CITY PLANNING COMMISSION - Granicus

CITY PLANNING COMMISSION

TO: HONORABLE CITY COUNCIL

FROM: CITY PLANNING COMMISSION

DATE: APRIL 27, 2018

SUBJECT: REPORT AND RECOMMENDATION OF THE CITY PLANNING

COMMISSION

Ladies and Gentlemen:

Attached hereto are: 1) Report and Recommendation of the City Planning Commission

from its meeting of Tuesday, April 24, 2018 and 2) Documents filed in relation to the

zoning petition. The recommendation of the Commission is described briefly below:

Zoning Docket # 050/18

Applicant: City Council Motion No. M-18-72

Request: Request for an amendment to Ordinance No. 26,076 MCS (Zoning

Docket 069/14, which permitted under the former Comprehensive

Zoning Ordinance a retail development occupying more than

10,000 square feet of floor area) to delete proviso 4(d), for a

property in an HMC-2 Historic Marigny/Tremé/Bywater

Commercial District.

Location: Square 373, Lots A1, 11A, and R, in the Third Municipal District,

bounded by Saint Claude Avenue, Elysian Fields Avenue, Marigny

Street, and North Rampart Street. The municipal address is 2222

Saint Claude Avenue. (PD 7)

CPC Deadline: 06/23/18

CC Deadline: 60 days from receipt

Councilmember: Ramsey

Recommendation: APPROVAL subject to three (3) waivers and eleven (11) provisos

REASONS FOR RECOMMENDATION

1. The applicant was required to install a buffer wall rather than a hedge by the Historic

District Landmarks Commission. The applicant acted in good faith and relied on

HDLC’s approval when the wall was installed.

2. The current masonry wall acts a stronger buffer between the vehicular use areas and

the public rights-of-way than the landscaped hedge as was required in proviso 4(d) of

the original conditional use (ZD069/14)

3. Retaining the buffer wall will not impede the flow of traffic, will not have a negative

effect on adjacent properties, and will not alter the character or integrity of adjacent

developments or the neighborhood.

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CITY PLANNING COMMISSION

CITY OF NEW ORLEANS MITCHELL J. LANDRIEU ROBERT D. RIVERS MAYOR EXECUTIVE DIRECTOR LESLIE T. ALLEY DEPUTY DIRECTOR

City Planning Commission Staff Report

Executive Summary Zoning Docket: 050/18


Request: Request for an amendment to Ordinance No. 26,076 MCS (Zoning Docket 069/14,

which permitted under the former Comprehensive Zoning Ordinance a retail

development occupying more than 10,000 square feet of floor area) to delete proviso

4(d), for a property in an HMC-2 Historic Marigny/Tremé/Bywater Commercial District.

Location: 2222 Saint Claude Avenue.

Summary of Proposal:

Zoning Docket 050/18 is a request for an amendment to Ordinance No. 26,076 MCS

(ZD069/14) to delete proviso 4(d). This is requested in order to relieve the developer of

a requirement to install a landscape hedge to screen vehicular use areas from view from

the adjacent public rights of way. The subject property is the newly opened Robért Fresh

Market grocery store site located near the intersection of Saint Claude and Elysian Fields

Avenues in the Faubourg Marigny.

Although proviso 4(d) specified the installation of a landscape hedge, the Historic

District Landmarks Commission approved plans for a masonry buffer wall that the

developer built and which currently exists. The wall is five feet in height and consists of

a brick base with a picket fence above. The wall is effectively a stronger barrier and

buffer between vehicular use areas and the adjacent public rights of way than a

landscape hedge. Therefore, the staff concludes that the wall be allowed to remain and

recommends the needed changes to proviso 4(d), along with a corresponding waiver of

the zoning regulations that were referenced in proviso 4(d) as originally written.

Master Plan:

The proposal is consistent with the Master Plan.

ZD050/18 2

Recommendation:

The staff recommends approval of Zoning Docket 050/18 subject to three (3) waivers

and eleven (11) provisos.

Reason for Recommendation:




2. The current masonry wall acts a stronger buffer between the vehicular use areas and the

public rights-of-way than the landscaped hedge as was required in proviso 4(d) of the

original conditional use ordinance.

3. Retaining the masonry buffer wall will not impede the flow of traffic, will not have a

negative effect on adjacent properties, and will not alter the character or integrity of

adjacent developments or the neighborhood.

ZD050/18 3

City Planning Commission Meeting CPC Deadline: 06/23/2018

Tuesday, April 24, 2018 CC Deadline: 60 days from receipt

Council District: C – Ramsey

STAFF REPORT Zoning Docket: 050/18

To: City Planning Commission

From: Robert Rivers, Executive Director

Stephen Kroll, Planning Administrator

Prepared by: Rachael Berg

Date: April 25, 2018

I. GENERAL INFORMATION


Request: Request for an amendment to Ordinance No. 26,076 MCS (Zoning Docket 069/14,

which permitted under the former Comprehensive Zoning Ordinance a retail

development occupying more than 10,000 square feet of floor area) to delete proviso

4(d), for a property in an HMC-2 Historic Marigny/Tremé/Bywater Commercial District.

Location: The petitioned property is located on Square 373, Lots A1, 11A, and R, in the Third

Municipal District, bounded by Saint Claude Avenue, Elysian Fields Avenue, Marigny

Street, and North Rampart Street. The municipal address is 2222 Saint Claude Avenue.

(PD 7)

Description: The subject property is the newly opened Robért Fresh Market grocery store site located

near the intersection of Saint Claude and Elysian Fields Avenues in the Faubourg

Marigny. The property includes the entirety of the square bounded by Saint Claude

Avenue, Elysian Fields Avenue, Marigny Street, and North Rampart Street with the

exceptions of the parcels at Saint Claude Avenue’s intersections with Elysian Fields

Avenue and Marigny Street. It has 159 feet, 3 inches of frontage on Saint Claude

Avenue, 229 feet, 10 inches of frontage on Elysian Fields Avenue, 213 feet, 8 inches of

frontage on Marigny Street, and 312 feet, 10 inches of frontage on North Rampart

Street. It has an area of 83,397 square feet (1.92 acres).

To reestablish the site as a grocery store, the applicant applied for and received a

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conditional use under the former Comprehensive Zoning Ordinance in 2014.1 The

applicant demolished the buildings to the rear of the main grocery building. The main

building was then renovated and expanded to the side towards Elysian Fields Avenue

and to the rear toward North Rampart Street, as well as upward through the additional of

a partial second floor. Currently, the grocery store has have an indoor floor area of

31,640 square feet, with an additional 1,800 square feet of outdoor seating area. The

building’s exterior was extensively modified, including the addition of new building

elements, canopies, windows, and signage.

The site has two accessory parking lots providing a total of 68 off-street parking spaces.

The first lot, located along and accessible from Elysian Fields Avenue, has 35 spaces.

The second lot, located at the intersection of Marigny and North Rampart Streets and

accessible from both streets, has an additional 33 spaces.

The subject of the request concerns proviso 4(d) of the conditional use ordinance

(Ordinance No. 26,076 MSC) that required the installation of a thirty (30) inch high

continuous landscape hedge to screen vehicular use areas from view from the adjacent

public rights-of-way. The applicant instead installed a five (5) foot tall masonry wall

with a picket fence above. The masonry wall was a requirement from the Architectural

Review Committee (ARC) which was subsequently adopted by the Historic District

Landmarks Commission (HDLC).2 The applicant acted in good faith when the masonry

wall was built. The applicant is requesting the original proviso be deleted to avoid

installing a landscape hedge. The staff recommends the proviso be modified in order to

retain the current masonry wall without the installation of a hedge.

The exact text of the amended proviso recommended by the staff is as follows with the

new wording bolded and underlined:

“The installation of an at least thirty (30) inch high continuous landscape hedge or

masonry wall to screen vehicular use areas from view from the adjacent public rights-

of-way.”

