CITY PLANNING COMMISSION CITY OF NEW ORLEANS MITCHELL J. LANDRIEU MAYOR ROBERT D. RIVERS EXECUTIVE DIRECTOR LESLIE T. ALLEY DEPUTY DIRECTOR City Planning Commission Staff Report Zoning Docket 053/18 Executive Summary Applicant: Request: Location: Narinder Gupta Retirement LLC This is a request for a planned development in an HU-RD1 Historic Urban Two- Family Residential District to allow the adaptive re-use of an existing institutional structure as a multiple-family residence. 1205 Louisiana Avenue Summary of Proposal: Zoning Docket 053/18 request is for a planned development in an HU-RD1 Historic Urban Two-Family Residential District. The applicant proposes to renovate a former convent turned daycare into a 9-unit apartment building. The plans propose 4 units on both the first floor and second floors, and one unit on the third floor. Eight of the proposed units would be one-bedroom and one unit would be a two-bedroom. The applicant is proposing an off-street parking area in the rear of the site that would be accessed by driveway from Camp Street. The applicant is also proposing the removal of a significant amount of impervious surfaces throughout the site, and plans to plant grass and landscaping, and permeable paving systems for walkways and the parking area. The renovation of the exterior of the structure will be reviewed by the State Historic Preservation Office. Due to its relatively small size, the multi-family dwelling would likely be fairly moderate in the overall levels of activity, noise, traffic, and parking demand it would generate. Additionally, the renovation will enable a vacant, architecturally significant institutional building to return to use, which will benefit the area. The staff believes that the request is compliant with the Master Plan and the general purpose and intent of the applicable zoning district regulations, and therefore supports the application. ZD 053/18 1
Recommendation: The staff recommends APPROVAL of Zoning Docket 053/18, a request for a Planned Development in an HU-RD1 Historic Urban Two-Family Residential District, subject to eleven (11) provisos. Reasons for Recommendation: 1. Due to its small size, the multi-family dwelling would be fairly moderate in the overall levels of activity, noise, traffic, and parking demand it would generate. Additionally, the renovation will enable a vacant, architecturally significant institutional building to return to use, which will benefit the area. 2. The proposal is consistent with the Plan for the 21 st Century. ZD 053/18 2
City Planning Commission Meeting CPC Deadline: 7/07/18 Tuesday, May 8, 2018 CC Deadline: 60 days from receipt Council District: B - Banks Zoning Docket: 053/18 PRELIMINARY STAFF REPORT To: City Planning Commission From: Robert Rivers, Executive Director Stephen Kroll, Planning Administrator Prepared by: Larry W. Massey, Jr. Date: May 1, 2018 I. GENERAL INFORMATION Applicant: Request: Location: Narinder Gupta Retirement, LLC This request is for a planned development in an HU-RD1 Historic Urban Two- Family Residential District to allow the adaptive re-use of an existing institutional structure as a multiple-family residence. The petitioned property is located on Square 275, Lot 9B, in the Sixth Municipal District, bounded by Louisiana Avenue, and Camp, Toledano, and Chesnut Streets. The municipal address is 1205 Louisiana Avenue. (PD2) Description: The petitioned site consists of one rectangular lot measuring a width of 80 feet at Louisiana Avenue, and a depth of 200 along its interior side lot line and corner side property line fronting Camp Street, and contains an area of 16,000 square feet. The existing structure which occupies the site was formerly used by the School Sisters of Notre Dame convent and later by the Louise Day Care Center. The building is set back approximately 51 feet from the site s Louisiana Avenue property line, and 4 feet 11 inches from its Camp Street corner side property line. The building has a setback of approximately 47 feet 3 inches from the site s rear property line, and 4 feet 5 inches from its interior side property line. Off-street parking for this site has historically been provided to the rear of the site, and accessed from a driveway from Camp Street. ZD 053/18 3
Figure 1: Former Louise Day Care Center The applicant proposes to renovate the existing structure into a 9-unit apartment building. The plans propose 4 units on each of the first and second floors, and one unit on the third floor. The applicant is proposing 9 off-street parking spaces that would be accessed from Camp Street. Although the HU-RD1 District does not generally allow multiple-family residences, the adaptive re-use of an institutional structure as a multiple-family residence is allowed under a planned development in accordance with Article 5, Section 5.3.A.2 of the Comprehensive Zoning Ordinance. Why is City Planning Commission action required? The City Planning Commission is required to make a recommendation on all planned development applications prior to City Council action, in accordance with Article 4, Section 4.4.E.3 Action by the City Planning Commission of the Comprehensive Zoning Ordinance. II. ANALYSIS A. What is the zoning of the surrounding areas? What is the existing land use? And how are the surrounding areas used? The subject site is located on the upriver edge of the Garden District neighborhood and within the Garden District local historic district. An HU-RD1 Historic Urban Two- Family Residential District covers most of the interior of this neighborhood, and is bookended along Saint Charles Avenue by a HU-RM1 Historic Urban Multiple Family Residential District and along Magazine Street by two HU-B1 Historic Urban Neighborhood Business Districts. The interior of the Garden District neighborhood is ZD 053/18 4
