New Orleans City Planning Commission Meeting - February 6, 2024

The New Orleans City Planning Commission convened on Tuesday, February 6, 2024, at 1:39 p.m. in Council Chambers. The meeting covered a wide range of land use items including zoning text amendments, contested rezonings, a billboard relocation for Xavier University, and a major property swap with the state of Louisiana.

Consent Calendar

• Minutes: The minutes from the January 23, 2024 meeting were approved unanimously.
• Subdivision Docket 164/23: Application withdrawn by the applicant.
• Subdivision Docket 192/23 (1301-1333 Carondelet Street): Tentative approval granted for a resubdivision combining eight lots into one, as recommended by staff.
• Subdivision Ratifications: A packet of subdivisions eligible for administrative review was ratified.

Public Comments & Testimony

• Child Care Centers (ZD 002/24): Zach Smith (Zach Smith Consulting) expressed full support for the text amendment, calling it "fantastic work" that removes barriers for childcare businesses.
• Xavier University Billboard (ZD 009/24): Todd Gennaro (Xavier University) argued for approval, framing the request as a narrow rezoning needed to relocate a third-party billboard and allow campus construction. David Halpern (Lamar Advertising) stated the proposed billboard would be smaller (10' x 36' vs. 14' x 48'), 25 feet tall, and compliant with lighting regulations.
• Deer Park Rezonings (ZD 019/24 & 020/24):
  • In Support: Leela LeBlanc (Greater New Orleans Housing Alliance / Housing NOLA) spoke in support, urging the commission to differentiate genuine concerns from "bias and stigma against renters."
  • In Opposition: Don Abair (East New Orleans Neighborhood Advisory Commission), State Representative Jason Hughes (District 100), and over a dozen residents and business owners (Dr. Ryan Mitchell, Mary Cooley, Alvin Cooley, Sylvia Rusher, Carla Baker, Frame Bias, Henry King, Dietrich Thomas, Brent Gargus, Del Montague, Augusta Wilson, Archie Sanchez, Marlene Carroll, EC Crawford) spoke in opposition. Key themes included spot zoning, the need for commercial/retail development over additional multifamily housing, preventing further strain on infrastructure, and protecting property values. Multiple speakers explicitly stated they were "not against affordable housing, but opposed to this project."
• Above-Ground Dwellings (ZD 021/24): Leela LeBlanc (Housing NOLA), Zach Smith (Consulting), Andrew Bagnato (Office of Economic Development), and Tyler Russell (Office of Community Assets and Investment) all spoke in support, highlighting economic development, housing supply increases, and walkability.
• Subdivision 191/23 (Lower Coast Algiers): Lee DuPont (Lower Coast Algiers Association) opposed the subdivision, requesting a deferral until a long-term sewer plan is developed for the open-ditch area.
• Property Acquisition/Disposition (PA 001/24 & PD 001/24): Michael Duplantier (Louisiana Landmark Society) opposed the acquisition on procedural grounds due to a lack of an appraisal in the record. Maureen Clary (Zelia LLC, Benson Tower) raised access concerns regarding the Superdome disposition but did not oppose the swap. Cynthia Connick (NOBC) supported the transaction, noting an appraisal is underway.
• Extension Request (ZD 072/21): Philip Sherman (Applicant) requested a brief extension due to a permitting oversight.

Discussion Items

• Child Care Centers (ZD 002/24): Staff presented amendments to the CZO to re-categorize child care as an institutional use, increase capacity, and expand permissions into 13 zoning districts. The commission approved the item on a motion from Commissioner Flick.
• Xavier University Billboard (ZD 009/24): Staff recommended denial, citing incompatibility with the Master Plan's Institutional land use designation and poor precedent. Commissioner discussion focused on the large parcel size (150' x 300'). Commissioner Steag moved to approve with a condition limiting the rezoned lot to no more than 10,000 square feet. The motion passed over the staff recommendation.
• Deer Park Rezonings (ZD 019/24 & 020/24): Staff recommended denial, classifying the requests as spot zones inconsistent with the Master Plan. The applicants requested a deferral to March 26, 2024. Commissioner Lund moved to deny both dockets consistent with the staff recommendation. The motions passed.
• Above-Ground Dwellings (ZD 021/24): Staff recommended approval. The commission approved the item, praising the thorough staff report.
• Cigar Bar Parklets (ZD 022/24): Staff requested a deferral. The commission deferred the item to the February 27, 2024 meeting.
• Subdivision 191/23 (3700 Bryson Street): Staff recommended tentative approval. Despite sewage concerns, staff confirmed compliance with state regulations. The commission approved.
• Design Review – Demolition (DR 001/24): Staff recommended approval. The commission approved the demolition of a non-historic warehouse with a proviso requiring a permeable lawn.
• Land Swap (PA 001/24 & PD 001/24): Staff recommended approval of both the Duncan Plaza acquisition and the Superdome rights-of-way disposition. The commission approved the acquisition, briefly rescinded the vote to formally remove a requested proviso, and re-approved it. The commission also approved the disposition.

Key Outcomes

• Child Care Centers (ZD 002/24): APPROVED.
• Xavier University Billboard (ZD 009/24): APPROVED WITH CONDITION (rezoned lot capped at 10,000 sq ft). Overruled staff denial recommendation.
• Deer Park Rezonings (ZD 019/24 & 020/24): DENIED. Consistent with staff recommendation.
• Above-Ground Dwellings (ZD 021/24): APPROVED. Consistent with staff recommendation.
• Cigar Bar Parklets (ZD 022/24): DEFERRED to February 27, 2024.
• Subdivision 191/23 (3700 Bryson Street): APPROVED (tentative).
• Design Review / Demolition (DR 001/24): APPROVED with proviso.
• Property Acquisition (PA 001/24) & Disposition (PD 001/24): APPROVED.
• Extension Request (ZD 072/21): APPROVED.