A roomful of Lakeland citizens filled Commission chambers tonight (3.14.19) to voice their dislikes for a proposed convenience store, gas station and car wash near their neighborhoods.The informational session was not an official City meeting but, instead, a forum to allow representatives of the developer to talk with neighbors and other interested people.
Radiant Group of Companies, LLC is the developer and is requesting a conditional use permit application for the northwest corner of Canada Road and Saskatoon Drive known as Canada Woods Subdivision. The permit would allow vehicle service uses including a convenience store with fuel pumps and a car wash.
The issue will come before the Board of Appeals Monday (3.18.19), 5:30 p.m., at City Hall. If the conditional use permit is granted, the project will proceed to the Municipal Planning Commission for site plan approval.
Board of Appeals
5:30 p.m. Monday (3.18.19)
City Hall
Speaking to the group and answering questions tonight was Brenda Solomito Basar of Solomito Land Planning with her husband, Steve Basar. Also present were Rusty Norville, Civil Engineer Solutions, LLC, and Guy H. Payne, president of Guy Payne Associates Architects, P.C.
Mrs. Basar started the hour-long meeting by explaining the project would include a convenience store with the sale of gas and that the property is zoned C2 commercial. She said the burden of proof is on the developer to prove there is no negative impact to the neighborhood or to mitigate any negative impact.
Noting that C2 commercial property is very expensive, Mrs. Basar said what people desire doesn’t always match financial reality. “I am here to tell you about the proposal and get your input.”
She said the property currently is vacant and anything built there will impact the single family residences nearby. She said her client wants to be a good neighbor. She thanked City officials for attending: Mayor Mike Cunningham, Commissioners Richard Gonzales, Jr. and Wesley Wright.
Among the negatives cited by residents:
- Safety issues with increased traffic and more accidents on Canada Road
- Food and gasoline drop-off delivery times
- Impact to property values
- 24- hour operation of car wash
- Noise from car wash
- Increased crime
- Traffic driving through neighborhoods
- Pests
- Transient clientele
- Business sustainability
Attendees also referenced a strip shopping center which was planned for the property about 11 years ago. Mrs. Basar said such shopping areas have been overbuilt in the Memphis area and many now are vacant.
Mrs. Basar responded to the concerns saying, “We know you’re basically opposed to anything.” A resident replied he is not against business, but against a gas station. Instead, the residents said what about a doctor, insurance agent or even a sit-down restaurant.
Mrs. Basar countered some of the complaints saying deliveries could be scheduled at off-peak times and the project would have a 50’ landscaping buffer with at least at 8’ fence along the residential boundaries. She said sales tax revenue from gasoline is off the charts. She also said there are studies that say a 24-hour business including a gas station does not lower property values.
Mr. Payne said the developers analyze every site they develop for sustainability of the planned business.
Mrs. Basar said the convenience store is to be small and serve the neighborhood in a one-fourth to one-half mile radius.
Prior to the Monday evening meeting, Mrs. Basar was asked to provide a list of Radiant Group properties, projected tax revenue for the Lakeland project, rationale for the site location and the necessity of a car wash. An attendee also asked about 24-hour security.
… Photos by Jim Willis, Lakeland Currents
