Planning and Zoning Commissions

City of Slidell, Louisiana Planning Commission Agenda June 12, 2023 at 7:00pm Council Chambers, 2045 2nd St, Slidell, LA Agenda packet available at myslidell.com/planning/boards/pz For questions or to provide public comment before the meeting, email PZ@cityofslidell.org or call (985) 646-4320 (M-F 8am to 4:30pm) SCAN ME for the PC website 1. Call to Order and Roll Call 2. Pledge of Allegiance 3. Minutes. Approve minutes from May 15, 2023 4. Subdivision: a. S23-06: A request for a Final Plat to subdivide three (3) lots with 0.36 acres; at 505 Gause Blvd West (Hwy 190W); identified as Lots 15 and 16, and a part of Lot 4, Square 9, Northside Subdivision, in Section 3, Township 9 South, Range 14 East; into one (1) lot (Lot 14-A); requested by Allan A. Beaucoudray. 5. Public Hearing a. V23-02: A request for a design exception (Sec. 3.6 of Appendix B of the City’s Code of Ordinances) for New Residential Construction of nine (9) duplexes, identified as Lots 6A, 6B, 6C, 6D, 6E, 6F, 6G, 6H, and 6I, at 201, 203, 205, 207, 209, 211, 213, 215 and 217 Hoover Drive, requested by Greg Gordon and Macaluso Builders LLC. b. A23-02: A request to annex property located on the western right-of-way line of Tyler Drive, approx. 900 ft south of Gause Blvd E, 125 ft north of Natchez Dr; identified as Lot 1-A of Sq 15, Robbert Park Subdivision; into the City of Slidell; requested by Howard N Methvin, Jr. 6. Other Business a. 7. General and Public Comments a. 8. Adjournment The next Planning Commission meeting will be July 17, 2023. Planning Commission Agenda for June 12, 2023 Page 1 of 1  City of Slidell, Louisiana Planning Commission Minutes May 15, 2023 @ 7:00 p.m. Council Chambers, 2045 2nd Street, Slidell, LA 1. Call to Order and Roll Call. Meeting called to order by Vice Chairperson Reardon at 7:01 p.m. Commissioners Present Commissioners Not Present Staff Present Richard Reardon, Vice Chair Mary Lou Hilts, Chair Danny McElmurray, Planning Director Lance Grant Gayle Green Theresa Alexander, Planner Michael Newton Erica Smith, Planning Secretary Eric Shives Landon Washington 2. Pledge of Allegiance 3. Minutes. Motion by Commissioner Shives to approve minutes of April 17, 2023 as written; Commissioner Washington seconded. A vote of 5 YAYS, 0 NAYS, 0 ABSTAIN approved the minutes. 4. Consent Calendar: These items will be scheduled for a public hearing on June 12, 2023. a. V23-02: A request for a design exception (Sec. 3.6 of Appendix B of the City’s Code of Ordinances) for New Residential Construction of nine (9) duplexes, identified as Lots 6A, 6B, 6C, 6D, 6E, 6F, 6G, 6H, and 6I, at 201, 203, 205, 207, 209, 211, 213, 215 and 217 Hoover Drive. b. A23-02: A request to annex property located on the western right-of-way line of Tyler Drive, approx. 900 ft. south of Gause Blvd E, 125 ft. north of Natchez Dr; identified as Lot 1-A of Sq. 15, Robert Park Subdivision; into the City of Slidell Commissioner Grant made a motion to approve the consent calendar. Commissioner Newton seconded. A vote of 5 YAYS, 0 NAYS, 0 ABSTAIN approved the Consent Calendar. These items will scheduled for public hearing on June 12, 2023 5. Public Hearing None. 6. Other Business. a. The meeting was reopened at 7:45p.m. by request of Director McElmurray, who presented the Commission with an Application for Subdivision at 1901 Bayou Lane and a portion of Fremaux right of way. The 3.05-acre stretch of land is being sold to Duffel Ramirez of Palmetto’s Restaurant by the City and requiring a resubdivision so all of the land is one parcel. Director McElmurray discussed and answered questions by the Commission. Commissioner Grant made a motion to approve the resubdivision. Commissioner Newton seconded. A vote of 4 YAYS, 1 NAY and 0 ABSTAIN approved the resubdivision. Planning Commission Minutes for May 15, 2023 Page 1 of 2  Commissioner Grant, seconded by Commissioner Washington and a vote of 5 YAYS, 0 NAYS, 0 ABSTAIN, adjourned the meeting again at 7:58 P.M. on a motion. 7. General and Public Comments Director McElmurray informed the Commission that Chairperson Hilts intends to resign from the Commission for health reasons. 