DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

Transcription

1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA ZONING AND FUTURE LAND USE AREA STUDY AND TEXT STUDY REPORT Metairie Road from Ridgelake Drive to Arlington Drive Existing H-1, C-1, GO-1, and GO-2 Zoning and Future Land Use to Most Appropriate and Establishment and mapping of CPZ-Ped Overlay Zone DOCKET NO. TXT-7-15 ADVERTISING DATES: 9/30/15 10/7/15 10/14/15 SUMMARY NO PAB PUBLIC HEARING DATE: 10/22/15 COUNCIL DISTRICT: 5 COUNCIL HEARING DATE: Cynthia Lee-Sheng COUNCIL AT LARGE A: Chris L. Roberts LAST DAY TO SUBMIT ORDINANCE: 1/27/15 B: Elton M. Lagasse LAST MEETING FOR COUNCIL ACTION: 2/17/15 STUDY REQUEST Council Resolution No , adopted June 11, 2014, extended by Resolution No , adopted on March 25, 2015, and amended by Resolution No , adopted August 26, 2015, authorized the Planning Department and the Planning Advisory Board to conduct a zoning and future land use study to determine the most appropriate zoning and future land use designations for those properties zoned H-1 Medical Service, C-1 Neighborhood Commercial, GO-1 General Offices, and GO-2 General Offices along Metairie Road and bounded by Ridgelake Drive and Estes Street on the west and Arlington Drive on the east, and a study of the text of Chapter 25 Planning and Development, Article VI Comprehensive Plan, Chapter 33 Unified Development Code, and Chapter 40 Zoning of the Code of Ordnances of Jefferson Parish, with the intent of establishing procedures, requirements, criteria, and enhanced development standards that encourage and preserve the historic pedestrian-friendly neighborhood development pattern of Metairie Road; establishing interim development standards during the study; and providing for related matters. SUMMARY OF FINDINGS 1. Under Ordinance No , adopted August 27, 2014, the majority of sites located along Metairie Road between Severn Avenue and Estes Street were rezoned from C-2 General Commercial and C-2/CPZ Commercial Parkway Overlay Zone to C-1 Neighborhood Commercial/CPZ Commercial Parkway Overlay Zone. In addition, the interim standards for pedestrian-oriented development, established under Council Resolution No were applied for all sites overlaid with CPZ. 2. The current study addresses the zoning and future land use of those properties located along Metairie Road between Ridgelake Drive and Arlington Drive and authorized the Planning Department to establish procedures, requirements, and criteria that are similar to the Commercial Parkway Overlay Zone (CPZ) but focused on pedestrian-friendly development patterns. 3. The CPZ, adopted in 1988, was established as a tool for beautifying streetscapes of major commercial corridors through landscaping, stricter sign regulations, and site plan review. The CPZ promotes better site design and compatibility between uses, and by requiring a larger site size and increased setbacks, encourages a more suburban development pattern. 4. Metairie Road was developed in a traditional main street pattern in the early 1900 s and provides small-scale retail, services, and restaurants to surrounding residential neighborhoods, as well as greater metropolitan New Orleans. 5. The Metairie Road corridor is an established historic neighborhood, boasting vibrant residential, civic, and public realms. The narrow two-lane Minor Arterial measures between

2 Docket No.: TXT-7-15 Summary No.: forty (40) and sixty (60) feet in width and has a relatively low posted speed limit of 30 mph. High traffic volumes are prevalent through multiple modes, including bike, pedestrian, bus, and automobiles. It is surrounded by a stable residential base, consisting of predominantly single-family residences, whose residents use the corridor for shopping, dining, and recreation. A number of parks, schools, and churches surround the corridor, which boasts an established tree canopy and prevalence of green space. 6. Existing commercial uses in the corridor are inconsistently developed and consist of a mix of older small-scale retail uses and newer large stand-alone stores and strip centers, demonstrating the conflict between the corridor s traditional developments and those developed under current zoning regulations. Differences between these developments include: Inconsistent setback requirements due to a mix of zoning districts and development age Inconsistent parking requirements Lack of cohesiveness in landscape design Lack of consistent pedestrian access 7. The study area, located along Metairie Road and bounded by Ridgelake Drive to the west and Arlington Drive on the east, contains 1,061,214 square feet or 24.4 acres of total area developed with 57 buildings that contain approximately 91 land uses. Ninety-seven parcels are developed as 65 development sites. 67% of development sites are 10,000 square feet in area or less. 8. The majority of sites in the study area (60%) are zoned C-1 Neighborhood Commercial. Permitted uses in C-1 include but are not limited to bakeries, clinics, dry cleaning and laundries, elderly housing, filling stations, funeral homes, government structures, general retail stores not exceeding 25,000 square feet of gross floor area, institutions, nurseries and flower gardening, and offices not exceeding 30,000 square feet in one building. 9. Twenty (20%) of development sites within the study area are currently overlaid with CPZ, however, it is inconsistent and scattered throughout the area. 10. The study area consists of mainly small-scale retail, community, and service uses which typically occupy less than 5,000 square feet in size (87.5%). Of the existing commercial and service uses in the study area, 55% occupy 2,000 square feet or less. 11. As of October 2015, 86% of land uses within the study area are currently considered conforming uses to their respective zoning districts. Non-conforming uses include billboards, a bar, intense service, and multi-family uses. 12. Approximately one-half (50%) of all occupied commercial buildings have a setback of 20 feet or less. Thirty-four percent (34%) of all occupied commercial buildings have a front setback of between 0-10 feet. Current zoning designations including the C-1 and CPZ require that front setbacks are a minimum of 20 feet, creating inconsistency with current development. 13. The majority of development sites within the study area have a Future Land Use designation of LIC Low Intensity Commercial (75%), LMR Low-Medium Density Residential, and PUB Public. 14. The Planning Department recommends changing the future land use categories of development sites designated LIC Low Intensity Commercial and LMR Low-Medium Density Residential Low-Medium Density Residential between Ridgelake Drive and Arlington Drive to NMU Neighborhood Mixed-Use, which adequately reflects the commercial and residential mix of uses in the neighborhood The Planning Department finds that the underlying zoning districts adequately reflect land uses, however, the C-1 district and intermittently applied CPZ overlay district do not provide design and development regulations which protect and enhance the existing character nor encourage pedestrian-oriented design. Date Revised: 10/15/2015 Planning Department Page 2 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

3 Docket No.: TXT-7-15 Summary No.: The Planning Department recommends the adoption of a new overlay district called Commercial Parkway Pedestrian Overlay Zone (CPZ-Ped), which reflects the intent of the CPZ to enhance commercial streetscapes, while providing design regulations and standards for smaller-scale commercial streets of a pedestrian nature. 17. The proposed CPZ-Ped would encourage physical design characteristics of pedestrianoriented, storefront shopping areas and ensure compatibility between residential and nonresidential uses. The proposed CPZ-Ped could be applied to corridors, or portions thereof, that have traditional streetscapes not suited for the more suburban CPZ. The CPZ- Ped would function similar to the CPZ where the underlying zoning establishes the permitted uses. 18. The proposed CPZ-Ped defines dimensional standards which will create uniform setbacks that override the mix of underlying zoning districts, establishes height regulations for structures less than 10 feet from the street, and eliminates parking between the pedestrian and retail development. 19. The proposed CPZ-Ped establishes general development standards requiring businesses to be oriented toward the sidewalk, have large street-facing windows, and be constructed with architecturally compatible materials, all which will encourage a welcoming pedestrian environment. 20. The proposed CPZ-Ped requires landscaping standards which will enhance and maintain the street canopy on Metairie Road while buffering between businesses and residences, defining boundaries of vehicular and pedestrian uses, and beautifying the streetscape. 21. The proposed CPZ-Ped maintains sign regulations of the underlying zoning district, except that pole and roof signs are prohibited and monument and EVM signs are limited in size, so as to encourage signs which are proportionate for pedestrian-scale development. 22. The proposed CPZ-Ped prohibits franchise architecture which follows a stock building plan, so as to preserve and protect authentic local character. 23. The proposed CPZ-Ped requires drive-through facilities to be located on a minimum-site area of 10,000 square feet while ensuring that drive-through equipment is adequately setback and buffered from residential uses, pedestrian walkways are distinguished from automobile uses, and the walkable nature of the public streetscape is maintained through strategic orientation of building and drive-through lanes. 24. The proposed CPZ-Ped requires filling, gas, or service stations to orient buildings, fuel pumps, and canopied areas so that uses are properly buffered from residential areas and the walkable nature of the public streetscape is maintained and undisturbed. Additionally, architectural compatibility and restriction of service uses to indoor spaces are required to maintain character and aesthetic. 25. The proposed CPZ-Ped development review process consists of site plan review for all new development or substantial redevelopment, which can be administratively approved. The Board of Zoning Adjustments will grant variances, aside from granting a greater front setback. This process follows existing procedures for Bucktown and Fat City. 26. The Planning Department recommends the adoption of the CPZ-Ped as a new overlay zoning district and application of CPZ-Ped to development sites zoned C-1, C-2, GO-1, GO-2, and H-1 from Severn Avenue to Arlington Drive along Metairie Road. 27. The CPZ-Ped supports Jefferson Parish s comprehensive plan by promoting traditional neighborhood design, encouraging mixed-use and pedestrian-friendly development, and supporting the vitality of commercial corridors. 28. A consultant group is in the process of developing a plan for improving the Metairie Road right-of-way, which includes enhanced safety and amenities for all modes of transportation and installation of green infrastructure. This plan will complement private improvements regulated by the proposed CPZ-Ped. Date Revised: 10/15/2015 Planning Department Page 3 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

