504-736-6320 | yenni building, 1221 elmwood park blvd, ste ... · exceed the general development...

PAB Results Planning Department | ss of 5 Jefferson Parish, Louisiana ES-36-20

Planning

Department

Juliette L. Cassagne Director

STAFF REPORT Major Subdivision

Docket No. ES-36-20 Summary No. 25462

PARISH COUNCIL A: Ricky J. Templet

B: Scott Walker 1: Marion F. Edwards

2: Deano Bonano 3: Byron Lee

4: Dominick Impastato 5: Jennifer Van Vrancken

Cynthia Lee Sheng

Parish President

504-736-6320 | Yenni Building, 1221 Elmwood Park Blvd, Ste 601, Jefferson, LA 70123 | [email protected]

Subdivision: Metairie Ridge Nursery Subdivision & Metairieville Subdivision Location: 645-649 Papworth Ave. & 742 Carrollton St.; bounded by Paris Ave. & N. I-10 Service Rd. (Figure 1) Owner: 647 Papworth LLC Applicant: Robert Stevens

Council District: 5 PAB Hearing: 05/21/2020 Last Meeting Date for Council Action: 09/16/2020

CURRENT ZONING/FUTURE LAND USE Zoning: C-1 Neighborhood Commercial District

and R2 Two-Family Residential District FLU: COM Commercial & URB Urban Residential

REQUEST Subdivide Lots 24, 25, & 26-B; Sq. 24; Metairie Ridge Nursery Subdivision and Lots 1-B, 2, & 3; Sq. 60; Metairieville Subdivision into Lot 25A, Sq. 24, Metairie Ridge Nursery Subdivision and Lot 2A, Sq. 60, Metairieville Subdivision, with a waiver to the rear yard setback requirement for proposed Lot 2A

RECOMMENDATIONS Planning Department: Approval for the following reasons:

• The proposed lots exceeds all applicable width, depth, and area requirements. • The requested waiver is acceptable as the layout and functionality of the site are effectively

maintained for the proposed GO-2-zoned lot. *And provided the applicant enter into an agreement with the Parish to the satisfaction of the Department of Public Works and the Parish Attorney’s Office regarding flatwork and parking encroachments into Parish rights-of-way. Planning Advisory Board: Denial (see PAB minutes)

mailto:[email protected]


CONSISTENCY WITH COMPREHENSIVE PLAN The proposal supports the following goals and objectives of the Land Use element:

Goal 11, Objective 3: “Provide sites and areas where businesses can locate and thrive.” FINDINGS

1. The purpose of this request is to create two lots of record from six existing lots of record. 2. Existing Lots 24, 25, and 26B are zoned C-1 Neighborhood Commercial District, while

existing Lots 1-B, 2, and 3 are zoned R2 Two-Family Residential District (Figure 2). 3. The applicant submitted a concurrent application under Planning Docket No. EZ-7-20

requesting to rezone the eastern 90 ft. of existing Lots 1-B, 2, and 3 (Proposed Lot 2A) from R-2 to GO-2 General Offices District, and the western 20 ft. of existing Lots 1-B, 2, and 3 (which will be subdivided with existing Lots 24, 25, and 26B to create Proposed Lot 25A) from R-2 to C-1 (Figure 3).

4. Sec. 33-2.31.2.1.e requires a subdivision resulting in a lot of record that is designated with two or more zoning districts to be approved by the Jefferson Parish Council. Under the current conditions, proposed Lot 25A would be dual-zoned C-1 and R-2. The proposed re-zoning request under EZ-7-20 would result in both proposed lots being uniformly zoned. Lot 25A would be zoned C-1 and Lot 2A would be zoned GO-2.

5. Neither the existing C-1 district nor the GO-2 district proposed under EZ-7-20 have minimum lot dimension requirements for non-residential uses. Both proposed lots however exceed the general development standards of Sec. 33-6.6.1 Lot Standards (B) Lot area: 50 ft. of width at the front line and 5,000 sq. ft. of lot area (Figure 5).

6. The existing R-2 zoning requires a rear yard having a depth of not less than 20 percent of the depth of the lot, not to exceed 25 ft. Under the existing R-2 zoning, proposed Lot 2A would require a rear yard of 22.88 ft. The GO-2 zoning requested for proposed Lot 2A under EZ-7-20 requires a rear yard of not less than 20 feet in depth where a lot abuts upon a residential district. Proposed Lot 2A abuts R-2-zoned property to the south, thus requiring a minimum 20-ft. rear yard if the zoning change is approved. As part of this subdivision application, the applicant is requesting a waiver to allow a 10-ft. rear yard for proposed Lot 2A. The existing structure on the development site, which is to be removed, has a rear setback of 12.95 ft., a difference of 2.95 ft. The 10-ft. rear yard waiver is therefore acceptable as it effectively maintains the layout and functionality of the site without negatively affecting the abutting property (Figure 5).