noteworthy for large, single-family homes dating from the mid-19 th century to the early- 20 th century, generally on large lots. While these large single-family residences are more prominent, the neighborhood also features a number of two-family residences, typically shotgun doubles, often on smaller lots. The edges of neighborhood have a broader mix of uses, particularly along Magazine Street which is lined with neighborhood-scale retail stores and restaurants. Saint Charles Avenue between Louisiana and Jackson Avenues is more characterized multiple-family residential structures, which range from smaller twostory structures to multi-story condominium buildings. Louisiana Avenue between Saint Charles Avenue and Magazine Street is mostly residential. The exceptions are the commercial nodes at its intersections with Saint Charles Avenue and Magazine Street. The subject site is one of three sites located on this block face of Louisiana Avenue that were historically associated with the Our Lady of Good Counsel Church. The church is located on the Chestnut Street corner of the block and was recently renovated and reopened for service after a brief period of being closed. The structure in the middle of this block was once the Our Lady of Good Counsel School. This school building was constructed in 1924 and operated as such until approximately 1996. The school building remained vacant for 20 years prior to it being sold and renovated into a 22-unit multiplefamily building. The site that is the subject of this request is located on the corner of Louisiana Avenue and Camp Street, adjacent to the renovated former school building. This site was originally constructed as a single-family dwelling in 1859, referred to as the Bach House 1, until it was converted into a convent sometime between 1896 and 1909 for the School Sisters of Notre Dame, who staffed the neighboring school. The building ceased operation as a convent in 1969 and had a brief stint as a Montessori school in the early 1970 s before being converted into the Louise Daycare Center in 1975. This building was occupied by this use until just before it was sold in 2017 to the applicant 2. Figure 2: Photos from the opening of the Louise Daycare Center in 1975 3 1 Old house, New Use. The States-Item. January 28, 1977. A-4. 2 City records show that last license for a daycare issued for the site expired 12-31-2016. 3 Old house, New Use. The States-Item. January 28, 1977. A-4. ZD 053/18 5
B. What is the zoning and land use history of the site? Zoning: Land Use: 1929 - A One- & Two-Family District 1953 - B Two-Family District 1970 RD-2 Two-Family Residential District 2015 (prior to 8/12/2015) RD-2 Two-Family Residential District 1929 Public and Semi-Public Property 1949 Public and Semi-Public Property 1999 Institutional 4 C. Have there been any recent zoning changes, conditional uses or planned developments in the immediate area? If so, do these changes indicate any particular pattern or trend? In the past five years, there have been the following requests for zoning actions (including zoning changes, conditional use permits, and planned development districts) for properties located within 1,800 feet (approximately five blocks) of the site which the staff considers to be relevant to the current application: Zoning Docket 005/16 was a request for a Planned Development in an HU-RD1 Historic Urban Two-Family Residential District to allow the adaptive re-use of an existing institutional structure as a multiple-family residence. The municipal address is 1215 Louisiana Avenue. The City Planning Commission recommended approval, which was subsequently approved by the City Council. This site is located on the same block as the subject site. The majority of zoning dockets in the five-block vicinity of 1205 Louisiana Avenue are mostly related to restaurants and alcohol sales for commercial establishments along Magazine Street. In 2016, the former Good Counsel School building was approved for a Planned Development to renovate the building as a multiple-family dwelling. The former school building was renovated to house 22 housing units. Similar to the former convent and Louise Day Care Center building, the Good Counsel School building had a long history of institutional use by the Catholic Church and was recently sold for redevelopment. 4 The 1999 Land Use Plan presented a generalized indication of land uses, and was not lot-specific. ZD 053/18 6
D. What are the comments from the design review staff? Existing Conditions Figure 3. Historic Sanborn Maps Site Conditions The petitioned property is one rectangular lot measuring 80 feet in width, 200 feet in depth, and containing 16,000 square feet. The lot is located at the corner of Louisiana Avenue and Chestnut Street in the Garden District Local Historic District (which is a partial control district). The underlying zoning district of the site is HU-RD1 Historic Urban Two-Family Residential District. Building Conditions The site is developed with a three-story structure that was originally built as a single-family residence in 1859. The original part of the structure includes the portions closest to the site s Louisiana Avenue and Camp Street frontages. Sometime between 1909 and 1951, an additional wing was constructed near the interior side lot line, mirroring the original wing along Camp Street. The existing building contains 12,848 square feet of gross floor area. Existing floor plans were not submitted with this planned development application, so it is not clear how the existing space is divided. The applicant did state that the entire structure was utilized as a day care center. Proposed Conditions Site Conditions The site conditions will generally not be changed. The building will not be expanded and the parking area will continue to be in the rear of the site. The only significant change to the site would be the removal of impervious surfaces on the site ZD 053/18 7