4 Council/PAB (L) BZA/Planning Director (Q, M) BZA/ Code Enforcement Director (Q, M) BSA/Code Enforcement Director (Q, M) Planning Director (M) Code Enforcement Director (M) Docket No.: TXT-7-15 Summary No.: The Planning Department s recommendation acknowledges the study area s history, character, potential, and relationship to Metairie Road as a significant corridor. The proposed regulations aim to enhance development standards throughout the area, while also encouraging land use compatibility between commercial and residential land uses. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends the following text and map changes to Chapter 33 Unified Development Code and Chapter 40 Zoning: 1. That Sec Overlay zoning districts of Article II, District and land use regulations in Chapter 40 Zoning of the Code of Ordinances be amended by adding number 2 and re-numbering accordingly, to read as follows: Section Overlay zoning districts The following overlay zoning districts are established for unincorporated Jefferson Parish. These districts impose additional requirements on certain properties within one or more underlying base zoning districts. (1) CPZ Commercial Parkway Overlay Zone is an overlay zoning district which may be superimposed on any base zoning district and may be approved as a modified proposal for any requested zoning map change in accordance with Sec (d) in Article XLVIII, Changes and Amendments, section (d) of this chapter. (2) CPZ-Ped Commercial Parkway Pedestrian Overlay Zone is an overlay zoning district which may be superimposed on any base zoning district and may be approved as a modified proposal for any requested zoning map change in accordance with Sec (d) in Article VLVIII, Changes and Amendments of this Chapter (See Sec of Chapter 33 Unified Development Code). (23) OMND Old Metairie Neighborhood Conservation District is an overlay zoning district with boundaries defined within Article X. Old Metairie Neighborhood Conservation District of this chapter. (34) MRTPD Metairie Ridge Tree Preservation District is an overlay zoning district with boundaries defined with Article X.5 Metairie Ridge Tree Preservation District of this chapter. 2. That Table : Categories of Development Approvals in Sec Categories of development approvals in Article 2. Procedures, Division 1. Common Procedures of Chapter 33 Unified Development Code of the Code of Ordinance be amended by adding CPZ-Ped into the Site Plan: column titled Type of Amendment or Application to read as follows: Table : Categories of Development Approvals Type of Amendment or Application Amendment to Text of Comprehensive Plan or to this UDC Amendment to the Zoning or Future Land Use Map Conditional Use (Special Permitted Use) Site Plan: CPZ or MUC with Zoning Variance CPZ or MUC without Zoning Variance FC, OBM, U-1S, CPZ-Ped with Zoning Variance Date Revised: 10/15/2015 Planning Department Page 4 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

5 Council/PAB (L) BZA/Planning Director (Q, M) BZA/ Code Enforcement Director (Q, M) BSA/Code Enforcement Director (Q, M) Planning Director (M) Code Enforcement Director (M) Docket No.: TXT-7-15 Summary No.: Type of Amendment or Application FC, OBM, U-1S, CPZ-Ped without Zoning Variance Subdivision: Minor Major Building Permit: Without Variance or Appeal With Zoning Variance With Appeal or Variance to the Technical Codes Certificate of Completeness 3. That Table : Development Approvals Requiring Site Plan Review, by District in Sec Site plan in Article 2. Procedures, Division 2. Zoning of Chapter 33 Unified Development Code of the Code of Ordinances be amended by adding CPZ-Ped, OBM-1, and OBM-2 as headings into the Zoning District row and the addition of the text (LBCS Function Code 2641) in the Parking Lot row to read as follows: Table : Development Approvals Requiring Site Plan Review, by District Zoning District FC-1 FC-2 FC-3 OBM-1 OBM-2 U-1S CPZ-Ped New Development Change in Use Resulting in Increase in Required Parking Renovation Cost Exceeding 50% of Market Value Addition Exceeding 25% of Building Size All Changes With Exceptions Noted in District Regulations Parking Lot (LBCS Function Code 2641) N/A N/A N/A 4. That Sec Development review process in Article 2. Procedures, Division 2. Zoning of Chapter 33 Unified Development Code of Ordinances be amended by creating numbers 1 and 2 under F. Effect of approval to read as follows: * * * F. Effect of Approval. 1. Until a site plan is approved and recorded, no building or structure shall be erected, added to, or structurally altered, and no building permit, certificate of completeness, or zoning clearance shall be issued. 2. Final site plan approval, as indicated by the dated signature of the Council Chairman or Planning Director, as applicable, shall be valid for a period of one (1) year, except that a phasing plan approved by the Council or Planning Director, as applicable, may provide for approval of discreet project phases over a period of up to three (3) years. Site plan approvals of longer than three (3) years may be authorized through Parish Council approval of a development agreement as provided in Division 4, Development Agreements, in this Article. Date Revised: 10/15/2015 Planning Department Page 5 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

6 Docket No.: TXT-7-15 Summary No.: That Sec Overlay zoning districts in Article 3. Zoning, Division I. Introduction of Chapter 33 Unified Development Code of the Code of Ordinances be amended by adding letter B and re-lettering to read as follows: Section Overlay zoning districts. The following overlay zoning districts are established for unincorporated Jefferson Parish. These districts impose additional requirements on certain properties within one or more underlying base zoning districts: A. CPZ Commercial Parkway Overlay Zone is an overlay zoning district which may be superimposed on any base zoning district and may be approved as a modified proposal for any requested zoning change in compliance accordance with the zoning procedures of this Chapter. B. CPZ-Ped Commercial Parkway Pedestrian Overlay Zone is an overlay zoning district which may be superimposed on any base zoning district and may be approved as a modified proposal for any requested zoning change in accordance with the zoning procedures of this Chapter. BC. OMNCD Old Metairie Neighborhood Conservation District is an overlay district with boundaries defined in Article X Old Metairie Neighborhood Conservation District in Chapter 40 Zoning of this Code. CD. MRTPD Metairie Ridge Tree Preservation District is an overlay district with boundaries defined in Article X.5 Metairie Ridge Tree Preservation District in Chapter 40 Zoning of this Code. 6. That Chapter 33 Unified Development Code, Article 3 Zoning, Sec Commercial Parkway Pedestrian (CPZ-Ped) be amended to read as follows: Sec Commercial Parkway Pedestrian Overlay Zone (CPZ-Ped) Sec Purpose. The purpose of the Commercial Parkway Pedestrian (CPZ-Ped) Overlay district is to provide enhanced development standards that support the following objectives: A. Encourage development that exhibits the physical design characteristics of a more traditional pedestrian-oriented streetscape; B. Prevent vehicular areas from dominating the views of the neighborhood from the sidewalk and street; C. Promote compatibility between uses through standards for screening, buffering, and landscaping; D. Promote safe, attractive building and site design by requiring site plan review subject to development standards that provide for a more efficient, harmonious arrangement of land uses, buildings, landscaping, circulation systems, and infrastructure; E. Accommodate horizontal and vertical mixed use, including buildings with retail, service, and other uses on the ground floor and residential units above; F. Promote public health and general welfare by facilitating walkability and varied transportation options; and G. Reduce the impacts of commercial development upon neighborhoods, enhance the air quality, reduce traffic congestion, and promote safety. Sec Generally Where there is a conflict between the standards of this overlay zoning district and the standards of the underlying zoning district, the standards of this district shall govern. Sec Authorized uses. A. Authorized uses in this district are those uses authorized in the underlying zoning district, except that a parking lot (LBCS Function code 2641) is prohibited as a principal use. B. Development Patterns 1. Mixed-use buildings. Buildings may contain a mix of uses authorized in the underlying zoning district and in accordance with Sec , Mixed-use buildings, in Article 5, Supplemental Conditions, of this UDC. The storage, use, or sales of hazardous materials as classified in Chapter 13 of this code is prohibited. 2. Mid-rise to high-rise buildings. Where authorized in the underlying zoning Date Revised: 10/15/2015 Planning Department Page 6 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

7 Docket No.: TXT-7-15 Summary No.: district, a mid-to-high rise building shall comply with the standards of Sec , Mid-rise to high-rise building, in Article 5, Supplemental Conditions, of this UDC. Sec Dimensional standards. The dimensional standards within the CPZ-Ped are provided in Table Table Dimensional Standards Commercial Parkway Pedestrian (CPZ-Ped) District HEIGHT Dimensions Other Limitations Building height (maximum) Same as the underlying zoning district Max. height of 35 ft. and two (2) stories if the front yard or corner side yard setback is less than ten (10) ft. Lot width (minimum) Lot depth (minimum) Front yard setback Side yard setback (minimum) SETBACKS Dimension Same as the underlying zoning district. Min. five (5) ft., max. ten (10) feet Where a building located within fifty (50) ft. on both sides of a proposed building has a front setback of less than five (5) ft., the proposed building may be located in line with the adjacent building nearest the street. Same as the underlying zoning district. On a corner lot, min. of five (5) ft. and max. of ten (10) ft. on the corner side. Other Limitations Front yard setbacks are required on both streets for through lots Where a building located adjacent to the proposed building has a front or corner side setback of less than five (5) ft., the proposed building may be located in line with the adjacent building. Rear yard setback (minimum) Modifications to setbacks Same as the underlying zoning district. After considering LURTC comments, the planning director may modify the minimum or maximum front or corner side setbacks by up to five (5) feet to facilitate transitions between buildings, establish a more functional pedestrian environment, preserve the existing character or scale of the streetscape, or meet requirements for parking, clear vision area, landscaping, tree preservation, or integrated water management; or may modify setbacks for buildings elevated to meet base flood elevation by the minimum amount needed to facilitate transitions between raised buildings and sidewalks or vehicular use areas. Date Revised: 10/15/2015 Planning Department Page 7 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

