DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

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1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: SUMMAR NO.: : : Paul D. Johnston AT LARGE: A: Chris Roberts B: Elton M. Lagasse ADVERTISING DATES: PAB PUBLIC HEARING: HEARING: LAST MEETING DATE FOR ACTION: 09/30/15 10/07/15 10/14/15 10//15 0/17/16 LOCATION 1514 Jefferson Hwy located on portions of Lots 8-13 and undesignated portions of property, Labarre Plantation Subdivision, and Lots and 53-63, Square 8, Live Oaks Place Subdivision, Jefferson Parish, LA; bounded River Rd., Coolidge St., and Betz Ave. OWNERS: Ochsner Clinic Foundation and Morere Family, LLC; represented by Jay Britsch ZONING C- General Commercial District/CPZ Commercial Parkway Overlay Zone, H- Medical Service District/CPZ, R-1A Single-Family Residential District/CPZ, R-1A (Figure 1) FUTURE LAND USE NMU Neighborhood Mixed Use and HSP Hospital REQUEST Variance to the height regulations of the H- district. FINDINGS 1. The petitioned property consists of the Ochsner Medical Center South Campus, which contains a hospital, hotel, parking garages, and single-family residential dwellings (to be demolished in the future). The petitioned property has a frontage of approximately 1,18.17 feet on Jefferson Hwy, 1, feet on River Rd., depth of 1,196 feet, and an area of 1,354,794 square feet (Figure ).. The applicant has also filed applications under Docket No. ES PF to subdivide property owned by Ochsner Clinic Foundation (not including Lots 8 and 9 and the undesignated portions of property) into Lot 1, Square 1, Ludger Fortier Subdivision and Docket No. ELUZ-3-15 to reclassify Lot 10 and Lots and to H-/CPZ. These cases are being reviewed concurrently with the requested variance. 3. The proposal includes a 7-story addition to the West Tower located near the intersection of Jefferson Hwy. and Betz Ave., the future demolition of residential dwellings on Betz Ave., and the future Central Plant expansion near the intersection of River Rd. and Betz Ave. (Figure 3). The Central Plant expansion meets the required front and side-yard requirements and height regulations (Figure 4-5). 4. The height allowed by right in the H- district is 75 feet. The existing West Tower is a 7-story building measuring 10.6 feet in height, with an elevator penthouse that brings the total height to ft. With the proposed 7-story addition, the West Tower would have a height of 0.65 feet (Figure 9-7) with an elevator penthouse, which is visible from Jefferson Hwy, that would bring the total height to 15.1 ft. Per ICE Building, the elevator penthouse does not count towards the maximum height. 5. Section (1) of the Unified Development Code allows for exceptions to the height requirements and states that there shall be no restrictions on the height provided the front, side, and rear facades shall use bulk planes which begin at horizontal lines located directly above the lines created by the setback, at a height equal to the maximum height permitted by Printed: 10/16/015 Revised: 10/14/15 LT Planning Department Jefferson Parish, Louisiana 1

2 right, and rise over the lot upward at a 45-degree angle equal to a pitch of 1-foot additional vertical distance for each 1 foot additional horizontal distance. Because the tower is set back from Jefferson Hwy ft. more than required, it would be permitted to have a height of 18. ft.; with a vertical height of 0.65 ft., it is over height by 74. ft. (58%) (Figure 9). 6. When applying bulk plane to the proposed 7-story addition, the tower is below the bulk plane from the side-yard along Betz Ave., but penetrates the angle of the bulk plane from the frontyard along Jefferson Hwy. by 74. feet. 7. Section states that variances to the CPZ requirements may be granted provided the following criteria are met: a. The proposal complies with CPZ requirements to the maximum extent possible and taking into account space limitations of existing structures. Taking into account the existing structures on the petitioned property, and the existing location of the West Tower and it s setbacks, the proposal has complied with the CPZ requirements to the maximum extent possible. b. The proposal enhances the general quality of commercial and office corridors by providing buffers to neighboring residences and other commercial uses; increases public safety by guiding traffic; minimizes the impact of development and structures on drainage; and coordinates with greenspace and signage in the corridor. The proposal complies with the landscape regulations to the maximum extent possible. The landscaping and buffering on site will enchange general quality of the commercial corridor and buffer against neighboring residences. c. The proposal does not adversely effect the harmony or compatibility of the surrounding land uses. A variance to the height regulations would affect only the north side of the property, which consists of Jefferson Hwy. (a major arterial) with a right-of-way measuring approximately 118 feet and property owned by the Ochsner Clinic Foundation. d. Special conditions and circumstances exist peculiar to the land, structures or buildings which are not applicable to other land, structures, or buildings in the same zone. Strict compliance with the regulations would create a hardship for the Ochsner Clinic Foundation, as there are circumstances peculiar to the site due to the existing location of the building and its setbacks along Jefferson Hwy, which constrain redevelopment options. 8. Parking is provided on Ochsner s North and South Campuses, the Deckbar Parking Lot, and Labarre Parking Lots 1 and (Figure 10). Per ICE Building, the parking provided meets and exceeds the required parking for the campus including the West Tower. Per Section (b) all lots comprising a campus may be used to meet parking requirements, provided that the campus complies with the criteria below: a. Lots comprising the campus shall be uninterrupted by lots affiliated with other uses. b. A campus may be interrupted by public right-of-way if at least 50% of the frontage of each lot is located directly across the public right-of-way. c. No lot comprising the campus shall be less than 5,000 square feet. d. A pedestrian walk way is provided connecting the campus across any street interrupting the campus. e. The parking shall be dedicated on a site plan, by ordinance, and by recorded dedication on a form approved by Inspection and Code Enforcement. Dedication of parking shall be valid until revoked in writing by the Director of Inspection and Code Enforcement. The North and South Campuses, which are separated by Jefferson Hwy., meet the above criteria for a campus. The applicant has agreed to dedicate the parking at the time a site plan is submitted for review for the North Campus. The Parish Council authorized use of the Deckbar Parking Lot and Labarre Parking Lots 1 and for required parking for Ochsner Medical Center by Resolution No adopted June 19, The proposal meets or exceeds all other requirements of the underlying zoning district and the CPZ (Tables 1-). Proposed landscaping complies to the greatest extent practical given the site was existing prior to CPZ on Jefferson Hwy. 10. The administrative departments reviewed this request with opposition from ICE Building because it does not meet technical requirements for exceeding height. The subject property has no building or zoning code violations. Printed: 10/16/015 Revised: 10/14/15 LT Planning Department Jefferson Parish, Louisiana

