Public Meetings - New Orleans, Louisiana

The New Orleans Board of Zoning Adjustments (BZA) met on March 10, 2025, at 10:00 AM in Council Chambers. All six commissioners were present. The board first convened in executive session to discuss two pending litigations (Maureen Greer cases), then returned to public session. The agenda included six variance requests (two from unfinished business, four new) and two decision appeals from the Department of Safety and Permits (both from unfinished business). All variance requests were approved (one deferred for redesign), and both appeals were deferred due to ongoing litigation. Votes were unanimous (7-0) unless noted. Public Comments & Testimony - Daniel Winkert (applicant, BZA010-25): Supported variance for side porch/stairs, arguing the ordinance interpretation was arbitrary and that elevated buildings should be allowed such encroachments per code section 21.6.2. - Zach Smith Consulting (applicant representative, BZA011-25): Supported variance after reducing impervious surface from 62% to 48%, stating the remaining 8% waiver was needed due to a narrow lot with an existing curb cut. - No public testimony for BZA015-25 (applicant absent). - Arthur G. Grimsal (applicant, BZA016-25): Supported variance for attached garage, citing personal safety (burglaries, carjackings) as a hardship, and noted neighbor support. - Dave Denson (neighbor, BZA016-25): Supported applicant, stating rebuilding the garage on its original footprint would be fine. - Applicant representative (BZA017-25): Supported variance for seminary housing, emphasizing the property is on a secured, closed campus and that complying would require removing large trees. - Applicant representative (BZA018-25): Supported variance for Mardi Gras den expansion, arguing the lot has a special condition and that past similar variances were granted, and the project would improve stormwater management. - Galen Brown (appellant attorney, BZA062-24): Opposed the building permit, arguing three code violations: prohibited parking between the building facade and corner side yard, insufficient buffer zone (10 ft required, only 5 ft provided), and failure to provide a 20 ft buffer under subdivision regulations. - Trip Lyons (opponent attorney, BZA062-24): Opposed the appeal, stating the board lacks jurisdiction, the issues are being litigated, and the property meets code requirements; requested a 120-day deferral. Discussion Items Variances – Unfinished Business 1. BZA010-25 – 5310 Laurel Street (Supermarine, LLC) Applicant sought variances to convert a two-family dwelling to single-family and construct a side porch/steps with zero-foot interior side yard setback. Staff recommended denial, finding the request met criteria 1, 2, 4, 6, and 7 (not meeting hardship). Applicant argued that the ordinance allows side steps for elevated buildings and that a 0.5-inch elevation would make it compliant. Commissioners noted a neighborhood survey showing 33% of properties have similar conditions. The board approved the variance (7-0), finding all nine criteria met, subject to one proviso (submit site plan and elevation). 2. BZA011-25 – 222 Walnut Street (Patrick Waring) Applicant sought variance for retaining 48% impervious surface in the front yard (8% waiver after reduction from 62%). Staff recommended denial due to no special condition. Applicant explained the remaining impervious area was needed to connect an existing curb cut to a compliant driveway on a narrow lot. The board approved the variance (7-0), finding the site constraints justified the waiver, subject to two provisos (per the staff report). Variances – New Business 3. BZA015-25 – 1457 Tita Street (Paula Jackson) Applicant sought variance for insufficient rear yard setback to construct a single-family home under the Restore LA program with a pre-selected floor plan. Staff recommended approval, noting alternative plans are larger (602 sq ft) and would be less compliant. No applicant appeared. The board approved the variance (7-0), accepting staff recommendation, subject to two provisos. 4. BZA016-25 – 401 Lowerline Street (Arthur G. Grimsal) Applicant sought variances for interior side yard (0.3 ft instead of 3 ft) and rear yard (1.3 ft instead of 15 ft) to build an attached two-car garage. Staff recommended denial, finding no hardship and citing convenience. Applicant argued safety concerns (burglaries, carjackings) and that the garage would be on an existing footprint. Commissioners suggested alternatives (e.g., detaching the garage or using a fence) and advised working with a design professional. The board deferred the item for 60 days (7-0) to allow the applicant to revise plans in consultation with staff and an architect. 5. BZA017-25 – 4143 Seminary Place (New Orleans Baptist Theological Seminary) Applicant sought variance for interior side yard setback (4 ft instead of 7.8 ft) to build a single-family home on an educational campus. Staff recommended denial, finding no special condition. Applicant explained the property is part of a gated campus with no public access, and compliance would require removing large trees. Commissioners noted the lack of an Institutional Master Plan and encouraged the seminary to file one. The board approved the variance (7-0), finding the site’s closed campus nature met the criteria, subject to one proviso. 6. BZA018-25 – 2310 Perdido Street (Jesters Social Club) Applicant sought variance for permeable open space (13.64% instead of required 20%, a 6.36% waiver) for an addition to a Mardi Gras den. Staff recommended denial, finding no special condition (only criterion 1 not met). Applicant argued that Mardi Gras dens have a history of granted variances and that the project provides net stormwater benefits (2,600 cu ft storage vs. required 2,000 cu ft). The board approved the variance (7-0), finding the special nature of the use and environmental improvements satisfied the criteria, subject to one proviso. Safety and Permits Decision Appeals – Unfinished Business 7. BZA008-24 – 2900 Perdido Street (Voice of the Experienced) No new information; litigation remains pending. The board deferred the appeal for 120 days (7-0) until the litigation is resolved. 8. BZA062-24 – 2501-2537 Tulane Avenue (Miles Trapolin & Maureen Greer) Appeal of a building permit for a grocery store. Appellant’s attorney cited three alleged code violations (parking placement, buffer zone, subdivision requirement). Opponent’s attorney argued the board lacks jurisdiction and the issues are in litigation, requesting a 120-day deferral. The board deferred the appeal for 120 days (7-0) due to pending litigation. Key Outcomes - Approved variances: BZA010-25 (5310 Laurel St), BZA011-25 (222 Walnut St), BZA015-25 (1457 Tita St), BZA017-25 (4143 Seminary Pl), BZA018-25 (2310 Perdido St) – all 7-0 in favor, with provisos as noted. - Deferred variances: BZA016-25 (401 Lowerline St) – 60-day deferral for plan revision (7-0). - Deferred appeals: BZA008-24 (2900 Perdido St) and BZA062-24 (2501-2537 Tulane Ave) – each deferred 120 days due to ongoing litigation (7-0). - Meeting adjourned at an unspecified time after completing all agenda items. Note: No consent calendar or separate public comment period outside the listed items.

