Planning & Zoning - Regular Meeting

I'd like to call tonight's City of Covington Planning Commission meeting to order. Let's all stand for the Pledge of Allegiance, please.

I pledge allegiance to the flag of the United States of America and to the Republic of which it stands, one nation, under God, indivisible,

Thank you. Ms. Cohey, let's have the roll call, please.

Mr. Boone?

Here.

Mr. Davidson? Here. Ms. Swartz? Here. Mr. Duvik? Here. Mr. Bullock? Here. Mr. Hudson? Here. Ms. McKay?

Here.

We have the approval of the minutes from the last meeting. Commissioners, if you have any amendments to note or change, please state now or I will entertain a motion to accept. We have a motion to accept and a second. Ms. Cohe.

Mr. Boone. Yes. Mr. Davidson. Yes. Ms. Swartz. Yes. Mr. Dubik. Yes. Mr. Bullock. Yes. Mr. Hudson. Yes. Ms. McKay.

Okay, the first announcement I'd like to make is to ask all the applicants to please remove and dispose of any signs that are posted on the property for this meeting. Timely, hopefully. That being said, let's go to the first case. We have a fairly long agenda. First case is 26-07-13, administrative sub request. It's a request to subdivide or consolidate lots 4 and 5 square 1815 in the lot 4A square 1815 division of New Covington. Further appendix A subdivision article 3 section 3.4 and the 4 administrative. This case is being referred to the planning commission because lots do not have access and do not have access to previously constructed public right-of-way and street and require extensive sewer and water main lines. The subject property is located on the corner of the undeveloped right-of-ways for West 18th Avenue and South Grant Street, Division of New Covington. Is the petitioner here to speak?

So I would just like to add that the petitioners, so this went before our Board of Adjustments for some other property for some variance and appeal, actually, of a decision to put one house on each lot. That was not granted. So there's only one house that would be allowed. So the new owners, we have new owners, they're applying to combine the lots so they can build a single home on it.

Commissioners, do you have any questions for the city at that point before we have the petitioner? Okay, I have a Sandra Duggs and a Mike Arp would like to come speak. If you just state your name and address for the record, please.

Mike Tharp, we actually live in Hickory now, but lots 4 and 5 on 18th Street are what we're here for. So we're simply wanting to combine those two lots to build one home. We're buying the two lots from a builder, and we're buying it for our own personal residence. Okay.

Commissioners, do you have any questions for the petition?

Mm-hmm.

I don't have anybody else scheduled to speak. I have a lot of faith, so I just want to make sure before I call. Okay. So I'll entertain.

Sure.

You're going to put in the driveway accordingly and, um, or is it the city that's coming?

Well, the city is going to direct us on that because there is a, there is a driveway there. It's a gravel, it's a gravel driveway that also serves, uh, the gentleman on the corner. and another gentleman who, there are two houses on this street already. So the road is there as a gravel road and we're willing to live with that. No changes are gonna need to be made.

So we've already discussed that they would need to confirm right-of-way permits and everything prior to building that would come under their building permit. So at this point, they're just applying to combine the two lots.

It's my understanding we got a green light from the city for utilities and to be able to use that gravel lane. That's going to be a shared maintenance between you guys and the other homeowners that are there. That's my understanding.

And I'm the proud owner of a Kubota tractor, so I'm good.

Welcome to Covington.

Finishes that. Okay, commissioners, with that I'll entertain a motion. We have a motion. Do we have a second? Second. And a second. Ms. Cohe?

Mr. Boone? Yes. Mr. Davidson? Yes. Ms. Swords? Yes. Mr. Duvik? Yes. Mr. Bullock? Yes. Mr. Hudson? Yes. Ms. McKay? Yes.

Okay. Thank you. Approved. Thank you. Case number two. Is 26-07-04 sale, it's a request for the city to exchange the alley that traverses square 2810 division of New Covington for lot 10 of square 2810 or a portion thereof, said alley measuring 300 feet by 20 feet, 6,000 square feet or in the alternative a private sale of the alley. Square 2810 is bounded by West 29th Avenue, North Fillmore, West 28th Avenue and an undeveloped portion of North Pierce. Petitioner is the West 30s Redemption Company and owner is the city of Covington. Missy, would you like to?

So, yes, it's a request to, as you read, to exchange hopefully the alley. The petitioner would like to exchange the alley for lot 10. if the council approves the exchange. If not, it would be a sale. We did receive the appraisals today, which that doesn't really affect your decision. That goes with the council, but the appraisals are in. The cost is very similar, but the alley is worth slightly more than the lot, but that'll be something for the council to decide. At this point before you is simply to decide if the city needs the alley still or not.

Commissioners, any questions for the city? We have the petitioner to speak. Please state your name and address for the record.

Brian Burns, 127 West Ruel Drive in Mandeville. And I know there was an extensive letter submitted with the application that discusses what is proposed. I'm happy to provide a summary, or if you'd like me to just to try to address questions, happy to do that as well. Please let me know your preference.

Commissioners, you have some questions? Was everybody studied up in red?

Yeah.

I don't have anyone else to speak for or against.

Is there a precedence where we have maintained an alley before, and if so, for what reason? I'm sorry, to maintain the alley?

Retained it. Like, have we ever denied a request to... I really hadn't looked at the historical records for that. I'm sorry. I didn't think about that. I'm sorry. Well, I know, yes. Well, we've looked at street right-of-ways and things like that, that sometimes engineering needs certain things or public works requires it. So if that were the case, there would be opposition. We didn't have any opposition from public works or engineering for this.

Ruby, I might just mention one thing, as I understand part of what the commissioners are evaluating is whether or not the revocation should be awarded based on the city's potential need for it in the future. Square 2810 is bordered by 28th and 29th Avenues, Fillmore Street on one side, and the dedicated but undeveloped Pierce Street on the other side, which interacts with Mile Branch Bayou. one of the more unlikely alleys in the city of Covington to ever be developed.

Commissioners, any other questions? If not, I'll entertain a motion.

In the case of 260704, I move for approval.

I second. I second. Ms. Cohey?

