Planning and Zoning Commissions

City of Slidell, Louisiana Planning Commission Agenda August 19, 2024 at 7:00pm City Hall Meeting Room, 2055 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 July 15, 2024 4. Introduction: 5. Public Hearing a. S24-08: A request for a Final Plat to subdivide twelve lots with one acre; at 154 Spanish Court located north of Old Spanish Trail at the north line of Central Park, Section A; identified as Lots 1 through 10, and Lots 53 through 55, in Square 2 of Central Park Subdivision; into three lots (Lot 1A, Lot 5A, and Lot 7A). b. A24-05: A request to annex property located at 2022 Nellie Drive; identified as Lots 12, 13 and 14, Square 8 of Pine Forest Subdivision; into the City of Slidell c. A24-06: A request to annex a vacant parcel of land containing 33.147 acres identified as St. Tammany Parish Tax Parcel 109142 located along the north side of the right-of-way line of Gause Blvd West (Hwy 190W), approximately 655 feet west of Northshore Blvd, into the City of Slidell with a proposed zoning of A-8 High Density Urban. 6. Other Business a. S24-10: A request for a Final Plat to subdivide six lots at 600 Gause Blvd West located in Northside Subdivision, identified as Lots 1, 2 and 3, and Lots 22, 23 and 24 Square 11, Into Lots 1 A and 22A. 7. General and Public Comments 8. Adjournment The next Planning Commission meeting will be September 16, 2024. Planning Commission Agenda for August 19, 2024 Page 1 of 1  City of Slidell, Louisiana Planning Commission Minutes July 15, 2024 @ 7:00 p.m. City Hall Meeting Room, 2055 2nd Street, Slidell, LA 1. Call to Order and Roll Call. Meeting called to order by Chair Reardon at 7:00 p.m. Commissioners Present Commissioners Not Present Staff Present Richard Reardon, Chair Landon Washington, Vice Chair Danny McElmurray, Planning Director Chad Duffaut, Jr. Erica Smith, Planning Secretary Gayle Green Sandy Hicks Michael Newton Eric Shives 2. Pledge of Allegiance 3. Minutes. Motion by Commissioner Green to approve minutes of June 17, 2024 as written; Commissioner Shives seconded. A vote of 6 YAYS, 0 NAYS, 0 ABSTAIN approved the minutes. 4. Public Hearing a. There were none. 5. Other Business a. There was none. 6. General and Public Comments. a. There were none. 7. Adjournment. Meeting adjourned at 7:01 p.m. on motion by Commissioner Green, seconded by Commissioner Shives, and a vote of 6 YAYS, 0 NAYS, 0 ABSTAIN. Planning Commission Minutes for July 15, 2024 Page 1 of 1  Staff Report Case No. S24-08 Subdivision of 13 Lots into 3 Lots at Planning Department 154 Spanish Court 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 154 Spanish Court (Figure 1) Owners/Applicants: Walter Ybos III and Shannon Ybos Zoning: C-4 Highway Commercial Future Land Use: Commercial (Figure 2) Request: Resubdivision of Lots 1 thru 10, 53 thru 55, INTO Lots 1A, 5A, and 7A, Sq 2, Central Park Sec. A (STR 23/9S/14E) Planning Commission: August 19, 2024 STAFF RECOMMENDATION Approval FINDINGS 1. The petitioned property is vacant land with construction plans currently being reviewed for an Office/Warehouse building being constructed on proposed Lot 1A (Figure 3). It is zoned C-4. 2. The applicant proposes to combine the 13 lots into three lots (Lots 1A, 5A, and 7A) (Figure 4 and 4A). 3. Applicant has provided a cross access/cross parking agreement in favor of the proposed Lots 1A and 5A. 4. The C-4 zoning district does not require minimum lot sizes unless the property is used for a dwelling (Figure 5). If this property were used for a dwelling, it would meet the minimum lot area and width (Table 1). Table 1. Dimensions of Current and Proposed Lots Lots Fronting Street Width (ft.) Area (sq. ft.) Lot 1 Spanish Court 36.8 4,600 Lot 2 Spanish Court 25 3,125 Lot 3 Spanish Court 25 3,125 Lot 55 Selbourne St 36.8 4,968 Lot 56 Selbourne St 25 3,375 Lot 57 Selbourne St 25 3,375 Lot 1A Spanish Court and Selbourne St 86.8 22,568 PC Page 1 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander  Lots Fronting Street Width (ft.) Area (sq. ft.) Lot 4 Spanish Court 25 3,125 Lot 5 Spanish Court 25 3,125 Lot 6 Spanish Court 25 3,125 Lot 5A Spanish Court 75 9,375 Lot 7 Spanish Court 25 3,125 Lot 8 Spanish Court 25 3,125 Lot 9 Spanish Court 25 3,125 Lot 10 Spanish Court 25 3,125 Lot 7A Spanish Court 100 12,500 5. The public access to the parcels is a gravel extension of Spanish Court (Lots 1A, 5A, 7A), and Selbourne St, a Parish developed right-of-way (Lot 1A). 6. There are water services available to the three parcels through Parks Water. City water services are located more than 400 ft from Lot 1A, where future development is proposed. City sewer services are more than 300 feet from the subject parcels; therefore, connection is not required; the site will require onsite sewer (Figure 6). 