The City Planning Commission met on February 25, 2025 at 1:44 PM to consider several agenda items, including a zoning text amendment, a reconsideration of a previous subdivision approval, a new subdivision proposal, and subdivision ratifications. The meeting included public testimony and commission deliberation. Public Comments & Testimony - Zoning Docket 011/25: Miles Grant (800 Baronne Street) expressed concern that a vote failing to achieve a majority would be forwarded as a denial, potentially misleading the City Council, especially when a 3-1 vote with a quorum appears as a defeat despite strong majority support. - Subdivision Docket 088/23 Reconsideration: Miles Grandison (800 Baronne Street, applicant) supported the staff recommendation to remove the addendum requiring Fort Pike Volunteer Fire Department approval, noting that fire code will be addressed at building permit stage and that the fire chief clarified concerns after learning lots abut Highway 90. - Subdivision Docket 076/24: Evan Patan (C Developers LLC, owner) expressed commitment to working with the English Turn Property Owners Association (POA). Miles Grandison (attorney) requested modification of proviso 2 to allow “agreement or other evidence” and remove the recording requirement, citing existing declaration and civil code access rights. Ernest Leger (President, English Turn POA) supported the staff recommendation as written, stating it protects community interests while negotiations continue. Discussion Items Zoning Docket 011/25 – Text Amendment - Proposal: City Council Motion M-24-777 to amend CZO Article 4, Section 4.2.D.3 so that votes failing to receive a legal majority are forwarded as a recommendation of denial instead of “no recommendation.” - Staff Recommendation: Approval, stating it is a policy/legal question, not a technical planning issue. - Commission Discussion: Commissioners expressed concerns that the change could misrepresent the commission’s vote (e.g., a 4-1 approval would become a denial). Commissioner Flick moved for denial of the text amendment, arguing that the current system already provides Council with necessary information. The motion carried. - Outcome: Zoning Docket 011/25 denied. Subdivision Docket 088/23 – Reconsideration - Background: Previously approved on February 11, 2025 with an addendum requiring Fort Pike Volunteer Fire Department approval. Staff and legal determined the addendum was problematic. - Commission Action: Voted to reconsider the prior approval (motion passed). Then voted to approve the subdivision subject to the original three provisos, removing the Fort Pike addendum (motion by Johnson, seconded by Whitry, passed). Subdivision Docket 076/24 – English Turn - Proposal: Resubdivision of 98 Eagle Point Lane into 12 lots (including new private street) for single-family homes. - Staff Recommendation: Approval subject to eight provisos, including proviso 2 requiring a recorded agreement establishing access via Eagle Point Lane. - Commission Discussion: Commissioners debated the clarity of proviso 2. Commissioner Witcher moved to approve as recommended by staff, seconded by Brown, emphasizing the importance of protecting community interests. The motion passed. - Outcome: Subdivision docket approved as recommended. Subdivision Ratifications - Staff identified three applications eligible for administrative approval. Commission voted to approve (motion by Johnson, seconded by Whitry, passed). Key Outcomes - Meeting minutes of February 11, 2025 adopted unanimously. - Zoning Docket 011/25 (text amendment) denied. - Subdivision Docket 088/23 approved with revised provisos (removing Fort Pike fire department approval). - Subdivision Docket 076/24 approved as recommended by staff. - Three subdivision ratifications approved. - Meeting adjourned.

Note on date: The agenda and transcript indicate the meeting occurred on Monday, February 17, 2025, not February 18 as stated in the user instruction. The summary below uses the provided date but notes the discrepancy. The City Planning Commission’s Board of Zoning Adjustments (BZA) convened on February 18, 2025, to hear variance requests and one decision appeal. The meeting included roll call, adoption of minutes, and a series of public hearings on variances for residential and commercial properties. Key discussions centered on hardship, lot subdivision, impervious surfaces, and parking. One appeal regarding the definition of customary lodging services was heard but the transcript ends before a vote was recorded. Consent Calendar - Adoption of Minutes: The board unanimously approved the minutes from the January 27, 2025, meeting (6–0). Public Comments & Testimony - BZA006-25 (6820 Chef Menteur): A parishioner spoke in support, emphasizing safety for elderly parishioners and agreement with the architect’s design. - BZA007-25 (6161 General Meyer): Multiple neighbors opposed the subdivision, citing safety hazards, out-of-character lot sizes, and traffic concerns. The opposition highlighted that the lot was not destroyed by a hurricane, but rather demolished by the owner in 2013. - BZA012-25 (737 Eleonore/5808 Magazine): The property owner explained the history of the lot and previous permitted work, noting that the subdivision is needed due to insurance difficulties. Discussion Items - BZA001-25 (2512 Constance): Variance to split a lot into two separate parcels. Staff found all nine criteria met; board approved subject to one proviso (6–0). - BZA004-25 (616 Conti): Variance for insufficient open space ratio for a restaurant (The Dead Rabbit). Staff noted a misprint in the report; board approved with two provisos (6–0). - BZA005-25 (2310 Perdido): Deemed improper, but staff later clarified a text amendment made it proper; will be re-docketed as BZA1825. - BZA006-25 (6820 Chef Menteur): Variance for insufficient ceiling height and primary entrance orientation for a church office. Staff recommended denial, but the board voted to approve, finding the nine criteria met based on applicant testimony (6–0). - BZA007-25 (6161 General Meyer): Variance to create four lots from a larger corner lot. Staff recommended denial because the applicant could create three compliant lots. Board voted to deny the requested variances (5–0). - BZA008-25 (5007 S. Tonti): After-the-fact variance for excessive impervious surface and front-yard parking. Staff recommended denial, but the board deferred for 60 days to allow the applicant to explore pervious paving solutions (6–0). - BZA009-25 (2816-18 St. Louis): Variance to subdivide one lot into two substandard lots. Staff recommended denial. Board deferred 60 days to allow the applicant to consider alternative lot configurations (6–0). - BZA010-25 (5310 Laurel): Variance for a side porch with insufficient distance from the lot line. Staff requested deferral due to additional outstanding