Mr. Boone? Yes. Mr. Davidson? Yes. Ms. Swords? Yes. Mr. Dubik? Yes. Mr. Bullock? Mr. Hudson?

Abstain.

Ms. McKay? I'm recused.

Thank you, Commissioner.

So it passes four to two. Yeah. Thank you. Okay. Case number three. Case number three is 26-07-03. It's a request for the revocation of the 20s alleyway in squares 1602, 1701, 1702, and 1703, and a portion of South Monroe Street right-of-way and a portion of South Madison Street right-of-way. Subject property comprises the campus of William Pitcher Junior High School. This is also associated with the fourth case coming up, which I'll touch on as 2607-15. It's an administrative subdivision referred to this commission. It's a request to subdivide or lock consolidation the 20-foot alleyways in squares 1602, 1701, 1702, and 1703, and a portion of South Monroe Street. right-of-way and a portion of South Madison Street right-of-way into lot WP-1 and lot WP-2, Division of New Covington. Subject property is the campus of William Pitcher Junior High. The petitioner is the St. Tammany Parish School Board and the owner is the City of Covington. And Mr. Shane is here to speak. Please state your name and address for the record.

Yes, sir. Good evening. Jeff Shane of the Jones Fussell Law Firm. I'm at PO Box 1810 in Covington, and I represent the St. Tammany Parish School Board. We appreciate the commission looking at the two cases this evening. I'll speak to both because I think they're so related that it would make sense, and maybe it'll save me from coming back for the second case yes um for those of you that have been on the commission for a while and when i look at the faces i know that many of you have we had a similar series of cases most recently with pine view school campus probably about three years ago or so And so the story is fairly simple in that as some of our school campuses have grown and developed within the city, apparently they have grown and developed without regard to the dedicated alleyways and street right-of-ways, meaning that in some instances we've got the old Covington High footballs field literally running over, a street right of way. We have the what was once upon a time referred to as the new library building at William Pitcher running over a street right of way. And as you can see in your staff report, the various configurations of the alleyways, et cetera. As the school board continues to monitor each campus and evaluate the need for making further improvements, It brings these issues to our attention and it gives us an opportunity to clean up what otherwise should have been done incrementally along the way. Of course, not only would the school board appreciate the ownership of the alleyways and street right of ways, but that also, of course, will eliminate interior lot lines, which creates setback and buffer considerations otherwise. So as a result of the two cases, there would be four alleyways and two street right of ways that we would ask you to recommend revocation. We understand that that must go to the council for ordinance and also their determination of the methodology of the revocation. But we also, because we would hope to be successful with the revocation, which would ultimately require us to resubdivide these pieces and parts into WP1 and WP2. We ask that you consider, in the next case, granting the administrative resubdivision, which would be contingent upon the successful revocation and transfer of title. So with those comments, I would be glad to answer any questions or concerns you might have, or any from the public. Otherwise, uh, the St. Tammany parish school board would greatly appreciate your consideration of support on these two propositions for our public schools in Covington. Thank you, sir.

Mm-hmm commissioners. Do you have any questions for Mr. Shane? It's pretty straightforward. Mr. Guy, you have anything to add for the city?

The city's comfortable with the application.

OK. It's a little bit complicated because of the council, so if we'll get a motion one way or the other, we can.

I move that we approve the revocation.

I'm saying that correctly, Ron? I'll give a place after we've got approval, so then I'll just get a second.

You would recommend approval?

Yeah, recommend approval. Do I have a second for the approval? second we have a second um then i will make the this is the case number 26-07-15 the motion to approve the proposed administrative subdivision as submitted pending council approval of the recommended sale revocation or exchange of the subject property to the saint tammany parish school board do we need to do them separately No, one's contingent on the other, but we're approving that subject, too, that being approved by the council. So it's kind of before and after. Okay. So we have the motion and a second, and that's how it would read. And that's going to be for both? Yes.

Okay.

Go ahead and roll.

Mr. Boone?

Yes.

Mr. Davidson? Yes. Mr. Swords? Yes. Mr. Dubik? Yes. Mr. Bullock? Yes. Mr. Hudson? Yes. Ms. McKay? Yes.

Okay. Now we have the fifth case, which is 26-07-16, administrative sub-request. It's referred to the planning commission, planning departments, a request to subdivide or lock in consolidation lots 3, 4, 5, and 6, square 20, the remaining portion of square 19, and the revoked portion of Joyner Street between square 20 and 19. and West Edward Street and West 31st Avenue of Square 2810. Lots 3A and 5A, Square 20, Connolly Edition, Division of New Covington. This case is being referred to the Planning Commission due to the number of lots involved. The petitioner, Collins and 31 LLC, William Kingsmill, owner is the same. Mr. Gee, would you have any comments from the city?

This could be done administratively, except it's more lots than I can approve administratively, plus the part of Joyner Street that was revoked. So it has to come before you guys for the decision.

Commissioners, any questions for the city?

I believe it's a good recommendation to consolidate those lots and to provide more ideal commerce for the city.

Okay. Petition, would you state your name and address for the record, please?

Ryan representing Collins and 31st 115 Cherry Little Drive, Covington. Um, we acquired multiple lots along Collins, uh, and between Edwards and 31st and we're trying to re sorry, trying to put them together and make a more developable piece of the property.

Okay, that's missions. Any questions?

What sort of development are you looking at? What sort of development are you looking at?

We've entertained some retail ideas on the property. It's kind of up in the air with construction costs right now. Yeah.

Yes.

Based on what I said previously, in case number 2607-16, I move that we make the recommendation and approve to the council. We have a motion.

This doesn't go to council. Oh, this is it.

Resubdivision, yes, sir.

Resubdivision. So moved.

Second.

And a second. Ms. Cohe.

Mr. Boone. Yes. Mr. Davidson. Yes. Mr. Oritz? Yes. Mr. Duvik? Yes. Mr. Bullock? Yes. Mr. Hudson? Yes. Ms. McKay? Yes. Yes. Okay.

Thank you. Thank you. Other business? Ms. Agee, you have a?

