parish council docket no. sp-5-20 summary no. 25482€¦ · lot 17a, sq. 173, south new : orleans...

Council Planning Department | RGJ of 5 Jefferson Parish, Louisiana SP-5-20

Planning Department

Teresa A. Wilkinson, AICP Director

STAFF REPORT

Docket No. SP-5-20 Summary No. 25482

Site Plan Review Multi-Tenant Center

PARISH COUNCIL A: Keith A. Conley

B: Cynthia Lee-Sheng 1: Ricky J. Templet 2: Paul D. Johnston

3: Mark D. Spears, Jr. 4: Dominick F. Impastato, III

5: Jennifer Van Vrancken

Michael S. Yenni Parish President

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

Location: 2754 Manhattan Blvd. Legal Description: Lot 17A, Sq. 173, South New Orleans Subdivision; bounded by 15th St., State Ave. and 14th St. Owner: Mostek Properties, LLC Applicant: Brendon Mostek

Council District: 1 PAB Hearing: 6/4/2020 Last Meeting Date for Council Action: 9/30/2020

CURRENT ZONING/FUTURE LAND USE Zoning: MUCD Mixed Use Corridor District

FLU: COM Commercial

REQUEST A request for a new 3,150 multi-tenant development with variances to the area and landscape and buffer regulations of the MUCD.

RECOMMENDATIONS Planning Department: Approval for the following reasons:

• The irregular shape of the lot would be undevelopable if all MUCD regulations weremet.

• The variances are reasonable, minimal and do not deter from the overall purpose ofthe MUCD.

Planning Advisory Board: Approval


FINDINGS 1. The subject property has an irregular shape with frontage on three streets, primary

frontage on Manhattan, 15th St. and State Ave., secondary frontages, areundeveloped. Manhattan Blvd. is the only developed right of way (Figure).

2. The owner proposes to construct a new 3,150 sq.ft. multi-tenant development withvariances to the area, and landscape and buffer regulations of the MUCD (Figure 4).The building will have a 1,989 sq.ft. insurance office and a 1,171 sq.ft. retail space.The office will require 7 parking spaces and the retail space will require 6 spaces; atotal of 13 spaces are required and 13 spaces are proposed (Figure 4).

3. A site plan was approved in 2006 for this site (MUC-6-06), with variances to the arearegulations of MUCD, but was never constructed (Figure 5). That site plan approvalhas expired. The proposed site plan is similar to the 2006 approved site plan with thebuilding and parking in the same location on the lot.

4. The MUCD requires the front yard setback and landscaping for a corner or throughlot, shall be provided on the frontage of the street with the highest classification.Manhattan Blvd. has the highest classification (Major Arterial) and is the onlydeveloped street abutting the lot. The lot is a corner lot and through lot. The truefrontage is undeveloped 15th St. because it is the shortest width on a public right-of-way.

5. The proposed building lacks the required 20 ft. setback from Manhattan Blvd. andundeveloped State Ave. providing only 5 ft. The building also lacks the required 10 ft.setback from abutting property on the north and east perimeters. Only 5 ft. is providedon those perimeters (Figure 4).

6. The irregular shape of the development site makes it difficult to meet the MUCD areaand buffer requirements without a variance. The additional burden of multiple streetfrontages increases the width of required building setbacks and buffers in the MUCD.

7. The waivers are the minimum needed to develop and still provide landscaping on thedevelopment site.

8. The proposed development is consistent with Objective 3.1 of Envision Jefferson2040: “Facilitate compatible, neighborhood-scale commercial development at theedge of neighborhoods or within adjacent or nearby shopping centers.”


Table 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation Public Works Opposed SP-05-20 the Department of Public Works (on

05/11/2020) has '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. There is no Parish gravity sewer line fronting the referenced lot. The owner will have to propose a private lift station with a force main crossing Manhattan Blvd. for service and a sewer impact fee will be determined during the building permit fee and paid by owner prior to permit issuance. Streets Department finds a drainage structure that already exist on Manhattan near the current driveway. The contractor will need to avoid it or pay for any conversions if it conflicts with his new driveway alignment. Drainage ordinance 19914 shall be enforced during the building permit stage. Traffic Engineering Division finds that the sight triangles are not an issue at this time and a TIA is not required. Parkways finds the proposed tree species and planting locations are acceptable.

ICE-Building Not Opposed Engineering-Site Plan

Opposed Site Plan is NOT OPPOSED to this Case but has the following Stipulations: 1) 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. 2) 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.