waiver questions. Board deferred 30 days (6–0). - BZA011-25 (222 Walnut): After-the-fact variance for excessive impervious surface. Staff recommended denial. Board deferred 30 days to allow the applicant to submit a revised sketch reducing impervious area (6–0). - BZA012-25 (737 Eleonore/5808 Magazine): Multiple variances to subdivide a mixed-use lot. Staff recommended denial, but the board approved all requested variances (including parking and open space) subject to one proviso, finding the nine criteria met (6–0). - BZA013-25 (8228-30 Nelson): Withdrawn by applicant. - BZA014-25 (717 Barracks) – Decision Appeal: Appeal of the director’s interpretation that customary lodging services require 24/7 staffing. The city argued the codified definition does not override prior interpretations; the applicant argued the council intentionally omitted staffing hours from the definition. The transcript ends without a recorded decision; no vote was taken. Key Outcomes - Approved variances: BZA001-25, BZA004-25, BZA006-25, BZA012-25 (all with provisos). - Denied variances: BZA007-25. - Deferred items: BZA008-25 (60 days), BZA009-25 (60 days), BZA010-25 (30 days), BZA011-25 (30 days). - Re-docketed: BZA005-25 (will appear as BZA1825). - Appeal (BZA014-25): No decision recorded; meeting transcript ends abruptly.

The New Orleans Board of Zoning Adjustments (BZA) convened on January 29, 2025, to address a docket including variance requests, appeals of safety and permits decisions, an extension request, and an amendment to the 2025 meeting schedule. All votes were unanimous (5-0) unless noted. Consent Calendar - The board unanimously adopted the minutes from the December 16, 2024 meeting. - An executive session regarding pending litigation (Maureen Greer et al. v. City of New Orleans) was deferred for 30 days. Public Comments & Testimony - BZA074-24 (525 Iberville Street): Aaron Holmes of VCPORA expressed support for the project, noting a successful neighborhood participation program (NPP) and vacancy redevelopment. - BZA062-24 (2501-2537 Tulane Avenue): Appellants' counsel Mary Howell argued against deferral, alleging staff altered a disposition 391 days after the hearing without public notice or a hearing, calling it a "secret public document" and requesting an investigation and a stay of the permit. Karen Acker (Louisiana Landmarks Society) opposed a letter from Chip Lyons, arguing buffer yards must be located between the structure and adjoining lot lines, not in the public right-of-way. Chip Lyons (for the property owner) argued the appeal lacked jurisdiction because it concerned a building permit, not a zoning decision, and that the 20-foot landscape buffer did not apply to the non-residential double-frontage property. - BZA076-24 (7533 Jeanette Street): Appellant Susan Johnson argued the Department of Safety and Permits (DSP) approved a sketch for a non-structural renovation permit without labeling room uses, in violation of the University Area Overlay (CZO 18.30). She claimed this enabled four unaccounted new bedrooms and lacked corresponding off-street parking. Neighbors Melinda Alfonso and Richard Fergerson described repeated violations of stop-work orders and unlicensed contracting. DSP Chief Zoning Official Dan McNamara requested dismissal, stating the appeal failed to state a basis for relief. Commissioner questions confirmed the appeal documents did not clearly articulate an existing error. - BZA002-25 (4917 Freret Street): Appellant Ben Flaxenberg (for neighbors) argued that approved plans for a restaurant included a pool and DJ booth, constituting a pool club rather than a permitted restaurant use in the HUMU district. Architect Seamus McGuire was present as opposition. DSP argued the pool and live entertainment had not been applied for or approved, making the appeal premature. - BZA003-25 (2045 N. Rocheblave Street): Applicant Zach Smith (for United Fellowship Full Gospel Baptist Church) argued the proposed new building on a separate lot should be considered a principal place of worship, as it would host worship, youth outreach, and community services independently from the adjacent sanctuary. Pastor Brandon Boutane emphasized the church's growth and need for space. DSP determined the new structure would be an accessory use to the adjacent church, requiring a resubdivision. Commissioners questioned definitions and functional independence; Commissioner James noted that how a church worships cannot be defined and the building plan allowed for separate assembly occupancy. Discussion Items - BZA074-24 (525 Iberville Street): Applicant reported NPP completion. Commissioner motion to approve the requested waivers (minimum lot area, residential conversion) with two provisos, finding nine criteria met. Approved 5-0. - BZA001-25 (2500-2512 Constance Street): Staff recommended 30-day deferral due to weather-related city hall closures. Approved 5-0. - BZA062-24 (2501-2537 Tulane Avenue): After public testimony, the board deferred the matter 60 days pending active litigation in Civil District Court and a new lawsuit regarding an allegedly altered disposition. Approved 5-0. - BZA076-24 (7533 Jeanette Street): Following discussion about the lack of a clear error stated in the appeal, the board denied the appeal and upheld DSP's decision, finding no error in interpretation of the CZO. Approved 5-0. - BZA002-25 (4917 Freret Street): The board denied the appeal, upholding DSP's decision, as the pool and live entertainment uses had not been applied for or approved at the time of the appeal. Approved 4-0 (one commissioner not listed as voting, but motion carried). - BZA003-25 (2045 N. Rocheblave Street): The board overturned DSP's decision, granting the appeal and finding an error. The board determined the new building met the definition of a place of worship and could function independently from the adjacent church, and that the accessory use requirement did not apply. Approved 5-0. - BZA058-22 (4040 Canal Street): The applicant requested a first extension of time (previously granted administrative extension) to obtain building permits; only plumbing review with DPW remained. The board granted the extension, finding criteria still met. Approved 5-0. - Item 9 (Amendment to 2025 BZA Meeting Schedule): Staff presented a revised docketing schedule due to difficulty securing Council Chambers for all dates. The board unanimously adopted the amendment. Approved 5-0. Key Outcomes - Unanimous approvals for consent items, deferrals, variances, and schedule amendment. - Deferred executive session (30 days) and BZA062-24 (60 days) pending litigation. - Denied appeals for BZA076-24 and BZA002-25, upholding DSP decisions. - Granted appeal for BZA003-25, overturning DSP decision on accessory use determination. - Granted extension for BZA058-22. - The meeting adjourned after the schedule amendment.