If you haven't finished your ethics or sexual harassment prevention training, please do so. I think maybe only one or two haven't finished for you. Only one hasn't finished, but we won't name names. Please finish.

I'm innocent.

Okay.

Point him out.

I've been targeted.

Point him out. Okay. All right. Okay. Well, with that, we will adjourn this meeting and move to the next one. Let's see. Clear the desk. Okay. I call to order the city of Covington's zoning commission meeting. Um, we have two cases. Let's uh, do the roll call please for this meeting.

Mr Boone here. Mr Davidson here. Miss swords. Mr Dubik here. Mr Bullock here. Mr Hudson here. Miss McKay here.

We have the approval of the minutes from the last meeting. Commissioners, any comments or questions or amendments? Please state or I'll entertain a motion to accept. Make a motion to approve. Second. First and second. Ms. Cohe.

Mr. Boone. Yes. Mr. Davidson. Yes. Ms. Swartz. Yes. Mr. Dubik. Yes. Mr. Bullock. Yes. Mr. Hudson. Yes. Ms. McKay. Yes.

Okay, the first case is case 26-07-01, a PUD. It's a request to change the zoning of a parcel of land identified as lots 3, 4, 5, 6, 7, 8, 9, and 10, and the revoked alley of square 2810, Division of New Covington, Louisiana, located bounded by West 29th Avenue on the north, North Fillmore on the east and West 28th Avenue on the south from single family residential existing small lot to create a new planned unit development or PUD. Proposed 12 newly constructed 3- and 4-bedroom single-family homes, replacing the 12 previously existing homes. This PRD will provide a green, park-like recreational area, off-street parking, and ownership through a condominium regime. Note the zoning change is conditioned upon the exchange or sale of the alley that traverses Square 2810. The petitioner is the West 30s Redemption Company. The owner is Linda Ocardo. Ms. Agee?

so with the zoning cases you guys are recommending approval or denial to the council this case you would be recommending approval or denial to the council this particular case mr burns is applying to create a planned residential development it's basically the same amount of homes that were there only they'll be new you saw the plans and the elevations in your drawings everything would then you know move on to the council for their approval um that's about it okay

Commissioners, before the petitioner speaks, do you have any questions for the city?

I didn't see any staff comments when I read this. Did I miss that page?

No, my apologies. I should have updated it, but there are no comments or concerns from engineering, public works, and for me, it's simply the zoning changes required pending approval of the alley exchange or sale. Thank you. Okay.

Mr. Burns, would you like to come speak, please? State your name and address for the record.

Brian Burns, 127 West Ruel Drive in Mandeville, Louisiana. Do you like me to provide an overview, sir?

Yeah, just basic. We've all read it.

Well, West 30's Redemption Company is applying for this modification to address something that's a little bit different from what we normally do. Our mission statement for our faith-based nonprofit organization stipulates that we serve families, one family at a time. We don't engage in rejuvenation or rehabilitation of the neighborhood. In this particular case, though, we felt like this particular square is the most strategic and important block in the 82 block West 30s area. And for over 40 years, every child that lives in the neighborhood walks by this square on the way to school and on the way home. And it's had blighted homes all of that time, as well as the other two lots that we don't have under contract on this square being a commercial recycling business, which most people know by its other name, a junkyard. And in our opinion, that is a gross injustice to the residents of the West 30s to have this kind of neighbor next to the middle school that all the fourth, fifth, and sixth grade children go by every day. And the subliminal impact of this is when the kids walk by that This is good enough for kids in the West 30s. You can have blighted houses and a junkyard next to your school, and it creates a negative perception. So we are acquiring this property to demolish all 11 existing homes and build 12 new ones that are going to be a very nice development with an upscale image. It will be named Mile Branch Place to tie into the groves at Mile Branch and the cottages at Mile Branch next door. and completely re-image the entry that pedestrians use to access the school. So it's a little bit of a deviation from what we normally do. Two of our close associates are on this panel. Cecil Hudson's been doing all of our construction for the nine years we've been an organization. And Ms. McKay joined our board about a year, year and a half ago. So we're sorry we don't have their votes for this, but happy to try and address any questions you may have.

Thank you. Yes, Mr. Davison.

Are there any families or residents living within this plot of land now?

There's three residents of the 11. The other eight are vacant. One of those 11, Mr. Adrian, is going to get one of our houses. The other two are going to move elsewhere.

So they won't incur any kind of financial hardship over moving out?

No. As a matter of fact, they're actually in the process of relocating now. Ms. Sicardo has made arrangements with the other two families. So it's going to be vacant when we acquire it, except for the one person who's going to move to one of our other houses.

Any other questions, Commissioner? Okay, we have one more speaker. Thank you. We have one more speaker. Mr. Hundley, would you like to state your name and address for the record, please?

Michael Hundley, 205 East 7th Avenue, Covington, Louisiana. I know most people show up to oppose things, and I'm here to support this. mainly because this property is right next door to Pine View Middle School where my, actually my daughter went to school there, but right now Pine View, the school board just bought a piece of property That extends from Pine View over to 29th, right on the other side of Mile Branch. So it's right adjacent to the property they're about to fix. And hopefully if you guys approve it. And as Brian already said, when you're coming down 28th, it kind of dead ends right into Pine View. And right there is where this property is. It's been blighted forever. And we're getting ready to... do a major renovation and addition on Pine View, which will start to take over that new lot adjacent, which will connect Pine View actually over to 29th, which it doesn't do now. And so doing what Brian is proposing is going to be a real benefit, not only to the neighborhood, but also to Pine View Middle School. So that's really it.

Thank you. Appreciate it. Okay, commissioners. Any other comments or missing game?

to simplify it or not simplify it, but just explain. So right now you have, I think, 10 lots on that square. And even one of the houses that's on it's constructed where it kind of crosses over the property line into the alley. This will, by creating the PUD, if the alley's revoked and everything's done, it will clear it up and it will become, eventually Mr. Burns is looking at combining it into one property. So it also cleans it up for development.

I just want to commend you yet again for the work you're doing in the West 30s and especially this extended plan that you're putting together. Great job. I'll second that.

