DEPARTMENT OF PLANNING 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 30-A and 30-B, Square 49, Bonnabel Place Subdivision, Jefferson Parish, Louisiana, from R-2 Two-Family Residential District, and portions of adjacent alleyways to the west and south (Alleyways 4A-N, 4B-N, 30A-W, and 30B-W), which are undesignated, to C-1 Neighborhood Commercial/CPZ Commercial Parkway Overlay Zone, and amending the Future Land Use (FLU) classification of Lots 30-A and 30-B from LMR Low-Medium Density Residential, and portions of adjacent alleyways to the west and south (Alleyways 4A-N, 4B-N, 30A-W, and 30B-W), which are undesignated, to LIC Low Intensity Commercial. LOCATION OF PETITIONED PROPERTY: 808 Bonnabel Blvd.; bounded by Pomona St., Veterans Blvd., and Helois Ave. OWNER: Frankie M. Quin; represented by L. Katherine Harmon FINDINGS: 1. The petitioned property is developed with a single-family residence. The request for reclassification is so that the adjacent business, Gulf Coast Bank, may use the petitioned property for parking. The applicant has also filed an application under Docket No. CPZ-10-1 to demolish the existing building and construct a parking lot on the petitioned property. That case is being reviewed administratively and includes perimeter landscaping, a fence, and a one-way exit on Bonnabel Blvd. 2. The petitioned property has a frontage of 0 ft. on Bonnabel Blvd., a depth of 162 ft., and an area of 8,724 sq. ft. The C-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 33-6.4(b)(1)]. The petitioned property meets the requirements of the C-1 district. The CPZ requires a minimum site area of 10,000 sq. ft. and a minimum frontage of 7 ft. and a minimum depth of 100 ft. [Section 40-474(a)(b). The petitioned property does not meet the frontage and area requirements of the CPZ. If the petitioned property were subdivided with the property that Gulf Coast Bank is located on, it would meet the requirements of the CPZ. 3. If the petitioned property were reclassified to C-1/CPZ, uses that would be permitted include bakeries, banks, barber shops, catering, medical clinics, copying services, tailors, dry cleaning, elderly housing, car washes, retail stores, libraries, nurseries, nursery schools, offices, and animal hospitals (Section 40-322). 4. The petitioned property was originally zoned R-1 Single-Family Residential District when the Parish Council adopted comprehensive zoning in 198. The property was reclassified as R-2 during the parish wide zoning in 1966.. Properties in the vicinity of the petitioned property are zoned and developed as follows: a. North of the property is zoned R-2 Two-Family Residential District and R-1A Single- Family Residential District and developed with one two-family dwelling adjacent to the petitioned property and single-family dwellings. Printed: /29/201 9:09:00 AM Revised: /29/1 LT Planning Department
Page 2 b. South of the property is zoned C-2 General Commercial District/CPZ and developed with commercial uses. c. East of the property is zoned R-2 and R-1A and developed with one two-family dwelling, undeveloped property, and single-family dwellings. d. West of the property is zoned H-2 Medical Services District and developed with a bank. 6. The Future Land Use (FLU) of the petitioned property is LMR Low-Medium Density Residential. The applicant is proposing to reclassify the petitioned property to LIC Low Intensity Commercial. The LIC category identifies the more traditional suburban neighborhood and community oriented retail, services and offices developed at a residential scale [Section 2-23()]. 7. This request has been reviewed by the administrative departments via the LURTC review process with opposition from the Department of Public Works. 