Public Meetings - New Orleans, Louisiana

The New Orleans City Planning Commission met on Monday, June 9, 2025, at 10:00 AM in Council Chambers. The meeting covered 18 docket items, including variances and appeals of the Director of Safety and Permits. The board recessed from approximately 1:00 PM to 1:30 PM. Final dispositions will be released by June 19, 2025. Consent Calendar - No consent calendar items were noted. Public Comments & Testimony - BZA009-25 (2816-18 Saint Louis Street): Applicant Alex Modinger and property owner Brandon Webb argued that the variance (lot area waiver) was needed to allow separate titling and financing, and that neighboring lots were similarly non-conforming. They presented videos showing non-compliant lots on the same block. The board acknowledged that financial hardship is not a criterion but focused on the three remaining criteria. The applicant's written submission and testimony were accepted. - BZA023-25 (1474 Magazine Street): Applicant (Zach Smith Consulting & Design) provided a servitude agreement between property owners for pool access, addressing the board’s previous concern about protecting neighboring property. - BZA036-25 (600 Decatur Street): Representatives Rebecca Greer and Miles Granderson argued that the requested 18 sq. ft. sign (vs. 8 sq. ft. permitted) mirrored the existing Cafe Beignet sign (approx. 18.81 sq. ft.) and that the special code section for Jackson Brewery was unique. They noted no opposition from French Quarter associations. - BZA042-25 (817 Clayton Avenue): Applicant Alexandria Etheridge explained the carport replacement (open pergola) for an existing aluminum cover removed 5 years ago. Neighbor Patrick Curran supported the project. - BZA046-25 (719-721 Cherokee Street): Architect Ian Fitzpatrick argued that a 9.78-inch height variance was needed due to HDLC restrictions preventing other design options, and that the University Area Design Overlay District is less than a year old and set to sunset in six months. Owner Wayne Wands stated the addition was for his growing family. - BZA025-25 (1500-02 Pine Street) – Appeal: Appellant Susan Johnson (Town of Carrollton Watch) argued that two rooms (bonus room and study) should be considered new bedrooms, triggering parking requirements under the University Area Off-Street Parking Overlay. She criticized the developer’s unsigned affidavit and MLS listing discrepancies. Director McNamara defended the department’s interpretation, stating there was no net increase in bedrooms and that the rooms met the bedroom definition. - BZA041-25 (1940 Saint Claude Avenue) – Appeal: Appellant Corey McGraw and several neighbors (Jeff Abear, Alan Johnson, Pat Galloway, Alex Sabia, Vincent McDonough, Ron Purbolowski) spoke in support of the appeal, arguing that CPC review was required due to substantial improvement and that the developer’s appraisal was misleading. They cited potential traffic, noise, and safety concerns. Opposition was voiced by Brittany Melonson (Stone Pigman) on behalf of the Pizza Hut franchisee, who supported a deferral. - BZA049-25 (3214 Trafalgar Street) – Appeal: Appellant Elaine Schiller argued that the 1999 permit only authorized a carport renovation, not a dwelling, and that no permits had been applied for to convert the structure. She raised concerns about safety violations and lack of utilities. Owner Cassandra Erb stated she purchased the property as a two-family home and had received a proactive maintenance compliment. Discussion Items - BZA009-25: The board discussed the revised resubdivision (31-ft. frontage) and the servitude for stair access. Commissioners noted that the applicant had addressed previous concerns about lot line placement and that the video evidence demonstrated similar non-conforming lots. The motion passed 6-0. - BZA023-25: The board accepted the servitude agreement and added a second proviso requiring recording. Motion passed 6-0. - BZA036-25: Commissioners debated whether the sign was analogous to other VCC-approved signs and whether the applicant could have used multiple signs by right. The board found that the request was modest and in line with the building’s character. Motion passed 6-0. - BZA042-25: The board approved the parking-related variances but denied the carport projection variance due to a 3.5-inch encroachment. The applicant agreed to adjust the design. Motion passed 6-0. - BZA046-25: The board accepted the applicant’s arguments about HDLC constraints and the temporary nature of the overlay district. Motion passed 6-0. - BZA033-25 (deferred to end): The applicant argued that similar two-family lots existed on substandard lots and that the denial of a variance would deprive him of rights. The board discussed potential building code triggers (parapet, utilities) and whether a condo regime could be used. After debate, the board deferred the item 30 days to obtain written guidance from Safety and Permits. - BZA025-25: The board upheld the director’s decision, finding no error in the interpretation of the bedroom definition and noting that the MLS listing was not a legal document. Motion passed 6-0. - BZA041-25, BZA038-25, BZA039-25, BZA040-25: All deferred 30 days due to insufficient review time or submittal of supplemental materials. - BZA048-25: Deferred 60 days at the applicant’s request. - BZA049-25: The board upheld the director’s decision, finding that the property had established two-family use since 1999 (certificate of occupancy, assessor records) and that even if originally illegal, the 10-year prescriptive period under Louisiana law cured the use. Commissioner Richardson noted that the record indicated prior use and that subsequent violations should be addressed through proper channels (Healthy Homes, zoning complaints). Motion passed 6-0. Key Outcomes - BZA009-25: Approved (6-0) with one proviso. - BZA023-25: Approved (6-0) with two provisos. - BZA036-25: Approved (6-0) with one proviso. - BZA037-25: Approved (6-0) with one proviso. - BZA042-25: Partially approved (parking variances) and partially denied (carport projection) (6-0) with three provisos. - BZA043-25: Approved (6-0) with one proviso. - BZA044-25: Approved (6-0) with one proviso. - BZA045-25: Approved (6-0) with one proviso. - BZA046-25: Approved (6-0) with one proviso. - BZA025-25: Appeal denied (6-0), director’s decision upheld. - BZA049-25: Appeal denied (6-0), director’s decision upheld. - Deferred items: BZA033-25 (30-day deferral), BZA038-25 (30-day), BZA039-25 (30-day), BZA040-25 (30-day), BZA041-25 (30-day), BZA047-25 (30-day), BZA048-25 (60-day).

