DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

Transcription

1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA ZONING AND FUTURE LAND USE AREA STUDY REPORT Waggaman Area Existing Zoning, Overlay, and Future Land Use to Most Appropriate DOCKET NO. ASW-1-16 ADVERTISING DATES: 10/12/16 10/19/16 10/26/16 SUMMARY NO. PAB PUBLIC HEARING: 11/3/16 COUNCIL DISTRICT: COUNCIL HEARING: 3: Mark Spears COUNCIL AT LARGE Chris L. Roberts LAST DAY TO SUBMIT ORDINANCE: 2/15/17 Cynthia Lee-Sheng LAST MEETING FOR COUNCIL ACTION: 3/8/17 STUDY REQUEST Council Resolution No , adopted February 5, 2014, authorized the Planning Department and the Planning Advisory Board to conduct a zoning and land use study to determine the most appropriate zoning districts, zoning overlay districts, and future land use designations for those properties in the area bounded on the north by River Road, the west by Cornerstone Subdivision Lot 2; the railroad right-of-way; the boundary between the M-2 and M-4 Industrial districts; the western lot lines of Willswood Plantation Lots D, E, and F; the north side of U.S. Highway 90 between South Kenner Avenue and JS Brady Annex Subdivision; the Glendella Canal; and the western boundary of Foret Addition Subdivision. Resolution No cited a need to ensure land use compatibility and quality future development, and set interim development standards applying the regulations of the Commercial Parkway Overlay Zone (CPZ) to certain properties fronting on or adjacent to Live Oak Boulevard or the north side of U.S. Highway 90. The interim development standards established by Resolution No were extended on December 10, 2014 by Resolution No , and expired on August 5, EXECUTIVE SUMMARY 1. The study area is generally located between U.S. Highway 90 and the Mississippi River and between Avondale Garden Road and the St. Charles Parish line. The area includes five (5) minor arterial streets 1, a major arterial street 2, railroad tracks, and a number of residential neighborhood areas interspersed with industrial and natural resources-related development. The study area consists of approximately 3,465 acres and is composed of approximately 2,515 development sites. 2. The Waggaman area was initially developed as a rural agricultural community around a railroad stop, and currently features a mix of rural, natural resources-oriented, industrial/warehousing, and residential uses, including a large amount of undeveloped land fronting on U.S. Highway 90 and Live Oak Boulevard. The majority of developed land in Waggaman contains residential neighborhoods. Concerns expressed by citizens and community groups within the Waggaman area include improving quality of life, street beautification, and high quality commercial development A majority of the development sites within the Waggaman study area are either undeveloped or are developed with residential uses. Notable exceptions include a number of borrow pits, primary and accessory uses related to farming or livestock, and industrial or warehousing uses including a pipe or metals manufacturing, modular construction, and heavy equipment rental 4. 1 Minor arterial streets as defined in the Jefferson Parish Thoroughfare Plan include: River Road, South Kenner Avenue, Rivet Boulevard, Willswood Lane, and Live Oak Boulevard. 2 Major arterial street as defined in the Jefferson Parish Thoroughfare Plan is U.S. Highway Resources consulted include: S-1 Civic Association website, and Waggaman Civic Association website, accessed on October 17, Land uses listed as identified by the Planning Department on a series of site visits and research spanning from 6/1/14 to 8/1/14 and on 10/04/16. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 1 NS Last printed: 10/27/2016

