DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: CPZ-38-15 SUMMAR NO.: COUNCIL DISTRICT: : E. Ben Zahn, III COUNCIL AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: COUNCIL HEARING: LAST MEETING DATE FOR COUNCIL ACTION: 01/06/16 01/13/16 01/20/16 01/28/16 05/25/16 LOCATION 3012 David Dr. on Lot 13, Square 1, Lelia Place Subdivision, Jefferson Parish, LA; bounded by Veterans Memorial Blvd., ork St., and the Soniat Canal. OWNERS: Phyllis and Henry Fitch ZONING C-1 Neighborhood Commercial District/CPZ Commercial Parkway Overlay Zone (Figure 1) FUTURE LAND USE LIC Low Intensity Commercial REQUEST Variances to the parking regulations of the CPZ for Happy Paws Pet Resort and Spa. FINDINGS 1. The petitioned property has a frontage of 55 feet on David Dr., depth of 1.52 feet, and area of 7,98.6 feet (Figure 2). The parcel contains an existing 1,525 square foot one-story building with six parking spaces, which is being used as a law office and chiropractic clinic. 2. The owner is proposing a 2,135 square foot two-story addition to the rear of the existing structure and a change in use to a dog day care facility (Figures 3 and ). 3. Because the applicant proposes overnight boarding of animals, the Department of Inspection and Code Enforcement has determined that the proposed use must comply with the standards of Sec. 0-322(36) of Chapter 0, Zoning, of the Code of Ordinances for animal hospitals and veterinary clinics. Any criteria that the applicant does not comply with will require another public hearing and Council approval.. Nine parking spaces are required for the proposal and six are provided, creating a deficiency of three parking spaces or 33%. 5. In accordance with Sec. 0-79(b) of Chapter 0, Zoning, of the Code of Ordinances, the proposed addition to the existing development triggers compliance with CPZ requirements to the maximum extent practicable Except for parking, the proposal meets or exceeds all other requirements of the underlying zoning district and the CPZ, including the criteria specific to the use listed in Sec. 0-322(36) (See Tables 1-3). 6. Section 0-80 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. The proposed addition to the building and resulting parking variance do not take into account space limitations of the property. There is insufficient space on the site to accommodate the size of the addition and provide for the additional parking required by the change of use and addition. Printed: 1/21/2016 Revised: 1/20/16 LT Planning Department Jefferson Parish, Louisiana 1
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 lack of space on the site for the additional required parking suggests that the size of the addition and proposed use would increase the intensity of the development to a level that does not enhance the general quality or minimize impacts. c. The proposal does not adversely effect the harmony or compatibility of the surrounding land uses. Because the proposal has only six parking spaces where nine are required, customers may use parking on surrounding properties not designated for this proposal, therefore negatively impacting the surrounding land uses. 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. Circumstances peculiar to the land are not existing. The owner is proposing an addition and a change in use that create the parking deficiency. 7. The administrative departments reviewed this request with opposition from ICE- Building and ICE Site Plan due to the requested parking variance. DEPARTMENT COMMENTS Public Works is NOT OPPOSED to this Case but has the following Stipulations: CPZ-38-15 The Department of Public Works (on 12/17/15) has no objection. The Traffic Engineering Division finds that the sight triangles are acceptable and a TIA is not required. Engineering plans will be reviewed at the permit stage. There are no trees proposed for the site. Shrubbery is being used instead and the quantity appears to satisfy the landscaping requirements. ICE - Site Plan is OPPOSED to this Case for the following reasons: 1) Parking space layout. 5 Standard and 1 Handicap space are provided. 9 required parking spaces have been determined by Inspection and Code Enforcement. A 3 parking space variance is required; Further comments will be made at the permit stage. Contact Site Plan Review for design packet containing complete list of requirements. ICE - Building is OPPOSED to this Case for the following reasons: Nine (9) parking spaces are required for this development. No sign review is included, none shown. If the cost of renovations and addition to the existing building is determined to be a substantial improvement then all pertinent FEMA Requirements must be met. It must be shown or indicated on the plans how all of the requirements listed in C-1 zoning district for the boarding of animals will be met so as to determine compliance. See all of the listed requirements below. a. All areas where animals are housed shall be totally contained within an interior space of the hospital. b. There shall be no exercise runs, yards, pens or other facilities for the care or housing of animals in any exterior space. c. The structure where animals are kept or housed shall be insulated or soundproofed, including windows and doors, in order to minimize or reduce as much as practically possible sounds emanating from within the structure and shall comply with section 20-102, Noise, of the Jefferson Parish Code of Ordinances. d. There shall be no openings facing adjacent residentially zoned property other than the main entrance to the hospital. e. There shall be an air ventilation system capable of filtering out objectionable