The New Orleans City Planning Commission met on January 28, 2025, at 1:37 p.m. (agenda scheduled 1:30 p.m.) in Council Chambers. The meeting covered eight zoning and subdivision items, a progress report on the Canal Street study, and the Brownfields Program 2024 year-in-review. Key decisions included approval of a zoning change for a carry-out restaurant on Magnolia Street, deferral of a two-family residential rezoning, approval of a conditional use for alcohol sales in a Bywater coffee shop, approval of a high-intensity mixed-use rezoning for a market expansion in Algiers, and approval of a construction debris recycling facility. The commission also approved an extension for the River District subdivision, ratified administrative subdivisions, and heard presentations on the Canal Street study and Brownfields accomplishments. Public Comments & Testimony - Jane Howard (applicant, 1238 Magnolia Street): Expressed full support for the proposed zoning change to HU-B1 to build a walk-up food establishment, emphasizing the neighborhood's need for economic growth, walkability, and the historic character of the area. She noted the site has been vacant since at least 1994 and that the area is already de facto mixed-use. - Angela S. Dix (applicant, Marr Avenue area): Stated strong support for the MU-2 zoning change to expand the existing Dix Market, add outdoor amusement and live performance space, and provide affordable commercial space for small businesses. She emphasized community benefits, safety, and the lack of recreational options for children in Algiers. - Jason Coleman: Spoke in support of the Marr Avenue project, calling Angela Dix a second-generation business owner and highlighting the project's potential to incubate small businesses and increase property tax revenue. - Heidi Hickman (vendor at Dix Market): Expressed support for the expansion, noting that as a vendor she often cannot get a space due to high demand, and that the project would formalize street vending and reduce congestion. - Bruce Hinton (property owner in the area): Supported the Marr Avenue rezoning, stating that the area lacks infrastructure (water, sewer, complete streets) and that the market expansion is a catalyst for residential development. - Maxine Francois (renter from Angela Dix): Supported the project, disputing claims of emergency vehicle access issues and noting that the market is a positive addition. - Catherine Jackson (opponent, property owner on Elmwood Park Drive): Expressed strong opposition to the Marr Avenue rezoning, describing the existing flea market as deplorable, rodent-infested, and an eyesore. She argued that the market has not increased her property value despite tax increases, and that expanding would worsen the area. She also noted that a vacant lot is sometimes preferable. - Thomas Schwab (applicant, Saint Roch Avenue): Stated that he lives on the second floor of the property and will have full control, ensuring responsible management of the alcohol sales at the specialty restaurant. - Samia Salisbury Scott (part-owner of St. New Orleans Cafe): Expressed support for the alcohol license, stating it will promote balanced living—coffee and tea in the morning, wine in the evening—and that the reception from neighbors has been positive. - Sheree Timer (attorney for St. Noir LLC): Confirmed that the NPP process received no negative feedback and that the owners are excited to partner with the neighborhood. - Todd James (Broadmore, on behalf of River District): Explained that the extension for Subdivision Docket 129/23 is largely administrative, as the resubdivision has been finalized and recorded; the extension ensures everything is in order. Discussion Items - Zoning Docket 003/25 (1238 Magnolia Street) : Staff recommended denial due to spot zoning and inconsistency with the Master Plan. Commission discussion noted that the site has been vacant for over 30 years and that nearby properties are already commercial. Commissioner Steve made a motion to approve against staff recommendation, citing the merits of the project. The motion passed. - Zoning Docket 004/25 (2109-2113 Saint Maurice Avenue) : The applicant was absent. Commissioner Johnson moved to defer to the February 11 meeting, as the applicant had not communicated their absence. The deferral was approved. - Zoning Docket 008/25 (1126-1128 Saint Roch Avenue) : Staff recommended approval with three provisos. No opposition was heard. Commissioner Flick moved to approve; the motion passed. - Zoning Docket 009/25 (Marr Avenue area) : Staff recommended denial due to spot zoning and inconsistency with the Master Plan. Extensive discussion ensued. Some commissioners expressed concern about jumping to MU-2, suggesting MU-1 with a conditional use for live music. Staff clarified that MU-2 permits outdoor amusement as a permitted use, while MU-1 requires a conditional use. The applicant stated she needs MU-2 to avoid repeated conditional use permits. Commissioner Stewart moved to approve against staff recommendation for MU-2; the motion passed after a second and vote. - Zoning Docket 010/25 (4501 North Derbigny Street) : Staff recommended approval with one waiver (for lot size) and four provisos. No speakers. Commissioner Johnson moved to approve; the motion passed. - Extension Request for Subdivision Docket 129/23: Staff recommended approval. The applicant explained that the resubdivision is complete but the extension is needed to finalize administrative steps. The motion passed. - Canal Street Study Progress Report: Staff presented the preliminary report, covering study boundaries, scope, timeline, and public comment opportunities. Commissioners discussed the need to assess structural integrity of buildings, pedestrian experience, short-term rental regulations, and the role of private property owners. The DDD representative expressed excitement. The final draft is expected by March 25, 2025, with written comments due March 17. - Brownfields Program 2024 Year in Review: Carrie Gadjo and Dylan White presented the program's accomplishments, including work on the Market Street Power Plant, the former Naval Support Activity Center (23-acre site, $2M EPA grant), Sophie Gumbel House, Municipal Auditorium, and Touro Shakespeare. The presentation highlighted the three-phase assessment process, economic benefits, and potential funding uncertainties due to federal pauses. Commissioners praised the program. Key Outcomes - Zoning Docket 003/25: Approved (motion against staff recommendation). The zoning change from HU-RM2 to HU-B1 at 1238 Magnolia Street is granted. - Zoning Docket 004/25: Deferred to February 11, 2025. - Zoning Docket 008/25: Approved subject to three staff-proposed provisos. - Zoning Docket 009/25: Approved (motion against staff recommendation). The zoning change from S-RS to MU-2 for the Marr Avenue properties is granted. - Zoning Docket 010/25: Approved subject to one waiver (minimum lot size) and four provisos. - Subdivision Docket 129/23 Extension: Approved, extending the deadline for final approval. - Subdivision Ratifications: Approved. - Canal Street Study: Public comment period open until March 17, 2025; final draft to be presented March 25, 2025. - Brownfields Program: Continued work on priority sites; next steps include finalizing contracts for the Naval Support Activity Center and exploring alternative funding sources.