8 Docket No.: TXT-7-15 Summary No.: Sec Specific use standards. In accordance with the purpose of Sec of this UDC, the supplemental standards of this section apply to the following auto-oriented development: A. Drive-in window or drive-through facilities. (LBCS function codes 2211, 2521, 2531, 2541). 1. Size. a. The development site shall have a minimum area of 10,000 square feet; and b. There shall be a maximum of one (1) drive-through facility per development site. 2. Where adjacent to residential uses. a. Stacking lanes, order boxes, and drive-in windows shall be set back a minimum distance of eighty (80) feet measured in a straight line from the outside edge of the stacking lane to the nearest residential zoning district; b. A landscaped buffer zone shall be provided where the use abuts a residential zoning district in accordance with Section E. of this UDC; and c. Sites shall be designed to orient vehicular headlights, lighted signage, and building lighting from intruding on nearby or adjacent residential properties. 3. Pedestrian access. a. At least one (1) customer entrance shall provide direct access from the public sidewalk without pedestrian access through a parking lot; b. Pedestrian walkways are encouraged to be distinguished from driving surfaces by varied paving treatments, raised walkways, or similar treatment; and c. The use of landscaping is encouraged to delineate pedestrian walkways, pedestrian access to buildings, parking areas, and driveways. 4. Stacking lanes. Stacking lane shall mean an on-site waiting lane for motorized vehicles separated from other vehicular traffic and pedestrian circulation by barriers, markings, or signs. a. Stacking lanes are not allowed between the principal building and any street or adjacent to an outdoor seating or play area; and b. To minimize on-site conflicts and avoid blocking traffic along streets, the following provisions are required where practicable given site conditions: (1) an escape lane; (2) location of the starting point of the stacking lane at the rear or as close to the rear of the site as possible. B. Filling, gas, or service station (LBCS function code 2116) 1. If the principal building contains a general sales or service use (LBCS function code 2000), the building shall be oriented to the street and have a customer entrance that provides direct access from the sidewalk; 2. Fuel pumps and canopied areas shall not be located between the principal building and the street and fuel pumps and pump islands shall be set back a minimum distance of fifteen (15) feet from any property line. After considering LURTC comments, the planning director may modify this setback by up to five (5) feet to facilitate transitions between structures, establish a more functional vehicular or pedestrian environment, or meet requirements for parking, landscaping, or clear vision area; 3. All accessory service and repair operations shall occur within a building enclosed by a roof and a wall on all sides; 4. Service bay doors shall not face any residential zoning district; 5. In accordance with the requirements of this district for building materials, a canopy shall be architecturally integrated with the principal building and all other accessory structures on the site through the use of the same or compatible materials, colors, and roof pitch. Lighting fixtures or sources of light that are a part of the underside of the canopy shall be recessed into the underside so as not to protrude below the canopy ceiling surface more Date Revised: 10/15/2015 Planning Department Page 8 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

9 Docket No.: TXT-7-15 Summary No.: than two (2) inches. 6. Along all property lines abutting a residential zoning district, a masonry wall shall be constructed not to exceed eight (8) feet high and may be three (3) feet high extending in stepped segments from the right-of-way line to a distance and exact height to be determined during site plan review; C. Parking garages. Parking garages shall comply with the applicable special zoning district standards provided in Sec F.Parking Structures of this UDC. Sec Development standards. In addition to the general development standards of this UDC, and other applicable standards of this Code, the following standards shall apply to nonresidential or mixed-use buildings. A. Design. 1. Purpose. These standards: a. Provide a physical and visual connection between the interiors of buildings and the street; b. Enhance public safety by allowing people to survey their neighborhood from inside their places of work or eating and shopping areas; c. Provide a more pleasant pedestrian environment by preventing long expanses of blank facades along streets and ensuring that the main entrance for pedestrians is a prominent entrance; and d. Promote design of new or substantially renovated buildings that blend into the architectural framework of the neighborhood without restricting innovation or variety but rather resulting in creative solutions that will develop a satisfactory visual appearance and promote the general welfare. 2. Building materials. Building facades shall comply with the standards of Sec Building materials of this UDC. 3. Entries. a. Nonresidential buildings and nonresidential uses in a mixed-use building shall have a primary entrance oriented to the street, square, or plaza and that provides direct access to the public sidewalk without pedestrian access through a parking lot; b. A principal building located on a corner lot may provide a single primary entrance at the corner that is accessible to pedestrians from the public sidewalk; c. Entrances facing the street for a building with a front setback less than five (5) feet shall be recessed into the face of the building to a depth that permits the entry door to open and close without projecting into the public right-of-way; d. For a development with multiple tenants with separate entrances, each entrance shall open to a public sidewalk or to a walkway that is connected to a public sidewalk. If residential dwellings are located above the ground floor, separate street-level access is required for residential access; however, the residential and non-residential uses may share a common lobby, hallway, or similar shared space that provides separate access. For buildings with a common lobby, elevators requiring an electronic or mechanical pass code shall be considered separate ingress and egress points; and e. For new construction, ADA accessibility ramps and lifts shall complement the building and be visually unobtrusive, preferably constructed as interior ramps and sloped walkways. 4. Openings. a. On the ground floor, a minimum of seventy (70) percent of any streetfacing building facade between the elevations of two (2) feet and ten (10) feet above the finished floor shall be comprised of doors or transparent windows that provide a view of the interior area within three (3) feet of the opening; and b. Transparent shall mean that the window is constructed of non-reflective clear or lightly tinted glass. Non-reflective opaque glass and darkly tinted glass are not considered to be transparent and are prohibited. Other applicable provisions are provided in Openings of this Date Revised: 10/15/2015 Planning Department Page 9 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

10 Docket No.: TXT-7-15 Summary No.: UDC. 5. Outdoor seating area. Outdoor seating areas, plazas, or courtyards are permitted at the ground level between the building and property line provided that the area: a. Does not interfere with pedestrian access or parking areas; b. Is not located in a required yard that abuts a residential district; c. If adjoining the public sidewalk: (1) Maintains a distinct delineation between the right-of-way line and the outdoor area through the use of hardscape and architectural elements such as a masonry wall, fence, plants, or bollards, with the appropriate height, type, and other characteristics of these elements determined during site plan review; (2) A nonresidential use may have its principal entrance oriented to the outdoor seating area if accessible to pedestrians from the adjoining public sidewalk; d. Is constructed of a durable outdoor surface; e. Shall not be wider than fifty (50) linear feet or fifty (50) percent of the development site s width, whichever is less, and not set back more than twenty-five (25) feet from the required build-to-line or setback; f. An outdoor area used for dining is accessory to a restaurant or other food services establishment and is included in the calculation of parking requirements. 6. Awnings and canopies. Awnings or canopies made of fabric, metal, or glass that project from the wall of a building above a ground-floor window or over an entryway are considered an architectural feature and are encouraged. Awnings or canopies shall: a. Protrude from the building a minimum of five (5) feet; b. If illuminated, be lit internally so that the lighting system is encased or otherwise screened from public view; c. Provide a minimum of nine (9) feet of clearance between the sidewalk and the bottom of the awning or canopy. The height of awnings measured vertically from the lowest to the highest point shall not exceed four (4) feet; and d. An awning or canopy may contain signage not to exceed twenty (20) square feet that shall not be included in the total attached signage allowed for the use. Under-awning and under-canopy signs are prohibited. 7. Franchise architecture. The use of stock building plans, typical corporate and/or franchise designs or other designs which are easily identified with a particular chain or corporation is prohibited where this district is mapped along Metairie Road. a. As part of the site plan application, the applicant shall provide drawings of the atypical corporate and/or franchise designs and color photographs of alternative national tenant buildings that have been built in other jurisdictions; b. The use of colors commonly associated with the corporate franchise is prohibited on any building or architectural element. The use of such colors is allowed on business identification signs, provided all other sign requirements of this Code are adhered to; c. All facades of a building shall be given equal design consideration; d. Design and building materials shall be compatible with surrounding development as determined during the site plan review process; and e. Designs which are unique, utilize generic building materials and integrate them into the building design, and enhance the character of the corridor may be considered. B. Landscaping. 1. Generally. a. Planting and Maintenance. All required landscaping shall comply with the document Landscape and Buffer Planting and Maintenance Specifications, as amended, on file with the Planning Department; and b. Landscape Vegetation Standards. Landscape vegetation shall meet the following standards at time of installation: (1) Trees shall be a minimum of ten (10) feet in height, with a minimum Date Revised: 10/15/2015 Planning Department Page 10 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

