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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

City Planning Commission Meeting - March 25, 2025

City Planning Commission — Tuesday, March 25, 2025

BodyNew Orleans, Louisiana

SessionCity Planning Commission

DateTuesday, March 25, 2025

StatusFILED

Video Record

0:00 / 1:22:41

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

And Commissioner Steag.

0:02

Yeah.

0:02

We have a quorum, so we can go ahead and get started.

0:08

I'm gonna read the formal public hearing rules.

0:12

The City Planning Commission has established certain rules governing the procedures to be followed at public hearings.

0:19

Before speaking, each person shall give their name, address, and state her she or he are representing.

0:25

Proponents for the proposal will speak for a period of 10 minutes.

0:29

Each speaker will be allowed a maximum of two minutes.

0:33

Opponents or other interested parties will speak second for a period of 15 minutes.

0:39

Each speaker shall be allowed a maximum of two minutes.

0:42

Proponents will be allowed a period of six minutes for rebuttal.

0:46

Each speaker shall be allowed a maximum of two minutes.

0:49

Opponents will not be allowed to rebut.

0:52

No material, written matter, photographs, maps will be accepted by the commission or its staff at any time during this public hearing unless the rules are suspended.

1:02

This procedure shall be followed except at such time where the preceding officers shall, with the approval of the commission members, present extended such time.

1:12

I am looking for an adoption of the March 11th, 2025 meeting minutes.

1:19

Commissioner Flick will make a movement.

1:22

Thank you.

1:23

Is there a second?

1:24

Commissioner Johnson has seconded.

1:29

Go ahead and vote.

1:34

Perfect.

1:42

Thank you.

1:43

The meeting minutes have been adopted.

1:45

So now we'll move forward with zoning docket 01725.

1:54

Zoning Docket 01725 is a request for the amendment of ordinance number 30,076 to permit the conditional use of a fast food restaurant located in an HUMU Historic Neighborhood Mixed Use District at the corner of Ferret Street and Robert Street in the uptown neighborhood.

2:10

The site is developed with an existing building containing two suites with restaurant businesses in each.

2:15

The applicant proposes a new tenant Chipotle, a Mexican fast food casual restaurant, or excuse me, Mexican fast casual restaurant in place of the former Blaise Pizza Chain restaurant in Suite A.

2:25

There is no drive-thru proposed to the site, and staff finds that the requested conditional use for a fast food restaurant at this location fits within the scope of an H UMU Historic Urban Neighborhood Mixed Use District, as it is similar in nature to its previous use and should continue to keep the site in commerce with little to no change in the amount of traffic or parking at the site.

2:43

Therefore, staff recommends approval of zoning docket 01725, subject to five provisos.

2:51

Thank you.

2:53

We have um two item two cards on this.

2:56

Ms.

2:56

Rebecca.

2:58

Hello, Rebecca Geiger, 800 Barone Street.

3:00

Uh, here on behalf of Chipotle.

3:03

Um, like staff just explained, we are here because there's gonna be a new tenant in this shopping center.

3:08

We were here a couple months ago for the new addition of Kava, um, which has a very similar operation to Chipole.

3:15

This uh restaurant um is one of those ones that doesn't neatly fit into any category.

3:20

You know, because of the way the definitions are are written out.

3:23

This does fit into fast food by definition, but it more squarely falls into that fast casual restaurant concept.

3:29

I'm sure many of you are familiar with Chipotle.

3:31

We're excited about this addition to Ferret Street.

3:33

We think it's a great use, and and like staff said, doesn't really change you know what's there to to great any great extent.

3:39

Um we're here to answer any questions and we're excited about this one.

3:43

Thank you.

3:53

Are you here to speak on this zoning item or or no?

3:57

No.

3:59

Ms.

4:00

Greer, you're the only one I see.

4:05

Okay, so there's no other cards to speak you have two guys at the same zone.

4:23

I have a Mr.

4:24

Kaplan on this zoning docket, and I have a Miss Sarah Bellman on this zoning docket.

4:31

Number seven on the agenda.