3 DEPARTMENT COMMENTS Public Works is NOT OPPOSED to this Case but has the following Stipulations: The Department of Public Works (on 10/13/15) has no objection. Any adverse impacts to the Parish sewer system will be at owner`s expense, in which a sewer impact fee will be determined during the building permit phase. Also, any proposed building over the Betz Ditch or 15 inch drain line between Lots 53 and 54 will require the submission of engineering plans to the Parish for review and approval for the drain line relocation, installation cost at owner/developer`s expense, and the dedication of a drainage servitude (based on pipe size). The drainage work will have to be completed by the contractor and accepted by the Parish before a building permit will be issued by the Engineering Dept. The proposed tree species and planting locations are acceptable. ICE - Site Plan is NOT OPPOSED to this Case, ICE - Building is OPPOSED to this Case for the following reasons: 4,88 existing parking spaces are required. 66 additional parking spaces will be required for the addition of 3 new floors of patient rooms for a total of 4,948 parking spaces. Additional parking will be required when the 3 shell patient rooms are built out. The proposed 7-story addition exceeds the maximum allowed height from the right side yard setback on Betz Avenue side by 7 feet and 3/8 inches, as shown on sheet A4.3 by Rozas-Ward architects. If the re-subdivision is approved the proposed 7-story addition will not be over height on the Betz Avenue side. The proposed 7-story addition exceeds the maximum allowed height from the front yard setback on Jefferson Hwy. side by 7 feet and 3/8 inches as shown on sheet A4.3 by Rozas-Ward Architects. The penthouses are less than 5% of the total roof area and are exempt from the maximum height allowed by article 39 section (3). Parish Attorney is NOT OPPOSED to this Case. Eastbank Consolidated Fire is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No Position on this CONCLUSION Approval of the height variance will not negatively affect other property to the north, as Jefferson Hwy., a 6-lane major arterial, is a sufficient buffer against any impacts and the property across Jefferson Hwy. is owned by the Ochsner Clinic Foundation and is a part of the same campus as the West Tower. CONSISTENC WITH COMPREHENSIVE PLAN The proposed development is consistent with Policy which seeks to Ensure that land development surrounding major employers, including Avondale, Ochsner, East and West Jefferson Medical Centers, and Cytec Industries, allows for growth and expansion of business activities. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Approval. PLANNING ADVISOR BOARD Printed: 10/16/015 Revised: 10/14/15 LT Planning Department Jefferson Parish, Louisiana 3