2 Summary No.: Docket No.: ASW Residential zoning districts comprise a large portion of the study area, broken down as follows 5 : Sixty-eight (68) percent of total development sites zoned R-1A Single-Family Residential District; Twenty-two (22) percent zoned S-1 Suburban District; and Eight (8) percent zoned R-2 Two Family Residential District. These residential areas are largely developed, with the exception of two large tracts within the R-2 and S-1 zoning districts that are undeveloped. 5. Commercial zoning districts comprise a small portion of the study area, with only approximately one (1) percent of development sites zoned C-1 Neighborhood Commercial District or C-2 General Commercial District. Much of the existing commercial development in the area serves the adjacent neighborhood and is relatively small in scale. Some neighborhood-oriented commercial uses in the area include convenience/grocery stores and a car wash along U.S. Highway 90, and an auto repair shop and gas station in the Floral Acres area. 6. Industrial or warehousing-oriented zoning districts (OW-1, M-1, M-2, and M-4) comprise a large portion of the study area by acreage, but make up only approximately one (1) percent of the total number of development sites in the area due to their large size. The majority of these sites are undeveloped; however, some sites in the M-2 zoning district along Latigue Road are developed with industrial uses. Figure 3 (page 9) shows the existing zoning in the area. 7. From an analysis of the development characteristics and patterns in the area, the Planning Department has determined that the majority of the study area is currently zoned appropriately for existing and future development, except properties zoned M-2 in the Latigue Rd. area and certain properties along U.S. Highway The M-2 properties in the Latigue Rd. area are mostly undeveloped, with the exception of a few lots that are developed with modular construction, metal manufacturing, and a power substation. Most properties in the vicinity are developed with single-family residential dwellings. 9. The existing single-family development is in close proximity to heavy industrial uses and currently undeveloped land that has the potential for heavy industrial expansion. Such close proximity of heavy industrial and residential uses may create nuisances and pose a threat to public health, safety, and the general welfare. 10. The currently developed industrial uses in the Latigue Rd. area would become nonconforming if these properties were rezoned to M The Planning Department recommends rezoning only the undeveloped M-2 properties in the Latigue Rd. area to M The Commercial Parkway Overlay Zone (CPZ) is currently overlaid on over half of the commercial and industrial property along US Highway 90 and Live Oak Boulevard in the study area. The purpose of the CPZ district is to enhance the general quality of commercial and office development or structures located on arterial streets or collectors by providing buffer to neighboring residences and other commercial uses; increase public safety by guiding traffic; by minimizing the impact of commercial development and structures on the drainage system; by decreasing the amount of paved area; and by coordinating green space and signage in commercial and office areas. 13. In 2003, the Parish Council overlaid the CPZ on portions of the Live Oak Boulevard corridor and on the properties fronting on the north side of U.S. Highway 90 from the Glendella Canal to the western edge of the M-1 zoning, except for the commercially zoned properties east of the Glendella Canal to Defourneau Lane (ASW-2-03: Ord No ). 5 All numbers are approximate, and reflect a determination of development sites solely for the purpose of this study. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 2 NS Last printed: 10/27/2016

3 Summary No.: Docket No.: ASW CPZ is not currently overlaid on most properties on the north side of U.S. Highway 90 east of the Glendella canal. This is an area of ongoing or potential growth for commercial and industrial development in close proximity to residential development that would be enhanced by the additional landscaping, buffering, and signage requirements of the CPZ. 15. The Planning Department recommends overlaying CPZ on all properties zoned for commercial use along the north side of U.S 90 Highway. 16. Some of the parcels that would benefit from the CPZ are currently either split-zoned or are not zoned appropriately for their current use. These lots are either undeveloped or developed with church or single-family residential dwellings. 17. The Planning Department recommends rezoning to align lot lines7 and zoning district boundaries and to rezone lots to the most appropriate zoning district. 18. Future Land Use (FLU) categories within the study area include Low-Density Residential (LDR), Low-Medium Density Residential (LMR), and Medium-Density Residential (MDR) in areas zoned for residential development. The future land use map is consistent with the existing use and zoning of the residential property within the study area. The Low-Intensity Commercial (LIC) and High-Intensity Commercial (HIC) future land use designations are concentrated around the intersection of Live Oak Boulevard and U.S. Highway 90. The Light Industrial (LI) and Heavy Industrial (HI) future land use designations generally follow Live Oak Boulevard and the western portion of U.S. Highway 90 within the study area, and align with the M-2 zoning in the Latigue area. (See Fig. 4, page 9) 19. The Planning Department recommends changing the future land use to align current or proposed zoning or existing use of the property and future land use. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends the following: Reclassification of the following lots from M-2 Industrial District to M-1 Industrial District: o Lots 10, 11, 12, 13, 14, A-1A and A-1B, Modern Farms Subdivision Overlaying the following commercially zoned lots along U.S. Highway 90 with CPZ Commercial Parkway Overlay Zone: o Lots A, B, C, D, Washington Place Subdivision, Square 100; o Lots 1, 2, 3, 4, Washington Place Subdivision, Square 101; o Lots 5, 6, 7, 8, 9,Washington Place Subdivision, Square 101; o Lots A1, A2 and 1, Glendella Subdivision, Square A; o Lot 2-A, Glendella Subdivision, Square B; and o Lot 1-A, Glendella Subdivision, Square B. Reclassification of the following lots or portions of lots in order to align lot lines and zoning district boundaries in relation to the CPZ along U.S Highway 90; o Lot 2-B-1, King Estates and Georgetown Subdivision, Square 4, from R-1A/C- 1/C-2 to C-1; o Lot 22B, King Estates Subdivision, Square B, from C-1/R-1A to C-1; o Lots 10, 11, 12, in Georgetown Subdivision, Square 3, from C-2 and C-2/R-1A to R-1A. Change the future land use of these lots or portions of lots in order to increase consistency between zoning and future land use classifications: o Lots 10, 11, 12, 13, 14, A-1A and A-1B, Modern Farms Subdivision, from HI Heavy Industrial to LI Light Industrial. o Lots 2-A and 1-A, Glendella Subdivision, Square B, from LMR Low-medium density residential to HIC High intensity commercial; o Lot 2-B-1, Georgetown and King Estates Subdivision, Square 4, from PUB/LMR Public/ Low-medium density residential to PUB. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 3 NS Last printed: 10/27/2016