7. Under the current lot configuration, Lots 1-B, 2, and 3 all front on Carrollton Ave. Existing Lot 3A requires a five-ft. side yard setback to the adjacent lot to the south. Proposed Lot 2-A will be reoriented to front on Paris Ave., because that is where it will have its narrowest frontage. As a result of the reorientation, the side lot line of existing Lot 3 will become the rear lot line of proposed Lot 2-A. With the proposed 10-ft. rear yard setback of new Lot 2A, the abutting property to the south will actually gain an increase five (5) feet of yard setback.

8. The Parish Attorney’s Office is opposed in LURTC, and is requiring a lease of the portion of the Paris Ave. right-of-way that is being utilized for parking. An Acknowledgement of Encroachment for the flatwork and parking stalls encroaching into Parish rights-of-way was executed by the applicant on May 18, 2020, and recorded on the same day under COB 3436 Folio 828, satisfying Public Works’ initial LURTC opposition. The applicant continues to work with the Parish Attorney’s Office regarding the lease for the parking in the Paris Ave. right-of-way.


DEPARTMENT COMMENTS (LURTC)

Table 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation

Public Works Not Opposed

ES-36-20 the Department of Public Works (on 05/19/2020) this 'no objection' statement/letter is strictly based on technical issue(s). It does not address any potential Code of Ordinance violations/regulations. Such regulations shall be addressed by other departments such as Code Enforcement, Planning, etc' prior to the granting of a permit. Traffic Engineering Division finds that the sight triangles are not an issue at this time and a TIA is not required. Parkways has no comment, no landscape plan submitted.

Parish Attorney Opposed In addition to the previous comments, the Parish will also require the r/w lease of a portion of Paris Ave. for parking.

ICE-Building Not Opposed Fire Not Opposed Does not affect engine access, hydrants are existing. 911 Not Opposed

ENG-Site Plan Not Opposed

1) If a change of use requires additional parking, all required parking must be provided for the new use on this property, or meet the dedication of parking requirements; 2) Any portion of the public right of way used for private purposes, must be leased from Jefferson Parish. Contact the Parish Attorney's Office at (504) 736-6300 for more information. 3) The property owner is responsible for any damage to right of way improvements (including the existing sidewalks or driveways) during or after the construction of any new structure(s) or demolition of any existing structure(s). Any damage must be repaired, or improvements replaced in accordance to the Jefferson Parish Engineering standards. Please contact the department of Engineering at (504) 349-5173 or (504) 736-6793 prior to beginning any sidewalk / driveway apron construction. 4) Further comments will be made at the permit stage. Contact Site Plan Review at: (504) 736-6397 for more information and a complete list of requirements.

TABLES

Table 2 Description of Lots

Lot # Primary

Frontage CPZ

frontage Avg.

Width (ft.) Avg.

Depth (ft.) Area

(sq. ft.) Existing 24 & 25 Papworth Ave. N/A 25 ea. 120 ea. 3,000 ea. Existing 26-B Papworth Ave. N/A 64.42 120 7,730.40 Existing 1-B Carrollton Ave. N/A 64.50 112.70 7,259.80 Existing 2 Carrollton Ave. N/A 25 111.98 2,799.49 Existing 3 Carrollton Ave. N/A 25 111.58 2,789.49 Proposed 25A Papworth Ave. N/A 114.42 142.30 16,281.38 Proposed 2A Paris Ave. N/A 114.42 90 10,297.80


Table 3: Major subdivision review criteria for preliminary/final plats [Section 33-2.32]

Criteria Compliance

Yes | No Comments Consistent with Comprehensive Plan Yes

Consistent with existing or proposed zoning of property Yes

Proposed lots exceed the lot depth and area requirements of the existing C-1

district and the GO-2 district as proposed under EZ-7-20.

Availability of adequate facilities and services Yes

Suitability of site for proposed development Yes Proposed lots exceed the lot depth and area requirements of the existing C-1

district and the GO-2 district as proposed under EZ-7-20.

