements as well, if not better, than other, permitted by right,

uses within the C-2 zoning classification.

G. General compatibility with adjacent properties and other property in the district.

The proposed use of the subject property as a self storage facility is compatible with other

commercial uses within the vicinity. In fact, there are multiple other self storage facilities

in close proximity to the subject property. With regard to the compatibility of theproposed use and its impact upon the quality and character of the neighborhood, the

Sight Line

8 Fence

20 Buffer Yard

(landscaping omitted)

Faux Brick

PanelSelf Storage

Building


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proposed self storage facility creates less of an impact than other land uses permitted by

right in the C-2 zoning classification.

For example, uses within the C-2 zone also include those uses allowed in the Restricted

Business/Professional District P1. By reference, within the C-2 zone (and adjoining the

Regatta Subdivision) one could conceivably construct a convenience store, an autodealership, hair salons, a technical training school, offices and many other retail or

commercial uses. Of even greater significance, the provisions of the C-2 zone allow

structures to be as much as 35 feet in height, which would undoubtedly create privacyconcerns for the residents of the Regatta Subdivision as occupants of the taller building

would have a line of sight into the back yards of the residents1, as demonstrated by the

following illustration:

Approval of the subject property for the use of the self storage facility as a conditional

use in the C-2 zoning classification will enable the construction of a single story, low

profile building adjacent to the Regatta Subdivision. The privacy concerns associated

with taller buildings would be eliminated and thereby cause the self storage facility to bemore compatible with the neighborhood than other potential uses.

Another factor that should be taken into consideration in favor of this project is the factthat presently there is no development within the Spillway Road Commercial Complex

other than the two corner lots (medical clinic and a dollar store). The lack of

development within the balance of the subdivision essentially leaves Lake Vista Place asan untraveled and isolated dead end road. The effect is that individuals take advantage of

1At least one resident of Regatta has a swimming pool.

35 High

Building

SingleFamilyHome Sight Line

20 Buffer Yard

(landscaping omitted)


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the isolation to participate in activities such as illegal dumping, which has in fact

occurred (see photo below).

The absence of traffic and other activity along Lake Vista Place serves as an invitation

for one to illegally dispose of unwanted items, rather than utilize public trash collectionservices. The photo above demonstrates two separate occurrences of yard waste and

household items being illegally dumped in the cul-de-sac of Lake Vista Place. The

approval of the requested Lake Vista Storage as a conditional use in the C-2 zoningclassification would bring a level of activity to the neighborhood and discourage the

illegal dumping which presently exists.

H. Any other provisions deemed applicable by the Board of Supervisors.

Another factor that should be of concern to the Board of Supervisors is the acceptance of

the proposed project by the neighbors and residents of the Regatta Subdivision. Thedevelopers have met with the adjacent homeowners and have gained acceptance of the

project from an overwhelming majority of adjacent homeowners. Further, the developer

has entered into contractual agreements with these adjacent homeowners requiringspecific performance on his part. Among those specific performance items, the developer

has agreed to construct the self storage facility according to the following requirements:

1. There will be a 20 foot wide buffer area between the fence on the north side of the

[Regatta lots] and the rear of the self storage building closest to that north

property line; it will to be planted with 15-gallon size Leyland Cypress and Gem

Magnolia trees at 10 feet on center in an east-west direction for the entire lengthof that buffer area, except that the existing mature trees will be left at the

easternmost fifteen (15) feet of this buffer area, if possible,

Yard Waste

Household Waste


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2. The exterior walls of the southernmost building on the self storage lot will be

solid, with no doors or windows opening to the south from the building(s) closestto the Regatta lot owned by the undersigned Lot Owner(s),

3. The rear (south) walls of the southernmost building on the self storage lot will not

exceed 10 feet in height,

4.

The exterior of the topmost 2 feet of the southernmost building on the self storagelot will be faux brick per the sample which has been provided by Willie Gavan,

Inc.,

5. In conjunction with the construction of the self storage facility, Willie Gavan, Inc.will replace the rear (north) side of the undersigned Lot Owners wood fence

with an 8 foot tall wood fence,

6. Willie Gavan, Inc. agrees to maintain that portion of the wood fence between theRegatta Lot and the self storage property as long as the self-storage property is

used as a self-storage facility, and

7. The self storage construction site will be graded so that no additional surface

water drainage will be directed onto any Regatta lot.

The aforementioned provisions have been memorialized through individual agreementswith many of the adjacent homeowners. The developer is working continuously to secureagreements from all adjacent homeowners.

Conclusion

After having considered the factors set forth above, as well as having visited the subject

property and surrounding areas, the utilization of the property as a self storage facility is

not inconsistent with nor would it be harmful to the surrounding community. In fact,based upon the illegal dumping, the proposed development would serve to eliminate this

negative activity.

Approval of this project will also meet a need for outdoor parking and storage of vehicles

and items which are regulated by the Reservoir Community District language of the

Zoning Ordinance. Additionally, the need for parking areas will be met in a convenientlocation in proximity to the residents of the Reservoir area, if approved.

Among the greatest concerns when residential and non-residential development joins is

the impact to the respective properties. As proposed, the residents of the RegattaSubdivision stand to benefit from the proposed project and enjoy the protections that are

typically afforded through zoning. For example, with the low profile self storage

building proposed along the south line, residents need not fear the invasion of privacy a

much taller building would impose.


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I hope you find this foregoing information useful. If you would like for me to attend the

Planning Commission and Board of Supervisors meetings concerning this matter, pleaselet me know as soon as possible.

Sincerely,

Bridge & Watson, Inc.

Chris Watson, AICP

CEW/vs

bridge and watson report

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