We're just waiting to have a quorum and then we can get started.

Good afternoon again.

We're gonna go ahead and take row call.

Commissioner Lunn.

Commissioner Josie Gupta.

Commissioner Whitchery's president present, Commissioner Brown.

Here.

And Commissioner Steag.

Here.

Perfect.

I'm gonna read some 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 whom he or she is representing.

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

Each speaker will be allowed a maximum of two minutes.

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

Each speaker will 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 photographs, maps will be accepted by the commission or the staff at any time during the public hearing, and this procedure shall be followed except at which time, which the preceding officer with the approval of the commission will extend the time.

Is there a second commissioner?

Second.

Adopt the meeting minutes unless there's any questions.

Commissioner Whitcher, yes.

Commissioner Steak.

Yes.

Commissioner Brown.

Yes.

Design review 04525 is for the property at 4400.

Can y'all hear?

Testing.

Thank you.

All right.

That's better.

Design review 04525 is for the property at 4400 through 4460, General Meyer Avenue.

This request is to permit an increase in the number of structures on the EtnaCar school campus.

Although the original plan showed an athletic film, it wasn't approved for construction.

Since then, the school has added a synthetic turf-filled bleachers, lighting, a press bar box, and a scoreboard.

These are features that require an amendment to the 2016 conditional use approval zoning back at 02316.

And as such, the City Planning Commission must review this request.

Staff notes that the changes meet the zoning requirements, include a dark sky compliant lighting to protect nearby homes, and do not substantially alter the development of the function or appearance and do not alter alter the availability of all street parking.

Therefore, staff recommends approval of design review 04525.

Thank you.

We have several cards.

We'd like to get started with uh Miss Julie Abear.

Please um state your name and address, and you've got two minutes.

Good afternoon, Commission, Madam Chair.

My name is Julie Abair.

I'm with Civil and Sports Design Engineering, and we have been engaged to uh assist both the New Orleans School Board and Inspire New NOLA Charter Schools, which is a cooperative endeavor over at Edna Carr.

We did the design on the turf field, and we also have um T3 Global Products here who actually installs all of the athletic um surfaces and equipment.

Um just wanted to let you know that we have gone through everything um with the CPC um and and we have also um turned everything in as required.

I've been in constant communication for probably the last three to four months with them.

We have had um numerous meetings up and above the normal neighborhood meeting.

Uh Edna Carr has um reached out to the community and engaged them and things that they have asked for, they have gone up and above what we usually see with most schools and school districts.

So if you have any questions, uh the entire team is here.

We have um from NOLA Charter Inspire NOLA Charter Schools, we have Jamar McNeely, who is the CEO.

We have Sam Baer, who is their director of operations, we have Dr.

Washington who is the principal with all of her fine students behind her that are very involved in this.

Uh we have Roberto Sanchez with T3 Global Projects, and I'm with Civil and Sports Design Engineer.

So we take it very seriously.

This is for the students.

Um this is a state-of-the-art school.

We do a ton of schools, my firm, and uh they do a fine job.

So looking forward to the kids enjoying it.

If you have any questions, let us know.

We're all here to answer questions.

Thank you, Mrs.

Haber.

Thank you.

It says that you are going to concede your time, and I don't have a name here.

If if no one would like to talk, that's fine.

And okay, we'll come back if we have four.

Okay, Mr.

Jamal McKinley.

Um, you have four minutes in total.

Oh, I see.

Yes.

Jamal McKinley.

Yes.

Uh welcome.

Thank you for allowing us the opportunity to speak.

Uh it's a pleasure and honor to be here to represent our students in our school.

Uh high school is a pillar in New Orleans community.

Enacar high school is the only A open admission high school in New Orleans with the A football team that wins championships as well as an A-rated program.

Uh, we've been working collectively with two communities that's around the school to make sure that we're making some changes to make sure that everything that we put in place is in good standing.

Uh, we've made some changes that I would like to discuss to this practice facility.

As stated when we actually built the school, this not will not be a voiceity game facility.

This will actually be a practice facility for our students uh to be able to continue practicing on a turf field that resembles where we play our high school games and in a practice facility that resembles when we go compete uh in other cities where the schools actually play the games.

We decided to decrease the side of the visitor side to make sure we're not impeding on that home.

We engaged with the lighting company to make sure that uh we're not uh overexposing the lights, so we have only uh them the lights to our field where we only have the lights in the months of October, November, and December.

Uh normally at Nakar High School for all of us are wearing the playoffs or in the state championship, so that's when we utilize the lights October, November, December.

This is not a 365-day operation.

This is just for football during the playoffs.

Uh, we ensure additional draining on the Patterson Drive.

Uh we've engaged parents, alumni, community members, and we also are working out an agreement with the Stepo Chase D Batista community to make sure that we have constant communication with our school leadership, myself, as well as making sure that we are just as prideful as a community as they pride for a bus.

So this facility is a practice facility for our students, to be honest with you.

As the CEO, I think our students deserve the best.

I would like for our students to be able to practice on a field, ironically, that's better than our playing field.

And when we go to different communities such as Lafayette, Baton Rouge, St.

Uh Lake Charles, our students are not fearful of what they're going to be experiencing when they play an actual game.

Uh, we do not use this facility for varsity games, all our games are at Norman Tag Gormally.

We even have a game that we're working out this year for the Superdome.

So we have no intentions of actually utilizing this field as a varsity field as of right now.

We are have every intention to work with the community, and I look forward and thank you for your hopefully a recommendation.

Just stating your address, please.

Uh 96 Lakewood Estates, Algiers, New Orleans, Louisiana.

Thank you.

Mr.

Barry.

Barry.

Um Barry.

Cleveland.

Okay.

Good afternoon.

I am Jura Barry Hill.

I attend Endekar, but as also I serve on a Mary Suit Advisory Council.

What that means is I'm representing every person in New Orleans.

But right today, I'm going to represent my school.

So I believe that it takes a village, truly.

And that village should be the community.

We at Nicarag High School is always going to be a part of the LGS community.

I think we have the practice field.

I'm in a band.

So I know that that practice field helps us a lot.

We compete in competitions.

We go out of state.

We do this and that.

So we need that practice field to continue that legacy and continue doing what we need to get great.

And also there are sports, there's football, there's basketball.

We're at a school, and I believe over 60% over that, over 60% of Ethnicar High School is an extracurricular.

So I think we need to invest into our kids so that could reflect on our grade point average.

Thank you.

What's your uh private question?

Yeah.

Number one, what's your what grade are you in?

I'm a junior.

And what's your instrument?

I play trumpet.

Good.

You speak very well, so thank you.

Join the debate team.

I just need you to say your address.

2546 Cleveland Avenue, Little Artists, Louisiana.

Thank you so much.

Kingston Bern.

Um good afternoon.

My name is Kingston Ben.

Um, my address is 3540 Dickens Drive.

And like Doryan, I'm also in a band, and I'm a section leader.

So I know what it takes for us to have to go outside and use that practice facility in the back.

But other than the band and academics, we have to use that practice facility as such things as like PE and other extracurriculars like track, uh, football, soccer, baseball, softball, also use that field.

And that field is it's like something cherishable to uh the student body and the culture of Aetnacar, and it's something that we wouldn't take for granted at all.

So to take that away it would be hurting the student body in a way.

Because the first thing what people out of town think of New Orleans high schools is Aetna Car High School or the band or the football.

So we have like uh Mr.

Jamar McNeely said a school, and we want to keep it that way too.

So adding things to the uh football field would be cherishable to us.

Thank you.

No problem.

Mr.

Jenkins.

Miss Hello, I'm Zamoa Jenkins.

I'm in 12th grade, and I'm representing it in the car.

I believe that the track and as well as the football field is needed because we don't use it just for practices, but for instance, we had a fallen cougar, and we took the time to have a balloon release for him.

And at the balloon release, we was on it, we was on the track, it was on the field, and it was just an honorable mention for him.

Also, different different sports teams use it, and it's just very needed.

So I believe that we should still have it.

Thank you.

You're welcome.

Stuart.

Good afternoon.

My name is Lenin Stewart.

My address is 4844 Cardinas Drive, New Orleans, Louisiana.

Um, I represent not only Edna Car, but in a car cheer.

Um as far as the field, the track and the bleachers themselves, I feel like they perform great use because as Zamore mentioned, we had a fallen cougar, and the field holds a big legacy.

