New Orleans City Planning Commission Meeting – October 10, 2023
STREAMING COPY IN PREPARATION — RECORDING AVAILABLE FROM THE ORIGINAL SOURCE
New Orleans City Planning Commission Meeting – October 10, 2023
The New Orleans City Planning Commission (CPC) met on Tuesday, October 10, 2023, at 1:30 PM in Council Chambers. The meeting addressed a wide range of zoning, subdivision, capital improvement, and housing policy items. Key actions included the denial of a new VCR-3 zoning district, approval of several conditional uses and subdivisions, and presentations on a PRO Housing grant application and a Transit Oriented Communities study.
Consent Calendar
- Adoption of Minutes: The minutes of the September 12, 2023 meeting were approved by voice vote.
- Subdivision Ratifications: The commission ratified staff determinations that several subdivision applications were eligible for administrative approval.
Public Comments & Testimony
- Zoning Docket 076/23 (Kazi-Nia Baptist Church): Pastor Lisa Williamson (representing the church) spoke in support of the zoning change, stating it would bring a food stand to address food scarcity and economic development in the Ninth Ward. She noted the church owns additional properties for future development. The item was deferred to October 24, 2023.
- Subdivision Docket 127/23 & 129/23 (Convention Center River District): Multiple speakers opposed the development. May Lau (3015 Napoleon Ave) argued that the developer had broken promises to prioritize housing, citing a side agreement that could allow TopGolf to continue even if the developer walks away. She requested a traffic study and expressed concerns about light and noise pollution. Charles Nicholson (Greater New Orleans Housing Alliance) stated the alliance had rescinded support until affordable housing commitments are honored. David Baird (601 Orange St) requested a deferral to discuss truck route impacts on his historic property.
- Zoning Docket 077/23 (Liberty Street Cottages): Stephen Fulkerson (3416 South Liberty St) opposed the application, alleging the owner had used permits to delay code enforcement. Annie Robinson (neighbor) spoke in support, noting two units have been renovated and look good.
- Transit Oriented Communities Study: Charles Nicholson (Housing NOLA) expressed support for the study and requested a communications strategy to combat NIMBYism. Samuel Buckley (Ride New Orleans) supported the study, noting that only 37% of jobs are accessible by transit vs. 95% by car.
Discussion Items
- Zoning Docket 065/23 (VCR-3 District): Staff recommended denial, stating the proposed district would conflict with the Future Land Use Map, could lead to blight, and was not guaranteed to preserve the Homer Plessy School. The commission voted to deny the text amendment.
- Zoning Docket 072/23 (Xavier University Dorm): Applicant requested deferral to October 24, 2023, citing ongoing discussions with staff. Commission voted to defer. Commissioner Flick recused.
- Design Review 026/23 (1335 Magazine, LLC): Staff recommended approval of a canopy structure for outdoor seating at a bar. No public comments. Commission approved.
- Street Name Change 003/23 (Firefighter Way): Staff recommended modified approval to rename the street “Firefighter Street” instead of “Firefighter Way” to conform to street naming policy. Commission approved as modified.
- 2024-2028 Capital Improvement Plan (CIP): Staff presented a five-year plan totaling approximately $786 million, with major funding for the airport ($487M) and streets ($285M in FEMA reimbursements). No new general obligation bond funds were available. Commissioners discussed delays in FEMA spending, the sale of remaining $200M in bonds, and the need for stormwater management funding. The plan was approved for transmission to the mayor.
- Zoning Docket 073/23 (Gas Station at 1400 S. Carrollton): Staff recommended approval with provisos. Applicant (Lynette Gordon) confirmed seven neighborhood meetings and agreement with provisos. Commission approved.
- Zoning Docket 074/23 (Fast Food Drive-Thru): Deferred to October 24, 2023, due to staffing limitations.
- Zoning Docket 075/23 (Child Care Center): Deferred to October 24, 2023, at applicant’s request for additional documentation.
- Zoning Docket 076/23 (Kazi-Nia Baptist Church): Deferred to October 24, 2023, due to staffing issues.
- Zoning Docket 077/23 (Liberty Street Cottages): Applicant Jason Riggs stated he had renovated two of six structures and needed approval to obtain financing for the remaining four. Staff recommended approval with four provisos. Commission approved.
- Zoning Docket 078/23 (Child Care Center): Deferred to November 14, 2023, at applicant’s request to expand the project footprint.
- Subdivision Docket 127/23 & 129/23 (Convention Center): These companion proposals involve resubdivision of land for the River District development, including TopGolf, Shell office, and future housing. Staff recommended tentative approval with provisos, pending additional feedback from the Planning Advisory Committee (PAC) meeting on October 11. After extensive discussion about traffic, affordable housing, and historic preservation, the commission approved both dockets with tentative approval. The developer (Todd James) committed to 50% affordable/workforce housing and noted that the TopGolf project generates tax revenue to fund affordable housing.
