City Planning Commission Meeting - May 13, 2025
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City Planning Commission Meeting - May 13, 2025
The City Planning Commission met on Tuesday, May 13, 2025, at 1:30 p.m. to consider several zoning and design review items, a presentation on the Mandatory Inclusionary Zoning (MIZ) market feasibility study, and the ratification of subdivision approvals. The meeting included public testimony on multiple dockets.
Consent Calendar
- Adoption of the minutes from the April 22, 2025 meeting was approved without recorded discussion or objection.
- Subdivision ratifications for five administrative approvals were approved unanimously by a machine vote (motion by Commissioner Stewart, seconded by Commissioner Whitry).
Design Review 016/25 – Louise S. McGehee School
- Applicant: Louise S. McGehee School requested an amendment to an approved development plan to permit construction of a 10,614-square-foot, four-story gymnasium with ground-level parking near First Street and a lobby addition to the Fine Arts Building. The site is in the Garden District and subject to HDLC review.
- Staff Recommendation: Approval, finding the amendment does not substantially alter school operations or traffic circulation.
- Public Testimony: Jack Sawyer (architect) spoke in support. No opposition cards were submitted.
- Commission Action: Commissioner Steeg moved approval, seconded by Commissioner Whitry. The motion passed unanimously by roll call (5-0).
Zoning Docket 024/25 – Whitney Hotel (1200 S. Carrollton Ave.)
- Applicant: The Whitney on Carrollton, LLC requested a conditional use to permit a six-room boutique hotel in a Historic Urban Neighborhood Mixed-Use District (HU-MU). The property is a vacant three-story historic landmark (former Whitney Bank) at the corner of Carrollton and Oak.
- Staff Recommendation: Approval with five provisos related to parking, use, and compliance.
- Public Testimony:
- Support: Ron Lazel (applicant's representative), David Dalby (Oak Street Merchants Association), and Min Yang (local architect/business owner) spoke in favor, citing community support, restoration of a historic building, and economic benefits.
- Opposition: Jim Logan, Mary Mycing, and Susan Johnson raised concerns about the hotel entrance on Oak Street causing traffic congestion, lack of a loading zone, the operator's history with short-term rentals, and plan labeling (units shown as apartments).
- Commission Action: Commissioner Stewart moved approval with additional provisos: (1) main hotel entrance on Carrollton Avenue, (2) secondary entrance on Oak Street, (3) a loading zone on Carrollton Avenue, (4) submission of complete, properly labeled floor plans and site plans showing hotel units, curb cuts, and egress. The motion was seconded by Commissioner Steeg and passed unanimously by machine vote. The applicant's representative indicated agreement.
Zoning Docket 025/25 – Good Shepherd School (3601 Desire St.)
- Applicant: Giving Hope, Inc. requested a zoning change from LI Light Industrial to MU-1 Medium Intensity Mixed-Use to construct a primary educational facility (second campus of Good Shepherd School). The site is near Carver High School and Desire Street corridor.
- Staff Recommendation: Denial, citing spot zoning, inconsistency with the Master Plan (which designates the area for industrial use), and incompatibility with adjacent industrial uses (e.g., concrete crushing facility).
- Public Testimony: Nicole Weber (applicant representative), Alphonse Smith (Giving Hope), and Christopher Sullivan (Good Shepherd board chair) spoke in support, emphasizing the school's mission, community partnerships, and compatibility with nearby educational and community facilities.
- Commission Action: Commissioner Jordan moved approval, seconded by Commissioner Stewart. The motion passed unanimously by machine vote (5-0). Discussion noted that while the land use designation is industrial, the proposal complements existing uses on the street.
Zoning Docket 026/25 – Haspel Building Adaptive Reuse (515 Toulouse St.)
- Applicant: 515 Toulouse, LLC requested a Planned Development to adaptively reuse a former industrial building over 10,000 sq. ft. as an entertainment complex with restaurant, live performance venue, reception facility, and rooftop bar. An exception was sought to increase height from 50 to 57 feet.
- Staff Recommendation: Approval subject to three exceptions and two provisos.
- Public Testimony: Applicant's representative, Richard Cortizes, requested a 60-day deferral to July 8, 2025, citing changed factual representations since the staff report was prepared.
- Commission Action: Commissioner Steeg moved to defer to July 8, with a request that the applicant specify the changed representations to staff. The motion was seconded by Commissioner Whitry and passed unanimously by machine vote.
2025 Mandatory Inclusionary Zoning (MIZ) Market Feasibility Analysis
- Presentation: Rachel Berg, Laura Bryan, and Kelly Butler (CPC staff) presented preliminary findings from HR&A Advisors' study. The study will assess MIZ boundaries, affordability levels, incentives, and office-to-residential conversion feasibility. Current program data showed 17 inclusionary zoning projects (3 MIZ, 1 voluntary, 3 AHPD completed; others in pipeline).
- Public Comment: Nicole Weber urged the Commission to reduce regulatory barriers and increase public education about affordable housing.
- Commission Discussion: Commissioners acknowledged the challenges of affordable housing development, praised progress, and looked forward to final recommendations (expected August 2025). No vote was taken.
Key Outcomes
- Design Review 016/25 approved unanimously.
- Zoning Docket 024/25 approved with additional provisos on entrance, loading zone, and plan labeling.
- Zoning Docket 025/25 approved (rezone to MU-1) against staff recommendation.
- Zoning Docket 026/25 deferred to July 8, 2025.
- Subdivision ratifications approved unanimously.
- MIZ study received as information; next steps include a public report in late summer.
Meeting Transcript
We're going to get started first with roll call, followed by adoption of our meeting minutes and then our regular business. So first we'll start with with roll call. Commissioner Josh Gupta. Commissioner Whitry. Present. That'd be Commissioner Jordan present. Commissioner Steve. Here. Commissioner Stewart. Present. Next I'll read the formal public hearing rules. So 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 whom he or she is representing. The request is motivated by the applicant's desire to expand the campus westward with the construction of an above-ground gymnasium and the addition of a lobby at the entrance of the Fine Arts Building. As proposed, the amendment would permit the construction of a 10,614 square foot gymnasium with ground level parking near First Street. The structure would measure approximately four stories in height and increase the site's off-street parking by three additional spaces. Located in the garden district. Plans are subject to the review and approval of the historic district landmark commissions or HDLC. Finding that the proposed amendment does not substantive substantially anticipy the operations of the school or significantly impact vehicle traffic circulation. Staff therefore recommend approval. Thank you. Hey folks, uh Jack Sawyer, SQD Muserpol Architects, 400 Lafayette Street here, obviously in support of the project and to answer any questions you have. We also have my McGee School client here who have filled out a few speaker cards if needed if there's any opposition to respond to. Okay. Yep. Thank you. Okay. Does anyone want to speak from McGee? We only have the one card. No? Okay. Thank you. Okay. So we we have no uh additional common cards in support or opposition. Are there any questions from the commission? Or I have a motion. Go ahead. Not to make it sound like a political convention, but as a proud father of a McGee alumna. I won't say class of what year. Um I move approval. Uh McGee's served my daughter very well, and it is a really great institution. I'll second the motion. Okay, so we have a motion on the floor for approval uh from Commissioner Steag, seconded by Commissioner Whitry. Is there any further discussion? If not, we'll vote our machines. There we go. Oh, other is the machine frozen. Okay. So we're gonna do roll call, uh, roll call vote. Uh Commissioner Joe Shapupta.
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