DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

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1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: : : : Paul D. Johnston AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: HEARING: LAST MEETING DATE FOR ACTION: 07/06/16 07/13/16 07/0/16 07/1/16 11/0/16 LOCATION Lots 10-X-1, 10-X-, 10-Y-1, and 10-Z-1, Jefferson Plaza Subd., Lot Y-B-1, Castay Subd., Lot WB, Castay and Labarre Plantation Subd., and Lot Y-B- Labarre Plantation Subd., Jefferson Parish, LA, bounded by Jefferson Hwy, Causeway Blvd, River Rd, and Labarre Rd. OWNERS Jefferson Causeway LLC and Ochsner Clinic Foundation, represented by James Britsch ZONING H- Medical Service District/CPZ Commercial Parkway Overlay Zone, C- General Commercial District/CPZ, H-, and C- (Figure 1) FUTURE LAND USE HSP Hospital, HIC High Intensity Commercial, and LIC Low Intensity Commercial REQUEST of the CPZ Commercial Parkway Overlay Zone, to provide the following, as calculated on the drawings submitted to date: A 5-foot 8 ¼-inch rear yard setback for the proposed hospital where 5 feet is required Height that exceeds the permitted bulk plane in the rear No shrubs along Jefferson Hwy where 135 shrubs are required 5 trees and 73 shrubs along River Rd where 9 trees and 110 shrubs are required No shrubs along Maine St where 166 are required The Vehicular Use Area landscaping calculation has not been accurately provided so it cannot be determined if there is a variance request. No trees or shrubs abutting property to the south where 4 trees or 11 shrubs are required No trees or shrubs abutting property to the west where 1 trees or 40 shrubs are required An approximate 1 ft. landscape buffer along River Road where a 0 ft. landscape buffer is required. One tree species comprising 35.5% of the total required trees where a maximum of 0% is permitted FINDINGS 1. The petitioned property includes seven lots that will be developed in phases as a group development. Four of the lots are owned by the Ochsner Clinic Foundation, while three are owned by Jefferson Causeway LLC and leased to Ochsner. The property is currently developed with a shopping center and parking, the Whitney Bank office complex, and the American Cancer Society building (Figure ).. Although lots 10-Y-1, 10-X-, Y-B-1, and Y-B- are not overlaid with the CPZ, per Sec (d)(1)a, CPZ standards and regulations shall be applied to the lot lines of the group development site perimeter. 3. The first phase of the group development, which is the focus of this request, includes three lots 10-X-1, 10-X-, and Y-B-1 (Figure ). In this first phase, the applicant proposes to demolish the Printed: 7//016 Revised: 7//16 jb Planning Department Jefferson Parish, Louisiana 1