11 Docket No.: TXT-7-15 Summary No.: diameter of at least one and one half (1½) inches DBH (diameter at breast height) or measured from a point four and one half (4½) feet above ground; and (2) Shrubs shall be a minimum height of twenty four (24) inches above ground. c. Root Zone Protection. Impervious surfaces shall not disturb the root zone of existing trees that are proposed to remain. As approved by the Public Works Director, permeable pavers may be used when the placement of parking or other paving conflicts with root zones. 2. Streetscape Landscaping. Landscaping is required in the front setback or corner side setback area of a corner lot subject to the following requirements: a. Landscaping shall be installed to provide direction to and enhance entrances, enhance walkways and the streetscape, provide visual breaks along blank building facades, and screen mechanical equipment; and b. Landscaping shall comprise a combination of plant materials that includes trees in accordance with Sec Landscaping of this UDC, if existing site conditions or development of the property render the planting of trees practicable, as determined by the Planning Director. A minimum of one (1) shrub is required for each three (3) linear feet of street frontage or fraction thereof, and one (1) tree is required for each thirty (30) linear feet of street frontage or fraction thereof, if trees are suitable for the area. Landscaping may be comprised of a combination of shrubs, perennials and ornamental grasses, in any combination, provided that at least fifty (50) percent of the total required materials are shrubs. Landscaping may be planted in groupings. 3. Perimeter of lot adjacent to abutting property. a. On the perimeter(s) of the lot adjacent to a residential zoning district, a continuous, unbroken buffer yard of not less than five (5) feet in width is required, and the following elements shall be provided: a. Along the common lot line, an opaque wood, brick, or masonry fence with a minimum height of seven (7) feet; and b. Within the buffer yard, one (1) tree shall be planted for each thirtyfive (35) linear feet or fraction thereof. Each tree shall be planted in at least twenty-five (25) square feet of planting area with a minimum width of at least five (5) feet. In addition to the required trees, the buffer yard area shall be landscaped with shrubs, ground cover, grass or other landscape material excluding paving. b. When the vehicular use areas of two commercial uses or developments abut, a continuous, unbroken buffer yard of not less than two and onehalf (2½) feet in width shall be required along the common perimeter. The buffer yard area shall be landscaped with a continuous row of shrubs with a minimum of one (1) shrub required for each three (3) linear feet of perimeter or fraction thereof, and with ground cover, grass or other landscape material excluding paving. 4. Parking lot landscaping. a. When practicable, as determined by the Planning Director, parking lots shall contain landscaped islands with a minimum of twenty-five (25) square feet in area consisting of a minimum of one (1) tree and landscaped with shrubs, groundcover, grass or other landscape material, excluding paving; b. Landscaped islands may be depressed to allow for storm water runoff, as approved by the Parish Public Works Director. 5. Screening. All vehicular use areas shall be screened in accordance with Sec Off-street parking and loading of this UDC. C. Parking, clear vision, and service areas. 1. Parking location. Parking areas, drive aisles and service areas shall be located behind the front building line or corner side building line, except that a drive aisle may extend into the setback to connect a parking area directly to the adjacent street. A parking area shall be set back at least five Date Revised: 10/15/2015 Planning Department Page 11 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

12 Docket No.: TXT-7-15 Summary No.: (5) feet from the public street right-of-way, build-to-line, or sidewalk area; if wheel stops are used, this area shall be increased to seven (7) feet to accommodate the vehicle s overhang. D. Development standards for Service bays/drives, Landscape Vegetation, Clear Vision, Landscaping Installation, Maintenance and Materials, Sidewalks, Lighting, and Support Buildings and Structures shall be in accordance with the applicable subsections in Sec Landscape and Buffer Requirements in Article XXVI. Commercial Parkway Overlay Zone of Chapter 40 Zoning of this Code. Sec Signs Sign regulations are the same as the underlying zoning district, except no new detached pole or roof signs are allowed. Instead of a pole sign, one (1) monument sign not exceeding ten (10) feet in height and an area of one-half (0.5) square foot per linear foot of development site frontage or fifty (50) square feet, whichever is less, is allowed. As part of a monument sign, an electronic variable message (EVM) sign is allowed under the following conditions: A. The development site has frontage on and the sign is oriented to traffic on a minor arterial or higher as shown on the Jefferson Parish Thoroughfare Plan; B. The portion of the sign that employs EVM technology shall have a maximum area of twenty-five (25) square feet or fifty (50) percent of the allowed sign area, whichever is less; and C. The EVM sign shall meet the applicable criteria of Article XXXVI in Chapter 40 Zoning of this Code and the underlying zoning district; and D. Where a conflict exists, the stricter regulations shall apply. Sec Development Approval A. Site plan review not required. The following development or activities shall not be subject to site plan review: 1. Single-, two-, three-, or four-family residential (LBCS Function Codes 1110, 1120, 1130, and 1140). 2. Interior renovations; 3. Any routine exterior maintenance as determined by the Department of Inspection and Code Enforcement, including excavation, filling, or grading; 4. Change of use that does not increase required parking; or 5. Sign permits for signs meeting all requirements of these standards or the underlying zoning district. B. Site plan required. Development or activities not exempt from site plan review shall be subject to a site plan demonstrating compliance with these standards, the requirements of the underlying zoning district, and any other applicable development regulations. The complete site plan application shall be reviewed and acted upon in accordance with Sec Site plan of this UDC for ministerial or ministerial/ quasi-judicial development approval, as applicable. C. Additions and renovations. Additions or exterior renovations of existing buildings shall result in greater compliance with these development standards to the maximum extent practicable given the type and extent of the addition or exterior renovation and the constraints of the site. Existing impervious surfaces shall be removed and replaced with pervious surfaces or landscaping as determined by the planning director, where the impervious surface is not needed to meet parking or vehicular or pedestrian circulation requirements and is not completely obstructed from view of a public right-ofway by a building or gate. D. Variances. Notwithstanding the provisions of the Code for variances, only the Board of Zoning Adjustments may grant variances, as stipulated in Sec , from the applicable requirements of these standards or the underlying zoning district, with the following exceptions: 1. The BZA shall not grant a variance to the front yard or corner side yard requirements; 2. The BZA may grant variances for the percent of transparency of openings. 7. That Sec Definitions in Article 10. Definitions of Chapter 33 Unified Development Code of the Code of Ordinances be hereby amended by adding new definitions in alphabetical order to read as follows: Date Revised: 10/15/2015 Planning Department Page 12 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

13 Docket No.: TXT-7-15 Summary No.: Sec Definitions * * * Franchise architecture shall mean a distinct building design that is trademarked or identified with a particular franchise chain or corporation, is generic or standard in nature, or utilizes elements commonly employed by a restaurant or retail franchise wherein the building itself serves as a form of identification, that serves to enhance or promote brand identity through visual recognition. * * * Story shall mean the portion of a structure, other than a basement, included between the surface of any floor and the surface of the floor above or, if there is no floor above, then the space between such floor and the ceiling above. A basement used for dwelling purposes is considered a story. * * * 8. That the zoning classifications of properties zoned H-1 Medical Service District, C-1 Neighborhood Commercial, C-2 General Commercial, GO-1 General Offices, or GO-2 General Offices along Metairie Road bounded by Severn Avenue to the west and Arlington Drive to the east be amended to add the Commercial Parkway Pedestrian Overlay district (CPZ-Ped) as shown in Figure 1. Where designated properties are currently overlaid with Commercial Parkway Overlay district (CPZ), the CPZ shall be replaced with CPZ-Ped. Figure 1: Proposed CPZ-Ped Overlay Date Revised: 10/15/2015 Planning Department Page 13 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

14 Docket No.: TXT-7-15 Summary No.: That the future land use classifications of properties designated as Low Intensity Commercial (LIC) and Low-Medium Density Residential (LMR) along Metairie Road bounded by Ridgelake Drive to the west and Arlington Drive to the east be redesignated as Neighborhood Mixed Use (NMU) as shown in Figure 2. Figure 2: Proposed Future Land Use SUMMARY OF PLANNING ADVISORY BOARD (PAB) HEARING AND RECOMMENDATION SUMMARY OF CIVIC MEETINGS June 29, 2015: The consultant group working on the right-of-way study held a public meeting to present preliminary recommendations for public property within the Metairie Road corridor. July 17, 2015: The project management committee met to review conceptual designs for the study area and to identify areas of focus that would be suited for design improvements. September 21, 2015: The Planning Department presented preliminary recommendations for the new Commercial Parkway Pedestrian Overlay Zone (CPZ-Ped) at a public meeting. PLANNING DEPARTMENT ANALYSIS Study Background A series of state and local objectives, policies, and plans formed the basis of this study over the course of several years. In 2010, the Louisiana Department of Transportation and Development adopted a complete streets policy, which states that streets should be comprehensive, integrated, and connected transportation networks that balance access, mobility, and safety for motorists, transit, cyclists, and pedestrians. The policy calls on local governments for support and implementation. Date Revised: 10/15/2015 Planning Department Page 14 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