The New Orleans City Planning Commission met on Tuesday, May 27, 2025, starting at 1:39 PM in Council Chambers. The meeting included adoption of minutes, public hearings on three zoning and subdivision dockets, an informational presentation on the Land Use Barriers Study, and a presentation and public hearing on the redevelopment of Lincoln Beach. All regular business items were approved, and no action was taken on the land use study or Lincoln Beach presentation. Consent Calendar - Adoption of Minutes: The minutes of the May 13, 2025 meeting were adopted unanimously. - Subdivision Ratifications: Three subdivision ratifications were approved without discussion. Public Comments & Testimony - Zoning Docket 027/25 (Moones Landing, LLC): Multiple speakers expressed support for the conditional use to permit food processing (poultry) at 10801 River Road. Speakers included Kelly Cahill (applicant/operator of Yardbirds Farm), Anne Moore (adjacent property owner), Lee DuPont (Lower Coast Algiers Association, representing 800+ polled residents), Martha Brasette (neighbor), Nico Kreble (Schmelly's Dirt Farm), Zach Smith (neighbor), and Grace Treffinger (urban agriculture liaison, Office of Resilience and Sustainability). No speakers opposed. DuPont requested conditions including a 1,000-bird limit, bathroom with hot water, private sewer treatment, and alternative disposal of offal, but later accepted a 12,000 birds per year limit after discussion. - Zoning Docket 028/25 (Infinity Fuels, LLC): No public comments. - Subdivision Docket 40/25: No public comments. - Land Use Barriers Study: Three speakers commented: Wesley Wyman (Wyoming Construction) offered expertise; Paul Kramer (former CPC staff) recommended loosening conditional uses, eliminating redundant standards, and advancing ADUs; Zach Smith (developer) criticized the proliferation of interim zoning districts (17 in current council term) and urged focus on efficiency. - Lincoln Beach Redevelopment: Speakers from the community included Marcia Mack Williams and Lord Slandrum (East New Orleans Neighborhood Advisory Committee, ENONAC), Claudia Celestine (resident), Trisha Wallace (President, Lincoln Beach Community Advisory Committee), and Sage (community advocate). They raised concerns about zoning, design advisory committee review, permits for the pedestrian bridge, federal consent decree, lack of transparency, and requested that the city follow proper charter processes. They expressed strong desire for a safe, passive beach that opens as soon as possible. Discussion Items - Zoning Docket 027/25: Staff presented a recommendation for approval with five provisos for a conditional use permit to allow poultry processing on an 88-acre parcel in the RRE district. The applicant, Kelly Cahill, answered questions about proposed conditions from Commissioner Whitry. She agreed to a limit of 12,000 birds (chickens and ducks) per year, and stated she would provide documentation from state inspectors. Commissioner Whitry made a motion to approve with the five staff provisos and the additional 12,000 bird limit, seconded by Commissioner Stewart. The motion passed. - Zoning Docket 028/25: Staff recommended approval with one proviso (final plan submission within one year, extendable). Applicant Brandon Henry initially requested removal of the proviso but after staff clarification that it required only a floor plan for the alcohol sale area and could be extended, he accepted. Motion to approve with proviso passed. - Subdivision Docket 40/25: Staff recommended tentative approval with two provisos for resubdivision of existing lots. Motion passed. - Land Use Barriers Study: Staff presented a preliminary report outlining the study scope, including reviews of process improvements, potential CZO amendments, and stakeholder consultation. Commissioners discussed issues with Safety and Permits, one-stop shop, and interim zoning districts. No action taken. - Lincoln Beach Redevelopment: Greg Nichols (ORS director) and Megan Williams (new project manager) presented the draft master plan, focusing on Phase 1 (22.4 million secured) including beach renourishment, pedestrian bridge, restroom/lifegard building, parking, and historic rehabilitation. They noted a pending legal opinion on whether CPC must approve the plan. Public comments highlighted concerns about zoning, permitting, governance, and communication. Commissioners urged better coordination and transparency. No vote was taken. Key Outcomes - Zoning Docket 027/25: Approved with six provisos (five from staff plus limit of 12,000 poultry per year). The vote passed (specific tally not recorded but no opposition from commissioners present; one commissioner indicated intent to vote against if bird limit not included, but motion amended). - Zoning Docket 028/25: Approved with one provisio. - Subdivision Docket 40/25: Tentatively approved with two provisos. - Land Use Barriers Study: For informational purposes only; a completed study is tentatively scheduled for the August 12,2025 commission hearing. Public comment remains open. - Lincoln Beach: No action taken. The public comment period for the draft master plan was extended to June9, 2025. A legal opinion on CPC's approval role is pending. The city plans to hire a construction manager (bids due June3, 2025) and to engage a facilitator for governance discussions.