It's not only for performances, and like Mr.

McNeely said, we don't host it like for big games, so I feel like it shouldn't be as much as of a disruption as most people think it might be.

Um it holds very it holds use.

The band uses it to perform field shows, the football team uses it to practice, and the student body would be devastated is the word I would like to use if our resources were taken away from us.

So I feel like we should, you know, keep it.

Thank you.

You're welcome.

Mr.

Thompson.

My name is Ben Thompson.

I serve as the head drum major at Nakar Team Bussem Up.

And I'm a senior, and like my peers said, taking away the field would really hurt not only the performance, but like Linda said, the student body.

And the track, we also use the track to march around.

Me as a drum major going through drum major training during the summer, we use the track to run miles and stuff like that to help with endurance.

And it's really not not it's not ideal to take away from a school who pries much in at your curriculars as much as academics.

So yeah, I feel like we should keep it.

Thank you.

Ms.

Joseph.

Good afternoon.

My name is Sion Joseph, and I am a member of the Endocar cheerleading team.

Um as we see that the field is present, the field is, you know, very big, but it does serve purpose to not only the people who perform in extracurricular activities, but people who are also who just attend the school as a whole.

The field being on being in extracurricular activities, we do perform on the field a lot.

And as a cheerleader, we take place on the track or you know, some place behind um in the cafeteria.

So us working and being together, it also brings culture and our culture of the school is very important.

Us being an A school, we don't only focus on extracurricular activities, but being an A school, we also strive for our best academic goals and the extracurricular activities being that us as a whole and the unit that we work hard and using the field will also just be uh an end goal for everyone, and it having the field and having extracurricular activity is a get out for some students.

So being in extracurricular activities, we may some people may not have different things to go to when they go home.

So being in those extracurricular activities, sports and those aspects, those are like moments for us to create memories and to also just be together and not go out and be stereotypical like how stereotypalized, like looked at as we don't want to be seen.

So those sports and those extra activities using this field is special for us.

Thank you.

Mr.

Williams.

No.

Okay.

Miss Harris.

Mr.

Harris.

And then Mr.

Sanchez is next.

Good afternoon.

My name is Kingston Harris.

I'm in the 12th grade, and I'm also the team captain of the uh boys' basketball team.

And I really think that the backyard of the field also benefits a lot of the sports, like my peers said also.

And me personally, as a basketball player, we benefit using the track to help our endurance.

So we went around the track a lot.

It helps really helps us build as our standard also to use on the court.

And I really think it really helps with our culture of our school, also because it really brings everyone together.

Also, PE, everybody likes to go outside of PE.

You well, when it's not hot, obviously.

But I really think it's a very cultural aspect for our school, and it's a very big piece that we need and we should keep also.

Yeah, you're welcome.

Mr.

Sanchez.

Yep.

Good afternoon.

My name is Roberto Sanchez.

I'm representing T3 Global Projects, the contractor.

Appreciate the opportunity to be here.

I don't have much to say.

I I I came here to be able to answer any technical questions if the commission would have them.

So I wanted to be available if there was any questions.

I've been working with Miss Julie Abert with all the permitting procedures that she already explained, so no need to repeat that.

But I'll concede my my time for the remaining people.

Thank you very much.

And my address is 601 St.

Charles Street, Baton Rouge, Louisiana.

Thank you.

Thank you.

Commissioners, do we have any technical questions at this time?

No.

Okay.

Miss Miller.

Miss Talbert.

Miss Washington.

Good afternoon, Dr.

Tamika Washington, principal of Etna Car High School.

Certainly I echoed the sentiments of our CEO as well as my scholars who have all spoken to you just about how important this field is.

I would just say to this commission, thank you for hearing us.

Definitely seeing my scholars today.

But most importantly, for feeling that this is a worthy investment.

Whenever we have an opportunity to invest in the young people in our city or in our country, we should do so because it speaks to what our priorities are.

It speaks to how important they are to us, and they are the fabric of this community.

So thank you to this commission for hearing from our scholars and our leadership.

Mr.

Barnes.

Good afternoon.

My name is Kevin Barnes, uh, address 5161 Gallier Drive, New Orleans, Louisiana.

Um, I'm also with Inspire Nola, and uh again want to thank you all for this opportunity.

Um, we're very excited about this practice facility, but most importantly, we are excited about the partnership uh with our neighbors and our in our neighborhood community.

Um, as mentioned before, we've had very many opportunities to engage with the neighbors.

Uh we've listened to concerns, we've addressed many of those concerns, um, and we know even beyond today, if there are continue to be concerns, we will continue to have that open door policy.

Uh, we've established a communication procedure um so we can inform the members of the community in the neighborhood of things that are happening at the school, and we've allowed them to come in if they continue to have um any concerns with us.

So uh we're very excited about this practice facility.

Um, we're very open to continue to be very good neighbors, and we continue to ask you all for support.

Thank you.

Thank you, Mr.

Jose.

Mr.

Gray.

And as Mr.

Gray comes down, I don't have any other.

Oh, I have two more cards, sorry.

Good afternoon.

My name is Darius Gray.

I reside at 1465 Steeple Chase Lane.

I serve as president of the Deepatista, I should say Steeple Chase Deepatista Civic Association.

They run parallel right next door to Etna Car High School.

I am just pleased to say that we've had nothing but productive meetings with the school.

Although initially there were some concerns raised.

In fact, I did submit a letter to the CPC regarding that.

But we've had subsequent meetings since then.

We've addressed all of our issues.

We will continue to work with the school.

We love them.

We love that they're there.

And we look forward to continuing our relationship with the school as they've been very open to listen to our concerns and just a wonderful, wonderful uh partnership overall.

So we're thankful and thank you for your time.

Mr.

Gardner, are you here to sub speak on this matter?

No.

It's a different docket.

Is there anybody else here that is willing or wanting to speak in support?

Did I catch everybody?

Okay.

Then we have two cards in opposition.

Mr.

Alvin the third.

Mr.

Thank you.

And Mr.

James Morris.

Okay.

Please say your name and address.

Good afternoon.

My name is Alvin Meester.

My address is 909 Poedris Suite 2800.

I'm in a lawyer, a lawyer with a Shergarner law firm, and I'm also a lawyer for Mr.

Jay Morris.

Just wanted to uh remind everyone of the procedural background of this matter.

Uh the reason why uh this design review is in front of the CPC is because uh this facility uh was uh built uh without building permits in order to get a building permit uh after the fact uh it's now necessary to get the proper zoning uh classifications.

Uh and I will say that uh I am in favor of the practice field and everything that uh with the school, everything that's been said about the practice field, I think I think that it's great.

I think that it provides a lot of opportunities for uh for the students.

However, this is more than just a practice field, and those the f it's more of a stadium.

I notice that no one called this a stadium, but when you look at what was built, it is a stadium.

Uh first of all, when this matter was put out for uh an RFP, uh one of the components of the RFP was the bidder had to build a fully operational sports stadium.

There are several matters that are not like a sport, the bleachers, a press box, home, away, that is a stadium, and a stadium is not permitted in this particular zoning district.

Uh in order to permit a stadium uh the property would have to be rezoned.

Uh the most likely zoning classification would be uh uh an EC educational uh campus uh zoning classification and that is why we are uh opposing this because we feel that the design review is inappropriate because right now the property is not properly is not zoned for uh a stadium.

Uh again, we feel that a playing field, a practice field is fine, but other things have made it a stadium.

Uh bleachers, home, away, stadium lighting, not lighting, stadium lighting, a press box.

Those are components of a stadium.

Uh also uh with uh with the lighting, uh the lighting has caused some problems for not all the neighbors, but their two neighbors that that get the bulk of uh of the lighting.

Uh Mr.

Morris will go into that uh in a little more uh detail, but because of this, I feel that the design review uh should not be approved because the property is not suitably zoned for a stadium.

Mr.

Morris.

Hi, my name is James Morris.

I live at 4525 Patterson Drive, uh, right behind the stadium.

Uh within 50 feet of this 80-foot light pole that that could easily um you know destroy my house if it were to fall on it.

Um and and really the way that that I got here uh was that we were having some light trespass happening in my yard.

The allowable amount of light uh trespass to go from one parcel to the next is half of a foot candle in front of my house, 150 foot away from the uh the light itself, it is 10 foot candle.