4 Summary No.: Docket No.: ASW-1-16 Figure 1. Proposed zoning Figure 2. Proposed future land use US Hwy. 90. PLANNING ADVISORY BOARD (PAB) RECOMMENDATION PLANNING DEPARTMENT ANALYSIS Study call background The Jefferson Parish Council adopted Resolution No on February 5, 2014, which authorized the Planning Department and the Planning Advisory Board to conduct a zoning and future land use study of the Waggaman area to determine the most appropriate zoning and overlay district for the US Highway 90 and Live Oak Boulevard corridors and the properties within the study area and put interim regulations in place applying the requirements of the CPZ district to certain properties fronting on U.S. Highway 90 and Live Oak Boulevard. The Council adopted Resolution No on December 10, 2014 to extend the interim regulations for six months; the interim regulations expired on August 5, Last revised: 10/27/2016 Jefferson Parish Planning Department Page 4 NS Last printed: 10/27/2016

5 Summary No.: Docket No.: ASW-1-16 The main intent of the study was to encourage and retain quality commercial development along the U.S. Highway 90 and Live Oak Boulevard corridors. However, the study area includes a large area of property outside of the immediate frontage of these corridors in order to enable a comprehensive study of Waggaman, including many developed residential neighborhoods and undeveloped tracts. During the course of the study, the Planning Department also identified the additional objectives of eliminating certain split-zoned lots and zoning/future land use inconsistencies. Study area location The study area is generally located between the Mississippi River (to the north) and U.S. Highway 90 (to the south); the area is generally bounded by Cornerstone Subdivision and South Kenner Avenue to the west, excludes the majority of property zoned M-4 Industrial District, and is also bounded by Foret and Foret Addition Subdivisions and the Glendella Canal to the east; finally, the study area includes all of the development sites and parcels fronting on U.S. Highway 90 between the Glendella Canal and the J.S. Brady Annex Subdivision, including parcels adjacent to U.S. Highway 90 that are zoned C-2 General Commercial. The study area includes portions or the entirety of the following subdivisions: Acres Estates, Cornerstone, Coteau Chene Estates, Defourneau, Edgar Faucheaux Property, Elmore Gardens, Floral Acres (including Addition Numbers Two, Three, and Jasmine Addition), Floral Acres Estates, Georgetown, Glen Della, Jefferson Lakes Subdivisions, Kennedy Heights, King Estates, Latigue Estates, Live Oak Manor, Live Oak Plantation, Live Oak Plantation Estates Addition Three, Modern Farms, Morningside Drive, Phillip Brothers, River Crest Estates, Riverside Estates, South Kenner, Township 13 South, Range 22 East, Tract 20, Washington Place, Water Oaks, Wildwood West, Willow Wood Subdivision (Extensions One and Eight), Willowbend, and Willswood Plantation, as well as a number of undesignated properties. Zoning history of the study area The study area was classified as R-1, S-1, C-2, M-1, and U-1 in 1958 as part of the initial designation of zoning districts parishwide. Portions of the study area were reclassified as part of the 1966 Parishwide reclassification, adding R-3, C-1, and M-2 to the area. Waggaman has been the subject of multiple zoning studies conducted by the Planning Department based on the location of landfills and the surplus of undeveloped land in the area. The Planning Department conducted area studies in 1984, 1986, and 1987 that focused on the north side of Live Oak Boulevard. A later study in 2003 focused on the provision of zoning districts appropriate for the development of solid waste landfills in the area, as well as the zoning districts abutting Highway 90 west of and along Live Oak Boulevard. Development patterns Existing general development patterns The study area contains approximately 3,500 acres of total area, with 2,394 buildings and 3,330 land uses. There are approximately 3,720 parcels that can be grouped into 2,515 development sites. Of the development sites in the area, approximately ninety (90) percent measure under one (1) acre in total area, nine (9) percent between one (1) and fifty (50) acres, and less than one (1) percent