and the installation of permeable surfaces or grass and landscaping. The front yard is mostly occupied by play surfaces that once supported playground equipment for the daycare center, and the parking area and courtyard are currently fully paved. The courtyard and front yard areas are both proposed to be lawn areas, and all walkways and the parking area are proposed to be constructed of a permeable paving system. The total area of these proposed permeable spaces is discussed in more detail in the Bulk Regulations section of this report. Additional changes to the site include the installation of 9 condensing units between the building and the interior side property line. Article 20, Section 21.6.T requires that all ground-based mechanical equipment be set back a minimum of 3 feet from any side lot line where at least 2 feet of that distance remains open to the sky. The location of this equipment would be 6 feet 5 inches from the side property line, all of which appears to be open to the sky. Building Conditions The applicant seeks to convert the existing 12,848 square foot building into a multiplefamily residence containing a total of 9 dwelling units. A multiple-family residence is not a permitted use within the HU-RD1 District, and thus, the applicant is seeking approval of a planned development in order to permit such a use. Per Article 5, Section 5.2.B.2, planned developments are allowed within the Historic Urban Residential Districts when they involve the adaptive reuse of institutional, industrial or commercial structures. In order to qualify for the Planned Development in a Historic Urban Residential District, Article 5, Section 5.2.C.2 requires former institutional buildings to have a minimum of 10,000 square in gross floor area, which is exceeded by the subject of this application. The applicant is proposing a total of 9 dwelling units. Four units are proposed on both the first and the second floors, all of which are one-bedroom units. The only twobedroom unit is located on the third floor of the building. The units on the first and second floors mirror each other and range from 700 to 750 square feet for the units on the wings closest to the side property lines, and approximately 982 square feet and 1,148 square feet in area for the units located near the Louisiana Avenue side of the property. In the current proposal, the front porch and balcony areas would be shared by the units and accessed by common corridors in the interior of the building. ZD 053/18 8
Figure 4. Floor plans The applicant notified the staff that the renovation will be utilizing historic tax credits and will be reviewed by the State Historic Preservation Office (SHPO). The renovation of the building will include the removal of unnecessary mechanical equipment and wiring that were added to the building throughout its history. Some of this work has already been done, with the removal of the window mounted air conditioning units. 5 Figure 5. Camp Street side of building prior to interior demolition work 5 Demolition of interior furnishings, window units, and fixtures authorized by permit number 18-02635-DEMI on January 24, 2018. ZD 053/18 9
Base zoning district standards The petitioned site is located within the HU-B1 Neighborhood Business District and is subject to the requirements of Article 11, Section 11.3 - Site Design Standards of the Comprehensive Zoning Ordinance. Bulk Regulations The subject site and building are existing, so the dimensions of the lot and the building s height are grandfathered because there are no proposed changes to these conditions. The applicant is proposing changes that affect the permeability of the site, including the installation of a permeable parking system and lawn areas in the front yard, side yards, and courtyard area. Currently, the front yard is mostly occupied by two pads that once provided a base for playground equipment for the daycare center. The applicant plans to remove these playground pads and plant grass in their place (labeled lawn on the site plan). Access to the primary entrance facing Louisiana Avenue will be provided by a permeable sidewalk across the lawn to the building. Article 11, Section 11.3.A.1 (Table 11-2A) allows no more than 40% of front yards to be impervious. Only the steps which project 5 feet into the front yard are made of impervious surface, so nearly the entire front yard area will be made of permeable materials. The HU-RD1 District also sets a maximum of 40% of corner side yards that can be made of impervious materials. Similar to the proposed front yard area, the applicant is proposing a lawn between the building and the corner side property line, and permeable systems for both the parking area and internal walkways. The proposal is compliant. Article 11, Section 11.3.A.1 (Table 11-2A) requires that sites provide 30% of their total lot area as permeable open space, which include areas open to the sky that are landscaped or grassy, or contain permeable hard surface areas for residents. Permeable area for parking is not included in this calculation. The proposed permeable open space area include the lawn area along the front and sides of the building, and the open lawn area and landscaping in the site s courtyard. The total permeable open space proposed for this site equals 49% of the total lot area. Also applicable to this proposal by Article 11, Section 11.3.A.4 is the required open space for townhouses and multi-family dwellings in Historic Urban Residential Districts. These requirements are intended to provide private or common open space for residents of a multi-family residential building, and can include decks, balconies, or landscaping, to name a few. Multi-family dwellings in this district must provide a minimum of 120 square feet of usable on-site open space per dwelling unit. Including the front lawn area, portions of the corner side yard that are at least 7 feet in depth, the landscaped courtyard area, and certain common areas that also meet the 7-foot depth requirement, the proposed development would provide approximately 681 square feet of open space per dwelling unit proposed. The applicant does not intend to expand the building beyond its existing footprint. In addition, Historic District Landmarks Commission approval is not required because this would be considered a renovation, and in this partial control local historic district, the ZD 053/18 10