The City Planning Commission met on Tuesday, May 13, 2025, at 1:30 p.m. to consider several zoning and design review items, a presentation on the Mandatory Inclusionary Zoning (MIZ) market feasibility study, and the ratification of subdivision approvals. The meeting included public testimony on multiple dockets. Consent Calendar - Adoption of the minutes from the April 22, 2025 meeting was approved without recorded discussion or objection. - Subdivision ratifications for five administrative approvals were approved unanimously by a machine vote (motion by Commissioner Stewart, seconded by Commissioner Whitry). Design Review 016/25 – Louise S. McGehee School - Applicant: Louise S. McGehee School requested an amendment to an approved development plan to permit construction of a 10,614-square-foot, four-story gymnasium with ground-level parking near First Street and a lobby addition to the Fine Arts Building. The site is in the Garden District and subject to HDLC review. - Staff Recommendation: Approval, finding the amendment does not substantially alter school operations or traffic circulation. - Public Testimony: Jack Sawyer (architect) spoke in support. No opposition cards were submitted. - Commission Action: Commissioner Steeg moved approval, seconded by Commissioner Whitry. The motion passed unanimously by roll call (5-0). Zoning Docket 024/25 – Whitney Hotel (1200 S. Carrollton Ave.) - Applicant: The Whitney on Carrollton, LLC requested a conditional use to permit a six-room boutique hotel in a Historic Urban Neighborhood Mixed-Use District (HU-MU). The property is a vacant three-story historic landmark (former Whitney Bank) at the corner of Carrollton and Oak. - Staff Recommendation: Approval with five provisos related to parking, use, and compliance. - Public Testimony: - Support: Ron Lazel (applicant's representative), David Dalby (Oak Street Merchants Association), and Min Yang (local architect/business owner) spoke in favor, citing community support, restoration of a historic building, and economic benefits. - Opposition: Jim Logan, Mary Mycing, and Susan Johnson raised concerns about the hotel entrance on Oak Street causing traffic congestion, lack of a loading zone, the operator's history with short-term rentals, and plan labeling (units shown as apartments). - Commission Action: Commissioner Stewart moved approval with additional provisos: (1) main hotel entrance on Carrollton Avenue, (2) secondary entrance on Oak Street, (3) a loading zone on Carrollton Avenue, (4) submission of complete, properly labeled floor plans and site plans showing hotel units, curb cuts, and egress. The motion was seconded by Commissioner Steeg and passed unanimously by machine vote. The applicant's representative indicated agreement. Zoning Docket 025/25 – Good Shepherd School (3601 Desire St.) - Applicant: Giving Hope, Inc. requested a zoning change from LI Light Industrial to MU-1 Medium Intensity Mixed-Use to construct a primary educational facility (second campus of Good Shepherd School). The site is near Carver High School and Desire Street corridor. - Staff Recommendation: Denial, citing spot zoning, inconsistency with the Master Plan (which designates the area for industrial use), and incompatibility with adjacent industrial uses (e.g., concrete crushing facility). - Public Testimony: Nicole Weber (applicant representative), Alphonse Smith (Giving Hope), and Christopher Sullivan (Good Shepherd board chair) spoke in support, emphasizing the school's mission, community partnerships, and compatibility with nearby educational and community facilities. - Commission Action: Commissioner Jordan moved approval, seconded by Commissioner Stewart. The motion passed unanimously by machine vote (5-0). Discussion noted that while the land use designation is industrial, the proposal complements existing uses on the street. Zoning Docket 026/25 – Haspel Building Adaptive Reuse (515 Toulouse St.) - Applicant: 515 Toulouse, LLC requested a Planned Development to adaptively reuse a former industrial building over 10,000 sq. ft. as an entertainment complex with restaurant, live performance venue, reception facility, and rooftop bar. An exception was sought to increase height from 50 to 57 feet. - Staff Recommendation: Approval subject to three exceptions and two provisos. - Public Testimony: Applicant's representative, Richard Cortizes, requested a 60-day deferral to July 8, 2025, citing changed factual representations since the staff report was prepared. - Commission Action: Commissioner Steeg moved to defer to July 8, with a request that the applicant specify the changed representations to staff. The motion was seconded by Commissioner Whitry and passed unanimously by machine vote. 2025 Mandatory Inclusionary Zoning (MIZ) Market Feasibility Analysis - Presentation: Rachel Berg, Laura Bryan, and Kelly Butler (CPC staff) presented preliminary findings from HR&A Advisors' study. The study will assess MIZ boundaries, affordability levels, incentives, and office-to-residential conversion feasibility. Current program data showed 17 inclusionary zoning projects (3 MIZ, 1 voluntary, 3 AHPD completed; others in pipeline). - Public Comment: Nicole Weber urged the Commission to reduce regulatory barriers and increase public education about affordable housing. - Commission Discussion: Commissioners acknowledged the challenges of affordable housing development, praised progress, and looked forward to final recommendations (expected August 2025). No vote was taken. Key Outcomes 1. Design Review 016/25 approved unanimously. 2. Zoning Docket 024/25 approved with additional provisos on entrance, loading zone, and plan labeling. 3. Zoning Docket 025/25 approved (rezone to MU-1) against staff recommendation. 4. Zoning Docket 026/25 deferred to July 8, 2025. 5. Subdivision ratifications approved unanimously. 6. MIZ study received as information; next steps include a public report in late summer.

