OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

New Orleans City Planning Commission Meeting - February 10, 2026

City Council — Tuesday, February 10, 2026
BodyNew Orleans, Louisiana
SessionCity Council
DateTuesday, February 10, 2026
StatusFILED
Video Record
0:00 / 20:28

Transcript — Verbatim
0:04

Welcome to today's City Planning Commission meeting Tuesday, February 10th, 2026.

0:09

I'm gonna go ahead and read the formal public hearing rules.

0:13

The City Planning Commission has established certain rules governing the procedures that will be followed at all public hearings.

0:19

Before speaking, each person shall give their name, address whom he or she is representing.

0:25

Proponents for the proposal will speak for a period of 10 minutes.

0:29

Each speaker will be allowed to speak for a maximum of two minutes.

0:33

Opponents or other interested parties will speak second for a period of 15 minutes.

0:38

Each speaker will be allowed a maximum of two minutes.

0:41

Proponents will be allowed a period of six minutes for rebuttal.

0:44

Each speaker shall be allowed a maximum of two minutes.

0:47

Opponents will not be allowed to rebut.

0:50

No material, written matter, photographs, maps will be accepted by the commission or its staff at any time during this hearing.

0:58

This procedure shall be followed except at such time when the preceding officer shall, with the approval of the commission members, present extend such time.

1:08

Okay.

1:09

Our first, oh, adoption of the meeting minutes.

1:14

Roll call.

1:15

Are we all signed in?

1:16

We still need to do roll call?

1:17

Yeah.

1:17

Okay.

1:18

Okay.

1:19

Commissioner O'Shea.

1:21

Here.

1:22

Commissioner Kepper.

1:23

Commissioner Flick.

1:25

President.

1:25

Commissioner Steve.

1:26

Here.

1:27

Commissioner Stewart.

1:28

Present.

1:28

And Commissioner Whitry Stewart.

1:31

Commissioner Richard is present.

1:35

Oh, that's sweet.

1:39

Adoption of the minutes from January 13th and 27th.

1:44

Uh Commissioner Flick will make a motion for adoption of the meeting minutes from January 13th and the 27th.

1:49

Thank you.

1:49

Is there a second?

1:52

Second.

1:53

Commissioner Seek seconds.

1:55

All right.

1:55

Any discussion.

1:58

If not, let's vote.

2:05

All right, the motion passed.

2:06

We'll move on to our fourth order of business, which is zoning docket 003-26.

2:12

Good afternoon.

2:13

Um zoning docket 003-26 is a request for a waiver to permit the expansion of an existing neighborhood commercial establishment in an HURD2 two-family residential district.

2:24

The site consists of one consolidated law totaling approximately 7,540 square feet and is currently developed with a 2700 square foot structure containing a bakery in the front and an office in the rear.

2:37

These uses were approved through a 2018 conditional use zoning docket 12618.

2:43

And the applicant has since constructed a camelback addition that adds a second floor, uh a second floor office space of approximately 970 square feet, increasing the total floor area beyond the 3,000 square foot limit allowed for neighborhood commercial establishments.

2:57

The request is necessary due to the fact that the expansion exceeds the permitted floor area and introduces a second story, which is not allowed under Article 20, Section 20.3 point and neighborhood commercial establishment.

3:10

While the underlying uses remain the same, the added square footage could potentially have adverse impacts in the operation of this neighborhood.

3:17

In that the operation of this neighborhood commercial establishment could increase and create added levels of activity.

3:23

Staff finds that while the proposal is consistent with the master plan and the purpose of the zoning district, it does not meet several of the approval standards for variances.

3:33

So as some of you are familiar, this case was deferred from last month's um CPC hearing for staff to meet with the applicant and see what other options there were for them to pursue.

3:46

And um as of excuse me.

3:50

What day was that on uh February 2nd uh 2026?

3:58

Staff met with the applicant to discuss options that could be pursued in lieu of a conditional use request.

4:04

Uh during this meeting, staff presented two potential paths forward.

4:07

The applicant could withdraw the current case and instead pursue a zoning change application, which the staff theoretically would support as the site is a commercial corner store and the HUB1A district provides the zoning requirements for the existing structure and associated uses.

4:22

Alternatively, the applicant could proceed with the application as submitted with the understanding that staff is required to recommend denial because the request does not meet the non-variance criteria.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████73%
Procedural█████████████████27%
Summary of Proceedings

New Orleans City Planning Commission Meeting - February 10, 2026

The City Planning Commission met on Tuesday, February 10, 2026, to consider several zoning and subdivision items. The meeting included public hearings on waiver requests, conditional uses, and deferrals. Key decisions included approval of a zoning waiver against staff recommendation, approval of a conditional use, deferral of a live performance venue request, and extensions for a subdivision.

Consent Calendar

  • Adoption of Minutes: The Commission unanimously approved the meeting minutes from January 13 and January 27, 2026.