The amendment to the proviso, along with a corresponding waiver of the zoning

regulation that is referenced through proviso 4(d) as originally written, would allow the

existing masonry wall to remain.

Why is City Planning Commission action required?

According to Article 4, Section 4.5.F.3 of the Comprehensive Zoning Ordinance, changes to

an approved conditional use development plan which require the granting of a new variance

(as is the case here) require a new conditional use application and City Council approval. The

1 Ordinance no. 26,076 MSC provided for the establishment of a conditional use to permit a grocery store and other retail

uses occupying more than 10,000 square feet of floor area. 2 Permit #16-26644-RNVS

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City Planning Commission is required to make a recommendation on all conditional use

applications prior to City Council action, in accordance with Article 4, Section 4.3.D.3 Action

by the City Planning Commission of the Comprehensive Zoning Ordinance.

II. ANALYSIS

A. What is the zoning of the surrounding areas? What is the existing land use and how are

the surrounding areas used?

Figure 1. Zoning Map

The subject site is within an HMC-2 Historic Marigny/Tremé/Bywater Commercial District

that extends generally along the North Rampart Street/McShane Place/Saint Claude Avenue

corridor. This HMC-2 District begins at the intersection of North Rampart Street and Saint

Philip Street, where it extends along the lake-side of North Rampart Street. At Esplanade

Avenue, the district expands to include properties on both sides of North Rampart Streets. It

continues to include properties on both sides of the street as North Rampart turns into

McShane Place, and then to Saint Claude Avenue. The district extends along both sides of

Saint Claude Avenue until it terminates at Kentucky Street. Developed originally in the 19th

century and experiencing gradual infill development since then, the district features

commercial uses, some of which are historic and some of which are of more recent

construction, as well as residential properties, most of which are historic. For the most part,

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structures stand one- or two-stories in height, are built to or near front and side property lines,

and lack off-street parking. The exceptions to this are those more recent commercial

developments, such as fast food restaurants and automobile-oriented retail uses, which have

substantial setbacks and provide parking on accessory parking lots located within those

setbacks.

The subject site occupies the entirety of its square, with the exception of the neighboring

parcels at the intersections of Saint Claude Avenue with Elysian Fields Avenue and Marigny

Street. The property at the intersection of Saint Claude and Elysian Fields Avenue is

developed with a single-story structure occupied by an Athlete’s Foot store, as well as its

accessory parking lot. At the intersection of Saint Claude Avenue and Marigny Street is a

historic two-story, corner-store structure occupied by the Allways Lounge and, next to it, a

clothing retailer in a single-story building which immediately abuts the grocery store

structure. Directly across Saint Claude Avenue from the site is a beauty shop, located in a

single-story, late 20th century building at the intersection of Saint Claude Avenue and Elysian

Fields Avenue. Also across Saint Claude Avenue from the site is Siberia, an amusement

place occupying a historic residential building, a reception facility in a metal structure, and a

camelback residential structure. Diagonally across the intersection of Saint Claude and

Elysian Fields Avenues from the site is a Walgreen’s pharmacy, which occupies a relatively

recently-constructed single-story building with a large accessory parking lot.

Across Elysian Fields Avenue from the site is a po-boy shop in the ground floor of a two-

story historic commercial structure, as well as a series of historic structures facing Elysian

Fields Avenue, some of which are used for residential purposes. Across Marigny Street from

the site are a historic single-story commercial structure at the intersection of Saint Claude

Avenue and Marigny Street, a series of single- and two-family residences located mid-block

along Marigny Street, and a hotel occupying a historic two-story commercial structure at the

intersection of Marigny and North Rampart Street.

While the neighboring properties described above are all within the same HMC-2 District as

the site, the site is also neighbored by some properties which are within adjacent zoning

districts. Across North Rampart Street from the site is an HMR-2 Historic

Marigny/Tremé/Bywater Residential District that covers the block of Elysian Fields Avenue

between North Rampart and Burgundy Streets and is developed with historic residential

structures, with the exception of a non-conforming cocktail lounge located at the intersection

of North Rampart Street and Elysian Fields Avenue. The other properties located across

North Rampart Street from the site are single-story, single- and two-family shotgun

residences located within an HMR-3 Historic Marigny/Treme/Bywater Residential District

that covers most of the residential interior of the Faubourg Marigny downriver of Elysian

Fields Avenue.

ZD 050/18 7

B. What is the zoning and land use history of the site?

Zoning History

1929 – ‘J’ Industrial District

1953 – ‘J’ Light Industrial District

1970 – C-1 General Commercial District

Land Use:

1929 – Single-family residential/Two-family residential/Commercial

1949 – Single-family residential/Two-family residential/

Commercial/Light industrial/Vacant

1999 – Commercial3

C. Have there been any recent zoning changes or conditional uses in the immediate area?

If so, do these changes indicate any particular pattern or trend?

In the past five (5) years, there has been one zoning application affecting the subject site:

Zoning Docket 069/14 was a request for a conditional use to permit a grocery store and other

retail uses occupying more than 10,000 square feet of floor area in an HMC-2 Historic

Marigny/Tremé Commercial District.4 The municipal address is 2222 Saint Claude Avenue.

The City Planning Commission recommended approval of the request, which was

subsequently approved by the City Council. This is the petitioned site. The applicant

proposes to amend this conditional use to permit a buffer wall rather than a landscape hedge

to separate the vehicular use areas from the public rights of way as stated in proviso 4(d) in

the ordinance 26,076 MCS resulting from this zoning docket.

The request was approved subject to the following waivers and provisos (Ordinance 26,076

MCS):

Waivers

1. The developer shall be granted a waiver of Article 15, Section 15.2.1 and Table

15.A of the Comprehensive Zoning Ordinance, which require one hundred fourteen

(114) off-street parking spaces to be provided, to allow sixty-eight (68) off-street

parking spaces to be provided.


15.G of the Comprehensive Zoning Ordinance, which require four (4) off-street

loading spaces to be provided, to allow three (3) off-street loading spaces to be

provided.

3 These regulations were from the former Comprehensive Zoning Ordinance. 4 This zoning district was from the former Comprehensive Zoning Ordinance.

ZD 050/18 8

Provisos

1. The Department of Safety and Permits shall issue no building permits or licenses for

this project until final development plans are approved by the City Planning

Commission and recorded with the Office of Conveyances. Failure to complete the

conditional use process by properly recording plans within a one year time period or

failure to request an administrative extension as provided for in Article 16, Section

16.9.11 of the Comprehensive Zoning Ordinance will void the conditional use

approval.

2. The developer shall resubdivide all lots into a single or multiple lots of record which

shall correspond to the configuration of the built-out parcels. The resubdivision shall

be finalized prior to the issuance of a Certificate of Use and Occupancy by the

Department of Safety and Permits.

3. The developer shall secure the approval of the Department of Public Works for the

traffic circulation plan, drainage plan, the installation of new curb cuts and the

restoration of all vertical curbing around the perimeter of the site.

4. The developer shall submit a landscape plan prepared by a licensed Louisiana

landscape architect which complies with Article 11, Section 10.61 of the

Comprehensive Zoning Ordinance, subject to the review and approval of the City

Planning Commission staff and the Department of Parks and Parkways indicating the

following:

a) The installation of a minimum of one (1) street tree for every thirty (30) feet

within the public right-of-way;

b) The installation of sidewalks and planting strips within all adjacent rights-of-

way;

c) A tree protection plan for all existing trees within the right-of-way; and

d) The installation of a thirty (30) inch high continuous landscape hedge to screen

vehicular use areas from view from the adjacent public rights-of-way.

5. Final development plans shall be subject to the review and approval by the Historic

District Landmarks Commission.

6. The developer shall secure the appropriate rights to utilize City property in

conjunction with any and all encroachments in accordance with the requirements of

the Department of Property Management, Office of Real Estate and Records

7. The developer shall submit a lighting plan which details all exterior light standards,

subject to the approval of the staff of the City Planning Commission. Light standards

or fixtures shall be limited in height to twenty-five (25) feet and shall not be directed

toward any residential use.

