DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SITE PLAN REVIEW REPORT : ADVERTISING DATES: 11/12/14 11/19/14 : 11/26/14 S: PUBLIC HEARING: 12/04/14 : Mark D. Spears, Jr. Chris Roberts, Division A HEARING: 12/10/14 Elton M. Lagasse, Division B LAST MEETING FOR ACTION /25/15 PROPOSAL: To amend the approved plans for MUC-11-14 with variances to the sign regulations of the Mixed Use Corridor District (MUCD) for a Group Development on Parcel NS-1A (proposed Parcels NS-1A-1, NS-1A-2 and NS-1A-), South New Orleans Subdivision, located at 2424 Manhattan Boulevard, and bounded by Central Boulevard, Broadway Avenue, Lapalco Boulevard and 12 th Street (Figures 1 and 2). OWNER: Lauricella Manhattan, LLC is the property owner, represented by Mr. A. Albert Gardes, Jr., as the applicant. FINDINGS: 1. The subject property (Parcel NS-1A, South New Orleans Subdivision), is the site of the old The Real Superstore located at 2424 Manhattan Boulevard. It is approximately 12 acres bounded by four streets. 2. A request is being processed concurrently with this application under Docket No. WS-14-14-PF to resubdivide Parcel NS-1A into three parcels to be designated as Parcels NS-1A-1, NS-1A-2 and NS-1A-. Together the parcels will comprise a Group Development consisting of more than five tenants (Figures and 4).. The renovations to the existing building and parking lot on Parcel NS-1A (which becomes Parcel NS-1A-1) was previously reviewed and administratively approved under Docket No. MUC-11-14, and met to the greatest extent practicable (Figure 5). 4. A multi-retail facility is being developed and housed in the renovated Real Superstore (located on proposed Parcel NS-1A-1). Two attached signs are proposed and allowed for this site. Per Sec 40-448(b), a minimum gross floor area of 25,000 square feet and a minimum setback of 400 feet are required to allow the maximum attached sign area of 00 square feet. Hobby Lobby meets these criteria and Youfit does not. The sign for Hobby Lobby, which, with a gross floor area of 55,264 square feet and a setback from Manhattan of over 400 feet, is allowed 00 square feet. With a proposed sign area of 0 square feet, a variance is necessitated for square feet. The other sign for Youfit, containing a gross floor area of 20,488 square feet, is allowed 75 square feet. With a proposed sign area of 9 square feet, a variance is required for 18 square feet. Combined, the proposed signs will exceed the permitted sign area by a total of 21 square feet, thus necessitating a variance (see Table 5a) (Figure 5). Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana 1
5. Proposed Parcels NS-1A-2 and NS-1A- (the outparcels), as part of this application, are also being reviewed for MUCD site plan and landscape buffer compliance. The site plan and the landscape buffer plan meet the MUCD requirements including parking, interior circulation and access and landscaping (Figure 6). 6. Proposed Parcel NS-1A-2 (Outparcel 1) is located at the corner of Manhattan Boulevard and 12 th Street. This parcel qualifies for two attached signs, and the applicant is proposing two. However, the permitted sign area will be exceeded by 8.2 square feet, the height-to-width ratio of the attached sign will exceed the requirement by 7.81 feet, and the number of menu boards will be exceeded by one, thus necessitating a variance (see Table 5b) (Figure 7). 7. Proposed Parcel NS-1A- (Outparcel 2) is located north of Parcel NS-1A-2, and fronts on Manhattan Boulevard. Parcel NS-1A- will contain two tenants and three attached signs, exceeding the number of permitted attached signs by one. The permitted sign area will also be exceeded by 69.15 square feet. A variance is being requested for the number of signs and the sign area (see Table 5c) (Figure 8). 8. A detached sign (Manhattan Crossing) is proposed at the corner of Manhattan Boulevard and 12 th Street with a height of 0 feet for a multitenant development. The detached sign is consistent with the MUCD height requirement with additional setback. The sign will have an area of 194 square feet, which is under the maximum area requirement of 00 square feet (Figure 9). 