HDLC only has jurisdiction over demolitions. The applicant has applied to receive historic tax credits for the restoration, and thus is subject to the approval of the State Historic Preservation Office of the National Park Service. To ensure the Department of Safety and Permits does not issue building permits that are contradictory to the requirements of the planned development, the staff recommends the following proviso: The Department of Safety and Permits shall issue no building permits or licenses for this project until final development plans are approved by the City Planning Commission and recorded with the Office of Conveyances. Failure to complete the planned development process by properly recording plans within a one year time period or failure to request an administrative extension as provided for in Article 4, Section 4.4.I of the Comprehensive Zoning Ordinance will void the conditional use approval. Minimum Yard Requirements According to the plans submitted by the applicant, the school building is set back 51 feet 2 inches from the front property line along Louisiana Avenue. The building has an existing setback of 4 feet 5 inches from its interior lot line and 4 feet 11 inches from the corner side property line along Camp Street. The rear of the existing building is no closer than 47 feet 3 inches from the rear lot line, providing an area where the parking facilities for the building have historically been located. All yard areas are existing and are grandfathered to the site. Building Design Standards The building design standards in Article 11 are intended primarily to require a strong relationship between structures and the right-of-way. Requirements include a clearly identifiable entry from the public street to the primary entrance, architectural interest that strongly relates to the public street, and the avoidance of the appearance of blank walls facing the street. These building design features, in general, have been fundamental to quality urban design for centuries, and as with most structures of this age, this building does meet all of these requirements. Parking and Loading The required and proposed parking and loading facilities are detailed in Section D of this report. Landscaping Per Article 23, Section 23.3.A.1, a landscape plan is required for this planned development because it is proposing a multi-family dwelling with more than 6 units. The applicant has not submitted a landscape plan for the site, but is indicating the planting of several new trees between the building s courtyard and the parking area at the rear of the ZD 053/18 11
property. The applicant is also proposing lawn areas in the site s front yard and courtyard, but does not specify what this will entail. Building foundation landscaping is not required for this development because it does not have a corner side yard of 10 feet or greater and it does not have parking in the front of corner side yard. The parking lot landscape requirement of Article 23, Section 23.7.A are applicable because over 50 percent of the lot will be reconstructed. Section 23.7.A.5 requires existing parking lots to comply with the landscaping requirements to the extent that is feasible and continue to comply with the parking regulations of the CZO. Article 23, Section 23.7.B requires perimeter landscaping with a minimum width of 5 feet. The applicant is currently proposing no landscaping along the perimeter of the parking area. The staff believes that because several parking stalls are proposed in locations that are not allowed by the CZO, that the arrangement of the parking lot can be adjusted in order to provide the 5-foot buffer yard on the Camp Street side of the property. The interior landscaping requirements for parking lots do not apply to this site because fewer than 10 off-street parking spaces are proposed. The staff proposes the following provisos: In accordance with Article 23, Section 23.7.B, the applicant shall revise the plans to include a 5-foot buffer yard between the proposed parking area and the Camp Street corner side property line, subject to the review and approval of the City Planning Commission staff. The plans submitted to the City Planning Commission for final approval shall include a landscaping plan that complies with Article 23, Section 23.3.B of the Comprehensive Zoning Ordinance. The landscape plan shall be prepared by a licensed Louisiana landscape architect. This landscape plan shall indicate the following: a. the genus, species, size, location, quantity, and irrigation of all existing and proposed plant materials within both the common areas and the street rights of-way within the site, with applicable remarks and details; b. compliance with all applicable landscape regulations in Article 23 and elsewhere in the Comprehensive Zoning Ordinance including parking lot landscaping in Article 23, Section 23.7 and buffer yard landscaping in Article 23, Section 23.8; Signage No proposed signage has been submitted to date as part of this request. Pursuant to Article 24, Section 24.11.E, one multi-family identification sign is permitted per multifamily use in order to identify the name of the development and address, but limited to 24 square feet in area. If the planned development is approved, the staff recommends the following proviso: The plans submitted to the City Planning Commission for final approval shall indicate the type, location, size, and materials of all signage. All signage shall conform to the requirements of Article 24 of the Comprehensive Zoning Ordinance, subject to the review and approval of the City Planning Commission staff. ZD 053/18 12
Screening The applicant also plans to locate the dumpster and enclosure along the interior side property line in the parking area. Historic aerial imagery shows that the daycare center located its dumpster along the Camp Street property line with no fencing to screen it. Article 23, Section 23.13.A requires that dumpsters be fully enclosed on 3 sides by a fence or wall with a minimum height of 7 feet. The applicant is proposing a new 7-foot wood fence enclosure. The proposed location of the dumpster does not appear to be accessible if the two spaces adjacent to it are occupied. The staff discusses in greater detail certain conflicts the current parking configuration has with the requirements of the Comprehensive Zoning Ordinance which would require the reorganization of some spaces on the site. The staff believes the dumpster area should be located in an area that will not be blocked by parked vehicles, and recommends the following provisos: The applicant shall submit revised plans indicating a location for the trash storage area that is not blocked by adjacent parking spaces, subject to the review and approval of the City Planning Commissions staff. In accordance with Article 23, Section 23.13.C.1 of the Comprehensive Zoning Ordinance, the plans submitted to the City Planning Commission for final approval shall indicate the location of the trash receptacle which may be within an enclosed structure or screened by a seven foot (7 ) opaque fence with latching gates. At no time, excepting trash collection days, shall