8. Adjournment. Meeting adjourned at 7:14 p.m. on motion by Commissioner Shives, seconded by Commissioner Grant, and a vote of 5 YAYS, 0 NAYS, 0 ABSTAIN. Planning Commission Minutes for May 15, 2023 Page 2 of 2  Staff Report Case No. S23-06 Subdivision of Planning Department Lots 15 & 16 and Part of Lot 14, Sq 9, Northside Subdivision 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: Gause Blvd W, Southwest corner at S Pine St (Figure 1) Owner/Applicant: Allan A Beaucoudray Zoning: C-4 Highway Commercial Future Land Use: Commercial Request: Resubdivision of Lots 15 & 16, and Part of Lot 14, Sq 9, Northside Subd, INTO Lot 14-A Planning Commission: June 12, 2023 Staff Recommendation Approval Findings Figure 1. Location map 1. The petitioned property is vacant land adjacent to 525 Gause Blvd West, Camellia Café, along the southwest corner of Gause and S Pine St (Figure 2). It is zoned C-4. 2. The applicant proposes to combine the 2 .5 lots into one lot (Lot 14-A) (Figure 3). 3. The subject property is currently zoned C-4. The applicant owns the adjacent property to the west operating as Camellia Café, which is also zoned C-4 (Figure 4). 4. The C-4 zoning district does not require Figure 2. Property Current Conditions (Feb 2023) minimum lot sizes unless the property is used for a dwelling. If this property were used for a dwelling, it would meet the minimum lot area and width (Table 1). 5. Public access to the proposed Lot 14-A is along Gause Blvd West and S Ninth St (Figures 1 and 4) 6. There is public water available to the parcels along the north side of Gause Blvd West and along S Pine St (10” water main) There is also public sewer available along S Pine St (5” gravity sewer) (Figure 5). PC Page 1 of 3 S23-06 Distributed June 5, 2023 Prepared by T Alexander  Figure 4. Zoning map Figure 3. Proposed subdivision 7. The property is in a special flood hazard area, in flood zone AE11. The land has an elevation of approximately 9 feet. Combining the subject property into one larger lot would make development of the property easier given the necessary elevation and grade changes to meet base flood elevation (11 ft, plus 2 ft freeboard 1). 8. The Planning Department recommends approval. Figure 5. City Utilities 1 Chapter 15, Floods, Sec. 15-26 PC Page 2 of 3 S23-06 Distributed June 5, 2023 Prepared by T Alexander  Table 1. Dimensions of Current and Proposed Lots, and Zoning District Lots | Zoning Fronting Street Width (ft.) Area (sq. ft.) Part of Lot 14 Old Spanish Trail 100 3,522.26 Lot 15 S Pine St 100 6,000 Lot 16 S Pine St 100 6,000 Lot 14-A Old Spanish Trail 100 15,522.26 Commercial Use N/A None None C-4 Residential Use N/A 50 min. 6,000 min PC Page 3 of 3 S23-06 Distributed June 5, 2023 Prepared by T Alexander  Staff Report Case No. V23-02 Design Exception for Lot Area at Planning Department 201, 203, 205, 207, 209, 211, 213, 215 & 217 Hoover Dr 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: Lots 6A, 6B, 6C, 6D, 6E, 6F, 6G, 6H, 6I, Lindberg Glen Annex, Sq 3, Hoover Drive (Figure 1 and 3) Owners: Lots 6A – 6E – Greg Gordon; Lots 6G – 6I – Macaluso Builders LLC Applicant: Macs Construction of Slidell Zoning: C-2 Neighborhood Commercial Request: Design Exception from Sec. 2.1604 Area Regulations for C-2 District (ref. 2.1104) PC Meeting: 6/12/2023 Current Conditions 1. The subject property is vacant land along the west side of Hoover Dr, north of Lawes St consisting of nine (9) lots of record (Figure 2 and 3). It is zoned C-2. 2. Owners plan to develop these properties into Figure 1. Location map duplexes, one for each lot. (Figure 4) 3. Property within the C-2 zoning proposed to develop as residential uses must comply with the area requirements of A-8 district. 4. The A-8 district requires each lot to contain a minimum of 6,000 sq ft for each family and when more than one family occupies the same building, an additional 1,500 sq ft for each family is required (Table 1; Figure 4). 