DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SITE PLAN REVIEW REPORT DOCKET NO.: MUC-3-15 ADVERTISING DATES: 7/22/15 7/29/15 SUMMARY NO: 24309 8/05/15 COUNCIL DISTRICTS: PUBLIC HEARING DATE: 8/13/15 Paul D. Johnston, District 2 Chris Roberts, At-Large Division A COUNCIL HEARING DATE: 8/26/15 Elton M. Lagasse, At-Large Division B LAST MEETING DATE FOR COUNCIL ACTION: 12/9/15 LOCATION: 3800 Lapalco Blvd., proposed Lot 10B, Square E, Lapalco Commercial Park, Section No. 3, Jefferson Parish, Louisiana; bounded by Commercial Drive, Enterprise Drive, and Vonnie Drive. (Figure 1) OWNER/APPLICANT: LMONT LLC / Birkie Ayer, Jr. P.E. ZONING/FUTURE LAND USE: Mixed Use Corridor District/HIC High Intensity Commercial REQUEST: Amend an approved site plan MUC-52-94, with variances to the attached sign requirements for Bohn Toyota. FINDINGS: 1. MUC-52-94, MUC-11-96, MUC-29-96, and MUC-39-02 approved and revised site plans for automobile sales business at 3800 Lapalco. TABLE 1 SUMMARY OF PREVIOUS SITE PLANS AND VARIANCES Docket No. Approved Variance MUC-52-94 MUC-11-96 MUC-11-96 MUC-29-96 MUC-39-02 Approved site plan Variance to height of first detached Variance to area of 2 nd detached sign Revised Site Plan Variance to add one additional detached sign 2. Docket No. WS-75-15-PF subdivided Lots 10A, 11, and 12, Square E, Lapalco Commercial Park, Section No. 3 into Lot 10B thus requiring an updated site plan. MUC-3-15 is the proposed site plan for Lot 10B. 3. The vicinity of the property within 300 feet is zoned MUCD, M-1, and C-2 and used for new and used automobile sales, automobile rental, specialized automobile repair, shipping centers, and warehousing among other uses. 4. The applicant is requesting to renovate a former auto dealership, with improvements to the interior, new store front and entrance, and additional attached signage. Landscaping from the previous approved Landscape Plan was lost during Hurricane Katrina and an improved landscape is being proposed. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 1
5. The proposed landscaping meets the MUC District Landscape requirements and previous approved site plan. (Figure 2) 6. Several detached sign variances have been granted to this site under previous site plan approvals. (Table 1) 7. 3800 Lapalco Blvd. has approximately 29,000 square feet of gross floor area and therefore is eligible for 150 square feet of attached signage area as per Section 40-448 (b)(1)(a)(2) 8. 3800 Lapalco Blvd. is a corner lot and therefore is eligible for a second attached sign on the secondary frontage measuring up to 150 percent of the signage allowed on the primary frontage as per Section 40-448(b)(1)(b)(2). 9. The applicant requests a variance to increase the number of allowed attached signs from 2 to 6 as per Sec. 40-448(b)(1)(b). (Figure 3) 10. The applicant requests a variance to the permitted dimensions to increase the height-towidth ratio of two of the attached signs as per Section 40-448(b)(1)(c). (Table 2) 11. Section 40-442(e)(1)b states that variances to the MUCD regulations must be approved by Parish Council provided the following criteria are met: 1. The variance is consistent with the general provisions and intent of the zoning district. The MUCD district permits all uses in a development to be identified by signage. Auto dealerships, by the nature of the use, require brand identification for each make and model sold on premise. Scion is a brand of Toyota. Planning Department has traditionally supported additional identification of the various makes sold on a site. Attached signs facing Lapalco that indicate the dealership name and brand identification will not negatively impact the corridor. (Figure 4) 2. The variance is harmonious and compatible with adjacent land uses. This particular stretch of Lapalco is home to several auto dealerships. The request for additional signage is compatible with these neighboring uses. 3. Special conditions and circumstances exist peculiar to land, structures or buildings which are not applicable to other land, structures or buildings in the same district and which a site related hardship can be demonstrated. The entrance for the service bays are located on Enterprise Drive and are not visible from the Lapalco Blvd. entrance. The signage indicating the service bay is necessary for customer navigation of the site. (Figure 5). 12. The total square footage of signs on the primary frontage is 120.8, which is below the 150 square feet of attached signage permitted for one sign on this site. 13. The administrative departments have reviewed the proposed site plan via the LURTC review process. The applicant has made revisions to the site plan to address the opposition from LURTC members. See below for complete departmental comments. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: MUC-03-15 The Department of Public Works (on 6/5/15) 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: Proposed attached signage appears to exceed number allowed. All proposed renovations, fencing, etc. will require permits.. ICE - Site Plan is OPPOSED to this Case for the following reasons: 1) Provide dimension from a side property line to the side of the new driveway apron along the property line; 2) Width of Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 2