7. The property is in a special flood hazard area, in flood zone A5. The land has a base flood elevation of 9 feet. (Figure 7) PC Page 2 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander FIGURES Figure 1. Location Aerial (Google 2024). PC Page 3 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander Figure 2. Future Land Use Map 2040 Figure 3. Street View – Current Conditions (Google May 2024). PC Page 4 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander Figure 4. Proposed Resubdivision PC Page 5 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander  Figure 4A. Proposed Resubdivision (entire plat) – NEXT PAGE PC Page 6 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander  ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” C J.V. Burkes & Associates, Inc. SURVEYING ENGINEERING ENVIRONMENTAL SURVEYED BY: SEAN M. BURKES LA REG. No. 4785 Figure 5. City Zoning Map C-4 PC Page 8 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander Figure 6. City Water and Sewer Service Locations. PC Page 9 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander Figure 7. Flood Map (LSU AG Center) PC Page 10 of 10 S24-08 Distributed August 7, 2024 Prepared by T Alexander  Staff Report Case Nos. A24-05 Annexation and Establishment of City Zoning Classification of Planning Department 2022 Nellie Drive 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 2022 Nellie Drive (Figure 1) Petitioner: Ken Parks of Parkland Properties LLC Zoning: Parish A-4 Residential Future Land Use: Commercial (Figure 2) Requests: Annex and establish City zoning classification as A-6 Single-Family Urban Parish Concurrence: Not needed Planning Commission Public Hearing: August 19, 2024 City Council (tentative) Consent Agenda: September 10, 2024 Public Hearing: September 24, 2024 RECOMMENDATIONS Planning Department Planning Commission Approval To be determined FINDINGS 1. The petitioned property contains 0.42 acres (18,277.5 sq ft) and is developed land with a single-family residence (Figures 3 and 5). 2. The petitioned property has: • One (1) registered voter (Certificate of Registrar of Voters dated June 24, 2024) • The petitioned property has one (1) registered voters (Certificate of Registrar of Voters dated June 24, 2024). One of these registered voters signed the Annexation Petition. • No resident property owners; and • The petitioned property has NO resident property owners (Certificate of Ownership and Assessed Valuation dated [date]). Non-resident property owner has signed the Annexation Petition. • The petitioned property has an assessed value of $10,056. Resident property owners representing $10,056 (100%) of the assessed value of the petitioned property signed the Annexation Petition. • One non-resident property owner has signed the Annexation Petition (Certificate of Ownership and Assessed Valuation dated June 24, 2024). 3. The subject property is not contiguous with the City’s corporate limits. However, it has 150 feet of frontage on Nellie Drive – a Parish road that is contiguous with the City’s corporate limits along the east side of Nellie Drive (2024 Nellie Dr – Slidell Little Theater) (Figure 4 and 5). 4. The subject property is zoned by the Parish as S-1 Suburban Residential (Figure 4). The applicant proposes to establish City zoning as A-6 Single-family Urban. PC Page 1 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander 5. A-6 allows similar uses as S-1; it does not allow more intense uses. 6. Despite the current residential use, the City’s Comprehensive Plan identifies this property within a Commercial Future Land Use. (Figure 2) 7. This property is not subject to the Sales Tax Enhancement Plan. The Parish does not need to concur in the annexation 8. Nearby properties on Nellie Drive are zoned Parish S-1 and City C-2 Neighborhood Commercial and C- 4 Highway Commercial (Figures 1 and 4). 9. A-6 is appropriate for this location because of its proximity to other suburban development. 