2 existing shopping center and construct a new five-story rehab hospital with parking and landscaping. The applicant also proposes to construct two driveways on Jefferson Hwy.; add a right-turn lane and modify the median on Jefferson Hwy.; construct three driveways on Maine St; construct one driveway on River Rd.; widen River Rd. to add a left-turn lane; reconfigure a portion of the existing parking lot near River Rd.; and, provide three pad sites fronting Jefferson Hwy. and Maine St. for future development (Figure 3). 4. The property included in the first phase has feet of frontage on Jefferson Highway, feet of frontage on Maine St, feet of frontage on River Rd, an average depth of 9.36 feet, and area of 46,708 square feet (9.8 acres). For purposes of site plan review, the site is both a corner lot and a through lot with corner requirements applied along Maine Street and front requirements applied along Jefferson Highway and River Road 5. The applicant proposes to construct the rehab hospital on Lot 10-X-1 with a rear yard setback of 5 ft. 8¼ in. where a 5-foot setback is required. A variance of 19 ft. 3¼ in. (77%) is requested (Figure 4). 6. Section (1) of the Code allows for exceptions to the height requirements for hospitals and states that there shall be no restrictions on the height provided the front, side, and rear facades shall use bulk planes which begin at horizontal lines located directly above the lines created by the setback, at a height equal to the maximum height permitted by right, and rise over the lot upward at a 45-degree angle equal to a pitch of 1-foot additional vertical distance for each 1 foot additional horizontal distance. The maximum height permitted by right in the H- district is 75 feet and the required rear yard setback is 5 feet. As the hospital is proposed to be 8.6 feet tall and is set back less than 5 feet (5 ft. 8¼ in.) from the rear property line, a significant portion of the rear of the building penetrates the bulk plane (Figures 5-6). 7. The applicant is proposing several variances to the landscape and buffer requirements of the CPZ: Along Jefferson Hwy, although a 0-foot landscaped front yard with trees is provided, no shrubs are proposed where 135 are required; Along River Rd, a 0-foot landscaped front yard is required, but an approximate 1 ft. landscape front yard is provided; Along River Road, 9 trees and 110 shrubs are required and 5 trees and 73 shrubs are provided Along Maine St, although the 10-foot landscaped corner side-yard with trees is provided, no shrubs are proposed where 166 are required; Along the south property line abutting commercially zoned property, either 4 trees or 11 shrubs are required and no landscaping is provided are provided; Along the west property line abutting commercially zoned property, either 1 trees or 40 shrubs are required and no landscaping is provided; The Vehicle Use Area landscaping calculation has not been accurately provided so it cannot be determined if there is a variance request; and One tree species comprises 35.5% of the total required trees, more than the maximum 0% permitted to achieve species diversity. 8. The proposal meets or exceeds all other requirements of the underlying zoning district and the CPZ (Tables 1-). 9. Section states that variances to the CPZ requirements may be granted provided the following criteria are met: a. The proposal complies with CPZ requirements to the maximum extent possible and taking into account space limitations of existing structures. There are no existing structures that create space limitations; however, space limitations due to the applicant s plan to provide space for future phases of development does affect the layout of the site. Although the entire 5-foot wide rear-yard setback is not provided on Lot 10-X-1, a 5 ft. 8¼ in. setback is provided and the lot to the south is also a part of the group development, which mitigates the setback deficiency and bulk plane penetration. b. The proposal enhances the general quality of commercial and office corridors by providing buffers to neighboring residences and other commercial uses; increases public safety by guiding traffic; minimizes the impact of development and structures on drainage; and coordinates with greenspace and signage in the corridor. In accordance with Sec which requires ground cover, grass, trees and shrubs in required yards, the proposal does not provide the complete required landscaping along its three public frontages or adjacent to abutting residences; thus, it does not fully enhance the general quality of the corridors. c. The proposal does not adversely effect the harmony or compatibility of the surrounding land Printed: 7//016 Revised:7//16 jb Planning Department Jefferson Parish, Louisiana

3 uses. The variance to the area and height regulations would affect only the south side of the property, which is owned by the Ochsner Clinic Foundation and proposed to be incorporated into the development site in a future phase. A 7-ft.-high wooden fence, although not required, has been provided along the west property line of Lot 10-X- to mitigate the impact of development on the commercially zoned property along Maine St that contains single-family dwellings. d. Special conditions and circumstances exist peculiar to the land, structures or buildings which are not applicable to other land, structures, or buildings in the same zone. There are no special conditions or circumstances that exist. 10. The applicant submitted a Traffic Impact Analysis (TIA) to the Louisiana Department of Transportation and Development and to the Parish s Public Works Department. LA DOTD and Public Works have both reviewed and approved the TIA. 11. The applicant submitted a Driveway Permit application to LA DOTD; as of this date, the permit application is still under review. The outcome of the driveway application could affect the layout of the site and thus the site plan, and preferably is known before the final decision on this site plan application to avoid an amendment to the plan. 1. Staff has made the applicant aware that the existing water line that crosses the development site will need to be abandoned before the proposed rehab hospital is constructed. The 0-foot water servitude will also need to be revoked. 13. The applicant is in the process of revising the site plan and bulk plane illustration drawing to reconcile building setback dimensions which do not agree between the plan sheets. The applicant is also in the process of revising the landscape plan with the intention of reducing the amount of landscape variances requested and to provide more accurate information on the drawings. 14. The administrative departments reviewed this request with opposition from ICE Site Plan due to the outstanding LADOTD Driveway Permit. The subject property has no building or zoning code violations. DEPARTMENT COMMENTS Public Works is NOT OPPOSED to this Case but has the following Stipulations: The Department of Public Works (on 5/31/16) has no objection. The TIA has been reviewed and approved; minimal changes expect in traffic in surrounding residential neighborhood. Sight triangles are acceptable. The 0 water servitude from River Rd. will have to be revoked and the existing water line inside the servitude abandoned with the placement of the building. The utility/servitude plan submitted shows water and sewer servitudes to be dedicated to Jefferson Parish; but we have not reviewed any utility plans for this project, and ownership and maintenance of these lines would have to be approved by the Water and Sewerage Dept. Directors. We will defer comments until the building permit stage regarding the existing Parish water system. The applicant will have to submit sewer flow calculations, during the building permit stage, for the Sewerage Dept. to evaluate adverse impacts to the existing sewer system; and the owner will pay based on the Sewerage Dept. determination prior to release of building permit approval. The proposed tree species and planting locations are acceptable. Engineering plans will be reviewed at the permit stage. ICE - Building is NOT OPPOSED to this Case but has the following Stipulations: As per revised information provided 15 beds divided by 4 = number of employed 13 divided by 4 = 33 + number of doctors = 8 Total of 7 parking spaces required for this hospital development. ICE - Site Plan is OPPOSED to this Case for the following reasons: 1) Verify dimensions from property line to back of curb or edge of roadway on both Jefferson Hwy. and Maine St. Applicant must sign and provide a notarized affidavit verifying this dimension as true and correct, unless the legal survey provides the required dimensions; ) Show location of the relocated utility pole at the northern most driveway apron on Maine St. Also note the new locations of any other obstructions; 3) Contact the Louisiana Department of Transportation and Development (D.O.T.D.) for approval of driveway aprons on State Rights of Way. Provide copy of State permit. Keep in mind that the driveway shown on the CPZ site plan must agree with the State approved driveway configuration before the CPZ site plan can be approved; 4) Parking space layout. 90 standard and 0 handicap accessible spaces provided; Further comments will be made at the permit stage. Contact Site Plan Review for design packet containing complete list of requirements. Eastbank Consolidated Fire is NOT OPPOSED to this Case. Printed: 7//016 Revised:7//16 jb Planning Department Jefferson Parish, Louisiana 3