The New Orleans City Planning Commission convened on Tuesday, January 14, 2025, at 1:30 PM in Council Chambers. The commission considered nine zoning dockets, two subdivision dockets, and a list of subdivision ratifications. Several items sparked debate and resulted in decisions that diverged from staff recommendations. Consent Calendar - Adoption of Minutes: The commission unanimously approved the minutes of the December 10, 2024 meeting. - Subdivision Ratifications: A list of subdivisions deemed eligible for administrative approval was ratified without discussion. Public Comments & Testimony The following individuals addressed the commission on specific agenda items: - Zoning Docket 001/25: Applicant Renata Gleason Warren expressed full support for the proposed bar, stating it would celebrate New Orleans culture, support the local economy, and enhance the HMC-2 corridor. - Zoning Docket 002/25: Applicant representative LaShawn De Huff requested a zoning change to operate a used car dealership. Owner Nelson Reshaw noted he previously held a license for this activity at the site. - Zoning Docket 005/25: Applicant Ephraim C. Opara requested approval to complete construction of a single-family home, expressing gratitude for the opportunity. - Zoning Docket 006/25: The applicant (Tri-Meg Properties, represented by Nicole Weber) did not provide testimony beyond identifying themselves. - Zoning Docket 007/25: Rashida Ferdinand (CEO of Sankofa CDC) spoke in favor of the accessory parking lot, citing safety concerns and the need to protect customers from high-speed traffic. Mimako Hatri (architect) explained the design included permeable paving and landscaping. Lily Gilgurst (assistant manager) described dangerous traffic conditions. John Mouton (architect) noted the parking lot would provide safe access to fresh food. Cheryl Buckley (associate) supported the project, emphasizing risks from 18-wheelers. - Subdivision Docket 114/24: Pastor Ernest Williams of St. Paul Church of God in Christ spoke in support, highlighting the church’s 40 years of service and the need for expansion. - Subdivision Docket 115/24: Representative Johnston Burkhardt spoke in support, stating the subdivision would allow each unit of a duplex to be sold separately, providing homeownership opportunities. Discussion Items Zoning Docket 001/25 – Bar in HMC-2 District Staff recommended approval with eight provisos, finding the use compatible with the site and consistent with the master plan. The commission questioned the applicant about the provisos, and she confirmed acceptance. A motion to approve was made by Commissioner Josh Gupta, seconded by Commissioner Stewart, and passed unanimously. Zoning Docket 002/25 – Zoning Change from HI to C-2 Staff recommended denial because the requested C-2 zoning is not consistent with the industrial future land use designation. The applicant argued that a 2016 zoning verification allowed used motor vehicle sales. Staff clarified that the current ordinance does not allow such sales in HI, and any grandfathering was lost due to cessation of operations. Commission discussion included questions about the feasibility of storing cars versus selling, and the possibility of spot zoning. Commissioner Johnson moved to approve despite the staff recommendation, with the caveat that the approval be couched as consistent with the master plan notwithstanding the consistency table. The motion was seconded by Commissioner Josh Gupta and passed unanimously. Zoning Docket 003/25 – Zoning Change to HU-B1 Staff recommended deferral to January 28, 2025, to allow proper signage. The commission deferred the item without discussion via a motion by Commissioner Flick, seconded by Commissioner Johnson. Zoning Docket 004/25 – Zoning Change to S-RD The applicant requested a deferral to January 28, 2025. The commission granted the deferral on a motion by Commissioner Johnson, seconded by Commissioner Flick. Zoning Docket 005/25 – Conditional Use for Single-Family Residence in GPD Staff recommended approval subject to one waiver and three provisos. The applicant spoke in support. No questions were raised. The commission approved the staff recommendation via a motion by Commissioner Johnson, seconded by Commissioner Brown. Zoning Docket 006/25 – Conditional Use for Neighborhood Commercial Establishment Staff recommended approval with two provisos. No opposing testimony was heard. Commission discussion was minimal. A motion to approve was made by Commissioner Steve and passed. Zoning Docket 007/25 – Accessory Parking Lot in HU-RD2 Staff recommended denial because the market is exempt from providing parking and the CZO limits accessory parking in residential areas. Multiple proponents highlighted safety issues for customers and community support for the market. Commissioner Johnson moved to approve against staff recommendation, with one proviso requiring a landscaping plan. The motion was seconded and passed. Commissioner Flick recused herself from this docket. Subdivision Docket 114/24 – Resubdivision for Church Expansion Staff recommended tentative approval with two provisos. The applicant spoke in support. A motion to adopt the staff recommendation was made by Commissioner Johnson, seconded by Commissioner Flick, and passed. Subdivision Docket 115/24 – Resubdivision for Duplex into Two Lots Staff recommended tentative approval with two provisos, noting that the existing building would not change. The applicant’s representative explained the retirement planning purpose. A motion to approve was made by Commissioner Brown, seconded by Commissioner Steve, and passed. Key Outcomes - Zoning Docket 001/25: Approved with 8 provisos. - Zoning Docket 002/25: Approved (over staff denial) with a finding of consistency with the master plan. - Zoning Docket 003/25: Deferred to January 28, 2025. - Zoning Docket 004/25: Deferred to January 28, 2025. - Zoning Docket 005/25: Approved with 1 waiver and 3 provisos. - Zoning Docket 006/25: Approved with 2 provisos. - Zoning Docket 007/25: Approved (over staff denial) with 1 proviso (landscaping plan). - Subdivision Docket 114/24: Tentatively approved with 2 provisos. - Subdivision Docket 115/24: Approved with 2 provisos. - Subdivision Ratifications: Approved.