15 Docket No.: TXT-7-15 Summary No.: In 2010, Jefferson Parish adopted revised zoning districts for Fat City, which supports growth and development of the neighborhood as a vibrant, safe, and attractive area with mixed residential and commercial uses and a multimodal transportation system, providing equal opportunity for vehicular, pedestrian, and bicycling infrastructure. Soon after, the Regional Planning Commission, RPC, developed a streetscape plan for Severn Avenue, using a complete streets approach. The Fat City zoning study and consultant plan were among the first approaches in Jefferson Parish towards walkable neighborhood development. In 2011, the Jefferson Parish Council authorized the Planning Department and the Planning Advisory Board to conduct a zoning and future land use study, under Resolution No , to determine the most appropriate zoning and land use designations for properties zoned C-2 General Commercial along Metairie Road from Severn Avenue to Estes Street. On August 27, 2014, the Jefferson Parish Council approved the Planning Department s recommendation of a change from the more intense C-2 General Commercial zoning district to the less intense C-1 Neighborhood Commercial district. Additionally, the study area was overlaid with the CPZ Commercial Parkway Overlay zone. On June 11, 2014, the Parish Council adopted Resolution No , which authorized the Planning Department and the Planning Advisory Board to conduct a study of the zoning and future land use of properties zoned H-1, C-1, GO-1, and GO-2 along Metairie Road bounded by Ridgelake Drive and Estes Street on the west and Arlington Drive on the east. In addition, the study authorized the Planning Department to conduct a text study, intended to establish procedures, requirements, criteria, and enhanced development standards to encourage and preserve the historic pedestrian-friendly neighborhood development pattern of Metairie Road, while establishing interim standards for the study area. The interim development standards established in Resolution No were also applied to the properties from Severn Avenue to Estes Street overlaid with CPZ via Ordinance No in August 2014 to establish consistency from Severn Avenue to Arlington Drive. Simultaneously, the Parish began a collaborative effort with the RPC to analyze the Metairie Road corridor for potential improvements, with particular attention paid to those which enact the principles of the 2010 Louisiana DOTD complete streets policy. Metairie Road While the zoning and future land use study call is of the stretch of Metairie Road from Ridgelake Drive to Arlington Drive, the resolution also authorizes studying the establishment of an overlay district for Metairie Road. In order to understand why additional regulations are important, the Planning Department looked at the history and development of Metairie Road. History Metairie Road is located on a natural levee and named for the small tenant farmers that settled the area in the 1760s. It is one of the oldest roads in the New Orleans area and was originally utilized by the Acolapissa Native Americans. In the early 1900s the agricultural nature of the area dramatically changed as the road was paved and an electric streetcar was installed. These changes triggered the area s urbanization, which took the form of small-scale retail development along the roadway flanked by upscale housing tracts. Existing Conditions Today, the area surrounding this roadway is one of the most affluent areas of Metairie, referred to as "Old Metairie." 1 Various shops, professional buildings, and shopping centers are located along Metairie Road, as well as both new and historic residential dwellings. There are also a number of churches and schools along Metairie Road. The two-lane, two-way road has a right- 1 Metairie History. Metairie.comLouisiana. History Retrieved from: on Date Revised: 10/15/2015 Planning Department Page 15 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

16 Docket No.: TXT-7-15 Summary No.: of-way of approximately forty (40) to (60) feet in width, a posted speed of 30 mph, and offers one of the few main-street 2 experiences in Jefferson Parish. While traffic is slow moving, the roadway is classified as a Minor Arterial and remains a major transportation connection for people traveling between Metairie and the City of New Orleans. As interest and activity in the area continues to grow, local area residents have become increasingly active in the planning and development of this area. The residential zoning which abuts Metairie Road is primarily R-1A Single-Family. Certain residential development within the area is overlaid with the Old Metairie Neighborhood Conservation zoning district [OMNCD] and Metairie Ridge Tree Preservation District [MRTPD] which provide supplementary regulations and review of development proposals to protect and maintain neighborhood character on residentially zoned properties and the existing tree canopy. Challenges While area residents have regulations regarding residential development and maintenance of the area s well established tree canopy, there is no tool in place that protects and maintains the existing form of small-scale main-street retail that has developed along historic Metairie Road. Recent development proposals and demolitions have brought this issue to light and have demonstrated that existing regulations for commercial zoning districts along Metairie Road fail to achieve or unintentionally thwart this goal in a number of ways. The following is a summary of these issues: Inconsistent setback requirements due to various zoning districts within the corridor Limited restriction on undesirable uses that could threaten property values and neighborhood character (fast food restaurants, auto-related uses, big box retailers, etc.) No form-based requirements that could maintain or enhance the pedestrian experience of the area Limited landscaping requirements (especially pertaining to size limitations) Lack of amenities for bike and pedestrian traffic Metairie Road, Severn to Estes (Ordinance No ) Within the Severn to Estes corridor, the Planning Department found that C-1 is more appropriate than C-2 because 89% of existing land uses are permitted in C-1, existing uses are small and reflect C-1 size constraints, other commercial sections of Metairie Road are zoned C-1, and permitted land uses in C-1 are more compatible with residential neighborhoods located nearby the study area. On August 27, 2014, the Parish Council approved the Planning Department s recommendation to rezone all sites (with the exception of a few development sites) within the study area from C-2 General Commercial and C-2/CPZ Commercial Parkway Overlay Zone to C-1 Neighborhood Commercial / CPZ Commercial Parkway Overlay Zone. The council also approved the Planning Department recommendation to redesignate the future land use to NMU Neighborhood Mixed- Use for all sites except one used as a school and designated PUB Public. Metairie Road, Ridgelake to Arlington (Resolution No ) General Development Patterns The study area located along Metairie Road, bounded by Ridgelake Drive and Estes Street on the west and Arlington Drive on the east, contains 1,061,214 square feet or 24.4 acres of total area, including 57 buildings that contain approximately 91 land uses. A total of 97 parcels developed as 65 development sites are located within the study area. Approximately 67% of development sites are 10,000 square feet or less. Typically, non-residential uses occupy less than 5,000 square feet per use. Existing land uses within the study area 2 Main Street is defined as a neighborhood shopping area sometimes having a unique character that draws people from outside the area. American Planning Association [APA] A Planners Dictionary. Pas Report No. 5xx/5xx. Edited by Micheal Davidson and Fay Dolnick. April APA. Pg Date Revised: 10/15/2015 Planning Department Page 16 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

17 Docket No.: TXT-7-15 Summary No.: Table 1: Land Uses summarizes the mix of small-scale retail and service uses alongside residential uses within the study area. Uses highlighted in red are considered non-conforming in the predominant C-1 district and total 6% of the study area. When combined small retail, services, salons, offices, and professional services make up 31% of land uses in the study area, followed by single-family, two-family, and three-family dwelling units, which make up 23% of land uses. Other non-residential uses, which are considered conforming in the predominant C-1 district include churches, schools, restaurants, phone and internet service providers, small repair shops, a gas station, banquet hall, and parking lot. These combined uses comprise 15% of the study area. Finally, vacant and undeveloped land comprises 16% of the total study area. Table 1: Land Uses Land Use # % Small retail, services, salons 17 19% Vacant or undeveloped 15 16% Single-family dwelling 13 14% Offices, professional services 11 12% Two-family dwellings 7 8% Multi-family dwelling 6 7% Billboards 4 4% Institutional (Churches & Schools) 4 4% Food services 3 3% Infrastructure 3 3% Service and Repair 2 2% Intense service and repair 1 1% Gas Stations 1 1% Banquet Hall 1 1% Parking Lot 1 1% Bars 1 1% Three-family dwelling 1 1% Total % While existing stand-alone single-family, two-family, three-family, or four-family residential uses are considered conforming within C-1, new construction of a single-, two-, three-, or fourfamily dwelling is not permitted, nor can any existing single- to four-family dwelling zoned C-1 or C-2 be rebuilt if destroyed more than 75%. Residential dwelling units are permitted in the main structure containing non-residential uses in C-1, provided that separate ingresses and egresses are provided for the residential dwelling and non-residential use, parking spaces for non-residential and residential uses are clearly defined, and the residential use is not located in a structure containing non-residential uses that operate between the hours of midnight or 6:00AM or use, sell, or store hazardous materials, as defined in Chapter 13 Fire Prevention and Protection; Emergency Services and Communication of the Jefferson Parish Code of Ordinances. Currently, there are five developments where residential units are located in non-residential buildings. Conforming and Non-Conforming Land Uses As defined in Chapter 40 Zoning a nonconforming use shall mean any building or land lawfully occupied by or used at the time of the passage of this chapter which after passage does not conform to the use regulations of the district in which it is located. 3 The purpose of nonconforming status is to allow nonconforming uses while upholding the integrity of the district regulations by carefully guiding nonconforming uses to have as little negative impact on conforming uses as possible. 4 No extensions, additions, or enlargements are permitted for any legal nonconforming use, and if a nonconforming structure is destroyed beyond 75% of its value or more, its nonconforming status will terminate and the reconstruction of the previous use is prohibited. 5 3 The Code. Section Definitions. 4 The Code. Section Purpose. 5 The Code. Section and Date Revised: 10/15/2015 Planning Department Page 17 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

18 Docket No.: TXT-7-15 Summary No.: As of September 2015, 86% of land uses within the study area are currently considered conforming uses and 14% are considered non-conforming. Non-conforming uses include: A bar, four (4) billboards, and a heavy repair shop Two duplexes, located in the R-1A district Five multi-family (4+ units) developments Existing land uses surrounding study area The land uses in the surrounding area vary based on a site s relationship to Causeway Blvd., Airline Dr., and Metairie Rd. Generally, commercial properties front on these major roadways, with more intense commercial uses fronting on Airline Dr., rather than Causeway Blvd. and Metairie Rd. For example, professional offices are more characteristic of Metairie Rd. and Causeway Blvd., while nearby Airline Dr. contains uses such as concrete mixing and petroleum companies. While Metairie Road is occupied by predominantly commercial businesses, it is surrounded by residential uses, which are predominantly single-family dwellings. Zoning District Designations Existing Zoning Designations within the Study Area The majority of development sites within the study area are zoned C-1, as shown in Figure 3: Existing Zoning. Further details are provided in Table 2: Zoning Districts. Figure 3: Existing Zoning Table 2: Zoning Districts # Development % Zoning Designation Sites C % GO % R1A 9 14% SPLIT ZONED C1/R1A 3 5% R3 1 2% GO1 1 2% H1 1 2% TOTAL % Overlays CPZ 13 20% MRTPD 9 14% Date Revised: 10/15/2015 Planning Department Page 18 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

