DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

Transcription

1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA OLD METAIRIE NEIGHBORHOOD CONSERVATION REPORT : S: Jennifer Van Vrancken, District Chris Roberts, Division A Cynthia Lee-Sheng, Division B ADVERTISING DATE: May 24, 2017 OMC PUBLIC HEARING: June 1, 2017 LOCATION: 0 Northline St. on Lot 1-A, Square C, Metairie Club Gardens Subdivision; bounded by Iona St., Avenue E, and Hector Ave.. (Figure 1) OWNERS: Raymond M. Rathle, Jr. and E. Alexandra Stafford ZONING: R-1C Rural Residential District/OMNCD Old Metairie Neighborhood Conservation District (Figure 2) FUTURE LAND USE: LDR Low Density Residential PROPOSAL: Construct a new two-story single-family dwelling and pool with variances to the rear and side-yard FINDINGS: 1. The subject property has 120 feet of frontage on Northline St., 12 feet of secondary frontage on Hector Ave., an average width of 120 feet, an average depth of 12 feet, and an area of 1,000 square feet (Figure 3). The lot width and area both exceed the R-1C area requirements; however the lot is 2 feet deficient in depth. The property remains undeveloped since the Parish Council approved the demolition of the existing residence, garage, and pool in August of 2014 under Planning Docket No. OM (Resolution No ). 2. The applicant proposes to construct a new residence with a total area of 8,37 square feet and a swimming pool with variances to the rear and side-yard setbacks, a fence in the required front yard, and the location of an accessory structure (Figure 4). 3. The R-1C district requires a 10-ft. side yard setback [Sec (a)(3)]. The applicant proposes to locate the pool equipment 7.67 feet from the west (Iona Street) side lot line necessitating a variance of 2.33 feet from the Board of Zoning Adjustments (BZA) to the side yard setback requirement. An existing eight-foot masonry wall is located along this section of the side lot line to buffer the pool equipment. 4. Per Sec (g)(1)(a), attached garages shall comply with the side yard setback requirements of the principal structure and shall not be closer to the rear lot line than the side yard setback of the principal structure. The garage is therefore required to be set back 10 feet from the rear property line. The proposed garage is set back 8.3 feet from the rear property line, necessitating a variance of 1.47 feet from the BZA to the rear yard setback requirement. Per the applicant, the garage that was demolished under OM was located in the same place as the proposed garage, set back approximately 14 feet from the Hector Ave. side property line, and was 14 feet in height. The proposed garage is 13 feet in height at the midpoint of its sloped roof. There is an existing eight-foot masonry wall along this property line that is set back 1 feet from Hector Ave.. Per Sec (c), where a lot in the rear of the corner lot fronts on the side street, no part of any accessory building on the corner lot within 2 feet of the common lot line shall project beyond the front yard line of the lot in the rear. Therefore, any portion of an accessory Printed: 6/2/2017 3:4:00 PM Revised: 6/1/17 ss Planning Department Jefferson Parish, Louisiana 1