Parish Attorney Not Opposed

Fire Not Opposed 911 Not Opposed


TABLE 2: MUCD SITE INFORMATION

Criteria Required/Permitted Proposed Compliant? Site area 10,000 sq. ft.

75 ft. width 100 ft. depth

11,512 sq.ft. 32.78 ft.

150.00 ft.

Yes No Yes

Setback, building, front yard, Manhattan Blvd., min. 20 ft. Varies 20 ft./3 ft. No

Setback, building, rear yard, min. 10 ft. 5 ft.

No

Parking Spaces, min. 13 13 Yes

TABLE 3: MUCD LANDSCAPE AND BUFFER STANDARDS Criteria Required/Permitted Proposed Compliant? Front yard landscaping, min. Manhattan Blvd. Second frontage 15th St. State Ave.

20 ft. 3 trees 20 ft. 1 tree 20 ft. 3 trees

Average 20 ft. 3 trees 28 shrubs 20 Ft. 1 tree 10 shrubs 5 ft. 9 trees 28 shrubs

No

Interior of lot, min. 13 spaces

1 island; endcap/10 spaces 1 tree/island

2 endcaps 2 trees Yes

Protection of landscaped areas

6 in. curb or wheel stops 6 in. curb Yes

Dumpster area, screening, min.

7 ft. wood, brick, or masonry fence

7 ft. wood fence Yes

Vegetation standards Compatible species, location and height

Meets requirements Yes

Irrigation Plan In accordance with Resolution No. 123668

Meets requirements Yes

Class A trees, min. 50% 50% Yes Species diversity, single species percent of total, max. 35% 50% No

Clear vision areas Maintained in accordance with Sec. 40-665

Traffic Engineering approved N/A

Sidewalks In accordance with Parish codes 5 ft. Manhattan Blvd. Yes


TABLE 3: CRITERIA FOR MUCD VARIANCES, SEC. 40-442(e)(1)b CRITERIA FINDINGS The variance is consistent with the general provisions and intent of the zoning district.

The variances are reasonable, minimal and do not deter from the overall purpose of the MUCD.

The variance is harmonious and compatible with adjacent land uses.

The development is harmonious and compatible with existing development in the area.

Special conditions and circumstances exists 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 size and irregular shape of the lot would be undevelopable if all MUCD regulations were met.

Multi-Tenant Building

2754 Manhattan Blvd.

Variances to: The area and

landscape and buffer

regulations of the MUCD

Docket No. SP-5-20

Summary No. 25482

Council District 1

I" - -Petitioned I

L Property - -

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5/22/2020

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 Department identified 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 this presentation. 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 in connection 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 the related 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.

Zoning






Docket No. SP-5-20

Summary No. 25482

Council District 1

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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 Department identified 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 this presentation. 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 in connection 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 the related 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.

Survey






Docket No. SP-5-20

Summary No. 25482

Council District 1

Petitioned Property

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Site Plan

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Docket No. SP-5-20

Summary No. 25482

Council District 1

Petitioned

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Regulation Required Provided

1 Sec. 40-444 Manhattan - 20 ft. Varies 20 ft./3 ft. Area 15th

- 20 ft. 20 ft. regulations

State - 20 ft. 5 ft.

North - 10 ft. 5 ft.

Parking Space Requirements

Regulation Required Provided

Office 1/300 sq.ft. gfa. 6.63 7

Retail 1/200 sq.ft. gfa. 5.85 6 Total 12.48 13

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

Department identified 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




Previously Approved

Docket No. MUC-6-06






Docket No. SP-5-20

Summary No. 25482

Council District 1

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Landscape Plan






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Docket No. SP-5-20

Summary No. 25482

Council District 1

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2 I Sec. 33-6.25 Greenspace 1 Tree/50 ft.; 1 shrub/3 ft.

Required

Manhattan (front) 123.64' = 3 trees; 41 shrubs; 20 'buffer 15th (secondary front) 32.78' = 1 tree; 11 shrubs; 10' buffer State (secondary front) 150' = 3 trees; SO shrubs; 10' buffer North no buffer required

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Provided

3 trees; 25 shrubs 20' average 1 tree, 5 shrubs 20' 9 trees; 31 shrubs 5' S' gravel only

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Retail

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5/22/2020

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

Department identified 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




parish council docket no. sp-5-20 summary no. 25482€¦ · lot 17a, sq. 173, south new : orleans...

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