I don't know exactly what it is in my the back of my house, closer to the light, but it is more than that.

Um so when we were when when I found this was happening, and I saw that the Dark Sky International uh uh documentation had been loaded into the one-stop app, I emailed them to find out how they could approve this when obviously it's not a dark sky at my house.

Um, and I spoke to uh James Brigley Brig Agliano, uh, who is the uh lighting program manager for Dark Sky International, and what he wrote to me was OJ, I'm so sorry.

Your home is very close to the field.

Just to be clear, Dark Sky has nothing to do with the decisions being made to install fields or field lighting.

We simply offer a program with very strict criteria on up light and offside clear that projects can voluntarily participate in.

The field was inspected and does meet all of the criteria of the program.

The program does not equal a field with zero light pollution, but rather extremely reduced light pollution.

I can say very confidently that non-dark sky approved field lighting would be a hundred times more impactful on your home.

If it turns out that the lighting stays, my recommendation would be to try and work with them to add specific shielding to reduce glare at your home.

Sorry you are experiencing this impact on your home life.

Good luck with your negotiations.

Sorry we can't do more, but like I said, we really are not involved in the decision making for field and lighting approval.

This is the school town.

However, your time is up and and less than a little bit.

I'd like to hear you finish.

I was gonna say, um, however, in this case, because the permits were not applied for, the town, the city of New Orleans was not given the opportunity to give any sort of guidance that would have uh allowed them to install lighting that was more appropriate for this field.

Thank you.

Thank you.

I guess before we have the rebuttal, I just have some staff questions.

Um just so that we can ask it when um one uh the gentleman and one of the gentlemen in opposition had talked about a stadium and it's not in the zoning district.

I guess that's one question is what is the definition of a stadium and how does that actually play into this?

And my second question would be is um what permits were not applied for, if you all know.

So I do know that this was after the fact.

Um I don't have my computer in front of me, so I I'm not sure about the definition of a stadium.

Yeah, so a stadium it's it's a several sentence definition, but it starts a commercial structure with tiers of seats rising around a field or court and then kind of goes on from there.

Um so I think the the commercial is probably uh a relevant um descriptor there.

I will say that the planning commission staff does not make designations as to zoning classifications or how definitions should be applied.

That's done by the safety and permits department as part of their permit review.

I believe what happened is that a after-the-fact permit was applied for doing the permit review.

The safety and permit zoning division referred uh the project to us and said because it was not contemplated in the original conditional use approval from 2016, it would require an amendment.

And that referral email described the the components of the project, including this the field bleachers, uh press box, etc.

So it seems like it's not explicitly stated, but it seems implicit that uh that division considered this to not be a stadium as defined in the zoning ordinance.

Thank you.

Commissioners, do you have any questions?

Do you have a question for the developers of the field?

Um, how long are the lights on, or what is the timing?

Who's gonna do the rebuttal?

I guess maybe you can answer that question.

So the rebuttal will probably be a team effort depending on whose expertise, but I believe the CEO was thank you.

Couple of things as far as lighting, once again as stated, they're only on in the fall time when we actually go into the playoffs at later in the year, October, November, December is the only time we utilize lights, maybe sometime January.

Lights are normally turned off by 7:30 at the latest 745.

Uh number two, as far as the the comment about candles being uh the feet based on the diagram that we have is only two feet, it's not 10 feet, 12 feet or 15 based on the information that we have, it's only two feet.

But as far as utilization of lighting past 730, 745, once football season is actually over, it normally does not take place.

Additionally, I like that as far as a stadium, stadium is classified as anything that has tiered seating.

So that's why we actually use the terminology as a stadium when it's being utilized as a practice facility.

Could you repeat that last?

Yeah.

A stadium is classified as anything with tiered seating based on where we pulled the definition from as we fill out the uh the application.

Uh so that's why that's actually there.

We utilize this as a practice facility.

All of our games, which are actually in a stadium, is played at Berman uh stadium right there in Algier.

So over the last, and this is important for just note of clarity.

Uh, we've been in this facility for five years.

We've had this practice facility for five years, which means that there's been over 70 games.

There's not been one game played in a practice facility in five years.

All of our games have been played in an actual stadium, which is Berman Stadium down General Meyer.

And you don't anticipate the usage changing.

I do not anticipate the uses changing at all.

Okay.

And did I understand you correctly that even during football season, the latest the lights would be on is 745?

730, 745.

Uh, in all honesty, the only time the lights are on a little longer is if we are actually in a quarterfinals, semifinals, or championship game, and we will, as stated, communicate to our neighborhood that we will be extending a light time, and we also in our uh website have created a button that's uh will be designated for neighborhood updates where we will update if the lights would be on for extended time based on practice, and even in the agreement, I asked for consideration for uh playoff games because car has been traditionally in the semifinals, quarterfinals, and championship game where the coach tend to practice longer, but there hasn't even been a track meet at this practice facility.

So, based on state guidelines and sanctions, we're not even sanctioned to be able to play a varsity game.

So all of those different aspects have not taken place over the last five years, and this is going on the sixth year, which would make over 90 games, and we have no intentions of actually playing a home game there.

So would there be track meets there?

No, sir.

We haven't even had a track meet there, and we probably have one of the best playing fields and track uh lanes in the city.

All of our track meets have been external in other cities as well as tag or me.

So we haven't even had a track meet.

And then I didn't understand the seating.

Is there is it tiered seating?

Uh I can't tell the three dimensions.

Not tier seating meaning different levels, it's tier seating means that it's it's uh vertical going up.

So it's not level one, level two, it's still consistent of what's actually there.

So that's more like if I remember elevated seating.

I would basically say elevated seating.

So it has elevated seating.

Yes, on a on a diagonal.

Right, like Tad Gormley is.

Yes, sir.

But it's bleachers, it's not concrete permanent seating that's there.

Can we put two more minutes on the clock, please?

Because the rebuttal is six minutes and we've taken up three.

Can I ask staff a quick question?

Um can provisos be put in design review?

They cannot.

Um, this is basically a sub-council amendment to a uh a conditional use, meaning that you're the final actor on this, it's not going to council because it's not going to council.

The ordinance that authorizes it and includes provisos, can't be amended.

So it's really an up or down a decision here.

Would you like to continue with the rebuttal?

Ms.

Abair.

Yes, someone someone had asked one of the commissioners had asked over why the why the permit hadn't been received.

And the reason is is that on the original submission submittal by the architect, they had future athletic field, not in the scope for reference only.

So it was drawn in and referred to knowing that it was coming later.

So that was the original thing that went out to the public.

It said there was going to be, you know, facilities there, but it said for reference for the future.

So what happened is as a lot of schools get additional funding, they said we have additional funding, let's do that now.

So they went ahead and and and did the project and then realized it wasn't part of the original permit.

So that's why they came back after the fact they brought us in and asked us to do all of the as builds and put it in a nice neat package for your planning office.

So that's what we did we put everything together so that they could easily review it, make sure that it met all of the uh qualifications that they needed and they were good with it.

We just went back and forth as to how we would proceed.

So and it is um it's it's so the zoning is actually um sorry a conditional use permit second to secondary to the educational facility.

So that's why we're in this zoning not going out to rezone the whole property for the athletics or the educational because it is a conditional use permit.

Okay.

Okay.

Thank you.

Sorry I work in several different parishes so it's a little unique to each parish.

Orleans is the Nemo's unique commissioners what other questions I have one question for staff.

So Mr Kroll I think this is probably for you because I think he answered it the first time so the issue of whether or not it's a stadium and is a whether or not it's appropriate for its zoning classification is not before us.

Is that right?

So I whether or not it's a stadium uh is not before you it has been deemed not to be a stadium.

So what is before you is you know all conditional uses are boiled down to is this development or can it be made compatible with its surroundings so I think the question before you is this compatible with its surroundings.

And then I do have a follow-up to one of the technical people um can you talk about the lighting mitigation measures that you've taken and what a homeowner um can do if it's still bright in their backyard.

Yes sir um so the to start off with that the brand that was used as Moscow lighting which is used in even the Olympics it's the highest quality lighting available all of the fixtures have visors and internal uh read redirection capabilities so that the light is not spilled over um when we did the dark sky certification uh that was not part of the scope of the project we did it of our own uh initiative because we wanted to minimize the impact on the neighbors um so the testing with them was something we did additional uh and and and we did pass that testing um the the drone shots that we have were part of the package where you can see the cutoff uh of the lighting um to where it does not uh significantly spill over to uh the neighborhood and the readings were two foot candle which is like a minimal amount of light um so are there any little adjustments you could make of Mr.