The City Planning Commission held a special meeting on January 7, 2025, at 2:00 p.m. in Council Chambers to reconsider 29 Future Land Use Map (FLUM) amendment requests sent back by the City Council. The meeting focused on items from Planning Districts 3, 4, 6, 8, and 9, with extensive public testimony, particularly on the proposed industrial use of a parcel in Holy Cross (PD08-05). The commission voted on several items, with outcomes including retaining existing designations, approving changes, and sending one item back to council without recommendation. Public Comments & Testimony - PD08-05 (Holy Cross industrial parcel): Over 20 speakers opposed the port's proposal to maintain the Industrial (IND) FLUM designation. Community members, including first-time homeowners, artists, and health advocates, argued that a grain terminal and rail project would harm property values, public health, and neighborhood character. The Holy Cross Neighborhood Association vice president confirmed a lawsuit against the port. The port's attorney stated the port had no intent to change use and that zoning changes would not affect maritime operations. - PD03-01, PD03-03, PD03-05, PD03-07, PD03-10, PD03-11, PD03-12 (Tulane properties): Representatives from Tulane University (Lauren Jardell) and the Audubon Riverside Neighborhood Association (Tory Emmerling) clashed over Tulane's requests to change residential FLUM designations to Institutional. Emmerling argued against spot zoning and campus creep; Jardell explained the multi-step process needed for master plan updates. - PD09-01, PD09-05, PD09-07, PD09-09 (New Orleans East): Residents Fran Bias and Don Abear urged retaining single-family and commercial designations, citing a need for more retail and services before additional residential density. Discussion Items Planning District 8 - PD08-02 (5300 block Tchoupitoulas): Staff recommended retaining the current General Commercial (GC) designation after zoning amendments allowed residential above ground floor. Commission voted unanimously to deny the reconsideration, upholding the original CPC recommendation for GC. - PD08-04 (Earhart Blvd. corridor): Staff recommended retaining Neighborhood Commercial (NC). Commission denied reconsideration, keeping NC. - PD08-05 (Holy Cross industrial parcel): After public testimony, Commissioner Johnson moved to reconsider the original failed motion (which had 4-1 for residential medium density pre-war) and then to approve RMD-PRE. The motion passed 6-0, recommending a change from Industrial to RMD-PRE. Planning District 3 (Tulane University parcels) - PD03-01 (5400 Tchoupitoulas): Approved reconsideration to retain GC (staff recommendation). - PD03-03 (Earhart Blvd. near Monroe): Approved reconsideration to retain NC. - PD03-05 (1300-1323 Broadway): Motion to deny reconsideration carried, upholding original CPC approval for Institutional (INS) designation. - PD03-07 (2418 Calhoun): Motion to deny reconsideration carried, retaining Residential Low Density Pre-War (RLD-PRE). - PD03-08 (6301, 6309, 6325 Freret): Motion to deny reconsideration carried, retaining RLD-PRE. - PD03-10 (2210 Calhoun): First motion to deny reconsideration failed 4-2 (no recommendation); second motion to deny reconsideration also failed, so the item goes to council without recommendation. - PD03-11 (6325 Clara): Motion to deny reconsideration carried, retaining RLD-PRE. - PD03-12 (6320 Clara): Motion to deny reconsideration carried, retaining RLD-PRE. Planning District 4 - PD04-06 (Square 507, Thalia/Gayoso/Washington): Motion to approve reconsideration to Industrial failed 4-2 (no recommendation). Commission had no recommendation from earlier hearing; item goes to council without recommendation. Planning District 6 - PD06-02 (Allen Toussaint Blvd. area): Motion to approve reconsideration to Residential Low Density Post-War (RLD-POST) passed unanimously (6-0), maintaining the original CPC recommendation. Planning District 9 (New Orleans East) - PD09-01 (Dwyer Rd./Westlake area): Commission approved reconsideration to retain Residential Single-Family Post-War (RSF-POST), denying staff recommendation for Mixed-Use Low Density (MUL). Vote: 4-2. - PD09-05 (13680 Lincoln Beach Blvd.): Originally voted to approve reconsideration to retain RSF-POST, but after clarification that the item was a technicality to fix a split FLUM, the motion was withdrawn. New motion to deny reconsideration (i.e., adopt staff recommendation for Neighborhood Commercial) passed unanimously. - PD09-07 (7201 Dwyer Rd.): First motion to approve reconsideration (retain RSF-POST) resulted in a 3-3 tie, so no recommendation. The item goes to council without recommendation. - PD09-09 (Lake Forest Blvd./Read Blvd. area): Commission was in the middle of discussion when the meeting was paused due to a potential loss of quorum. The transcript ends before a vote. The meeting was moved to the 8th floor to continue. Key Outcomes - Approved FLUM changes (denied reconsideration): PD08-02 (retain GC), PD08-04 (retain NC), PD03-05 (change to Institutional), PD03-07, PD03-08, PD03-11, PD03-12 (retain RLD-PRE), PD06-02 (change to RLD-POST), PD09-05 (change to NC). - Denied FLUM changes (approved reconsideration): PD03-01 (retain GC), PD03-03 (retain NC), PD09-01 (retain RSF-POST). - No recommendation: PD03-10, PD04-06, PD09-07 (tied votes). - New recommendation: PD08-05 (change from Industrial to Residential Medium Density Pre-War by 6-0 vote). - Ongoing: PD09-09 was deferred to later in the meeting (no final action recorded in transcript).