2 building within 2 feet of the rear property line must be set back from Hector Ave. at least 30 feet to match the required front yard of the lot to the north. A portion of a garage in this area is proposed to be set back feet from Hector Ave., necessitating a variance from the BZA. The proposed garage is located 3.33 feet closer to Hector Ave. than the existing eightfoot masonry wall along this property line, with an approximate 13.7 feet of separation between the proposed garage and the edge of the sidewalk on Hector Ave. Additionally, the garage is located 3.63 feet closer to Hector than the part of the residence marked as office and laundry. 6. Sec requires a clear vision area in the rear of this lot to promote public safety. Even with the garage at its proposed location, the site meets the required 1-foot sight triangle in the affected corner. If the garage is pushed back to match the 1-foot setback of the existing masonry wall, there would be a separation of approximately 17 feet between the garage and the edge of the sidewalk. 7. The proposed fence is to be located in the required front yard along Northline St., along the front property line. The required front yard setback is 30 feet. The fence will be set back 11. feet from the curb, necessitating a BZA variance [Sec (1)a.]. 8. The fence proposed in the front yard features six-foot concrete columns and 4.8-foot iron pickets. Per Sec (1)a..ii, fences are allowed in the front yard, provided an open design and a durable material is used. Sec defines an open fence as a fence, including any gates, constructed to admit a minimum of 7% light and air. The proposed fence meets the Sec definition of an open fence (Figure 7). 9. Per Sec (), all structures in the OMNCD, including fences, must preserve the open character of the area or streetscape established by the generally uniform setback of structures from the street. Within 00 linear feet of the petitioned property along Northline, there is a fence in the front yard at 401 Northline St. that was reviewed under Planning Docket No. OM-6-01 and approved by the BZA under Appeal No. E-2973 on October 8, 2001, and another across the street at 414 Northline, which did not undergo OMC review. Per the applicants, the proposed fence is identical to the fence at 401 Iona Street, where they previously resided (Figure 7). 10. The proposed residence features standing seam copper roofing; a painted masonry stucco finish; and painted wood shutters, windows, and garage doors (Figures & 6). It shares many design elements with other residences in the immediate area (Table 1). 11. The Parish Council approved the neighboring residence at 1 Northline St. by Resolution No (Docket No. OM-2-10) with variances to the garage in the required clear vision area, for the side yard fence, for the rear yard fence to meet the height of the fence at 619 Iona St., and for the fence on the Iona side in the clear vision sight triangle to seven feet. 12. The applicant proposes to protect four Live Oaks ranging in size from 31 inches to 38. inches (Figure 3). 13. The subject proposal has been reviewed by the administrative departments with opposition from ICE - Building due to the requested variances. There are no reported Building or Zoning Code violations. ADMINISTRATIVE COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: The Department of Public Works (on 0/23/17) has the following stipulations: The site plan indicates tying subsurface drainage into the catch basin shown at the corner (the property owner will have to contact the Streets Dept. at (04) for inspection and approval). Traffic Engineering states that a TIA is not required, we have no objection to the metal picket fence being in the driveway and intersection sight triangles as long as it meets requirements for an open design. Contact Traffic Engineering regarding moving the stop sign to construct the sidewalk, (04) Parkway finds the tree protection is in place. Requires driveway aprons to be concrete and meet width, distance and permit requirements. ICE - Building is OPPOSED to this Case for the following reasons: 1. Where a lot in the rear of a corner lot fronts on the side street, no part of any accessory buildings on corner lot within twenty -five feet of the common lot line shall project beyond the prolongation of the lot in rear. 2. Fences are not allowed in required front yard setback without approval from the Board of Zoning Adjustment. 3. Pool equipment is not allowed in the required side yard setback (R1-C req. 10ft. side yard setback) also a/c condensing units not shown on plans submitted have the Printed: 6/2/2017 3:4:00 PM Revised: 6/1/17 ss Planning Department Jefferson Parish, Louisiana 2

3 same requirements. 4. Attached garage in rear yard in R1-C zoning district is required to hold 10 foot setback from rear property line. Plans show 8 ft.6-3/8 inches from the rear property line this would require a variance from the Board of Zoning Adjustments. (ARTICLE XXXIX. Sec (g) (1) a. ICE - Site Plan is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case. Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: We will defer to the other departments for comments. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposal is consistent with Objective 1.4 of the Housing Element of the Comprehensive Plan which aims to Ensure the compatibility of in-fill development in residential neighborhoods. CONCLUSIONS: The side yard setback variance for the pool equipment is acceptable due to the existing eight-foot masonry wall serving as an adequate buffer. The rear yard setback variance is acceptable due to the constraints placed on the site by the 7-foot deficiency in required lot depth for R-1C. Further, only the side of the garage encroaches into the rear yard, as the main residence behind exceeds the required 20-foot setback. The site meets the 1-foot sight triangle; therefore the request for the variance to the location of the garage satisfies the public safety purpose. The attached accessory building is not fully in the required rear yard, and is only 13 feet high; therefore this variance will not be detrimental to the adjacent property. Further, an existing eight-foot masonry wall that is set back 1 feet from Hector Ave. was permitted and built along the affected property line. However, setting the garage back 1 feet from Hector Ave. would place it more in alignment with existing and proposed structures, and allow for greater separation between the structures and the edge of the sidewalk. Only two properties within 00 linear feet have fences in the front yard, thus the prevailing character of Northline St. is open without fences. The proposed fence in the front yard does not preserve the open character of Northline St. PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends Approval of the variances to the rear and side-yard setbacks. The Planning Department recommends Denial of the proposed foot setback for the accessory structure on Hector Ave., but will support a setback of 1 feet to match the setback of the existing masonry wall. The Planning Department recommends Denial of the variance for the fence in the required front yard. OLD METAIRIE COMMISSION (OMC) RECOMMENDATION: At the June 1, 2017 public hearing, the OMC recommended deferral to July 6, SUMMARY OF PUBLIC HEARING: On June 1, 2017, the applicant spoke in favor and two spoke in opposition. BOARD OF ZONING ADJUSTMENTS (BZA): TABLE 1: R-1C/OMNCD SITE INFORMATION Criteria Required/Permitted Proposed Building height, max. 3 ft ft. Y Setback, front yard, min. Northline St. (dwelling) 30 ft. 30 ft. Y Compliant? Printed: 6/2/2017 3:4:00 PM Revised: 6/1/17 ss Planning Department Jefferson Parish, Louisiana 3