10. A City water line (8 inches) is immediately across Nellie Drive along the east right-of-way line from Nellie Drive’s intersection with Daney Street to its intersection with Shortcut Hwy. City sewer is more than 300 feet from this location with a 10-inch force main running along the eastern right-of-way line of Beth Drive (Figure 6). Applicant intends to connect to the City water and retain existing onsite septic system until city sewer line is installed within 300 feet. 11. The property is in Zone C flood zone with a low to moderate risk area with less than 0.2 percent (0.2%) chance of annual flooding. The approximate ground elevation of 10.4 feet. (Figure 7) 12. The Planning Department finds the annexation is reasonable for the following reasons: • Low impact to existing City services • Configuration of municipal boundaries to fill in gaps, follow natural boundaries • Quality water service for resident(s) of the annexed property that they do not presently have STAFF RECOMMENDATION Despite the conflict between the current use (residential) and the proposed 2040 Future Land Use (commercial), the Planning Department finds the annexation and zoning map amendment requests meet applicable requirements and are appropriate. PC Page 2 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander FIGURES Figure 1. Location map and City zoning PC Page 3 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander Figure 2. Future Land Use (Comp Plan 2040) Figure 3. Street view (Google 2023) PC Page 4 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander Figure 4. Parish Zoning PC Page 5 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander Figure 5. Property survey (2015) PC Page 6 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander Figure 6. City water and sewer PC Page 7 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander Figure 7. Flood Map (LSU AG Center) PC Page 8 of 8 A24-05 Distributed August 8, 2024 Prepared by T Alexander  Staff Report Case Nos. A24-06 Annexation and Establishment of City Zoning Classification for a Planning Department 33.147 Acre Parcel located West of Northshore Blvd on Gause Blvd West 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: Gause Blvd West (Hwy 190W) (Figure 1) Petitioner: 6844 LLC, through its Sole Member, Lee Foster Zoning: Parish A-2 Suburban District Future Land Use: Commercial and Conservation (Figure 2) Requests: Annex and establish City zoning classification as A-8 High Density Urban Parish Concurrence: Needed; request sent on July 18, 2024; Concurrence Public Hearing on September 5, 2024 Planning Commission Public Hearing: August 19, 2024 City Council (tentative) Consent Agenda: September 10, 2024 Public Hearing: September 24, 2024 RECOMMENDATIONS Planning Department Planning Commission Denial To be determined Findings 1. The petitioned property contains 33.147 acres (1,443,883.3 sq ft), is vacant wooded land that meanders with the eastern shore of Bayou Liberty (Figures 3 and 5). 2. The petitioned property has: • No registered voters (Certificate of Registrar of Voters dated July 8, 2024), • No resident property owners; and • The petitioned property has an assessed value of $18,071. • Non-resident property owners, represented by its Sole Member, have signed the Annexation Petition (Certificate of Ownership and Assessed Valuation dated July 1, 2024). 3. The subject property is contiguous with the City’s corporate limits, sharing its east and north boundaries with City corporate limits. (Figure 4 and 5). 4. The subject property is zoned by the Parish as A-2 Suburban Residential which permits residential uses with net density permitted on shall be one unit per acre (Figure 4). 5. The applicant proposes to establish City zoning as A-8 High Density Urban, which permits minimum area of not less than 6,000 square feet per family. PC Page 1 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander 6. City zoning district A-8 allows similar uses as Parish zoning district A-2; however, A-8 allows for a much-increased density. The City of Slidell does not have an equivalent zoning district to the Parish’s A-2; the closest density in residential zoning is A-1 Suburban, which requires a lot size of 20,000 square feet per family unit. 7. Despite the current vacant status, the City’s Comprehensive Plan identifies this property split between Commercial and Conservation Future Land Use categories. (Figure 2) 8. For the purpose of the Sales Tax Enhancement Plan, the property is undeveloped commercial or non- commercial that is less than 90% surrounded by the City with more intense City zoning proposed. The Parish needs to concur in this annexation; the Planning Department sent a certified letter on July 18, 2024. 9. Nearby properties within City limits accessed via Northshore Blvd and Gause Blvd West are zoned A- 1 Suburban, C-4 Highway Commercial, and C-6 Regional Shopping Center (Figure 1). 10. Nearby properties outside City limits accessed via Gause Blvd West are zoned Parish Commercial (HC- 2), and Residential (R-1 Rural, and L-2 Large Lot) (Figure 4). 11. Applicant requested zoning of A-8 is not in line with the City’s Future Land Use (Figure 2). 