Planning and Zoning Commissions

City of Slidell, Louisiana Planning Commission Agenda November 18, 2024 at 7:00pm City Auditorium Meeting Room, 2056 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 October 21, 2024 4. DEFERRED FROM AUGUST 19, 2024 a. 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. 5. Public Hearing a. A24-08: A request to annex property into the City of Slidell located at 1805 Shortcut Highway, identified as a parcel of land containing 2.419 acres located in Section 11, Township 9 South, Range 14 East at the southeast corner of Nellie Drive and Shortcut Highway, and to establish City zoning classification as C-4 Highway Commercial. b. S24-14: A request for a Final Plat to subdivide nine lots and the revoked west half of the unimproved Domerque Ave and remaining alley, with a total of 1.9 acres into one lot (Lot 1A).; located at 1080 Front Street identified as Lots 1 through 5, Lots 18 through 20, a 0.343-acre parcel, revoked Domerque Avenue, and remaining alley in Section 3, Township 9 South, Range 14 East. c. S24-15: A request for Final Plat to subdivide one parcel of land containing 2.419 Acres, located at 1805 Shortcut Highway, identified as a parcel of land located in Section 11, Township 9 South, Range 14 East at the southeast corner of Nellie Drive and Shortcut Highway, into two parcels (Parcels A and B). 6. Other Business 7. General and Public Comments 8. Adjournment The next Planning Commission meeting will be December 9, 2024. Planning Commission Agenda for November 18, 2024 Page 1 of 1  City of Slidell, Louisiana Planning Commission Minutes October 21, 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 Gayle Green Danny McElmurray, Planning Director Landon Washington, Vice Chair Michael Newton Erica Smith, Planning Secretary Chad Duffaut, Jr. Eric Shives Sandy Hicks 2. Pledge of Allegiance 3. Minutes. Motion by Commissioner Duffaut to approve minutes of September 16, 2024 as written; Vice Chair Washington seconded. A vote of 4 YAYS, 0 NAYS, 0 ABSTAIN approved the minutes. 4. Public Hearing a. A24-07: A request to annex property located at 382 Robert Blvd, identified as a parcel of land containing 0.1995 acre in Section 36, Township 8 South, Range 14 East into the City of Slidell Introduced by Chair Reardon. Ms. Tammy Nick, owner, was present to answer questions by the Commission. Director McElmurray addressed the Commission and recommended approval. Commissioner Duffaut made a motion to approve, with a second by Vice Chair Washington. A vote of 4 YAYS, 0 NAYS, 0 ABSTAIN approved A24-07 for City Council public hearing. 5. Other Business a. Director McElmurray provided the Commission with a UDC/Zoning Map project update. 6. General and Public Comments. There were none. 7. Adjournment. Meeting adjourned at 7:10 p.m. on a motion by Vice Chair Washington, seconded by Commissioner Hicks, and a vote of 4 YAYS, 0 NAYS, 0 ABSTAIN. Planning Commission Minutes for October 21, 2024 Page 1 of 1  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 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 Nos. A24-08 Annexation and Establishment of City Zoning Classification of C-4 at Planning Department 1805 Shortcut Hwy 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 1805 Shortcut Hwy (Figure 1) Petitioner(s): JVG Development LLC Zoning: Parish HC-2 Highway Commercial Future Land Use: Commercial (Figure 2) Requests: Annex and establish City zoning classification as Choose an item.Choose an item. Parish Concurrence: Needed; request sent on October 4, 2024 Planning & Zoning Commissions Consent Agenda: October 21, 2024 Public Hearing: November 18, 2024 City Council (tentative) Consent Agenda: November 12, 2024 Public Hearing: November 18, 2024 RECOMMENDATIONS Planning Department Planning & Zoning Commissions Approval To be determined FINDINGS 1. The petitioned property contains 2.419 acres and is partially developed with commercial construction (Figures 3 and 4). 2. The petitioned property has: • No registered voters (Certificate of Registrar of Voters dated September 20, 2024). • No resident property owners. • JVG Development LLC, non-resident property owners, represented by Sean M Burkes as manager, has signed the Annexation Petition (Certificate of Ownership and Assessed Valuation dated September 20, 2024). • The petitioned property has an assessed value of $80,892. Non-resident property owners representing 100% of the assessed value of the petitioned property signed the Annexation Petition. 