DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DOCKET NO: MUC-7-7 : : - Ricky J. Templet AT LARGE: A - Chris Roberts B - Cynthia Lee-Sheng SITE PLAN REVIEW REPORT ADVERTISING DATES: PAB PUBLIC HEARING: HEARING LAST MEETING DATE FOR ACTION: 03/5/7 03/22/7 03/29/7 04/06/7 07/26/7 LOCATION: 50 Lapalco Blvd.; Lots P--C- and P--C-2, Oakdale Subdivision, Section C, Jefferson Parish, LA; bounded by Wall Blvd., Mt. Laurel Dr., and Bellemeade Blvd.(Figure ) OWNER/APPLICANT: Believer s Life Family Church/ represented by John Hummel ZONING/FUTURE LAND USE: MUCD Mixed Use Corridor District/ LIC Low Intensity Commercial (Figure 2) REQUEST: Amendment to MUC-23-6 with a variance to the parking regulations of the MUCD FINDINGS:. The Planning Director ministerially approved a request to renovate an existing building to operate a church and school on Lot P--C (Docket No. MUC--05). The subdivision of Lot P--C into Lots P--C- and P--C-2 with two ingress/egress servitudes and a cross parking dedication was approved by the Parish Council in 206 (Ord. No. 25237, Docket No. WS-93-6-PF). 2. Lot P--C- is currently developed with a large multi-tenant building occupied by Believer s Life Family Church, Creative Hands Daycare & Preschool Center, Jefferson RISE Charter School, and JenCare Neighborhood Medical Center. Lot P--C-2 contains a portion of the larger parking lot used by Believer s Life Family Church. MUC-23-6, which was the latest amendment to the group development, approved the construction of a 5,488 square foot RaceTrac Gas Station and Market on Lot P--C-2 and 34 additional parking spaces for Believer s Life Family Church on P-- C-. Per MUC-23-6 LURTC review, the RaceTrac Gas Station required 3 parking spaces (Figure 3). 3. The development site contains approximately 290 ft. of frontage on Lapalco Blvd. and approximately 638 ft. of frontage on Wall Blvd., an approximate average width of 308 ft., an approximate average depth of 354 ft., and a total area of 27,800 sq. ft. or five (5) acres. 4. The applicant is proposing to construct a 6,732 sq. ft. modular classroom building on the existing elementary school playground at the rear of Lot P--C- to accommodate the expansion of the existing charter school to include the 9 th grade. The applicant has submitted a letter stating the proposed classrooms are required facilities under their charter agreement, which began in August 204, will add one grade each year until grade 2 has been reached. The letter also states that ninth-graders will not be driving to school, and classes will not conflict with church services which are held on Wednesday evenings and Sundays 5. The group development site is required 80 parking spaces; the site contains 77 parking spaces. The proposal will require an additional 43 parking spaces, constituting a 24% parking variance (Figure 4). Printed: 3/3/7 Revised: 3/30/7 SY
6. Inspection and Code Enforcement has determined the development site requires 3 additional parking spaces than when approved under MUC-23-6. 7. The proposed modular building is set back 24 ft. from Wall Blvd., 36 ft. from the rear property line, and 0 ft. from the rear of the existing church. The proposed building meets all setback requirements of the MUCD. 8. Per Sec. 40-447, any building consisting of a metal exterior shall be designed and constructed such that the front building face, the side building face on corner lots with street exposure, and at least five (5) ft. of the adjoining side walls are finished with wood, brick, stucco, concrete blocks with architectural treatment, glass or other similar materials. Furthermore, any support building on the lot or development site shall be designed and constructed with an architectural treatment similar to the principal building. The applicant indicated in an email dated March 23, 207 that the proposed building will meet these requirements and will not exceed 20 ft. in height (Attachment ). 9. Section 40-442(e) states that variances to the MUCD requirements may be granted, provided the following criteria are met: a) The proposal complies with MUCD requirements to the maximum extent possible and taking into account space limitations of existing structures. The applicant is proposing to construct a new classroom building which necessitates the parking variance. With this proposal, the site will be developed at full capacity requiring further parking variances for any future development or expansion. 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 expansion of the school will not impact surrounding uses at this time, but may negatively impact them in the future as the school continues to expand and the need for additional parking increases. c) The proposal does not adversely affect the harmony or compatibility of the surrounding land uses. Due to the number of existing uses on the development, any overflow parking created by this petition may negatively affect the surrounding area. 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. The site is a group development with multiple uses; however, there are no special conditions or circumstances affecting this site. 0. The proposal meets all other requirements of the MUCD.. The site plan has been reviewed through the LURTC process with objection from Inspection and Code Enforcement (see LURTC comments below). There are no reported building or zoning code violations. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: MUC-07-7 The Department of Public Works (on 03/20/7) has no objection. Traffic Engineering Division finds that the sight triangles are not altered and a TIA is not required and engineering plans will be reviewed at the permit stage. ICE - Site Plan is OPPOSED to this Case for the following reasons: Previous site plan approved under MUC-23-6 provides 46 parking spaces. If the proposed new classrooms require any additional parking, a parking variance must be approved by the Council. ICE - Building is OPPOSED to this Case for the following reasons: Proposed 8 new classrooms require 40 additional parking spaces. Existing uses require 49 spaces. Total 89 required. Site plan submitted indicated a front yard set back of 8 feet to fence. Please verify distance of proposed building setback to property line. Parish Attorney is NOT OPPOSED to this Case but has the following Stipulations: We will defer to the other departments for comments. Westbank Fire Department is NOT OPPOSED to this Case. Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No Printed: 3/3/7 2 Revised: 3/30/7 SY
Position on this case. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed development is not consistent with Policy..2 of the Comprehensive Plan: Ensure that new development and redevelopment is compatible with existing residential neighborhoods. CONCLUSION: The proposed additional structure will necessitate a variance of 43 parking spaces, or 24%. Although a cross-parking dedication between Lots P--C- and P--C-2 is in place, the amount of available overflow parking may be affected by the volume of business at the RaceTrac Gas Station, as well as the other existing uses on the group development site. As per the applicant, if the school continues to add one grade a year until it reaches 2 th grade, the development site will then require a future parking variance with each additional grade. The site cannot support any further development nor parking, as it is developed at full capacity. PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends Denial. PLANNING ADVISORY BOARD: TABLE MUCD SITE INFORMATION Criteria Required Proposed Lot area 0,000 sq. ft. 27,800 (group development area) Building area N/A 5,488 sq. ft. Building height 65 ft. 20 ft. Front yard setback 20 ft. Appx. 580 ft. Rear yard setback 0 ft. 36 ft. Side yard setback (Wall Blvd.) 20 ft. 24 ft. Side yard setback 0 ft. 22 ft. Parking MUCD GENERAL DESIGN STANDARDS [Section 40-447] CRITERIA COMPLIANCE YES NO FINDINGS Screening / size of support structures Architectural treatment of metal buildings / support buildings X X The applicant has not submitted elevations. However, he stated in an email that the proposed support building will comply with the MUCD regulations. Printed: 3/3/7 3 Revised: 3/30/7 SY
50 Lapalco Blvd. MUC-7-7 Aerial/Vicinity 3/30/7 Figure
50 Lapalco Blvd. MUC-7-7 Zoning CPZ 3/30/7 Figure 2
50 Lapalco Blvd. MUC-7-7 Survey 3/30/7 Figure 3
50 Lapalco Blvd. Wall Blvd. 24 ft. MUC-7-7 Site Plan Lapalco Blvd. 3/30/7 80 parking spaces required; 77 parking spaces provided. Variance for 43 parking spaces requested. Figure 4