TAFF EPORT A: Ricky J. Templet Major Subdivision...All users of these graphics produced in connection with the related land use matter identified above specifically acknowledge, agree

OMC-PAB Planning Department | ss Page 1 of 5 7/28/2020 Jefferson Parish, Louisiana ES-89-20

Planning

Department

Juliette L. Cassagne Director

STAFF REPORT

Major Subdivision

Docket No. ES-89-20 Summary No.

PARISH COUNCIL

A: Ricky J. Templet

B: Scott Walker

1: Marion F. Edwards

2: Deano Bonano

3: Byron Lee

4: Dominick Impastato

5: Jennifer Van Vrancken

Cynthia Lee Sheng Parish President

504-736-6320 | Yenni Building, 1221 Elmwood Park Blvd, Ste 601, Jefferson, LA 70123 | [email protected]

Subdivision: Metairie Club Gardens

Location: 500 Iona St.; bounded by Geranium St., Northline St., and Woodvine Ave. (Figure 1)

Owner: Barbara Burger Reynolds

Applicant: James Dunne

Council District: 5

OMC Hearing: 08/06/2020

PAB Hearing: 08/20/2020

Last Meeting Date for Council Action: 12/09/2020

CURRENT ZONING/FUTURE LAND USE

Zoning: R-1D Rural Residential District/OMNCD Old Metairie Neighborhood Conservation District

FLU: LDR Low Density Residential

REQUEST

Subdivide portions of Lots 11 and 14, and Lots 12 and 13; Sq. K; Metairie Club Gardens Subdivision into Lots 12-A and 13-A, Sq. K, Metairie Club Gardens Subdivision, Jefferson Parish, LA, with a waiver to the R-1D depth requirement for Proposed Lot 12-A, and waivers to the width, depth, and area requirements for proposed Lot 13-A.

RECOMMENDATIONS

Planning Department: Denial for the following reasons:

• The proposal is not consistent with the area requirements and purpose of the R-1D district.

• Due to the considerable deficiencies in the R-1D width, depth, and area of proposed Lot 13-A, new construction will incur hardships with development and likely require significant variances.

Old Metairie Commission: to be determined.

Planning Advisory Board: to be determined.

mailto:[email protected]


CONSISTENCY WITH COMPREHENSIVE PLAN

The proposal is inconsistent with the following goal and objective of the Housing element:

Goal 2, Objective 6: “Protect residential neighborhoods from incompatible development or

redevelopment.”

FINDINGS

1. The subject property includes four lots which constitute a single development site. The site has been developed with the existing dwelling and pool for many years. The stated purpose of the subdivision is to create two lots of record. Lot 12-A will contain the existing single-family dwelling and pool at 500 Iona St.; there is no proposed development for Lot 13-A at this time.

2. The purpose of the R-1D district “is to provide for single-family residential areas with large

lots and low population densities.”

3. The R-1D district requires a minimum width of 100 ft., depth of 200 ft., and area of 20,000

sq. ft. The development site has a width of 150 ft., depth of 266.55 ft., and area of 39,982

sq. ft. Only the subdivision of the four lots into a single lot of record would result in a lot

which meets the requirements of the R-1D. There is no configuration in which the four lots

can be subdivided into two lots without at least one requiring waivers to the requirements

of the R-1D.

4. Subdivision waivers to the area requirements will necessitate approval by the Parish

Council. Subdivisions located within the OMNCD that require Parish Council approval are

also required to be reviewed by and receive a recommendation from the Old Metairie

Commission.

5. Proposed Lot 12-A exceeds the minimum lot width and area requirements of the R-1D

district. However, proposed Lot 12-A results in an average depth of 181.55 ft., necessitating

a waiver to the R-1D depth requirement of 18.45 ft.

6. Proposed Lot 13-A does not meet the minimum lot width, depth, and area requirements of

the R-1D district. The deficiencies in width by 15 ft., depth by 49.25 ft., and area by 7,250

sq. ft., require waivers to the area requirements of the R-1D district (Tables 2 & 6, Figure 4).