Morris says it's 10 foot candles um I mean there are additional uh adjustments you can make on the stanchion or pole that adjacent to his backyard that would um narrow the lighting a little bit the um so one one of the characteristics that makes this brand so unique and so sought after is that it's pre-aimed in the factory it's not like you come here in a bucket truck and try to move a fixture um the design is is to where the the uh internal components of each individual fixture are aimed at a specific point on the field um I did request the manufacturer if there was any adjustments that could be made and they said probably not any more uh because it was done from the beginning um I don't mind at all asking them again but I already did ask the question thank you thank you um I don't want to beat this um Stephen I had a quick question when who who determined this was not a stadium and is it just because of its use or is it only because of its physical characteristics zoning division permits my assumption is that it had to do with the fact that it's not commercial rather that it's you know associated with an institution I would assume because it's fairly common for high schools to have uh

Who who determined this was not a stadium?

And is it just because of its use, or is it only because of its physical characteristics?

My assumption is that it had to do with the fact that it's not commercial, rather that it's you know associated with an institution.

Um I would assume because it's fairly common for high schools to have uh fields including with bleachers that they would say that this is a customary sort of accessory use to high school and does not rise to the level of a stadium.

Okay, so it really is about the use rather than the physical aspects.

I mean, the the only I mean we can we can talk about that and it seems to be determined, but the effect is of a stadium on certain neighbors, and um I guess we're getting back to the lighting being the main feature of that, and there's nothing that can be done to that.

I mean, this seems to be a wonderful addition to a wonderful school and all, but the process seem I hate that the process seems to have been um you know outside of what is normal, just because of the effect it's gonna have for something that would ordinarily be, you know.

Yeah, I mean uh to the lighting piece, there are zoning regulations and and the zoning warrants that uh limit the amount of lead over that can occur, um, and those are enforced by the permitting department, and so you know, sort of no matter which way this goes, I mean, those those regulations do exist um and can first and um the several schools in the city that have oh no, I know uh very well.

Athletic practice facilities and fields that have that are just that shine on neighbors.

I mean, the important thing to do is to have a really good neighbor agreement with your neighbors and control lighting, and that is the commitment that we need to see from the school and the neighbors and see if that's something that's in place.

Um and that's the intention to continue.

Yeah, that's that's kind of what I was getting at um because I've been through this with a couple of schools I was involved with, and you know it was uh it came down to negotiations with neighbors, and if if nobody wants the children to you not have what they should have, obviously, but um one light pole or two redirected seems like a small thing.

Yeah.

So I wanted to address the light issue.

So I know it sounds like it can't be redirected, but I just wanted to sort of clarify that the redirection has already happened.

It's very pinpointed.

I don't know if anyone has ever been out to some of the states that have very strict laws on light pollution and the dark sky.

But if you ever go to a place like um Sedona or Tucson, um you cannot have any light spill over, and that's why these lights came into place because they have stadiums over there and they take their stargazing very seriously.

So um this has already been done, and if you look at the amount of light, and when it there is a picture in the packet, I don't know if it could go up on the screen, but it is it's a daunting picture, and it is absolutely black all the way around the stadium, and then just the stadium has the light on it.

Um we have one neighbor out of all of them that are complaining about it.

We have done our absolute best, um, gone over and above with the dark sky certification.

And you know, I I have a light pole outside of my home off my back veranda, and at night, sometimes that light just you know, I can kind of see that light shining.

So I pull my drape.

I mean it's that simple, but I get more light off of a light pole outside on the boulevard than what I get from Edna Car.

So I just wanted to sort of put put it in perspective a little bit.

And um, Ms.

Gupta, Commissioner Gupta, you you hit the nail on the head.

Be good with your community, talk to one another.

They put together a website that has a neighborhood connection on it.

They can see if there are any type of events coming up, not events where they're playing sanctioned games, but just maybe they're having um the police come out and talk about drugs or you know, violence or bullying, and they do something out there where all of the kids go out, they're outside, it's a beautiful fall day, and they have the a community event like that for the school.

So we oh, did we get it up almost uh I'm I'm not sure if this is what you're referring to, but this seemed to be the closest.

That wasn't the picture.

I think actually, I think my question has been answered, so I I mean I just wanted to sure ask it, and I completely agree with everything that is set up here and with what your response is helpful.

Thank you.

I appreciate it, Commissioner Brown.

All right.

I'm the do you have a question, Commissioner?

Okay.

We're gonna move forward um and the public portion and any discussion.

We've asked the staff several questions.

If not, is there a motion that I'd like to make a motion?

Um as a football mom myself and a track mom myself, I see the value of a really great field, and um really love Edna Carr and what they're doing and the support that they've shown today, and a commitment to work with neighbors um and work with them going forward.

Even if uh your uh activities increase in the future, I think it's your responsibility with your neighbors to make sure that lighting and parking and all of these things that come with a very popular football team, you know, is addressed.

Um with that, I move to approve design review 045-25.

And is there a second?

Thank you.

Yeah.

Any discussion.

If not, then we'll go ahead and vote.

That is five in favor, and so the motion passes.

I do have a question.

How many of you all been to City Hall before?

We're not used to having so many high schoolers here, and it's so lovely, wonderful.

Well, thank you so much for coming and sharing your school spirit with us.

Um it was a joy to be able to have you in the house.

And and thank you, neighbors, um, for coming and voicing your concerns as well as your support.

Let's move on to the next docket item, please.

Please.

Uh zoning docket 03825.

We get all right, sorry.

Perfect.

Let's roll.

Um yes, uh good afternoon zoning docket 03825 is a request for a conditional use permit for a neighborhood commercial establishment, which is uh an allowable use uh via conditional use for low intensity commercial uses of a historic commercial structure that is located within a residential zoning district.

Uh the neighborhood commercial establishment classification is a mechanism for reactivating historic commercial space in a way that's low intensity and sensitive to the surrounding residential neighborhood.

Uh this particular property, which is located at um 1817, 1819 Sophie Wright Place is a conventional corner type store, even though it is not on a corner uh commercial structure that is characterized by an angled entrance and an awning that was heavily used in older commercial structures in the 20th century.

The applicant seeks a conditional use to permit the a to use the building as a retail establishment that per the applicant, quote, aims to sell art and design books along with rare and use titles in the genre, end quote.

The interior of the building will go on uh will undergo renovations, however, no exterior changes or expansions to the footprint are proposed.

Uh the use would lean towards a positive impact on the surrounding area as a vacant structure will now be put into commerce.

Therefore, staff finds the conditional use is consistent with the plan for the 21st century and recommends approval subject to the two provisos found in your staff report.

Thank you.

Miss Elizabeth Solmes.

Or Mr.

Evron Miss Woodry, if I may, I I'm just gonna speak briefly to introduce Miss Psalms, who's gonna be the business owner.

Um this is uh a project in a very traditional urban area.

Um this was clearly built as a as a retail establishment.

Uh Miss Psalms is gonna operate uh and she's gonna be the operator, she's not the property owner who who is the applicant.

She's gonna operate a specialty bookstore, which she can speak more about.

Uh we appreciate the staff's review of this, and we certainly agree with their judgment that this should be approved, and we're more than willing to comply with the provisos that are listed in the report.

And with that, I'll see the remainder of my time.

The Liz Salms will be the operator of the business.

Your address, please, Mr.

Evron.

And and I noted that I was gonna do this to myself.

701 Pointer Street, suite 4500.

Hi, good afternoon.

Uh, my name is Liz Psalms.

I live at 928 UTERP Street.

I actually live right around the corner from the Little Red Bookshop, which is what my daughter wants to call it.

If this does get approved, which I'm not going to take her advice, but I am a creative director and a designer, and a dream of mine has been to always to open up an art and design bookshop in this actual very space.

It's so special.

It's super teeny tiny.

It's right next to other great businesses like High Vault and on that kind of corridor of Sophie B.

Wright.

It's all really great, small locally owned retail establishments, and I think it will really add to the block.

And I appreciate the staff's recommendation for approval.

As Mr.