Absolutely.

Commissioners, any other comments, questions? If not, this is tied into another pending council approval. So with that, I will make a motion to recommend the approval of the application. to create a planned residential development consisting of lots 3, 4, 5, 6, 7, 8, 9, and 10 in Square 2810 pending the council approval of the recommended sale or exchange of the alley in Square 2810.

I would second.

Ruby seconds. And we got a second. Ms. Cohey.

Mr. Boone? Yes. Mr. Davidson? Yes. Ms. Swords? Yes. Mr. Juvik? Yes. Mr. Bullock? Yes. Mr. Hudson?

Abstain.

Ms. McKay?

Okay. Last but not least, we have the second case. On the zoning, which is case 26-07-02ZC, it's a request to change the zoning of lots 1, 2, 3, 8, 9, and 10 of square 709 from single family residential RS1 to institutional hospital IH or office commercial CO to allow construction of a medical office. Square 709 is bounded by West 7th Avenue. South Van Buren, West 8th Avenue, and South Harrison Street. The petitioner is Paul Lee. The owner is Dr. Richard Celentano. Mr. Gee?

Well, it's a zoning change request to change from single-family residential to IH. And originally, when we spoke with Mr. Klotz, who represented Mr. Lee's office, he was saying that he wasn't sure what type of medical office. So if IH wouldn't be approved, then CO could be an alternative. But if it's going to have any sort of surgical activity where people are put to sleep and it becomes an ambulatory surgery, ambulatory surgical center or clinic then it would have to be ih so the last communication i had with their office was there they're asking for ih commissioners do you have any specific questions for the city before we have the speaker come to the to the front So if I could add a little bit more, I'm sorry. So at this point, it's simply a zoning change. We had some questions at the office, and I'm kind of answering everyone's questions while we're starting here about elevation and building plans and drainage plans and things like that. You guys, you all have all had experience with this, and you understand that those are not things that apply to a zoning change request. Those apply to building permit requests. So I'm kind of just using this opportunity to respond to those comments, and I would like to add that in, so thank you.

No, I appreciate that, and I wanted to state the same thing, that this is what's before us is a request for rezoning. We're not involving and engaging in what are they going to put, what are they not going to put. That's got nothing to do with it. It's a zoning issue as to whether or not we want to make a recommendation or approve a zoning. request based on their petition. That being said, to set a little bit of the framework, we do have some letters. We're not going to read the letters. We are going to state them for the record, and we're going to state their opposition or for position so that it is all in as part of the discussion. If someone has something that they would like to say, I would limit them to two minutes. without reading letters. We don't have any opposition to that. And with that in mind, unless I'm missing something, we'll have Mr. Pauly come speak and state your name and address for the record, and we'll begin.

Hi, Mr. Boone. My name is Paul Lee. My office is here in Covington at 229 North Vermont, and I'm here to represent Dr. Salentano and his family. They bought this property over 20 years ago with the understanding that it was commercial, and the sale was contingent on it being commercial, and then somehow that got dropped from the contract, and lo and behold, it wasn't commercial, and so nothing happened to the property for quite a long time. Now, Dr. Salentano and his wife, Dr. Lagarde, built an office over by Lakeview. They're retiring and selling the business, or she is, and he'd like to slow down and move his office to this property and work at St. Tammany, where he's worked for many, many, many years.

Excuse me, could you speak up a little more to the mic? We're having some difficulty.

Sure. He'd like to slow down and open his practice, which will just be himself on this property across from the hospital where he's worked as a hand surgeon for 40 years. Dr. Salentano is actually my personal physician and has has a sterling reputation and we'd like to use these prop this particular property because it really has no other use as you may recall this property fronts 8th street and is pinched between two parking lots and a flyover for the hospital helicopter and aside from the tangle of wires across the front of it and the height restrictions and the fact that it faces new parking lots, it just can't be a residential property. It's essentially out of commerce. What we'd like to do is put it back into commerce, put it on the tax rolls, improve the property, and turn it into an office for Dr. Celentano. There is a precedent sort of for this particular zoning. There is another office on 7th Street, very much like the one that we are envisioning, and that's Dr. Makomsky's office. If you're familiar with that, it's completely innocuous, and I brought it. Also on 7th Street down past the hospital instead of before the hospital. That's the sort of neighbor we'd like to be if it's If we meet with your approval, that would be the first step towards constructing that building and putting that building back into commerce. Plus, the doctor's office is really the most ideal buffer zoning that there is in light of the fact that when you're home, they're not, and when people are at the office, the residents are not there. Technically, if this was developed as residential lots, that'd be six houses and 18 cars and half a dozen children, none of which would be safe fronting on 8th Street. Again, that's why it's out of commerce, and it's again why we think it should be included. Just by way of reference to me, I'm normally representing or did represent neighborhoods and so forth against Mr. Shane who was here earlier for years. As we developed Highway 21 and myself and other members of the community got together at the parish level and formed the Association of Associations and helped do things like make sure that 21 was developed appropriately. So I'm sensitive to appropriate development and this is one. Thank you.

Commissioners, do you have any comments or questions for Mr. Lee?

So all this property is just vacant? Yes. There's no residency there at all?

No residency. It's just woods right there as you turn by the hospital at 8th Street. It would be our intention to open access to the property probably on the side street there facing the hospital's parking lot and try to stay off of 21, not increase the curb cuts. I'm sorry, try to stay off of 8th and not increase curb cuts on 8th Street. because I don't know how safe that would be to have a curb cut there. So we've opened the parking off to the side and, you know, provide buffers as requested and appropriate to keep it, you know, with a soft look a lot like Dr. Murkomsky's office.

