Thursday, October 27, 2022

Zoning Change Sought in The Fondren

 A realtor wants to change the zoning of several properties in the Fondren from R-1 to NMU-1.  The properties are at the intersection of Council Circle and North State Street.  The zoning application is posted below.  The Planning Board will review the application at its 1:30 PM meeting today. 

The application states John Lewis wants build three multi-unit buildings on the properties.  Mr. Lewis addressed some concerns on social media:

hey neighbors! I live on Warrior Trail/Council Circle. I understand your concerns with things changing. I have seen changes in Fondren I haven’t liked and many I do. I hope to better inform you of my proposals and gain your support. Please reach out to me directly if you would like to discuss further. My number is xxx xxxx xxxxx

I am Fondren resident for 22 years trying to make Fondren the best neighborhood in Mississippi. I have made extensive time and financial investments in Fondren to accomplish that goal! This includes being the first webmaster of Fondren.org way back in the day when Camp Best and Mary Adams were running the show. Also, my wife and I had the opportunity continue the Campbell’s bakery story many moons ago, CrossFit Fondren (ya’ll come get your fitness on!), and as you know some rental property.

The application is for zoning and not the actual project which is a subsequent Site Plan Review process that has not been applied for yet. I have spoken extensively with the zoning group, worked with an architect on potential uses, spoken to many of the adjacent neighbors, and also FRF/Our Fondren about the project. Those discussions have been very productive and I have received statements and/or letters of support for the project.

The project has some significant hurdles to achieve success with zoning being the first. After that, we will need to get an approved design that can be financially viable. As you know we are in a time of uncertainty with construction cost have increased significantly and now interest rates having over doubled. Last but not least before even breaking ground we would need to address the flooding that occurs across Council Circle where the infrastructure is collapsed and flows like a river on heavy rains. This will be a challenge in of itself as that will require coordination and prioritization with the City of Jackson.

As part of the process, my wife made it clear that whatever occurs would be a good fit for the neighborhood. Additionally, understanding the challenges of North State street and especially the North End. The primary objectives were to design in such a way that it looks like a single-family home and provides a safe and secure space for residents. Much of my design inspiration comes from Cotton District/New Orleans/Charleston style where the residents would have their primary interactions in a courtyard type space. The project as designed would increase safety on the North Street corridor due as it would prevent backing into traffic like many do on N. State Today and purposely design parking that aligns with the original Fondren Overlay by moving parking from the front to a side rear entrance with automated gate.

I hope this helps address anyone’s concerns. Again, if any concerns or questions remain please reach out and I we can discuss further.

21 comments:

Anonymous said...

Let's see how may Fondren NIMBY posts there will be regarding this request.

Anonymous said...

He’s been my neighbors for 22 years….good guy.

I’m for it if he’s in it

Anonymous said...

This seems a bit "cart before the horse" with your conversational description and pledges.

Writing that it be as described is less certain when there's no investment in an architectural drawing or design plan or costs allotted.

Any zoning board should expect more. But, this is Mississippi where developers have carte blanche unlike any other State in the Union.

Anonymous said...

He needs a sanity hearing for investing one cent while Jackson's current "leadership" is in office.

Anonymous said...

If proposed project appeals to well paid, recession proof hospital community, it can work. The described parking arrangement offers security for parked cars and for getting between car and entrance/exit.

Anonymous said...

why does the application talk about manufactured housing on the last page?

Anonymous said...

I live in Fondren on North State Street and I am familiar with Robert Lewis's planned project. His proposed project will be 3 detached four-plexes, each designed to look like a large single-family dwelling. There are already a dozen similar dwellings on State Street that were built 70 or so years ago and they blend in beautifully with the existing historic architecture. Parking will enter from a side street and be located at the rear of the property. Since this project is not in my back yard, but actually more in my front yard, I assure I would object if I thought his plans would be detrimental to my property values.

Anonymous said...

1:42 PM you better move out for the weekend if you think you may need to get in and out of your garage this weekend. You do know That there is a football game near you at memorial stadium.

Anonymous said...

A. Residential:
1. Single-family attached dwelling
2. Two-family dwellings
3. Multifamily dwellings
4. Dwelling units in mixed-use buildings
5. Accessory dwelling units
6. Bed and breakfast inns (Class A)
7. Transitional housing for six (6) or fewer residents
8. Personal care facilities housing six (6) or fewer residents, excluding staff
9. Residential day care homes
10. Nursing homes
11. Assisted Living Facility