19 Docket No.: TXT-7-15 Summary No.: The C-1 Neighborhood Commercial district provides for the retailing of goods and the furnishing of selected services. Full site development is encouraged, provided nearby residential areas are protected from possible adverse effects of commercial activity. Permitted uses include, but are not limited to, bakeries, clinics, dry cleaning and laundries, elderly housing, filling stations, funeral homes, government structures, general retail stores not exceeding 25,000 square feet of gross floor area, institutions, nurseries and flower gardening, and offices not exceeding 30,000 square feet in one building. The maximum height allowed byright is 45 feet. Existing Zoning Designations around the study area As with existing land uses within the study area, existing zoning designations around the study area vary based on a site s relationship to Airline Dr., Causeway Blvd., and Metairie Rd. Sites north of the study area are zoned R-1A single-family residential. Sites east of the study area along Metairie Rd. are mainly zoned C-1 and R-1A which reflects the mixed-use relationship between small-scale commercial and residential uses, as well as the roadway s capacity as a two-way, two-lane, minor arterial in Jefferson Parish. Sites west of the study area are mainly zoned C-1 and R-1A and overlaid with CPZ, which was recently designated during the Severn to Estes study of Metairie Road. To the south, sites are zoned R-1A and overlaid with the MRTPD Metairie Ridge Tree Preservation District. The MRTPD District is a zoning overlay district which protects the existing tree canopy while facilitating the maintenance and additional planting of trees in Jefferson Parish. The district is intended to maintain and add aesthetic appeal, increase comfort and property values, and improve environmental quality. This overlay zone is located on residential areas directly to the south of the study area. Existing Design Patterns The study area is developed in a traditional neighborhood scale with smaller buildings, setbacks, and development sites, reflecting its history as an early 1900s streetcar suburb. Since modern zoning standards were adopted, a mix of forms, sizes, and setbacks have been built among these more traditional patterns, creating inconsistencies. Setbacks Setbacks of occupied commercial buildings are inconsistent. Older structures tend to have smaller setbacks between 0-10 feet, while newer structures, built under current zoning regulations tend to have larger setbacks of 20 feet or more. Within the study area approximately one-half (1/2) of all occupied commercial buildings have a front setback of 20 feet or less. Thirty-four (34%) of all occupied commercial buildings have a front setback of 0-10 feet. Both C-1 and CPZ, the predominant zoning regulations along Metairie Road, require a minimum front setback of 20 feet. This setback is inconsistent with current neighborhood developments, as well as desired developments. Building Size and Structure Non-residential uses have generally smaller unit sizes. Of the 40 existing commercial, service, office, and institutional uses in the study area, 22 (55%) are 2,000 square feet or less in size. Of the 40 existing uses, 35 (87.5%) are less than 5,000 square feet in size. The C-1 district requires that stand alone retail have a gross floor area of not more than 25,000 square feet. FLU classifications Future land use categories are mapped to generally guide future development and redevelopment within Jefferson Parish. These classifications designate the general distribution, location and extent of the uses of land for residential, commercial, industrial, recreation, resource, and other categories of the public and private uses of land. As shown in Figure 4: Existing Future Land Use, within the study area the most common future land use category is LIC Low Intensity Commercial (75%) and, LMR Low-Medium Density Date Revised: 10/15/2015 Planning Department Page 19 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

20 Docket No.: TXT-7-15 Summary No.: Residential (17%). One (1) site is designated for PUB Public and is occupied by a church. Four (4) sites are split designated with LIC and LMR. The adjacent portion of Causeway Boulevard is designated NMU, while other areas of Metairie Road, to the northeast, are designated with a mix of LIC, LMR, and PUB. The Severn to Estes area of Metairie Road, was most recently remapped from a mix of CMU Community Mixed-Use, NMU, LIC, and PUB to all sites designated NMU with the exception of the PUB site, which is used for a school. NMU accurately reflects the mix of small-scale retail uses adjacent to residential use. Figure 4: Existing Future Land Use 6 With the exception of the church site, which is designated as PUB, the Planning Department recommends the amendment of the Future Land Use Map for all sites from LIC Low Intensity Commercial and LMR Low-Medium Density Residential to the NMU Neighborhood Mixed-Use future land use category. The NMU category is more appropriate to accommodate a high share of residential units mixed with smaller, low-intensity retail and professional offices in a walkable environment. Zoning History including mapping of CPZ The majority of the study area was zoned C-2 in 1958 when the Parish adopted parishwide zoning. The Parish Council then rezoned the majority of the C-2 in the area to C-1 in the parishwide reclassification in 1966, except those portions fronting on Ridgelake Drive, which remained C-2. 6 LMR Low-Medium Intensity Residential--The low-medium density residential land use category includes single-family detached-unit residential development at a maximum net density of nine (9) dwelling units per acre. LIC Low Intensity Commercial The LIC category identifies the more traditional suburban neighborhood and community oriented retail, services and offices developed at a residential scale. This use should be developed at the same scale and maintain visual compatibility with adjacent residential neighborhoods. Properties identified as low intensity commercial have less intensive employee/acre ratio and rarely exceed two stories. PUB Public/Quasi-Public/Institutional--The PUB category identifies community facilities and institutions. These lands include government administration buildings and offices, fire stations, utilities, churches and similar religious institutions, schools, colleges and educational research lands. NMU Neighborhood Mixed-Use--The NMU category designates compact, mixed-use development where single-family structures and multifamily residential development are developed with a mixture of smaller, low-intensity retail and professional offices within walking distance and with convenient access to transit. The NMU category accommodates a land use mix containing a maximum 95% residential mix with transit stops, commercial, public, recreational, and office uses. The maximum permitted residential density is 12 dwelling units per acre. Date Revised: 10/15/2015 Planning Department Page 20 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

21 Docket No.: TXT-7-15 Summary No.: Individual petitions The Council rezoned one parcel from R-1A to H-1 in the block between Glendale Drive and Arlington Drive on the south side of Metairie Road in an individual petition filed in In the mid-1990s, two individual petitions requested the reclassification of property south of Metairie Road between Estes Street and Labarre Road from C-1 to R-2, however the Council rezoned much of this property back to C-1 with later petitions. The zoning pattern adopted in 1966 (primarily C-1 along the portion of the Metairie Road corridor under study from Ridgelake Drive to Arlington Drive) remained largely intact until the late 1990s and early 2000s, when the Council rezoned property requested in two individual petitions to GO-2 on the south side of Metairie Road between Glendale Drive and Arlington Drive, and one individual petition for the addition of GO-1 zoning on property north of Metairie Road between Ridgelake Drive and Metairie Lawn Drive. In 2003, the Council denied one petition to add GO-2 zoning in the block between Glendale Drive and Arlington Drive on the south side of Metairie Road, however the 24 th Judicial District Court overturned this decision by judicial review in The Parish council also approved a rezoning from R-1A to C-1/CPZ in 2003 near the intersection of Labarre Road and Metairie Road on the north side of Metairie Road. In 2007, the trend toward GO-2 in the block bounded by Glendale Drive and Arlington Drive continued with a petition for GO-2/CPZ that the Council approved. In 2014, another individual owner of property fronting on the south side of Metairie Road between Glendale Drive and Arlington Drive filed a petition to rezone to GO-2, which the Council approved with the CPZ and MRTPD overlays on the property. Studies In 2000, the Parish Council rezoned a portion of the block fronting on the south side of Metairie Road between Estes Street and Gruner Road from R-2 to R-1A as part of a study identified as docket number ASE The Council also rezoned portions of the study area in 2002 from C-1 and RR-3 to R-1A and from R-2 to C-1/CPZ and GO-2/CPZ in docket number ASE-7-02 enacted by ordinance number The Parish Council adopted the Metairie Ridge Tree Preservation District (MRTPD) in 2004 and applied this overlay zone to properties within the study area from Labarre Road to Arlington Drive on the south side of Metairie Road in docket number TXT The Parish Council also rezoned a small portion of the study area from R-2 to R-1A in ASE-4-09, a 2009 area study focused on the Elvis Court area. By individual petition and zoning study, the Parish Council has mapped CPZ along the Metairie Road corridor. However, the application is not constant along the corridor and does not provide for a continuous streetscape. The Commercial Parkway Overlay Zone Background The Commercial Parkway Overlay Zone (CPZ) was adopted in 1988 and applied to Veterans Memorial Boulevard and later to other major roadways throughout the Parish. The purpose of the CPZ is beautifying the streetscapes of major commercial corridors and ensuring compatibility between uses by requiring site plan review, landscaping and buffering, and reduced signage. Key Characteristics of the CPZ The CPZ provides necessary design standards for suburban commercial development along suburban commercial corridors, such as Veterans Memorial Boulevard, which is a six-lane major arterial with a right-of-way of approximately 320 feet in width and includes predominantly strip shopping centers, large-scale malls, and car dealerships. Veterans Memorial Boulevard was built in the 1950s during the Post WW2 suburban boom. Some key characteristics of the CPZ include: Area Regulations Development sites must meet minimum site requirements of ten thousand (10,000) square feet in area, seventy-five (75) feet in width, and one-hundred (100) feet in depth. Date Revised: 10/15/2015 Planning Department Page 21 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