Compatibility of development with existing and planned land use pattern Yes Proposed lots are compatible with the

existing land use pattern. Compatibility of development with neighborhood norm N/A

Development is within reasonable distance to public facilities and access Yes

Consistent with adopted design for lots and blocks Yes See Table 4.

Adequate rights-of-way and servitudes provided, and consistent with adopted plans Yes

Adequate traffic impact mitigation in accordance with Traffic Impact Analysis (TIA), if required N/A

Consistent with applicable Concept Plan N/A Consistent with approved Preliminary Plat N/A

LURTC process complete tbd Department comments are being addressed.

Table 4: Block and lot standards [Sections 33-6.5 and 33-6.6]

Standards Compliance

Yes | No Comments

Adequate Building Sites Yes Proposed lots exceed the lot depth and area

requirements of the existing C-1 district and the GO-2 district proposed under EZ-7-20.

No Unusable Remnants Created Yes No unusable remnants created. Block Depth N/A Block Length N/A

Lot Area Yes Proposed lots exceed the lot depth and area

requirements of the existing C-1 district and the GO-2 district proposed under EZ-7-20.


Table 4: Block and lot standards [Sections 33-6.5 and 33-6.6]

Standards Compliance

Yes | No Comments

Lot Arrangement Yes Proposed lots create satisfactory building sites that are consistent with the area.

Lot Frontage Yes Proposed Lot 25A fronts on Papworth Ave.; Proposed Lot 2A fronts on Paris Ave.

Lot Lines Yes

Lot Orientation Yes Lot 2A is oriented toward Paris Ave., maintaining a similar layout to the existing development site.

5/19/2020

All users acknowledge that the content of these graphics were submitted and/or created specifically as demonstrative aides for the related land use matter being presented by the Jefferson Parish Planning Departmentidentified with the appropriate docket number provided above. As such, Jefferson Parish makes no warranty as to the reliability or accuracy of the maps, their associated data tables and/or any graphics included in thispresentation. Furthermore, Jefferson Parish is not responsible for the inaccuracies that could have occurred due to errors in the original data input or subsequent update process. All users of these graphics produced inconnection with the related land use matter identified above specifically acknowledge, agree and accept that any zoning and/or land uses identified in said graphics are solely intended to be a demonstrative aide in therelated land use matter and, as such, should not be relied upon outside of said related land use matter. User assumes all responsibility for verifying accuracy of data for any intended use.

Aerial645‐649 Papworth Ave./

742 Carrollton St.Subdivision of Lots 24, 25, & 26‐B; Sq. 24; Metairie Ridge Nursery

Subdivision and Lots 1‐B, 2, & 3; Sq. 60; Metairieville Subdivision into Lots 25A, Sq. 24, Metairie Ridge

Nursery Subdivision and Lot 2A, Sq. 60, Metairieville Subdivision, with a waiver to the rear yard setback requirement for proposed Lot 2A

Docket No. ES‐36‐20

Summary No. 25462

Council District 5

FIGURE 1

PetitionedProperty

5/19/2020


Zoning645‐649 Papworth Ave./





Summary No. 25462

Council District 5

FIGURE 2

PetitionedProperty

Lot 25

Lot 24

Lot 26-B

Lot 2

Lot 3

Lot 1-B

5/19/2020


Proposed Zoning under EZ‐1‐20

645‐649 Papworth Ave./ 742 Carrollton St.

Subdivision of Lots 24, 25, & 26‐B; Sq. 24; Metairie Ridge Nursery




Summary No. 25462

Council District 5

FIGURE 3

PetitionedProperty

Proposed Lot 25A

5/19/2020


Future Land Use645‐649 Papworth Ave./





Summary No. 25462

Council District 5

FIGURE 4

PetitionedProperty

5/19/2020


Plat645‐649 Papworth Ave./





Summary No. 25462

Council District 5

FIGURE 5

PetitionedProperty

Former lot line(s)

Waiver to the Proposed GO‐2 district

Regulation Proposed Lot No. Required Proposed Deficiency

Rear yard setback 2A 20 ft. 10 ft. 10 ft.

Paris Ave.

N I‐10 Service Rd. (side)

Papw

orth Ave.

114.42

ft.

Carrollton Ave.114.42 ft.

120 ft.23.21 ft. 90 ft.

90 ft.21.38 ft.120 ft.

114.42 ft.

X

X

X

X

X – structures to be removed

504-736-6320 | yenni building, 1221 elmwood park blvd, ste ... · exceed the general development...

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