DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

Transcription

1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA OLD METAIRIE NEIGHBORHOOD CONSERVATION REPORT : OM--17 S: Jennifer Van Vrancken, District Christopher L. Roberts, Division A Cynthia Lee-Sheng, Division B ADVERTISING DATE: December 8, 016 OMC PUBLIC HEARING: January, 017 February, 017 LOCATION: 403 Vincent Avenue, Lot 9, Square A, Metairie Club Gardens Subdivision, Jefferson Parish, LA; bounded by Avenue E, Stella Street, and Northline Street. (Figure 1) OWNERS/APPLICANT: Bell Development Group, LLC / George Hopkins ZONING: R-1C Rural Residential District/OMNCD Old Metairie Neighborhood Conservation District (Figure ) PROPOSAL: Construct a single-family dwelling with variances to the front-yard setback, side-yard setback, the location of an accessory building, garage rear-yard setback, canopy setback, side-yard massing angle, a circular drive in the side yard and the removal of a 4-inch Water Oak, a 31-inch Cypress and a 36- inch Cypress. FINDINGS: 1. The petitioned property is an undeveloped corner lot. It has 7 ft. of frontage on Vincent Avenue, a depth of 10 ft., and an area of 9,000 sq. ft. and is zoned R-1C.The R-1C district requires a minimum width of 80 ft., depth of 10 ft., and area of 1,000 sq. ft.; the property is deficient by ft., 30 ft., and 3,000 sq. ft. respectively (Figure 3).. The applicant proposes to construct a new,77 sq. ft. two-story single-family dwelling with an attached accessory garage, and swimming pool with variances to the front-yard setback, side-yard setback, location of accessory garage, garage rear-yard setback, canopy setback, side-yard massing angle, a circular drive in the side yard, and to remove a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress (Figures 4-8 and Table 1-). 3. The R-1C district requires a 30-ft. front-yard setback [Sec (a)(1)]. The proposed single-family dwelling is feet from the front property line on Vincent Avenue. The applicant requests a front-yard setback variance from the Board of Zoning Adjustments (BZA) for feet. 4. The R-1C district requires a 10-ft. side-yard setback [Sec (a)(3)]. The proposed single-family dwelling is 7 feet from the south side property line. The applicant requests a side-yard setback variance from the BZA for 3 feet. The existing house at 41 Vincent Avenue is set back at one point only 3 ft. from the common lot line with the majority of the structure at ft. from the shared property line.. Per Sec (c), where a lot in the rear of the corner lot fronts on the side street, no part of any accessory buildings on the corner lot within 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 building within feet of the rear property line must be set back from Avenue E, at least 30 feet to match the front yard requirement of the residence to the east. The site plan submitted on January 13, 017 shows the house to the east to have a front setback of 0.40 ft. and this has been verified by a survey; which reduces the requirement for the garage side-yard setback requirement to 0 ft. 4¾ in. A portion of a garage in this area is proposed to be set back 11 feet from Avenue E., necessitating a variance from the BZA of 9 ft. 4 ¾ in. 6. Removing the existing masonry fence stucco wall along Avenue E and the rear property line will eliminate an existing sight triangle obstruction and provide an improved situation over the current conditions. Printed: /3/17 Revised: //17 jb REVISED Planning Department Jefferson Parish, Louisiana 1