7. Proposed Lot 13-A has historically functioned as the rear yard for 500 Iona St. Thus the entire development site for 500 Iona St. has fundamentally operated as a through lot, with the primary front being Iona St. and the second front being Woodvine Ave. Per Sec 40-172, the lot frontage which was the front lot line of the prior development shall remain the front for the purposes of determining setback requirements for corner lots. Therefore, when Lot 13-A is developed under OMNCD review, Woodvine Ave. will be considered the front of the lot, and Geranium St. the corner side for setback purposes. The future residence will be oriented towards Woodvine Ave., and may require significant variances to the required front- and rear-yard setback requirements of 35 ft. and 25 ft. respectively, as the applicable “depth” of the lot is 85 ft.

8. The lot “depth” deficiency on proposed Lot 13-A is the result of the location of the swimming

pool on the development site. The parish cannot approve a lot of record that has an

accessory structure, in this case the pool, without a principal structure. Thus, the swimming

pool cannot be included in proposed Lot 13-A. The only option to add additional depth to

proposed Lot 13-A would be for the applicant to remove or fill-in the existing swimming pool

then include that portion of the development site in proposed lot 13-A.


9. The UDC has established a set of review criteria for preliminary and final plats, which have been applied to the proposed subdivision (Table 4). Additional criteria for “Block and Lot Standards” have also been applied (Table 5). The proposed subdivision does not comply with the criteria.

10. The UDC has established a set of review criteria for subdivision waivers, which have been applied to the proposed subdivision (Table 6). The proposed subdivision does not comply with the criteria for subdivision waivers.

DEPARTMENT COMMENTS (LURTC)

Table 1: Land Use Review Technical Committee (LURTC) Comments

Department Position Comment/Stipulation

ICE-Building Not Opposed

Parish Attorney Not Opposed We will defer to the other departments for comments.

Fire Not Opposed

911 Not Opposed

Public Works Not Opposed

ES-89-20 the Department of Public Works (on 07/20/2020) this 'no objection' statement/letter is strictly based on technical issue(s). It does not address any potential Code of Ordinance violations/regulations. Such regulations shall be addressed by other departments such as Code Enforcement, Planning, etc' prior to the granting of a permit. Streets Department has no objections. Traffic Engineering Division finds that the sight triangles are not an issue at this time and a TIA is not currently required. Parkways has no comment, no landscape plan submitted. If the existing house connection cannot be located or not usable, a new connection will be required at the property owner's expense.

ENG-Site Plan Not Opposed

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. Any existing driveway apron for any new residential construction will not be permitted to remain and must be replaced to comply with those standards. Please contact the department of Engineering at (504) 349-5173 or (504) 736-6793 prior to beginning any sidewalk / driveway apron construction. 2) Further comments will be made at the permit stage. Contact Site Plan Review at: (504) 736-6397 for more information and a complete list of requirements.


TABLES

Table 2: Description of Lots

Lot #

Primary

Frontage

Avg.

Width (ft.)

Avg.

Depth (ft.)

Area

(sq. ft.)

Existing Part of 11 Iona St. 55.84 140 7,852.3

Existing 12 Iona S. 94.16 140 13,146.7

Existing 13 Woodvine Ave. 93.65 119.04 11,557.11

Existing Part of 14 Woodvine Ave. 57.1 128.37 7,425.32

Proposed 12-A Iona St. 150 181.55 27,232.43

Proposed 13-A Geranium St.* 85 150.75 12,750

*Under OMNCD development review, Woodvine Ave. will be considered the front for setback purposes.

Table 3: Zoning district setback requirement

Requirement Zoning: R-1D District

Setback, front yard, min. 35 ft.

Setback, side yard, min. 15 ft.

Setback, rear yard, min. 25 ft.

Table 4: Major Subdivision Review Criteria For Preliminary/Final Plats [Section 33-2.32]

CRITERIA COMPLIANCE

YES NO COMMENTS

Consistent with Comprehensive Plan X

Consistent with existing or proposed zoning of property

X Proposed Lot 12-A is deficient in depth, and Proposed Lot 13-A is deficient in all area requirements.

Availability of adequate facilities and services

X

Suitability of site for proposed development

X

Proposed Lot 13-A is deficient in all area requirements. Required setbacks will make it difficult to develop without variances to setback regulations.

Compatibility of development with existing and planned land use pattern

X Proposed Lot 13-A is not similar to other developments in the area.