The Board of Zoning Adjustments convened on Monday, May 5, 2025, at 10:00 AM in Council Chambers, recessed at approximately 1:00 PM, and reconvened at 1:30 PM. The board heard 18 docket items, including variances, appeals, and deferred matters. Key actions included approvals, denials, and deferrals, with several items sent back for additional information. The meeting adjourned after all items were addressed. Variances - Unfinished Business - BZA009-25 (2816-18 Saint Louis Street): Deferred 30 days. The applicant seeks to subdivide a lot with a two-family dwelling. Staff reported that 92% of two-family lots in the area comply with lot area requirements. The board deferred to allow the applicant to review updated staff recommendations and address hardship criteria. - BZA023-25 (1474 Magazine Street): Deferred 30 days. Request to allow a swimming pool with zero-foot setback from side lot line. The applicant argued the pool cannot be moved due to structural constraints and is working with a neighbor on a shared wall. The board requested documentation of a shared-use agreement and structural details. - BZA028-25 (6325 Caldwell Drive): Denied. Request for an after-the-fact variance to retain an 8-foot-5-inch fence (exceeding 5-foot maximum) around a pool. The Lakefront Management Authority and Lake Terrace Property Owners Association opposed, citing failure to follow the permitting process. The board found that the nine criteria for variance were not met (6-0 vote). Variances - New Business - BZA029-25 (2420 New Orleans Street): Deferred 60 days. Request to build a single-family home with excessive setbacks and a front-yard parking pad as part of the Restore LA program. Staff noted that other floor plans might be compliant. The board encouraged staff to communicate with the program to avoid future issues. - BZA030-25 (4611 Gawain Drive): Deferred 60 days. Similar Restore LA project seeking variances for rear yard setback and front steps encroachment. The board deferred to explore alternative plans. - BZA031-25 (3436 Saint Ferdinand Street): Approved. Request to subdivide a 75-foot-wide lot into two 37.5-foot-wide lots for two-family dwellings. The board found that the historical development pattern of 25-foot lots supported the variance, and that strict adherence would cause hardship (6-0 vote). - BZA032-25 (849-53 Odeon Street): Deferred 60 days. Request to resubdivide lots to correct a lot line that bisects a structure. Staff requested a non-conforming use determination from Safety and Permits. - BZA033-25 (119-23 28th Street): Deferred 30 days. Request to subdivide a 60-foot-wide lot into two 30-foot lots for single-family homes. The applicant cited rising insurance costs, but the board requested non-financial hardship documentation and clarification on building code requirements for fire separation. - BZA034-25 (7903 Plum Street): Approved. Request to place a generator in the corner side yard instead of the rear yard. The board approved with a proviso for a solid fence and landscaping to screen the equipment and mitigate sound (6-0 vote). - BZA035-25 (1760 Moss Street): Approved. Request to place mechanical equipment on a third-floor terrace with setbacks less than required. The board accepted that the terrace is not a roof and that safety is addressed by building code (6-0 vote). - BZA036-25 (600 Decatur Street): Deferred 30 days. Request for an 18-square-foot projecting sign (10 square feet over the limit) for the Museum of Illusions. The board sought documentation of the existing Café Beignet sign size and VCC input. - BZA037-25 (546-48 Fourth Street): Deferred 30 days. Request for a permeable open space variance; notification signage was posted fewer than 15 days prior, requiring deferral. Director of Safety and Permits Decision Appeals - BZA025-25 (1500-02 Pine Street): Deferred 30 days. Appeal by Town of Carrollton Watch regarding bedroom count and parking. The Department of Safety and Permits requested a deferral due to late filings. - BZA038-25 (1200 S. Carrollton Avenue): Deferred 30 days. Appeal concerning a hotel conditional use. The appellant requested a 90-day deferral pending legislation, but the board granted 30 days, noting that the project has an open permit and work is ongoing. - BZA039-25 (2616 Calhoun Street): Deferred 30 days. Appeal by Town of Carrollton Watch regarding a potential rooming house. Both parties agreed to a deferral. - BZA040-25 (2322 Saint Louis Street): Deferred 30 days. Appeal; applicant requested deferral. - BZA041-25 (1940 Saint Claude Avenue): Initially marked moot but not confirmed. Deferred 30 days after the department confirmed the permit had not been rescinded. The applicant plans to submit additional documentation. Key Outcomes - Approvals: BZA031-25 (lot width), BZA034-25 (generator), BZA035-25 (mechanical equipment). - Denials: BZA028-25 (fence). - Deferrals: 11 items deferred (30 or 60 days) for additional information, documentation, or staff review. - Withdrawn: BZA016-25 (401 Lowerline Street) was withdrawn. - Next Steps: Disposition notices to be released by May 15, 2025. Applicants must comply with provisos before final approval.