ZD 050/18 9

8. The developer shall submit a signage plan which complies with standards of Article

9. Section 9.5.6 and Article 11, Section 11.61.1(A.4) and Section 61.4(C) of the

Comprehensive Zoning Ordinance for review and approval by the Historic District

Landmarks Commission prior to the issuance of a certificate of use and occupancy by

the Department of Safety and Permits.

9. The developer shall submit detailed plans for the locations of all trash dumpsters and

any other type of refuse or other outdoor storage area. These areas shall be screened

from view from the public rights-of-way with an opaque fence or masonry wall that

is no less than six (6) feet tall, and in accordance with all other standards of Article

11, Section 11.61.1(D) of the Comprehensive Zoning Ordinance.

10. The developer shall provide to the City Planning Commission staff a litter abatement

program letter, approved by the Department of Sanitation, inclusive of the stated

location of trash storage, the type and quantity of trash receptacles, the frequency of

trash pickup by a contracted trash removal company, and the clearing of all litter

from the sidewalks and the street rights-of-way. The name and phone number of the

owner/operator of the development shall be included in this letter to be kept on file in

case of any violation.

11. The developer shall submit a drainage plan for the site, which shall be approved by

the Department of Public Works.

This application, Zoning Docket 069/14, is the only relevant zoning action for properties in a

five block radius in the past five years.

D. What are the design review comments?

The applicant does not propose to alter the structures, parking lots or landscaping. The

amendment is simply to alter proviso 4(d) of the conditional use ordinance to delete the

requirement for a landscape hedge along the public right-of-way. Instead of the required

landscape hedge, a 5’ tall masonry/metal wall (which was constructed at the request of the

Historic District Landmarks Commission) would be permitted to be retained.

The perimeter buffer wall is in two locations on the site. There is one wall that separates the

vehicular use areas and the public rights of way on the Elysian Fields Avenue side (see

Figures 2 and 3) and another wall that forms an “L” shape that separates the second

vehicular use areas from the public rights of way on the Marigny Street and N. Rampart

Street side. The City Planning Commission approved plans indicate the applicant would

plant a three foot high hedge (see Figure 4). However, a buffer masonry wall with fencing

above was instead built as it had been approved by the Historic District Landmarks

Commission (see Figure 5).

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Figure 2 and 3. Images of the existing wall separating the parking lot from the public rights of way taken

from the Elysian Fields side of the structure.

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Figure 4. Partial image of the CPC approved and recorded plans as part of ZD069/14

Figure 5. Partial image of approved plans by HDLC. Permit #16-26644-RNVS

ZD 050/18 12

E. What impact will the proposed conditional use have on the transportation system, if

any? What are the off-street parking and off-street loading requirements? Can they

be provided on site? If not, is a waiver required?

The proposed amendment to the conditional use ordinance would eliminate the original

requirement for a landscape hedge to separate the grocery store’s vehicular use areas from the

public rights-of-way. The wall that was constructed at the request of the Historic District

Landmarks Commission would be retained. The site would otherwise be unchanged, with no

changes to the number and size of buildings or the number of parking spaces. Therefore,

there will be no change to the level of traffic and demand for parking associated with the

development regardless if the original conditional use ordinance is amended as proposed.

F. What effects or impacts would the proposed conditional use have on adjacent

properties?

The applicant requests the existing masonry wall buffer remain to separate the vehicular use

areas from the public rights of way instead of replacing it with a landscape hedge. The wall is

a more permanent barrier and stronger buffer than a landscape hedge. Additionally, in this

historic location, the wall is more aesthetically appropriate than a hedge, which is why it was

requested by the Historic District Landmarks Commission. Given these various ways in

which the wall is preferable to a hedge, changing the ordinance to allow the wall instead of a

hedge would positively impact the site and its immediate surroundings.

G. Compliance with approval standards

The City Planning Commission recommendation and the City Council decision on

applications for a conditional use shall, on the basis of all information submitted, evaluate

the impact of the conditional use on and the compatibility of the use with surrounding

properties and neighborhoods to ensure the appropriateness of the use at a particular location.

The Commission and Council are required to specifically consider the extent to which the

proposed use meets the approval standards contained in Article 4, Section 4.3.F Approval

Standards of the Comprehensive Zoning Ordinance. In this section, the staff evaluates the

application using those standards.

The proposed use at the specified location is consistent with the policies embodied in

the adopted Master Plan.

The proposed amendment to the conditional use is not addressed by the Plan for the 21st

Century, commonly known as the Master Plan. The Home Rule Charter of the City of New

Orleans requires all land use actions to be consistent with the Master Plan. A land use action

is consistent with the Plan for the 21st Century, commonly known as the Master Plan, if it

furthers, or at least does not interfere with, the goals, policies, and is compatible with the

proposed future uses, densities, and intensities designated in the Land Use Element of the

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Plan. “Chapter 14: Land Use Plan” of the Master Plan designates the future land use of the

petitioned site as Mixed-Use Historic Core. The goal, range of uses and development

character for these designations are copied below:

MIXED-USE HISTORIC CORE

Goal: Increase convenience and walkability for neighborhood residents and visitors

within and along edges of historic core neighborhoods.

Range of Uses: A mixture of residential, neighborhood business, and visitor-oriented

businesses. Uses may be combined horizontally or vertically, and some structures

may require ground floor retail with residences or offices on upper floors. In some

areas where current or former industrial use is verified, existing buildings may be

appropriate for craft and value added industry. Agricultural, stormwater management,

and supporting public recreational and community facilities are allowed. Transit and

transportation facilities are allowed.

Development Character: The density, height, and mass of new development will be

consistent with the character and tout ensemble of the surrounding historic

neighborhood. Appropriate transitions will be provided to surrounding residential

areas. Allow the adaptive reuse of historic non-residential structures with densities

higher than the surrounding neighborhood through the planned development process.

Allow higher residential densities when a project is providing significant public

benefits such as long-term affordable housing. Incorporate risk reduction and

adaptation strategies in the built environment.

The Master Plan does not address buffer walls or hedges between vehicular use areas and

public rights of way. Since the future land use designation does not discuss issues of buffers,

the application is not considered to be inconsistent with the Master Plan.

The proposed use is consistent with the general purpose and intent of the applicable

zoning district regulations.

The subject site lies within a Historic Marigny/Tremé/Bywater Commercial District. This

district is intended to provide for restricted retail stores that will attract both tourists and local

residents. While the use of the subject site is consistent with the intentions of the zoning

district, the subject of this request, a buffer wall, is not addressed in the applicable zoning

district regulations.

The proposed use meets all standards specifically applicable to the use as set forth in

Article 20 and all environmental performance standards of this Section 21.3.

There are no use standards in Article 20 or environmental performance standards in Article

ZD 050/18 14

21, Section 21.3 that specifically apply to buffer walls.

The proposed use is compatible with and preserves the character and integrity of

adjacent development and neighborhoods and, as required by the particular

circumstances, includes improvements or modifications either on-site or within the

public right-of-way to mitigate development-related adverse impacts.

The existing five foot buffer masonry wall provides a greater barrier than the required three

foot hedge. The wall is more permanent and requires little to no maintenance. While the

ordinance and CPC-approved plans required a landscape hedge and not a wall, the wall is

more helpful in mitigating development-related adverse impacts than the hedge. It is also

more aesthetically appropriate for this historic location. Therefore, the prosed amendment to

allow the wall is compatible with and preserves the character and integrity of adjacent

development and neighborhoods.

Any variance of zoning standards meets the approval standards of Section 4.6.F.

This standard is met. The request necessitates a waiver from Article 11, Section 11.61 Retail

Uses Greater Than 25,000 Square Feet in Floor Area of the former Comprehensive Zoning

Ordinance as well as Article 23, Section 20.7.B Perimeter Parking Lot Landscape of the

current Comprehensive Zoning Ordinance. The waivers would allow the applicant to retain

the five foot masonry metal picket fence without installing an addition of a landscape hedge.