odors associated with an animal hospital. Such filtered air shall be vented into the atmosphere above the roofline or parapet. f. Overnight boarding of animals is permitted for veterinary care and as an accessory use for non-veterinary purposes, provided that in no case shall the area used for boarding exceed twenty-five (25) percent of the floor area of the primary structure. g. The maximum area of the structure or structures in which the animal hospital or veterinary clinic is located shall be twenty-five (25,000) square feet. h. The site shall be landscaped in conformance with the requirements of Article XXVI, Commercial Parkway Overlay Zone (CPZ), section 0-76, Landscape and Buffer Requirements. i. For animal hospitals and veterinary clinics not meeting the criteria outlined above due to site related or other hardships, Council approval shall be required as per Article XL, Special Permitted Uses, with the exception of section 0-76, Renewal of Special Permitted Uses. 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. Printed: 1/21/2016 Revised: 1/20/16 LT Planning Department Jefferson Parish, Louisiana 2
CONCLUSION The addition to the existing structure and the change in use create a parking deficiency which is excessive and would adversely impact surrounding properties. CONSISTENC WITH COMPREHENSIVE PLAN The proposed development is not consistent with the following policy of the Comprehensive Plan, which states the following: Policy 1.3.2: Encourage new commercial growth that makes effective use of existing resources. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends Denial of the requested parking variance. However, if the site plan is approved, the applicant must submit a revised site plan for recordation that satisfactorily addresses all criteria for animal hospitals and veterinary clinics. PLANNING ADVISOR BOARD TABLE 1: CPZ SITE INFORMATION Criteria Required/Permitted Proposed Site area, min. 10,000 sq. ft. 75 ft. frontage 100 ft. depth 7,98.6 sq. ft. (existing) 55 ft. (existing) 1.52 ft. Building height, max. 5 ft. (C-1) 2 ft. (addition) Setback, front yard, David Dr., min. 20 ft. 52 ft. Setback, rear yard, min. 3 ft. 35 ft.* (addition) Setback, side yard, north, min. 3 ft. 5.15 ft. (addition) Setback, side yard, south, min. 3 ft. 3.20 ft. (addition) Parking spaces 9 6 N *Approximate Compliant? TABLE 2: CPZ Landscape and Buffer Standards Criteria Required/Permitted Proposed Front yard landscaping, min. 20 ft. Existing concrete parking Perimeter of lot abutting David Dr. R.O.W., min. Perimeter of lot abutting property, north, min. Perimeter of lot abutting property, west, min. Perimeter of lot abutting property, south, min. Interior of lot, min. Vegetation standards 2 trees Continuous shrubs 2.5 ft. wide planting strip 2.5 ft. wide planting strip 2.5 ft. wide planting strip 10% V.U.A. landscaped 1 island 1 tree Compatible species, location, and height Existing concrete parking 3.5 ft. wide planting strip 3.5 ft. wide planting strip 3.5 ft. wide planting strip Existing concrete parking Compatible species, location, and height Compliant? Printed: 1/21/2016 Revised: 1/20/16 LT Planning Department Jefferson Parish, Louisiana 3
TABLE 2: CPZ Landscape and Buffer Standards Criteria Required/Permitted Proposed Clear vision areas Sidewalks Maintained in accordance with Sec. 0-665 In accordance with Parish codes Maintained in accordance with Sec. 0-665 Meets Parish requirements Compliant? TABLE 3: C-1 Animal Hospitals and Veterinary Clinics Criteria Criteria Required/Permitted Proposed Area where animals are housed Exercise runs, yards, or pens Structure where animals are kept Residential district, abutting Air ventilation system None in exterior space, totally within interior None in any exterior space Insulated or soundproofed No opening facing a residential district Capable of filtering objective odors Areas where animals are housed are shown within the interior Play areas are shown within interior; no play area shown in any exterior space. Structure will be insulated or soundproofed as required in the Code of Ordinances. Will be reviewed for compliance at the permit stage. Petitioned property does not face a residential district. Structure will be capable of filtering objective odors. Will be reviewed for compliance at the permit stage. Area used for boarding, percent floor area of primary 25% 13%** structure, max. Area of structure, max. 25,000 sq. ft. 3,707 sq. ft. Landscaping In conformance with CPZ Landscaping meets CPZ requirements. *Per Planning Department stipulation, if the site plan is approved, these criteria will be listed on the recorded site plan. **Approximate Compliant? * * * N/A * Printed: 1/21/2016 Revised: 1/20/16 LT Planning Department Jefferson Parish, Louisiana
Happy Paws Pet Resort and Spa 3012 David Dr. Variance to the Parking Regulations SUMMAR NO. DOCKET NO. CPZ-38-15 COUNCIL DISTRICT Zoning Petitioned Property CPZ 12/29/15 FIGURE 1
Happy Paws Pet Resort and Spa 3012 David Dr. Variance to the Parking Regulations SUMMAR NO. DOCKET NO. CPZ-38-15 COUNCIL DISTRICT Existing Parking Survey Existing Building # 3012 12/29/15 FIGURE 2
Happy Paws Pet Resort and Spa 3012 David Dr. Variance to the Parking Regulations SUMMAR NO. DOCKET NO. CPZ-38-15 COUNCIL DISTRICT Site/Landscape Plan Proposed 2-story addition Building Parking Variance Required Provided 12/29/15 9 parking spaces 6 parking spaces 33% parking deficiency FIGURE 3
Happy Paws Pet Resort and Spa 3012 David Dr. Variance to the Parking Regulations SUMMAR NO. 2 ft. DOCKET NO. CPZ-38-15 COUNCIL DISTRICT Elevations South Elevation Addition Rear Elevation North Elevation 12/29/15 FIGURE