3. The petitioned property is contiguous with the City’s corporate limits, along the Shortcut Hwy ROW, and the east property boundary, for approximately 47%. 4. The subject property is zoned by the Parish as HC-2 Highway Commercial (Figure 5). The applicants propose to establish City zoning as C-4 Highway Commercial. 5. C-4 allows similar uses as HC-2; it does not allow more intense uses. PC & ZC Page 1 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander 6. For the purpose of the Sales Tax Enhancement Plan, the property is developed commercial. The Parish needs to concur with this annexation; the Planning Department sent its request on October 4, 2024, and the Parish public hearing is scheduled for December 5, 2024. 7. The subject property is located on a major road – Shortcut Highway. 8. Other nearby properties on Shortcut Hwy are zoned Parish HC-2 and City C-1A and C-4 (Figures 1 and 5). 9. C-4 is appropriate for this location because of its location on a major road and proximity to other properties with the same or similar commercial zoning. 10. City water is available to this property along its front property boundary along Shortcut Hwy, as well as along Nellie Drive. The city has a sewer force main located at the Shortcut Hwy intersection with Beth Drive (approx. 400 ft) and with Town Center Pkwy (approx. 195 ft). Measurements are to the property’s nearest boundary. (Figure 6) Applicants understand any new development of the property will be required to connect to City water and sewer. 11. The property has intersecting lines of three (3) different flood zones – A-4 (a “Special Flood Hazard Area”), B and C. Current construction has minimum impact on the City’s CRS rating with most improvements located within zones B and C. (Figure 7) 12. The Planning Department finds the annexation is reasonable for the following reasons: • Planned or possible extension of City services continuing down Nellie Dr to Daney St. • Configuration of municipal boundaries to fill in gaps along Shortcut Hwy • Supported by the City’s Comprehensive Plan and Future Land Use Map. 13. The Planning Department finds the annexation and zoning map amendment requests meet applicable requirements and are appropriate. FIGURES FIGURES AS IDENTIFIED ABOVE BEGIN ON THE FOLLOWING PAGES PC & ZC Page 2 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 1 – Location Aerial and City Zoning PC & ZC Page 3 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 2 – Future Land Use Map Figure 3 – Street View (Dec. 2022) PC & ZC Page 4 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 4 – Survey PC & ZC Page 5 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 5 – Parish Zoning PC & ZC Page 6 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 6 – City Utilities PC & ZC Page 7 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander Figure 7 – Flood Map (Panel 225205 0420 E, 4/21/1999) PC & ZC Page 8 of 8 A24-08 Distributed November 9, 2020 Prepared by T Alexander  Staff Report Case No. S24-14 Subdivision of 8 lots, a 0.343 Acre Parcel, a revoked 20 ft Alley, and West Planning Department Half of revoked Domerque Avenue into 1 lot of record at 1080 Front Street 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 1080 Front St (Figure 1) Owner(s)/Applicant: A.B. Crow, Inc., by its President, Johnny C. Crow Zoning: C-2 Neighborhood Commercial Future Land Use: Commercial (Figure 2) Request: Resubdivision of Lots 1-5, Lots 18-20, a 0.343 ac. Parcel, and a revoked 20 ft Alley and West Half of revoked Domerque Avenue, INTO Lot 1A, Sq. 2, J.A. Salmen North Addition Planning Commission: November 18, 2024 STAFF RECOMMENDATION Approval FINDINGS 1. The petitioned property is vacant land located at the northeast corner of the intersection of Front St (Hwy 11) and Lafayette St (Figure 3). It is zoned C-2. 2. The applicant proposes combining 8 lots and the areas revoked recently by Ord. 4201 into 1 lot (Lot 1A). As part of the same case (Z24-07), applicant also requested rezoning a portion of these properties from A-6 Single-family Urban to C-2 Neighborhood Commercial (Figures 1 and 4). 3. With the approval of the rezoning request, the subject property will have one zoning designation of C-2. 4. The C-2 zoning district does not require 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. The subject property has two means for public access to the 1.65 ac Parcel, along Front St (Hwy 11) and Lafayette St. (Figure 4) 6. There is public water and sewer available to the property at the intersection of Lafayette St and Dale Dr (Figure 5). 