City Planning Commission Meeting

The New Orleans City Planning Commission met on January 28, 2025, at 1:37 p.m. (agenda scheduled 1:30 p.m.) in Council Chambers. The meeting covered eight zoning and subdivision items, a progress report on the Canal Street study, and the Brownfields Program 2024 year-in-review. Key decisions included approval of a zoning change for a carry-out restaurant on Magnolia Street, deferral of a two-family residential rezoning, approval of a conditional use for alcohol sales in a Bywater coffee shop, approval of a high-intensity mixed-use rezoning for a market expansion in Algiers, and approval of a construction debris recycling facility. The commission also approved an extension for the River District subdivision, ratified administrative subdivisions, and heard presentations on the Canal Street study and Brownfields accomplishments.

Public Comments & Testimony

• Jane Howard (applicant, 1238 Magnolia Street): Expressed full support for the proposed zoning change to HU-B1 to build a walk-up food establishment, emphasizing the neighborhood's need for economic growth, walkability, and the historic character of the area. She noted the site has been vacant since at least 1994 and that the area is already de facto mixed-use.
• Angela S. Dix (applicant, Marr Avenue area): Stated strong support for the MU-2 zoning change to expand the existing Dix Market, add outdoor amusement and live performance space, and provide affordable commercial space for small businesses. She emphasized community benefits, safety, and the lack of recreational options for children in Algiers.
• Jason Coleman: Spoke in support of the Marr Avenue project, calling Angela Dix a second-generation business owner and highlighting the project's potential to incubate small businesses and increase property tax revenue.
• Heidi Hickman (vendor at Dix Market): Expressed support for the expansion, noting that as a vendor she often cannot get a space due to high demand, and that the project would formalize street vending and reduce congestion.
• Bruce Hinton (property owner in the area): Supported the Marr Avenue rezoning, stating that the area lacks infrastructure (water, sewer, complete streets) and that the market expansion is a catalyst for residential development.
• Maxine Francois (renter from Angela Dix): Supported the project, disputing claims of emergency vehicle access issues and noting that the market is a positive addition.
• Catherine Jackson (opponent, property owner on Elmwood Park Drive): Expressed strong opposition to the Marr Avenue rezoning, describing the existing flea market as deplorable, rodent-infested, and an eyesore. She argued that the market has not increased her property value despite tax increases, and that expanding would worsen the area. She also noted that a vacant lot is sometimes preferable.
• Thomas Schwab (applicant, Saint Roch Avenue): Stated that he lives on the second floor of the property and will have full control, ensuring responsible management of the alcohol sales at the specialty restaurant.
• Samia Salisbury Scott (part-owner of St. New Orleans Cafe): Expressed support for the alcohol license, stating it will promote balanced living—coffee and tea in the morning, wine in the evening—and that the reception from neighbors has been positive.
• Sheree Timer (attorney for St. Noir LLC): Confirmed that the NPP process received no negative feedback and that the owners are excited to partner with the neighborhood.
• Todd James (Broadmore, on behalf of River District): Explained that the extension for Subdivision Docket 129/23 is largely administrative, as the resubdivision has been finalized and recorded; the extension ensures everything is in order.

Discussion Items

• Zoning Docket 003/25 (1238 Magnolia Street) : Staff recommended denial due to spot zoning and inconsistency with the Master Plan. Commission discussion noted that the site has been vacant for over 30 years and that nearby properties are already commercial. Commissioner Steve made a motion to approve against staff recommendation, citing the merits of the project. The motion passed.
• Zoning Docket 004/25 (2109-2113 Saint Maurice Avenue) : The applicant was absent. Commissioner Johnson moved to defer to the February 11 meeting, as the applicant had not communicated their absence. The deferral was approved.
• Zoning Docket 008/25 (1126-1128 Saint Roch Avenue) : Staff recommended approval with three provisos. No opposition was heard. Commissioner Flick moved to approve; the motion passed.
• Zoning Docket 009/25 (Marr Avenue area) : Staff recommended denial due to spot zoning and inconsistency with the Master Plan. Extensive discussion ensued. Some commissioners expressed concern about jumping to MU-2, suggesting MU-1 with a conditional use for live music. Staff clarified that MU-2 permits outdoor amusement as a permitted use, while MU-1 requires a conditional use. The applicant stated she needs MU-2 to avoid repeated conditional use permits. Commissioner Stewart moved to approve against staff recommendation for MU-2; the motion passed after a second and vote.
• Zoning Docket 010/25 (4501 North Derbigny Street) : Staff recommended approval with one waiver (for lot size) and four provisos. No speakers. Commissioner Johnson moved to approve; the motion passed.
• Extension Request for Subdivision Docket 129/23: Staff recommended approval. The applicant explained that the resubdivision is complete but the extension is needed to finalize administrative steps. The motion passed.
• Canal Street Study Progress Report: Staff presented the preliminary report, covering study boundaries, scope, timeline, and public comment opportunities. Commissioners discussed the need to assess structural integrity of buildings, pedestrian experience, short-term rental regulations, and the role of private property owners. The DDD representative expressed excitement. The final draft is expected by March 25, 2025, with written comments due March 17.
• Brownfields Program 2024 Year in Review: Carrie Gadjo and Dylan White presented the program's accomplishments, including work on the Market Street Power Plant, the former Naval Support Activity Center (23-acre site, $2M EPA grant), Sophie Gumbel House, Municipal Auditorium, and Touro Shakespeare. The presentation highlighted the three-phase assessment process, economic benefits, and potential funding uncertainties due to federal pauses. Commissioners praised the program.

Key Outcomes

• Zoning Docket 003/25: Approved (motion against staff recommendation). The zoning change from HU-RM2 to HU-B1 at 1238 Magnolia Street is granted.
• Zoning Docket 004/25: Deferred to February 11, 2025.
• Zoning Docket 008/25: Approved subject to three staff-proposed provisos.
• Zoning Docket 009/25: Approved (motion against staff recommendation). The zoning change from S-RS to MU-2 for the Marr Avenue properties is granted.
• Zoning Docket 010/25: Approved subject to one waiver (minimum lot size) and four provisos.
• Subdivision Docket 129/23 Extension: Approved, extending the deadline for final approval.
• Subdivision Ratifications: Approved.
• Canal Street Study: Public comment period open until March 17, 2025; final draft to be presented March 25, 2025.
• Brownfields Program: Continued work on priority sites; next steps include finalizing contracts for the Naval Support Activity Center and exploring alternative funding sources.