B. Institutional:
1. Parks
2. Philanthropic institutions
3. Public buildings
4. Schools
5. Churches and places of worship on sites of up to one (1) acre
C. Commercial:
1. Art or photo studio or galleries
2. Offices, up to two-thousand five-hundred (2,500) square feet of floor area
3. Restaurants (Neighborhood) or Restaurants including accessory outdoor seating
area, provided that the outdoor seating area only operates between 6:00am and
11:00pm.
4. Retail stores, up to three thousand (3,000) square feet of floor area
5. Personal and commercial services, up to three thousand (3,000) square feet of
floor area
6. Bars, taverns, cocktail lounges or small craft brewery, including accessory
outdoor seating area, provided that the outdoor seating area only is operating
between 6:00am and 11:00pm.
7. Home occupations, provided that the home occupation shall be clearly incidental
to the residential use of the dwelling and shall not change the essential residential
character of the dwelling.
8. Mobile Food Vendor (In accordance with the City of Jackson Mobile Food
Vending Ordinance)
9. Restaurant, Fast Food
A. The drive-through lane shall not be located in the area between a building
and a public street (See the figure below).
B. The drive-through lane shall be screened from the public street by landscaping
or a low decorative wall to a minimum height of 42 inches and a maximum
height of 48 inches. If a low screen wall is installed, the construction material
shall match the first floor exterior color and materials used on the primary
building or provide a comparable level of quality

10. Commercial Banks, Savings Institutions and Credit Union including those with drive-through
facilities
11. Vendor Park with the hours of operation between 7:00 am – 11:00 p.m.

702.02-A- Uses Which May Be Permitted as Use Permits: The following Use Permits
are permitted provided they are established in accordance with the procedures and
provisions of this Ordinance.
1. Body Piercing Business
2. Commercial day care centers
3. Community Recreational Center
4. Service stations when:
A. The front yard setback is at least fifteen (15) feet; and
B. The side yard setback is at least fifteen (15) feet on street-facing sides; but
C. All other regulations of the Article shall apply.
5. Parking garages, subject to 702.04-A
6. Liquor Store where part of a neighborhood shopping center and not in combination
with a convenience type grocery store or service station.
7. Surface parking lots, subject to subject to 702.04-A.
8. Tattoo Parlors

Anonymous said...

October 27, 2022 at 12:06 PM, watch it, your ignorance is showing.
With the history of NIMBYs it is NOT "cart before the horse". It could be considered a courtesy to address the neighborhood to receive feedback, or it could be to avoid cost of architects and engineers if the idea is going to be shoved back down your throat. Furthermore, the development process in Mississippi is not much different that "any other State in the Union."

Now, off to learn more about this developer, the existing site and future plans for use and its fit in the neighborhood!

Anonymous said...

More money than sense.

Anonymous said...

As to the cart before the horse observation, it does seem a bit premature to rezone the property with so many unsettled variables affecting the viability of the project. Once the property is rezoned then that genie is out of the bottle, and say the city doesn’t take care of the flooding, it opens the door to many other uses that may not be as desirable as described. Once the rezoning takes place the city can’t just arbitrarily and capriciously deny an allowed use ( well that is in that fantasy world where the city cares about enforcing the law).

Anonymous said...

"this is for rezoning, not an actual project".

Oh, well, that's comforting. Of course rezoning precedes an actual project. That's the way it works. Which is to say the parcel gets rezoned and is subject to one of forty different types of 'projects'.

No developer is required to divulge or even suggest the type of development he/she will later come up with in an application for rezoning or in an appearance before the commission. But, hell, what difference does it make?

Anonymous said...

1:42 - Get a clue. You have nothing upon which to object since the developer is not required to (or even asked) state what plans he has for the rezoned parcel.

You self-important, middle-income Jackson-Dweebs make my head hurt.

Anonymous said...

Look city of Jackson doesn’t understand codes and ordinances
Look at dollar general in front of CCJ… we fought that forever. Problem is the person in charge lives in west Jackson and doesn’t understand how this works

Anonymous said...

Robert is solid. His plan is solid. This will be done well and add value.

Anonymous said...

@4:37pm
At this early juncture, the developer, until after he achieves rezoning, has wisely not invested in design and infrastructure specifics.

When and if he or another applies for a building permit, the city will have an opportunity to permit or deny the design, including signing off on civil engineering.

That neighborhood may be able to weigh in as well, particularly if it is in an overlay district.

Anonymous said...

Where could this take place?

The area at council and state has no vacant land.

Anonymous said...

2:23 pm
I appreciate that others shared more information with more clarity and better description.
I don't think you are aware of how poor our building codes are or how unenforceable.
I'm happy with the plan as described by others and hope the character of the person is also as described.
I really do think NIMBY and other attempts at name calling are juvenile and unproductive.
Property owners have legitimate reasons to be concerned about proposals that will impact their property values. It's not unreasonable ever to address those or work to mitigate negative impacts.
Please stop with the knee jerk commentary.

Anonymous said...

Okay Jackson. This is an easy one. You will benefit. Approve this quickly and thank the man. Don't screw this up.

Anonymous said...

@6:34 - I'm sure it's a terrible feeling to pull out of the gated Country Club subdivision (that's all it is) and look straight at a Dollar General. However, zoning ordinances do not promise you or anybody else that you'll only see windchimes and gardens with waterfalls when you go outside your gates.

Unless the property is zoned 'Conditional Use', it's relatively impossible to tell a property owner that he can't use his land in accordance with city ordinance just because your sensibilities are offended by the use of the space.

As long as ordinances are followed, there is no requirement that a project 'match the character of the neighborhood' unless zoning specifies the location as 'conditional use', which is NOT applicable in your situation. In other words, TOUGH.


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