Hevron said, more than willing to work with any of the provisos, and I look forward to hopefully opening up a small bookshop in my neighborhood.

Thank you.

Oh, I forgot to mention one thing.

Thank you.

Um I held the NPP meeting and I had tons of neighbor support.

Thank you.

Mr.

Matt Ryan.

Good afternoon.

Um I'm Matt Ryan.

I live at 1017 U-Turp Street.

I'm the former, I'm a former president of the Lower Garden District Association and currently serve on their zoning committee.

Um our board voted to support this project.

We um we we looked at it and thought that it would be a really nice addition to our neighborhood.

And um personally, I couldn't be more thrilled at the idea of this little place.

I I have a thing about old books and art and stuff, and it's just it's really cool to be walking around the neighborhood and have a place like this.

So on behalf of the board and myself, I urge you to approve this conditional use.

Thank you.

Are there any more cards and support?

I don't seem to have any cards in opposition.

All right, we'll close the public portion since we don't need to do a rebuttal.

Commissioners, do you have any questions or a motion?

Move approval.

Is there a second?

I'll again.

So we have a motion, uh first and a second.

Let's go ahead and vote.

Any well, any discussion.

All right, let's vote.

The motion passes.

Thank you.

Let's move on to our next zoning docket 039-25.

Good afternoon.

Zoning Docket 039-25 is a request for a conditional use to permit a Mardi Grad den MU-1 medium intensity mixed use district.

The applicants propose multiple to develop multiple lots into a warehouse complex to provide 43,000 square foot footage of indoor storage for Mardi Gras floats at 2919 Chapatulas Street.

The subject site is comprised of multiple lots that total approximately 48,000 square feet.

The applicants propose to expand the warehouse at 2917 Chapatulas to extend into the lots addresses.

2901 Tapatoulis, 4326th Street, and 436th Street.

This expansion will create a warehouse with an area of 10,201 square feet.

The Mardi Gras Den requires a conditional use to be allowed in an MU-1 medium intensity mixed use district.

The staff finds that the proposed use meets the standards for approval in Article 4 of the comprehensive zoning ordinance and is consistent with the master plan.

The development represents an intensification of use and does not affect the character of that area.

The staff finds that the reading and the use of the proposal to be consistent with the context of the site and allowances of the CZO.

Therefore, staff recommends approval of zoning docket 039-25, subject to six provisos.

Thank you so much.

Mr.

Ryan appear to be the applicant.

Please remember to state your address and your name.

Yes, uh Andrew Ryan, uh 3249 DeSoto Street, 70119.

Um I am here uh on behalf of the Semray Club, which is the crew of Hermes.

Um, you know, thank you for your consideration.

Um this will allow the crew of Hermes to operate in one location, as currently we do not.

I have to move floats from two directions uh on parade day, um, and it causes a lot of issues with NOPD and some other uh issues that we've been dealing with for years.

Um so when this property was available, um you know, we jumped at the chance.

We've been uh actually talking to the owners for about 15 years now.

So you know, this will allow crew of Hermes to you know expand and uh you know keep all of our operations in one location.

So thank you.

Thank you.

Commissioners, you have any questions?

There doesn't seem to be any other um cards in support or opposition, so we'll can move to the next steps.

All right, any questions, commissioners?

If there's a motion approval, uh move for approval of uh zoning docket 3925, subject to six provisos in the staff report.

Thank you.

Is there a second?

A second.

Thank you.

Any questions?

Let's go ahead and vote.

Five years.

Thank you.

The motion carries right there.

Technical concerns.

There we go.

Zoning Docket 04025 was a request for a zoning change from an SB2 pedestrian oriented corridor business district to an SMU suburban neighborhood mixed use district for the property located at 3601 Berman Place.

The applicant is seeking a zoning change to reinstate a residential care facility or repurpose the structure into multifamily residences, both of which are permitted by right in the SMU district.

The subject site is currently developed with a vacant residential care facility that was last in use in 2021.

At that time, the site held a non-conforming status as residential care facility, which has since lapsed.

The applicant's rezoning request is considered a spot zone, and the proposed zoning is inconsistent with the master plan's neighborhood commercial future land use designation.

Presently, the site could be redeveloped as a residential care facility through the conditioning use process as opposed to a zoning change.

While the current commercial zoning may not be the most appropriate for this residential structure, and the proposed zoning and development are compatible with surrounding zoning and development.

Staff does not support the request as a proposed zoning change, is considered a spot zone and is consistent with the master plan.

Staff therefore recommend denial.

Thank you.

It looks like we have one applicant, Mr.

Gardner.

And you have four minutes total.

I don't have anyone else here to speak on this matter or an opposition that appears.

You have uh three other people.

Oh are there cards?

There's uh Mary West.

I have Mary West, and she conceded your her time to you.

There's one other.

Okay, let's check.

No, we don't have um I I handed it to Mr.

Rivers.

It must have gotten mixed up with other stuff, but well, that's please go ahead and we'll thanks.

Uh I practice the speech.

My name is Peter Gardner, 2128 Penniston.

The best I could do is five minutes.

So if you want to give me an extra minute, I appreciate it.

If not, I understand.

Um I bought this property at 3601 Bearman Place three months ago in May of 2025.

It's been vacant for four years.

It was built as a purpose-built uh multifamily retirement committee, so it's apartments, but it was aimed at elderly uh market rate people, not licensed with the state, but uh retirement community.

Um I'm a developer general contractor.

I've renovated blighted properties all over the city.

Most recently, uh the high-rise abandoned high rise in New Orleans East that I converted into uh 144 market rate apartments in New Orleans East.

I've done stuff across from Lincoln Beach, Central City, Gentili, Lower Ninth Ward, all over the place.

Um I'm here because the current zoning doesn't allow anything with this property.

It's crazy to me because I went to the land the um master plan meetings, they said we will individually address each property that comes our way.

We will not do blanket land use uh things, and here I am with the property that cannot be used currently as a retirement committee, cannot be used as multifamily.

Um so I had uh met with Stephen Kroll.

Uh initially I said let's look at SRM one since all the properties surrounding it are SRM one.

The Woldenburg Village, two doors down on the same street as SRM one.

And it could do multifamily, it can do retirement committee.

I was told it's not appropriate because the future land use maps call this commercial and residential is not allowable under the future land use maps.

So I look through the zoning.

H UMU, perfect fit.

There's only three commercial zonings under the suburban land use map.

That's one of them.

But guess what?

They never integrated it into their future land use maps.

This is a zoning classification that's been around for five years.

They have not put it in the future land use map.

So even if they think it's a good idea, they cannot write recommend for approval because they have to reference the future land use maps, and it's not in there.

Why over five years has it not been inserted?

I can't tell you.

But the point of the matter is this is a zoning classification that is published, it's got rules, it's got regulations, and it fits perfectly for my property because it's a commercial zoning in a suburban area that allows uh a retirement facility and multifamily by right.

Otherwise, if I do a conditional use as the recommending, what happens if the retirement community doesn't work out as it's already happened?

If the retirement committee doesn't work out, there is no use for this property because the current zoning does not allow multifamily.

So basically it will go abandoned again.

It will become blighted again.

And I'm very hesitant to spend millions of dollars to renovate a blighted building into something without having any sort of backup strategy, especially for use that has already failed.

And so I think that um I think it's SMU is a valid use for this property.

I don't think it's uh a spot zone in the way that they say, and um, and so I ask you to support it.

And in terms of what I do for the communities that I get involved with, uh my involvement does not stop at the property line.

I am the president of the Chef Dowman Um Business Owners Association.

I formed a NOPD police detail.

I secured a $15,000 GNOF grant to uh landscape Chef Mentor Boulevard.

Um, and already in my three months of ownership of this property, I've already secured a $20,000 tree planting grant for the surrounding area surrounding this property.

I've already um spoken at length with Michael Caram at Parks and Parkways because the Brechtel golf course directly across the street from me has been abandoned since 2014.

It's not even accessible.

And like what a great amenity for elderly people or multifamily people who might want to live there to have a green space to go to, and it's currently abandoned, and so I've had discussions with him about how can we do some sort of rapid reopening akin to city parks, uh closed down golf courses to have a passive recreational area.

So I guess it goes to say that I'm trying to do something great for Algiers.

Uh I need y'all's help.

I don't think I should have to be here in the first place, but I'm here and I intend to do great things.