trash be stored as to be visible from the public rights-of-way. Right-of-Way Improvements The sidewalks and curbing along Louisiana Avenue adjacent to the site are in good condition and appear to have been recently resurfaced. In contrast, the sidewalks along the Camp Street frontage are not in good condition and should be repaired. There is one mature oak tree planted within the right-of-way adjacent to the site on Louisiana Avenue. The portion of the Camp Street right-of-way between the sidewalk and travel lane is unimproved and appears to be mostly compacted gravel, which would not be suitable for tree plantings. The applicant intends to utilize the existing driveway on Camp Street to access the site s parking area. The staff proposes the following proviso: The applicant shall replace and/or repair the sidewalk adjacent to the subject site. The developer shall secure the approval of the Department of Public Works for any improvements to the adjacent public right-of-way, including sidewalks, curbing, and curb cuts, and any other modifications to the surrounding public rights-of-way. When submitting plans to the City Planning Commission for final approval, the developer shall provide documentation of all required approvals by the Department of Public Works. There is a significant amount of on-street parking spaces on both sides of Camp Street adjacent to the property. Additionally there is a Passenger Zone designated in front of the subject site, presumably for pick-up and drop-off for the former daycare center. This ZD 053/18 13
passenger zone is no longer necessary, and its removal could provide two to three additional on-street parking spaces. In discussions with City Planning staff, the Department of Public Works has agreed that the passenger zone should be removed and plans to submit this request soon. Use Standards Article 20 does not contain any use standards for multiple-family dwellings. D. What impact will the proposed planned development have on the transportation system, if any? What are the off-street parking and off-street loading requirements? Can they be provided on site? If not, is a waiver required? Traffic The site s frontage is located on Louisiana Avenue, which is an arterial that runs between Tchoupitoulas Street and South Claiborne Avenue. Almost the entire length of Louisiana Avenue is currently undergoing a construction project as part of the Southeast Louisiana Drainage program to improve the area s stormwater drainage. This project is expected to be complete December 2018 6. Prior to construction, Louisiana Avenue was a divided arterial with two river-bound travel lanes, two lake-bound travel lanes, and a neutral ground that measured a width of approximately 18 feet. Upon the completion of the project, the Department of Public Works stated to the City Planning Commission staff that the Louisiana Avenue will be reduced on the riverside of Prytania Street to one travel lane in each direction, a bicycle lane in each direction, and a parking lane on each side of the street. Vehicular Parking Parking for the site was historically provided in the paved area behind the daycare center. The parking area is currently accessed by a driveway from the site s Camp Street frontage. The applicant is proposing to use the existing driveway to access the parking area which is proposed to be reconstructed with a plastic grid paving system. Section 121.7 of the building code allows plastic grid paves to be used for parking stalls, but not for driving lanes. The code does allow permeable interlocking unit paver or permeable articulating concrete blocks for driving lanes. The staff recommends the following proviso: The drive aisles in the off-street parking areas shall be revised to meet the requirements of Section 121.7 of the Building Code. The immediate previous use of the property was a children s daycare center. The staff calculated the number of parking spaces that are required for daycare centers and how many legal spaces were provided on the site. The results of these calculations are shown 6 According to the SELA Orleans Southeast Louisiana Urban Flood Control Program website accessed 4/12/2018: http://www.swbnosela.com/projects/project.aspx?jobsite=louisiana%20avenue%20canal&project=canal ZD 053/18 14
below in Table 2 7. The applicant is proposing 9 off-street parking spaces, but the location of a few of these spaces is problematic relative to the requirements of the CZO. The parking space closest to the Camp Street frontage is located in the corner side yard setback, which is prohibited in Article 11, Section 11.3.B.3. Additionally, the two parking spaces closest to the interior side lot line are designed in a manner that vehicles would be required to reverse directly into the public right-of-way. Article 22, Section 22.8.D requires that parking areas allow the driver of the vehicle to proceed forward into traffic rather than back out. Table 1: Grandfathered parking calculation Calculation of Grandfathered Parking Provision Immediate previous use: Required parking 26 Immediate previous use: Actual parking 7 Grandfathered 19 New use: Required parking 9 New use: Actual parking 7 New use: Parking deficiency 2 New use: Parking deficiency 2 Grandfathered parking 19 New use: Additional required spaces None Based on the parking requirement of the immediate previous use of the site compared to the number of spaces that were actually provided, 19 spaces are grandfathered to the site. This exceeds the 9 spaces that are required for the new use as a nine unit multi-family residence. Therefore, the applicant is not required to provide any off-street parking spaces for the proposed multi-family use of this structure. The staff does believe that the current proposed configuration of the parking area can be reconfigured to accommodate at least 7 and possibly 9 off-street parking spaces and meet the setback and parking location requirements of the CZO. In addition, Article 22, Section 22.8.D requires that singleloaded parking modules with two-way traffic have a minimum width of 42 feet. The current parking module measures a width of 41 feet 10 inches, 2 inches shy of the requirement. The staff recommends the following proviso: The applicant shall revise the configuration of the off-street parking areas to maximize the number of spaces and comply with the requirements of the Comprehensive Zoning Ordinance, subject to the review and approval of City Planning Commission staff. 7 Staff confirmed this calculation of grandfathered parking spaces on 4/17/2018 in discussions with the Department of Safety & Permits. ZD 053/18 15
