Lakeland OKs revised plans for self-storage facility off Harden Boulevard despite outcry
LAKELAND — An Illinois-based developer has garnered enough support among Lakeland officials to get the greenlight to build a 94,000-square-foot self-storage facility on Harden Boulevard after changing its design.
Lakeland commissioners voted 4-3 Monday morning to approve a major modification of a Planned Unit Development to allow Cogent Capital Management to build a self-storage facility at 2575 Harden Boulevard. The site is just north of the Azalea Park retirement community, east of Muirfield Village condominiums and south of Beacon Terrace Mobile Home Park.
"This market is 50% underserved in this type of business, self-storage, 50% underserved there is that much need," attorney Tim Campbell said. "That is why Cogent has chosen this site and made this proposal."
Commissioners previously denied the developer's request without prejudice last April, allowing for Cogent to speak with local residents about concerns and resubmit modified plans. At that time, Mayor Bill Mutz said it was "too close, too soon" and there should be consideration for what else might be developed.
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Brian Coninx, Cogent's chief operating officer and head of development, laid out the series of design changes made over the past year. The developer has agreed to:
Eliminate all of the proposed 17 outdoor RV and boat storage slots.
Reduce the building height from three to two stories, or approximately 28 feet in height.
Reduce overall building size by around 8,000 square feet.
Increase the landscape buffer from 50 to 80 feet on the north, from 130 to 201 feet to the west.
No functional doors or windows facing to the north or west
Redesigned exterior facade to appear more like an office building and better match nearby Grasslands' aesthetic.
All loading and unloading activity will take place inside the building.
"It's the least intense use of almost any commercial use out there," Coninx said.
Residents of nearby communities spoke united against the development, packing the commission chambers to standing-room only Monday morning.
"Is this the most important four-acre piece of property in Lakeland right now that we need to move to put a warehouse in the middle of four residential communities?" Tonya Gibson, president of Muirfield Village Condominium Association said.
The 4.33-acre lot was zoned for Residential High under Drummond's PUD — the developer behind the nearby Grasslands and Oakbridge developments. In 2018, it was approved as a tentative site for a 100-bed assisted living facility.
Tony Hudson, president of Beacon Terrace's HOA, said that other cities have laws that prohibit the building of self-storage units or warehouses within three miles of each other. He pointed out there's a roughly 1,000-unit storage facility located on the opposite side of Harden Boulevard.
"They will be in direct competition with each other. What will the city do if one goes out of business?" he said.
Hudson cited a city survey conducted when updating Lakeland's Comprehensive Plan in which respondents strongly indicated they did not want warehouse and distribution buildings built in close proximity to residential housing but rather encouraged the preservation of natural resources.
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"If this is approved, it will be the first one in the middle of residential communities," Hudson said. "It would set a precedent for the future."
Chuck Barmby, the city's planning and transportation manager, said there are 21 self-storage facilities within city limits with an additional three under construction. This does not include businesses approved by Polk County with a Lakeland address.
"This is a self-storage facility that is very, very different," Campbell said. "You've seen the architectural work they have done to make it fit with this community.
Commissioner Chad McLeod, who voted in favor, confirmed that the promises made with regard to maximum two-story building height and aesthetic were binding. The developer will still need to submit engineered building plans for approval by city staff prior to construction.
Commissioner Mike Musick, previously the only official to approve first version of the project, said the revisions were "much more aesthetically appealing, reined in."
The sweeping changes were not enough to win over all Lakeland officials. Commissioner Stephanie Madden voted down the project a second time.
"It wasn't just the aesthetics at stake. It was the intensity of use of a warehouse in the middle of a residential neighborhood," Madden said, to be drowned out by residents' applause. "A 94,000-square-feet of warehouse, even if a pretty warehouse, is not better than even if it was a large, intense building used as an assisted living facility."
Commissioner Sara Roberts McCarley similarly voted against, saying she sees a greater need for affordable housing, senior housing and assisted living facilities the site was zoned for.
Once the land is developed, Florida Department of Transportation has stated it will limit turns or close the median on Harden Boulevard opposite Mas Verde as an additional traffic control measure.
Sara-Megan Walsh can be reached at swalsh@theledger.com or 863-802-75454. Follow on Twitter @SaraWalshFl.
This article originally appeared on The Ledger: Brushing aside protests, Lakeland OKs storage facility on Harden Blvd.
