City Planning Commission Meeting Summary - December 09, 2025

The City Planning Commission convened on December 9, 2025, to address routine administrative items, zoning modifications, and a comprehensive study on transient lodging. The meeting featured significant debate regarding the balance between tourism economics and neighborhood preservation, particularly concerning short-term rentals in the French Quarter and Bywater. While several routine items were approved unanimously, the landmark Transient Lodging Study sparked intense public testimony and internal commission discussion, ultimately leading to a deferral for further clarification and legal review.

Consent Calendar

• Minutes: The Commission unanimously voted to approve the minutes from the November 11, 2025 meeting after a hand vote.

Public Comments & Testimony

Zoning Docket 062-25 (Small Multifamily Affordable):

• Support: Carlos Lagos (Genoa 4640) and Maxwell Cherdulo (Housing Trust Fund Advisory Committee) fully supported the amendment to allow for-sale affordable units and clarify multiple ownership on a single lot, stating it creates a "consistent and thoughtful framework" and increases attainable homeownership.
• Opposition: Susan Johnson (Carleton Watch) argued the legislation is "unworkable" near universities (East Carrollton/Audubon Broadway), citing three specific dorm developments (7417 Buth, 1808 Lower Lines, 7000 Jeanette) where affordable units were allegedly rented to high-income students at premium rates (e.g., $4,500 vs. $1,369 SMFA rate) without Certificates of Occupancy. She requested a carve-out for the design overlay area.

Zoning Docket 063-25 (Alcohol License):

• No public comments or cards were submitted for this item.

Zoning Docket 064-25 (Jane Place Rezoning):

• Support: Veronica Reed (Jane Place Executive Director) and Paul Kramer argued for the rezoning to a Mixed-Use (HUMU) district to establish an on-site administrative office and add three permanently affordable one-bedroom units, emphasizing benefits to tenant relations and neighborhood sustainability. Community members Bryce White, Tamar Prosper, Edith Amiker, Lucinda Flowers, Ella Catherine Strahan, Angela Ozarek, Frank Southall, and Maxwell Chardulo all expressed 100% support, citing the organization's stewardship, the need for one-bedroom housing, and the visual benefits of filling vacant lots.
• Staff Position: Staff recommended denial based on inconsistency with the Master Plan's Future Land Use Map (FLUM) and concerns regarding "spot zoning."

Transient Lodging Study:

• Support: Alex Carter (Desire Line) and Bob Rivers (City Staff) presented the study, recommending a land use management system that aligns lodging types with community character, protecting high-impact neighborhoods while allowing small-scale lodging in commercial areas. They sought to balance tourism revenue with neighborhood protection.
• Opposition (French Quarter): Members of the Viewquarry Property Owners (Nathan Chapman, Aaron Holmes), John Reed, Margaret Walker, and the Preservation Resource Center (Mary Now) argued the study misclassified the French Quarter as "moderate impact" rather than "high impact," citing inaccurate data (57 vs. 43 hotels) and the fact that over 7,600 hotel rooms already exist. They opposed any expansion of commercial short-term rentals (CSTRs) or neighborhood hotels in the VCE1 district, calling the current ban effective.
• Opposition (Bywater/Marigny): Eleanor Graham (Neighbors First for Bywater), Lyle Montgomery, and Julie Jones argued the study allows too many guests (20) for "large" CSTRs and that density is too high. Graham opposed the distinction between commercial and non-commercial STRs, arguing they are legally identical and should be eliminated entirely or strictly regulated as a single category with no grandfathering. She stated the law provides no vested property rights to commercial permits.
• Opposition (General): Kim Keene (1201 Canal Condos) opposed corporate STRs in residential buildings, noting the difficulty of enforcement. William Dunkervoot and Alan Johnson expressed concern that the study prioritizes tourism over residents and that the supplemental staff report ignored historic core residents' feedback.

Discussion Items

• Property Acquisition 00325 & Disposition 00125: Staff requested a deferral to January 13, 2026, for both items to allow time for remediation of lead contamination in the soil at the proposed park site. Commissioners moved to defer these items with a suspension of rules to bypass the 45-day decision limit, noting the CPC first considered them on October 14, when the 45-day deadline had already passed (November 29). The motions carried.
• Zoning Docket 062-25: Commission discussed codifying eligibility for for-sale affordable developments. Commissioner Jordan made a motion for modified approval citing staff recommendations to add deed restrictions. The motion passed with 8 votes in favor (Commissioner Stewart present).
• Zoning Docket 063-25: Commission considered a conditional use for alcohol sales at a retail store on North Broad Street. Staff recommended approval. Commissioner Flick moved for approval with a proviso; the motion passed with 8 votes.
• Zoning Docket 064-25: Despite staff recommending denial due to Master Plan inconsistencies, the Commission heard strong public testimony favoring the Jane Place rezoning. Commissioner Stewart made a motion to approve against staff recommendation. The motion carried with 7 votes in favor. Commissioner Flick noted her recusal prior to the vote on this item.
• Zoning Docket 065-25: Commission considered a conditional use to convert a former apartment building into a six-unit hotel on Washington Avenue. Staff recommended approval, citing historical commercial use. The motion passed with 8 votes.
• Zoning Docket 066-25: Commission considered an expansion of "The Dog" restaurant on Frenchmen Street, bringing indoor space over the 5,000 sq ft limit. Staff recommended approval. The motion passed with 8 votes.
• Zoning Docket 067-25: Commission considered rezoning land from HURD2 to OSN for a new use (school) where the zoning previously did not match the use. Staff recommended a deferral to January 13, 2026, for proper notice. The motion carried.
• Transient Lodging Study: After extensive presentation and public comment, Commissioner Stewart moved to defer the study to the January 13, 2026, meeting. Commissioners added specific directives for staff and the consultant to address:
  • Clarify the legality of "grandfathering" commercial permits and ensuring they are treated as temporary licenses, not vested rights.
  • Remove the "neighborhood hotel" designation and reduce the occupant limit for "large" CSTRs (proposing 10-15 vs. 20).
  • Re-classify the French Quarter as a "high impact" area to prohibit further expansion.
  • Simplify the regulatory categories into a single SDR designation (or three simplified categories: owner-occupied, commercial, traditional).
  • Incorporate eviction data and address enforcement protocols.

Key Outcomes

• Approvals (with deferrals/suspensions):
  • Property Transactions: Deferred to Jan 13, 2026, with suspension of 45-day rules.
  • Zoning 062-25: Approved (8-0) modified, allowing for-sale affordable units with deed restrictions.
  • Zoning 063-25: Approved (8-0) for alcohol license.
  • Zoning 064-25: Approved (7-0) against staff recommendation to rezone Jane Place to allow an office and 3 affordable units.
  • Zoning 065-25: Approved (8-0) for hotel conversion.
  • Zoning 066-25: Approved (8-0) for restaurant expansion.
  • Zoning 067-25: Deferred to Jan 13, 2026.
  • Subdivision Ratification: Approved unanimously.
• Deferrals: The Transient Lodging Study was deferred to January 13, 2026, pending further research on legal definitions of property rights, data accuracy for the French Quarter, and specific reductions in permitted occupant density and category simplification.
• Votes: The commission voted via electronic machine for final items, with Commissioner Stewart and Pochet providing the seconding motions for the deferral of the study.