So if you have any questions, I'm happy to answer them.

What are you wanting to develop it into?

So initially I wanted to do multifamily.

Um I met with uh Freddie King straight off the bat, even before I closed on it.

He wanted me to meet with uh an associate a group of neighborhood leaders from Algiers.

So I did a pre-NPP meeting with them before I even did the NPP.

And the residents of that group told me they felt like Algiers is like a dumping ground for multi-family for low-income people.

And whether they whether that's valid or not, that's what it was expressed to me.

And um, so I did uh some initial um analysis, and I think a retirement committee could work.

But I'm not an experienced retirement committee operator, and I don't have the utmost um faith in that based on the history.

So my plan is to renovate it.

My plan is to um try to do the retirement committee.

But from a building code perspective, a retirement committee and a multifamily are the exact same thing.

I have the same parking issues, uh, same building code standards, everything's the same.

There's no licensing with the state.

So I want to give it a try.

But if the calls aren't coming in, if the deposits aren't coming in for a retirement community, I have to be able to pivot into something.

And multifamily is the obvious choice because at the end of the day, what this is is an apartment complex, kitchens, bathrooms, living rooms, bedrooms, uh, independent living.

And um, so I want to respect the community and at least give it a go.

But I do need a backup strategy if there's not buy-in or there's not demand for it.

How many units total?

109 units.

And what kind of parking situation would there be?

Uh there's like 65 units, so I would have to go to the BZA uh as part of my building application for a parking waiver.

But everything else, as far as I know, fits setbacks, lot size, everything fits.

The building's up to code.

It was built in 1990.

It's not something that was built so long ago that it shouldn't uh be in this situation zoning-wise.

Um it's a modern facility, and I just don't know why it was overlooked in the first place with zoning and future land use maps.

Okay.

Thank you.

Any other questions before we move to the next speaker?

A question for staff.

Is it so accurate that this zoning?

FB2 is not is not referenced in for future land use maps.

Is that what I'm understanding?

No, it's the it's the proposed zoning, SMMU.

Oh, the reference.

Normally so the the opinion, yep, there's an appendix at the end of the CZO that has a table that lists all of the zoning district and in which future land use designation they are compatible.

The SMMU, the proposed SMMU zoning district does not appear at all in that table.

Suburban neighborhood mixed use.

So in future land use, we didn't see an appropriate a location where that would be recommended.

So there is not that's what that means.

Okay.

It was so this, unlike every other zoning district, this one was created after the master plan was adopted in 2010.

Um and after the CZO went into effect in 2015.

And so uh essentially the first step was taken of creating the district, the second step of integrating it into the master plan and establishing where it was compatible and where wasn't it was not has not happened.

Uh and uh what we what do you think was the purpose of creating it because it was seen to be a useful designation for what we envisioned in the future?

Yeah, I mean, there is a property on General De Gaulle, if I recall correctly, that um I don't remember the details of it, but the gist of it was that the zoning scheme that existed along General de Gaulle did not work for that, and so the response at the time, and this was probably 2016 or so, was to create a there were no mixed-use zoning districts in this under the suburban header.

Um despite the fact that there were in our buildings that kind of are conducive to mixed use in suburban neighborhoods.

So the idea was to create a suburban mixed-use district, and SMU is what came out of that.

Uh but again, the that kind of second step of integrating it into the master plan so that there can be clarity as to where it goes and where it doesn't go, uh has not happened.

And that's just an that's a systemic problem, right?

That's a that's a we could face this with other properties.

This this is what the zoning designation just created the future land use to reference it to is not right.

Yeah.

Yeah, I was just gonna elaborate on what Stephen said.

This was um initiated by the count by council office, this new district to accommodate a particular situation.

Um and I believe our staff report at the time indicated that the I think it was the commercial components were not contemplated in any of the land use designations that existed in the in the uh master plan.

So um every time the proposal for a proposal for SMU zoning comes up, it's the same question that gets raised.

And then the commission and council um need to do an evaluation about whether or not there is, even though it doesn't exist on the table, whether there is sufficient merit in the application itself to satisfy the intent of those specific land use designations.

Yeah, um pardon me if we're going over just try territory, the pedestrian to just make sure I'm correct in hearing you right, this pedestrian-oriented corridor was created for a specific project.

I don't remember the SMU.

SMU zoning zoning district was not in the 2015 zoning ordinance.

It was a district that was created by amendment to the zoning ordinance several years later.

To accommodate a specific project?

Correct.

And that project never went off the ground.

Is that or it failed?

I I I think that is for a different site.

I don't actually recall what the outcome of that was.

Um but I think at the time I don't want to imply that the thought was SMU should be credited for that site, which was along General de Gaulle and only that site.

It was it, I mean, yes, the the recognition was there was not a mixed use option in the suburban districts.

I see.

Okay.

Um I'll let you I'm gonna have some more questions, but we can move on.

Does SMU what is the definition of SMU?

Does it offer any kind of other business related activities other than what's listed in this report?

Any uh commercial activities specifically?

The SMU land use designation is listed in the CZO.

It is a current zoning district, so it does have commercial uses.

Such as you can find them.

So it looks like just to grab a few Animal Hospital, Art Gallery, uh daycare centered, financial institution, grocery store, health club, um, enclosed vehicle dealership, pet daycare services.

So kind of your your normal range of interior commercial uses.

And is this compatible with what is happening in the neighborhood currently?

So Peter can probably speak to this better than we can, but the stretch of Berman is you have commercial at the General de Gaulle intersection.

There is I I believe a retirement community just north of this.

Um, and then as you kind of proceed south, you approach uh a large commercial area that has a Walmart and then several outparcel commercial unit units um directly across the street from this is strip style commercial.

As you said, there's a green space down the street a little bit, but but yeah, to answer the question, it is quite commercial in the vicinity, especially along General de Gaulle and then parts of Burnham.

No, I hate to see buildings that are just standing vacant, and you know, with an intention to be put to use, um, but at the same time, like we want to be able to allow for enough flexibility in the development of it, you know, and especially if there are uses that are in that area.

It's not like it's literally the only thing that'll be um residential facility or mixed use, I mean multi-family, so um I feel otherwise than your report in this situation.

We have two more speakers, I think.

Do you want to come up and state your name and address, and we'll have to get the cards.

And hopefully that will bring some more clarity.

Uh good afternoon.

My name is uh Jose Aguilera, I'm the property manager for uh 3601 Texas Drive, which is located right behind the uh uh the property.

Um here in support of uh uh the gentleman Peter Garner for the development of the property.

That has been uh uh in decline since I believe uh Hurricane Ida.

We've just seen that beautiful property being shut down and then just uh basically in decline, it was just it's been closed, which before he bought it, it was just uh it was harboring a bunch of uh drug addicts, it's just a vacant unit.

They'd be breaking the windows, it looks horrible.

It used to be nice out there, and now you just just have a horrible blighted property there.

And I don't know why he has to go through this hurdle of zoning hearing in order to get the property uh uh rehab.

Yep, that's about it.

Thank you.

All right.

And I found your card.

Look at that.

Magic.

Hi.

Hello, ma'am.

Please say your name and address.

My name is Erman's parent.

My my address is 7422 Spring Lake Drive, New Orleans.

I'm here on behalf of AFJ Mechanical LLC, which is a HVAC company that is a small business and a certified DBE here in New Orleans.

Our company has been doing business with Beta Gardner for over 15 years.

This company has provided us with many opportunities to stay viable as a small business in these hard economic times.

This company has always done good work and has given our city many new and upgraded structures to keep our city moving forward.

We are here to support their request for zoning change to allow them to continue to do the good work that they do.

And that's it.

Anyone else here to speak?

And there's no cards in opposition.

So no rebuttal.

Commissioners.

Mr.

Gardner, could you please come forward?

Um the council member in support if you pivot from your elder facility to multi-family housing.

He hasn't explicitly supported it.

He did sponsor my application, if that's some sort of indication.

I'm not saying it is, but he did sponsor my application.

But he hasn't explicitly told me.

He does seem to have a respect the will of the community, what the community has to say.

Thank you.

Thanks.

Why don't you think you have any opposition here?

I haven't heard it yet.

If I do, that would be news to me.

So if I do, um that's news to me, and uh, but I'd like to hear it if there is.

No, I said why do you think you do not?