Variances may be granted only when the request satisfies the nine approval standards

contained in Article 4, Section 4.6.F. of the Comprehensive Zoning Ordinance. The staff’s

evaluation of compliance with the nine approval standards is below.

1. Do special conditions and circumstances exist which are peculiar to the land,

structure, or building involved which are not applicable to other lands,

structures, or buildings in the same zoning district?

Yes. The special circumstance is the HDLC request for a masonry wall to separate

vehicular use areas from the public rights of way and the applicant’s good faith effort

to respond to that request. The masonry wall was installed to comply with the

approved plans by the HDLC. There are no other properties in the same zoning

district and within the vicinity that have had both a request from HDLC to install a

masonry wall with a concurrent request from CPC to install a landscape hedge.

Therefore the waiver requested by the application is peculiar to the property and not

applicable to the other properties within the same zoning district.

2. Will the literal interpretation of the provisions of the ordinance deprive the

applicant of rights commonly enjoyed by other properties in the same district?

Yes. Other properties in same zoning district do not have the landscape hedge or

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masonry wall buffer between vehicular use areas and the public right of way. Other

properties in the vicinity with a vehicular use area, as noted and show below, do not

have either a hedge or a wall buffer between the public rights of way and the parking

areas. Therefore, literal interpretation of the provisions of the ordinance would

deprive the applicant of rights commonly enjoyed by other properties in the same

district.

3. Do any special conditions and circumstances result from the actions of the

applicant or any other person who may have (or had) an interest in the

property?

No. The special condition was a result of a good faith effort by the applicant to

comply with the regulations set forth by HDLC. HDLC adopted the requirement by

ARC requiring the applicant to install a buffer wall, conflicting with CPC’s

requirement of a landscape hedge. Due to the applicant’s reliance on HDLC’s

requirements and HDLC’s subsequent approval of plans indicating a buffer wall, the

circumstances were a result of a detrimental reliance.

4. Will the granting of the variance confer on the applicant any special privilege

which is denied by this ordinance to other lands, structures, or buildings in the

same district or similarly situated?

No. Granting a waiver of the landscape hedge will not confer on the applicant a

special privilege because most similarly situated properties with parking lots in the

vicinity do not have a substantial buffer between the vehicular use areas and the

public rights of way as shown in Figures 7 and 8 below. Most properties have

buffers with minimal landscaping or no buffers at all. It is not typical for properties to

have three foot tall landscape hedges, as is required for the subject property, or buffer

walls, as has been built at the subject property.

Moreover, the applicant already installed a buffer wall as it had been approved by the

HDLC. Granting the variance would not totally eliminate the requirement for a buffer

between the parking lot and public right-of-way. It would simply allow a wall instead

of a hedge, which is actually a superior way of buffering the parking lot. Therefore,

granting of the variance will not confer a special privilege on the applicant.

ZD 050/18 16

Figure 7. Beauty Supply store parking lot on the corner of Elysian Fields Avenue and St. Claude

Avenue. Source: Google Images

Figure 8. The Athlete's Foot parking lot on the corner of Elysian Fields Avenue and St. Claude Avenue.

Source: Google Images

5. Will the variance(s), if granted, alter the essential character of the locality?

No, the site is located within a Local Historic District, it is subject to approval from

the Historic District Landmarks Commission. HDLC has already recommended the

proposed plans for approval. Further, and as mentioned previously, the wall is more

helpful in mitigating development-related adverse impacts than the landscape hedge.

Therefore, the current wall is compatible with and preserves the character and

integrity of adjacent development and neighborhood and will not alter the essential

character of the locality.

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6. Will strict adherence to the property regulations result in a demonstrable

hardship upon the owner, as distinguished from mere inconvenience?

Yes. The hardship results from the applicant relying on approved plans from HDLC

requiring a buffer wall between vehicular use areas and the public rights of way. The

applicant moved forward with the construction of an expensive buffer masonry wall

as required by HDLC. Due to the HDLC requirement and the conflicting proviso

requiring a landscape hedge from the original conditional use, the removal and/or

addition of the landscape hedge would be a hardship upon the applicant.

7. Is the purpose of the variance based exclusively upon a desire to serve the

convenience or profit of the property owner, or other interested party(s)?

No. The purpose of the variance is to rectify an inconsistency with the HDLC-

approved plans, and the conditional use ordinance, not to serve the convenience or

profit of the property owner or other interested parties. The applicant built a more

permanent barrier requiring less maintenance under the understanding the masonry

wall had been approved by HDLC. Since the CPC has approved a landscape hedge,

as required in Article 11, section 11.62 of the former CZO, the applicant is seeking a

variance to avoid either removing the installed masonry wall or adding the addition

of a landscape hedge.

8. Will the variance be detrimental to the public welfare, or injurious to other

property or improvements in the neighborhood in which the property is

located?

No. Due to the fact the masonry wall is a stronger and a more permanent buffer

between the vehicular use areas and the public rights of way, the wall helps to

mitigate any negative effects that the parking area might have on the adjacent

properties. Therefore, the variance, if granted, would not be detrimental to the public

welfare, or injurious to other property or improvements in the neighborhood in which

the property is located.

9. Will the variance impair the adequate supply of light and air to adjacent

property, substantially increase traffic congestion in the public street, increase

the danger of fire, or endanger the public safety?

No. The development meets all applicable bulk and yard regulations from the former

CZO and was granted waivers for the loading areas and parking spaces under the

original conditional use. As the applicant has already installed a buffer wall, any

negative impacts from the parking area should be mitigated. The variance would not

impair the supply of light and air to adjacent property nor increase the danger of fire

or endanger the public safety. As stated in the traffic analysis section of this report,

ZD 050/18 18

the staff doesn’t believe that the variance would have any impact on the

transportation system.

Based on the above analysis, the staff concludes that the requested variance of Section 11.61

of the former CZO and Section 23.7.B of the current CZO satisfies the approval standards of

Section 4.6.F. Therefore staff recommends approval of the requested variance of Section

11.61 of the former CZO and Section 23.7.B of the current CZO.

The proposed use is not materially detrimental to the public health, safety, and welfare,

or results in material damage or prejudice to other property in the vicinity.

The applicant’s proposal is not expected to have any of these effects.

III. SUMMARY

Zoning Docket 050/18 is a request for an amendment to Ordinance No. 26,076 MCS

(ZD069/14) to delete proviso 4(d). This is requested in order to relieve the developer of a

requirement to install a landscape hedge to screen vehicular use areas from view from the

adjacent public rights of way. The subject property is the newly opened Robért Fresh Market

grocery store site located near the intersection of Saint Claude and Elysian Fields Avenues in

the Faubourg Marigny.

Although proviso 4(d) specified the installation of a landscape hedge, the Historic District

Landmarks Commission approved plans for a masonry buffer wall that the developer built

and which currently exists. The wall is five feet in height and consists of a brick base with a

picket fence above. The wall is effectively a stronger barrier and buffer between vehicular

use areas and the adjacent public rights of way than a landscape hedge. Therefore, the staff

concludes that the wall be allowed to remain and recommends the needed changes to proviso

4(d).

IV. PRELIMINARY STAFF RECOMMENDATION5

The staff recommends APPROVAL of Zoning Docket 050/18 subject to three (3) waivers

and eleven (11) provisos. The language that the staff recommends be added is bolded and

underlined.

Waivers



5 Subject to modification by the City Planning Commission

ZD 050/18 19






provided.

3. The developer shall be granted a waiver of Article 11, Section 11.61 of the

former Comprehensive Zoning Ordinance, and Article 23, Section 23.7.B of the

current Comprehensive Zoning Ordinance to allow a masonry wall without a

landscape hedge to remain as the buffer between the vehicular use areas and the

public rights of way.