The New Orleans City Planning Commission met on Tuesday, April 22, 2025, at 1:30 PM in Council Chambers. The Commission considered nine agenda items, including two zoning dockets to close a loophole regarding hotel staffing, multiple subdivision requests, and a park name change. All actions were approved unanimously. Consent Calendar - Adoption of Minutes (April 8, 2025): The minutes were approved unanimously via roll call vote (8-0). Public Comments & Testimony - Zoning Dockets 022/25 and 023/25 (Hotel Staffing): Aaron Holmes, Executive Director of ECPORA, spoke in support of both measures, stating that requiring on-site staffing at all hours is "a hundred percent necessary" to protect guests and neighborhoods and to prevent commercial short-term rentals from operating as hotels. - Subdivision Docket 023/25 (4400 Gen DeGaulle): Chip Thurge (architect, applicant) answered questions about the resubdivision, explaining that the excess land from a reduced Chase bank branch would be split into two lots. - Subdivision Docket 028/25 (1631 Audubon St): Fred Corral (representing the property owner) addressed questions; no public testimony for or against. - Park Name Change (Barbara Lacen Keller Park): Three speakers supported the renaming: Chuck Morse (Thrive New Orleans) praised the honoree and noted his team would construct the park; Kelly Bentley Dixon and Cantina Rankins (daughters of Barbara Lacen Keller) expressed gratitude and emotional support for the tribute. Discussion Items - Zoning Docket 022/25 – Interim Zoning District (IZD) for Customary Lodging Services Staffing: The IZD acts as a temporary measure to prohibit hotel/motel permits that do not provide 24/7 staffing. Staff recommended approval, noting it was a response to a Board of Zoning Adjustments decision (BZA 1425) that created a potential loophole. Commissioners asked about interplay with a concurrent short-term rental study and the extent of the problem; staff clarified it was proactive. Approved. - Zoning Docket 023/25 – Text Amendment to Define Customary Lodging Services: This amends Article 26, Section 26.6 to explicitly require 24/7 on-site management for hotels and motels, codifying a previous zoning interpretation (Z-18-02) that conflicted with the BZA decision. Staff recommended approval. Approved. - Subdivision Docket 023/25 (Major Subdivision, 4400-4440 Gen DeGaulle): Combines three lots on a 2.68-acre site into one lot of record, with no changes to existing buildings or parking. Staff found no negative impacts. Applicant noted the lot would later be split into two for the bank and excess land. Approved. - Subdivision Docket 028/25 (1631 Audubon St / 7020 Green St): Resubdivision to transfer an existing pool across lot lines, creating an irregular multi-frontage lot. Staff recommended approval subject to one proviso regarding pool maintenance. Approved with the proviso. - Extension Request for Subdivision Docket 192/23 (1301-1333 Carondelet St): One-year extension for a previously approved combined lot; staff supported. Approved. - Park Name Change 002/25 – Barbara Lacen Keller Park: The item was formally a "street name change" due to database limitations, but the subject is a vacant lot (former community center) being created and named as a park. Staff recommended approval, noting no negative impacts. Commissioners shared personal memories of Ms. Keller. The approval is tentative, pending final action by the City Council and Mayor. Approved. - Subdivision Ratifications: Two subdivision applications (3436 St. Ferdinand and 1122 Forstall) deemed eligible for administrative approval were ratified. Approved. Key Outcomes - All votes were unanimous. No opposition or dissenting votes were recorded. - Zoning Docket 022/25 (IZD) and Zoning Docket 023/25 (text amendment) were approved, closing a loophole that could allow unstaffed hotels to operate as commercial short-term rentals. - Subdivision Docket 028/25 was approved with a proviso requiring pool maintenance compliance. - Park name change was tentatively approved by the Commission; final approval requires the Mayor and City Council. - Extension for Subdivision Docket 192/23 was granted for one year.

The New Orleans City Planning Commission held a meeting on April 8, 2025, at 3:00 PM in Council Chambers. The Commission addressed several zoning dockets, a property acquisition, a street name change, an extension request, a preliminary report on transient lodging, and ratified subdivision approvals. All votes were unanimous (8-0) unless noted. Consent Calendar - Adoption of Minutes: The Commission adopted the minutes from the March 25, 2025 meeting without discussion or opposition. Public Comments & Testimony - Zoning Docket 020/25 (3100-3102 Dauphine Street): Ron Lazel (1000 South Norman C. Francis) spoke in support, noting the applicant is bringing a building back into commerce. Eleanor Graham (representing Neighbors First for Bywater) spoke in opposition, arguing the zoning change constitutes unnecessary spot zoning and that the proposed use could be permitted under existing overlay. The applicant, Mark Gonzalez, clarified that short-term rentals are not allowed under the requested HMC-1 district and that the property has verifiable commercial history since the 1950s. - Transient Lodging Study Preliminary Presentation: Several members of the public provided comments: - Jonathan Lester (3027 St. Philip) expressed support for short-term rentals, citing their importance for families and travelers. - Angela Ozarik (Jane Place Neighborhood Sustainability Initiative) urged the study to include impacts on displaced residents and called for enforcement accountability. - Jeffrey Wonder (1631 North Rocheblave Street) supported responsible commercial short-term rentals, emphasizing economic benefits and warning against blanket bans. - Eleanor Graham (also as a condominium resident) strongly opposed commercial short-term rentals in residential buildings, describing them as incompatible with peaceful living and advocating for a ban. - Courtney Fricky (3833 Delegate Delhi Street) raised concerns about campaign contributions from the hotel industry influencing policy and asked that mom-and-pop investors be heard. - Ron Lazal (Zach Smith Consulting) encouraged a balanced approach representing all stakeholders. - Alan Johnson (1418 Charters, Faubourg Marigny Improvement Association) opposed STRs, called for closing the 10,000-square-foot hotel