City of Thibodaux Zoning Review - South Central Planning ...

2010 Thibodaux Zoning Reviewǹǹ A professional city planner be hired on a full or part-timebasis in order to determine how best to manage growth,analyze the consequences of proposed zoning and otherrelated ordinances, and develop a comprehensive plan forthe city. 2Manufactured/Mobile/Modular HomesThe city council had received several complaints from citizensresiding within a designated R-3 zoned area regarding newregulations which would allow for modular homes to be placedwithin those neighborhoods. The citizens expressed concernsabout the effect this decision would have on property values.In an effort to be responsive to its constituents, the councilcalled for a study to examine the impact of allowing manufacturedhomes within an R-3 zoning district. On May 18, 2010,the city council adopted Resolution 1550 calling for a ninety (90)day moratorium on the issuance of any and all permits for theplacement of manufactured homes within R-3 zoning districtsin the City of Thibodaux. Resolution 1550 is an extension ofResolution 1527 adopted on February 18, 2010 which was anextension of Resolution 1484 adopted on August 18, 2009.Placement of New Activities in AppropriateZoning DistrictsThere were several cases in which the staff felt that thezoning ordinance didn’t address unforeseen uses that left thestaff in a quandary as to which district the use would be mostappropriately placed.Recreational vehicle parks and campgrounds are not foundin the schedule of zoning districts. While it is true that suchactivity would have been unforeseen in an older densely developedcommunity like Thibodaux, the city has annexed new areasand now is being approached by those interested in creatingsuch a commercial enterprise. It is also becoming common tofind a number of such parks in the South Central Region filledwith temporary workers who are involved in offshore activitiesor disaster recovery efforts.The Zoning Administrator requested the Planning andZoning Commission determine the correct district classificationfor a recycling business. None of the existing zoning districtsidentify such establishments. A local businessman has inquiredabout the proper location of a recycling business that wouldsalvage vehicles, boats and practically anything that could berefurbished and sold. There is only one other recycling businessnow operating within the city and it is located on the corner ofPlantation and Canal.The concern is the lack of aesthetic appeal for a businessthat has the potential of doing massive recycling of steelobjects. Moreover, this type of business has the increased potentialto pollute the environment with petro-chemicals and otherpoisonous elements that may leak from items being recycled. Inan effort to support economic growth and protect the safety ofresidents, the Planning and Zoning Commission decided thatthey should clearly define the word “recycle” to assist in placingstrict controls on such a business should they choose to allowone to exist within the city limits.Airport zoning was another case of such a use unaccountedfor in the current zoning text. However, it is felt that providingfor an airport zone is a little premature at this time in the Cityof Thibodaux. The existing city airport is entirely within TerrebonneParish. Also there is insufficient open land within thecity to situate an airport and the required buffer zones. Shouldthe city decide to annex land near its existing airport or elsewhere,it will be required to conduct public hearings to obtainthe citizens views on whether the land should be annexed and ifit should be annexed to include an airport. At that time it wouldbe appropriate to consider how to classify the property as thecurrent ordinance requires all land to be annexed as residentialR-1 and then reclassified. A thorough study of the property tobe annexed, the perimeter uses, and FAA clear zone requirementswould have to be analyzed to determine if this is at allfeasible given the specific piece of property.Blighted PropertiesThe city’s staff expressed concerns about blighted properties.The city does not have a method to deal with this issue throughits zoning ordinance. However, removal of blighted propertiesis not normally part of a zoning ordinance. Blight is normallyaddressed through building codes or nuisance abatement ordinancessuch as junk in the public view, high grass, etc. More willbe discussed on this later.ParkingThe staff told SCPDC that parking was an issue. Thibodaux’solder neighborhoods were first laid out in an era that predatesautomobile use and the current zoning ordinance. It appears thatparking requirements for uses are uniform through a commercialdistrict and older neighborhoods in the same kind of zoningdistrict have inadequate space for some uses, while the newerneighborhoods may have more parking area than necessary.Conflicting InterpretationsThe city’s staff expressed concern about unclear passages inthe zoning ordinance that resulted in varying interpretationsregarding specific definitions, open space, height and set backrequirements. Wording of the ordinance was either too vague orthere were conflicting passages that resulted in more than oneway to implement the regulatory requirement. This includedSection 601 Visibility at Intersections, Sections 602/704.2Height Restrictions, the method of calculating the allowablemaximum lot coverage and a definition of professional services.The staff also indicated that procedures for submitting variancerequests and zoning text or map changes were subject to interpretationand that these issues should be addressed as well.2May 11, 2009 Letter to Mayor Charles Caillouet: Request for a Comprehensive Zoning Review3