4 Criteria Site area, min. Building height, West Tower, max. TABLE 1: CPZ SITE INFORMATION Required/ Permitted 10,000 sq. ft. 75 ft. frontage 100 ft. depth No restrictions, provided is within bulk plane (H-) Proposed 1,354,794 sq. ft. 1,18.17 ft. frontage (Jefferson Hwy.) 1, ft. frontage (River Rd.) 1,196 ft. depth* 0.65 ft. (15.1 ft. to top of penthouse) Penetrates bulk plane and exceeds height by 74. ft. Building height, Central Plant Expansion, max. 75 ft ft. Setback, front yard, West Tower, Jefferson Hwy., min. 0 ft. 43 ft. Setback, side yard on a corner lot, West Tower, Betz Ave., 10 ft. 133 ft. min. Setback, front yard, Central Plant Expansion, River Rd., 0 ft. 45 ft. min. Setback side yard on a corner lot, Central Plan Expansion, 10 ft. 5 ft. min. Parking spaces 4,948 6,108 *Approximate Compliant? N TABLE : CPZ LANDSCAPE AND BUFFER STANDARDS (Applied only to the South Campus) Criteria Front yard landscaping, River Rd., min. Front yard landscaping, Jefferson Hwy., min. Corner lot landscaping, Betz Ave., min. Perimeter of lot abutting Jefferson Hwy. R.O.W., min. Perimeter of lot abutting Betz Ave. R.O.W., min. Required/ Permitted 0 ft. 0 ft. Proposed 10 ft.* (Existing parking located in required 0 ft.) (Landscape buffer is existing.) Majority over 0 ft.; smallest portion 6 ft. (Landscape buffer is existing.) 10 ft. 0 ft. 4 trees Continuous shrubs trees Continuous shrubs 30 trees Continuous shrubs 38 trees Continuous row of shrubs only next to existing parking lot; none next to existing residential dwellings. Compliant? Printed: 10/16/015 Revised: 10/14/15 LT Planning Department Jefferson Parish, Louisiana 4

5 Criteria Perimeter of lot abutting River Rd. R.O.W., min. Perimeter of lot abutting property, east (Coolidge St.), min. Perimeter of lot abutting property (Lot 5), west (Betz Ave.), min. Interior of lot, min. TABLE : CPZ LANDSCAPE AND BUFFER STANDARDS (Applied only to the South Campus) Required/ Permitted 4 trees Continuous shrubs 38 trees 5 ft. wide planting strip 7-ft. unbroken opaque barrier trees 5-ft. wide planting strip 7-ft. unbroken opaque barrier 10% V.U.A. landscaped 3 islands 3 trees Proposed 143 trees Continuous shrubs except next to Central Plant. 9 trees.5 ft. wide planting strip where trees are located. Existing planting strip becomes too narrow for additional trees. Planting strip also contains a row of shrubs. 7-ft. wooden fence 0 trees. No planting area available. Existing fence along property line. 43% V.U.A. landscaped 57 islands 333 trees Protection of landscaped areas Barrier curbs Barrier curbs Vegetation standards Class A trees, min. (Res ) Species diversity, single species percent of total, max. (Res ) Clear vision areas Sidewalks *Approximate Compatible species, location, and height Compatible species, location, and height % 18% Maintained in accordance with Sec In accordance with Parish codes Maintained in accordance with Sec Meets Parish requirements Compliant? Printed: 10/16/015 Revised: 10/14/15 LT Planning Department Jefferson Parish, Louisiana 5

6 Variance to the H- District Height Regulations SUMMAR NO. Vicinity & Zoning Petitioned Property CPZ 10/14/15 FIGURE 1

7 Variance to the H- District Height Regulations SUMMAR NO. Survey Boundary Betz Ave ft. 1,3. ft. Coolidge St. (side) 1, ft. 10/14/15 River Road FIGURE

8 Variance to the H- District Height Regulations SUMMAR NO. West Tower 7-story addition Jefferson Highway Site Plan Petitioned Property Building Proposed Additions Parking Garages Future Residential Demolition Betz Ave. Coolidge St. (side) Future Central Plant Expansion 10/14/15 River Road FIGURE 3

9 Variance to the H- District Height Regulations SUMMAR NO ft. Central Plant Expansion South Elevation River Rd. West Elevation Betz Ave. 10/14/15 FIGURE 4

10 Variance to the H- District Height Regulations SUMMAR NO. Central Plant Expansion North Elevation East Elevation 10/14/15 FIGURE 5

11 Variance to the H- District Height Regulations SUMMAR NO. Penthouse 0.65 ft. 15 ft. Penthouse West Tower Elevations South Elevation North Elevation Jefferson Hwy. 10/14/15 FIGURE 6

12 Ochsner Medical Center 1514 Jefferson Hwy. Variance to the H- District Height Regulations SUMMAR NO. Penthouse Penthouse West Tower Elevations 10/14/15 East Elevation FIGURE 7

13 Ochsner Medical Center 1514 Jefferson Hwy. Variance to the H- District Height Regulations SUMMAR NO. Penthouse Penthouse West Tower Elevations 10/14/15 West Elevation Betz Ave. FIGURE 8

14 Variance to the H- District Height Regulations SUMMAR NO. 74. ft. Bulk Plane Measured From Required Setback 0.65 ft. West Tower Bulk Plane Elevations Setback from Jefferson Hwy. Setback from Betz Ave. Variance to H- Height Requirement Exceeds maximum height allowed by 74. ft. (58%) 10/14/15 FIGURE 9

15 Variance to the H- District Height Regulations SUMMAR NO. North Campus Parking Deckbar Parking Parking Labarre Parking Rio Vista Ave. Deckbar Ave. South Campus 10/14/15 FIGURE 10

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