over fifty (50) acres. Existing land uses within the study area The study area includes a substantial amount of residential uses (approximately twenty-eight (28) percent of total developments sites), and a large amount of undeveloped land (approximately sixty-five (65) percent of total development sites). Of the developed sites in the area, very few are dedicated to commercial uses (less than one (1) percent of development sites), while industrial and institutional or community-oriented uses make up a slightly larger portion of developed sites (three (3) percent and two (2) percent of total development sites respectively). Existing Residential Development Residential zoning districts comprise a large portion of the study area, broken down as follows 6 : Sixty-eight (68) percent of total development sites are zoned R-1A Twenty-two (22) percent are zoned S-1 Eight (8) percent zoned are R-2 6 All numbers are approximate, and reflect a determination of development sites solely for the purpose of this study. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 5 NS Last printed: 10/27/2016

6 Summary No.: Docket No.: ASW-1-16 Much of the residentially zoned land is developed with suburban and rural residential development. Some of the residentially zoned land is undeveloped, including a one-hundred and twelve (112) acre area within the R-2 zoning district and a two-hundred and eighty-five (285) acre area within the S-1 zoning district. Much of this area is platted into parcels appropriate for residential development, but some of this area includes such uses as borrow pits or is simply undeveloped. Existing Non-Residential Development Commercial zoning districts comprise a small portion of the study area with less than one (1) percent of development sites zoned C-1 or C-2. Much of this existing commercial, institutional, or community-oriented development is located along the U.S. Highway 90 and River Road corridors, and includes such uses as a medical/dental clinic, a grocery/convenience store, a gas station, and church. It should be noted that although the existing commercial development within the study area is largely stable, there are sizable areas along Live Oak Boulevard that are zoned C-1 or C-2 and are currently undeveloped, indicating that there is sufficient land area for commercial development. Mt. Hermon Baptist Church Mr. Bubbles Carwash Undeveloped land Existing Industrial/Warehousing Development The industrial/warehouse-oriented zoning districts (OW-1, M-1, M-2, and M-4) make up a large portion of the study area when analyzed by area, but make up a small proportion of the total number of development sites, as the sites in these regions are large in acreage. Most of this area is undeveloped or is associated with landfill activities (as in the M-4 district and portions of property along U.S. Highway 90), with the exception of the M-2 property in the Latigue area, which contains a pipe manufacturing warehouse, a metals manufacturing site, an electricity substation, and a construction facility. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 6 NS Last printed: 10/27/2016

7 Summary No.: Docket No.: ASW-1-16 Figure 3. Existing Zoning Map Future Land Use A large amount of land in the study area is designated as low-density residential (LDR), which is generally aligned with property zoned S-1, low-medium density residential (LMR) aligned with property zoned R-1A, and medium-density residential (MDR) aligned with property zoned R-2. A substantial amount of property is classified as light industrial (LI) or heavy industrial (HI), which generally aligns with the boundaries of property used for landfill activities, undeveloped property along Live Oak Boulevard, or the industrial development around the Latigue Road and Foundry Road intersection. Portions of the U.S. Highway 90 corridor, along the southern portion of Live Oak Boulevard, and near the intersection of River Road and Dandelion Drive in the Floral Acres area, are classified as low intensity commercial (LIC) and high intensity commercial (HIC), which is roughly aligned with existing commercial zoning or commercial development. Figure 4. Existing Future Land Use Map Last revised: 10/27/2016 Jefferson Parish Planning Department Page 7 NS Last printed: 10/27/2016