Commissioners? I guess my concern is the negative impact, in my view, that a rezone of this parcel would affect especially the homeowners on 7th Street. It's basically dead ends on both ends, correct? And going to the changing the zoning to what is being proposed is an extreme change from RS1, and I just don't think that's appropriate for this particular parcel. Personally, I wouldn't really have a problem if they subdivided it for the lots facing 8th, keeping those, maybe doing something with those, but protecting the homeowners back on Seventh Street, I think is more in line with our 2030 plan.

in mind because we have the room to buffer 7th Street and such that we can maintain a no-cut zone along the 7th Street property and again exit onto Harrison so as not to be visually disturbing to the property that's there. And while everyone would like to keep it, everybody's property that's wooded they'd like to keep it that way of course the compromise is to improve property and but yet maintain a buffer and we have the room to grant the neighbors that buffer I guess part B of my concern would be if we grant this zoning change then

If the ownership would change anytime in the near future, then we've opened ourself up for anything that can fall within that IHC. And you mentioned height restriction. Well, IHC, I believe, correct me if I'm wrong, but I believe you can go build a 45 foot high building there, right?

but not this particular piece of property because of the restriction we're currently under because of the helicopter pad. And that's not remotely our intention.

Right. I understand that's not your intention, but it just kind of opens that up for future. And so that's my concern. Thank you.

The survey indicates that there's a 20-foot public alley.

Right. Upon getting our zoning change, we would seek to have that revoked so that there would not be a public alley there. It doesn't go anywhere. It doesn't come from anywhere. But I understand that is necessary for us to undertake if we were to put the office building in the middle of the property. We would seek to have that revoked.

Do you plan to purchase it from the city? Yes.

And again, improve the tax base by improving what is now a property out of commerce.

Commissioners? I'd also like to make a comment. One of my issues is this commission through the years has spent countless hours and days working on a master plan for the city of Covington, multiple meetings with the public, et cetera, city officials, et cetera, et cetera, over a long period of time. And when we came up with what was agreed to and recommended, um, It was a long haul and based on that we came up with how this property is zoned. And to now decide to possibly change it just makes it look like, we drew lines somewhere for a reason. And if you bust one and then the next guy says, well, I'd like to do that too. The domino effect is not what I'm looking for, but my point is we spent a lot of time before the petitioner purchased the property to look at this stuff. So my concern would be... that part that we've drawn the line. And there's always something next to another piece that just doesn't make the next guy that owns it say, well, I want to be that, too, because I could probably make a better deal or I'm not going to get anything out of this the way I have it now, et cetera. So that's just a comment of mine by being on this commission.

The unique part of this property is it plays out down the hill where there isn't a developable option. And this is one of those properties that just doesn't make sense as residential because it's so pinned in between these two hospital parking lots. It is in the nature, you can't draw a straight line sometimes when you're doing rezoning. Dr. Celentano's owned this property for over, since before Katrina, so over 20 years. And so it wasn't a part of the process that you're describing, because he was probably practicing medicine over at Lakeview. That said, In discussions with the staff and your legal counsel, you can't put a residence on 90% of this property, and the portion that could be more residential on the back side, on the 7th Street side, we're perfectly willing to buffer and restrict. and whatever way that is necessary to show that we mean business with that restriction, even selling off a portion of the property to do so, we're glad to do that.

I appreciate that.

I want to say that despite the fact that the rendering that you've brought looks like a beautiful structure, as pretty as it could be for that kind of use, but I think that The residents that are so close to the hospital and the parking lot are entitled to just put a line in the sand, as Mr. Boone said, and just stop it and allow the residents to have their peace, so to speak.

I've got to say, I'm sorry.

Understand that the residents want their ability to maintain what they have. And I don't begrudge them that. You cannot call St. Tammany Parish Hospital a community hospital. It is an ever-growing, large, increasing medical center. it is missing very few things to being a level one trauma center. If they had neurosurgeons 24 seven, and if they had pediatrics 24 seven, it would be a level one trauma center. I feel for those people who live adjacent to a hospital. This falls very similarly to the outpatient cardiovascular center that an interventional radiologist tried to do closer to 21 on Tyler, on North Tyler. Maybe it's because I'm a nurse. Maybe it's because I see it from a different perspective. The flyover's gonna change. They're moving the helipad. It is not gonna be flying as low as it was or currently is. I don't necessarily agree with the letter that you wrote because It was only stating the negatives for this piece of property. And quite frankly, other than the fact that it is a wooded lot right now, that is its only positive. We cannot control what happens to this lot moving forward. if we approve it or if we deny it, there's no saying that someone else won't apply for this or try to combine these laws. If Dr. Celentano works to meet some of the needs of these neighbors by offering buffers to Lot 4 and to 7th Street. He does not have access on 8th Street, but maintains it on Harrison Avenue, which already faces a hospital parking lot. This small physician's office is not going to, in my opinion, increase your traffic flow. The majority of the traffic flow on 8th, I can't even remember the name where Dr. Hunter's office used to be because it's not there. It is, but it's not Dr. Hunter's office anymore. The other end where the emergency room is. Those streets, the bulk of their traffic comes from St. Paul's. It happens at shift change that you have an increase in traffic. That shift change is normally between 5 and 6, 5.30 and 6 a.m. There are 12 hour shifts. There are some people that work eight hour shifts. But I'm sorry, I just don't see a huge negative in this. That's my personal opinion.

And we're also willing to downgrade the zoning so that we make sure that it's only going to be a doctor's office. We don't have to have institutional hospital. We're certainly perfectly willing to entertain commercial office so that we can make sure that there's not some mystery, larger, more intense use that people could legitimately fear.

Okay, which would also kind of be a spot zoning in this location. But under CO zoning, you would be allowed a medical clinic, an ambulatory clinic, but not an ambulatory surgical type clinic. So there would be no surgeries allowed there where people were put to, you know, it's a building code issue, so.

That's certainly not anything we were contemplating in the first place.

Okay, well that's what we weren't certain on, so that's why IH.

Right. IH is more intense, and we're looking for less intense. But nonetheless, to improve the quality of life for the parish residents, we need doctors' offices. And this, again, is the best kind of transitional zoning that there is because it's such a soft use and can be so attractive, you know, just like Dr. McConkie's office. Seems like all these doctors are either my clients or my actual treating physicians. But I do like the way this office looks, and that's what we're seeking. And there's not a chance of how zoning happens. Sometimes you have sort of a domino effect. That's not really applicable here because no other property faces is pinched the way this property is by the two hospital parking lots.