Bicycle parking Article 22, Section 22.4.A Table 22-1 requires 1 bicycle parking space per 5 dwelling units in a multiple-family dwelling. Additionally, 80 percent of these spaces must be long-term bicycle spaces, which must be covered and located in an area that is easily accessible from the public right-of-way. The proposal is required to provide a total of 2 bicycle parking space, both of which must be long-term bicycle parking. Long-term bicycle parking spaces must be located in a covered area that is easily accessible from the public right-of-way and building entrances. Additionally, required bicycle parking for residential uses may be provided in garages, storage rooms, and other resident-accessible, secure area, as provided in Article 22, Section 22.9.A. The applicant is currently proposing no bicycle parking spaces. The staff recommends the following proviso: The applicant shall provide a minimum of 2 long-term bicycles parking spaces in accordance with the design and location requirements of Article 22 of the Comprehensive Zoning Ordinance, subject to the review and approval of the City Planning Commission staff. Loading No off-street loading spaces exist or are proposed for the site. Pursuant to Article 22, Section 22.7.C, Historic Urban Neighborhoods are exempt from all off-street loading requirements. E. What are the comments from other agencies/departments/committees? Planning Advisory Committee The proposal was considered at the Planning Advisory Committee meeting on April 18, 2018. The representative of the Department of Parks and Parkways asked that the applicant provided protection for the existing mature tree on the site during construction activities. The Department of Parks and Parkways representative also stated that the paving in the Louisiana Avenue right-of-way between the sidewalk and curb should be restored to a grass strip, because the paving is no longer needed for passenger pick-up and drop-off purposes. The Committee passed a motion of no objection to the request, subject to further review by the Department of Parks and Parkways and the City Planning Commission. The staff believes that the protection of the existing oak tree on the site would further the intent of the Planned Development in Historic Urban Residential District because it would protect and enhance the natural environment to the greatest extent possible, consistent with one of the broad objectives of planned developments. The staff recommends the following proviso: The applicant shall submit plans indicating that protective fencing will be in place around the existing oak tree on the site during construction activities, subject to the review and approval of the Department of Parks and Parkways and the City Planning Commission. ZD 053/18 16
G. What effects/impacts would the proposed planned development have on adjacent properties? The proposed planned development abuts a two-family dwelling to its rear and a 22-unit multi-family dwelling to its side. The staff believes there will be no significant increase in impacts on the adjacent dwellings. The previous use of the site was a daycare center, which anticipates mainly daytime activity and can often have some traffic related impacts during peak pick-up and drop-off times. Though, given the size of the former daycare center, these impacts were probably minimal. The staff believes the proposed 9-unit multi-family renovation will produce no significant increase in impacts, and could decrease impacts associated with vehicles arriving and departing from the site because a small, multi-family use could generate fewer vehicular trips than a daycare center. This planned development would also help restore an architecturally significant institutional building to use, and is an example of why the Planned Development process exists. As outlined in this report, this building has significant history in the Garden District, and its renovation and use as a relatively small multi-family dwelling will further benefit and enhance this area. H. Compliance with approval standards The City Planning Commission recommendation and the City Council decision on applications for a planned development shall, on the basis of all information submitted, evaluate the impact of the planned development on and the compatibility of the use with surrounding properties and neighborhoods to ensure the appropriateness of the use at a particular location. The Commission and Council are required to specifically consider the extent to which the proposed use meets several approval standards contained in Article 4, Section 4.4.G Approval Standards of the Comprehensive Zoning Ordinance. In this section, the staff evaluates the application using those standards. The proposed planned development complies with the applicable standards of Article 5. This standard is met. Article 5, Section 5.2.B.2 states that planned developments are allowed within the Historic Urban Residential Districts when they involve the adaptive reuse of institutional, industrial or commercial structures. The subject site is located in an HU-RD1 Historic Urban Two-Family Residential District and is a proposal to convert a 159 year-old institutional structure into a multiple-family dwelling. Additionally, Article 5, Section 5.2.C.2, states that the structure must exceed 10,000 square feet in gross floor area, which the petitioned property meets. Finally, the lot would provide approximately 1,778 square feet per dwelling unit, which exceeds the minimum 800 square foot requirement of Article 5, Section 5.6.B (Table 5-1 Residential Standards for HU and HC Planned Developments). ZD 053/18 17