8 Summary No.: Docket No.: ASW-1-16 Study Methods and Process In its study of the Waggaman area, the Planning Department researched the area s permit, code violation, subdivision, and zoning history, as well as the existing land uses, existing zoning, future land use, and development characteristics. This research included an extensive mapping effort in the area to accumulate and update information on the current configuration of lots, development sites, and current uses of property within the large study area in the Parish GIS system. Further, the Planning Department reviewed data from the U.S. Census Bureau, the Jefferson Parish Economic Development Commission, local news sources, local civic associations (including the S-1 and Waggaman Civic Associations), and historical sources. Study Goals The main goal of the original study call, as delineated in Resolution , is to ensure that future development in the area, specifically within undeveloped land along major corridors, is held to a high standard of quality and is compatible with existing land uses and zoning. The Planning Department also addressed its long-term goal of rectifying existing zoning and future land use discrepancies, such as split-zoned parcels and parcels designated with inappropriate zoning or future land use classifications. The reduction in split-zoned or inappropriately zoned parcels generally encourages orderly development, increases regulatory predictability for future development, and clarifies the permitting process for these properties. Recommendation The Planning Department s recommendations for the Waggaman area can be categorized into four (4) general recommendations: Leave most areas unchanged; Extend CPZ along U.S. Highway 90; Eliminate split-zoned lots and increase consistency with existing uses where zoning changes are proposed; and Increase consistency between the future land use and the existing or proposed zoning and use pattern. 1) Leave most areas unchanged In an analysis of total development sites in the study area, the Planning Department determined that the majority of the development sites are currently zoned appropriately for existing or future development. Notable areas zoned appropriately for their use include R-1A and R-2 properties in the Kennedy Heights, Floral Acres, and Live Oak Manor neighborhoods, which contain established and burgeoning residential development and an organized parcel pattern. The study area also includes large portions of property zoned S-1 that are within established suburban residential neighborhoods (such as South Kenner) or are undeveloped and appropriate for further suburban residential development. The majority of the property along Live Oak Boulevard and the industrially-zoned property in the study area are also zoned appropriately for future development, although most of this area is currently undeveloped. Examples include large portions of OW-1, M-1 and M-2 property that exist along Live Oak Boulevard and U.S. Highway 90. However, the Planning Department s analysis determined that some of the industrially zoned property in the Latigue Rd. area is not appropriately zoned. The M-2 properties in the Latigue Rd. area are mostly undeveloped with the exception of lots 8, 9, A-2B, A-2A and the LP&L site, which are developed with modular construction, metal manufacturing, and a power substation, respectively. Properties in the vicinity of the M-2 zoned properties are zoned and developed as follows: North and East is zoned S-1 and developed with single-family residential; South is bounded by rail tracks and zoned M-1. The area is mostly undeveloped; West is zoned S-1 and C-1. Most of it is undeveloped land as well. The properties currently zoned M-2 in the Latigue Rd. area were originally zoned M-1 Industrial District and S-1 Suburban District when the Council adopted comprehensive zoning in In 1968, the Parish Council reclassified lots 8, 9, 10, and a portion of lots 11, 12, 13, and 14, Modern Farms Subdivision, from S-1 to M-2 (Ord. 8827). At the same time, the Parish Council Last revised: 10/27/2016 Jefferson Parish Planning Department Page 8 NS Last printed: 10/27/2016