Thank you. Go ahead.

I would be in favor of this if we were talking about just the property on 8th Avenue. Because I agree with you, it's never going to be residential. Six lots and the alley come up to 71,600 square feet at a four to one land to building ratio. meaning one quarter of it would be an office providing sufficient parking and green space. You could put about 17,000 square feet of office space. That doesn't sound to me like somebody's looking to cut back a practice. So you must be planning something multi-tenanted. Let me finish. I think it is reasonable to look at lots eight, nine, and 10 fronting west eighth in a commercial application. But I don't think it's reasonable to look at lot one, two, and three. as a commercial application because of the residential abutting it. And only lot one is the one looking across at Harrison. And I think that there still may be potential there for residential. I live on Janky and I get a lot of traffic by my house. St. Paul's, SSA. Speeders running the stop sign from Old Landing. So I fully understand traffic. but I would be more inclined to accept this if we were shooting for lots eight, nine, and 10 in a commercial application, and probably not an H1. And using the city alley instead of acquiring it from the city as the buffer, it's 20 feet, probably enough. But if we were talking about lots eight, nine, and 10, you're talking about 18,000 square feet. which is roughly same building parking ratio, 4,200 square foot building give or take. That sounds to me more like somebody's looking to pare down their practice and we're not looking at a big multi-tenant situation.

and the three lots that face the three lots that face seventh street are the lots that we envision consuming the front or the fronting portion of them to create the buffer what you're suggesting is take those keep those as residential use the alleyway and only rezone the three lots at faith face eighth street that's correct and that is that is a reasonable compromise and that's something we could agree to what you're asking to resolve just no well i am right now but i i was and mr duvik just talked me out of that and ask me to make an amendment to my presentation such that we could downsize the request to the three lots of face eighth, which are the most burdened, or the three lots and then use the alleyway as access or buffer. And then we'd have just the three lots or perhaps the last corner, the lot number four. That's dividing it in half and doing exactly what you're saying is one of the options that we think is reasonable and it's a reasonable compromise. Just like dropping the IH request down to HO, I mean not HO, CO. And we're fine with doing that because you don't always get what you want but you can compromise and come up with a solution that puts these properties, a portion of these properties back into commerce. And I cannot disagree with Mr. Duvik that the lots that currently face Seventh have residential potential. It's just the lots that face eighth that are just, you know, unavailable for any other use. So with that, I would certainly agree to downsize the request to the three lots that face eighth.

if they were to be rezoned IH because CO may be considered spot zoning. So if they were zoned IH, you would still be restricted by size due to setbacks and parking and restrictions. So I think in that compromise to IH, it would work, but that's up to you guys.

I I personally don't think at this stage we start amending things in this meeting. What's before us is a straightforward zoning request change of the property, and if the City Council decides they don't like it or they like it, they can. They have other issues that they can deal with. I think what's before us is straightforward. And that's what I would go on versus trying to amend. And chop up and redistribute. That's my opinion.

we have lots of other speakers to speak so and again you guys are recommending approval or denial correct the finalist yeah this is this is strictly a recommendation to the council we're not the final say on this tonight and and so you would not entertain an amendment that makes everybody happier if not completely happy uh i think you would have to reapply reapply yeah

let's hear from the other people before we come to whatever decision it is that we do is there anyone else to speak on behalf of because i have a lot of cards that are i don't think are on behalf of um with that said we can uh thank you we'll we'll come back to you surely uh mr hundley you want to speak again please state your name and address for the record

uh michael hunley 205 east 7th avenue covington louisiana um i live on seventh but on the other side of st paul's creek closer to jenki um i think mr duvik stole my uh my idea there because i've you know i've looked at this property since i saw that the zoning request was coming on board um the change of zoning request was coming on board and i think mr dude is exactly correct because on the is it what are the lots that face seventh those are one two and three is that correct yeah so lots one two and three that face seventh right across seventh you have houses not only next to those lots but all the way you know all the way down to the end of the block across the street and so putting anything there more parking lot another building especially this building i'm not sure what this building is but don't don't put this yeah don't don't put that building Put one that looks more like a house. But I would say that the lots, and like I said, I don't live right next door. I live on the other side of the creek. But the lots 8, 9, and 10 that face 8th Avenue, I agree that nobody's ever going to build a house there. If those three lots were... combined and were able to possibly do co i'm not sure about ih and you were able to build the proposition would be to build what my wife likes to call residential construction where it's commercial construction that looks more like a house there's plenty of them all around covington that's more appropriate scale wise and then it's also a transitional zoning and i know you said that may be spot zoning but it's really not because if you look across Tyler Street, you've got the backside of almost all of Tyler Street, the backside of that first block is all CO. And so you coming across on the other side, I know it's a block and a half, but really that's, I don't think that's inappropriate. So, and I don't, I mean, I'm not sure what you guys rules are, but I think that if somebody made a motion up here to accept an amended proposal, y'all could do it at this meeting. I'm just, I'm not saying that you're gonna, but I think it's, I think it's possible within the rules. So that's it. Thank you. Thank you.

Mr. McGinnis, would you like to come say something? Please state your name and address for the record, please.

Malcolm McGinnis, 214 East 8th Avenue, Covington, Louisiana. I've owned the triplex apartments at 511, 513, 515 West 7th, directly across from Wattswood. two parts of blots two and three on west seventh that are in this zoning change and i put on the card that i'm opposed to the zoning change to commercial the only compromise and i understand what you said mr chairman about not here to chop up the now but the only thing that i would be in favor of is uh not not having a zoning change for lots one two and three of this proposal and uh if the uh if the if the city were to give uh allow a zoning change to institutional for uh lots eight nine and ten uh i would like to see lots one two and three uh become a park because uh my understanding and several other people in this room have known We went through this about ten years ago. That was a dump. Those six lots were a dump. They barred the dirt from that to build the earthen causeway for the first bridge around 1955, 1956, right up to the riverbank for South Tyler slash LA Highway 21. After they dumped businesses began dumping stuff into that hole. Could be cars, refrigerators, and washing machines. I got this information from a World War II merchant, Marine veteran who lived on West Fifth Avenue in that same neighborhood on the slots from either West Seventh and South Harrison where the sewer is, the waters are, the drainage, you name it, you ask me, I probably got an answer for you. Been there, done it, dug it. So the, those, one two or three turn into a city park i can't see even homes thank you

Before I just read names off, some people have vacated the premises, as I like to say. So is there anyone else that wants to speak right away? Anyone want to raise your hand? Please come to the, I'll get you next. Some sort of orderly here. State your name and address for the record, please.

