Docket No. WS PF Orleans Village Section 1 Subdivision

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1 Planning Department Teresa A. Wilkinson, AICP Director STAFF REPORT Major Subdivision Docket No. WS PF Orleans Village Section 1 Subdivision PARISH COUNCIL A: Christopher L. Roberts 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 Yenni Building, 1221 Elmwood Park Blvd, Ste 601, Jefferson, LA jpplanning@jeffparish.net Location: 2100 Ames Blvd.; bounded by Bayou Estates Ave., Caddy Drive, and Rue Louis Phillippe (Figure 1) Owner: Greater St. Stephen Ministries Applicant: Donna H. Williams Zoning: MUCD Mixed Use Corridor District (Figure 2) Future Land Use: PUB Public REQUEST Council District: 3 Summary No. tbd PAB Hearing: 01/10/2019 Council Hearing: tbd Last Meeting Date for Council Action: 05/08/2019 Subdivide Parcel X, Orleans Village Section 1 Subdivision into Lots X1 and X2, with a waiver to the adequate public facilities requirement for proposed Lot X2 (Figure 3). RECOMMENDATIONS Planning Department: Denial for the following reasons: The site lacks direct access to sewer and water facilities, necessitating either preliminary plat approval only or a development agreement that guarantees the provision of these facilities. In lieu of a development agreement, the applicant has requested a waiver of the adequate public facilities requirement; however, the proposed subdivision does not meet the requirements for a waiver or for approval of a concurrent Preliminary /Final plat. Planning Advisory Board: tbd FINDINGS 1. Jefferson Parish Council enacted Ordinance Number 9654 on May 14, 1970, creating Parcel X, Orleans Village Section 1 Subdivision. 2. The applicant proposes to subdivide Parcel X, which is developed with a church, into 2 lots with the intent to sell the undeveloped new lot. 3. The proposed lots meet the minimum lot width, depth, and area requirements of the MUCD, which are a minimum width of 75 ft., depth of 100 ft., and area of 10,000 sq. ft. (Table 2). 4. The UDC has established a set of review criteria for preliminary and final plats, which has been applied to the proposed subdivision (Table 3). Additional criteria for Block and Lot Standards have also been applied (Table 4). The proposed subdivision does not comply with six of the criteria for preliminary and final plats. PAB Planning Department KLJ Page 1 of 5

2 5. Per Public Works comments, there is no Parish gravity sewer line fronting proposed Lot X2 and the owner would have to provide services through either gravity connections or a lift station/force main. Further, the owner would have to provide an 8-inch line for water service to tap into Parish s 36-inch water line along Ames Blvd. Since there are no immediate development plans for proposed Lot X2, the applicant requests a waiver of these adequate public facilities (Table 5). 6. The UDC has established a set of review criteria for adequate public facilities waivers, which has been applied to the proposed subdivision (Table 5). The proposed subdivision does not comply with the criteria for subdivision waivers since proposed Lot X2 is under ten (10) acres, lacks water and sewer, and the applicant is required to provide a development agreement that would guarantee the provision of sewer and water facilities. 7. Proposed Lot X2 is deficient in public facilities. Sec states that the preliminary and final plats may be processed concurrently if there are no public improvements required. Without a development agreement, a preliminary plat can be approved. A preliminary plat would give the owner one year to install the required facilities. CONSISTENCY WITH COMPREHENSIVE PLAN The proposal does not support Policy of the Land Use Element; Ensure that public and private improvements are complete. DEPARTMENT COMMENTS (LURTC) & CODE VIOLATIONS Table 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation Public Works Not Opposed Public Works is NOT OPPOSED to this Case but has the following Stipulations: WS PF the Department of Public Works (on 12/27/18) There is no Parish gravity sewer line fronting Lot X2. The owner would have to propose service with either a gravity house connection or private lift station/force main to cross and tie into the gravity line along the east side of Ames Blvd. The owner of Lot X2 would have to propose tapping the 36'' water line align the west side of Ames Blvd with an 8'' service line for water service. The comments previously stated that Parish water and sewer infrastructure were available to the referenced site, but the comments pertain to the tie-in requirements to these facilities if the parcel is to be developed. 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. Engineering plans will be reviewed at the permit stage. ICE-Building Not Opposed Building is NOT OPPOSED to this Case. PAB Planning Department KLJ Page 2 of 5

