DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : CPZ-3-1 : (S) Cynthia Lee-Sheng AT LARGE: A Chris Roberts B Elton M. Lagasse ADVERTISING DATES: 06/03/1 06/10/1 06/17/1 PAB PUBLIC HEARING: 06//1 HEARING: 08/1/1 LAST MEETING DATE FOR ACTION: 10/1/1 LOCATION Lot 1, Square 1, Cecile Park Addition Subdivision, Jefferson Parish, LA; bounded by Veterans Memorial Boulevard, North Labarre Road, Ridgelake Drive and nd Street (Figure 1). OWNER/APPLICANT Morning Park, LLC/Michael Carter of Perrin and Carter, Inc. ZONING/FUTURE LAND USE Zoning: C-1 Neighborhood Commercial District/CPZ Commercial Parkway Overlay Zone Future Land Use: LIC Low Intensity Commercial (Figure ) REQUEST Variance to the landscape and buffer regulations of the CPZ Commercial Parkway Overlay Zone. FINDINGS Printed: 6/6/1 Revised: 6/6/1 SJY 1. The petitioned site is undeveloped. In 014, the Parish Council subdivided the site into one lot (ES--14-PF) and rezoned it from R-1A/CPZ to C-1/CPZ (ELUZ-18-14). Ordinance No. 476 revoked the Tolmas Drive right-of-way between Veterans Memorial Boulevard and nd Street, which the Parish then sold to the applicant Morning Park, LLC, and also dedicated a thirty-two (3) foot-wide utility servitude along the western property line between Veterans Memorial Boulevard and nd Street (Figure 3).. The proposal is to develop the site with three retail buildings 13,000 sq. ft., 17,000 sq. ft. and 1,000 sq. ft. parking spaces and landscaped areas, including a variance to some of the landscape and buffer regulations of the CPZ (Figure 4). 3. As per Sec. 40-474(a)(1), the applicant proposes to utilize the Veterans Memorial Blvd. rightof-way to comply with the front yard landscaping requirements and has already secured the necessary lease from the Parish Council (Res. 14907). 4. As per Sec. 40-476(c)(1)&(), a continuous, unbroken barrier a minimum of seven (7) feet tall is required along the perimeter of the property where it abuts residential property for the purpose of buffering vehicular use areas. This barrier must be opaque and may be a wood, brick or masonry fence/wall, vegetation, or a combination thereof. The applicant proposes a seven-foot tall masonry (brick) wall along the east and north lot lines in common with the abutting R-1A district.. In addition to the barrier, this area must be landscaped with one tree per every 3 ft. of the required barrier; however, the proposal is deficient in the number of required trees along the eastern perimeter where 1 trees are required and five trees are proposed. Two of the proposed buildings are located five feet from this property line and provide the buffer for over half of the distance, with the five trees planted in the remaining area. 6. Along the northern perimeter, Sec. 40-476(f) requires a continuous, fully landscaped buffer strip, a minimum of 10 feet wide, because a service bay/drive is located on this side which abuts residential development. Nine trees are required and eleven trees are provided in a tenfoot wide landscaped buffer strip. Adjacent to the proposed northern perimeter buffer strip, the applicant is providing a row of parking further separating the service drive from the residential properties. (Figure ) 7. Per Resolution 13668, a minimum of fifty (0) percent of a site s required trees must be Class REVISED Planning Department Jefferson Parish, Louisiana 1
CPZ-3-1 A trees, which is defined as an over-story tree with a diameter larger than inches and height taller than 0 ft. at maturity. The site is required to have 0 trees of which must be Class A, and the applicant is providing 34 Class A trees, exceeding the required percentage. 8. Sec. 40-476(n) requires lighting fixtures to be incorporated within landscaped areas; however, the proposed outdoor lights are located in the general parking area and are not in landscaped areas. 9. Sec. 40-476(b)(1) requires a minimum of ten (10) percent of the vehicular use area of the interior of the lot to be landscaped. The applicant is required to provide 8,947 sq. ft. of interior lot landscaping; the submitted proposal contains approximately 6,18 sq. ft of interior lot landscaping, or 6.9% of the V.U.A. The applicant is providing 16 islands/16 trees where 19 islands/19 trees are required. (Figure ) 10. The applicant submitted a traffic impact analysis which the Parish Traffic Engineering Division reviewed and approved. 11. The proposal meets or exceeds all other requirements of the underlying zoning district and the CPZ including building height, setbacks, parking and sign regulations (see Tables 1-3). A total of 0 trees are required and 80 trees are proposed. 1. 