2 OM Per Sec (g)(1)a. attached garages shall not be closer to the rear lot line than the side yard setback of the principal structure, which is 10 ft. The portion of the attached accessory garage beyond 30 feet from the side lot line, which is the subject of a separate variance, is required to be setback 10 ft. from the rear property line and is proposed to be setback 3. ft., which requires a variance of 6. ft. from the BZA. 8. Section (b) does not allow for canopies to be located in the required side yard adjacent to streets for single-family dwellings. The copper canopy over the doorway on the north side of the house projects 6 ft. 10 in. in the required 10 ft. side yard adjoining a street which requires variance approval from the BZA. 9. Sec (1)3.III.a. specifies that no part of a proposed structure except for minor or incidental projection can penetrate the lot s façade massing angle and side-yard massing angles. The façade massing angle and north side-yard massing angle penetrate the structure but these are minor or incidental. The side-yard massing angle on the south penetrates the structural wall, which is not a minor or incidental projection due to the insufficient side-yard setback. This requires a variance approval from the OMC since it is a regulation of Article X. 10. Per Sec (1)a.ix., circular drives are not allowed within the side yard. A circular driveway is proposed in the required side yard connecting to Avenue E on the north side of the dwelling which requires a variance approval from the OMC since it is a regulation of Article X. 11. The tree plan does not indicate any trees to be protected and shows all trees on the site proposed to be removed. There are 3 protected trees proposed for removal, a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress. Removal of those trees was previously denied by the Parish Arborist on the tree removal application received on November 18, 016. None of those trees are in the buildable area. There are also 8 non-protected trees that are proposed for removal: a palm, a Japanese Yew, four Camphor trees and two crepe myrtles. (Figure 8). 1. This request has been reviewed by the administrative departments with opposition from Public Works and 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: OM-0-17 The Department of Public Works (on 1/17/16) requires driveway aprons to be concrete and meet width, distance and permit requirements. Traffic Engineering Division finds that the sight triangles are acceptable. The portion of the fence that falls in this sight triangle can only remain if it is an open design or below 3 ft. in height. A TIA is not required. Removal of the () Bald cypress and Water oak was denied on the tree removal application received from Code on 11/18/16. All other removals have been approved. ICE - Building is OPPOSED to this Case for the following reasons: 1. R1-C zoning district requires 30 ft. front yard setback and 10 ft. side yard required setback.plans submitted show ft. front yard and 7 ft. side yard setbacks this would require a variance from the Board of Zoning Adjustment. Article VIII Sec (a)(1)(3). Right side yard massing angle is required to be 18 inches above the center line of street at the property line 14 ft. high and a forty-five degree angle toward the residence and structure to be 10 ft. setback from property line. 3. Where a lot in the rear of the corner lot fronts on the side street, no part of any accessory buildings on the corner lot within ft. of the common lot line shall project beyond the prolongation of the front yard line of the lot in the rear. ( Article XXXIX Sec (c) 4. Canopy cannot project into side yard on corner lot side.. Water features cannot be built on property line. 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. Printed: /3/17 Revised: //17 jb REVISED Planning Department Jefferson Parish, Louisiana

3 CONSISTENCY WITH COMPREHENSIVE PLAN: OM--17 The proposed construction is not 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. CONCLUSION: The combination of the front, side, and rear (garage) variance requests does not support the open character of the existing streetscape set by the spacing between houses and by spacing between structures and the street to be preserved, as specified in Sec (1)a.iii. The yard variances in combination with other variance requests suggest that the development proposal is too large for the lot. Five variances require approval from the Board of Zoning Adjustment (BZA). The side-yard massing angle and circular driveway in the required side yard are design guidelines along with the tree removals where the OMC has jurisdiction. None of the three protected trees requested for removal are within the buildable area and their removal has been previously denied by the Parish Arborist via a tree removal application submitted to the Department of Inspection and Code Enforcement on 11/18/16. PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends Denial of all variances and removal of the 4-inch Water Oak, 31-inch Cypress and 36-inch Cypress. OLD METAIRIE COMMISSION RECOMMENDATION: On January, 017, the OMC recommended deferral to //017. On February, 017, the OMC recommended deferral to March, 017. SUMMARY OF PUBLIC HEARING: BOARD OF ZONING ADJUSTMENT: Printed: /3/17 Revised: //17 jb REVISED Planning Department Jefferson Parish, Louisiana 3