The Board of Zoning Adjustments (BZA) convened on Monday, December 16, 2024, at 10:00 A.M. in Council Chambers. Commissioners Todd James, Jaime Ramiro Diaz, Alfonso Gonzalez II, and Jason Richards were present; Commissioner Candy Sports was absent. The board adopted the minutes from the November 18, 2024 meeting and handled a docket of variances and appeals. Two agenda items were withdrawn: BZA059-24 (315 Elmira Avenue) and BZA063-24 (7000-7002 Jeannette Street). Consent Calendar - Adopted meeting minutes from November 18, 2024. - Acknowledged withdrawals of BZA059-24 and BZA063-24. Public Comments & Testimony - BZA056-24 (Read Boulevard): Applicant Amy Scandaliato noted 100% approvals from the City Planning Commission, City Council, Design Advisory Committee, and neighborhood support, and stressed the need for development in New Orleans East. - BZA072-24 (Robert Street): Applicant Meredith Hornsby explained the need for a first-floor bathroom for aging parents; neighbor Margaret Mary Dowell opposed, citing parking congestion and code enforcement issues. - BZA062-24 (Tulane Avenue): Multiple speakers, including Gayla Brown, Mary Howell, Karen Acker, Justin Schmidt, and Sandra Stokes, opposed deferral and raised serious concerns about redaction and removal of public records, arguing the buffer yard issue is separate from the pending litigation. Civil rights attorney William Most flagged potential First Amendment violations. - BZA074-24 (Iberville Street): Aaron Holmes of VCPORA noted the lack of required NPP notice, prompting a deferral. - BZA075-24 (Carrollton Avenue): Applicant Zach Smith argued his property is on a distinct city square, while Chief Zoning Official Dan McNamara maintained the city has no designated squares. - BZA077-24 (Freret Street): Applicant David Kiefer presented 20 years of photos and affidavits supporting a non-conforming parking use. Discussion Items - BZA048-24 (2820-2822 Constance Street): Approved a waiver for insufficient lot area, finding all nine variance criteria met, with a proviso for a final survey. - BZA056-24 (4523 Read Boulevard): Approved a corner side yard setback waiver (85.25 feet provided vs. 12-foot max), with three standard provisos. - BZA067-24 (2120 Marigny Street): Approved lot width, interior side yard, and mechanical equipment location waivers, with two provisos. - BZA070-24 (529-533 Royal Street / 714-726 Toulouse Street): Approved an open space ratio variance for The Historic New Orleans Collection, removing a proposed deed-restriction proviso. - BZA071-24 (3601 Camp Street): Approved a minimum lot area waiver for a resubdivision; later reconsidered and reapproved with only one proviso to avoid requiring removal of an existing non-conforming curb cut. - BZA072-24 (3412 Robert Street): Approved waivers for one off-street parking space and a half-bathroom, despite staff's recommendation of denial. - BZA073-24 (2835 Urquhart Street): Approved an interior side yard variance for a wireless telecommunications tower, with three provisos. - BZA074-24 (525 Iberville Street): Deferred 30 days to allow the applicant to complete the required Neighborhood Participation Program (NPP) process. - BZA008-24 (2900 Perdido Street): Deferred at the request of the Department of Safety and Permits. - BZA062-24 (2501-2537 Tulane Avenue): Deferred 30 days due to ongoing litigation; board also voted to accept additional documents into the record after public concern about redactions. - BZA075-24 (929 N. Carrollton Avenue): Denied the appeal and upheld the director's determination that a bed and breakfast on the same block makes the property ineligible for a short-term rental license. - BZA076-24 (7533 Jeannette Street): Deferred 30 days at the applicant's request. - BZA077-24 (7718-7720 Freret Street): Denied the appeal and upheld the director's non-conforming use determination. - BZA078-24 (5023 Magazine Street): Granted the appeal and overturned the director's decision, allowing more than four dwelling units above ground floor in the HUB-1 district. Key Outcomes - The board approved 7 variance requests, granted 1 appeal, denied 2 appeals, deferred 4 items, and noted 2 withdrawals. - A motion to reconsider BZA071-24 passed, and the board reapproved it with a modified proviso list. - The board chose not to amend the 2025 meeting calendar and will address it at the January meeting. - The meeting adjourned after completing the agenda.