Public Comments & Testimony

  • Zoning Docket 003-26: Jared Zeller (applicant, 3205 Orleans Avenue) spoke in support of the waiver, stating that all immediate neighbors support the project. He noted the conditional use approach is more restrictive than a zoning change and asked for a compromise. Roger Bailey (415 Allen Two Saint Boulevard) also expressed support, noting the proposal meets the spirit of the law except for the 3,000 square foot limit, and that the height and bulk do not impact neighbors.
  • No other public comments were made.

Discussion Items

  • Zoning Docket 003-26 (Waiver for Neighborhood Commercial Expansion): The request sought a waiver to permit expansion of an existing neighborhood commercial establishment (bakery/office) in an HURD2 district beyond the 3,000 square foot limit and to allow a second floor. Staff recommended denial, citing failure to meet variance standards. At a February 2 meeting, staff had offered alternatives: a zoning change (which they would support) or proceeding with the current waiver. The applicant argued the waiver is more restrictive and preferable. The Commission voted to grant the waiver, overruling staff recommendation, citing existing provisos and the preference over rezoning. The waiver removes the 3,000 square foot limit and the first-floor-only restriction, while retaining existing conditional use provisions.
  • Zoning Docket 013-26 (Conditional Use for Neighborhood Commercial): A conditional use to allow a neighborhood commercial establishment in an existing mixed-use structure at the corner of Aerato and South Gaioso Streets, previously a candy store closed after a fire. Staff recommended approval with three provisos. No opposition was noted. The Commission approved the conditional use with the three provisos.
  • Zoning Docket 014-26 (Modification for Live Performance Venue): The applicant requested a deferral to February 24, 2026, to ensure proper public signage. Staff concurred. The Commission voted to defer.
  • Subdivision Docket 114 (Extension): An extension of one year was requested to complete paperwork for a church site expansion, originally approved in January 2025. The applicant had gone through design review and a waiver process, causing the deadline to slip. Staff supported the extension. The Commission approved.
  • Subdivision Ratifications: Staff deemed several subdivisions eligible for administrative approval. The Commission ratified that determination.

Key Outcomes

  • Zoning Docket 003-26: Motion to grant the waiver (against staff recommendation) passed. The waiver allows the existing two-story, 3,670 square foot structure to continue commercial use, subject to existing conditional use provisos.
  • Zoning Docket 013-26: Motion to approve conditional use with three provisos passed (no vote tally recorded, presumed unanimous).
  • Zoning Docket 014-26: Motion to defer to February 24, 2026, passed.
  • Subdivision Docket 114: Motion to extend deadline by one year passed.
  • Subdivision Ratifications: Motion to approve administrative eligibility passed.
  • Meeting adjourned with a motion.

Meeting Transcript

Welcome to today's City Planning Commission meeting Tuesday, February 10th, 2026. I'm gonna go ahead and read the formal public hearing rules. The City Planning Commission has established certain rules governing the procedures that will be followed at all public hearings. Before speaking, each person shall give their name, address whom he or she is representing. Proponents for the proposal will speak for a period of 10 minutes. Each speaker will be allowed to speak for a maximum of two minutes. Opponents or other interested parties will speak second for a period of 15 minutes. Each speaker will be allowed a maximum of two minutes. Proponents will be allowed a period of six minutes for rebuttal. Each speaker shall be allowed a maximum of two minutes. Opponents will not be allowed to rebut. No material, written matter, photographs, maps will be accepted by the commission or its staff at any time during this hearing. This procedure shall be followed except at such time when the preceding officer shall, with the approval of the commission members, present extend such time. Okay. Our first, oh, adoption of the meeting minutes. Roll call. Are we all signed in? We still need to do roll call? Yeah. Okay. Okay. Commissioner O'Shea. Here. Commissioner Kepper. Commissioner Flick. President. Commissioner Steve. Here. Commissioner Stewart. Present. And Commissioner Whitry Stewart. Commissioner Richard is present. Oh, that's sweet. Adoption of the minutes from January 13th and 27th. Uh Commissioner Flick will make a motion for adoption of the meeting minutes from January 13th and the 27th. Thank you. Is there a second? Second. Commissioner Seek seconds. All right. Any discussion. If not, let's vote. All right, the motion passed. We'll move on to our fourth order of business, which is zoning docket 003-26. Good afternoon. Um zoning docket 003-26 is a request for a waiver to permit the expansion of an existing neighborhood commercial establishment in an HURD2 two-family residential district. The site consists of one consolidated law totaling approximately 7,540 square feet and is currently developed with a 2700 square foot structure containing a bakery in the front and an office in the rear. These uses were approved through a 2018 conditional use zoning docket 12618. And the applicant has since constructed a camelback addition that adds a second floor, uh a second floor office space of approximately 970 square feet, increasing the total floor area beyond the 3,000 square foot limit allowed for neighborhood commercial establishments. The request is necessary due to the fact that the expansion exceeds the permitted floor area and introduces a second story, which is not allowed under Article 20, Section 20.3 point and neighborhood commercial establishment.

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