City Planning Commission Regular Meeting - June 25, 2024

The New Orleans City Planning Commission convened on Tuesday, June 25, 2024, to address several zoning dockets, a request to reconsider Future Land Use Map (FLUM) amendments in Planning District 13, and proposed revisions to the Subdivision Regulations. The Commission took actions including deferrals, denials, approvals, and a grant of reconsideration.

Consent Calendar

• Adoption of Minutes: The Commission unanimously approved the minutes from its June 11, 2024 meeting. Motion by Commissioner Steag, seconded by Commissioner Flick.

Public Comments & Testimony

• Zoning Docket 053/24: Catherine Jackson, a property owner in the Elmwood subdivision, expressed opposition to the proposed zoning change, citing concerns over inadequate parking (only one space per unit) and potential flooding from the Donner Canal.
• Subdivision Regulations Revisions: Jeffrey Seymour and Alan Johnson, members of the FMIA Land Use Committee, spoke in support of the revised regulations. They commended the staff for their transparency and collaboration, and particularly thanked Commissioner Brown for her dedicated service.

Discussion Items

Zoning Docket 044/24 – Conditional Use for Large Restaurant with Alcohol Services (949 Harrison Avenue)

The applicant proposed an 8,160-square-foot standard restaurant with outdoor seating in the S-LB1 district. Staff recommended denial, citing design inconsistencies with the Harrison Avenue corridor (lack of continuous facade, excessive outdoor space, etc.). The applicant had submitted revised plans but did not fully address staff concerns. The applicant requested a deferral to July 9, 2024, explaining that a recent interpretation from Safety and Permits regarding gross floor area definitions might eliminate the need for the conditional use related to size. The Commission granted the deferral.

Zoning Docket 053/24 – Zoning Change for Multi-Family Development (2570-2600 Donner Drive)

Applicants Tien Nguyen and Derek Martin sought a change from S-RS to S-RM1 on 15 vacant lots to permit up to 43 apartment units. Staff recommended denial, noting that the FLUM designates the area as Residential Single-Family Post-War, and that a rezoning would create a spot zone inconsistent with the surrounding single and two-family character. The applicants argued the project would spur economic growth in Algiers and had neighbor support. Catherine Jackson spoke in opposition. The Commission voted to deny the request.

Zoning Docket 054/24 – Conditional Use to Expand Gas Station (1247-1249 N. Claiborne Avenue)

The applicant proposed to replace a retail kiosk with a 1,965-square-foot store and reconfigure fuel pumps, reducing the total number. Because the property is in an HU-B1 district and HUC overlay, the expansion required conditional use approval. Staff supported the proposal subject to two waivers and seven provisos, noting that the redevelopment would enhance the site's aesthetics and compatibility with the historic corridor. The Commission approved the request as conditioned.

Zoning Docket 055/24 – Text Amendment to Establish Maximum Driveway Length

A City Council motion (M-24-193) proposed amendments to the Comprehensive Zoning Ordinance to add maximum length regulations for driveways, using the 1,000-foot block limit as a baseline (with exceptions for industrial districts). Staff recommended approval and proposed two additional amendments: clarifying the definition of a driveway in Article 26, and exempting educational facilities and hospitals from the length limit in Article 22. The Commission approved the amendment with these additions.

Zoning Docket 056/24 – Text Amendment to Exempt Area from Billboard Restrictions

Another City Council motion (M-24-204) sought to exclude the area between I-510 and Downman Road from billboard prohibitions in design review corridors. Staff recommended denial, arguing that the proposal would undermine the Master Plan's pedestrian-oriented goals and the 2019 Billboard Study's recommendations. The Commission voted to deny the amendment.

FLUM Amendments Reconsideration – Planning District 13 (Items PD13-05, PD13-07, PD13-10, PD13-11)

Property owner Thomas Gynen requested reconsideration of four FLUM amendments approved on May 28, 2024, that changed designations from multi-family or commercial to single-family or semi-rural. Gynen stated he did not receive direct notice, presented what he considered new information about the property's elevation and development history, and argued the changes would limit development options. The Commission voted to grant reconsideration and set a hearing for July 9, 2024, noting that other interested parties could attend.

Subdivision Regulations Revisions – Proposed Overhaul of 1999 Regulations

Staff presented the final draft of revised Subdivision Regulations, updated from the 1999 version. Key changes include: enhanced public notification (use of NotifyMe, public application log), shift of interpretation authority from the Commission to the Executive Director (with appeal rights), and a new attestation process for mortgage holder consent to replace the current mortgage certificate requirement. The draft had been vetted through the Zoning and Land Use Committee on June 11, 2024. After public support, the Commission unanimously approved the revisions. The regulations will be transmitted to the City Council, which has 45 days to consider them; if no action is taken, they become effective.

Key Outcomes

• Deferred: Zoning Docket 044/24 (restaurant conditional use) to July 9, 2024.
• Denied: Zoning Docket 053/24 (Donner Drive rezoning) and Zoning Docket 056/24 (billboard exemption).
• Approved: Zoning Docket 054/24 (gas station expansion) with two waivers and seven provisos; Zoning Docket 055/24 (driveway length amendment) with staff's additional amendments; Subdivision Regulations Revisions.
• Reconsideration Granted: FLUM amendments PD13-05, PD13-07, PD13-10, and PD13-11 will be reconsidered on July 9, 2024.