9 Summary No.: Docket No.: ASW-1-16 also reclassified properties located at the intersection of Modern Farms Road and the Texas & Pacific Railroad right-of-way from M-1 and S-1 to M-2 (Ord.8962). In both cases, the Planning Department recommended approval of rezoning because the request was in accordance with the overall development plan of the West Bank and the area to be rezoned was large enough to be considered an industrial district. The M-2 zoning district permits a number of heavy industrial uses including metals and chemical manufacturing, foundry or fabrication plants and several other accessory industrial uses. Since 1968, single-family development has occurred that is in close proximity to heavy industrial uses and currently vacant land that has the potential for heavy industrial expansion. Certain uses that the M-2 district permits notably acid and ammonia manufacture or processing and refining and bulk storage of flammable and combustible liquids also are subject to conditions aimed at protecting adjacent uses, particularly residential uses. But many uses that the M-2 district permits by-right are not subject to conditions, and these uses include heavy industrial uses like creosote, tar, or fertilizer manufacture and iron, steel, brass, aluminum, or copper foundry. Close proximity of heavy industrial uses to residential uses may create nuisances and pose a threat to public health, safety, or the general welfare. If the M-2 properties in the Latigue Rd area are reclassified to M-1, uses that would be permitted include less intense industrial uses than uses permitted in an M-2 district. Therefore, the proximity of commercial and residential districts to the M-2 district makes M-1 the more appropriate zoning district in the Latigue Rd. area. However, rezoning of the developed M-2 properties to M-1 is not recommended because the existing uses would become nonconforming uses, a status that presents potential operational challenges. Figure 5 below identifies the proposed zoning changes in the Latigue Rd. area. Figure 5. Zoning recommendation - M-2 to M-1 2) Extend CPZ along U.S. Highway 90 The Commercial Parkway Overlay Zone (CPZ) is an overlay zoning district that requires additional landscaping, buffering/screening, and signage regulations beyond those required by the underlying zoning districts of the property on which it is designated. This district was created in and was applied to a large portion of the study area in The purpose of the CPZ district is to enhance the general quality of commercial and office development or structures located on arterial streets or collectors as delineated in the Jefferson Parish Thoroughfare Plan; by providing buffers to neighboring residences and other commercial 7 Ordinance No , Docket No. W-4-88 approved by the Parish Council on 5/11/88. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 9 NS Last printed: 10/27/2016

10 Summary No.: Docket No.: ASW-1-16 uses; increase public safety by guiding traffic; by minimizing the impact of commercial development and structures on the drainage system; by decreasing the amount of paved area; and by coordinating green space and signage in commercial and office areas. There are several sites zoned C-1 or C-2 along U.S. Highway 90 to the east of the Glendella Canal that do not have the CPZ overlay. Because they abut this significant commercial corridor and areas zoned for residential development, the CPZ overlay is appropriate. In order to enhance the quality of future commercial and industrial development, the Planning Department recommends extending the CPZ overlay to all properties zoned for commercial use (C-1 or C-2) along the north side of U.S. Highway 90 from the Glendella Canal to Defourneau Lane. The application of the CPZ overlay will not immediately require these sites to comply with CPZ requirements; rather, it will ensure that the future development of these sites is more compatible with abutting residential properties, and realizes these goals stated in the Comprehensive plan: Policy 1.1.2: Ensure that new development and redevelopment is compatible with existing residential neighborhoods. Policy 1.1.3: Require buffers between incompatible land uses and/or at transitions between zoning districts. Policy 2.1.3: Integrate trees and natural vegetation into the built environment to beautify, buffer, and shelter structures and facilities. Objective 2.2: Improve the visual quality of streets and highways through the use of landscaping, billboards and signage regulations, and beautification projects. Figure 6. Proposed CPZ Extension 3) Eliminate split-zoned lots and increase zoning consistency with existing uses In recommending CPZ on commercially zoned lots along U.S Highway 90 between Glendella and Defourneau Ln, the Planning Department identified some parcels with one or more zoning districts within the same parcel or parcels that are zoned inappropriately for their use or location. These issues generally develop over time, as zoning designations may have been applied to the Waggaman area prior to the subdivision and development of property, and do not align with the current development patterns of the area. Split-zoned lots are challenging for property owners and Inspection and Code Enforcement officials during the building permit and CPZ review processes. Best practices in the designation and administration of zoning generally include the reduction of split-zoned parcels. The Planning Last revised: 10/27/2016 Jefferson Parish Planning Department Page 10 NS Last printed: 10/27/2016