4:33

I have seventeen twenty-five.

4:46

Okay, there's a subdivision with the same number.

4:51

Thank you.

4:52

Okay, we got it.

4:54

Nobody else here to speak right now.

4:56

All right, commissioners.

Discussion Breakdown — Share of Meeting

Zoning And Land Use█████████████████████████████████████████████74%

Community Engagement████6%

Procedural██4%

Transportation Safety██3%

Healthcare██3%

Property Acquisition██3%

Technology and Innovation█2%

Economic Development█2%

Parks and Recreation█1%

Summary of Proceedings

City Planning Commission Meeting - March 25, 2025

The New Orleans City Planning Commission met on March 25, 2025, at 1:30 PM in Council Chambers to consider two zoning dockets, three subdivision dockets, and a consent calendar. The meeting featured significant public testimony on a proposed rezoning in Lakeview, which was ultimately denied, and routine approvals for other items.

Consent Calendar

Adoption of Minutes: The minutes of the March 11, 2025 meeting were adopted unanimously.

Public Comments & Testimony

Zoning Docket 018/25 (Lakeview rezoning): Over 20 residents spoke in opposition, including Mark Larson (representing a petition of 463 signatures), Miranda Larson, Tammy Cardinelli (on behalf of her 86-year-old mother), Brian C (Lakeview resident), Joe Rocha (representing Lakeview Civic), Paul Jenko, Bernie Gallaghan, Chris Shram, and Derek Luke. Opponents argued the rezoning would constitute spot zoning, disrupt the residential character of the neighborhood, increase traffic, and set a dangerous precedent. Several noted that the property had never been zoned commercial and that the area on Pontchartrain Boulevard is 95% residential. One speaker (Gretchen Chase, COO of Clayton Ventures, the former owner) supported the rezoning, stating that the lots had little residential demand due to the busy street.
Zoning Docket 019/25 (drive-through): One speaker, Victoria Riggs (neutral), expressed general support but raised concerns about traffic and infrastructure on Toulouse Street.
Subdivision Docket 010/25 (Upper 9th Ward): Applicant Sheridan Flax spoke in support of his request to combine two lots, explaining he wanted to clean up the area and build a shed. No opposition testified.
Subdivision Docket 012/25 (Chef Menteur): Brian Anderson, representing the property owner Dr. Jones, spoke in support, noting plans for a future medical clinic and community services. No public opposition.
Subdivision Docket 017/25 (Irish Channel): Applicants Steve Kaplan and Sarah Borman spoke in support, citing insurance cost savings from dissolving a condominium regime. No opposition.

Discussion Items

Zoning Docket 017/25 – 5001 Freret Street (Chipotle): Staff recommended approval with five provisos for a conditional use to permit a fast-food restaurant (Chipotle) in an HU-MU district. The applicant (Rebecca Geiger) stated the use is similar to the previous tenant and would not change traffic or parking. The commission approved unanimously.
Zoning Docket 018/25 – 6184-6192 Pontchartrain Boulevard (Medical Clinic): Dr. Maurice Sholas requested a zoning change from SLRS1 to SLB1 to operate a specialized neurological clinic. Staff recommended denial, citing the residential history of the site, incompatibility with the Master Plan (single-family residential future land use), and lack of verified commercial use. The applicant argued that five nearby SLB1 properties on Pontchartrain Boulevard (within 800 feet) support his request. Commissioners noted the risk of rezoning without a specific development plan and the strong community opposition. A motion to deny with staff recommendation passed.
Zoning Docket 019/25 – 512 City Park Avenue (Drive-through): The applicant requested a deferral to the April 22, 2025 hearing to address design issues related to variances. The commission granted the deferral unanimously.
Subdivision Docket 010/25 – 3337-39 Feliciana Street & 3338 Clouet Street: Applicant sought to combine two rear-abutting lots into one through lot. Staff recommended denial, citing inconsistency with development patterns and potential negative impact. After discussion, the applicant agreed to leave the lots separate. The commission voted to deny per staff recommendation.
Subdivision Docket 012/25 – 9901-10029 Chef Menteur Highway: Staff recommended approval with one proviso for a resubdivision to separate a vacant restaurant parcel from a larger undeveloped lot. The applicant noted future plans for a medical clinic and community services. Approved unanimously.
Subdivision Docket 017/25 – 901-903 Second Street: Staff recommended approval with two provisos, contingent on variances from the Board of Zoning Adjustments (BZA) for dimensional deficiencies. The applicants sought to dissolve a condominium regime to reduce insurance costs. Approved unanimously.
Subdivision Ratifications: Six administrative subdivisions were ratified unanimously.