Provisos







approval.












following:




way;


ZD 050/18 20

d) The installation of an at least thirty (30) inch high continuous landscape hedge

or masonry wall to screen vehicular use areas from view from the adjacent

public rights-of-way.





























V. REASONS FOR RECOMMENDATION



ZD 050/18 21


2. The current masonry wall acts a stronger buffer between the vehicular use areas and

the public rights-of-way than the landscaped hedge as was required in proviso 4(d) of

the original conditional use (ZD069/14)

3. Retaining the buffer wall will not impede the flow of traffic, will not have a negative

effect on adjacent properties, and will not alter the character or integrity of adjacent

developments or the neighborhood.

VI. CITY PLANNING COMMISSION MEETING (APRIL 24, 2018)

The City Planner summarized the request and stated the staff’s recommendation of denial.

No one from the public spoke in support of in opposition of the request. Commissioner

Brown made a motion for approval which was seconded by Commissioner Green and was

unanimously adopted.

MOTION:

BE IT MOVED BY THE CITY PLANNING COMMISSION THAT ZONING DOCKET

050/18 IS HEREBY RECOMMENDED FOR APPROVAL SUBJECT TO THREE (3)

WAIVERS AND ELEVEN (11) PROVISOS. BE IT FURTHER MOVED THAT THE

EXECUTIVE DIRECTOR IS HEREBY AUTHORIZED TO NOTIFY THE CITY

COUNCIL OF SAID ACTION.

Waivers








provided.

3. The developer shall be granted a waiver of Article 11, Section 11.61 of the former

Comprehensive Zoning Ordinance, and Article 23, Section 23.7.B of the current

Comprehensive Zoning Ordinance to allow a masonry wall without a landscape

hedge to remain as the buffer between the vehicular use areas and the public rights of

way.

ZD 050/18 22

Provisos







approval.












following:




way;


d) The installation of an at least thirty (30) inch high continuous landscape hedge

or masonry wall to screen vehicular use areas from view from the adjacent

public rights-of-way.









ZD 050/18 23





















YEAS: Brown, Green, Hankins, Hughes, Isaacson, Lunn, Steeg, Stewart

NAYS: None

ABSENT: Wedberg

VII. REASONS FOR RECOMMENDATION

1. The applicant was required to install a buffer wall rather than a hedge by the Historic District

Landmarks Commission. The applicant acted in good faith and relied on HDLC’s approval

when the wall was installed.

2. The current masonry wall acts a stronger buffer between the vehicular use areas and the

public rights-of-way than the landscaped hedge as was required in proviso 4(d) of the

original conditional use (ZD069/14)

ZD 050/18 24

3. Retaining the buffer wall will not impede the flow of traffic, will not have a negative effect

on adjacent properties, and will not alter the character or integrity of adjacent developments

or the neighborhood.

rberg

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Text Box

Zoning Map

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Plans approved by CPC

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21.8

1

Note:The locations of underground and other nonvisible utilities shownhereon have been determined from data and/or extracted fromrecords made available to us by agencies controlling suchrecords. Where found, the surface features of locations areshown.The ACTUAL nonvisible locations may vary from thoseshown hereon. Each agency should be contacted relative to theprecise location of its underground installation prior to anyreliance upon the accuracy of such locations shown hereon,including prior to excavation and digging.

TM

Louisiana

1-800-272-3020

Const. Bench Mark: Nail set in Power Pole (25.50') C.D. (+5.07') NAVDRef. Bench Mark: ALCO (26.23') C.D. (+5.8') NAVD

Area Regulations for the HMC-2 Historic Marigny/Treme' Commercial District.

STANDARDSREQUIREMENTS

(2) The open space requirement may be waived or reduced if the site for a large

Minimum yard requirements none

Maximum Floor Area Ratio 2.2

Minimum Open Space Ratio See Note

Minimum lot area per dwelling unit: See Note

One-family units 1,500 sq. ft.

Two-family units 1,000 sq. ft.

Three-family units 800 sq. ft.

Maximum height from grade 50 ft.

Four-family units 600 sq. ft.

2

2

scale development considers the use of garage roofs pedestrian of landscape

areas, terraces, pools, fountains, open stairways, planting beds, all of which may not

necessarily be at grade level, and which must remain "open to the sky" as part of the

aggregate open space requirement.

WMH 23.77'

WMH 23.53'WMH 22.88'

WMH 22.36'

2-WM's WMH 22.28'

WMH 22.47' WMH 23.39'

WMH 22.40'

WV(?)

FH

FH

W6"

W6"

W12"

W8"

W6"

W6"

W12"

W8"

FHFH

WM

Water Pipe

?

Rollup Door 0.6.0 Gutter

Overhang

Overhang

#2239 N. Rampart St.

(29,816.05 Sq. Ft.)

1 Story Conc. Block

Covered Walk

G6"

G6"

G8"

G8"

G4"

G6"

G6"

49.0.2 Public R/W

159.10.3 Public R/W

127.10.6 Public R/W

49.0.2 Public R/W

89°58'30" 90°03'22"

89°58'30"

89°55'48"

90°03'22"

90°02'20"

269°56'38"

270°01'30"

Crosses Cut

4'

4'

Crosses Cut

4'

4'

Cross Cut

4'

Cross Cut

4'

ATT MH 24.16'

Traffic MH 24.22'

MCI MH 23.99'

Tele. Vault

Bell MH 23.96'ATT MH 23.26'

Traffic MH 24.44'

Support Pole

Lt. Pole w/Ped.

Anchor

Lt. Pole

Const. Bench Mark 25.50' (C.D.)

Made at the request of Robert's Fresh Market.Chapter 25 for a Class "B" survey.

Scale: 1" = 30'

2121 N. Causeway Blvd., Metairie LA 70001 (504) 836-2121Gilbert, Kelly & Couturie', Inc., Surveying & Engineering

for Boundary Surveys as found in Louisiana Administrative Code TITLE 46:LXI,supervision and control and meets the requirements for the Standards of Practice This plat represents an actual ground survey made by me or under my direct

Date: August 5, 2013

DMH 22.70'D.I. 21.44'

DMH 21.77'DMH 22.33'CB 21.86'

SMH (Cover 21.91'

D co

Drain 21.68'

DMH 22.17'DMH 22.23'

DMH 22.06' DMH 22.14'

CB 22.23'

DMH 21.98'

CB 22.17'

CB 22.02'

DMH 22.68'

DMH 22.60'

DMH 22.45'

DMH 22.04'

DMH 22.03'

Drain 22.15'

Inv. (N/A full)

DMH 22.27'

Inv. 14.88'

Inv. 17.58'

Inv. 16.90'

Inv. 15.30'

D12"

12"

D36"

Inv. 15.05'

Inv. 14.94'

8"

Inv. 15.03'

36"

Inv. 14.82'

CB 22.02'

D.I. 21.44'

Inv. 19.44'

12"

36"

D36"

Inv. 16.10'

36"

Inv. 14.20'

36"

12"Inv. 18.94'

Inv. 14.20'

Inv. 18.62'

8"

Inv. 18.21'Inv. 17.73'D

Inv. 20.06'12"

12"

Inv. 16.23'

36"

36"

Inv. 16.19'

36"

36"

Inv. 17.09'

DMH 22.29'

Inv. 19.88'

Inv. 19.08'

6"

12"

Inv. 18.07'D

12"

Inv. 16.37'

Inv. 18.23'

Inv. 16.48'

D36"

D36"

Inv. 16.56'

36"

Inv. 17.96'

12" 12"

Inv. 17.94'

Inv. 16.54'

36"

36"

36"

12" Inv. 19.33'Inv. 18.98'

Inv. 18.18'

12" Inv. 19.37'

Bike Rack

Guard Rail

Rail

Guard Post

Guard Rail

Wood Deck

Covered Area

Guard Rail

30" Oak

18" Sedar Palm

8' Bush

3' Bush

8' Bush 8' Bush

4" Tree

3' Bush

6' Angel Trumpet

4" Tree

9" Tree

9" Tree

24" Tree

Row of Banana Trees

Row of Banana Trees

Grass Area

ORLEANS PARISHNEW ORLEANS, LA

SMH 22.66'Inv. 17.99'

SMH 22.55' SMH 22.62' SMH 23.18'

SMH 22.68'

S12" S

12"

S8"

S12"

S12"

S12"

SMH

S8"

S8"

Inv. 16.48'Inv. 16.32'

Inv. 17.68'

Inv. 17.08'

Inv. 15.36'

12"

SMH 22.09'

8"

Inv. 16.16'

Inv. 15.25'

Inv. 15.75'

12"

Yellow Line

Bike Lane

Vertical Curb No Parking

Handicap Access

Sidewalk

Vertical Curb

Vertical Curb

Vertical Curb

Yellow Line

Vertical Curb

Vertical Curb

Vertical Curb

Vertical Curb

Vertical Curb

Conc. Parking

Conc. Parking

x

SQ. NO. 373THIRD DISTRICT

N. RAMPART ST.

ST. CLAUDE AVE.