My name is Whitney Germany, and I live at 422 West Seventh Avenue. My backyard, my property contains two lots, and those lots do back up to the woods in question. I understand what you're saying about the hospital growth, but when we did our due diligence to purchase this property, we did so with the knowledge that it is zoned residential. I understand Mr. Lee said that Mr. Salentano thought it was commercial, but it's not. But part of the reason that we purchased the property that we did is because it is residential behind us. As far as the hospital goes, if you're familiar, if this is West 8th Avenue, we have one point of ingress and egress from our property, which is to turn on Harrison Avenue. This is the overflow lot, and then we turn on to West 7th to go to our home. So for the purposes of adding more traffic there, Right now that overflow parking lot is full. People park all along South Harrison Avenue. Um, in addition, we have a one lane and a very tiny turning lane. Well, the hospital buses have decided that they will use both lanes all day long and they block both lanes to cross West eighth Avenue. We have a tremendous amount of traffic all day long, not just that shift change. And we are very familiar. We have children in the area and I have to time everything very specifically to be able to get home. Oftentimes I'll go all the way around and cross at the other light on Tyler to get to my property. So we're very concerned with the influx in traffic. Um, just to say that this is going to be one single office. We received a letter. from the petitioner, and I think it's disingenuous to say, hey, we wanna build this teeny tiny little medical office on this one spot, but we wanna rezone all these lots. And our worry is, exactly like yours what happens when he passes away or if he sells it then what becomes of that property so it's not so much that we worry about the helicopters flying over or anything like that it is the fact that we did our due diligence this is a wooded area in the city any additional traffic we would have to address the street issues on harrison and i just don't think that it's the appropriate place for this type of building to be built at this time The only other precedent that they showed, the McComiskey building. If you look at that doctor's office, it is one block off of Tyler Street. However, it is in a very low traffic area. It is not the same type of area that we are talking about here on West St. Avenue. Thank you for giving me the opportunity to speak.

Sure. Thank you. State your name and address for the record, please

Nicole Morris. I live at 1510 South Van Buren street. We've been here 44 years. My family's been here since 1889. So I know every inch of this lane. I know every one of my neighbors and I'm very, very concerned that we're going to see the exact same thing we've seen every other time we get sold some small palatable plan. Then we get the change in zoning. And then a couple of years later, shame funeral home is bulldozed down. It's no longer going to be just a, an occupational clinic that's open Monday through Friday. And you only deal with the traffic on those days. Now we have 300 parking spots that we share with 600 employees because they're typically open. They change shifts and it is not only from five to six in the morning. As Whitney said, you pretty much have to figure in a 15 minute addition to your commute to get out of our neighborhood. Sometimes it's backed all the way to seventh Avenue. When the shift changes, St. Paul's is also coming in for school. We're trying to get out of our neighborhood. to bring our children to school. Nurses are crossing. They have the right of way. And when they come, sometimes you have nurses all the way from our corner to the hospital. That means you sit through light cycle after light cycle, after light cycle, making no progress whatsoever. So as far as the lots go, I wrote a novel and I'm going to edit it to make it into this time period, uh, eight years ago on the block that We is supposedly uninhabitable. We had two houses built on lots, uh, I believe four and five. They sit right next to the three lots in question on seventh Avenue. In the past year, we've had two more homes that built facing out on the seventh Avenue. Every one of those homes are between 1700 and 1900 square foot. They range in value from about 350,000 to about 460,000 and they're going up 10% ish every couple of years. This is desirable. property people will build here this has never been put up for sale for someone to have the opportunity to buy this it's sat for 20 years wooded waiting for this opportunity to say oh it's just developed enough now that it's no longer feasible there is there has to be a line there has to be somewhere that things stop just because we're next to the hospital well once we're next to a doctor's office then what our property is now should be rezoned because we're next to a doctor's office and so forth all the way down eighth Avenue. Um, so I would be open to the thought of a small office, like maybe what you have on, uh, by, uh, Jules cigar shop, you know, little, little doctor's dentist office that looked like a little home, but that's not what we're looking for here. We're looking for, Hospital institutional to me that just says, uh, it's screaming to me that this is trying to make the most return on my investment for property. I bought 20 years ago that I want to be able to turn around in a couple of years and sell to the hospital. And then we've got a parking garage or something beautiful like that, that we get to look up to every day. I mean, it's just, there has to be an endpoint. I was here in 2010 when we did the comprehensive zoning. We came, our entire neighborhood sat through all that. We fought for that one little space to be a buffer The 8th Avenue lots, they can't go onto Harrison. There's nowhere for that traffic to go. We are at capacity. Our drainage is at capacity. Our egress is at capacity. And quite frankly, our patience is kind of getting to be at capacity. I just question why someone would choose to do this nearing retirement. Why go through all this? if it's not just simply a matter of increasing the property value at the expense of all the homes around it. Thank you very much.

Thank you. Next. State your name and address for the record.

Very nervous.

Don't be.