- Subdivision Docket 132/23 (Ye Olde College Inn): Staff recommended approval to consolidate lots. No opposition. Commission approved.
- Pathways to Removing Obstacles to Housing (PRO Housing) Grant: Staff presented a proposal to apply for $1–10 million from HUD. Three focus areas: completing a housing opportunity study, implementing a Healthy Homes diversion program, and establishing an Office of Affordable Housing Services within Safety and Permits. No action needed; a second public hearing is scheduled for October 24, 2023.
- Transit Oriented Communities (TOC) Study: Staff presented the completed study, which recommends forming a TOC working group, developing overlay districts, and collaborating on infrastructure. The study unlocks federal funding opportunities. Commission approved the study for transmission.
Key Outcomes
- Denied: Zoning Docket 065/23 (VCR-3 district creation).
- Deferred: Zoning Dockets 072/23, 074/23, 075/23, 076/23, 078/23 (to various dates in October and November).
- Approved (with modifications): Design Review 026/23, Street Name Change 003/23 (as Firefighter Street), Zoning Docket 073/23, Zoning Docket 077/23, Subdivision Dockets 127/23, 129/23, 132/23, Subdivision Ratifications, 2024-2028 CIP, TOC Study.
- Next Steps: The PRO Housing grant application will be posted on October 11, with a second public hearing on October 24. The TOC working group will be launched to develop zoning text amendments.
Meeting Transcript
Oh we gave her a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit of a little bit. No. How do we have approval minutes before we didn't hear this? Yeah, we have that out of order. I don't think we have any okay. First, we'll start with a uh reading of the formal public hearing rules. Uh the city planning commission has established certain rules governing the procedures to be followed at public hearings. Before speaking, each person shall be shall give their name, address, and state whom he or she is representing. Proponents for the proposal will speak first for a period of 10 minutes. Each speaker shall be allowed a maximum of two minutes. Opponents or other interested parties will speak second for a period of 15 minutes. Each speaker shall be allowed a maximum of two minutes. Proponents will be allowed a period of six minutes for a rebuttal. Each speaker shall be allowed a maximum of two minutes. Opponents will not be allowed to rebut. No material, written matter, photographs, or maps, will be accepted by the commission or its staff at any time during this public hearing. This procedure shall be followed except at such a time when the presiding officer shall, with the approval of the commission members present, extend such time. And our first uh item is the adoption of the minutes of the September 12th, 2023 meeting. Commissioner Flick will make a motion for approval of September 12th meeting minutes. Commissioner Alexander will second. Yes, sir. Is there any further discussion? If not, we'll uh vote our machines. Minutes are approved. Uh next up is zoning docket item 06523 zoning docket 6523 is a request to amend Article 9, historic core neighborhood residential districts of the CZO to create a new zoning classification, VCR 3, and to make the associated zoning map changes to effectuate the new zoning district. The purpose of the VCR 3 district is to allow a mix of primarily residential uses limited to singles and doubles, educational and cultural uses. When compared to the VCR 1 district, VCR1 and VCR 2 districts, BCR 3 is intended to promote educational and cultural uses that are compatible with single and two family residential uses. The proposed zoning district is aimed at steering potential future uses of the Homer Plessy School located at 721 St. Philip Street, which is currently zoned VCR 1. If the new zoning district were to be approved, a subsequent a subsequent zoning change would be required to effectuate the new zoning district for the intended site. While the impetus for this text amendment is the Homer Plessy School, if the amendment were approved, it could theoretically be applied across the French quarter, not just to the subject site. When compared to the existing zoning and land use trends within the French quarter, including its residential zoning districts, the proposed VCR 3 district is very restrictive and is out of context with the current historic land use trends of the neighborhood, which has historically featured an array of housing types, including multifamily and neighborhood serving commercial uses as noted in ticker three of the staff report. If approved, the new zoning district would conflict with the city's future land use map, which aims to promote a mix of use of mix of uses across the French quarter and explan and explicitly notes adaptive reuse projects, which will be precluded by the proposed VCR 3 district. While staff is sympathetic to the preservation of institutional and educational uses, the proposed text amendment is not guaranteed to serve the applicant's end goal of preserving the Homer Plessy school. It could also have the unintended consequence of creating a zoning district that would serve as a tool for housing opponents and even potentially result in the future underutilization of this property or similar similar properties across the French quarter, which could result in vacancy and blight. Even if the zoning district were adopted and applied to the site, there's still potential that the owner could vacate the site, leaving the building with a zoning that precludes virtually all compatible uses given its size and location. For the stated reasons, staff recommends denial of zoning docket 6523. Thank you. Is there any further discussion from the commissioners? Questions for staff. If not, I'll look for a motion. Oh mic is off. I'll make a motion to um move forward with staff recommendation as denial of zoning docket 065-23. Commissioner Flick will second. With no further discussion, uh vote your machines. Okay. Thank you. Uh the zoning docket is deferred. Nope. I'm sorry, motion passes.
openpublica.com