ELYSIAN FIELDS AVE.

MARIGNY ST.

US AND THERE IS NO REPRESENTATION THAT ALL APPLICABLE PROPERTY IS LOCATED IN FIA ZONE

SEARCH IN COMPILING THE DATA FOR THIS SURVEY.SURVEYOR HAS MADE NO TITLE SEARCH OR PUBLIC RECORDSERVITUDES AND RESTRICTIONS ARE SHOWN HEREON. THE

ARE LIMITED TO THOSE SET FORTH IN DESCRIPTION FURNISHED BOUNDARY MAP INDICATES THAT THE ABOVE DESCRIBEDTHE SERVITUDES AND RESTRICTIONS SHOWN ON THIS SURVEY THE FEDERAL INSURANCE ADMINISTRATION FLOOD HAZARD

A-1 (+4.5') &

111807

Angles used.

A-1 (+5.0')

(83,396.58 Sq. Ft.)

1.915 Acres

(Concrete)

(Asphalt)

(Asphalt)

(Asphalt)

Not A PartNot A Part

1/2

3/2

01

7 1

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:57

PM

C:\Users\thusser\Documents\Robert Fresh Market_Central File_thusser.rvt

02-27

17eavandoren

Plans approved by HDLC

EXISTING BUSSTOP

ST. CLAUDE AVE.

N. RAMPART ST.

EXISTINGPROPERTY LINE

EXISTINGTREES TOREMAIN

MANUALROLLING GATES

NEW CANOPY

EXISTING CANOPYTO BE REPLACEDIN KIND

EXISTING PTD. STEEL TOBE REPLACED IN KIND

A-1.028

18' - 0" EQ 36' - 0" EQ 18' - 0"

18

' - 0

"

6' -

0"

13

14

20

21

19

17

18

16

15 22

23

24

25

26

27

28

6 7 8

29 30 31 32 33 34 35 36 37

40

41

4249

50

51

53

52

55

54

5664

62

63

61

60

59

58

57

65

66

67

68

69

70

EXISTING UTILITY POLEEXISTING UTILITY POLE

EXISTING FIRE HYDRANT

EXISTING CATCH BASIN

EXISTING FIRE HYDRANT

EXISTING UTILITY POLE

EXISTING CATCHBASIN

EXISTINGUTILITY POLE

EXISTING UTILITY POLE

EXISTING PROPERTY LINE

NEW CANOPY

ON

E W

AY

ONE WAY

NEW ADA RAMP.PER DPW STANDARDS

NEW CONCRETESIDEWALK

1-WAY DRIVE AISLE

14' - 7 3/4" 18' - 0" 18' - 0"

EXISTINGBIKE LANE

EXIST. PARALLEL STREETPARKING TO REMAIN

EX

IST

. PA

RA

LL

EL

ST

RE

ET

PA

RK

ING

TO

RE

MA

IN

EX

IST

. DR

IVE

TO

RE

MA

IN

EX

IST

. PA

RA

LL

EL

ST

RE

ET

PA

RK

ING

TO

RE

MA

IN

EX

IST

. PA

RA

LL

EL

ST

RE

ET

PA

RK

ING

TO

RE

MA

IN

EXIST. PARALLEL STREET PARKING

PR

OP

OS

ED

NE

W L

OA

DIN

G Z

ON

E

76

' - 1

"N

EW

CU

RB

CU

T

42

' - 0

"M

AR

IGN

Y S

T. E

LYS

IAN

FIE

LDS

NOT IN SCOPE

CANOPY ABOVE

TRASHCOMPACTOR

EXISTING CORNER STRIPING

MO

N -

SA

T. (

8A

M -

6P

M)

PROPOSED STOP SIGNLOCATION

BIKE RACKS

NEW CANOPY @ 10'-3"ABOVE GRADE

RELOCATED BIKE RACKCOORDINATE WITH DPW

BIKE RACKS

NEW CART CORRAL

NEW CANOPY



NEW CONCRETEWALK

NEW ADA RAMP

NEW STREET TREESEVERY 30'-0"

EXIST. BUS STOP

NEW TREE WELLS

NEWCONCRETE

PARKING LOT

A-1.015

EXISTING MANHOLE

SLO

PE1/

8" P

ERFO

OT

+ 22.33

+ 22.50

+ 22.50

+ 22.50

+ 22.50D

N

NEW DOWNSPOUTSTO SUBSURFACE

53 41 2

43

44

45

46

47

48

EXISTING BUILDINGGROCERY STORE

NEWCONSTRUCTION

GROCERY STORE

OFF STREET LOADING ZONE 1

71

12' - 0"

35

' - 0

"

OFF STREETLOADING ZONE 2

NEWMASONRY/METALFENCE "A"

2-WAY DRIVE AISLE

25' - 0" 18' - 0"

39

9' - 0"

VAN ACCESSIBLE

5' - 0" 11' - 0"

9

10

11

12

38

VANACCESSIBLE


3' - 0" 5' - 0" 10' - 0"

ONE WAY

EN

TR

AN

CE

ON

LYE

XIT

ON

LY

3' -

0"

18

' - 0

"

ONE WAY

ON

E W

AY

8' -

6"

ENTRANCE / EXIT

EN

TR

AN

CE

/ E

XIT

1-W

AY

DR

IVE

AIS

LE

24

' - 0

"6

' - 0

"6

5' -

2"

6' -

0" 1

-WA

Y D

RIV

E A

ISLE

18

' - 4

"


6' -

11

"

103' - 1"

NEW TREE

EXISTING LIVEOAK TREE TOREMAIN

EXISTINGLIVE OAKTREE TOREMAIN

RE

SU

BD

IVID

ED

LO

T 1

1A

20

1' -

4"

NEW PROPERTY LINE


NEW /RESUBDIVIDEDPROPERTY LINE


EX

IST

.D

RIV

E T

OR

EM

AIN

FO

R T

RU

CK

TU

RN

ING

RA

DIU

S

45

' - 0

" C

LR

NEW LOADINGZONE SIGN

NEWPARKINGSIGN

NEWPARKINGSIGNS

NEW CURB CUT

24' - 0"

MIN

.4

' - 0

"

9' -

0"

12

' - 0

"35' - 0"

6' -

0"

28

' - 4

"6

7' -

10

"

9' -

4"

9' -

0"

10

9' -

0"

11

' - 0

"5

' - 0

"5

' - 0

"1

0' -

0"

NE

W C

UR

B C

UT

12

' - 0

"

9' - 4"

NEWCONCRETE

PARKING LOT

36

' - 0

"1

2' -

0"

65

' - 2

"1

2' -

0"

30

' - 4

"

NOT IN SCOPE

NEWCONSTRUCTION

GROCERY STORE

NEW CONSTRUCTIONCOVERED OUTDOORLOADING / SERVICE

NEW CONSTRUCTIONCOVERED OUTDOOR

DINING PATIO

EXISTINGMANHOLE

EXISTINGMANHOLE

EXISTINGUTILITY POLE

EXISTINGMANHOLE

EXISTING FIREHYDRANT

EXISTING UTILITYPOLE

5' -

5"S

IDE

WA

LK

12

' - 4

"

NEW LOADINGZONE SIGN

MIN

.3'

- 5 7

/8"

MIN.