7. The property is in a special flood hazard area, in flood zone AE13. The land has an elevation of approximately 11.2 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. (Figure 6) PC Page 1 of 6 S24-14 Distributed November 13, 2024 Prepared by T Alexander  Table 1. Dimensions of Current and Proposed Lots, and Zoning District Lots Fronting Street Width (ft.) Area (sq. ft.) 1 through 5 Front St 50 ft each 36,250 0.343 Ac. Parcel Interior Lot 100 ft 15,000 Lots 18 through 20 Lafayette St 150.00 21,750 Alley 20 ft 5,000 Revoked Areas Lafayette St ROW 30 ft 7,500 Lot 1A Front St 250 ft 85,000 Commercial Use N/A None None C-4 Residential Use (A-8) N/A 50 min. 6,000 min FIGURES Figure 1. Location and Zoning Map PC Page 2 of 6 S24-14 Distributed November 13, 2024 Prepared by T Alexander Figure 2. Future Land Use Map (Comp Plan 2040) Figure 3. Street View PC Page 3 of 6 S24-14 Distributed November 13, 2024 Prepared by T Alexander Figure 5. City Utilities PC Page 5 of 6 S24-14 Distributed November 13, 2024 Prepared by T Alexander Figure 6. FEMA Flood Map PC Page 6 of 6 S24-14 Distributed November 13, 2024 Prepared by T Alexander  Staff Report Case No. S24-15 Subdivision of 1 lot into 2 lots at Planning Department 1805 Shortcut Highway 985.646.4320 | 250 Bouscaren St, Ste 203, Slidell, LA 70458 | planningdept@cityofslidell.org | myslidell.com Location: 1805 Shortcut Hwy (Figure 1) Owners/Applicant: JVG Development, LLC, represented by Sean M Burkes, Manager Zoning: C-4 Highway Commercial/C-4 Height Overlay Future Land Use: Commercial (Figure 2) Request: A Resubdivision of a 2.419-acre Parcel of Land into Parcels A and B, in Section 11, Township 9 South, Range 14 East, Greensburg Land District, City of Slidell, St Tammany Parish, Louisiana Planning Commission: November 18, 2024 STAFF RECOMMENDATION Approval FINDINGS 1. The petitioned property contains 2.419 acres and is partially developed with commercial construction (Figures 3 and 4). 2. The applicant proposes creating two parcels of property currently being annexed into the City’s jurisdiction with a C-4 Highway Commercial zoning (A24-08). Parcel A is vacant land containing 0.689 acres; Parcel B is developed with a commercial building and open space containing 1.730 acres. (Figures 1 and 4). 3. The C-4 zoning district does not require 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). 4. The subject property has an existing driveway for public access to the 1.730 ac Parcel B, along Nellie Drive. Access can be available to Parcel A along Shortcut Hwy and Nellie Drive (Figure 4) 5. City water is available to this property along its front property boundary along Shortcut Hwy, as well as along Nellie Drive. The city has a sewer force main located at the Shortcut Hwy intersection with Beth Drive (approx. 400 ft) and with Town Center Pkwy (approx. 195 ft). Measurements are to the property’s nearest boundary. (Figure 5) Applicants understand any new development of the property will be required to connect to City water and sewer. 6. The property has intersecting lines of three (3) different flood zones – A-4 (a “Special Flood Hazard Area”), B and C. Current construction has minimum impact on the City’s CRS rating with most improvements located within zones B and C. (Figure 6) 7. The Planning Department recommends approval. PC Page 1 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander  Table 1. Dimensions of Current and Proposed Lots Lots Fronting Street Width (ft.) Area (sq. ft.) Parcel Nellie Drive 413 105,372 Parcel A Nellie Drive 249 30,013 Parcel B Nellie Drive 119 75,359 FIGURES Figure 1 – Location Aerial and City Zoning PC Page 2 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander Figure 2 – Future Land Use Map Figure 3 – Street View (Dec. 2022) PC Page 3 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander Figure 4 – Proposed Resubdivision (Close-up) Figure 4 – Proposed Resubdivision (Full Map) – SEE NEXT PAGE FOR FULL RESUBDIVISION MAP. PC Page 4 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander  ” ” ¾” ” ” ” C ” J.V. Burkes & Associates, Inc. SURVEYING ENGINEERING ENVIRONMENTAL Figure 5 – City Utilities PC Page 6 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander Figure 6 – Flood Map (Panel 225205 0420 E, 4/21/1999) PC Page 7 of 7 S24-15 Distributed November 13, 2024 Prepared by T Alexander