New Orleans City Planning Commission Meeting - December 12, 2023
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New Orleans City Planning Commission Meeting - December 12, 2023
The New Orleans City Planning Commission met on December 12, 2023, at 1:30 PM in Council Chambers to consider 17 agenda items. The meeting was chaired by the Commission and included roll call, adoption of minutes, public hearings, discussions, and votes on zoning dockets, subdivision dockets, property dispositions, and acquisitions. Commissioner Alexander was recognized for her service on her last day. The meeting adjourned late in the evening.
Consent Calendar
- Adoption of Minutes: The minutes of the November 14, 2023 meeting were approved unanimously.
- Subdivision Docket 136/23: Deferred from November 14, staff recommended deferral; the Commission voted to defer.
- Subdivision Ratifications: The list of subdivisions for ratification was approved unanimously.
Public Comments & Testimony
- Zoning Docket 089/23 (University Area Design Overlay): Claire Beyonce (Land Use Director for Council Member Joe Giarrusso) appeared for information; Zach Smith (Zach Smith Consulting) opposed, arguing the overlay adds hurdles to housing development. Commissioners noted the term "persecuted" was inappropriate.
- Zoning Docket 091/23 (Rezoning to C1): Jacob Glover and Ben Jacobson (applicants) argued the change is needed for office space and consistent with adjacent commercial zoning. Neighbors Eric Brown and Paula Singleton opposed, citing parking, flooding, and neighborhood character concerns.
- Zoning Docket 092/23 (Blue Oak BBQ Conditional Use): Zach Smith (for applicant) stated the expansion is a shrinkage of the COVID-era footprint, with commitments to restore a curb cut and limit hours to 9 PM. Philip Mosley (owner) confirmed no live entertainment. Laura Barks and Ben Jacobson spoke in support. Opponents Martha McNulty, Linda Romero, Dr. David Fawke, Elizabeth Boudreau (City Park Neighborhood Association), Dr. McGowan, Jonathan Perez, Holly Vanet, Kathleen Fisher, Eddie Gonzalez, Marguerite Stryker, and Trish Etheridge cited persistent parking, noise, trash, and quality-of-life issues. Jonathan Perez alleged the applicant was not forthcoming about purchasing adjacent Parkview Tavern.
- Zoning Docket 093/23 (Bar at Wisdom Reception Hall): Miles Granison (for applicant) noted 20-year history, strong neighborhood support, and requested removal of a proviso limiting live entertainment. Opponents Alison DeCode, Zach Zalton, and Darcy Flynn described noise, drunk driving, and violence from nearby clubs.
- Zoning Docket 094/23 & 095/23 (Hotels on Teche and Red Allen): Zach Smith described the projects as low-impact hotels with mixed use; Ron Lazel (neighbor) supported. Kristin Giselson Palmer (former councilwoman) expressed confusion about two separate dockets and design concerns. John Cassidy (neighbor) asked for written provisos. Jim Goodwin (Algiers Point Association) opposed, citing scale and compatibility.
- Property Disposition 003/23 (St. Thomas Street Lease): Trey Bravant (applicant) stated the lease supports film production campus with negligible traffic impact. Matt Ryan (private citizen, former association president) opposed, citing past broken promises and traffic confusion.
- Property Disposition 004/23 & Acquisition 004/23 (Melpomene Street Relocation/River District): Todd James (Broadmoor) described the $31M infrastructure package, no subsidies for Top Golf (a 40M investment), and 450 affordable housing units. Supporters included Louis David (NOLA Business Alliance), Zach Smith (Top Golf representative), Alison Port (Council Member Harris' chief of staff), Jeff Schwartz (Office of Economic Development), and Josh Tatum (GNO Inc.). Opponents Carrie Chauvin (raised DOTD and traffic study issues), Andrew Yon (stated Top Golf is inappropriate for a residential area and the text amendment lacked transparency), and Matt Ryan (vice president of Lower Garden District Association, stated the NPP did not disclose street closure, and neighborhood engagement was insufficient).
- Subdivision Docket 164/23 (Hayne Boulevard): Michael Bryant, Claudia Hayes, and Kenneth Chancellor opposed, citing drainage flooding issues for 18+ years and unmaintained paper street.
Discussion Items
- Zoning Docket 086/23 (Drive-Through Allowed for Fast Food in HU-MU): Applicant Johnny Fassbender said the existing drive-through infrastructure should be usable. The Commission discussed preserving the district's character while utilizing existing facilities. Staff recommended modified approval.
- Zoning Docket 089/23 (University Area Design Overlay): Staff presented modifications (20% threshold for additions, administrative review, height limits based on adjacent structures). The Commission debated the appropriateness of the overlay. A motion for modified approval passed.
- Zoning Docket 091/23 (C1 Rezoning on Norman C. Francis): Staff recommended denial, calling it spot zoning and inconsistent with the master plan. Applicants argued it aligns with adjacent commercial. The Commission denied after citing concerns about commercial creep and the wide range of uses allowed in C1.