3 Table 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation Engineering-Site Plan Not Opposed ENG - 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) or (504) prior to beginning any sidewalk / driveway apron construction. 2) Further comments will be made at the permit stage. Contact Site Plan Review at: (504) for more information and a complete list of requirements. Parish Attorney Not Opposed Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: Bayou Estates Boulevard side should be Bayou Estates Avenue side. We will defer to the other departments for any additional comments. Fire Not Opposed Fire is NOT OPPOSED to this Case. 911 No comment Building Violations: None Zoning Violations: None Table 2: Description of Lots Lot # Primary Frontage CPZ frontage Avg. Width (ft.) Avg. Depth (ft.) Area (sq. ft.) Existing Parcel X Ames Blvd Ac. Proposed X1 Ames Blvd Ac. Proposed X2 Ames Blvd Ac. Table 3: Major subdivision review criteria for preliminary/final plats [Section ] Compliance Criteria No Comments Consistent with Comprehensive Plan No Does not support Policy of Land Use Element. Consistent with existing or proposed zoning of property Meets requirements Availability of adequate facilities and services No See Public Works LURTC comments in Table 1 Suitability of site for proposed development No Public improvements are required. Compatibility of development with existing and planned land use pattern Proposed lots are consistent with the large lots found on Ames. PAB Planning Department KLJ Page 3 of 5

4 Criteria Table 3: Major subdivision review criteria for preliminary/final plats [Section ] Compatibility of development with neighborhood norm Development is within reasonable distance to public facilities and access Consistent with adopted design for lots and blocks Adequate rights-of-way and servitudes provided, and consistent with adopted plans Adequate traffic impact mitigation in accordance with Traffic Impact Analysis (TIA), if required Consistent with applicable Concept Plan Consistent with approved Preliminary Plat LURTC process complete No Compliance Comments Connection to public facilities and access exist for proposed Lot X2. See Public Works Dept. LURTC comments. See Table 4. Not required at this time. Table 4: Block and lot standards [Sections and ] Compliance Standards No Comments Adequate Building Sites No Proposed Lot X2 lacks water and sewer. No Unusable Remnants Created Block Depth Block Length Lot Area Lot Arrangement Lot Frontage Lot Lines Lot Orientation Meets area requirements for MUCD. Table 5: Criteria for waivers to the adequate public facilities [Section B] Criteria Compliance No Comments The subdivision is for the purpose of inheritance, sale or similar act without intention of development within five (5) years; Per the applicant, the proposed subdivision is for the sale of property; however, no timetable for the sale or future development was provided. PAB Planning Department KLJ Page 4 of 5

5 Each lot, parcel or tract of land included in the application is undeveloped, is at least ten (10) acres, and has frontage on a publicly dedicated and constructed street; If the resubdivision results in any lot, parcel, or tract of land that is less than ten (10) acres, the lot, parcel or tract of land shall meet the adequate public facilities requirements or the applicant shall make provision for adequate public facilities through a development agreement in accordance with the requirements of this UDC; The number of lots, parcels, or tracts of land created in one (1) application does not exceed ten (10); and The subdivision does not involve the creation of any new street, right-of-way in full ownership, or other public improvement but as determined by the public works director may provide for the dedication, acceptance, relocation, or deletion of public utility servitudes granted to Jefferson Parish, other than streets No Parcel X is developed with a church. The proposed lots are under ten (10) acres. Proposed Lot X2 is undeveloped and lacks adequate public facilities No Proposed Lot X2 is under ten (10) acres and no development agreement was provided as part of this waiver request. PAB Planning Department KLJ Page 5 of 5

6 2100 Ames Subdivision of Parcel X, Orleans Village, Section 1, into Lots X1 and X2 with Waivers to adequate public facilities requirement SUMMARY NO. DOCKET NO. WS PF Rue Louis Phillipe Jordan Dr. COUNCIL DISTRICT 3 Rue Racine Aerial of Vicinity Wabash Dr. Petitioned Property James Dr. Rue Montespan Randolph Dr. Lacombe Ave. Hudson Dr. Segentte Dr. Bayou Estates Ave. Figure 1

7 2100 Ames Subdivision of Parcel X, Orleans Village, Section 1, into Lots X1 and X2 with Waivers to adequate public facilities requirement SUMMARY NO. DOCKET NO. WS PF COUNCIL DISTRICT 3 Zoning Sauvage Ave. Rue Louis Phillipe Jordan Dr. Bonnie Ann Dr. Canal Rd. Wabash Dr. Sabine Dr. Petitioned Property Rue Montespan Randolph St. Lacombe Ave. Hudson Dr. Segentte Dr. Niagara Dr. Figure 2

8 2100 Ames Subdivision of Parcel X, Orleans Village, Section 1, into Lots X1 and X2 with Waivers to adequate public facilities requirement SUMMARY NO. Rue Louis Phillippe DOCKET NO. WS PF COUNCIL DISTRICT 3 Survey Petitioned Property Caddy Drive Ames Blvd. Bayou Estates Blvd. Side Figure 3