The proposed use at the specified location is consistent with the policies embodied in the adopted Master Plan. This standard is met. The proposal is consistent with the Plan for the 21st Century, commonly known as the Master Plan. Chapter 14: Land Use Plan of the Master Plan designates the future land use of the petitioned site as Residential Low Density Pre- War. The goal, range of uses, and development character for that designation are copied on the following page: RESIDENTIAL LOW DENSITY PRE-WAR Goal: Preserve the scale and character of pre-war (WWII) residential neighborhoods of lower density where the predominant use is single and twofamily residential and allow for compatible infill development. Discourage the development of additional multifamily housing that is out of scale with existing character. Range of Uses: New development generally limited to single, two-family, and new or existing multi-family dwellings that are compatible with the scale and character of the surrounding residential neighborhood, especially when located in proximity to major transportation corridors. Businesses, traditional corner stores, and mixed use may be allowed where current or former commercial use is verified. Agriculture, storm water management, and supporting recreational and community facilities (e.g. schools and places of worship) also allowed. Conversion to multifamily, neighborhood-serving commercial or mixed-use may be allowed for historical institutional or other nonresidential structures. Development Character: New development will fit with the character and scale of surrounding residential neighborhoods where structures are typically located on smaller lots and have minimal front and side setbacks. Allow the adaptive reuse of historic nonresidential structures with densities higher than the surrounding neighborhood through the planned development process. Allow higher residential densities when a project is providing significant public benefits such as long-term affordable housing. Incorporate risk reduction and adaptation strategies in the built environment The proposed re-use of the Louise Daycare Center to a nine unit multiple family residential use fits within the Range of Uses established in the Residential Low Density Pre-War future land use category because it would allow the conversion of an existing historic institutional building into a multiple family structure. Additionally, the structure has stood on this site since 1859, thus it fits in and has contributed to the character of this neighborhood for 159 years. Also important to note is that the proposal is well within the allowable density for the conversion of historic institutional buildings into multiple family dwellings, which the Development Character of this category specifically states can exceed that of surrounding properties through the Planned Development process. The proposal is consistent with the policies embodied in the Master Plan. ZD 053/18 18
The proposed planned development is compatible with and preserves the character and integrity of adjacent development and neighborhoods and, as required by the particular circumstances, includes improvements or modifications either on-site or within the public right-of-way to mitigate development-related adverse impacts. This standard is met. The subject building was constructed in 1859 and is a significant part of the character of this segment of Louisiana Avenue for almost two centuries. The proposed conversion of the former convent turned daycare into a multiple family dwelling will preserve this building in a manner that is historically appropriate and will allow this building to be occupied again. The development-related impacts of this project are expected to be minimal. Relative to a daycare center, the staff expects the proposed multi-family use of this building to generally have less activity, generate fewer vehicle trips, and will be able to provide off-street parking for the building in accordance with the requirements of the CZO. The applicant is also proposing to improve the conditions to the aging historic structure in accordance with the State Historic Preservation Office s review, and is planning to install a significant amount of permeable space in areas that are currently paved. Any proposed variance from zoning standards meets the approval standards of Section 4.6.F. The proposed planned development does not require any variances of the requirements of the Comprehensive Zoning Ordinance. III. SUMMARY Zoning Docket 053/18 request is for a planned development in an HU-RD1 Historic Urban Two-Family Residential District. The applicant proposes to renovate a former convent turned daycare into a 9-unit apartment building. The plans propose 4 units on both the first floor and second floors, and one unit on the third floor. Eight of the proposed units would be one-bedroom and one unit would be a two-bedroom. The applicant is proposing an off-street parking area in the rear of the site that would be accessed by driveway from Camp Street. The applicant is also proposing the removal of a significant amount of impervious surfaces throughout the site, and plans to plant grass and landscaping, and permeable paving systems for walkways and the parking area. The renovation of the exterior of the structure will be reviewed by the State Historic Preservation Office. Due to its relatively small size, the multi-family dwelling would likely be fairly moderate in the overall levels of activity, noise, traffic, and parking demand it would generate. Additionally, the renovation will enable a vacant building to return to its use, which will benefit the area. The staff believes that the request is compliant with the Master Plan and the general purpose and intent of the applicable zoning district regulations, and therefore supports the application. ZD 053/18 19