- Zoning Docket 092/23 (Blue Oak BBQ): Extensive discussion on conditional use approval. The Commission first voted on a motion to deny (failed 3-4), then on a motion to defer to allow neighborhood negotiations (failed 3-4), then on a motion to approve with provisos (failed 3-4). The item was forwarded to City Council without a recommendation.
- Zoning Docket 093/23 (Bar at Wisdom): Staff recommended approval with two provisos. During deliberation, a motion to add hours of operation restrictions was not adopted; the final motion to approve passed 4-3.
- Zoning Docket 094/23 & 095/23 (Teche & Red Allen Hotels): Staff recommended approval with 7 and 6 provisos respectively. Discussion covered parking, design review by HDLC, and extra-neighborhood provisos. Both motions passed.
- Property Disposition 003/23 (St. Thomas Street): Discussion of traffic study (196 vehicles might reroute) and community concerns about street closures. Approved with one proviso (Alexander voted no).
- Property Disposition & Acquisition 004/23 (Melpomene Street Relocation): Discussion of DOTD jurisdiction, traffic study adequacy, and NPP disclosure. A proviso requiring DOTD approval was added. Both items passed (Steag recused).
- Subdivision Docket 164/23 (Hayne Boulevard): Applicant Karen Nabonne Coaxum requested a deferral to address street paving, cul-de-sac, and drainage requirements. Neighbors strongly opposed due to existing flooding. The Commission deferred to the February 6, 2024 meeting.
Key Outcomes
- Consent Calendar: All items approved or deferred as recommended.
- Zoning Docket 086/23: Modified approval (allow drive-through in HU-MU for fast food replacing historic pharmacies).
- Zoning Docket 087/23: Approved (property-specific drive-through).
- Zoning Docket 088/23: Approved with two provisos (bar in CBD-2).
- Zoning Docket 089/23: Modified approval (University Area Design Overlay with staff modifications).
- Zoning Docket 090/23: Deferred to January 9, 2024 (parklet regulations).
- Zoning Docket 091/23: Denied (C1 rezoning on Norman C. Francis).
- Zoning Docket 092/23: No recommendation; forwarded to City Council (Blue Oak BBQ).
- Zoning Docket 093/23: Approved (bar at Wisdom).
- Zoning Docket 094/23: Approved with 7 provisos (hotel at 820 Teche).
- Zoning Docket 095/23: Approved with 6 provisos (hotel at 401-407 Red Allen).
- Property Disposition 003/23: Approved with one proviso (lease of St. Thomas Street to Second Line Studios).
- Property Disposition 004/23: Approved with proviso for DOTD approval (disposition of Melpomene right-of-way).
- Property Acquisition 004/23: Approved with proviso for DOTD approval (acquisition for relocated Melpomene).
- Subdivision Docket 161/23: Approved with one proviso (2537 Tulane Avenue).
- Subdivision Docket 162/23: Approved with two provisos (Homer Street).
- Subdivision Docket 164/23: Deferred to February 6, 2024 (Hayne Boulevard).
- Subdivision Ratifications: Approved.
Meeting Transcript
Good afternoon. We'd like to ask everyone to take their seats. We're going to get started for the December City Planning Commission. Please go ahead and fill out a card. There should be at least two locations to go ahead and do that, and you can have them stamped. As we get started, I'm going to go ahead and take roll call. Commissioner Steag. Here. Commissioner Brown here. Commissioner Flick present. Commissioner Wittries Leckett. Present. Commissioner Stewart. Present. Commissioner Josie Gupta. Present. And Commissioner Alexander. Present. Before we get started, I'd like to thank Commissioner Alexander. Today is her last day as a public servant in being a city planning commissioner. And we just really want to thank you for your time and your service and for always showing up. For those of you that don't know, this is a volunteer position, and you are recommended and get approved, but it does take a lot of time and energy. And we just thank you for taking time out of your work and personal life to be here to better the city of New Orleans. Thank you. It has been my pleasure serving the citizens of New Orleans in this capacity, Commissioner Whitry. Best of luck on your campaign. So council, we're gonna need a new commissioner. Um that hopefully you can get that started by our January meeting. Um followed at all public hearings. Before speaking, each person shall give their name, their address, and state who he or she is representing. Proponents for the proposal will speak for a period of 10 minutes. Each speaker will be allowed of two minutes. Commissioners. Opponents or other interested parties will speak second for a period of 15 minutes. Each speaker will be allowed two minutes. Proponents will be allowed a period of six minutes for rebuttal. Each speaker shall be allowed a madam a maximum of two minutes, and opponents will not be able to rebut. No material written photographs, maps, will be accepted by the commission or its staff any time during this public hearing. This procedure shall be followed except at such time when the proceeding officer shall with approval of the commission members present extend such time. The first thing that we are going to do is adopt the meeting minutes from the November 14th, 2023 meeting. Commissioner Flick will make a motion for approval of mini minutes. Is there a second? Commissioner Alexander will second. Thank you. Please vote. We have a sec uh commissioner Flick moved. Commissioner Alexander second. The minutes have been approved. Thank you so much. We're moving on to subdivision docket 136-23.
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