Key Outcomes

Zoning Docket 017/25: Approved (conditional use for Chipotle, 5 provisos).
Zoning Docket 018/25: Denied (rezoning request for medical clinic; staff recommendation upheld).
Zoning Docket 019/25: Deferred to April 22, 2025.
Subdivision Docket 010/25: Denied (lot combination request).
Subdivision Docket 012/25: Approved (subdivision in New Orleans East, 1 proviso).
Subdivision Docket 017/25: Approved (condominium dissolution, 2 provisos, pending BZA variances).
Subdivision Ratifications: Approved.

Meeting Transcript

And Commissioner Steag. Yeah. We have a quorum, so we can go ahead and get started. I'm gonna read the formal public hearing rules. The City Planning Commission has established certain rules governing the procedures to be followed at public hearings. Before speaking, each person shall give their name, address, and state her she or he are representing. Proponents for the proposal will speak for a period of 10 minutes. Each speaker will be allowed a maximum of two minutes. Opponents or other interested parties will speak second for a period of 15 minutes. Each speaker shall be allowed a maximum of two minutes. Proponents will be allowed a period of six minutes for rebuttal. Each speaker shall be allowed a maximum of two minutes. Opponents will not be allowed to rebut. No material, written matter, photographs, maps will be accepted by the commission or its staff at any time during this public hearing unless the rules are suspended. This procedure shall be followed except at such time where the preceding officers shall, with the approval of the commission members, present extended such time. I am looking for an adoption of the March 11th, 2025 meeting minutes. Commissioner Flick will make a movement. Thank you. Is there a second? Commissioner Johnson has seconded. Go ahead and vote. Perfect. Thank you. The meeting minutes have been adopted. So now we'll move forward with zoning docket 01725. Zoning Docket 01725 is a request for the amendment of ordinance number 30,076 to permit the conditional use of a fast food restaurant located in an HUMU Historic Neighborhood Mixed Use District at the corner of Ferret Street and Robert Street in the uptown neighborhood. The site is developed with an existing building containing two suites with restaurant businesses in each. The applicant proposes a new tenant Chipotle, a Mexican fast food casual restaurant, or excuse me, Mexican fast casual restaurant in place of the former Blaise Pizza Chain restaurant in Suite A. There is no drive-thru proposed to the site, and staff finds that the requested conditional use for a fast food restaurant at this location fits within the scope of an H UMU Historic Urban Neighborhood Mixed Use District, as it is similar in nature to its previous use and should continue to keep the site in commerce with little to no change in the amount of traffic or parking at the site. Therefore, staff recommends approval of zoning docket 01725, subject to five provisos. Thank you. We have um two item two cards on this. Ms. Rebecca. Hello, Rebecca Geiger, 800 Barone Street. Uh, here on behalf of Chipotle. Um, like staff just explained, we are here because there's gonna be a new tenant in this shopping center. We were here a couple months ago for the new addition of Kava, um, which has a very similar operation to Chipole. This uh restaurant um is one of those ones that doesn't neatly fit into any category. You know, because of the way the definitions are are written out. This does fit into fast food by definition, but it more squarely falls into that fast casual restaurant concept. I'm sure many of you are familiar with Chipotle. We're excited about this addition to Ferret Street. We think it's a great use, and and like staff said, doesn't really change you know what's there to to great any great extent. Um we're here to answer any questions and we're excited about this one. Thank you. Are you here to speak on this zoning item or or no? No. Ms. Greer, you're the only one I see.

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