4 TABLE 1: R-1C/OMNCD SITE INFORMATION Criteria Required/Permitted Proposed Setback, front yard, min. Northline St. (fence) Setback, rear yard, min. Avenue E side (dwelling) Setback, rear yard, min. Avenue E side (garage) Setback, side yard, east, min. (dwelling) Hector Ave. Setback, side yard, east, min. (garage) Hector Ave. Setback, side yard, west, min. (dwelling) Iona St. side Setback, side yard, west, min. (pool equipment) Iona St. side. Façade massing angle Side-yard massing angle Exterior materials, general Exterior materials, windows, doors, trims, and moldings Exterior materials, piers, pilings, posts, or columns used as design elements 30 ft. 0 ft. N 20 ft. 20 ft. Y 10 ft. 8.3 ft. N 10 ft. 1.3 ft. Y 10 ft ft. Y 10 ft. 10 ft. Y 10 ft ft. N No part shall penetrate, except minor or incidental projections No part shall penetrate, except minor or incidental projections or gable walls with a slope between 7:12 and 12:12 Comply with Sec Vinyl siding prohibited Synthetic stucco only as accent Similar style and quality on all elevations Architecturally finished wood or masonry No penetration. No penetration. Masonry Stucco Finish Standing seam copper roofing; a painted masonry stucco finish; and painted wood shutters, windows, and garage doors Compliant? Y Y Y Y Tree preservation Significant trees preserved or replaced Protected by a fence at drip line or at 10 ft. from trunk One 31-inch Live Oak, one 34-inch Live Oak, one 32.-inch Live Oak, and one 38.-inch Live Oak Y Printed: 6/2/2017 3:4:00 PM Revised: 6/1/17 ss Planning Department Jefferson Parish, Louisiana 4

5 Aerial Map Boundary of Property FIGURE 1

6 Zoning Map Boundary of Property OMNCD FIGURE 2

7 Avenue E (side) 120 ft. Survey Boundary of Property Tree Protection Zones Iona St. (side) 12 ft. Hector Ave. 12 ft. 31-in. Live Oak to be protected 34-in. Live Oak to be protected 120 ft. Northline St. 38.-in. Live Oak to be protected 32.-in. Live Oak to be protected FIGURE 3

8 Source: Google Maps Existing 8-ft. masonry fence set back 1 ft. From Hector Ave. 1-ft. x 1-ft. sight triangle 1 10-ft. side yard setback required; 7.67-ft. side yard setback proposed ft. Variance Requested. Site Plan Boundary of Property Buildable Area 2-ft. x 30-ft. Clear Area Existing 8-ft. masonry fence ft. Pool Equipment 2 10-ft. rear yard setback required; 8.3-ft. rear yard setback proposed ft. Variance Requested. 3 Any part of an accessory building within 2 ft. of the rear property line must be set back 30 ft. from Hector Ave.; Portion of proposed garage set back ft. from Hector Ave. Proposed Fence Location Variance Requested ft. front yard required; Fence proposed on front lot line. Variance for a fence in the front yard required. FIGURE 34

9 27.9 ft. Front (Northline) Elevation & Side (Hector) Elevation Massing Angles Base Flood Elevation FIGURE

10 Rear Elevation & Side (Iona) Elevation FIGURE 6

11 Fence Elevation Fence at 401 Iona Street FIGURE 7