Planning Department Terri Wilkinson, AICP, Director STAFF REPORT Zoning/Future Land Use Map Amendments Docket No. PARISH A: Christopher L. Roberts B: Cynthia Lee-Sheng 1: Ricky J. Templet 2: Paul D. Johnston : Mark D. Spears, Jr. 4: Jack Rizzuto 5: Jennifer Van Vrancken Michael S. Yenni Parish President 504-76-620 Yenni Building, 1221 Elmwood Park Blvd, Ste 601, Jefferson, LA 7012 jpplanning@jeffparish.net Location: 6224 Fourth Avenue Legal Description: Lots 8 and 9, Block 4, Ames Farms Townsite No., bounded by Ames Boulevard, Third Avenue and Walkertown Way Applicant/Owner: Ruthie Turner Council District: Summary No. PAB Hearing: 11/2/2017 Council Hearing: TBD Last Meeting Date for Council Action: TBD CURRENT ZONING/FUTURE LAND USE Lot 8 - R-, Multi-Family District Lot 9 - C-1, Neighborhood Commercial District LMR, Low-Medium Density REQUEST R-2, Two-Family District Reason for Request: To add a stand-alone accessory structure on Lot 8 which is currently vacant. Expanding the residential development site is not permitted within the current zoning districts. Figure 1: Aerial RECOMMENDATIONS Planning Department: Approval for the following reasons: The proposed zoning is consistent with the current land use of the subject property and surrounding properties in the area. The scale and character of uses permitted in the R-2 district are compatible with other uses in the area. Planning Advisory Board: FINDINGS Zoning History 1. Table 1: Zoning history of Subject Lots (See Figure 6: Rezoning History Map and Table for additional information) Change Year Classification Initial Parish Zoning (Lots 8 and 9) 1958 R- Parish-wide rezoning (Lots 8 and 9) 1966 R- W-2-8 (Lot 9) 198 C-1 2. The Parish Council rezoned Lot 9 from R- to C-1 in 198 to allow the sale of beauty products at a beauty shop located within the existing residence (Planning Docket No. W-2-8). The business is no longer in operation and the structure remains a single-family dwelling. PAB Planning Department MVE Page 1 of 4 11/2/2017 Jefferson Parish, Louisiana
Dimensional Standards. The requested R-2 district requires a minimum width of 40 feet, depth of 75 feet, and area of 4,000 square feet for lots occupied by single-family dwellings and area of 2,500 square feet per family for lots occupied by two-family dwellings. The existing lots meet these minimum requirements (Fig. 2). 4. The applicant intends to submit a request for subdivision of the subject property which will result in one lot that meets the minimum width, depth and area for single- or two-family dwellings in R-2. Compatibility or Suitability with Adjacent Area 5. Lot 8 is currently vacant and Lot 9 is developed with a single-family dwelling. The applicant proposes to expand her development site by constructing an accessory structure on Lot 8. The proposal is not permitted in either R- or C-1; therefore, a zoning change is necessary. A subdivision will also be required because an accessory use is not permitted on a lot without a principal structure (Fig. 2). 6. Single-family residential dwellings are not a permitted use in the R- district. The C-1 district recognizes only existing stand-alone residential dwellings as conforming uses and does not permit the development of new single-family residences. Additionally, existing structures may not be rebuilt if they are destroyed beyond 75% of their value. 7. The vicinity of the subject property within 00 feet consists of four zoning districts: R-1A, C-2, R-2 and R- (Figure : Zoning & Noted Land Use): a. Although the area is predominantly zoned R-, most of the lots are either undeveloped or developed with single- or two-family dwellings. b. To the northeast of the subject property, three lots are zoned R-2. Two of these properties are developed with single-family dwellings and one is undeveloped. c. The abutting property on the west side is zoned C-2 and is developed with a convenience store, auto repair and barber shop. d. Properties to the west on Ames Blvd. are zoned R-1A and are developed with single-family dwellings. Additionally, the property at the corner of Ames Blvd. and Westbank Expressway is zoned C-2 and is developed with an office/warehouse. e. Properties to the east are zoned R- and developed with a day care and an auto paint and body shop. 8. Adverse Impacts on Neighboring Lands. a. The purpose of the R-2 district is to permit single- and two-family dwellings while restricting multi-family dwellings. Additionally, the district permits accessory uses as long as they are on the same lot of record as the principal structure. These guidelines are compatible with the current and proposed land use of the subject property as well as the land use of the surrounding area. b. R-2 permits a maximum building height of 5 feet for all structures; however, R- permits a height of 1.5 times the width of the right-of-way with a maximum of 90 feet for a multi-family dwelling. C-1 allows a maximum height of 45 feet for all structures. The height restrictions imposed in R-2 are more compatible with an area predominantly developed with single- and two-family dwellings (Table 4). 9. During a ten-year period, several rezoning requests were made to downzone properties from R- to R-2 and/or R-1A to allow the development of single-family dwellings in close proximity to the subject property. Additionally, the land use in the vicinity is predominantly single-family rather than multi-family residential. The Future Land Use map designates this area as LMR, Low-Medium Density. This category is more suitable for zoning districts such as R-1A or R-2 (Fig. 5). An area study may be warranted to determine if the R- zoning is appropriate. PAB Planning Department MVE Page 2 of 4 11/2/2017 Jefferson Parish, Louisiana