loophole, and noted 402 hotel beds within two blocks of his neighborhood. - Clark Gray (Wimberley, Texas) argued that investors purchased properties under existing permits and a ban would cause financial hardship. - Henry Gus (44 Hawk Street) represented the MMU (Maritime Mixed Use) district and noted that his short-term rental guests have helped report crime. - Steven Keary (1724 Louisiana Avenue) said his commercially zoned short-term rental fits its mixed-use context and requested grandfathering if regulations change. Discussion Items - Zoning Docket 020/25 (Applicant: Mark Gonzalez): Request to rezone 3100-3102 Dauphine Street from HMR-3 to HM-MU, modified by staff to HMC-1 (Historic Marigny/Tremé/Bywater Commercial District). Staff stated the site has verifiable commercial history and that the proposed use (ice cream parlor/gallery with gelato production) could not be permitted without a zoning change. Commissioners discussed the scope of permitted uses under HMC-1 and the appropriateness of the less intensive commercial district. The motion for modified approval passed 8-0. - Zoning Docket 021/25 (Applicant: Myndset Investments, LLC): Conditional use to allow a large child care center at 7911 Redfish Street in the S-RS district. The applicant plans to expand an existing small daycare (currently 12 children) to accommodate 24-25 children. Staff recommended approval with three provisos. No opposition was heard. The motion passed 8-0. - Property Acquisition 002/25 (601 S. Galvez St.): City proposes to acquire 123,651 square feet from LSU Health Foundation for NOPD’s public safety and processing warehouse. Howard Noble (Director of Property Management) stated the current leased facility is inadequate. No demolition required. Staff recommended approval with one proviso. Motion passed 8-0. - Street Name Change 001/25 (General Meyer Avenue portion): Proposed to rename a 0.6-mile stretch from Sullen Place to Bennett Street to Reverend Taza Green Sr. Avenue. Staff recommended denial because the change would fragment a continuous street and create duplicate names. The Commission denied the request 8-0, advising the applicant to consider honorary street naming (though honorary street dedications were noted as no longer in effect). - Extension Request for Subdivision Docket 007/24: Request to extend the deadline for final approval of a resubdivision at 19-23 Forest Oaks Drive (English Turn). Staff reported the application expired due to lack of response. The land surveyor stated the purpose is to combine lots to reduce HOA fees. Staff recommended approval. Motion passed 8-0. - Transient Lodging Study Preliminary Report: Alex Carter (Desire Line) presented the study scope, timeline, and data sources. The study will examine commercial short-term rentals (CSTRs), hotels, bed and breakfasts, and timeshares. Key points include: an ambitious timeline aiming for recommendations by June 2025 but adjustable; a city advisory group of officials; three focus groups on economic development, affordable housing, and neighborhood character; and a community survey open until May 8, 2025. Commissioners asked about neighborhood-based approaches, engagement methods, and the role of the city advisory group. No decisions were made; the presentation was informational. - Subdivision Ratifications: The Commission ratified staff determinations for several administrative subdivision approvals. Motion passed 8-0. Key Outcomes - Zoning Docket 020/25: Approved modified rezone to HMC-1 (8-0). - Zoning Docket 021/25: Approved conditional use for large child care center (8-0). - Property Acquisition 002/25: Approved acquisition of 601 S. Galvez St. (8-0). - Street Name Change 001/25: Denied (8-0). - Extension Request 007/24: Granted extension (8-0). - Subdivision Ratifications: Approved (8-0). - Transient Lodging Study: No vote; study ongoing with community survey and focus groups scheduled through May-June 2025.

The New Orleans City Planning Commission (CPC) held a public hearing on April 7, 2025, to address zoning variance requests and appeals of Safety and Permits decisions. The board heard 12 docket items, including one withdrawal, one deemed improper, and several deferrals. Actions taken will be released in disposition notices by April 17, 2025. The meeting was chaired by Commissioner Todd James, with Commissioners Tamara Agins, Ramiro Diaz, and Alfonso Gonzalez present; Commissioners Candace Forrest, Jose Alvarez, and Jason Richards were absent. Consent Calendar - Adoption of the minutes from the March 10, 2025 meeting was moved and seconded, and passed unanimously. Public Comments & Testimony - BZA 019-25 (8313 Panola St): Homeowner Adam Yacine Whitley-Sebti expressed support for the intent of the overlay regulations but argued that the bathroom limit created an unintended hardship for his family. He noted that he could not claim a homestead exemption until after renovation, making compliance impossible. - BZA 028-25 (6325 Caldwell Dr): Ashley Haspel, president of the Lake Terrace Property Owners Association, opposed the variance, stating that no one in the neighborhood has an eight-foot fence, and that six feet is the maximum allowed. She also mentioned that the fence was cited via 311 and that the property owner had been informed of the rules. - BZA 025-25 (1500-02 Pine St): Susan Johnson of Town of Carrollton Watch argued that Safety and Permits failed to review plans that added bedrooms without required parking. She also noted 25 letters of support and one letter of opposition from the previous owner. Discussion Items - BZA 008-25 (5007 S. Tonti St): Withdrawn by applicant. - BZA 009-25 (2816-18 Saint Louis St): Applicant provided updated survey on April 4, 2025; staff needed more time to review. Board approved a 30-day deferral. - BZA 019-25 (8313 Panola St): Request for variance to allow 4 bathrooms in a 5-bedroom home in the University Area off-street parking overlay (max 2.5). Staff recommended denial, but the board approved, citing hardship and precedent, subject to a proviso. - BZA 020-25 (4301 Reynes St): Request for 4 variances to subdivide a lot with two principal structures. Staff recommended approval; board approved with one proviso. - BZA 021-25 (901-903 Second St): Request for variances to create two lots from a condominium regime. Staff recommended approval; board approved with one proviso. - BZA 022-25 (732-736 Ninth St): Request for variances for lot width, depth, and