new driveway shall be a minimum of 24 feet; 3) Show 15 foot driveway sight triangle measured along the back of the street curb and edge of driveway; 4) Show 35 foot street intersection sight triangle measured along the street edges of both streets at the corner. If there is a radius, project the street edge lines until they meet and measure 35 from that point; 5) Show 15 foot reverse corner lot sight triangle (for corner lots abutting a key lot in rear); Further comments will be made at the permit stage. Contact Site Plan Review for design packet containing complete list of requirements.. 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. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed development is consistent with the Comprehensive Plan because it supports Objective 4.3, which is to Ensure that adequate sites are available for existing business expansion and for business startups. CONCLUSION: The two requested signage variances are minimal and do not adversely impact neighboring uses PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends approval of the sign variances. Variance/Request Additional Attached Signage Height to Width dimensions TABLE 2 SUMMARY OF VARIANCE Planning Department Recommendation Approval Approval PLANNING ADVISORY BOARD RECOMMENDATION: The Planning Advisory Board recommended Approval (See PAB Minutes). Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 3
TABLE 3 MUCD SITE INFORMATION Criteria Required Proposed Lot area 10,000 sq. ft. 190,416 sq. ft. Building area >500 sq. ft. 29,060 sq. ft. Building height 65 ft. 23 ft. Front yard setback Rear yard setback Side yard setback Side yard setback 20 ft. 20 ft. 20 ft. 10 ft. Parking 79 spaces 306 spaces Criteria TABLE 4 MUCD SIGN INFORMATION [Section 40-478] Maximum Permitted Number of attached signs 2 6 Attached sign dimensions / height to width ratio Attached sign area on primary frontage Attached sign area on secondary frontage Height no more than one-half (1/2) the width Proposed Height is more than one-half (1/2) the width Findings Requested variance is consistent with general intent of district Requested variance is consistent with general intent of district 150 sq. ft. 120.8 sq. ft. 150% of the signage allowed on primary frontage 35.3 sq. ft. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 4
TABLE 5 MUCD LANDSCAPE AND BUFFER STANDARDS [Section 40-446] CRITERIA COMPLIANCE Interior of lot Perimeter of lot abutting property Perimeter of lot adjacent to R.O.W One tree for every 12 parking spaces 1 tree 35 feet Continuous landscape hedge of at least 18 inches to screen all parking YES NO FINDINGS Twenty eight shade trees and 5 palm trees Fourteen shade trees and 17 palm trees along perimeter of lot. Visual clearance 25 ft. clearance Installation / protection of 6 inch barrier curb landscaped areas Landscape vegetation standards Species and size Criteria Public service infrastructure TABLE 6 MUCD GENERAL DESIGN STANDARDS [Section 40-447] Streets, water, sewerage and drainage Compliance Yes No Findings Transportation networks N/A N/A Trash compactor Service bays / drives and dumpster enclosed Curbs 6 barrier curb required Lighting Lighting directed to parking lots Play Area N/A N/A Screening / size support structures N/A N/A Architectural treatment of metal buildings / support buildings Temporary Structures N/A N/A Temporary structures / trailers N/A N/A Existing building with no proposed exterior changes meets MUC requirements to the greatest extent possible. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 5
MUC-3-15
LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO. 24309 DOCKET NO. MUC-3-15 COUNCIL DISTRICT 2 T P C CHURCHILL PKWY. LAPALCO BLVD. Aerial of Vicinity Petitioned Property TORQUE RD. NICOLLE BLVD. Figure 1 7/28/15 Figure 1
LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO. 24309 DOCKET NO. MUC-3-15 Commercial Dr. 374.08 COUNCIL DISTRICT 2 Survey 50 Petitioned Property Six existing parking pads to remain Existing buildings to remain 200 7/28/15 557.82 Enterprise Dr. Figure 2
LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO. 24309 DOCKET NO. MUC-3-15 COUNCIL DISTRICT 2 Location of Attached Signs Sign 9 Figure 3 Figure 3 7/28/15 INNER CATAOUATCHE CANAL (side)
LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO. 24309 DOCKET NO. MUC-3-15 View from Lapalco COUNCIL DISTRICT 2 Lapalco Elevation Figure 4 7/28/15 INNER CATAOUATCHE CANAL (side)
LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO. 24309 DOCKET NO. MUC-3-15 View from Enterprise COUNCIL DISTRICT 2 Enterprise Elevation Figure 5 7/28/15 INNER CATAOUATCHE CANAL (side)