9. In total, the number of attached signs proposed for the Group Development is seven instead of the allowed six. 10. The plans have been reviewed by the Parish administrative departments via the LURTC review process with objections by Code Enforcement because of the number and size of signs exceeding the requirements. ADMINISTRATIVE COMMENTS Public Works is NOT OPPOSED to this Case but has the following Stipulations: The Department of Public Works (on 11/24/14) has no objection. The Traffic Engineering Division finds that the corner sight triangle is acceptable; the Thank You/Do Not Enter sign is in driveway sight triangle but is minimum height, so driveway sight triangles are also acceptable. Since trips generated by businesses going in existing building plus this new development still do not exceed trips generate by original grocery store a TIA will not be required. All tree species and planting locations are acceptable; as are tree removals and replacements. Engineering plans will be reviewed at the permit stage. ICE - Building is OPPOSED to this Case for the following reasons: Proposed attached sign for Hobby Lobby and Youfit Health clubs exceed size allowed. Second sign on Panera Bread exceeds allowable size. Only one menu board shall be permitted per drive thru lane. Preview board not allowed. Sign for restaurant for parcel 2 exceeds number of signs allowed. ICE - Site Plan is NOT OPPOSED to this Case. Eastbank / Westbank Fire Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No Position on this case. Parish Attorney is NOT OPPOSED to this Case. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed development is consistent with the Comprehensive Plan because it supports Objective 4., which is to Ensure that adequate sites are available for existing business expansion and for business startups. Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana 2
CONCLUSIONS: Some of the individual tenant attached signs exceed the MUCD sign area regulations by a bare minimum. The one additional attached sign is not excessive nor does it create sign clutter. Considering the 12-acre size of the development site and the need for adequate visibility for the individual tenants from Manhattan Blvd., a major arterial, the request for variances to the sign regulations is reasonable. PLANNING DEPARTMENT RECOMMENDATION: Summary of Variances: Variance/Request Parcel NS-1A-1 Attached Sign Area Hobby Lobby: Youfit: + sq. ft. +18 sq. ft. Parcel NS-1A-2 Attached Sign Area, Size, & Number Panera Bread (12 th St.): + 9.27 sq. ft. Attached Sign Height (ratio): + 7.81 ft. Additional Menu Board + 1 Parcel NS-1A- Attached Sign Area & Number 1 st Sign (Manhattan Blvd.) + 11 sq. ft. 2 nd Sign (12 th St.) + 46 sq. ft. rd Sign (12 th St.) + 12.15 sq. ft. Additional Attached Sign + 1 Planning Department Recommendation Approval Approval Approval PLANNING ADVISORY BOARD RECOMMENDATION: SPEAKERS DATE FOR AGAINST PAB ACTION/RECOMMENDATION 12/04/14 1 0 Approval Table 1a. MUCD Site Information (PROPOSED PARCEL NS-1A-2) Required Proposed Shortage/Surplus Lot area 10,000 sq. ft. 0,927.6 sq. ft. 20,927.6 sq. ft. (over) Building area >500 sq. ft. 4,475 sq. ft.,975 s. f. (over) Building height 65 ft. 26 ft. Meets requirement Front Yard 20 ft. 76.75 ft. Meets requirement Rear Yard 20 ft. 7.5 ft. Meets requirement Side Yard 20 ft. on 12 th St. 29.92 ft. Meets requirement Side Yard 10 ft. 67.25 ft. Meets requirement Parking 0 spaces spaces + Table 1b. MUCD Site Information (PROPOSED PARCEL NS-1A-) Required Proposed Shortage/Surplus Lot area 10,000 sq. ft. 16,988 sq. ft. 6,988 sq. ft. (over) Building area >500 sq. ft.,000 sq. ft. 2,500 sq. ft. (over) Building height 65 ft. 21 ft. Meets requirement Front Yard 20 ft. 78 ft. Meets requirement Rear Yard 20 ft. 16. ft. Meets requirement Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana
Table 1b. MUCD Site Information (PROPOSED PARCEL NS-1A-) Side Yard 20 ft. 50 ft. Meets requirement Side Yard 10 ft. 10 ft. Meets requirement Parking 20 spaces 19 spaces Meets requirement cross parking agreement with Parcels NS-1A-2 and NS-1A-1 Table 2. MUCD Landscape and Buffer Standards (Sec. 40-446) (Parcels NS- 1A-2 and NS-1A-) Criteria Compliance Yes No Findings Interior of lot X Parking on Manhattan Blvd. side is existing Perimeter of lot abutting 2 additional trees property required X Meets requirement Perimeter of lot adjacent to ROW 7 trees required X 12 trees provided Visual clearance 25 ft. clearance X Meets requirement Installation / Protection of landscaped areas 6-in. barrier curb X Meets requirement Landscape vegetation standards X Meets requirement Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana 4