8. There are no reported building or zoning violations. DEPARTMENT COMMENTS: Public Works is OPPOSED to this Case for the following reasons: ELUZ-08-1 The Department of Public Works (on 2/20/1) requires the dedication of a 12 foot sewer servitude over the 12 foot alley for the existing sewer line and copies of the recorded servitude dedication documents. The Traffic Engineering Division finds that the sight triangles are not an issue and a TIA is not required. ICE - Building is NOT OPPOSED to this Case but has the following Stipulations: A parking lot fronting on Bonnabel Blvd. cannot be used as required parking for Gulf South bank, as this lot does not have frontage on a street that provides frontage to the property it serves. Section 40-661 (a) (3) (c). 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: Because the applicant has not requested a subdivision of the petitioned property into the bank property, there is the potential for the petitioned property to be used as a stand-alone commercial property with inadequate area for required parking. In addition, the property does not meet the CPZ dimension requirements, thus a proposed development probably would not be able to meet the requirements of the district for setbacks and landscaping that would buffer a commercial use from the adjacent residential use. Most commercial businesses within the area front on Veterans Blvd. Reclassification of the petitioned property as a stand-alone lot could introduce commercial development into an established residential area. COMPREHENSIVE PLAN: Approval of the requested rezoning does not support the following Objective and Policies of the Comprehensive Plan: Objective 1.1: Ensure the long-term vitality of residential neighborhoods by regulating development compatibility. Policy 1.1.1: Protect established residential areas of Jefferson Parish from encroachment by incompatible development. Policy 1.2.1: Support land use amendments that are compatible with surrounding uses and the availability of infrastructure and services. Policy 1.3.1: Protect existing residential areas from the encroachment of incompatible uses. PLANNING DEPARTMENT RECOMMENDATIONS: The Planning Department recommends Denial. PLANNING ADVISORY BOARD: The Planning Advisory Board recommends Denial (See PAB minutes). Printed: /29/201 9:09:00 AM Revised: /29/1 Planning Department
Page 3 Table 1: Zoning History of Surrounding Area Including Subject Date Ordinance No. Docket No. Lots, Square, Subdivision Zoning Request PD/PAB Recommendations 2/26/03 Canceled E-1-03 1/12/0 Canceled ELUZ-12-04 2/7/07 Canceled ELUZ-26-06 11/14/07 23166 ELUZ-16-07 1A, 1B, and 1N (alleyway), Bonnabel Subd. Portion of Lots -A and - B(Portion of proposed Lot 2-C, Sq. 47, Bonnabel Lots 24, 2, half of 26, Square 44, Bonnabel Lots 13B1, Sq. 30, Bonnabel R-1A to C-2/CPZ R-1A to C-2/CPZ R-1A to GO-2 R-1A to R-1 TH 4/1/09 Denial ELUZ-6-09 7/8/09 Canceled ELUZ-16-09 10/14/09 23662 E-3-09 11/3/10 Denied ELUZ-17-10 8/27/14 Denied ELUZ-23-14 Lot 7-C, Sq. 48, Bonnabel Lot 2A, Sq. 44, Bonnabel Lots 1-A, 2-A, 3-A, 4A-A, 4B- A, A-A, B,-A, 6A-A, 6B-A, Sq. 0, Bonnabel Lot 2-A, Sq. 44, Bonnabel Lots 2-A and 18-A-1, Sq.44, Bonnabel 1818 Veterans Blvd. R-2 to C-2/CPZ R-1A to C-1 C-2/CPZ to C-1CPZ R-1A to BC-1 C-2/CPZ to C-1/CPZ Approval/Approval Approval/Approval Printed: /29/201 9:09:00 AM Revised: /29/1 Planning Department
808 Bonnabel Blvd. Reclassification of Lots 30-A & 30-B, Sq. 49, Bonnabel Subd. from R-2 to C-1/CPZ and (alleyways 4A-N, 4B-N, 30-A-W, & 30B-W) to C-1/CPZ Zoning and Vicinity R-2 H-2 C-2 C-1 R-3 R-1A CPZ /13/1 FIGURE 1
808 Bonnabel Blvd. Reclassification of Lots 30-A & 30-B, Sq. 49, Bonnabel Subd. from R-2 to C-1/CPZ and (alleyways 4A-N, 4B-N, 30-A-W, & 30B-W) to C-1/CPZ Aerial Gulf Coast Bank Proposed Development Site Under CPZ-10-1 Bonnabel Blvd. Veterans Blvd. /13/1 FIGURE 2
808 Bonnabel Blvd. Reclassification of Lots 30-A & 30-B, Sq. 49, Bonnabel Subd. from R-2 to C-1/CPZ and (alleyways 4A-N, 4B-N, 30-A-W, & 30B-W) to C-1/CPZ Survey Helois Ave. (side) 0 ft. 12 ft. 2 ft. 2 ft. 30B-W 30A-W 30-A 30-B Pomona St. (side) 162 ft. 10 ft. #808 0 ft. Bonnabel Blvd. 12 ft. 4A-N 26 ft. 4B-N 26 ft. 104 ft. 2 ft. Veterans Blvd. (side) /13/1 FIGURE 3
808 Bonnabel Blvd Reclassification of Lots 30-A & 30-B, Sq. 49, Bonnabel Subd. from LMR to LIC and (alleyways 4A-N, 4B-N, 30-A-W, & 30bB-W) to LIC Future Land Use HIC LMR PUB /13/1 FIGURE 4