4' - 0"

MIN.

4' - 0"

10

8' -

6"

NOT IN SCOPE

NOT IN SCOPE NOT IN SCOPE


NEW CONCRETE SIDEWALK

NEW CONCRETESIDEWALK

FO

R T

RU

CK

TU

RN

ING

RA

DIU

S

37

' - 5

"

NE

W C

UR

B C

UT

12

' - 0

"

EXISTING CATCHBASIN

NEW ADARAMP

DN

- PROPERTY LINE

- NEW CONSTRUCTION

- EXISTING WALL

SITE PLAN LEGEND

+ 00.00 - NEW FINISHED ELEVATION

- EXISTING BUILDING - GROCERY STORE

- NEW CONSTRUCTION - WHITE BOX

- NEW CONSTRUCTION - GROCERY STORE

- EXISTING TREE TO BE REMOVED

- EXISTING TREE TO REMAIN

- NEW TREE

NOT IN SCOPE

1. Contractor to carry allowance to reset all existing granitecurbs per Department of Public Works standarddetailing. Granite curbs in good shape to remain as isand unused money credited to owner.

2. No striping shall be performed in the public right of way,including driveway arrows and corner striping atintersections.

3. All existing street name tiles shall be saw cut, and re-installed in kind.

4. All existing damaged curbing shall be restored perDepartment of Public Works standard detailing.

5. See landscape drawings for planting scope andlocations. See landscape for final tree well locations andsizes.

GENERAL NOTES - SITE PLAN

BRICKMASONRYCAP

BRICKPILASTER

BRICKMASONRYCAP

ELEVATION

PLAN

1/2"

1" 1'-4" 1"

1/2"

SLOPE CAPTO DRAINWATER

2' -

0"

1' -

8"

2' -

10

"

2 1/2" SQUARE METAL PICKET

5/8" SOLID METAL PICKET @4 1/2" O.C.

2" x 1/2" FLAT BAR

2" x 1/2" FLAT BAR

SOLID BRICK GARDENWALL- GROUTED SOLIDREF: STRUCTURAL

SOLID METAL FENCE

BRICKMASONRYCOPING

BRICK MASONRYCAP

Sheet

A P

RO

FE

SS

ION

AL

CO

RP

OR

AT

ION

850

Tch

oupi

toul

asN

ew O

rlean

s, L

ouis

iana

701

30T

(50

4) 5

23 2

772

F (

504)

523

308

1w

ww

.trap

olin

peer

.com

Project Number

Drawn By

Checked By

Issue Date

Title

Interoffice Data

Revisions

Contractor

Owner

TR

AP

OL

I N P

EE

RA

RC

HIT

EC

T S

1/2

3/2

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7 1

:38

:27

PM


A-1.00

CN13584

LR

GG

01/20/2017

MarketFare St Claude, LLC

Ryan Gootee GeneralContractors, LLC

RO

BÉ

RT

FR

ES

H M

AR

KE

T: S

T. C

LAU

DE

(504) 832-1282

CONSTRUCTION DOCUMENTS

Ren

ovat

ion

- G

roce

ry S

tore

222

2 S

t. C

laud

e A

ve.,

New

Orle

ans

LA 7

0117

ARCHITECTURAL SITEPLAN

1100 Ridgewood DrMetairie, LA 70001

(504) 207-0162

135 Robert E. Lee Blvd.New Orleans, LA 70124

SCALE: 1/16" = 1'-0"A-1.01 A-1.00

1 Architectural Site Plan

TOTAL GROCERY:23,733 SF

1

1

1

1

1

1

1

SCALE: 3/4" = 1'-0"A-1.00

2 Brick Cap Dtls

SCALE: 1/2" = 1'-0"A-1.00

3 Dtl Section - Fence "A"

1 Revision 1 1/20/2017

02-27

17eavandoren


WS-BL-4355

hand sink

ha

nd

sink

ha

nd

sink

handsink

ha

nd

sin

k

ha

nd

sin

k

ha

nd

sink

WS-GFR-6

ha

nd

sink

2-1/2

" DEEP,

SW-FP

-0006, 3

00224

" DEEP,

SW-FP

-0009, 3

0042

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0006, 3

00224

" DEEP,

SW-FP

-0009, 3

0042

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

03022-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0006, 3

00224

" DEEP,

SW-FP

-0009, 3

0042

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0006, 3

00224

" DEEP,

SW-FP

-0009, 3

0042

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

2-1/2

" DEEP,

SW-FP

-0011, 3

03224

" DEEP,

SW-FP

-0007, 3

03423

/4" DEE

P, SW-FP-

0126-A, 9

0302

EM-SG

-0111-ATACO

METALS

FOR 3/8" G

LASSEM

-SG-0111-A

TACO M

ETALSFO

R 3/8" GLASS

EM -SG -0111-ATACO M ETALSFO R 3/8" G LASS


EM-SG

-0111-ATACO

METALS

FOR 3/8" G

LASSEM

-SG-0111-A

TACO M

ETALSFO

R 3/8" GLASS



4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

4" DE

EP, SW

-FP-000

5, 30642

EM-SG-0111-ATACO METALS FOR 3/8" GLASS

EM-SG-0111-ATACO METALS FOR 3/8" GLASS

2-1/2" DEEP, SW-FP-0006, 300224" DEEP, SW-FP-0009, 30042



S W -M S-0 100 -A PLA N V IEW

S W -M S-0 100 -A PLA N V IEW

A D -D T- 0 36 6- B P LA N V IE W

SW

-MS-0

100-A

PLAN V

IEW

SW

-MS-0

100-A

PLAN V

IEW

SW

-MS-0

100-A

PLAN V

IEW

SW

-MS-0

100-A

PLAN V

IEW

SW

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2 -1/2 " DE EP, SW -FP -000 6, 3 00224 " DE EP, SW -FP -000 9, 3 0042



ST. CLAUDE AVE.

NOT INSCOPE

MERCANTILE, GROUND FLOORAREA: 15,367 SFLOAD FACTOR: 30 SF/P512 PERSONS

BUSINESSAREA: 478 SFLOAD FACTOR: 100 SF/P5 PERSONS

MERCANTILE, STORAGEAREA: 1,631 SFLOAD FACTOR: 300 SF/P5 PERSONS

KITCHENAREA: 599 SFLOAD FACTOR: 100 SF/P6 PERSONS

KITCHENAREA: 2,460 SFLOAD FACTOR: 100 SF/P25 PERSONS



DOOR:OCCUP. LOAD = 271REQ. WIDTH = 271 x 0.2 = 54.2"PROVIDED WIDTH: 92"




ASSEMBLY UNCONCENTRATED

BUSINESS

KITCHEN

MERCANTILE, GRADE FLOOR

MERCANTILE, STORAGE, STOCK, SHIPPING

NON-CONTRIBUTING

CHECKOUT

02

LIQUOR

CASH

OFFICE

COFFEE

SHOP

WIC MEAT

CUSTOMER

RR ADA

UNISEX RR

CORR.

BAKERY

BAKERY

PREP

BACK OF

HOUSE

MAIN

ELECTRICAL

ENT VEST

TOTAL OCCUPANT LOAD 657

WIC

PRODUCE

WIF

ICECREAM

RECEIVING

OFF STAFF RR

DELI PREP

DRY STO.

DISHWASHING

RAW FOOD

PREP

DELI

ADA RR

?