Oh, well, I think I don't because I think uh I've put in the work in the in New Orleans for the past 20 years.

Uh I've proven myself.

I take on the hard projects and not the most glamorous areas, and um, you know, I I back up my words with action, and so I think uh you know, I think when people have doubts, I think I'm able to allay those doubts and I think people see my entry into a community as a net positive.

Any other questions?

If not, we're looking for a motion.

I'd like to make a motion.

Um sorry.

I'm sorry.

That's okay.

I'm sorry, I can't hear you.

Can you speak a little?

I thought we were having Commissioner Brown.

Did you have a motion?

Well, I did, but if coming to the We're only gonna get you a little well, I am gonna do something I normally don't do, which is to go against staff, um, especially on matters of the master plan.

But I do think there's an argument here that developing blighted properties with the best um and with the promise that has been lived out by this what seems to be um here uh a good developer and um we don't have opposition that we see that there is in the broad reach of our master plan, the health safety, and uh guarantee that we have that for our communities and I move approval.

I second um the motion um also for the same reasons and also have seen Mr.

Gardner's track rehearb in developing blighted properties in our city, and I think um it's um wonderful that someone has taken on these lighted properties in our city, and so like to uh support this project.

Any discussion?

If not, we'll go ahead and vote five yes.

So the motion carries zoning docket 041-25 zoning docket 041-25 is a request for a conditional use to permit a parking lot as a principal use in an HUMU Historic Urban Neighborhood Mixed Use District and the rescission of ordinance numbers 17870.

Zoning docket 09096 at 828020 Olive Street and 3322 short.

The proposed parking lot would be in support of a medical clinic, daughters of charity, located on South Caroline Avenue, and providing additional 21 parking spaces.

The lot currently houses an abandoned car wash and um vacant lot.

The proposed principal parking lot would be across the street from the clinic, that it is supporting and adjacent to a lot that the clinic is already operating.

Staff does believe that the project and use is consistent with the master plan and intent of the applicable zoning categories.

Additionally, it brings back into commerce a long vacant site that is a current source of graffiti and vagrancy.

Therefore, staff recommends approval subject to six provisos.

Thank you.

Are you Mr.

Ballard?

Yes.

You have the best handwriting I have ever seen.

Architects.

They make us practice.

It's exceptional.

So please state your name and address.

Thank you.

Michael Ballard addresses 4513 Annunciation Street.

And I am representing the uh applicant of DePaul Community Health Center.

I also hosted the MPP meetings and helped them through the process.

I'm also joined by members of the community, a member of the community, and also the architect of record.

And uh just want to say that you know we held the meeting.

There's a lot of community support for taking down this lighted building uh where people uh have a person has died.

Uh there are is constant drug use, and they're welcoming the uh the change.

I won't speak too much.

I I'm here if you have any questions, and I'll leave the time for the uh community member.

Thank you.

Thank you.

Is that a Mr.

or Mrs.

Jesse Tol Tolen?

Mr.

Tolbert.

Tilbert.

Good afternoon.

Hello.

Well, my name is Jesse Talbert.

I live at 7937 Olive Street, 70125.

Uh good afternoon, Commissioners.

My name is Jesse Talbert.

I'm a homeowner living at 7937 Olive Street, directly across from the property in question.

At 8020 Olive Street, New Orleans, Louisiana, 70125.

The abandoned paradise car wash.

My wife and I have lived there for five years, and we've made a commitment to this neighborhood because we believe in its potential, its history, and its people.

I'm here today to speak in strong support of Ascension DePaul's request to use this property as a principal use parking area.

I truly believe this proposal, if done right, will be a positive turning point for our neighborhood.

A step toward reclaiming a space that has been neglected for way too long.

Right now, this lot is not benefit a benefit to the community.

It's a problem.

On a daily basis, we see activity that no neighborhood should have to tolerate.

Active drug use, drug dealing, people squatting on the property, human wastes left out in the open, and groups loitering in ways that make our residents feel unsafe.

It's not just unpleasant, it's dangerous.

This is not hearsay.

It's common knowledge among residents that a person lost their life in that lot last year, as reported by Fox 8 local news on January 4th, 2023.

That tragic fact alone should be a wake-up call.

And in our area, we have families raising small children, preteens, teenagers, and what they see in that area are negative images with potentially negative effects and influences from the element that that loiters and frequents the site in the adjacent area outside of the car wash and the alley as well.

The drug infestation has also led to an uptick in prostitution in the area, future compounding safety and quality of life concerns.

And we're also concerned for the many college students, particularly from Xavier University and women walking in the area, especially after dark.

On top of these safety concerns, we have experienced thefts of vehicles and other acts of vandalism, which only add to the sense of insecurity.

As a husband, father, and homeowner, I can tell you that the current situation affects us in more ways than one.

It impacts our sense of security, our peace of mind, and yes, it impacts our property values.

It's difficult to take pride in your home when you have to explain to visitors why the lot across the street looks feels unsafe.

It's frustrating to watch the value of our homes and our quality of life erode because a piece of land is left unmanaged and unmonitored.

Obviously, this lot is not only the reason for all these problems.

However, the demolition and repurposing of this property is a step in the right direction, and that's why our residents approve of this action.

With proper management, oversight and maintenance, this property could be a stabilizing force, bringing structure, lighting, and legitimate use of the space that's currently chaotic and unsafe.

But this approval should not be just about paving a lot and painting stripes.

It should also be about accountability.

That's why we are asking that you attach a condition to this approval, one that it requires Ascension DePaul to actively coordinate with local authorities, including Xavier University Police, the District 2 NLPD, which is only two blocks away, and their own private security force.

We we need to make sure that there's a sustained and proactive effort to eliminate the loitering squattering squatting and illegal activities that have been happening on and around this site, particularly at the corner of Carrollton and Olive.

We're not asking for the impossible.

We're asking for a partnership, one where the property owner and the community work together to make this a place that benefits everyone.

We're asking for a plan that doesn't just change the look of the property, but it changes the reality of living next to it.

This neighborhood deserves to be a place where families can thrive, where visitors can feel welcome, and where's where local businesses like DePaul can operate with the trust and support of the people who live here.

With the right safeguards in place, this proposal can be the turning point.

Thank you for listening and for giving serious consideration to the concerns and hopes of those of us who live here in GERT Town every day.

Thank you.

Anyone else here to speak?

If not, then questions, commissioners, or is there a motion?

So it sounds like there's not a neighborhood agreement in place.

Is that correct?

There's no, I guess this would be a question for either the applicant or the man who just spoke.

Um you're asking for an agreement that's not currently in place.

I mean, are you asking for some type of formal agreement?

So we have the applicant and the community right here next to each other.

They so they the question is do you have an agreement about um security for the space?

I know they discussed um your security doing rotations from your building to the parking lot.

Maybe you can talk about that.

Uh Frank Fellino representing Ascension DePa 941 Burgess Drive in Marero.

Um we did a meeting with the community a few times and met with the neighbors that did come.

We do have plans for cameras and security rounds for all of our parking.

Um we have one other parking lot in the in the vicinity to service our health center.

Okay.

Was that the question?

Sorry.

I was I kind of walked in.

Yeah, I'm sorry, that wasn't very clear, but just based on based on the gentleman who just spoke and his expression that he would like to know to have a commitment to safety and to partnership with the neighborhood on an ongoing basis.

Um sounded like it felt like something was missing.

There's a proviso.

Um, the fifth proviso um age, it says all parking, a parking lot shall submit a security and operation plan to be reviewed by the director of safety impairments and all other relevant agencies with the following.

The parking lights should provide exterior security cameras, delete the location of which shall be indicated on the plan, and security and operations plan may be revised by the property owner, a licensed operators, and new plans shall be met it.

Oh, this approval.

So that's the city's.

So then my question really would be for the gentleman who lives on Olive Street, if that security requirements on the part of the city would be satisfactory for you.

Yeah, I you know, I would I would be happy with with that, but I and I really our neighbors.

Okay.

District 2 police department is two blocks away.

I've lived there for five years.

And they drive past these this whole thing every day, all day, and no action is being done.

So now we have a really good action being done by the by DePaul Community Health Center, which I'm completely in support of, and so are my neighbors.

But what we really need is people who you know, people who are working with us to try to solve the problems.

Question, do you see?

Do you know the other parking lot that DePaul is nearby?