5. Each lot, 6A through 6I, contains the same area equaling 11,200 sq ft; proposed construction meets all other area requirements. (Figure 4) Figure 2. Subject property, street view (April 2023) 6. The City is drafting revisions to its zoning code which includes modifying area requirements for residential districts. The proposed code will reduce the A-8 High Density Urban area requirements to compare to other jurisdictions more closely by reducing the minimum area requirements for A-8 to 10,000 sq ft. PC Page 1 of 2 V23-02 Distributed May 29, 2023 Prepared by T Alexander  Figure 3. Property survey (2002) Figure 4. Sample site plan (Lot 6I) Table 1. Comparison of Area Requirements – Current to Proposed Category Current (Sec. 2.1104) Proposed Minimum Area 15,000 sq ft (2 living units) 10,000 sq ft (2 living units) Descriptive Information Provided by the Applicant: “Minimum area for duplexes is excessive and does not support affordable housing within the City of Slidell. The Planning Department supports the reduction of area for such residential use and will be modifying the Ordinance requirements effective late 2023, early 2024. PC Page 2 of 2 V23-02 Distributed May 29, 2023 Prepared by T Alexander  Staff Report Case Nos. A23-02 / Z23-05 Annexation and Establishment of City Zoning Classification of Planning Department Vacant Land along Tyler Drive 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Parish Concurrence: Not needed Location: Vacant Land containing 0.69 acres, 125 ft North of Natchez Dr on the West ROW Line of Planning & Zoning Commissions Tyler Dr (Figure 1) Consent Agenda: May 15, 2023 Public Hearing: June 12, 2023 Petitioner(s): Non-Resident Owner Howard N Methvin Jr, represented by Edward Fleming City Council (tentative) Consent Agenda: June 13, 2023 Zoning: Parish NC-4 Neighborhood Institutional Public Hearing: July 18, 2023 Future Land Use: Commercial Requests: Annex and establish City zoning classification as C-4 Highway Commercial/C-4 Height Overlay Recommendations Planning Department Approval Planning & Zoning Commissions To be determined Findings 1. The petitioned property contains 0.69 acres and is vacant land (Figures 2 and 3). Figure 1. Location map and City zoning 2. The petitioned property has: • No registered voters (Certificate of Registrar of Voters dated April 24, 2023); • No resident property owners; and • The petitioned property has an assessed value for 2022 of $1,500 for Lot 1; Assessed value for 2022 of $1,500 for Lot 2. (Certificate of Ownership and Assessed Valuation dated April 24, 2023). 3. The petitioned property was purchased by Petitioner in September 2022 (Inst. No. 2347284) and subdivided the two lots into Lot 1-A, recorded by St Tammany Parish as Map 6180F. (Figure 3) 4. The petitioned property is 100% surrounded by the City’s corporate limits. (Figure 1). 5. The subject property is zoned by the Parish as NC-2 Neighborhood Institutional (Figure 4). The applicant proposes to establish City zoning as C-4 Highway Commercial. 6. NC-4 Neighborhood Institutional includes permitted uses allowed within the C-4 Highway Commercial; C-4, however, does allow more intense uses. PC & ZC Page 1 of 3 A23-02 & Z23-05 Distributed June 5, 2023 Prepared by T Alexander 7. For the Sales Tax Enhancement Plan, the property is undeveloped commercial or non-commercial that is more than 90% surrounded by the City. The Parish does not need to concur in the annexation. Courtesy notice was given to the Parish on May 8, 2023. 8. The subject property is located on a major connector road – Tyler Dr. 9. Other nearby properties on Tyler Dr are zoned Parish NC-4, NC-2 Indoor Retail & Service and City C-4 and C-2 Neighborhood Commercial (Figures 1 & 4). Figure 2. Street view from May 2023 Figure 3. Resubdivision survey (2022) PC & ZC Page 2 of 3 A23-02 & Z23-05 Distributed June 5, 2023 Prepared by T Alexander 10. C-4 is appropriate for this location because of its location on a major commercial corridor and proximity to other properties with the same or similar commercial zoning. 11. City water is immediately across Tyler Dr. City sewer is immediately adjacent to the property (Figure 5). Applicants understand any development of the property will be required to connect to City water and sewer. 12. The property has a 0.2% chance of flooding, is outside of the BFE and has an approximate ground elevation of 13.1 feet. 13. The Planning Department Figure 4. Parish Zoning finds the annexation is reasonable for the following reasons: • Configuration of municipal boundaries to fill in gaps, follow natural boundaries. • Character of the area as commercial extended. • Supported by the City’s Comprehensive Plan by enclosing City boundaries. Figure 5. City water and sewer 14. The Planning Department finds the annexation and zoning map amendment requests meet applicable requirements and are appropriate. PC & ZC Page 3 of 3 A23-02 & Z23-05 Distributed June 5, 2023 Prepared by T Alexander