11 Summary No.: Docket No.: ASW-1-16 Department recommends zoning amendments to eliminate split-zoned lots and to rezone lots that are not zoned appropriately to the most appropriate zoning district. The existing use and current and proposed zoning of each lot is as follows: Lot 2-B-1 in King Estates and Georgetown Subdivisions, Square 4, is developed with a church, and is recommended to be rezoned from R-1A/C-1/C-2 to C-1; Lot 22B in King Estates Subdivision, Square A, and is recommended to be rezoned from R-1A/C-1 to C-1; Lots 10 and 11 in Georgetown Subdivision are undeveloped but function as part of the residential neighborhood to the north, and are recommended to be rezoned from C-2 and R-1A/C-2 to R-1A; and Lot 12 in Georgetown Subdivision, Square 3 is developed with a residential structure, and is recommended to be rezoned from C-2 to R-1A. Figure 7. Existing Split Zone and proposed zoning 4) Increase consistency between the future land use and the existing or proposed zoning and use pattern The existing future land use of the following areas is inconsistent with the current or proposed zoning or the current use of the property: A block within the Glen Della subdivision abutting U.S. Highway 90 that is zoned C-2 but has the future land use designation of LMR (Low-medium density residential); A parcel in the Glen Della subdivision fronting on Glen Della Drive that is zoned C-2 and surrounded by the HIC future land use category, but has the future land use designation LIC; A parcel fronting on U.S. Highway 90 between Coretta Drive and George Street that is developed as a church, but is classified as the LMR and PUB (Public/quasipublic/institutional) future land use; Parcels along the Latigue Rd. area that are proposed to be M-1, are undeveloped and classified as HI Heavy Industrial. The Future Land Use Map acts as a long-term guide for development in the area. This map should be updated and amended when appropriate to reflect anticipated changes in development patterns. The Planning Department recommends amendments to the future land use map to reflect consistency between zoning and future land use. CONSISTENCY WITH COMPREHENSIVE PLAN The proposed zoning and future land use amendments aim to preserve the valuable residential, commercial, and industrial areas in Waggaman, while applying additional standards to some sites (in the form of the CPZ overlay) in order to encourage quality development and provide buffers and landscaping for commercial and industrial corridors and abutting uses. The proposed changes also aim to increase compatibility between the current and anticipated use of property Last revised: 10/27/2016 Jefferson Parish Planning Department Page 11 NS Last printed: 10/27/2016

12 Summary No.: Docket No.: ASW-1-16 and the zoning and future land use maps. The proposed zoning and future land use amendments are consistent with the following policies and objectives of the Comprehensive Plan: Policy 1.1.1: Protect established residential, commercial, and industrial areas of Jefferson Parish from encroachment by incompatible development. Policy 1.1.2: Ensure that new development and redevelopment is compatible with existing residential neighborhoods. Policy 1.1.3: Require buffers between incompatible land uses and/or at transitions between zoning districts. Policy 2.1.3: Integrate trees and natural vegetation into the built environment to beautify, buffer, and shelter structures and facilities. Objective 1.2: Increase conformity of land uses with the Future Land Use Map. Objective 2.2: Improve the visual quality of streets and highways through the use of landscaping, billboards and signage regulations, and beautification projects. Policy 2.2.5: Encourage high quality signage that is attractive, appropriate for the location and balances visibility needs with aesthetic needs. Policy 4.3.1: Ensure that there are adequate amounts and types of land available for the development and expansion of businesses in Jefferson Parish. CONCLUSION The Planning Department s recommendation acknowledges the development potential of the residential, commercial, and industrial districts in the Waggaman area. It aims to enhance development standards along major corridors while encouraging compatibility between commercial, industrial, and residential land uses in the following ways: Rezoning undeveloped M-2 properties in the Latigue Rd area would allow normal operations of existing industrial uses and protect adjacent and nearby existing and future residential and commercial uses; Overlaying CPZ on properties along U.S. Highway 90 would enhance the quality of commercial and office development by providing enhanced buffer and landscaping standards; Eliminating split and inappropriately zoned lots in relation to the proposed CPZ overlay on U.S. 90 would eliminate inconsistency and minimize complications during the building permit process or during CPZ site plan review; and Finally, changing the future land use of certain properties would enhance consistency and promote compatibility between zoning and land use. Last revised: 10/27/2016 Jefferson Parish Planning Department Page 12 NS Last printed: 10/27/2016