Yes, I do.

And do you find that to be safe, taken care of, secure?

Oh, yes.

They they take very good care of the property.

And it's with no, it's it's with well, my concern is certainly with the police department.

Okay.

I I really would love to see some sort of consortium between the DePaul private security force, the police, and Xavier has a whole police force too.

And so there's there's a lot of there's a lot of there's a lot of really good reasons for them to coordinate their efforts to try to expel that.

But as far as Frank is concerned, if they can tell if they would tell me that they're gonna put security cameras that look out into the street at the at that adjacent corner across from the parking lot, because that's the where the people are doing all kinds of weird things too.

So you whatever it is we arrive at, it should enhance the security of that area so that my wife and the children and you know the students and everybody have a safe safer environment, and you know, as a first step to a whole litany of things that I'm going to be doing with the police and other structures in that neighborhood to try to get it right.

Yep.

But this is the first and this is the first step.

Um, just a question what avenues would neighbors have in this, like in this proviso being complied with and having input into the do they I have yeah, member there are there are neighbors who are who are very interested in in working together.

Okay, great, and that's great to hear.

I was asking staff if there are you know official ways for you to be involved in the permitting process.

There's no stipulation to that, it has to be approved by safety requirements, and I think the only difficulty and with the gentleman is speaking, like he had mentioned the property on Olive in South Carrollton, but that's not land that was subject to this review, like this this land use, and I think that was probably the yeah, I think that's why I felt like I'm hearing too.

Is that you have a bigger vision and uh hoping for collaboration between to some degree you want to maximize utilizing this opportunity to achieve that?

I want someone to cut the lights on and and for the cockroaches too in New Orleans.

Me too.

Um so but it um but you have confidence in DePaul to do the right thing and take care of their property.

Yeah, they they do it, they take very good care of their property.

There's no issue there.

All right, yeah.

Thank you.

Yes.

Thank you.

All right, commissioners.

Is there a motion?

Oh I'll move uh I'll move for approval of zoning docket 4125, subject to six provisos indicated in the staff report.

And now second.

Perfect.

Let's go ahead and vote.

That's five years, thank you.

Subdivision docket 05825.

So there's subdivision docket 5825 originally proposed to reconfigure one existing lot into 10 lots.

As originally submitted, that proposal would allow all the existing dwellings on the site to sit on their own respective lots of records, which would be an improved lot configuration for the site.

Each proposed lot is deficient in one or more lot size requirements.

However, at its July 14th, 2025 meeting, the Board of Zoning Adjustments granted all required variances prior to the submission of this app of this subdivision application.

Although the BZA granted the waivers to each of the proposed lots, as part of the standard resubdivision review process, the Department of Safety and Permits submitted a directive for fire rating for th four of those proposed lots that must be followed as a condition of safety and permits approval of the resubdivision, citing the excessive time and expense required to comply with safety and permits directive.

The applicant will submit a revised survey that does not include the lots that require fire rating, but is otherwise the same as on the original survey.

The revised proposal will result in seven lots instead of the original ten.

And the original proposed ten lots were advertised in public notices.

The revised proposed lots the revised proposal features five lots to which no changes in shape, dimension, permeability, or other attributes from the original quest are proposed, plus one large lot comprising the remainder of the existing lot X in lieu of the four individual lots originally approposed that would require fire rating.

The applicant understands that if at some later date they wish to create those four lots that need the fire rating from the proposed lot X11, they will need to submit a new resubdivision application and survey.

Show in figure two of the staff report and one proviso.

That was a lot, thank you.

Hello, Shandy Arwayless.

I'm at 118 West Hall, Slide L Louisiana 70460.

And I'm a little alarmed because the revised okay, here we go.

The proposed survey revisions were submitted.

So uh I want to be sure because when the original approval was made, it's not as terrible and convoluted as it looks.

The property sits as it is, it just happens to be everything in red is on one parcel.

There are going to be no changes made other than improvements of the existing one bedroom duplexes that are on there.

Nothing's going higher or lower or being torn down or raised or anything at all.

Um when we purchased the property, the neighborhood was completely dilapidated.

There were squatters, and in fact, where it reads vacant lots, the squatters three days after I purchased it, and we started trying to clear the squatters, they lit the properties on fire.

So when the police and the fire department for the second fire realized we were not the owners that let the property go into the disrepair, they became very helpful and started helping us police these illegal squatters with um stray animals, SBCA had to come out.

I had learned that the local park had closed just due to this parcel in this neighborhood.

It's in the seventh ward, it's good property.

The neighbors when we started A, B, C and D is also by me purchased by me, but when I purchased this whole, those are for individual lots.

So we have already successfully come in and completed A, B, C, and D, and we have now rented A and B.

Um I'm unable to do that with the rest of it because obviously the money lenders, investors, you're looking at commercial prices, and everything is uh more expensive.

I've had people around the property ask me to purchase the lady across from X1 has asked to purchase it.

I'm unable to sell that to her.

Please continue.

I know you're on the clock, but this is a little complicated.

Thank you.

Um so we want to originally when the approval was made, I was told that the subdivision is approved, but I would have to apply for the permits, they would be reviewed, approved, issued, and the work must be done and inspected on every lot, all ten before one subdivision can be had, is what my understanding was.

I had asked that that not be the case because it's very important to my funding, the investors that say, for instance, lot 10, we can start the process, subdivide the lot, and then move on.

X1 do the process, subdivide the lot.

Um I follow the rules.

I'm a local attorney.

I'm willing to, you know, this has been already a year in the making.

We've made progress.

The neighbors come out, they clap, they did a line, they cooked gumbo for my crews, the park has reopened.

Someone sent me a video, they're back.

Um, and it's got it's it's been wonderful.

There's no opposition here.

We held a meeting, it's very involved.

Neighbors, they came uh to our meeting, and so I'm I am asking that it just make sense in how I can finalize this project for the community and make it work.

Thank you first off.

That's a lot.

So can I just make sure so but you understand that this is for seven lots, not ten.

What's with seven?

Yes.

However, I I thought it was going, yes, X11.

I think I I have instructions.

I have emails that will walk me through it when I get to that particular point.

I understand I would I don't know what I would have to do, but they said make it X11 because when it gets approved, they would still refer to it as the original lots that it they were designated because that is what we had put the flyers out and had the meeting on.

So when I come back for approval of X11, because that's going to be a bigger part of the project, it would still be lots.

I think that's six, seven, eight, and nine.

Yeah, I mean I can't read the numbers, but in red, there's there's only seven lots outlined in red.

So please.

Yeah, that's correct.

There are seven there are there are seven lots.

It used to be ten.

The um the revised proposal is lots one, two, three, four, and five, same as it always was.

In lieu of creating lots six, seven, eight, and nine.

And those are the ones that are problematic.

So rather than try to create eleven.

They're just gonna they're lumping them all together as eleven.

Right.

And that's that's what it makes.

Okay, good.

Yes, I do.

And for clarity, I am able to subdivide them immediately upon approval, correct?

They would each be treated as their own.

Yeah, that's what I want to get.

So there was something you read in the staff report that something had to be met before X eleven could become uh four individual lots.

And can you repeat that part of your report?

The de there on um there's four dwellings there.

I think they're all four of them are duplexes, it almost doesn't matter.

The Department of Safety and Permits, when they reviewed this subdivision request, because some of those th some or all of those dwellings are less than three feet from the proposed property lines, so all of those dwellings need to be fire rated before uh safety and permits will sign off on them.

And that's and that's why the applicant decided to to revise the request because it would take a really long time and a lot of money to do what safety and permits is asked them to do.

So to get any further resubdivision is going to require the work of to uh for the fire rating to get the fire marshal's approval.

Correct.

And the applicant understands that too.

Okay, good.

Thank you.

I I don't think there's anyone else here to speak.

And if not, commissioners you have any questions or a motion?

I move approval.

Is there a second?

I'll second.

Perfect.

Any discussion?

Let's vote.

Thank you.

Five years.

Thank you.

Thank you.

Subdivision ratifications.

You sure do, and there is uh about ten or twelve of them for your ratification.

Could a commissioner please make a motion?

Oh yes, okay.

Commissioner Steve went to approve.

And is there a second?

If not, let's vote to approve the subdivision ratifications.

And I think the next thing to do is adjourn.

Second.

Thank you.