Consistency with Parish Plans 10. The proposed zoning change is consistent with the following policy of the Comprehensive Plan: Policy 1.1.2: Ensure that new development and redevelopment is compatible with existing residential neighborhoods. 11. The current Future Land Use for the property is LMR Low-Medium Density. The proposed zoning is compatible with the FLU (Figure 6). DEPARTMENT COMMENTS (LURTC) & CODE VIOLATIONS Table 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation Public Works Not Opposed The Department of Public Works (on 09/14/17) has no position. 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. ICE-Building Not Opposed ICE - Building is NOT OPPOSED to this Case. Engineering-Site Plan Not Opposed ICE - Site Plan is NOT OPPOSED to this Case. Parish Attorney Not Opposed Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: We will defer to the other departments for comments. Fire Not Opposed Westbank Fire Department is NOT OPPOSED to this Case. Environmental Not Opposed Environmental Department is NOT OPPOSED to this Case. Building Violations: No violations Zoning Violations: No violations PAB Planning Department MVE Page of 4 11/2/2017 Jefferson Parish, Louisiana
Item # on Fig. 6 Table 2: History of subject property and surrounding properties; within past 20-25 yrs. Date Location Request PD/PAB Recommendation (Docket #) 1 7/1/198 Lot 9 (subject property) 2 12/9/1998 Lot 49, Square 4 southern side of Third Avenue 12/9/1998 Lot 16, Square northern side of Third Avenue 4 6/4/200 Lot 41, Square southern side of Second Avenue 5 1/21/2004 Lot 18, Square 6 northern side of Fifth Avenue 6 1/25/2012 Lot 54, Square 4 southern side of Third Avenue R- to C-1 To accommodate the sale of beauty products at an inhome beauty shop Denial/Denial W-2-8 R- to R-2 Approval/Approval W-1-98 R- to R-2 Approval/Approval W--98 R- to R-2 Approval/Approval W-15-0 R- to R-2 Approval/Approval W-46-0 R- to R-1A Modified Approval/Approval R- to R-2 (W-9-11) Council Decision (Ordinance #) R- to C-1 (15617) R- to R-2 (20520) R- to R-2 (20521) R- to R-2 (21882) R- to R-2 (22096) R- to R-2 (24187) Table : Comparison of zoning districts for compatibility Requirement Current Zoning: Lot 8 R- Current Zoning: Lot 9 C-1 Requested Zoning R-2 Front Yard Setbacks 20 feet 20 feet 20 feet Side Yard Setbacks Rear Yard Setbacks Height Combined width min. 20% of the lot width. Each yard shall be between 5 ft. and 15 ft. Min. 20% of lot depth and shall be between 15ft. and 25 ft. 1.5 times the width of the right-of-way upon which the building fronts. Max. 90 ft. Min. 5 ft. when abutting residential Min. 20 ft. when abutting residential Max. 70 ft. for buildings with multiple dwelling units Combined width shall be min. 20% of the lot width. Each yard shall be between 5 ft. and combined width need not exceed 10 ft. Min. 20% of lot depth and shall be between 15ft. and 25 ft. Max. 5 feet PAB Planning Department MVE Page 4 of 4 11/2/2017 Jefferson Parish, Louisiana
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 Aerial/Vicinity a Restaurant Supply Property Figure 1
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 THIRD AVENUE (SIDE) 40 40 Survey AMES BOULEVARD (SIDE) 112.02 Municipal Address: 6224 Fourth Avenue 112.02 WALKERTOWN WAY (SIDE) LOT 8 LOT 9 40 40 Property Figure 2 Source: Google Earth FOURTH AVENUE
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 Zoning and Noted Land Use C-2 C-1 R- R-2 R-1A Property Storage/ Warehouse Single-Family Single-Family Source: Google Earth WESTBANK EXPWY. AMES BOULEVARD Commercial 8 9 Single-Family Two-Family Single-Family Single-Family Mobile Home Day Care Single- and Two- Family Single Single- Family Res Auto Body Shop Multi- Family Res. Figure
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 Proposed Zoning C-2 C-1 R- R-2 R-1A WESTBANK EXPWY. AMES BOULEVARD Multi-Family 8 9 Property Figure 4
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 Rezoning History Map C-2 C-1 R- R-2 R-1A WESTBANK EXPWY. AMES BOULEVARD 6. R- to R-2 (Ordinance No. 24187) 8 9. R- to R-2 (Ordinance No. 20521) Lot 54 Lot 16 Lot 49 1. Lot 9: R- to C-1 (Ordinance No. 15617) 4. R- to R-2 (Ordinance No. 21882) 2. R- to R-2 (Ordinance No. 20520) Lot 41 Lot 18 5. R- to R-2 (Ordinance No. 22096) Property Source: Google Earth Figure 5
REZONING OF LOTS 8 AND 9, BLOCK 4, AMES FARMS TOWNSITE NO. LOT 8: R- TO R-2 Future Land Use REC LIC PUB MDR LMR WESTBANK EXPWY. AMES BOULEVARD Multi-Family 8 9 Property Figure 6