New Orleans City Planning Commission Meeting – December 10, 2024

The City Planning Commission convened on December 10, 2024 at 2:23 PM to consider a full agenda including zoning text amendments, conditional use requests, subdivision dockets, a street name change, and a retail goods establishment study. The meeting lasted several hours and included extensive public testimony on multiple items. Key decisions included denials of a proposed hotel on Elysian Fields and a text amendment for ice vending machines, approvals for several hotels and other uses, and the adoption of a study on retail goods in New Orleans East.

Consent Calendar

• The minutes from the November 12, 2024 meeting were adopted unanimously.

Public Comments & Testimony

• Zoning Docket 105/24 (Hotel at 613-621 Elysian Fields): The applicant (Katie Bliss) presented the evolution of the design, citing community input and support from 10 adjacent neighbors. Opponents, including the Preservation Resource Center, the Faubourg Marigny Improvement Association, and many residents, testified that the 7-story, 74-foot building was out of scale with the historic neighborhood, would set a negative precedent, and did not meet the nine criteria for variances. A petition with over 500 signatures was submitted.
• Zoning Docket 093/24 (Ice Manufacturing Vending Machines): A representative for the City Council motion argued the need for ice machines and proposed design standards. Opponents, including Susan Johnson and the Faubourg Marigny Improvement Association, stated the machines would create noise, traffic, and blight, especially in historic districts.
• Zoning Docket 103/24 (Bed & Breakfast and Outdoor Live Entertainment at 3819 Patterson Drive): The applicant (Joel Snodgrass) described the restoration of a historic campus and the need for conditional uses. Opponents from the St. Clair Gardens Neighborhood Association requested a continuance, citing inadequate notice and concerns about noise, traffic, and loss of residential character. The applicant rebutted, stating proper notification had been given.
• Zoning Docket 104/24 (School Parking Lot Expansion at 2401 Humanity Street): Residents Lolita Luckett, Toshiba Luckett, and Kathleen Pope opposed the loss of green space (Union Park) for a parking lot, arguing that ample street parking exists and that the park is heavily used. The applicant (OPSB representative) noted the lot would be a small portion of the park, preserve a live oak, and address congestion during school drop-off/pickup.

Discussion Items

• Zoning Docket 105/24: Commissioners questioned the applicant about the height and FAR variances, the number of rooms, and the hotel brand. Staff noted the Hampton Inn nearby was built at 55 feet without variances. The commission ultimately denied the application.
• Zoning Docket 093/24: Staff recommended modified approval limiting ice machines to high-intensity industrial districts. The commission voted to deny the text amendment entirely.
• Zoning Docket 094/24 (Hotel at 919 Julia Street): Staff recommended approval. The applicant (Ken Gowlin) expressed support. No opposition. Approved with 6 provisos.
• Zoning Docket 095/24 (Billboard Reduction Amendment): Staff recommended approval. No public comments. Approved.
• Zoning Dockets 096/24 and 097/24 (Non-Commercial STR Special Exception Elimination and Interim Zoning District): Staff explained the concurrent amendments. Approved.
• Zoning Docket 098/24 (Large-Scale Solar in S-RS District): Staff recommended modified approval. Commissioners discussed the definition of large-scale and aesthetic impacts. Approved.
• Zoning Docket 099/24 (Hotel at 843 Camp Street): Staff recommended approval. The applicant noted a scaled-down proposal. Approved with 3 provisos.
• Zoning Docket 100/24 (Established Multifamily at 3418-3426 La Salle Street): Staff recommended approval. Owner Peter Gardner spoke. Approved with 4 provisos.
• Zoning Docket 101/24 (Neighborhood Commercial at 601-605 8th Street): Staff recommended approval. No opposition. Approved with 2 provisos.
• Zoning Docket 102/24 (Indoor Amusement at 840 Baronne Street): Staff recommended approval. Applicant Red Mouton explained the relocation of an existing business. Approved with 2 provisos.
• Zoning Docket 103/24: After hearing testimony, the commission voted to approve per staff recommendation, despite the opposition's request for a continuance. Commissioner Whitchery encouraged the applicant to continue outreach.
• Zoning Docket 104/24: The commission voted to approve the parking lot expansion, but the measure moved forward to the City Council with no recommendation from the commission due to a split vote (commissioners expressed concern about lack of community engagement).
• Design Review 049/24 (Dillard University Master Plan Amendment): Approved unanimously.
• Subdivision Dockets 102/24, 104/24, 105/24, 106/24: All approved with provisos.
• Property Acquisition 005/24 (Columbia Parc Streets): Approved.
• Street Name Change 001/24 (General Meyer Avenue to Taza Green Avenue): Staff recommended denial after the scope was reduced, which would fragment the street. The commission voted to deny.
• Retail Goods Establishment Study: Staff presented findings that there was no overproliferation of beauty supply stores, nail salons, tire shops, or convenience stores in New Orleans East, and that concerns were more about enforcement and economic development. The study recommended against distance requirements or conditional use, but suggested an enforcement task force and support for the upcoming New Orleans East Renaissance Plan. The commission adopted the study unanimously.

Key Outcomes

• Zoning Docket 105/24: Denied (motion to recommend denial passed).
• Zoning Docket 093/24: Denied (motion to deny passed).
• Zoning Docket 094/24: Approved with 6 provisos.
• Zoning Docket 095/24: Approved.
• Zoning Docket 096/24: Approved.
• Zoning Docket 097/24: Approved.
• Zoning Docket 098/24: Approved with modified approval.
• Zoning Docket 099/24: Approved with 3 provisos.
• Zoning Docket 100/24: Approved with 4 provisos.
• Zoning Docket 101/24: Approved with 2 provisos.
• Zoning Docket 102/24: Approved with 2 provisos.
• Zoning Docket 103/24: Approved with conditions (no continuance granted).
• Zoning Docket 104/24: Approved but forwarded to City Council with no commission recommendation (split vote).
• Design Review 049/24: Approved.
• Subdivision Dockets 102/24, 104/24, 105/24, 106/24: Approved with provisos.
• Property Acquisition 005/24: Approved.
• Street Name Change 001/24: Denied.
• Retail Goods Establishment Study: Adopted and forwarded to City Council.