CHECKOUT

01

WIF DAIRYWIF

BAKERYWIC

BAKERY

FLORAL

DISPLAY

BEER

COOLER

OUTDOOR DINING

102

ASSEMBLYAREA: 925 SFLOAD FACTOR: 15 SF/P62 PERSONSDOOR:

OCCUP. LOAD = 31REQ. WIDTH = 31 x 0.2 = 6.2"PROVIDED WIDTH: 36"

CARTS

127


76'-11"

20

'-10

"

13

'-0"

56

'-2"

10'-3"

21'-3"

11

'-5

11'-6"30'-1"23'-6"

19'-1

0"22

'-2"

22

'-2"

33

'-6

31'-3"42'-10"

MECH

22

'-0"

7'-2"

16'-10"

28

'-3"

19

'-4"

50

'-10

"

13'-1

0"

12

'-8"

20

'-0"

44'-3" 8'-10"

19

'-0"

7'-9"

10

'-7"

6'-0

"

6'-6

"

42'-6" 20'-7"

7'-1

0"

7'-1

"

8'-0"

C.7 A.3

9

1 HR RATEDWALL ASSEMBLY

EXISTING WALL

NEW CONSTRUCTION

2-HR RATED WALL

1- HR RATED WALL

EGRESS PATH

EXISTING

SECOND

FLOOR

TOTAL OCCUPANT LOAD 8

NOT INSCOPE

ROOF

GENERATOR/RACK

ROOM

ACCESSORY/MECHANICALAREA: 1202 SFLOAD FACTOR: 300 SF/P4 PERSONS

DOOR:OCCUP. LOAD = 4REQ. WIDTH = 4 x 0.2 = .8"PROVIDED WIDTH: 72"

ACCESSORY/MECHANICALAREA: 984 SFLOAD FACTOR: 300 SF/P4 PERSONS

DOOR:OCCUP. LOAD = 4REQ. WIDTH = 4 x 0.2 = .8"PROVIDED WIDTH: 36"

48'-4" 24'-9"

ROOF

ROOF

WALKING PADS

ROOF ACCESS LADDER

12

'-0"

7'-6"

33

'-3"

28'-2"

C.7 A.3

2 HR. RATED FLOOR ASSEMBLYUL DESIGN NO. G 505

2 HR RATED WALL W/ 90 MINUTERATED SELF-CLOSING DOOR. WALLASSEMBLY 4-WYTHE HOLLOW BRICKNOT FILLED PER IBC 721.1(2) 1-1.2

9

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Project Number

Drawn By

Checked By

Issue Date

Title

Interoffice Data

Revisions

Contractor

Owner

TR

AP

OL

I N P

EE

RA

RC

HIT

EC

T S

1/2

3/2

01

7 1

:38

:10

PM


A-0.03

CN13584

LR

GG

01/20/2017

MarketFare St Claude, LLC

Ryan Gootee GeneralContractors, LLC

RO

BÉ

RT

FR

ES

H M

AR

KE

T: S

T. C

LAU

DE

(504) 832-1282

CONSTRUCTION DOCUMENTS

Ren

ovat

ion

- G

roce

ry S

tore

222

2 S

t. C

laud

e A

ve.,

New

Orle

ans

LA 7

0117

LIFE SAFETY -GROCERY

1100 Ridgewood DrMetairie, LA 70001

(504) 207-0162

135 Robert E. Lee Blvd.New Orleans, LA 70124

SCALE: 1/16" = 1'-0"A-1.01 A-0.03

1 GROUND FLOOR PLAN - GROCERY LIFE SAFETY

ZONING ANALYSISPROJECT ADDRESS

2222 ST. CLAUDENEW ORLEANS, LA 70117

ZONING CLASSIFICATION

ZONING DISTRICT: HMC-2

OVERLAY AND INTERIM ZONING DISTRICT : RDO-1/EC

FLOOR AREA RATIO (FAR) CALCULATIONS

Allowable FAR: 2.2 Actual FAR: 0.57

GROUND FLOOR: 25,306 SFSECOND FLOOR: 2,407 SF

TOTAL BUILDING AREA: 27,713 SF

SITE AREA 49,017 SF

FAR = Total sf/Site Area27,713 / 49,017 = 0.565

ARRANGEMENT OF EXITS (SPRINKLERED)

IBC NFPASEPARATION OF EXITS 1/3 OVERALL DIAGONAL DIM. 1/3 OVERALL DIAGONAL DIM.

DEAD-END CORRIDOR 20' MAX (ASSEMBLY OCC.) 20' MAX (ASSEMBLY OCC.)

COMMON PATH OF TRAVEL 75' MAX (ASSEMBLY OCC.) 20' MAX (ASSEMBLY OCC.)

TRAVEL DISTANCE TO EXITS 250' MAX (ASSEMBLY OCC.) 250' MAX (ASSEMBLY OCC.)

CODE ANALYSISApplicable Codes

2012 International Building Code w/ City of New Orleans Amendments2009 International Mechanical Code w/ City of New Orleans Amendments2012 Life Safety Code, NFPA 101NFPA 10 Fire ExtinguishersNFPA 13, 13D, 13R Sprinkler SystemsNFPA 70 National Electrical CodeNFPA 72 Fire Alarm SystemsNFPA 80 Fire Doors and Windows2010 ADA Standards for Accessible DesignLouisiana Energy CodePart XIV, State Sanitary CodeLouisiana State Plumbing Code

Use / Occupancy

Mixed Use-Non Separated UsesPrimary M MercantileSecondary B Business

A-2 Assembly

Fire Resistance Rating Requirements

Construction Type II-BStructural Frame 0 HrBearing Walls - Exterior 0 HrBearing Walls - Interior 0 HrNonbearing Walls - Exterior 0 HrNonbearing Walls - Interior 0 HrFloor Construction 0 HrRoof Construction 0 Hr

Allowable Building Height and Area

MOST RESTRICTIVE OCCUPANCY GROUP: ASSEMBLY A-2

ALLOWABLE HEIGHT BEFORE INCREASES 55'-0" / 2 STORIESALLOWABLE HEIGHT AFTER INCREASES 75'-0" / 3 STORIES

TABULAR AREA (PER FLOOR) 9,500 SF (BEFORE INCREASES)ALLOWABLE AREA INCREASES

OPEN FRONTAGE 3,990 SFSPRINKLER 19,000 SF

ALLOWABLE AREA (PER FLOOR) 32,490 SF (AFTER INCREASES)

SCALE: 1/16" = 1'-0"A-1.01 A-0.03

2 SECOND FLOOR PLAN - GROCERY LIFE SAFETY

02-27

17eavandoren


MOTION

NO. M-18-72

CITY HALL: March 8, 2018

BY: COUNCILMEMBER RAMSEY

SECONDED BY:

BE IT MOVED BY THE CITY COUNCIL OF THE CITY OF NEW ORLEANS,

That the City Planning Commission is directed to conduct a public hearing to consider an

amendment to Ordinance No. 26,076 MCS (Zoning Docket 069/14) to delete proviso 4(d), for a

property in an HMC-2 Historic Marigny/Tremé/Bywater Commercial District, on Square 373,

Lots A1, 11A, and R, in the Third Municipal District, bounded by Saint Claude Avenue, Elysian

Fields Avenue, Marigny Street, and North Rampart Street (Municipal Address: 2222 Saint

Claude Avenue); and otherwise to provide with respect thereto.

BE IT FURTHER MOVED BY THE CITY COUNCIL OF THE CITY OF NEW

ORLEANS, That in the process of reviewing the proposed amendment, the City Planning

Commission and staff are directed and granted the flexibility to make any and all legal and

appropriate changes and adjustments deemed necessary in light of public testimony resulting

from this review.

THE FOREGOING MOTION WAS READ IN FULL, THE ROLL WAS CALLED

ON THE ADOPTION OF THEREOF, AND RESULTED AS FOLLOWS:

YEAS:

NAYS:

ABSENT:

AND THE MOTION WAS ADOPTED.

CITY PLANNING COMMISSION - Granicus

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