The City Planning Commission convened on December 10, 2024 at 2:23 PM to consider a full agenda including zoning text amendments, conditional use requests, subdivision dockets, a street name change, and a retail goods establishment study. The meeting lasted several hours and included extensive public testimony on multiple items. Key decisions included denials of a proposed hotel on Elysian Fields and a text amendment for ice vending machines, approvals for several hotels and other uses, and the adoption of a study on retail goods in New Orleans East. Consent Calendar - The minutes from the November 12, 2024 meeting were adopted unanimously. Public Comments & Testimony - Zoning Docket 105/24 (Hotel at 613-621 Elysian Fields): The applicant (Katie Bliss) presented the evolution of the design, citing community input and support from 10 adjacent neighbors. Opponents, including the Preservation Resource Center, the Faubourg Marigny Improvement Association, and many residents, testified that the 7-story, 74-foot building was out of scale with the historic neighborhood, would set a negative precedent, and did not meet the nine criteria for variances. A petition with over 500 signatures was submitted. - Zoning Docket 093/24 (Ice Manufacturing Vending Machines): A representative for the City Council motion argued the need for ice machines and proposed design standards. Opponents, including Susan Johnson and the Faubourg Marigny Improvement Association, stated the machines would create noise, traffic, and blight, especially in historic districts. - Zoning Docket 103/24 (Bed & Breakfast and Outdoor Live Entertainment at 3819 Patterson Drive): The applicant (Joel Snodgrass) described the restoration of a historic campus and the need for conditional uses. Opponents from the St. Clair Gardens Neighborhood Association requested a continuance, citing inadequate notice and concerns about noise, traffic, and loss of residential character. The applicant rebutted, stating proper notification had been given. - Zoning Docket 104/24 (School Parking Lot Expansion at 2401 Humanity Street): Residents Lolita Luckett, Toshiba Luckett, and Kathleen Pope opposed the loss of green space (Union Park) for a parking lot, arguing that ample street parking exists and that the park is heavily used. The applicant (OPSB representative) noted the lot would be a small portion of the park, preserve a live oak, and address congestion during school drop-off/pickup. Discussion Items - Zoning Docket 105/24: Commissioners questioned the applicant about the height and FAR variances, the number of rooms, and the hotel brand. Staff noted the Hampton Inn nearby was built at 55 feet without variances. The commission ultimately denied the application. - Zoning Docket 093/24: Staff recommended modified approval limiting ice machines to high-intensity industrial districts. The commission voted to deny the text amendment entirely. - Zoning Docket 094/24 (Hotel at 919 Julia Street): Staff recommended approval. The applicant (Ken Gowlin) expressed support. No opposition. Approved with 6 provisos. - Zoning Docket 095/24 (Billboard Reduction Amendment): Staff recommended approval. No public comments. Approved. - Zoning Dockets 096/24 and 097/24 (Non-Commercial STR Special Exception Elimination and Interim Zoning District): Staff explained the concurrent amendments. Approved. - Zoning Docket 098/24 (Large-Scale Solar in S-RS District): Staff recommended modified approval. Commissioners discussed the definition of large-scale and aesthetic impacts. Approved. - Zoning Docket 099/24 (Hotel at 843 Camp Street): Staff recommended approval. The applicant noted a scaled-down proposal. Approved with 3 provisos. - Zoning Docket 100/24 (Established Multifamily at 3418-3426 La Salle Street): Staff recommended approval. Owner Peter Gardner spoke. Approved with 4 provisos. - Zoning Docket 101/24 (Neighborhood Commercial at 601-605 8th Street): Staff recommended approval. No opposition. Approved with 2 provisos. - Zoning Docket 102/24 (Indoor Amusement at 840 Baronne Street): Staff recommended approval. Applicant Red Mouton explained the relocation of an existing business. Approved with 2 provisos. - Zoning Docket 103/24: After hearing testimony, the commission voted to approve per staff recommendation, despite the opposition's request for a continuance. Commissioner Whitchery encouraged the applicant to continue outreach. - Zoning Docket 104/24: The commission voted to approve the parking lot expansion, but the measure moved forward to the City Council with no recommendation from the commission due to a split vote (commissioners expressed concern about lack of community engagement). - Design Review 049/24 (Dillard University Master Plan Amendment): Approved unanimously. - Subdivision Dockets 102/24, 104/24, 105/24, 106/24: All approved with provisos. - Property Acquisition 005/24 (Columbia Parc Streets): Approved. - Street Name Change 001/24 (General Meyer Avenue to Taza Green Avenue): Staff recommended denial after the scope was reduced, which would fragment the street. The commission voted to deny. - Retail Goods Establishment Study: Staff presented findings that there was no overproliferation of beauty supply stores, nail salons, tire shops, or convenience stores in New Orleans East, and that concerns were more about enforcement and economic development. The study recommended against distance requirements or conditional use, but suggested an enforcement task force and support for the upcoming New Orleans East Renaissance Plan. The commission adopted the study unanimously. Key Outcomes - Zoning Docket 105/24: Denied (motion to recommend denial passed). - Zoning Docket 093/24: Denied (motion to deny passed). - Zoning Docket 094/24: Approved with 6 provisos. - Zoning Docket 095/24: Approved. - Zoning Docket 096/24: Approved. - Zoning Docket 097/24: Approved. - Zoning Docket 098/24: Approved with modified approval. - Zoning Docket 099/24: Approved with 3 provisos. - Zoning Docket 100/24: Approved with 4 provisos. - Zoning Docket 101/24: Approved with 2 provisos. - Zoning Docket 102/24: Approved with 2 provisos. - Zoning Docket 103/24: Approved with conditions (no continuance granted). - Zoning Docket 104/24: Approved but forwarded to City Council with no commission recommendation (split vote). - Design Review 049/24: Approved. - Subdivision Dockets 102/24, 104/24, 105/24, 106/24: Approved with provisos. - Property Acquisition 005/24: Approved. - Street Name Change 001/24: Denied. - Retail Goods Establishment Study: Adopted and forwarded to City Council.