Mary Lovell, 308 West 6th Avenue, Covington, Louisiana. And thank God I have notes. One thing that I want to say is there is a traffic study that we talked about that is in progress right now. And unfortunately it won't be finished when you go, when whoever goes to the vote to approve or deny. So I wanted you to keep that in mind that the traffic study has not been completed yet. And so, um, I live in the neighborhood directly affected by the street zoning. I live on 8th Avenue 308. The Heinz's have lived there since and we're from their family. We've lived there since 1970 and it has been paradise to us. Covington is the city of trees for a reason and we love it here. And this breaks my heart. I really don't want to see this happen. So, You know, for more than 2,000 years, medicine has been guided by a simple principle, first do no harm. I believe the same principle she guides us tonight. Before making a permanent change to a neighborhood, we should ask one simple question. Will this improve the lives of the people who will already live here, or will it do harm? Our neighborhood is already under strain. Traffic on West 8th during school hours is often bumper to bumper, creating safety concerns for children, parents, and residents trying to enter and leave their homes. We also continue to face drainage and infrastructure challenges that have not been resolved. This proposal is about more than one medical office. Once residential property is rezoned for commercial or institutional use, that zoning stays with the land, just as you said. Future owners could build something entirely different from what is being proposed today. That decision cannot easily be undone. The same concept was rejected years ago because the infrastructure was not suitable. Since then, traffic has only increased, not improved. Meanwhile, there is already commercially zoned property nearby that can accommodate this type of development without changing an established residential neighborhood and we can become a top of the line hospital. We have plenty of property for that. I respectfully ask you to protect the safety, infrastructure, and character of our neighborhood. Please follow that simple principle. First, do no harm. Please recommend no on this rezoning. Thank you.

Thank you. Please state your name and address for the record.

My name is Woody Lovell. I live at 308 West 6th Avenue in this same neighborhood. When we moved over here, way back when, there was nothing. Nothing. Nothing on 21. The hospital was small. Everything was good. Since then, we've watched the hospital chip away at everything. 21, they've just torn down all kinds of offices on Highway 21, just south of the Little Trafunctor, There was a workout center. It had been also a ready med center. The hospital's torn it all down. I have no idea what they're building now. They're building a multi-story parking garage on 11th. When is it gonna end? The hospital can become a level one trauma center with no more expansion. All they have to do is hire the individuals that they need. pediatrics nerve surgeons and all the hospital has the room and there are enough buildings around the hospital branching out two to three blocks on each side of highway 21 tyler street that the hospital is going to acquire that too sooner or later and expand there the last time this was tried and they said oh these properties are not No one's ever going to build houses on them. A builder named Mr. Archie came in and took lots four and five, right next to the six lots that they're proposing now, and built two houses. I bought one from my mother. She lived in it for years until she died. There is a big family living in her house now, and the house next to that has another big family living in it. So these families are right next to one, two, and three. One, two, and three can be developed as residential. And the lots facing eighth can be developed as residential. They have never been put up for sale to be developed. So, you know, saying that they'll never be done, people will never live in them, is wrong. People are begging for new houses. As Mr. Cole said, there were two new houses just built in our neighborhood this last year. Got bought up instantly. So please stop this expansion, because I know what's gonna happen, just like what happened to CJ Shane. The hospital's gonna buy this property after they get it rezoned, and now you're gonna have more high-rise hospital stuff. This is our neighborhood. There's about four dozen houses back here. That's us. There's one way in, one way out, and that is Harrison. and West 7th. That's the only way into our neighborhood. We've had hospital employees come drive into our neighborhood or walk into our neighborhood to get a smoke break because smoking is not allowed on the hospital campus. So we have people we don't know in our neighborhood constantly. I had to call a record truck one day before I built my new house when I was taking care of my grandmother living in her house. to have a truck or a car taken out of our ditch that had come down our driveway, made a U-turn in front of the house and tried to get back out in the middle of the night and drove into the ditch. This has got to stop. We have people come in our neighborhood all the time trying to find a second way out because of the traffic on 8th. 8th will back up from the hospital all the way to Jefferson and even further. Harrison backs up all the way to 7th and into the parking lot with people trying to leave, nurses and doctors and workers. It's never just that shift change. It's constant. And last year, the new thing, school buses are now parking on Harrison. in between school time. So they come and park there so they can get down to Pitcher easily. Come on. We got one way in, one way out. We're about four dozen families back there. Give us a break. Leave us alone. Thank you.

Thank you. I have one more card from somebody. Time's up. No. State your name and address for the record, please.

My name is Will Baumbach. I live at 507 West 7th Avenue. My wife and I are in one of the new constructions there on 7th. We recently purchased our first home where I live with my wife. We have a one-year-old son and a second baby boy on the way. We plan to have him at St. Tammany Hospital right there. We bought the home in large part because of the quiet and charming feel of the neighborhood. We bought on West 7th specifically with the understanding that a hospital serves as a community helper. I'm not sure what other argument Mr. Lee has brought forth that This would benefit our community other than it gives a physician a good retirement rather than we have 25 homes back there all petitioning against this. My wife is a nurse. My dad is a physician. I understand the important work that our health care workers do, but this will not benefit our community at all. The traffic on 8th Avenue gets congested when the high schools are dismissing and during hospital shift changes. A medical office right there will only make traffic worse. I also worry that it will decrease our property value. As you can imagine, I bought that property maybe six weeks ago, two months ago, so this is quite the headache for your first home, being at a rezoning commission within six weeks of that. All that to say, everything else I had prepared has already been said, but I urge you to vote no on the zone-changing application. Thank you. Thank you.

Okay, that's all the speakers we have. This is our last case. Commissioners, do you have any questions or comments? Ms. Higgy, do you have any other comments to make?

The only comment I'd like to do is remind you that even though it's zoned IH, the hospital is not the applicant. It is a doctor that is the applicant. Correct. It sort of sounded like it was getting confused a little bit there.

No, I appreciate that. Appreciate that. Uh, commissioners, any other questions at all? I will entertain a motion. I moved that the application be and we have a motion to deny the applicant. Do we have a second?

I'll second.

We have a second over here. Miss McKay. Uh, roll call Ms. Cahey.

Mr. Boone?

Yes.

Mr. Davidson? Yes. Mr. Wards? Yes. Mr. Dubik? Yes. Mr. Bullock? Yes. Mr. Hudson? Yes. Ms. McKay?

Yes. It's denied. Then we'll go to the council. Ms. Agee, any other business?

No, sir. Just remember to get your training done, whoever that loan.

We won't mention that one little ranger. Okay. With that, we'll entertain a motion to dismiss. Let's move.