Compatibility of development with neighborhood norm

X Proposed Lot 13-A is not consistent with the purpose and intent of the R-1D district.

Development is within reasonable distance to public facilities and access

X

Consistent with adopted design for lots and blocks

X See Table 5


Table 6: Requested Waivers to the R-1D district

Regulation Proposed Lot No. Required Proposed Deficiency

Lot Depth 12-A 200 ft. 181.55 ft. 18.45 ft.

Lot Width 13-A 100 ft. 85 ft. 15 ft.

Lot Depth 13-A 200 ft. 150.75 ft. 49.25 ft.

Lot Area 13-A 20, 000 sq. ft. 12,750 sq. ft. 7,250 sq. ft.

Adequate rights-of-way and servitudes provided, and consistent with adopted

plans X

Adequate traffic impact mitigation in accordance with Traffic Impact Analysis

(TIA), if required N/A N/A

Consistent with applicable Concept Plan

N/A N/A

Consistent with approved Preliminary Plat

N/A N/A

LURTC process complete X

Table 5: Block And Lot Standards [33-6.5 and 33-6.6]

STANDARDS COMPLIANCE

YES NO COMMENTS

Adequate Building Sites X Proposed Lot 13-A is deficient in width, depth, and area.

No Unusable Remnants Created

X

Block Depth N/A N/A

Block Length N/A N/A

Lot Area X Proposed Lot 13-A is deficient in area.

Lot Arrangement X The building site provided by Lot 13-A is not in character with the surrounding developments.

Lot Frontage X

Lot Lines X

Lot Orientation X

Existing lots front on Woodvine Ave. and under OMNCD development review, Woodvine Ave. will be considered the front of Lot 13-A for setback purposes .

7/30/2020

All users acknowledge that the content of these graphics were submitted and/or created specifically as demonstrative aides for the related land use matter being presented by the Jefferson Parish Planning Departmentidentified with the appropriate docket number provided above. As such, Jefferson Parish makes no warranty as to the reliability or accuracy of the maps, their associated data tables and/or any graphics included in thispresentation. Furthermore, Jefferson Parish is not responsible for the inaccuracies that could have occurred due to errors in the original data input or subsequent update process. All users of these graphics produced inconnection with the related land use matter identified above specifically acknowledge, agree and accept that any zoning and/or land uses identified in said graphics are solely intended to be a demonstrative aide in therelated land use matter and, as such, should not be relied upon outside of said related land use matter. User assumes all responsibility for verifying accuracy of data for any intended use.

Aerial500 Iona St.

Subdivision of Part of Lots 11 & 14, and Lots 12 & 13; Sq. K; Metairie Club Gardens Subdivision into Lots 12‐A and 13‐A, Sq. K, Metairie Club Gardens Subdivision, with a waiver to the R‐1D depth requirement for Proposed Lot 12‐A, and waivers to

the width, depth, and area requirements for proposed Lot 13‐A

Docket No. ES‐89‐20

Summary No.

Council District 5

FIGURE 1

PetitionedProperty

7/30/2020


Zoning500 Iona St.




Summary No.

Council District 5

FIGURE 2

PetitionedProperty

7/30/2020


Future Land Use500 Iona St.




Summary No.

Council District 5

FIGURE 3

PetitionedProperty

7/30/2020


Plat500 Iona St.




Summary No.

Council District 5

FIGURE 4

PetitionedProperty

Former lot line(s)

Waiver to the R‐1D districtRegulation Proposed Lot No. Required Proposed DeficiencyLot Depth 12‐A 200 ft. 181.55 ft. 18.45 ft.Lot Area 13‐A 20, 000 sq. ft. 12,750 sq. ft. 7,250 sq. ft.Lot Width 13‐A 100 ft. 85 ft. 15 ft.Lot Depth 13‐A 200 ft. 150.75 ft. 49.25 ft.

Geranium St.

Northline St. (side)

85 ft. 174.04 ft.

189.0685 ft.

119.04 ft. 140 ft.

93.65 ft.

140 ft.

128.37 ft.

55.84 ft.56.35 ft.

134 ft.

140 ft.

94.16 ft.

Documents

TAFF EPORT A: Ricky J. Templet Major Subdivision...All users of these graphics produced in connection with the related land use matter identified above specifically acknowledge, agree