DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : SUMMAR NO.: 4469 (S) Paul Johnston AT LARGE: A Chris Roberts B Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: HEARING: LAST MEETING DATE FOR ACTION: 03/09/16 03/16/16 03/3/16 03/31/16 04/06/16 07/7/16 LOCATION 10009 Jefferson Hwy., on Lots TP and 4-J (Proposed Lot 4-E-1), Colonial Farms Subdivision, Jefferson Parish, LA; bounded by Manguno Drive, Suzanne Drive, and Sauve Road. (Figure 1) OWNER/APPLICANT Westwego TEC, LLC; represented by Ed Voltolina ZONING/FUTURE LAND USE C-1 Neighborhood Commercial District/CPZ Commercial Parkway Overlay Zone and R-3 Multiple- Family Residential District/CPZ Future Land Use: LIC Low-Intensity Commercial REQUEST Whitney Bank proposes to occupy a tenant space and construct a drive-thru canopy with a variance to the area regulations of the CPZ, to provide a front yard of 9.44 ft. along Jefferson Hwy. where 0 ft. is required. FINDINGS 1. The petitioned site has 35.53 feet of frontage on Jefferson Hwy., 690 ft. of frontage on Sauve Rd., and has an area of 3.611 acres. It is developed with the Trading Post Shopping Center, which contains a Langenstein's Super Market, Dollar General Store, a nail salon, the proposed Whitney Bank, and vacant retail spaces (Figure ).. The applicant has also filed applications to consolidate the two existing lots into Lot 4-E-1 (Docket No. ES-19-16-PF) and to rezone the eastern portion of existing Lot 4-J from R-3/CPZ to C-1/CPZ (E-14-16). These cases are being reviewed concurrently with this site plan review. 3. The proposal is for Whitney Bank to occupy the tenant space fronting Jefferson Hwy. and construct a drive-thru canopy to be set back 9.44 feet from the front property line. The CPZ requires a 0-foot front yard along Jefferson Hwy. The applicant is requesting a variance of 10.56 feet to the area regulations of the CPZ. The edge of the canopy will be set back 6 ft.-9¼ in. from the curb (Figure 3). 4. The petitioned property is an existing development that is required to comply with CPZ requirements to the maximum extent possible. As the parking lot is utilizing existing asphalt paving and striping, no new landscape buffers are required. The applicant is adding seven trees to the eastern boundary of the property, and the remainder of the site meets to the greatest extent practicable. The proposal meets or exceeds all other requirements of the C-1 zoning district and the CPZ, including building height and parking regulations. 5. Section 40-480 states that variances to the CPZ requirements may be granted provided the following criteria are met: a) The proposal complies with CPZ requirements to the maximum extent possible and taking into account space limitations of existing structures. The proposed Whitney Bank will be occupying a tenant space in the existing shopping center building, and the canopy is to be located on existing paving. Printed: 4/1/16 Planning Department Revised: 4/1/16 Jefferson Parish, Louisiana SS 1
b) The proposal enhances the general quality of commercial and office corridors by providing buffers to neighboring residences and other commercial uses; increases public safety by guiding traffic; minimizes the impact of development and structures on drainage; and coordinates with greenspace and signage in the corridor. The proposed drive-thru canopy in the front yard would not detract from the quality of this commercial corridor, as it is sufficiently buffered by an existing 17-ft.-4-in.-wide landscaped area in the Jefferson Hwy. right-of-way, and set back nearly 7 feet from the curb. c) The proposal does not adversely affect the harmony or compatibility of the surrounding land uses. The proposed canopy would not have an adverse effect on the surrounding land uses. d) Special conditions and circumstances exist peculiar to the land, structures or buildings which are not applicable to other land, structures, or buildings in the same zone. Any other area on site adjacent to the Whitney Bank tenant space for the drive-thru canopy would have eliminated more on-site parking spaces. 6. The administrative departments reviewed this request with opposition from ICE-Building due to the variance requested. The subject property does not have any building or zoning code violations. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: CPZ-08-16 The Department of Public Works (on 1/11/16) has no objection. The Traffic Engineering Division finds that the sight triangles are acceptable and TIA is not required. The proposed tree species and planting locations are acceptable. Engineering plans will be reviewed at the permit stage. ICE - Building is OPPOSED to this Case for the following reasons: Has insufficient front yard setback for new drive-thru canopy. Existing retail 47,71 square feet / 50 = 189.08 + bank adition 736 square feet / 00 = 3.68, total parking required for retail 193. No sign review no sign details submitted. ICE - Site Plan is is OPPOSED to this Case for the following reasons: 1) Please show all notes and dimensions on both sheet a050 and all other enlarged sheets: a051, a05, and a053; ) Show correct dimensions of the15 foot driveway sight triangles. This dimension along the edge of the driveway is only 15 feet and applies to both sides of all driveways; 3) Show 35 foot street intersection sight triangle measured along the street edges of both streets at the corner; 4) Show 15 foot reverse corner lot sight triangle (for corner lots abutting a key lot in rear); 5) Parking space layout. A total of 11 spaces appear to be provided. Please clarify all proposed parking spaces. The parallel spaces at the north west corner of the site are not acceptable and not included in this count; 6) Provide width of 8 foot 6 inches for all parallel parking stalls; Further comments will be made at the permit stage. Contact Site Plan Review for design packet containing complete list of requirements. Eastbank Consolidated Fire is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No position on this case. Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: We will defer to the other departments for comments. CONSISTENC WITH COMPREHENSIVE PLAN The proposed development is consistent with Objective 4.5 which encourages redevelopment and reuse of existing commercial and industrial facilities and sites. CONCLUSION The proposed variance does not negatively impact the quality of the corridor or the compatibility of surrounding uses. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Approval. PLANNING ADVISOR BOARD RECOMMENDATION The Planning Advisory Board recommends Approval (see PAB minutes). Printed: 4/1/16 Planning Department Revised: 4/1/16 Jefferson Parish, Louisiana SS
TABLE 1: CPZ SITE INFORMATION Criteria Required/Permitted Proposed Building height, max. - canopy 45 ft. (C-1) 15.5 ft. Setback, front yard, min. - canopy 0 ft. 9.44 ft. N Parking spaces 193 11 Compliant? TABLE : CPZ AREA AND LANDSCAPE & BUFFER STANDARDS Criteria Required/Permitted Proposed Front yard landscaping, (Jefferson Hwy.), min. Perimeter of lot abutting R.O.W., Sauve Rd., min. Interior of lot, min. Perimeter of lot, east, min. 0 ft. 10-ft. wide landscaped yard 5 trees Continuous shrubs 10% V.U.A. landscaped 18 islands 18 trees 5-ft. wide planting strip 7 trees Opaque min. 7 high barrier Existing pavement on site; existing landscaping in rightof-way (5 Sylvester Palms; continuous shrubs); Drivethru canopy 9.44 ft. Existing pavement on site; existing landscaping in rightof-way (40 Crape Myrtles; continuous shrubs). Existing parking area; 6% V.U.A. landscaped 9 islands 1 trees 5-ft. wide planting strip Adding 7 trees Existing wood fence Protection of landscaped areas Barrier curbs Barrier curbs Vegetation standards Clear vision areas Lighting Compatible species, location and height Maintained in accordance with Sec. 40-665 5-ft. tall, max. Oriented inward Incorporated into landscaped areas Compatible species, location and height Maintained in accordance with Sec. 40-665 Existing lighting; no new lighting proposed. Compliant? N Printed: 4/1/16 Planning Department Revised: 4/1/16 Jefferson Parish, Louisiana SS 3
10009 Jefferson Highway SUMMAR NO. 4469 Zoning & Vicinity Petitioned Property CPZ FIGURE 1
10009 Jefferson Highway SUMMAR NO. 4469 Manguno Dr. (side) 690 ft. Existing Building Survey Petitioned Property Lot TP Lot 4-J 690 ft. Sauve Rd. FIGURE
10009 Jefferson Highway SUMMAR NO. 4469 Site Plan X X 0-ft. front landscaped yard required; Proposed canopy set back 9.44 ft. from front property line. Variance for 10.56 ft. requested. 0-ft. Required Front ard X Manguno Dr. (side) 7 new trees Sauve Rd. FIGURE 3
10009 Jefferson Highway SUMMAR NO. 4469 Proposed Canopy Front Elevation 7.5 ft. View from Jefferson Hwy. FIGURE 4
10009 Jefferson Highway SUMMAR NO. 4469 Side Elevation 15.5 ft. View from Sauve Rd. FIGURE 5