area to subdivide. Staff recommended approval; board approved with one proviso. - BZA 023-25 (1474 Magazine St): Request for variance to place a pool with zero setback from lot line. Staff recommended denial. Initial motion to deny failed (4 votes, needed 5). A substitute motion for 30-day deferral was approved. - BZA 024-25 (1925 N. Derbigny St): Request for variances for rear yard setback on a nonconforming lot. Staff recommended approval; board approved with one proviso. Neighbor Willie Woods voiced concerns about the new owner's plans. - BZA 028-25 (6325 Caldwell Dr): After-the-fact request to retain an 8-foot fence (max 5 feet). Staff requested a 30-day deferral due to public noticing; board approved deferral. - BZA 026-25 (620 Louisa St): Deemed improper; applicant withdrew after failing to state a zoning basis. - BZA 027-25 (4400 General Meyer Ave): Appeal of a permit issued for an athletic facility. Safety and Permits conceded the permit was issued in error; board granted the appeal and rescinded the January 14, 2025 permit. Key Outcomes - Approvals: BZA 019-25, 020-25, 021-25, 022-25, 024-25, and 027-25 (appeal granted). - Deferrals: BZA 009-25 (30 days), BZA 023-25 (30 days), BZA 028-25 (30 days), BZA 025-25 (30 days). - Denied/Witheld: BZA 008-25 withdrawn, BZA 026-25 deemed improper. - Next Steps: Decisions will be sent via disposition notices by April 17, 2025. Applicants must comply with all provisos to finalize approvals. All votes were unanimous where taken, with the exception of the failed denial motion on BZA 023-25.

The New Orleans City Planning Commission met on March 25, 2025, at 1:30 PM in Council Chambers to consider two zoning dockets, three subdivision dockets, and a consent calendar. The meeting featured significant public testimony on a proposed rezoning in Lakeview, which was ultimately denied, and routine approvals for other items. Consent Calendar - Adoption of Minutes: The minutes of the March 11, 2025 meeting were adopted unanimously. Public Comments & Testimony - Zoning Docket 018/25 (Lakeview rezoning): Over 20 residents spoke in opposition, including Mark Larson (representing a petition of 463 signatures), Miranda Larson, Tammy Cardinelli (on behalf of her 86-year-old mother), Brian C (Lakeview resident), Joe Rocha (representing Lakeview Civic), Paul Jenko, Bernie Gallaghan, Chris Shram, and Derek Luke. Opponents argued the rezoning would constitute spot zoning, disrupt the residential character of the neighborhood, increase traffic, and set a dangerous precedent. Several noted that the property had never been zoned commercial and that the area on Pontchartrain Boulevard is 95% residential. One speaker (Gretchen Chase, COO of Clayton Ventures, the former owner) supported the rezoning, stating that the lots had little residential demand due to the busy street. - Zoning Docket 019/25 (drive-through): One speaker, Victoria Riggs (neutral), expressed general support but raised concerns about traffic and infrastructure on Toulouse Street. - Subdivision Docket 010/25 (Upper 9th Ward): Applicant Sheridan Flax spoke in support of his request to combine two lots, explaining he wanted to clean up the area and build a shed. No opposition testified. - Subdivision Docket 012/25 (Chef Menteur): Brian Anderson, representing the property owner Dr. Jones, spoke in support, noting plans for a future medical clinic and community services. No public opposition. - Subdivision Docket 017/25 (Irish Channel): Applicants Steve Kaplan and Sarah Borman spoke in support, citing insurance cost savings from dissolving a condominium regime. No opposition. Discussion Items - Zoning Docket 017/25 – 5001 Freret Street (Chipotle): Staff recommended approval with five provisos for a conditional use to permit a fast-food restaurant (Chipotle) in an HU-MU district. The applicant (Rebecca Geiger) stated the use is similar to the previous tenant and would not change traffic or parking. The commission approved unanimously. - Zoning Docket 018/25 – 6184-6192 Pontchartrain Boulevard (Medical Clinic): Dr. Maurice Sholas requested a zoning change from SLRS1 to SLB1 to operate a specialized neurological clinic. Staff recommended denial, citing the residential history of the site, incompatibility with the Master Plan (single-family residential future land use), and lack of verified commercial use. The applicant argued that five nearby SLB1 properties on Pontchartrain Boulevard (within 800 feet) support his request. Commissioners noted the risk of rezoning without a specific development plan and the strong community opposition. A motion to deny with staff recommendation passed. - Zoning Docket 019/25 – 512 City Park Avenue (Drive-through): The applicant requested a deferral to the April 22, 2025 hearing to address design issues related to variances. The commission granted the deferral unanimously. - Subdivision Docket 010/25 – 3337-39 Feliciana Street & 3338 Clouet Street: Applicant sought to combine two rear-abutting lots into one through lot. Staff recommended denial, citing inconsistency with development patterns and potential negative impact. After discussion, the applicant agreed to leave the lots separate. The commission voted to deny per staff recommendation. - Subdivision Docket 012/25 – 9901-10029 Chef Menteur Highway: Staff recommended approval with one proviso for a resubdivision to separate a vacant restaurant parcel from a larger undeveloped lot. The applicant noted future plans for a medical clinic and community services. Approved unanimously. - Subdivision Docket 017/25 – 901-903 Second Street: Staff recommended approval with two provisos, contingent on variances from the Board of Zoning Adjustments (BZA) for dimensional deficiencies. The applicants sought to dissolve a condominium regime to reduce insurance costs. Approved unanimously. - Subdivision Ratifications: Six administrative subdivisions were ratified unanimously. Key Outcomes - Zoning Docket 017/25: Approved (conditional use for Chipotle, 5 provisos). - Zoning Docket 018/25: Denied (rezoning request for medical clinic; staff recommendation upheld). - Zoning Docket 019/25: Deferred to April 22, 2025. - Subdivision Docket 010/25: Denied (lot combination request). - Subdivision Docket 012/25: Approved (subdivision in New Orleans East, 1 proviso). - Subdivision Docket 017/25: Approved (condominium dissolution, 2 provisos, pending BZA variances). - Subdivision Ratifications: Approved.