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. While there are no existing structures creating a space limitation, the layout of buildings, parking, and landscaping complies with the purposes of the CPZ. 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 development will be screened and buffered from the abutting residential properties by a seven-foot tall masonry (brick) wall, which is a substantial upgrade from the more typical wood fence that developers provide. Traffic will be guided into the site by way of a deceleration lane that the applicant is providing to limit congestion along Veterans Memorial Blvd. The applicant is providing all new drainage, water and sewer infrastructure to serve the site. c) The proposal does not adversely effect the harmony or compatibility of the surrounding land uses. The Veterans Memorial Boulevard corridor is the Parish s most intensely developed commercial corridor; yet since the late 1980 s it has been enhanced with landscaping and other CPZ standards. This proposal provides similar enhancements and is harmonious with 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. The proposed masonry (brick) wall along the eastern and northern perimeters requires footings which restrict the placement of trees. The continuous planting of trees is not recommended along the wall, and the wall itself mitigates the lack of trees along the eastern perimeter. Additionally, the purpose of buffering the vehicular use areas is further met by the buildings that separate the vehicular use areas from the residential properties. 13. The administrative departments reviewed this request via the LURTC system with no opposition. 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-3-1 The Department of Public Works (on 6//1) has no objection. The Traffic Engineering Division finds that the sight triangles are acceptable and the TIA has been reviewed and approved. Engineering plans will be reviewed at the permit stage. If not done previously, a hold-harmless agreement will be required for paving over the Parish utility servitude and for the pallet enclosure/masonry wall. The existing fire hydrant along Veterans Blvd. cannot be removed unless it is allowed by the Fire Dept.; and if a driveway apron is to be proposed, the hydrant would have to be relocated and replaced by the lot owner at his expense. The proposed tree species and planting locations are acceptable. The project relocating the existing Parish utilities from the revoked Tolmas Dr. R.O.W. is on-going. ICE - Building is NOT OPPOSED to this Case but has the following Stipulations: Two Hundred Twenty Five () parking spaces are required for this retail development Printed: 6/6/1 Revised: 6/6/1 SJY REVISED Planning Department Jefferson Parish, Louisiana
ICE - Site Plan is NOT OPPOSED to this Case. Eastbank Consolidated Fire is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case. Parish Attorney is NOT OPPOSED to this Case. CONCLUSIONS CPZ-3-1 Although the proposal does not meet the minimum requirements for exact placement of trees and percentage of landscaped vehicular use area, the applicant is providing 30 more trees overall than required. Furthermore, the applicant is proposing diamond islands to maximize both the number of trees and parking spaces, thereby providing an adequate parking lot with sufficient tree canopy. The masonry (brick) wall provides adequate screening and buffering and is enhanced with landscaping strips where practical. CONSISTENCY WITH COMPREHENSIVE PLAN The proposal is consistent with Policy 1.3. of the Comprehensive Plan, which aims to Encourage new commercial and industrial growth that provides quality employment opportunities and makes effective use of existing resources. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Approval. PLANNING ADVISORY BOARD RECOMMENDATION The Planning Advisory Board recommends Approval (See PAB minutes). TABLE 1 CPZ SITE INFORMATION Criteria Required Proposed Site area Minimum 10,000 sq. ft. 7 ft. frontage, 100 ft. depth 147, 31 sq. ft. 300.88 ft. frontage, 490 ft. (average) depth Building height Max. 4 feet (C-1) 37.9 ft. Front yard setback Min. 0 feet 0 ft. Rear yard setback Min. 0 feet (C-1) 3 ft. Side yard setback - west None required, min. 3 feet where one is provided (C-1) 0 ft. Side yard east Min. feet ft. Parking spaces spaces Vehicular use area 8,947 sq. ft. must be landscaped Approximately 6,18 sq. ft. provided Printed: 6/6/1 Revised: 6/6/1 SJY REVISED Planning Department Jefferson Parish, Louisiana 3
