New Orleans City Planning Commission Meeting - April 8, 2025

The New Orleans City Planning Commission held a meeting on April 8, 2025, at 3:00 PM in Council Chambers. The Commission addressed several zoning dockets, a property acquisition, a street name change, an extension request, a preliminary report on transient lodging, and ratified subdivision approvals. All votes were unanimous (8-0) unless noted.

Consent Calendar

• Adoption of Minutes: The Commission adopted the minutes from the March 25, 2025 meeting without discussion or opposition.

Public Comments & Testimony

• Zoning Docket 020/25 (3100-3102 Dauphine Street): Ron Lazel (1000 South Norman C. Francis) spoke in support, noting the applicant is bringing a building back into commerce. Eleanor Graham (representing Neighbors First for Bywater) spoke in opposition, arguing the zoning change constitutes unnecessary spot zoning and that the proposed use could be permitted under existing overlay. The applicant, Mark Gonzalez, clarified that short-term rentals are not allowed under the requested HMC-1 district and that the property has verifiable commercial history since the 1950s.
• Transient Lodging Study Preliminary Presentation: Several members of the public provided comments:
  • Jonathan Lester (3027 St. Philip) expressed support for short-term rentals, citing their importance for families and travelers.
  • Angela Ozarik (Jane Place Neighborhood Sustainability Initiative) urged the study to include impacts on displaced residents and called for enforcement accountability.
  • Jeffrey Wonder (1631 North Rocheblave Street) supported responsible commercial short-term rentals, emphasizing economic benefits and warning against blanket bans.
  • Eleanor Graham (also as a condominium resident) strongly opposed commercial short-term rentals in residential buildings, describing them as incompatible with peaceful living and advocating for a ban.
  • Courtney Fricky (3833 Delegate Delhi Street) raised concerns about campaign contributions from the hotel industry influencing policy and asked that mom-and-pop investors be heard.
  • Ron Lazal (Zach Smith Consulting) encouraged a balanced approach representing all stakeholders.
  • Alan Johnson (1418 Charters, Faubourg Marigny Improvement Association) opposed STRs, called for closing the 10,000-square-foot hotel loophole, and noted 402 hotel beds within two blocks of his neighborhood.
  • Clark Gray (Wimberley, Texas) argued that investors purchased properties under existing permits and a ban would cause financial hardship.
  • Henry Gus (44 Hawk Street) represented the MMU (Maritime Mixed Use) district and noted that his short-term rental guests have helped report crime.
  • Steven Keary (1724 Louisiana Avenue) said his commercially zoned short-term rental fits its mixed-use context and requested grandfathering if regulations change.

Discussion Items

• Zoning Docket 020/25 (Applicant: Mark Gonzalez): Request to rezone 3100-3102 Dauphine Street from HMR-3 to HM-MU, modified by staff to HMC-1 (Historic Marigny/Tremé/Bywater Commercial District). Staff stated the site has verifiable commercial history and that the proposed use (ice cream parlor/gallery with gelato production) could not be permitted without a zoning change. Commissioners discussed the scope of permitted uses under HMC-1 and the appropriateness of the less intensive commercial district. The motion for modified approval passed 8-0.
• Zoning Docket 021/25 (Applicant: Myndset Investments, LLC): Conditional use to allow a large child care center at 7911 Redfish Street in the S-RS district. The applicant plans to expand an existing small daycare (currently 12 children) to accommodate 24-25 children. Staff recommended approval with three provisos. No opposition was heard. The motion passed 8-0.
• Property Acquisition 002/25 (601 S. Galvez St.): City proposes to acquire 123,651 square feet from LSU Health Foundation for NOPD’s public safety and processing warehouse. Howard Noble (Director of Property Management) stated the current leased facility is inadequate. No demolition required. Staff recommended approval with one proviso. Motion passed 8-0.
• Street Name Change 001/25 (General Meyer Avenue portion): Proposed to rename a 0.6-mile stretch from Sullen Place to Bennett Street to Reverend Taza Green Sr. Avenue. Staff recommended denial because the change would fragment a continuous street and create duplicate names. The Commission denied the request 8-0, advising the applicant to consider honorary street naming (though honorary street dedications were noted as no longer in effect).
• Extension Request for Subdivision Docket 007/24: Request to extend the deadline for final approval of a resubdivision at 19-23 Forest Oaks Drive (English Turn). Staff reported the application expired due to lack of response. The land surveyor stated the purpose is to combine lots to reduce HOA fees. Staff recommended approval. Motion passed 8-0.
• Transient Lodging Study Preliminary Report: Alex Carter (Desire Line) presented the study scope, timeline, and data sources. The study will examine commercial short-term rentals (CSTRs), hotels, bed and breakfasts, and timeshares. Key points include: an ambitious timeline aiming for recommendations by June 2025 but adjustable; a city advisory group of officials; three focus groups on economic development, affordable housing, and neighborhood character; and a community survey open until May 8, 2025. Commissioners asked about neighborhood-based approaches, engagement methods, and the role of the city advisory group. No decisions were made; the presentation was informational.
• Subdivision Ratifications: The Commission ratified staff determinations for several administrative subdivision approvals. Motion passed 8-0.

Key Outcomes

• Zoning Docket 020/25: Approved modified rezone to HMC-1 (8-0).
• Zoning Docket 021/25: Approved conditional use for large child care center (8-0).
• Property Acquisition 002/25: Approved acquisition of 601 S. Galvez St. (8-0).
• Street Name Change 001/25: Denied (8-0).
• Extension Request 007/24: Granted extension (8-0).
• Subdivision Ratifications: Approved (8-0).
• Transient Lodging Study: No vote; study ongoing with community survey and focus groups scheduled through May-June 2025.