DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: CPZ--16 SUMMAR NO.: : : Paul D. Johnston AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: HEARING: LAST MEETING DATE FOR ACTION: 01/06/16 01/13/16 01/0/16 0 5/5/16 LOCATION 9519 Jefferson Hwy. on Lot 14-B-1, Square H, Highland Acres Subdivision, Jefferson Parish, LA; bounded by Arbor Lane, Citrus Rd., and Midway Dr. OWNERS: Patricia Cofhlin; represented by David Mermilliod ZONING GO- General Office District/CPZ Commercial Parkway Overlay Zone (Figure 1) FUTURE LAND USE LIC Low Intensity Commercial REQUEST Variance to the area regulations of the CPZ for the rear yard setback: 0 feet required; 8.33 feet proposed; 11.67-foot variance FINDINGS 1. The petitioned property is undeveloped and has a frontage of 57.58 ft., depth of 10 ft., and area of approximately 5,609 square feet (Figure ). The CPZ requires a frontage of 75 ft., depth of 100 ft., and area of 10,000 square feet.. The applicant is proposing to construct a 1,647-square-foot one-story office building for use as a dentist s office, with six parking spaces, required landscaping, and a detached sign. 3. The rear of the property abuts a residential zoning district, requiring a 0-foot rear yard setback. The proposal includes an 8.33-foot rear yard setback, with a deficiency of 11.67 feet (Figure 3). 4. Per Resolution No. 13668, an Irrigation Plan is required. The applicant submitted an irrigation plan that does not meet minimum standards. The applicant has indicated that a revised and acceptable Irrigation Plan will be submitted prior to the Council hearing. 5. The proposal meets or exceeds all other requirements of the underlying zoning district and the CPZ including building height, setbacks, parking, and sign regulations (Figures 4-8) (see Tables 1-3). 6. 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 petitioned property is deficient in the minimum width and area required in the CPZ, limiting the amount of space available on site while still providing for all required parking. 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 Printed: 1/1/016 Revised: LT Planning Department Jefferson Parish, Louisiana 1
drainage; and coordinates with greenspace and signage in the corridor. The proposed landscaping meets the requirements of the CPZ, providing sufficient buffers to the neighboring properties and enhancing the quality of the corridor. Trees provided in the rear yard exceed those required. Landscaping has been provided within the vehicular use area to guide traffic. c. The proposal does not adversely effect the harmony or compatibility of the surrounding land uses. The proposal includes buffers on all sides and will not adversely affect the harmony or compatibility of the surrounding land uses. Additional landscaping has been provided in the rear yard to mitigate the deficiency in setback. 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 deficiency in area and width are special circumstances that warrant consideration. 7. The administrative departments reviewed this request with opposition from ICE- Building and ICE Site Plan. The applicant has applied to the Louisiana Department of Transportation and Development for a driveway permit. The subject property has no building or zoning code violations. DEPARTMENT COMMENTS Public Works is NOT OPPOSED to this Case but has the following Stipulations: CPZ-0-16 The Department of Public Works (on 1/7/15) has no objection. There is only a 1 inch Parish water line along the south side of Jefferson Hwy. and the Water Dept. should be contacted regarding domestic water service. The Traffic Engineering Division finds that the sight triangles are acceptable and a TIA is not required. The proposed tree species and planting locations are acceptable. Engineering plans will be reviewed at the permit stage. ICE - Site Plan is NOT OPPOSED to this Case. ICE - Building is OPPOSED to this Case for the following reasons: 1. Required Parking 1,647 / 300 = 5 Parking spaces. This property abuts residential zoned property R 1-B. The required rear yard is 0 feet from the rear of the proposed building to the rear property line. Page 1, Plot Plan notes 8 feet, 4 inches setback from proposed building to rear property line. Article XXI, Sec. 40-364 (a) (1) b.. A variance is required. Parish Attorney is NOT OPPOSED to this Case. 