22 Docket No.: TXT-7-15 Summary No.: Development sites must meet minimum setback requirements so that land uses are physically separated from the vehicular-oriented right-of-way. A front setback of twenty (20) feet and a side setback (in the case of corner lots) of ten (10) feet are required. Landscape and Buffering Landscaping standards are intended to enhance the aesthetics of transportation corridors, reduce heat island effects, and provide buffering between streets and other vehicular and business uses. Parking lots of four (4) or more vehicular spaces are required to provide landscaped islands, medians, and peninsulas. In addition, perimeters of lots adjacent to abutting commercial and residential property as well as to the public right-of-way are required to provide landscaped barriers, including trees, shrubs, and fences. Sign Regulations Standard developments are permitted to use one flat sign, projecting sign or roof sign and one detached sign unless otherwise specified. The size of permitted signs varies depending upon lot and building size. Additionally, awning and marquee signs, directional signs, menu boards, portable signs, temporary signs, and EVM signs are permitted, if they meet certain criteria. The interim development standards of the study call The interim development standards, adopted under Parish Council Resolution No , on June 11, 2014, were created as a result of the lack of land use regulations that maintain and encourage a more pedestrian-friendly environment, ensure safe vehicular circulation and access to and from streets, and support and enhance the mix of residential, office, retail, and service establishments in the Metairie Road corridor. These standards were created according to the Planning Department s research from literary sources on urban design and franchise architecture, established design codes from similar urban environments, as well as the existing conditions in the Metairie Road corridor. The standards have been reviewed and enhanced over the course of this study, according to the Planning Department s analysis of the Ridgelake to Arlington corridor, as well as further research. Commercial Parkway Pedestrian Overlay Zone (CPZ-Ped) While current underlying zoning districts are consistent with uses in the Metairie Road corridor, their dimensional regulations do not accurately reflect the area s development patterns. Likewise, the CPZ, which lacks cohesiveness and is scattered throughout the study area does not adequately meet the spatial and design needs of neighborhood-scale mixed use corridors, such as Metairie Road. While the CPZ site plan review process is beneficial in providing enhanced development standards, a modified version, specific to smaller-scale corridors is necessary to achieve desired levels of walkability, active public space, and neighborhood-scale businesses and services. The Planning Department recommends the establishment of an alternative to the CPZ for smallscale Main Streets, such as Metairie Road. The proposed overlay, named Commercial Parkway Pedestrian Overlay Zone (CPZ-Ped) incorporates design and development regulations to support development which encourages walkability and active public realms, business and economic growth, and architecturally cohesive streetscapes. These standards address aspects of design that the current version of the CPZ does not, including: smaller setbacks on scale with the corridor s width, uses, and activities design standards that enhance the urban environment at the pedestrian scale, including increased transparency in building facades, architecturally compatible materials, and streetscape amenities landscaping for smaller, urban sites including root zone protection to support tree canopy and enhanced buffer between commercial and residentially zoned properties reduced signage which reflects the pedestrian scale and design of the corridor limitations on franchise architecture to preserve and enhance authentic and historic character regulations on drive-through facilities and gas, filling, and service stations, which reorient buildings toward the street, properly buffer adjacent uses from auto-oriented uses, and provide safe access and cross-access for pedestrians Date Revised: 10/15/2015 Planning Department Page 22 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

23 Docket No.: TXT-7-15 Summary No.: Dimensional Standards The CPZ-Ped maintains the building height, lot width and depth, side and rear yard setbacks of the underlying zoning district. In the CPZ-Ped however, if the site has front or corner side yard setback of less than 10 feet, then the maximum height is 35 feet and two (2) stories. Further, the CPZ-Ped reduces the front yard and corner side yard setbacks to a five-foot minimum and tenfoot maximum. The Planning Director is authorized to make modifications to the maximum or minimum front or corner side setbacks by up to five feet in situations where the modification supports the purpose of the CPZ-Ped. Those situations are specified in the proposed ordinance language. The modified setbacks will help maintain a consistent streetscape where the underlying zoning varies in requirements for front yard setback requirements. Development Standards & Franchise Architecture The CPZ-Ped promotes new and substantially redeveloped buildings to blend into the character of the existing neighborhood by requiring principal entries to be located toward the street or sidewalk, not the parking lot. The regulations encourage awnings and canopies to provide shade and shelter to pedestrians. Outdoor seating areas are permitted to encourage vibrant street activity and interest. Buildings are also required to have street-facing facades with doors and transparent windows which encourage passers-by to be engaged with what s happening in the store or restaurant. To further maintain the character of the roadway, stock building plans and typical corporate or franchise designs are proposed to be prohibited in the CPZ-Ped only when mapped on Metairie Road. When an applicant submits for site plan review, they shall provide documentation of alternative designs used elsewhere for examples. Further, colors commonly associated with the particular chain or corporation is prohibited except within business identification signage. The design and materials proposed should be consistent with surrounding development. Landscaping and Signage Similar to the CPZ, the proposed CPZ-Ped incorporates requirements for landscaping of sites and stricter signage regulations than the underlying zoning. The CPZ-Ped landscaping regulations take into consideration size constraints of the smaller sites and the CPZ-Ped signage prohibits roof and pole signage. The CPZ-Ped also establishes EVM regulations and restrictions to orient the EVM sign to the major street. Auto-oriented uses The CPZ-Ped adds standards for auto-oriented development since the purpose of the CPZ-Ped is to encourage a pedestrian oriented streetscape and auto-oriented uses often aren t consistent with that goal. The Planning Department recommends a minimum site area of 10,000 square feet to accommodate enhanced regulations regarding stacking lanes, drive-up window locations, and pedestrian entrances and walk-ways. In addition to general auto-oriented development, the Planning Department recommends enhanced standards for filling, gas, or service stations. These standards address locations of fueling pumps, convenience stores, and any accessory service or repair operations. Additionally, a masonry wall is required to provide buffering from adjacent residential. Development Review Procedures Similar to the CPZ, the CPZ-Ped review process will consist of site plan review. The CPZ-Ped will require site plan review for all new development or substantial redevelopment, via ministerial approval through the Planning Department. Unlike the CPZ, variances would be approved through the Board of Zoning Adjustments (with the exception of granting a greater front setback), rather than through the Parish Council. This allows for a faster, more streamlined development process. Date Revised: 10/15/2015 Planning Department Page 23 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

24 Docket No.: TXT-7-15 Summary No.: Recommendation Summary In addition to the adoption of the CPZ-Ped in Chapter 33, Unified Development Code, the Planning Department recommends overlaying properties zoned C-1, C-2, GO-1, GO-2, and H-1 between Severn Avenue and Arlington Drive along Metairie Road with the CPZ-Ped. The CPZ- Ped will replace the CPZ in those properties between Severn Avenue and Estes Street, which are currently under the provision of the interim regulations. Properties between Ridgelake Drive and Arlington Drive will also benefit from enhanced design standards with the new overlay. By amending these segments of Metairie Road on the zoning map, a significant portion of the commercially zoned properties along the Metairie Road corridor will be consistently overlaid with CPZ-Ped. CONSISTENCY WITH COMPREHENSIVE PLAN AND OTHER DOCUMENTS The Planning Department s recommendation supports the following Policies and Objectives of the Comprehensive Plan: Policy 1.3.7: Promote innovative development practices such as traditional neighborhood design and low impact construction, fill, and drainage that enhance the quality of life for existing and future residents. Objective 1.4: Encourage the development of mixed-use, pedestrian-friendly activity centers at the regional, community, and neighborhood level that include attractive public space on both private and public lands. Objective 2.3: Adopt standards and procedures to facilitate pedestrian-accessible commercial developments that offer a variety of retail and commercial services in a manner that is compatible with the character of surrounding neighborhoods. Policy 2.3.2: Encourage commercial developments that provide for a pedestrian-friendly environment by including requirements and voluntary incentives within zoning and subdivision regulations that allow for the provision of open space, plazas, and streetscape treatments. Policy 2.3.3: Encourage a mixture of retail, office, civic, and public benefit uses to promote convenience, efficiency, and long-term vitality of commercial areas. CONCLUSION Creation of the Commercial Parkway Pedestrian Overlay zone will provide the support, guidance, and vision needed to continue to develop Metairie Road in a way that respects and enhances its rich history and the values of its residents. Application of the CPZ-Ped to the Metairie Road corridor, in conjunction with the Future Land Use change to NMU, provides both a long-range vision as well as an implementation tool for ensuring the preservation and enhancement of Metairie Road as a historic, walkable neighborhood and a Parishwide destination for shopping, dining, and recreating. The CPZ-Ped will continue to be a tool for Metairie Road, as well as other traditionally developed commercial corridors throughout the Parish. Date Revised: 10/15/2015 Planning Department Page 24 Date Printed: 10/15/2015 Jefferson Parish, Louisiana ELP

25 Text Study Docket No. TXT-7-15 idgelake to Arlington etairie Road Jefferson Parish Planning Department October 22, 2015

26 10/22/2015 Jefferson Parish Planning Department 2 Ordinance No , Metairie Rd., Severn to Estes: Rezoned and redesignated Future Land Use Most properties rezoned from C-2 General Commercial to C-1 Neighborhood Commercial Development sites overlaid with CPZ Commercial Parkway Overlay Zone CPZ tweaked with interim standards adopted under Council Resolution No FLU changed from CMU Community Mixed Use and LIC Low Intensity Commercial to NMU Neighborhood Mixed Use Background

27 Resolution No , Metairie Rd., Ridgelake to Arlington Authorized Planning Dept. and PAB to conduct a study of zoning and FLU of properties zoned H-1, C-1, GO-1, and GO-2 along Metairie Road between Ridgelake Drive and Arlington Drive with the intent of establishing procedures, requirements, criteria, and enhanced development standards that encourage and preserve the historic pedestrian-friendly neighborhood development pattern of Metairie Road; and established interim development standards that required site plan review and CPZ-type enhancements tudy Call 10/22/2015 Jefferson Parish Planning Department 3

