New Orleans City Planning Commission Meeting – September 24, 2024

The New Orleans City Planning Commission convened on Tuesday, September 24, 2024, at 1:44 PM in Council Chambers. The meeting included roll call, adoption of previous minutes, and a full docket of zoning items and a strategic master plan. After public hearings and deliberation, the Commission voted on 17 agenda items, approving the majority, deferring two, and denying two. Key actions included approval of the BioDistrict Strategic Master Plan, several zoning changes, and notable denials of a bar on South Front Street and a hotel height variance on Piety Street.

Consent Calendar

• Adoption of Minutes: The minutes from the August 27, 2024 meeting were unanimously adopted.
• Zoning Docket 074/24: Conditional use for a reception facility at 9900 Lake Forest Boulevard approved with 7 provisos.
• Zoning Docket 075/24: Deferred to the October 8, 2024 meeting to allow staff to gather lot size data.
• Zoning Docket 079/24: Conditional use for a salvage yard at 3795 Grant Avenue approved with one waiver and one proviso.
• Zoning Docket 082/24: Conditional use for an accessory bed and breakfast at 405 Delaronde Street approved with 3 provisos.
• Zoning Docket 084/24: Conditional use for an indoor amusement facility at 733 St. Joseph Street approved with 2 provisos.
• Zoning Docket 086/24: Conditional use for a cultural facility expansion for the New Orleans African American Museum approved with provisos, including an amendment to limit permeable parking requirements to new spaces.
• Subdivision Ratification: The list of subdivisions was approved as recommended.

Public Comments & Testimony

• Zoning Docket 069/24 (4523 Read Boulevard): The applicant (Paul Engel, engineer for O'Reilly Auto Parts) and property owner Amy Scandaliato spoke in favor of rezoning from S-RS to S-B2, citing the need to unify split zoning and develop a commercial auto parts store. Claudia Salastan (New Orleans East Advisory Commission) expressed neighborhood concerns about storefront placement, fencing, water retention, and potential auto repairs on site. The applicant stated the building would be set back on Chef Menteur Highway and that O'Reilly would own the property. Commissioner Johnson raised questions about the fate of the existing O'Reilly store and the risk of on-site repairs.
• Zoning Docket 081/24 (3959 South Front Street): Numerous speakers in support and opposition. Supporters (including neighbors and project team) highlighted the building's historic nature, revitalization of a blighted structure, and economic benefits. Opponents (residents from nearby streets) raised concerns about scale, parking, traffic, noise, and lack of sufficient community engagement. One neighbor stated that the developers had not followed up after the April NPP meeting. The developer countered that they had made outreach efforts and that the bar would be complementary to existing businesses.
• Zoning Docket 083/24 (500 Piety Street): Speakers in support (architects, developer, art coordinator) argued that the 4-foot height variance (from 75 to 79 feet) was necessary for a structural change to prefabricated panels, which would reduce construction time and eliminate a 300-person event space. They noted the sixth floor is setback and not visible from the street. In opposition, Brian Luckett (Neighbors First for Bywater) argued the variance was profit-driven and violated the Riverfront Design Overlay, setting a bad precedent. Adam Newman (nearby resident) expressed frustration over the lack of transparency about massing changes.
• Zoning Docket 085/24 (Lower Coast Algiers rezoning): Property owner Xing Hong Zhang and community advocate Renata Collins spoke in opposition to the proposed downzoning, arguing it would prevent development of affordable multifamily housing and infringe on property rights. They requested the Commission decide rather than defer.

Discussion Items

• BioDistrict Strategic Master Plan: Staff presented the plan, which aims to grow biosciences in New Orleans. It is consistent with the Master Plan and includes commitments to work with CPC on design guidelines. Andy Kopplin (BioDistrict Chair) and Jeff Schwartz (Office of Economic Development) spoke in support, highlighting equity, workforce development, and placemaking strategies. The Commission adopted the plan unanimously.
• Zoning Docket 069/24 (4523 Read Boulevard): Staff recommended denial due to inconsistency with the Master Plan's residential FLUM designation. The Commission discussed the split-zoning dilemma and the impracticality of residential use at a busy intersection. Despite staff recommendation, the Commission voted to approve the zoning change, finding the commercial use compatible with surrounding zoning.
• Zoning Docket 076/24 (Lake Catherine – NA to MMU): Staff recommended denial because the Natural Areas FLUM designation does not support the requested zoning. The applicant argued the split zoning was a mapping error and that adjacent properties are all MMU. The Commission approved the zoning change, noting it would allow development consistent with existing fishing camps and that the area is not environmentally sensitive.
• Zoning Docket 077/24 (1123 Marais Street – principal B&B): Staff recommended approval with provisos, including one requiring interconnection of two structures. The applicant argued that requirement was unnecessary and inappropriate for historic buildings. The Commission removed proviso 3 and approved the remaining two provisos.
• Zoning Docket 080/24 (2300 S. Liberty – community center): Staff recommended approval with waivers for parking and setbacks but denied waiver for permeable open space (needed 6,000 sq ft, proposed ~4,500). The applicant explained that FEMA funding required replicating the previous building's program. The Commission amended the approval to allow a waiver for 5,500 sq ft of permeable space, noting that stormwater management would still apply.
• Zoning Docket 081/24 (3959 S. Front – bar): After extensive debate, a motion for deferral failed (only 4 votes). A motion for denial passed 5-4, with Commissioners Stewart, JoshGupta, Flick, Whitry, and Jordan in favor; Brown, Lund, Johnson, and Steed against. The item will go to City Council with a recommendation for denial.
• Zoning Docket 083/24 (500 Piety – hotel height variance): The Commission agreed with staff that the variance did not meet the nine criteria. Commissioner Brown moved to deny, seconded by Commissioner Steed; the motion carried.

Key Outcomes

• BioDistrict Strategic Master Plan: Adopted unanimously.
• Zoning Docket 069/24: Approved (against staff recommendation) – rezoning from S-RS to S-B2 at 4523 Read Boulevard.
• Zoning Docket 072/24 and 073/23: Approved – amendments to conditional use permits allowing off-site parking for hotels on Teche Street and Red Allen Way.
• Zoning Docket 076/24: Approved (against staff recommendation) – zoning change from NA to MMU in Lake Catherine area.
• Zoning Docket 080/24: Approved with amended proviso – community center on South Liberty Street with waiver of permeable open space to 5,500 sq ft.
• Zoning Docket 081/24: Denied (5-4) – conditional use for a bar at 3959 South Front Street.
• Zoning Docket 083/24: Denied – height variance for hotel at 500 Piety Street.
• Zoning Docket 085/24: Deferred to November 12, 2024 – rezoning in Lower Coast Algiers pending Master Plan amendment study.
• Other zoning dockets: Approved as recommended or with minor amendments (see Consent Calendar).
• Meeting adjourned.