4 OM--17 TABLE 1: SUMMARY OF VARIANCE REQUESTS Criteria Required/Permitted Proposed Setback, front yard, Vincent Avenue, min. (BZA) Setback, side yard, south, min. (BZA) Location of accessory building (attached garage). min. (BZA) 30 ft. ft. 10 ft. 7 ft. No part of accessory structure within ft. of common lot line to project beyond the verified front yard of lot in rear (0 ft. 4 ¾ in.) Projects beyond front yard line of lot of key lot in rear by 9 ft. 4¾ in. Setback, rear-yard, attached accessory garage, min. (BZA) 10 ft. 3 ft. 6 in. Canopy setback (BZA) Side yard massing angle (OMC) Not permitted in side yard adjoining street (10 ft.) No part shall penetrate, except minor or incidental projections or gable walls with a slope between 7:1 and 1:1 Located in side yard adjoining street (3 ft. in.) Penetration of south side structural wall Circular drive (OMC) Not permitted in side yard Located in side yard Tree preservation (OMC) Significant trees preserved or replaced Protected by a fence at drip line or at 10 ft. from trunk A 4-inch Water Oak, 31- inch Cypress and a 36-inch Cypress requested to be removed along with 8 nonprotected trees. No tree protection proposed. Tree removal denied by Parish Arborist. Printed: /3/17 Revised: //17 jb REVISED Planning Department Jefferson Parish, Louisiana 4

5 OM--17 TABLE : R-1C/OMNCD SITE INFORMATION Criteria Required/Permitted Proposed Building height, max. 3 ft. 30 ft. 7 in. Y Setback, front yard, Vincent Avenue, min. Compliant? 30 ft. ft. N Setback, side yard, south, min. 10 ft. 7 ft. N Setback, rear yard, (primary structure) min. Setback, corner side-yard, north, Avenue E, min., Location of accessory building (attached garage). min. 0 ft. 0 ft. Y 10 ft. 10 ft. Y No part of accessory structure within ft. of common lot line to project beyond the verified front yard of lot in rear (0 ft. 4 ¾ in.) Projects beyond front yard line of lot of key lot in rear by 9 ft. 4¾ in. Setback, rear-yard, attached accessory garage, min. 10 ft. 3 ft. 6 in. Canopy setback Side yard massing angle Not permitted in side yard adjoining street No part shall penetrate, except minor or incidental projections or gable walls with a slope between 7:1 and 1:1 Located in side yard adjoining street Penetration of south side structural wall Circular drive Not permitted in side yard Located in side yard N Exterior materials, general Exterior materials, windows, doors, trims, and moldings Exterior materials, piers, pilings, posts, or columns used as design elements Tree preservation *Approximate Comply with Sec Vinyl siding prohibited Synthetic stucco only as accent Similar style and quality on all elevations Architecturally finished wood or masonry or similar materials Significant trees preserved or replaced Protected by a fence at drip line or at 10 ft. from trunk Masonry stucco, cast stone cornices, brackets, pilasters sills, terracotta chimney pot, asphalt roof shingles with copper roof and copper canopy. Similar style and quality on all elevations Masonry stucco, cast stone pilasters,, cast stone cornice and brackets, decorative fiberglass brackets, round coper down spout, asphalt shingles, copper metal roof, terracotta chimney pot, aluminum clad windows A 4-inch Water Oak, 31- inch Cypress and a 36-inch Cypress requested to be removed along with 8 nonprotected trees. No tree protection proposed. Tree removal denied by Parish Arborist. N N N N Y Y Y N Printed: /3/17 Revised: //17 jb REVISED Planning Department Jefferson Parish, Louisiana

6 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Aerial Petitioned Property FIGURE 1

7 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Zoning Petitioned Property FIGURE

8 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Stella Street (side) Survey Petitioned Property Avenue E Northline Street (side) Vincent Avenue FIGURE 3

9 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Garage rear-yard variance Northline Street (side) Side-yard variance Site Plan Petitioned Property Stella Street (side) Front-yard variance Vincent Avenue Location of accessory bldg. variance Circular drive in side-yard variance Avenue E Canopy setback variance FIGURE 4

10 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Minor or incidental penetration Side-yard massing angle variance Front Elevaton FIGURE

11 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Minor or incidental penetration South Elevation Façade Massing Angle FIGURE 6

12 rear-yard setback, canopy setback, side-yard massing angle, a circular drive in the side yard, and the removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Minor or incidental penetration North Elevation Façade Massing Angle FIGURE 7

13 removal of a 4-inch Water Oak, a 31-inch Cypress and a 36-inch Cypress OM--17 Stella Street (side) Tree Plan Petitioned Property Protected tree Protected tree Avenue E Northline Street (side) Protected tree Vincent Avenue FIGURE 8