28 What is the Commercial Parkway Overlay Zone (CPZ) and Why Does it Need to be Tweaked for Metairie Rd.? Adopted in 1988 and applied to Veterans Blvd. Added to other major roads later Requires site plan review, landscaping and buffering, and reduced signage to promote Better site design Compatibility between uses More attractive streetscapes Encourages a more suburban development pattern Good for streets like Veterans Not a good fit for older roads like Metairie Rd. which has traditional elements PZ 10/22/2015 Jefferson Parish Planning Department 4

29 Metairie Road History One of the oldest roads in the New Orleans area, constructed along natural levee Originally utilized as a foot path by Native Americans In early 1900s road paved and electric streetcar installed Small scale retail development flanked by upscale housing tracts Similar in many ways to every small town s main street with easy access to goods and services 10/22/2015 Jefferson Parish Planning Department 5

30 General Patterns Residential Strong, vibrant base Stable R-1A & R- 1B zoning abutting commercial corridor Civic Active public realm Parks and green space Historic interest Strong institutional presence in schools and religious uses Public Relatively low speeds & narrow street widths Nearby accommodations for cyclists Existing public transit Established tree canopy 0 10/22/2015 Jefferson Parish Planning Department 6

31 General Patterns Commercial Existing commercial uses are inconsistently developed, demonstrating the conflict between traditional development and current zoning regulations. Large stand-alone stores or strip centers Newer developments, consistent with C-1 regulations Parking and some landscaping provided Abundant pavement Limited relationship to the street Small-scale retail Traditional developments Limited parking and landscaping Define street edge More pedestrian accessible 10/22/2015 Jefferson Parish Planning Department 7

32 idgelake to Arlington Zoning Primarily C-1 Neighborhood Commercial (60%) Other zoning districts include R-1A, GO-1, GO-2, R-3, and H-1 10/22/2015 Jefferson Parish Planning Department 8

33 Ridgelake to Arlington Residential uses interspersed among commercial uses Causeway Boulevard Comprised primarily of retail, services, offices, and other neighborhood amenities less than 5,000 square feet in size. Existing Land Use % 17 19% Vacant or undeveloped 15 16% Single-family dwelling 13 14% Offices, professional services 11 12% Two-family dwellings 7 8% Multi-family dwelling 6 7% Billboards 4 4% Institutional 4 4% Food services 3 3% Infrastructure 3 3% Service and Repair 2 2% Intense service and repair 1 1% Gas Stations 1 1% Banquet Hall 1 1% Parking Lot 1 1% Bars 1 1% Three-family dwelling 1 1% Total % 86% of current uses are conforming with underlying zoning district Non-conforming uses include bars, billboards, intense service and repair and multi-family (4+) housing 10/22/2015 # Small retail, services, salons 16% of development sites are vacant or undeveloped Severn Avenue Land Use Jefferson Parish Planning Department 9

34 Ridgelake to Arlington Setbacks Severn Avenue Causeway Boulevard Approximately 50% of occupied commercial buildings have a front setback of 20 feet or less. 34% of existing commercial buildings have a 0-10 front setback Zoning prohibits building near the street Large minimums and no maximum front yard setback Minimum front yard R3 25 feet C1 20 feet GO1 20 feet GO2 20 feet Existing zoning requires buildings locate away from the street, counter to traditional corridor development pattern 10/22/2015 Jefferson Parish Planning Department 10

35 Ridgelake to Arlington FLU Primarily LIC Low Intensity Commercial: 75% of sites LMR Low-Medium Density Residential and PUB Public on some sites 10/22/2015 Jefferson Parish Planning Department 11

36 Proposed Future Land Use NMU 10/22/2015 Jefferson Parish Planning Department 12

37 Zoning & FLU Conclusions No change is needed to the underlying zoning, which is majority C-1. Site plan review and design standards are appropriate along Metairie Road. Existing CPZ does not cover all of Metairie Road, but its current version is not intended for the mix of small-scale, neighborhood commercial and residential uses. A new version of the CPZ, providing enhanced design and development regulations for smaller-scale commercial corridors, will promote and enhance Metairie Road s traditional neighborhood character. The Future Land Use of NMU is consistent with the existing mix of residential and commercial zoning. 10/22/2015 Jefferson Parish Planning Department 13

38 Commercial Parkway Pedestrian Overlay 10/22/2015 Jefferson Parish Planning Department 14

39 Proposed CPZ-Ped Regulations Overlay Zone District Name: Commercial Parkway Pedestrian (CPZ-Ped) Overlay Zone Goals: Enhance compatibility between residential and nonresidential uses through the use of buffers along property lines Encourage development and physical design characteristics of pedestrian-oriented, storefront-style shopping streets Continue to accommodate mixed-use buildings with neighborhood-serving retail, service, and other uses on the ground floor and residential units above Promote health, safety, and general welfare Applicability Apply the CPZ-Ped on corridors, or portions thereof, that exhibit traditional streetscape features including two (2) commercial subareas along Metairie Road between Severn Avenue and Arlington Dr. Underlying zoning establishes permitted uses 10/22/2015 Jefferson Parish Planning Department 15

40 No parking within front setback (same for corner side) 10/22/2015 Jefferson Parish Planning Department 16 Proposed CPZ-Ped Dimensional Standards Building height, lot width and depth, side and rear yard setbacks same as underlying zoning district Standard Building Height Lot width Lot depth C-1 Requirement Max. of 45 ft. Min. of 50 ft. Min. of 100 ft. Side yard setback Rear yard setback 5 ft. when abutting residential, 10 ft. on corner lots 20 ft. when abutting residential Building height limited to 35 feet if front or corner side setbacks less than 10 feet. Front setback minimum of 5 feet and maximum of 10 feet (same for corner side)

41 Proposed CPZ-Ped General Development Standards Principal entry oriented toward the street or a plaza, square, or sidewalk (not parking lot) Transparency of street-facing facades: windows and doors comprise minimum of 70% of the ground floor between the elevations of 2-10 ft. Awnings and canopies encouraged Outdoor seating areas permitted At least 80% of street-facing facades constructed of brick, stone, stucco, textured masonry, wood, or architectural pre-cast concrete 10/22/2015 Jefferson Parish Planning Department 17

42 Proposed CPZ-Ped Landscaping Standards Street trees required if setback allows Street trees may be grouped or clustered to support green infrastructure design Landscaping required: within the front setback within any area located between a parking lot or service area and a street along side and rear yards that abut residential zoning districts (minimum of 5 ft. in width) within parking lots, when practical 10/22/2015 Jefferson Parish Planning Department 18

43 10/22/2015 Jefferson Parish Planning Department 19 Proposed CPZ-Ped Standards for Signs Same as the underlying zoning district, except no new pole signs are allowed Standard C-1 Requirement # Detached Signs 1 detached/ development site # Attached Signs 1 attached/ business Area of Attached Signs Sites with additional frontage 3 SF/ Linear ft. building frontage OR 15% of building frontage elevation area (lesser value) Additional attached sign area of 1.5 SF/ linear foot of secondary building frontage OR 7.5% of secondary building frontage elevation area (lesser value) Only permitted for theaters and have max. Freestanding marquees area of 200 SF # EVM Signs 1 EVM/ development site Area of EVM Signs Max. of 25 SF Residential proximity of EVM signs Min. of 150 ft. from any residential district New roof signs prohibited New pole signs prohibited; instead, a monument sign is allowed not exceeding 10 ft. in height and 50 sq. ft. in area per site EVM signs allowed as part of monument sign If the site has frontage on and is oriented to a major roadway EVM portion is limited to a max. area of 25 sq. ft. or 50% of allowed sign area, whichever is less

44 Proposed CPZ-Ped Standards for Franchise Architecture Stock building plans and typical corporate or franchise designs prohibited Applicant provides photos and plans of atypical tenant buildings built elsewhere, including in New Orleans All building facades given equal design consideration Design and materials compatible with surrounding development 10/22/2015 Jefferson Parish Planning Department 20 * Santa Barbara, CA image courtesy of flikr.com

45 Proposed CPZ-Ped Standards for Auto-Oriented Uses Drive-in or Drive-through Facilities Minimum site area of 10,000 SF When adjacent to residential uses: Stacking boxes, order boxes, drive-up windows set back min. of 80 ft. from nearest residential district Sites designed to prevent lighting from intruding upon residences Pedestrian access requirements Customer entrance(s) provided (public sidewalk and parking lot access) Pedestrian walkways distinguished through paving, design, and landscaping Stacking lanes Not permitted between principal building and street or adjacent to seating or play areas Escape lanes encouraged, as well as stacking lanes starting at rear of site 10/22/2015 Jefferson Parish Planning Department 21

46 Proposed CPZ-Ped Standards for Auto-Oriented Uses Filling, Gas or Service Stations Accessory service and repair operations Shall occur within enclosed building Service bay doors shall not face residential districts Fuel pumps and canopied areas Fuel pumps and pump islands set back min. of 15 feet from property lines Fuel pumps and canopied areas not located between principal building and street Canopies shall be architecturally compatible with principal building Lighting fixtures on underside of canopy shall be recessed 10/22/2015 Jefferson Parish Planning Department 22

47 Proposed CPZ-Ped Standards for Auto-Oriented Uses Filling, Gas or Service Stations Access and orientation Principal building oriented toward street Canopy located to rear or side Residential buffering Masonry wall between 3-8 ft. in height and landscaping required along all property lines abutting residential districts CONCEPTUAL SITE LAYOUT: GAS STATION * Source: City of Brampton, CA March /22/2015 Jefferson Parish Planning Department 23