CPZ-3-1 Front yard landscaping Perimeter of lot abutting R.O.W south (Veterans Memorial Blvd.) Interior of lot Perimeter of lot north ( nd St.) Perimeter of lot abutting property - west Perimeter of lot abutting residential east (N. Labarre Rd.) Protection of landscaped areas Service bays / drives Landscape vegetation standards Clear vision areas CRITERIA TABLE CPZ LANDSCAPE AND BUFFER STANDARDS 0 feet front yard landscaped Minimum -foot wide planting strip, 1 tree / 0-foot and continuous shrub / hedging 10% V.U.A landscaped for the purpose of guiding and separating vehicular traffic, 1 landscape island with tree/1 parking spaces 19 islands required -foot wide planting strip with 1 tree / 3 feet or 1 shrub / 10 feet along property line abutting residential -foot wide planting strip with 1 tree / 3 feet or. ft. planting strip with 1 shrub / 10 feet along property line abutting nonresidential -foot Wide planting strip, 1 tree / 3-foot and continuous shrub / hedging. Barrier curbs required to protect all landscaped areas. Service bays, loading and unloading areas, trash receptacles, and dumpster area must be screened with a fence. Landscaped buffer strip located between service area and common lot line of residential development. Landscape vegetation must be of a compatible species, location, and height. Must be maintained in accordance with Sec. 40-66. Sidewalks In accordance with Parish codes. Lighting Maximum height of ft. lighting must be oriented inward and incorporated into landscaped area. YES NO COMPLIANCE FINDINGS 0 ft. is provided in the Veterans Memorial Boulevard Right-of-Way 7 trees required; 3 trees provided with a continuous row of shrubs 16 islands with 16 trees provided; 6.9% of the V.U.A. is landscaped. 10 ft. wide buffer strip 9 trees required, 11 trees provided 3-foot buffer strip provided; 6 trees provided along with a continuous planting strip. -10 ft. wide buffer strip provided, 1 trees required; trees provided. All landscaped areas surrounded by curbs. Dumpster screened with an 8 ft. tall wooden enclosure. A ten-foot buffer strip is required along the northern property line and is provided to buffer the service drive. All proposed landscaping is acceptable. Complies with Sec. 40-66 Proposed sidewalks meet Parish requirements. Lighting is ft. tall and oriented away from the residential property; however, lights are not incorporated within landscaped areas. Printed: 6/6/1 Revised: 6/6/1 SJY REVISED Planning Department Jefferson Parish, Louisiana 4
CPZ-3-1 TABLE 3 C-1 / CPZ SIGN INFORMATION [Sec. 40-477] Criteria Maximum Permitted Proposed Findings Number of attached signs Attached sign dimensions / height Attached sign area for primary frontage (Veterans Memorial Blvd.) Number of detached signs Detached sign area 1 attached flat, projecting, or roof sign per use and 1 additional sign on a secondary building frontage Projecting sign may not extend over ft. from face of building, no sign may be erected above the roof ridge line 3 sq. ft. per lineal foot of primary frontage up to 300 sq. ft.; 300 sq. ft. max. permitted sign area 300 sq. ft. for each sign 1 attached signs Proposed placement and height are acceptable. 64 sq. ft. 1 1 1 sq. ft. per linear foot of development site frontage or 300 sq. ft., whichever is less 300 sq. ft. 80 sq. ft. Detached sign height 30 ft. 30 ft. The number of proposed signs meets the regulations. Proposed attached signs complies with the regulations. Proposed attached sign area complies with the regulations. The number of proposed signs meets the regulations. Detached sign area is less than maximum allowed Detached sign height does not exceed the maximum allowed. Printed: 6/6/1 Revised: 6/6/1 SJY REVISED Planning Department Jefferson Parish, Louisiana
CPZ-3-1 nd St. Aerial Petitioned Property Ridgelake Dr. Kenneth St. N Labarre Rd. 6/18/1 FIGURE 1
CPZ-3-1 Zoning nd St. Petitioned Property C-1 BC- CPZ GO-1 R-1A Ridgelake Dr. Kenneth St. Lot 1 N Labarre Rd. 6/18/1 FIGURE
3-ft. Utility Servitude CPZ-3-1 Survey Petitioned Property 6/18/1 Portion of Tolmas Drive to be revoked FIGURE 3
Ridgelake Dr. (side) CPZ-3-1 Site Plan Petitioned Property Veterans Memorial Blvd. nd St. (side) 6/18/1 Right-of-Way used for landscaping 1 trees required; trees provided N Labarre Rd. 7 ft. Masonry wall FIGURE 4
Ridgelake Dr. (side) CPZ-3-1 Landscape Plan Petitioned Property Veterans Memorial Blvd. 1,000 sq. ft. Retail Building 13,000 sq. ft. Retail Building 17,000 sq. ft. Retail Building nd St. (side) 19 landscaped islands with trees required; 16 landscaped islands with trees proposed 10% of V.U.A. must be landscaped; 6.9% of V.U.A is landscaped N Labarre Rd. 6/4/1 FIGURE
CPZ-3-1 Veterans Memorial Blvd. View Elevations for 30,000 sq. ft. building 37.9 ft. Ridgelake Dr. (side) View 6/18/1 N. Labarre Rd. (side) View FIGURE 6
CPZ-3-1 Ridgelake Dr. (side) View Elevations for 1,000 sq. ft. building 9.67 ft. nd St. (side) View 6/18/1 Veterans Memorial Blvd. View FIGURE 7