Note: This is the fifth article in a series on code enforcement in Calcasieu Parish. This article highlights commercial zoning districts. Remember that code enforcement is not law enforcement. There are items in our code of ordinances that may involve law enforcement, but this blog will focus on the “other” things.
If you’re on my email list or if you follow me on Facebook, you’ve likely seen the agendas I share prior to Calcasieu Parish Planning & Zoning board meetings. This board regularly reviews requests for re-zoning or requests for variances within an existing zone. These may be as innocuous as an accessory building being one foot closer to a property line than allowed, but it can also be as big as rezoning an entire tract from industrial to residential or vice versa.
But how do you know you need a variance…or whether your neighbor does? The Calcasieu Parish Code of Ordinances lays it all out.
If you’ve got specific questions, I’d suggest contacting the Calcasieu Parish Division of Planning & Development. I’ll cover the basics here, but consider this a brief overview. Always check the code of ordinances or contact the experts at the Division of Planning & Development if you need more information.
This article focuses on commercial zoning. Check out my other posts on agricultural/residential and industrial zones!
What is zoning...and why do we do it?
Zoning is an effort to create a broad plan and vision for a community. If it’s done well, we can ensure property values are protected and that larger considerations – like drainage for all properties – are correctly managed.
As with other code enforcement issues, the Calcasieu Parish Division of Planning & Development monitors zoning in unincorporated areas of the parish. Any property that falls within the limits of a city is subject to that municipality’s zoning requirements. That said, there are plenty of areas in Calcasieu Parish where unincorporated areas may be impacted by properties inside a city’s limits. In that case, contact your police juror. We’re happy to help start conversations between parish residents and city officials.
In Calcasieu Parish, properties may fall into one of several zoning categories and thus be subject to that zone’s restrictions. Click here for an interactive parish map to identify zones relevant to your property, and read on for more.
Commercial Zones
Like residential zones, there are multiple types of commercial zones, but some standards apply to all commercial zones, including:
Driveways: These standards are meant to promote safe and efficient access. In some cases, certain development types may require additional driveway frontage. When the requirements differ, the more stringent rule applies.
See Article III, Division 4 for specifics on driveways.
Borrow pits and ponds: Those not required as a drainage/runoff feature must have a setback of at least 50 feet from all property lines, right-of-way lines or easements.
Screening/Fences: These are all subject to Article III, Division 6, which includes guidance on materials, placement and more. Here are a few key points:
Abutting lines of differing uses must include a screen at least six feet high. “Differing uses” may include two zoning types meeting, but it may also include things like an RV or manufactured home park next to other residential areas.
Acceptable screening materials include wood slats, metal hurricane-type with slats, plant material, earthen berms, walls, or some combination as approved by Calcasieu Parish Planning & Zoning.
When using plants, they must be at least four feet in height at the time of planting, and they must reach their full height within three years.
Plants should be selected from an approved list.
Screening material must be properly maintained at all times.
C-1: Light Commercial This zone is what it sounds like. It’s generally for smaller businesses like animal hospitals, bakeries, daycares, drug stores, funeral homes, laundromats, plant nurseries and more. Restaurants are allowed if no alcohol is consumed on-site. Exceptions may be granted for residential uses, billboards, recreational facilities, parking lots, railroads and more.
Worth noting, this zone has maximum square footage allowances. For more than one use located in one district, the maximum is 6,500 square feet, with a maximum of 8,000 square feet of total combined floor area allowed.
Zone | Lot Size | Building Height | Density | Setback/Frontage | Buffer Strips/Yards |
C-1 | Minimum 0.11 acre | Max 50 feet | See floor area max | See Article III, Division 4 for driveway details. | 20 ft (front) 0 ft (side & rear) |
C-2: General Commercial In addition to those allowed in Zone C-1, Zone C-2 allows auditoriums, convention centers, automotive sales/service/rental, boat sales and service, gas stations, hotels, community recycling facilities, parking garages, offices, broadcast studios and more. This zone also allows restaurants in which alcohol is consumed on-site. Exceptions may be granted for residential uses, communication towers, parking lots and more.
Like C-1, C-2 has maximum square footage allowances. For more than one use located in one district, the maximum is 15,000 square feet, with a maximum of 25,000 square feet allowed of total combined floor area.
Zone | Lot Size | Building Height | Density | Setback/Frontage | Buffer Strips/Yards |
C-2 | Minimum 0.23 acre | Max 100 feet | See floor area max | See Article III, Division 4 for driveway details. | 20 ft (front) 0 ft (side & rear) |
C-3: Central Business Commercial
In addition to those allowed in Zone C-2, Zone C-3 also permits things like large business parks, large food stores, shopping centers and shopping malls. Exceptions may be granted for things like residential uses, communication towers, parking lots, workforce housing and more.
Unlike the other commercial zones, C-3 does not have maximum square footage allowances. If the structure is massive, it belongs in C-3.
Zone | Lot Size | Building Height | Density | Setback/Frontage | Buffer Strips/Yards |
C-3 | Minimum 0.23 acre | Max 100 feet | N/A | See Article III, Division 4 for driveway details. | 20 ft (front) 0 ft (side & rear) |
Questions?
Zoning is extremely nuanced – even more so as various exceptions are granted by the Planning & Zoning Board. Please don’t rely on this blog post for specifics, as countless alternatives exist within the Code of Ordinances.
If you’ve reviewed the code and still aren’t sure about something, contact the Calcasieu Parish Division of Planning and Development. They’ll be glad to help!
What would you like to know more about?
In this ongoing series, I’ll address various sections of the Calcasieu Parish Code of Ordinances. Have specific questions or topics you’d like to see covered? Let me know!