IV. PRELIMINARY STAFF RECOMMENDATION 8 The staff recommends APPROVAL of Zoning Docket 053/18, a request for a planned development in an HU-RD1 Historic Urban Two-Family Residential District, subject to eleven (11) provisos: Provisos 1. The Department of Safety and Permits shall issue no building permits or licenses for this project until final development plans are approved by the City Planning Commission and recorded with the Office of Conveyances. Failure to complete the planned development process by properly recording plans within a one year time period or failure to request an administrative extension as provided for in Article 4, Section 4.4.I of the Comprehensive Zoning Ordinance will void the conditional use approval. 2. In accordance with Article 23, Section 23.7.B, the applicant shall revise the plans to include a 5-foot buffer yard between the proposed parking area and the Camp Street corner side property line, subject to the review and approval of the City Planning Commission staff. 3. The plans submitted to the City Planning Commission for final approval shall include a landscaping plan that complies with Article 23, Section 23.3.B of the Comprehensive Zoning Ordinance. The landscape plan shall be prepared by a licensed Louisiana landscape architect. This landscape plan shall indicate the following: a. the genus, species, size, location, quantity, and irrigation of all existing and proposed plant materials within both the common areas and the street rights of-way within the site, with applicable remarks and details; b. compliance with all applicable landscape regulations in Article 23 and elsewhere in the Comprehensive Zoning Ordinance including parking lot landscaping in Article 23, Section 23.7 and buffer yard landscaping in Article 23, Section 23.8. 4. The plans submitted to the City Planning Commission for final approval shall indicate the type, location, size, and materials of all signage. All signage shall conform to the requirements of Article 24 of the Comprehensive Zoning Ordinance, subject to the review and approval of the City Planning Commission staff. 5. The applicant shall submit revised plans indicating a location for the trash storage area that is not blocked by adjacent parking spaces, subject to the review and approval of the City Planning Commissions staff. 8 Subject to modification by the City Planning Commission ZD 053/18 20
6. In accordance with Article 23, Section 23.13.C.1 of the Comprehensive Zoning Ordinance, the plans submitted to the City Planning Commission for final approval shall indicate the location of the trash receptacle which may be within an enclosed structure or screened by a seven foot (7 ) opaque fence with latching gates. At no time, excepting trash collection days, shall trash be stored as to be visible from the public rights-of-way. 7. The applicant shall replace and/or repair the sidewalk adjacent to the subject site. The developer shall secure the approval of the Department of Public Works for any improvements to the adjacent public right-of-way, including sidewalks, curbing, and curb cuts, and any other modifications to the surrounding public rights-of-way. When submitting plans to the City Planning Commission for final approval, the developer shall provide documentation of all required approvals by the Department of Public Works. 8. The drive aisles in the off-street parking areas shall be revised to meet the requirements of Section 121.7 of the Building Code. 9. The applicant shall revise the configuration of the off-street parking areas to maximize the number of spaces and comply with the requirements of the Comprehensive Zoning Ordinance, subject to the review and approval of City Planning Commission staff. 10. The applicant shall provide a minimum of 2 long-term bicycles parking spaces in accordance with the design and location requirements of Article 22 of the Comprehensive Zoning Ordinance, subject to the review and approval of the City Planning Commission staff. 11. The applicant shall submit plans indicating that protective fencing will be in place around the existing oak tree on the site during construction activities, subject to the review and approval of the Department of Parks and Parkways and the City Planning Commission. V. REASONS FOR RECOMMENDATION 9 1. Due to its relatively small size, the multi-family dwelling would likely be fairly moderate in the overall levels of activity, noise, traffic, and parking demand it would generate. Additionally, the renovation will enable a vacant building to return to its use, which will benefit the area. 2. The proposal is consistent with the Plan for the 21 st Century 9 Subject to modification by the City Planning Commission ZD 053/18 21
Zoning Map ZD053-18
Future Land Use Map ZD053-18
ZD053-18
TOTAL LAND AREA: 16,000 SQ. FT. PERMEABLE LAWN: 2,845 SQ. FT. PERMEABLE SIDEWALK: 324 SQ. FT. PERMEABLE LAWN: 3,305 SQ. FT. NON-PERMEABLE ROOF AREA: 4,926 SQ. FT. PERMEABLE LAWN: 1,107 SQ. FT. PERMEABLE PARKING: 3,493 SQ. FT. TERRELL 1050 S. JEFF. DAVIS PWY. FABACHER SUITE 241 NEW ORLEANS, LA, 70125 504 566 1320 TEL ARCHITECTS, L.L.C. TOTAL PERMEABLE AREA: 11,074 SQ. FT. (69.2% OF LOT AREA) TOTAL NON-PERMEABLE AREA: 4,926 SQ. FT. (30.8% OF LOT AREA) 2 A1.0 Permeability Key Plan scale: 3/32" = 1'-0" LOUISIANA AVENUE EXTG. POWER POLE LAWN EXISTING TREE EXISTING SIDEWALK PROPERTY LINE 80'-0" EXISTING WROUGHT IRON FENCE LAWN LAWN PERMEABLE SIDEWALK LAWN EXISTING TREE UP FRONT PORCH EXISTING WROUGHT IRON FENCE EXISTING WOOD FENCE LIVING 12'-5" x 17'-9" UP LIVING 17'-0" x 18'-2" LAWN UNIT 1B 811 SF PANTRY DW COMMON CORRIDOR KITCHEN / DINING 10'-0" x 17'-9" A/C PROPERTY LINE 200'-0" CONDENSING UNITS ON RAISED PLATFORM LAWN DW REF. KITCHEN / DINING 10'-10" x 17'-10" LIN. REF. A/C BATH 8'-9" x 8'-0" UNIT 1A 940 SF W/D WH W/D UTILITY 3'-6" x 7'-9" PANTRY WH CHESTNUT STREET (SIDE) REAR PORCH LINEN PROPERTY LINE 200'-0" BEDROOM 13'-9" x 12'-6" CLOSET BEDROOM 17'-0" x 13'-9" UP EXISTING SIDEWALK BATH 10'-2" x 8'-5" REAR SIDE PORCH CLOSET LIVING 14'-3" x 14'-8" REAR SIDE PORCH CLOSET BATH 7'-8" x 10'-10" LAWN UP LINEN UP KITCHEN / DINING 8'-6" x 14'-8" DW UNIT 1C 627 SF UP LAWN UP BEDROOM 10'-2" x 14'-10" REF. PAN. W/D LAWN BATH 7'-5" x 8'-3" LINEN A/C UNIT 1D 582 SF LIVING 11'-9" x 14'-10" EXISTING MASONRY FENCE PERMEABLE SIDEWALK LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE A/C CLOSET BEDROOM 12'-0" x 12'-0" DW PERMEABLE SIDEWALK PERMEABLE SIDEWALK KITCHEN 8'-9" x 11'-5" W/D EXISTING WOOD FENCE PANTRY REF. WH NEW TREES PERMEABLE SIDEWALK LAWN NEW 7'-0" HIGH WOOD FENCE ENCLOSURE PERMEABLE SIDEWALK EXISTING MASONRY FENCE 7 6 5 18'-0" 4 3 COMPACT 2 COMPACT 1 COMPACT 10'-0" PERMEABLE DUMPSTER PAD 12'-0" 8'-6" 8'-6" 9'-5" 8'-6" 8'-6" 7'-6" 7'-6" 7'-6" 2'-1" 8 9 23'-2" 8'-6" 8'-6" 18'-0" TRUEGRID GRAVEL FILLED POROUS PAVERS 100% PERMEABLE EXISTING MASONRY FENCE EXISTING AUTOMATIC GATE 14'-2" PROPERTY LINE 80'-0" 2'-2" TOLEDANO STREET (SIDE) APARTMENT CONVERSION 1205 LOUISIANA AVE. Louisiana New Orleans March 6, 2018 February 6, 2018 EXISTING CURB RAMP EXTG. CATCH BASIN EXTG. POWER POLE 1 A1.0 LAWN CAMP STREET EXTG. POWER POLE Proposed Site & First Floor Plan scale: 1/8" = 1'-0" EXISTING CURB CUT A1.0