Date: March 11, 2025 Time: 1:44 PM Location: Council Chambers Presiding: Chair (not named in transcript) Commissioners Present: Johnson, Lund, Gupta, Whitry, Jordan, Brown, Steve, Stewart The meeting began with roll call, formal reading of public hearing rules, and adoption of the minutes from the February 25, 2025 meeting. The primary business items were Zoning Docket 014/25 (a text amendment to add "wine shop" as a conditional use in the CBD-5 district) and Zoning Docket 015/25 (a conditional use application for a wine shop at 722-726 Girod Street, the site of Pluck Restaurant). The meeting concluded with ratification of subdivision applications. Consent Calendar - Adoption of Minutes: The minutes of the February 25, 2025 meeting were adopted unanimously (motion by Commissioner Whitry, second by Commissioner Stewart). Public Comments & Testimony - Nicole Webre (applicant, 2131 Bienville St.) – Expressed support for the text amendment and conditional use, explaining the need to align state and city laws. Proposed limiting the wine shop to 500 square feet with a separate entrance, no on-site consumption, and noted that a conditional use process would prevent a flood of similar applications. - Sky Latour (owner of Pluck Wine Bar & Restaurant) – Expressed support, stating that selling wine retail would provide stability and allow wine education. Mentioned a 15-year lease on the property. - Craig Mitchell (615 Baronne St., former planning commissioner) – Expressed strong support, describing Pluck as a "home away from home" and a responsible business. Requested ability to purchase bottles of wine tasted at the restaurant. - Mark Schneider (731 St. Charles Ave.) – Expressed support, highlighting the high quality and rarity of wines sold at Pluck and the restaurant's James Beard Award nomination. - Michael Duplantier (820 Baronne St., longtime property owner) – Expressed opposition to the text amendment, warning that it would open the door to wine shops throughout CBD-5, undermining 50 years of neighborhood efforts to limit liquor uses. Acknowledged Pluck is a good business but concerned about precedent. Responded that conditional use provides some comfort but is not a strong enough protection. - Letters of Support: The applicant noted 41 letters, emails, and petition signatures from homeowners and residents within the block radius. No formal opposition petitions were presented. Discussion Items - Text Amendment (ZD 014/25): Staff recommended denial, arguing that wine shops are inconsistent with the residential character of CBD-5 and that the commission has consistently denied similar requests in districts where bars are prohibited. Commissioner Whitry and others discussed the possibility of adding conditions specific to CBD-5 (e.g., size limits, no on-site consumption) through the CZO rather than the conditional use process. Commissioner Steag suggested an overlay district. Commissioner Brown argued that conditional use is appropriate because each case can be evaluated on its merits and that wine tasting is part of the wine shop experience. The commission ultimately voted to approve the text amendment against staff recommendation. - Conditional Use (ZD 015/25): Staff recommended denial as a companion to the text amendment. Commissioner Steag initially proposed a motion to approve with provisos limiting the shop to 550 square feet and prohibiting on-site consumption. After withdrawing that motion, Commissioner Gupta moved to approve without additional provisos, seconded by Commissioner Brown. The commission voted to approve. - Subdivision Ratifications: Staff presented a list of subdivisions eligible for administrative approval. Motion to ratify by Commissioner Johnson, second by Commissioner Whitry; unanimously approved. Key Outcomes - Zoning Docket 014/25: Approved (motion by Commissioner Whitry, second by Commissioner Brown, against staff recommendation). The text amendment will add "wine shop" as a conditional use in the CBD-5 Urban Core Neighborhood Lower Intensity Mixed-Use District. - Zoning Docket 015/25: Approved (motion by Commissioner Gupta, second by Commissioner Brown, against staff recommendation). The conditional use is granted for a wine shop at 722-726 Girod Street, subject to the use standards in Section 20.3.PPP. No additional provisos were added; the applicant indicated willingness to limit the shop to 500 square feet and prohibit on-site consumption. - Subdivision Ratifications: Approved (unanimous). All listed subdivisions were ratified. - Next Steps: The text amendment will now go to the City Council for final consideration (as noted, the applicant plans to request extended operating hours at the council level).