Table : MUCD General Design Standards (Sec. 40-447) (Parcels NS-1A-2 and NS-1A-) Criteria Compliance Yes No Findings Public service infrastructure Streets, water, sewerage and X Meet requirements drainage Transportation N/A N/A N/A N/A networks Service bays / drives Curbs 6 barrier curb required X Lighting Trash compactor and dumpster enclosed X Meet requirements Meet requirements Lighting directed to parking lots X Meet requirements Play Area N/A N/A N/A N/A Screening / size support structures N/A N/A N/A N/A Architectural treatment of metal buildings / support buildings Temporary structures / trailers N/A N/A N/A N/A N/A N/A N/A N/A Table 4a: MUCD Sign Information (Sec. 40-448) (PROPOSED PARCEL NS-1A-1) Maximum Permitted Proposed Shortage/Surplus Number of attached signs 2-1 Attached sign dimensions / height 4.17 ft. 1 ft. -21.17 ft. (below) Attached sign area 675 sq. ft. 96 21 sq. ft. (over) Number of detached 1 (Group) located 1 (Group) signs on NS-1A-2 Meets requirement Number of rate / price signs N/A N/A N/A Table 4b: MUCD Sign Information (Sec. 40-448) (PROPOSED PARCEL NS-1A-2) Maximum Permitted Proposed Shortage/Surplus Number of attached signs 2 2 Meets requirement Attached sign dimensions / height 8.69 ft. 16.5 ft. 7.81 ft.(over) Attached sign area 11.6 s. f. 121.8 s. f. 8.2 s. f. (over) Number of detached 1 (Group) located 1 (Group) signs on NS-1A-2 Meets requirement Detached sign area 00 sq. ft. (Group) 194 sq. ft. (Group) 106 sq. ft. (under). Detached sign height 0 ft. (Group) 0 ft. (Group) Meets requirement Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana 5
Table 4c: MUCD Sign Information (Sec. 40-448) (PROPOSED PARCEL NS-1A-) Maximum Permitted Proposed Shortage/Surplus Number of attached signs 2 1 (over) Attached sign dimensions / height 29 ft. 7.5 ft. -21.5 ft. (below) Attached sign area 57.85 sq. ft. 127 sq. ft. 69.15 sq. ft. (over) Number of detached 1 (Group) located 1 (Group) signs on NS-1A-2 Meets requirement Table 5a: PARCEL NS-1A-1: Hobby Lobby & Youfit Hobby Lobby YouFit Total Proposed 0 sq. ft. 9 sq. ft. 96 sq. ft. Permitted 00 sq. ft. 75 sq. ft. 75 sq. ft. Variance sq. ft. 18 sq. ft. 21 sq. ft. Table 5b: PARCEL NS-1A-2: Panera Bread First Sign Second Sign Total (Manhattan Blvd.) (12 th St.) Proposed 74.68 sq. ft. 47.15 sq. ft. 121.8 sq. ft. Permitted 75.75 sq. ft. 7.88 sq. ft. 11.6 sq. ft. Variance 1.07 sq. ft. (under) 9.27 sq. ft. 8.2 sq.ft. Table 5c: PARCEL NS-1A-: Proposed Restaurants First Sign Second Sign Third Sign (Manhattan Blvd.) (12 th St. side) (12 th St. side) Total Proposed 46 sq. ft. 46 sq. ft. 5 sq. ft. 127 sq. ft. Permitted 5 sq. ft. 0 sq. ft. 22.85 sq. ft. 57.85 sq. ft. Variance 11 sq. ft. 46 sq. ft. 12.15 sq. ft. 69.15 sq. ft. Date: 12/5/14 Revised:, 11/24/14, 12/1/14, 12//14, 12/5/14 EAO/ss Planning Department Jefferson Parish, Louisiana 6
Aerial/Vicinity Map Petitioned Property FIGURE 1
SITE Zoning R-1A R- GO-2 C-1 C-2 MUCD Petitioned Property FIGURE 2
Survey NS-1A-1 11.017 Acres NS-1A NS-1A- NS-1A-2 16,965 sq. ft. 0,980 sq. ft. FIGURE
Outparcel 2 Outparcel 1 Overall Site Plan FIGURE 4
0 sq. ft. 9 sq. ft. Elevations Manhattan View Attached Sign for Hobby Lobby Permitted 00 sq. ft. Proposed area 0 sq. ft. Variance + sq. ft. Attached Sign for Youfit Permitted 75 sq. ft. Proposed area 9 sq. ft. Variance +18 sq. ft. FIGURE 5
2,2OO SQ. FT. Site Plan Variance for Second Menu Board Preview Board 4,475 SQ. FT. Menu Board Detached Sign 20 setback FIGURE 6
9.04 ft. MUCD SIGN VARIANCE Lot NS-1A-2 Height to Width Ratio Variance Attached Signs 1 for Panera Bread Permitted area 75.75 sq. ft. Proposed area 74.68 sq. ft. Under area -1.07 sq. ft. Elevations 9.54 ft. Manhattan View 12th View Attached Signs 2 for Panera Bread Permitted area 7.88 sq. ft. Proposed area 47.15 sq. ft. Variance +9.27 sq. ft. Preview Board Variance for Second Menu Board Menu Board FIGURE 7
Lot NS-1A- Tennant 2 Permitted area 22.85 sq. ft. Proposed area 5 sq. ft. Variance +12.15 sq. ft. Tennant 1 Signs 2 Permitted area 0 sq. ft. Proposed area 46 sq. ft. Variance +46 sq. ft. Tennant 1 Signs 1 Permitted area 5 sq. ft. Proposed area 46 sq. ft. Variance +11 sq. ft. Elevations 12th View Manhattan View FIGURE 8
Detached Sign Elevation 0 15 sq. ft. 19.6 sq. ft. FIGURE 9