City Planning Commission Meeting - August 12, 2025
City Planning Commission Meeting - August 12, 2025
The New Orleans City Planning Commission met on Tuesday, August 12, 2025, at 1:30 PM in Council Chambers. The commission considered five zoning dockets, one design review, one subdivision, and subdivision ratifications. All votes were unanimous (5-0). Key issues included a high school practice field with lighting, a neighborhood bookstore, a Mardi Gras den, a rezoning for a vacant retirement facility, a parking lot for a medical clinic, and a resubdivision.
Consent Calendar
- Adoption of Minutes: The minutes of the July 22, 2025 meeting were approved on a motion by Commissioner Whitcher, seconded by Commissioner Steag, with a 5-0 vote.
- Subdivision Ratifications: The commission approved a list of approximately ten administrative subdivision ratifications on a motion by Commissioner Steag, seconded by another commissioner.
Public Comments & Testimony
- Design Review 045/25 (Edna Karr School): Multiple students and school officials spoke in support, emphasizing the field's use for band, football practice, cheerleading, and school culture. CEO Jamar McNeely noted lights are used only October–December, off by 7:30–7:45 PM. Opponent James Morris (4525 Patterson Drive) reported light trespass (10 foot-candles at his home vs. half foot-candle allowable) and provided a Dark Sky International email stating the certification reduces but does not eliminate light pollution. Attorney Alvin Meester argued the facility is a stadium not permitted in the zoning district.
- Zoning Docket 040/25: Applicant Peter Gardner (developer) spoke in favor of rezoning 3601 Behrman Place to allow multifamily or retirement use. Supporters Jose Aguilera and Ermas Parent (business partner) praised his track record. No opposition speakers.
- Zoning Docket 041/25: Resident Jesse Talbert (7937 Olive Street) spoke in strong support of the parking lot, citing drug use, prostitution, and a reported death at the vacant car wash. He requested conditions for security coordination with police and Xavier University.
Discussion Items
- Design Review 045/25 (Edna Karr School): Proposed amendment to an approved development plan to add a synthetic turf field, bleachers, lighting, press box, and scoreboard at 4400-4460 General Meyer Avenue. Staff recommended approval, noting dark-sky compliant lighting and no substantial change to appearance or parking. Commissioner questions focused on lighting duration and stadium definition; staff clarified the zoning division deemed it not a stadium.
- Zoning Docket 038/25: Conditional use for a neighborhood commercial establishment (art and design bookstore) at 1817-1819 Sophie Wright Place. Staff recommended approval with two provisos. No opposition.
- Zoning Docket 039/25: Conditional use for a Mardi Gras den (43,000 sq ft warehouse) at 2901-2917 Tchoupitoulas Street. Staff recommended approval with six provisos. No opposition.
- Zoning Docket 040/25: Request to rezone 3601 Behrman Place from S-B2 to S-MU to permit a residential care facility or multifamily (109 units). Staff recommended denial, citing spot zoning and inconsistency with the master plan’s neighborhood commercial future land use. Commissioners discussed the S-MU district’s lack of integration into the master plan and the property’s blight. Applicant Peter Gardner argued the current zoning leaves the building unusable and that S-MU is the only viable option.
- Zoning Docket 041/25: Conditional use for a principal parking lot (21 spaces) at 8020 Olive Street and rescission of an old ordinance. Staff recommended approval with six provisos including a security plan. Commissioner Lunn asked about neighborhood agreements; applicant’s representative Frank Fellino cited existing camera and security plans.
- Subdivision Docket 058/25: Resubdivision of Lot X into seven lots (revised from ten) at 2601 Allen Street. Staff recommended approval with one proviso. Applicant Shandy Rwayless explained fire-rating requirements led to the revision; she understood future subdivisions would need a new application.
Key Outcomes
- Design Review 045/25: Approved 5-0 on a motion by Commissioner Gupta, seconded by Commissioner Whitcher. The commission cited commitment to neighbor relations and lighting mitigation.
- Zoning Docket 038/25: Approved 5-0 on a motion by Commissioner Lunn, seconded by another commissioner.
- Zoning Docket 039/25: Approved 5-0 on a motion by Commissioner Brown, seconded by another commissioner, subject to six provisos.
- Zoning Docket 040/25: Approved 5-0 on a motion by Commissioner Brown, seconded by Commissioner Gupta, overruling staff’s denial recommendation. Commissioners noted the developer’s track record and lack of opposition.
- Zoning Docket 041/25: Approved 5-0 on a motion by Commissioner Lunn, seconded by another commissioner, subject to six provisos. Commissioner Lunn encouraged ongoing security coordination with neighbors.
- Subdivision Docket 058/25: Approved 5-0 on a motion by Commissioner Steag, seconded by another commissioner.
Meeting Transcript
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.
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