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. CONCLUSIONS The deficiency in width and area makes it difficult for the petitioned property to comply with the required landscaping and parking without creating some variance. The rear yard setback variance is the minimum necessary to make effective use of the property. Five Class A trees are provided in the rear yard, which is two more than required. The proposed landscaping, in combination with the proposed 7-foot wooden fence, provides a sufficient buffer to mitigate the deficiency in the required rear yard setback. CONSISTENC WITH COMPREHENSIVE PLAN The proposed development is consistent with the following policies and goals of the Comprehensive Plan, which states the following: Goal : Improve the visual quality of Jefferson Parish. Policy.1.3: Integrate trees and natural vegetation into the built environment to beautify, buffer, and shelter structures and facilities. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Approval with the stipulation that the Irrigation Plan be submitted and approved by the Planning Director prior to the Parish Council meeting. PLANNING ADVISOR BOARD Printed: 1/1/016 Revised: LT Planning Department Jefferson Parish, Louisiana
TABLE 1: CPZ SITE INFORMATION Criteria Required/Permitted Proposed Site area, min. 10,000 sq. ft. 75 ft. frontage 100 ft. depth 5,609 sq. ft. (existing) 58 ft. frontage* (existing) 10 ft. depth* (existing) Building height, max. 35 ft. (GO-) 4.33 ft. Setback, front yard, Jefferson Hwy., min. 0 ft. 51 ft.* Setback, rear yard, min. 0 ft. 8.33 ft. N Setback, side yard, north, min. None 3 ft. where provided 5 ft.* Setback, side yard, south, min. None 3 ft. where provided 4 ft. Parking spaces 5 6 *Approximate Compliant? TABLE : CPZ Landscape and Buffer Standards Criteria Required/Permitted Proposed 7-38 ft. Front yard landscaping., min. 0 ft. (includes Jefferson Hwy. right-of-way) Perimeter of lot abutting Jefferson Hwy. R.O.W., min. Interior of lot, min. Perimeter of lot abutting property, rear, min. Perimeter of lot abutting property, north, min. Perimeter of lot abutting property, south, min. trees Continuous shrubs 10% V.U.A. landscaped 1 island 1 tree 5 ft. wide planting strip 3 trees 7-ft. tall opaque fence.5 ft. planting strip 11 shrubs.5 ft. planting strip 11 shrubs 6 trees Continuous shrubs 10% V.U.A. landscaped 1 island 1 tree 8.33 ft. wide planting strip 5 trees 7-ft. tall wooden fence 3.5 ft.* 11 shrubs 3.5 ft.* 15 shrubs Protection of landscaped areas Barrier curbs Barrier curbs Dumpster, min. screening and buffering Vegetation standards Irrigation Plan Class A trees, min. (Resolution No. 13668) Species diversity, single species percent of total, max. (Resolution No. 13668) 7-ft. tall wood, brick, or masonry fence Compatible species, location, and height In accordance with Resolution No. 13668 if required. 7-ft. tall wood fence Compatible species, location, and height Acceptable Irrigation Plan to be submitted prior to Council approval. Compliant? 3 5 35% 30% N Printed: 1/1/016 Revised: LT Planning Department Jefferson Parish, Louisiana 3
TABLE : CPZ Landscape and Buffer Standards Criteria Required/Permitted Proposed Clear vision areas Sidewalks Maintained in accordance with Sec. 40-665 In accordance with Parish codes Maintained in accordance with Sec. 40-665 Meets Parish requirements Compliant? TABLE 3: C-/CPZ SIGN INFORMATION Criteria Required/Permitted Proposed Detached signs, number, max. 1 1 Detached signs, area, max. 8.9 sq. ft. 7 sq. ft. Detached signs, height, max. 15 ft. (GO-) 7 ft. Material which Detached signs, materials compliments and coordinates with Plaster (stucco) development Compliant? Printed: 1/1/016 Revised: LT Planning Department Jefferson Parish, Louisiana 4
SUMMAR NO. CPZ--16 Zoning & Vicinity Petitioned Property CPZ FIGURE 1
SUMMAR NO. CPZ--16 Site Plan Petitioned Property 1/8/15 FIGURE
SUMMAR NO. Proposed Dumpster CPZ--16 Proposed AC unit Site Plan 0-ft. Rear ard Required; 8.33-ft. Rear ard Provided. A variance of 11.67 ft. requested. Proposed Monument Sign FIGURE 3
SUMMAR NO. CPZ--16 9 Proposed Sign Elevation 3 7 sq. ft. 4 FIGURE 4
SUMMAR NO. CPZ--16 Front Elevation 4.33 View from Jefferson Hwy. FIGURE 5
SUMMAR NO. CPZ--16 Side Elevation South View from Citrus Rd. (side) FIGURE 6
SUMMAR NO. CPZ--16 Side Elevation North View from Midway Dr. (side) FIGURE 7
SUMMAR NO. CPZ--16 Rear Elevation FIGURE 8