12. A City water line (8 inches) is immediately adjacent to the east property boundary line through an easement located on the neighboring private property. There is an 8-inch Gravity Sewer also located within an easement on the neighboring property that is assisted by a pump station located along Northshore Blvd. It is the intent that applicants will connect to both City water and sewer. (Figure 6). 13. Additional fire hydrants will be required; one or more additional pumping stations may be required for storm water removal and sewer line service. 13. The property is in Zone C flood zone with a low to moderate risk area with less than 0.2 percent (0.2%) chance of annual flooding. The approximate ground elevation varies, averaging 10.4 feet. (Figure 7) REASONING FOR DENIAL The Planning Department finds the denial of this annexation request reasonable for the following reasons: • Proposed density of units is 2.5 times the current Parish zoning for this property. • Limited in higher elevation and developable land, which is the basis of the A-8 zoning designation request, will require removal of majority of the entire site’s tree canopy coverage to provide for housing, infrastructure, and stormwater management features. • Requires extension of city utility services via easements across private property with insufficient public access. • Conflicts with the Slidell 2040 Future Land Use Map showing a mixture of commercial and conservation land use for this parcel. PC Page 2 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander Figures: Figure 1. Location map and City zoning PC Page 3 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander Figure 2. Future Land Use (Comp Plan 2040) Figure 3. Street view (Google 2023) PC Page 4 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander Figure 4. Parish Zoning PC Page 5 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander  Figure 5. Property survey (2024) – See Next Page PC Page 6 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander PC Page 7 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander Figure 6. City water and sewer PC Page 8 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander Figure 7. Flood Map (LSU AG Center) PC Page 9 of 9 A24-06 Distributed August 8, 2024 Prepared by T Alexander  Staff Report Case No. S24-10 Subdivision of 6 Lots into 2 Lots at Planning Department 600 Gause Blvd West 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 600 Gause Blvd West (Figure 1) Owners/Applicants: Norma Frias Perez Zoning: C-4 Highway Commercial Future Land Use: Commercial (Figure 2) Request: Resubdivision of Lots 1 thru 10, 53 thru 55, INTO Lots 1A, 5A, and 7A, Sq 2, Central Park Sec. A (STR 23/9S/14E) Planning Commission: August 19, 2024 STAFF RECOMMENDATION Approval FINDINGS 1. The petitioned property is partially developed land with an existing metal building for tire sales and services (Figure 3). It is zoned C-4. 2. The applicant proposes to combine the 13 lots into two lots (Lots 1A and 22A) (Figure 4 and 4A). 3. The C-4 zoning district does not require minimum lot sizes unless the property is used for a dwelling (Figure 5). If this property were used for a dwelling, it would meet the minimum lot area and width (Table 1). Table 1. Dimensions of Current and Proposed Lots Lots Fronting Street Width (ft.) Area (sq. ft.) Lot 1 N Audubon Street 19.72 4,783 Lot 2 N Audubon Street 60 7,180 Lot 3 N Audubon Street 60 7,180 Lot 1A Gause Blvd West 121.89 19,143 Lot 22 Walnut Street 60 7,152 Lot 23 Walnut Street 60 7,140 Lot 24 Walnut Street 60 7,380 Lot 22A Gause Blvd West 180 21,672 4. Public access to the parcels is available from Gause Blvd West (Lot 1A and Lot 22A)), N Audubon St (Lot 1A), and Walnut St (Lot 22A). PC Page 1 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander 5. The property is in a special flood hazard area, in flood zone AE11. The land has a ground elevation of approximately 8 feet. (Figure 6) FIGURES Figure 1. Location Aerial PC Page 2 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander Figure 2. Future Land Use Map Figure 3. Street View / Current Conditions PC Page 3 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander Figure 4. Proposed Lot Configuration PC Page 4 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander  Figure 4A. Proposed Resub Map (Full) – Next Page PC Page 5 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander  ” ” ” ” ” ” ” ” ” ” C J.V. Burkes & Associates, Inc. SURVEYING ENGINEERING ENVIRONMENTAL SURVEYED BY: SEAN M. BURKES LA REG. No. 4785 Figure 5. City Zoning Map PC Page 7 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander Figure 6. Flood Map (LSU AG Center) PC Page 8 of 8 S24-10 Distributed August 7, 2024 Prepared by T Alexander