Bridge & Watson, Inc.

Urban and Regional Planning Consultants and Land Planners

Michael L. Bridge
mbridge@planning-consultants.com
Chris Watson, AICP
cwatson@planning-consultants.com

Municipal Annexation Analysis

Comprehensive Planning
Subdivision Regulations
Expert Testimony
Redistricting
Mapping
Zoning
GIS

August 15, 2014

VIA ELECTRONIC MAIL TO: joeparker@appraisalresearch.net
RE: Lake Vista Storage
Dear Mr. Parker:
I would like to provide you with a report of my findings concerning your proposed Lake
Vista Storage development project, proposed to be located in the Spillway Road
Commercial Complex. In the following pages, I will address the existing conditions
surrounding 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 Ward
Blvd. 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 developed
residentially as the Regatta Subdivision, zoned Medium Density Residential (R1B).
From a broader perspective, the Reservoir area has experienced substantial residential
development 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 Fannin
Road 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 Spillway
Road. 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

Post Office Box 1482 206 highway 314 Oxford, Mississippi 38655
Phone: (662) 234-0958 Fax: (662) 234-0997

development. If combined with the adjacent parcels, the result would be the largest
single vacant commercially zoned parcel of land within the neighborhood, capable of
accommodating 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 environment
surrounding the subject property:

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-climate
controlled units.

Bridge & Watson, Inc.

The open parking storage is designed to accommodate those impacted by the adoption of
the Reservoir Community District zoning provisions. These provisions restrict the
parking 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 accommodate
these 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 iron
fence 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 gated
for security purposes.
Zoning Procedure and Compliance
The subject property is zoned General Commercial District (C-2) by the Rankin County
Board 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 as
conditional 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 every
possible 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 of
action 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 a
method 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 of
Section 2905.01.

Bridge & Watson, Inc.

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 culde-sac with direct access to Spillway Road. Lake Vista Place was developed under the
Rankin County Subdivision Regulations and is more than sufficient to provide vehicular and
emergency 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 traffic
sufficient 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 are
provided 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 other
allowable, 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 storage
unit 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 the
east side. As such, this parking area will only be visible from within the Lake Vista
Storage property entrance, as demonstrated in the following illustration:

Bridge & Watson, Inc.

Existing Tree
Growth
Visibility to Open Parking Area
Only from this Perspective

Open
Parking
Area

= 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 reduces
the stormwater discharge from the property and therefore is a more environmentally friendly
alternative 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 way
be 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 be
from 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 property
or 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 disposal
would be handled through the periodic rental of a roll-off container to serve a temporary
purpose.

Bridge & Watson, Inc.

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 also
presently exists and is available for fire protection purposes.
Sanitary sewer services are available via an existing gravity line along the north side of
Lake 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 short
periods 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 its
climate controlled units, some small amount of water usage will occur.
To put water consumption into perspective, a household will consume on average 100
gallons 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 only
minimal 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 storage
units 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 residential
development 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 required
by the Rankin County Zoning Ordinance, a 20 foot setback will be maintained in which

Bridge & Watson, Inc.

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 with
the 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 time
progresses 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 may be visible
from 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:

Single
Family
Home

Self Storage
Building
Sight Line
8 Fence

20 Buffer Yard
(landscaping omitted)

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 Regatta
neighborhood, and will cause greater compatibility between the developments. The
following illustration depicts the location of the faux brick faade:

Bridge & Watson, Inc.

Faux Brick
Panel

Self Storage
Building

Sight Line

8 Fence

20 Buffer Yard
(landscaping omitted)

An additional point related to screening and buffering is the allowable height of

buildings. A discussion of this issue appears under paragraph G.
The requested Conditional Use of the subject property is proposed to be buffered and
screened 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 the
required 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 adjoining
residential 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-2
zoning 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 the
proposed use and its impact upon the quality and character of the neighborhood, the

Bridge & Watson, Inc.

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 auto
dealership, 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 privacy
concerns 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:

Single
Family
Home

Sight Line
35 High
Building

20 Buffer Yard
(landscaping omitted)

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 be
more compatible with the neighborhood than other potential uses.
Another factor that should be taken into consideration in favor of this project is the fact
that 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 as
an untraveled and isolated dead end road. The effect is that individuals take advantage of
1

At least one resident of Regatta has a swimming pool.

Bridge & Watson, Inc.

the isolation to participate in activities such as illegal dumping, which has in fact
occurred (see photo below).

Yard Waste

Household Waste

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 collection
services. 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 zoning
classification 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. The
developers 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 requiring
specific 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 length
of that buffer area, except that the existing mature trees will be left at the
easternmost fifteen (15) feet of this buffer area, if possible,

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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) closest
to 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 storage
lot 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 the
Regatta 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 agreements
with many of the adjacent homeowners. The developer is working continuously to secure
agreements 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 convenient
location 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 Regatta
Subdivision 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, please
let me know as soon as possible.
Sincerely,
Bridge & Watson, Inc.

Chris Watson, AICP

CEW/vs

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