4 Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No Position on this case. Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: We will defer to the other departments for comments. CONSISTENCY WITH COMPREHENSIVE PLAN The proposed development is consistent with Policy which seeks to Ensure that land development surrounding major employers, including Avondale, Ochsner, East and West Jefferson Medical Centers, and Cytec Industries, allows for growth and expansion of business activities. CONCLUSIONS The proposed rehab hospital is located toward the rear of Lot 10-X-1 but near the center of the group development as a whole. The proposed setback and height variances are along an interior lot line of the group development, which is wholly owned or leased by Ochsner Clinic Foundation. Therefore, no other entities would be impacted by the proposed deficiency in rear yard setback or height which together do not meet the bulk plane but also do not violate the intent of the bulk plane to lessen the impact on neighboring properties. There is adequate space to provide all required landscaping and buffering and so variances to these requirements are not justified. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Deferral to allow the applicant more time to reconcile plan or elevation discrepancies and to provide a revised landscape plan. PLANNING ADVISORY BOARD 7/1/016: The Planning Advisory Board deferred to August 18, 016 (see PAB minutes). Printed: 7//016 Revised:7//16 jb Planning Department Jefferson Parish, Louisiana 4

5 Ochsner West Campus Zoning & Vicinity Petitioned Property CPZ FIGURE 1

6 Ochsner West Campus Jefferson Highway Survey Group Development Phase I Causeway Blvd. (side) Carrollton Way Maine Street 1100 N. Causeway Blvd. Labarre Road River Road FIGURE

7 Ochsner West Campus Jefferson Highway Overall Site Plan Group Development Phase I Carrollton Way New parking lot with landscaping New 5-story rehab hospital Existing parking lot reconfigured Maine Street Driveway Causeway Blvd. (side) Labarre Road New right-turn lane and modified median Road widening with new left turn lane River Road FIGURE 3

8 Ochsner West Campus Jefferson Highway 1 5-foot rear yard setback required 5 ft. 8 ¼ in. provided Variance of 19 ft. 3 ¾ in. requested New Building Phase I Partial Site Plan Lot 10-X-1 New 5-story Rehab Hospital 1 River Road (side) Labarre Road (side) Maine Street Causeway Blvd. (side) Variance FIGURE 4

9 Ochsner West Campus Building Elevations New Building View from Jefferson Hwy Bulk Plane View from River Rd FIGURE 5

10 Ochsner West Campus Building Elevations Bulk Plane Variance 75 ft height plus bulk plane permitted Height exceeds bulk plane Variance requested FIGURE 6

11 Ochsner West Campus Phase I Variance 9 trees & 11 shrubs required 5 trees & 73 shrubs provided 5 Carrollton Way 5 6 Maine Street 10 Vehicle Use Area landscaping variance not determined 1 trees & 166 shrubs required 1 trees & 0 shrubs provided 6 4 trees or 11 shrubs required (south) 0 trees & 0 shrubs provided 7 1 trees or 40 shrubs required (west) 0 trees & 0 shrubs provided 7 4 Labarre Road Group Development Causeway Blvd. (side) Landscape Plan 10 trees & 135 shrubs required 10 trees & 0 shrubs provided 3 3 Jefferson Highway 8 0 ft. landscape buffer required 1 ft. approx. provided 4 River Road 8 9 Max. 0% one tree species 35.5% one tree species FIGURE 7