DEPARTMENT OF PLANNING

Transcription

1 DEPARTMENT OF PLANNING Jefferson Parish, Louisiana ZONING/LAND USE REPORT : : (S) Cynthia Lee-Sheng AT LARGE: A Chris Roberts B Elton M. Lagasse ADVERTISING DATES: 0/06/1 0/13/1 0/20/1 PAB PUBLIC HEARING: 0/28/1 HEARING: 06/10/1 LAST MEETING DATE FOR ACTION: 09/23/1 PROPOSAL: Reclassification of Lots 19, 20, 21, 22, 23, 24, and 2, Square 4, Section B, Clearview Estates Subdivision, Jefferson Parish, Louisiana, from BC-2 Business Core District to OW-1 Office District (Figure 1). LOCATION OF PETITIONED PROPERTY: 4412 Zenith St.; bounded by W. Napoleon Ave., Houma Blvd., and N. Woodlawn Ave. OWNER: Frank B. Wood, Jr., Interests, LLC; represented by Carolyn Lorio FINDINGS: 1. The petitioned property is developed with a warehouse building containing two suites (Figure 2). One suite of the warehouse is used for copier sales and the other suite is vacant. The owner is requesting reclassification from BC-2 to OW-1 in order to use the vacant suite for wholesale storage and delivery of auto parts, which is not permitted in the BC-2 District. 2. The petitioned property consists of seven lots and has a combined frontage of 18.3 ft. on N. Woodlawn Ave., ft. on Zenith St., and an area of approximately 32,188 sq. ft. The OW-1 district does not have area regulations. Where there are no minimum dimensions established all lots or developments sites shall have a minimum width at the front line of 0 ft. and shall not be less than,000 sq. ft. in area [Section (b)(1)]. The development site exceeds the minimum dimensions. 3. In 1986, the petitioned property and others in the vicinity were rezoned to the BC-2 district as part of an area study (Docket No. E-67-86; Ordinance No. 1717) (Figure 3). Prior to the rezoning, the petitioned property, and others within the vicinity were zoned OW-1. There have been no recent reclassifications of property in the surrounding area. 4. Surrounding properties are zoned and developed as follows (Figure 4): a. North of the property is zoned BC-2 and developed with offices, warehouses, and a church. b. South of the property is zoned BC-2/CPZ and developed with a church and offices. c. East of the property is zoned BC-2 and developed with a collision center. Although there is an R-3 district to the east, Zenith St. does not access the R-3 district. d. West of the property is zoned BC-2/CPZ and developed with offices and a collision center.. The purpose of the BC-2 District is an area of high density and intensity development situated on principal thoroughfares and represents an urban mixed-use core. It contains office, retail, and service uses and represents a local and regional employment and shopping commercial center and also contains dense residential development to create an urban environment with diverse choices for living and working (Section ). The land uses within the vicinity consist primarily of offices, warehouses, and collisions centers, which is not consistent with the purpose of the BC-2 District. Printed: /29/201 9:08:00 AM Revised: /29/1 LT Planning Department Jefferson Parish, Louisiana

2 Page 2 6. Access to the petitioned property is by N. Woodlawn Ave. or by Zenith St., which dead ends within one block east of the subject proeprty. Those streets and others within the vicinity bounded by Clearview Pkwy., W. Napoleon Ave., and the I-10 Service Rd. are considered local streets. The Jefferson Parish Thoroughfare Plan defines Local Streets as a street intended primarily to provide direct property access and serving local, as distinct from through, traffic, with on-street parking generally permitted. The streets accessing this area are not principal thoroughfares, which would generally be found in the BC-2 District; therefore, there is an inconsistency between the Local Streets within this vicinity and the BC-2 District purpose. 7. The purpose of the proposed OW-1 District is to provide sufficient space in appropriate locations for certain types of business and wholesaling. Typical development in the district would be that which is commonly known as an Office- Park (Section 40-41). Uses within the vicinity consist of a number of wholesalers, offices, and office/warehouses. The area in which the petitioned property is located is more suitable for an Office- Park. 8. The Future Land Use (FLU) of the petitioned property is HIC High Intensity Commercial which identifies regional commercial centers, employment centers, and other intensively developed centers and corridors where commercial land uses predominate. The current FLU is not consistent with the requested OW-1 District, and is also not consistent with the existing uses in the area. The LI Light Industrial classification identifies light distribution, research and development, warehouse assembly, light processing, and manufacturing uses. While the LI classification does identify some of the more prominent uses within the vicinity, it also identifies research and development, light processing, and manufacturing, which are not prominent uses in the area. The Comprehensive Plan does not contain a FLU which would be more appropriate for the petitioned property or those within the vicinity (Figure ). 9. This request has been reviewed by the administrative departments via the LURTC review process without opposition. 10. There are no reported building or zoning violations. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: The Department of Public Works (on 4/7/1) has no position. The Traffic Engineering Division finds that the sight triangles are not being altered and a TIA is not required. ICE - Building is NOT OPPOSED to this Case but has the following Stipulations: New development must meet zoning requirements. ICE - Site Plan is NOT OPPOSED to this Case. Eastbank Fire Department is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case. Parish Attorney is NOT OPPOSED to this Case. CONCLUSIONS: The BC-2 district is not the most appropriate zoning for the petitioned property or those within the vicinity. Reclassification of the petitioned property to the OW-1 district allows for uses which are already prominent within the area and will not have a negative effect on the surrounding properties. The uses within the area bounded by the I-10 Service Rd., Clearview Pkwy, W. Napoleon Ave., and the residential properties to the east are not consistent with the BC-2 district. The OW-1 district appears to be a more appropriate zoning of this area and it is recommended that an area study be called to determine the most appropriate zoning and FLU for this area. COMPREHENSIVE PLAN: Approval of the requested rezoning supports the following Objectives and Policies of the Comprehensive Plan: Policy 1.2.1: Support land use amendments that are compatible with surrounding uses and the availability of infrastructure and services. Policy 1.3.2: Encourage new industrial growth that provides quality employment opportunities and makes effective use of existing resources. Objective 4.: Encourage reuse of existing industrial facilities and sites. Printed: /29/201 9:08:00 AM Revised: /29/1 Planning Department Jefferson Parish, Louisiana

3 Page 3 PLANNING DEPARTMENT RECOMMENDATIONS: The Planning Department recommends Approval. PLANNING ADVISORY BOARD: The Planning Advisory Board recommends Approval (see PAB minutes). Printed: /29/201 9:08:00 AM Revised: /29/1 Planning Department Jefferson Parish, Louisiana

4 4412 Zenith St. Aerial Petitioned Property /14/1 FIGURE 1

5 4412 Zenith St. Zenith St ft. Survey # ft. Houma Blvd. (side) ft. /14/1 W. Napoleon Ave. (side) FIGURE 2

6 4412 Zenith St. Area rezoned to BC-2 under Docket No. E Petitioned Property /14/1 FIGURE 3

7 4412 Zenith St. Zoning and Vicinity Petitioned Property BC-2 CPZ R-3 Hotel Restaurant Car Wash Car Detailing Commercial Gas Office Medical Offices Car Body Shop Bar Collision Center Vacant Mini Storage Office Office Vacant Printing Church Office Office / Vacant Collision Center /14/1 Gas Commercial Strip Church Office FIGURE 4

8 4412 Zenith St. Future Land Use Petitioned Property HIC HDR /14/1 FIGURE