13 ASW-1-16 Waggaman Jefferson Parish Planning Department Image credit: Trulia.com, Google 2014

14 Study Call and Goals 1 Called by Parish Council in Resolution No on Set interim standards applying CPZ to certain properties fronting the north side of U.S. Hwy. 90 Determine the most appropriate zoning, zoning overlays, and future land use October 27, 2016 Image credit: Google 2014

15 Study Area 2 Approximately 3,500 acres Near Mississippi River Features a major arterial road and 5 minor arterials Includes many residential neighborhoods and undeveloped land

16 Existing Land Uses 3 Residential (27.5% by area) Office/Commercial (0.5%) Institutional/Community (2%) Industrial (3%) Leisure/Natural Resources (15%) Unclassified or undeveloped (52%) Study Area 2,515 development sites 90.2% under 1 acre 9.3% 1-50 acres.4% 50+ acres Study area contains industrial and natural resources-related uses near residential neighborhoods with little commercial development N October 27, 2016

17 Existing Zoning & Overlay Districts 4 Suburban (S-1) (22% by development site) Single-Family Residential (R-1A) (68%) Two-Family Residential (R-2) (8%) Neighborhood Commercial (C-1) General Commercial (C-2) (less than 1% both C-1 and C-2) Office-Warehouse (OW-1) (1%) Industrial (M-1) Industrial (M-2) less than 3% Industrial (M-4) CPZ Study Area N October 27, 2016

18 Summary of Analysis & Conclusions Majority is zoned appropriately for existing and future development Exception: industrially zoned properties in Latigue area o Existing heavy industrial uses in close proximity to existing single-family residential o Nearby undeveloped M-2 zoned property has potential for future heavy industrial expansion o May create nuisances and pose a threat to public health, safety, and general welfare o If all M-1, existing industrial would be nonconforming Conclusion: Rezoning undeveloped M-2 in the Latigue Rd area would allow continued operations of industrial uses and promote protection of adjacent and nearby residential uses 5 October 27, 2016

19 Reclassify M-2 to M-1 6 S-1 R-1A R-2 R-3 C-1 C-2 OW-1 M-1 M-2 M-4 CPZ Study Area Proposed rezoning N October 27, 2016

20 Summary of Analysis & Conclusions 7 US 90 would benefit from additional CPZ o Enhances corridors and protects adjacent residential through additional landscaping, buffering, and signage regulations o Used throughout parish on major roads and along some of US 90 and Live Oak Blvd Conclusion: Overlaying additional CPZ along US 90 would enhance the general quality of this major commercial corridor October 27, 2016

21 Overlay with CPZ 8 Proposed CPZ Existing CPZ Study Area Overlay CPZ on commercially zoned sites along U.S Hwy. 90 October 27, 2016

22 Summary of Analysis & Conclusions Some proposed CPZ lots need zoning adjustments o Some have more than one zoning district o Some are residentially developed but are zoned C-2 Conclusion: Rezoning these lots would eliminate inconsistency between zoning and land use and minimize complications during the site plan review and building permit processes Future land use (FLU) of some properties needs to be adjusted o Increase consistency between FLU and current or proposed zoning or current use of property Conclusion: Safeguard established residential, industrial, and commercial areas 9 October 27, 2016

23 Reclassify in relation to CPZ 10 R-1A to C-1 R-1A to C-1 C-2 to R-1A C-2 to C-1 N N R-1A to C-1 S-1 R-1A R-2 R-3 C-1 C-2 OW-1 M-1 M-2 M-4 CPZ Study Area October 27, 2016

24 Existing Future Land Use 11 Low density residential Low-medium density residential Medium density residential Low intensity residential High intensity residential Light industrial Heavy industrial Public Resource lands Recreation N October 27, 2016

25 Change Future Land Use 12 HI to LI LMR to HIC LMR to PUB October 27, 2016

26 RECOMMENDATIONS 13 Reclassify certain lots from M-2 to M-1 Overlay certain lots along US 90 with CPZ Reclassify certain lots or portions of lots to align lot lines and zoning district boundaries in relation to CPZ along US 90 Change the future land use (FLU) of these lots or portion of lots to increase consistency between zoning and FLU October 27, 2016