Public Meetings - New Orleans, Louisiana

The Board of Zoning Adjustments (BZA) of the City of New Orleans met on Monday, July 15, 2024, at 10:00 A.M. in Council Chambers. The meeting was called to order by Chair Candace Forrest, with six commissioners present (Todd James, Tamara Eggins, Alfonso Gonzalez, Ramiro Diaz, Jose Alvarez, Candace Forrest) and two absent (Jason Richard, Alfonso Gonzalez – note: later Gonzalez was present for roll call). The board adopted the minutes from the June 17, 2024 meeting by a 6-0 vote. The board then proceeded to hear a combination of unfinished and new business for variances, one appeal of a safety and permits decision, and the election of officers. Consent Calendar - Adoption of Minutes: The board unanimously approved the minutes from the June 17, 2024 meeting. Public Comments & Testimony - Item 4 (BZA030-24) – 1434 Toledano Street: One opponent, Ferrell Weil (neighbor at 1436 Toledano), spoke against the variance, citing damage to their property from the applicant’s construction and a lack of reconciliation. The applicant had requested a 30-day deferral, which was granted. - Item 6 (BZA032-24) – 1 Golf Villa Drive: The applicant’s representative (Fresia Galvez, Zach Smith Consulting) argued that the lot’s extreme width (widest on the street) and HOA restrictions created special conditions, and that the variance was needed to allow a family member to move in and care for the mother. Contractor Scott Morse added historical context about the lot’s shape. No opposition was heard. - Item 2 (BZA001-24) – 5505 Music Street: The applicant (Kaisha Lyman, property owner) provided an arborist report (submitted late) and requested a deferral to obtain additional information about tree impact. Staff recommended deferral to allow the arborist to address specific questions. Discussion Items - Unfinished Business – Variances: - Item 1 (BZA109-23) – 2319 George Nick Connor Drive: Deferred 30 days because the applicant was absent and staff needed to verify impervious surface calculations using a 30-foot lot width (GIS data). The board voted 6-0 to defer. - Item 2 (BZA001-24) – 5505 Music Street: Deferred to the end of unfinished business to wait for the applicant; later heard and deferred 30 days for additional arborist information. - Item 3 (BZA007-24) – 5022 Bienville Avenue: Withdrawn. - Item 4 (BZA030-24) – 1434 Toledano Street: Deferred 30 days at the applicant’s request (to reconcile with neighbor). Vote 6-0. - Item 5 (BZA031-24) – 2008 Poydras Street: Deferred 30 days at staff’s request due to insufficient information. Vote 6-0. - New Business – Variances: - Item 6 (BZA032-24) – 1 Golf Villa Drive: Approved (6-0) with one proviso (revised site plan), finding all nine criteria met. The variance permits a side yard setback of 12 feet instead of the required 19 feet for an addition to a single-family home on an irregular, wide lot. - Item 7 (BZA033-24) – 6800 Colbert Street: Deferred 30 days at staff’s request because revised plans were submitted after the deadline. Vote 6-0. - Item 8 (BZA034-24) – 4916 S. Robertson Street: Deferred 30 days at the applicant’s request to allow further review of the staff report. Vote 6-0. - Item 9 (BZA035-24) – 2406-2408 S. Johnson Street: Approved (6-0) with one proviso, waiving two off-street parking spaces for a new two-family dwelling. Staff found all nine criteria met, citing the lot’s shallow depth (62 feet vs. 90 feet required) and historical building footprint. - Item 10 (BZA036-24) – 3704 Coliseum Street: Approved (6-0) with one proviso, allowing retention of a second principal structure (carriage house) with a deficient rear yard setback (13 ft 4 in waiver). Staff found special conditions not caused by the applicant. - Item 11 (BZA037-24) – 6314-6316 Peoples Avenue: Deferred 30 days at staff’s request (applicant not present, staff noted a discrepancy in the report). Vote 6-0. - Item 12 (BZA038-24) – 2001-2003 St. Ann Street: Deferred 30 days at staff’s request (applicant and planner absent). Vote 6-0. - Unfinished Business – Safety and Permits Decision Appeal: - Item 13 (BZA008-24) – 2900 Perdido Street: Deferred 90 days due to pending litigation. The appeal concerns a permit issued under court order for a jail facility. Commissioner Tamara Eggins recused herself. The board voted 5-0 (Eggins recused) to defer. - Election of Officers: The board re-elected Candace Forrest as Chair and Todd James as Vice Chair for the term July 2024 – July 2025. The vote was 6-0. Key Outcomes - Votes: - Deferrals: Items 1, 2, 4, 5, 7, 8, 11, 12, 13 – all deferred (30 or 90 days) by unanimous votes. - Approvals: Items 6, 9, 10 – all approved (6-0) with one proviso each. - Withdrawn: Item 3. - Officers: Candace Forrest (Chair) and Todd James (Vice Chair) re-elected 6-0. - Next Steps: Applicants for deferred items must comply with staff requests (e.g., revised site plans, arborist reports) before the cases can be revisited. The board will reconvene in August 2024 for the next regular meeting.

On July 9, 2024, the New Orleans City Planning Commission met in Council Chambers starting at 1:38 PM. The meeting covered adoption of minutes, an executive session on pending litigation, five zoning dockets, and seven Future Land Use Map (FLUM) amendment requests for Planning District 13 in Lower Coast Algiers. The Commission also ratified subdivision approvals. Consent Calendar - Adoption of Minutes: Unanimously approved the minutes from the June 25, 2024 meeting via roll call vote (6-0). - Subdivision Ratification: Unanimously approved staff's determination that listed subdivisions are eligible for administrative review. Public Comments & Testimony - ZD 044/24 (Harrison Avenue restaurant): Susan Johnson (2822 LePage St) voiced concerns about parking and drainage, supporting neighbors. - ZD 057/24 (Marigny Street parking lot): Applicant Ron Lazel spoke in support; no opposition comment cards. - ZD 058/24 (Freret Street fast food): Applicant Rebecca Geiger spoke in support. - ZD 059/24 (Ninth Street art studio): Applicant Mike Ballard spoke in support; no opposition. - ZD 060/24 (I-10 Service Road rezoning): Applicant Ron Lazel spoke in support; no public opposition. - FLUM items (PD13-05 through 13-14): Multiple speakers. Lee DuPont (Lower Coast Algiers Association) supported downzoning to lower density, citing infrastructure limitations. Thomas Guinan (property owner) opposed changes to his properties. Renata Collins (1349 Annunciation St) opposed downzoning, arguing it would limit affordable housing. Reagan Wilty (Stanton Square, LLC) opposed changes, citing a federal lawsuit and lack of required studies. Dr. Sing Hung Jiang (48 English Turn Parkway) presented evidence of existing sewer/water infrastructure. Eric Jarrell (property owner for PD13-14) proposed a compromise to keep portions of his property as commercial and single-family, changing only the multifamily section. Discussion Items - Executive Session: The Commission entered executive session to discuss pending litigation (Stanton Square, LLC v. City of New Orleans) related to FLUM proposals. After exiting, they resumed the regular agenda. - ZD 044/24 – Conditional Use for Restaurant: Applicant requested deferral multiple times due to unclear definition of gross floor area for outdoor space. Staff recommended denial. The Commission voted to deny (motion by Commissioner Steag, seconded by Commissioner Lunn). - ZD 057/24 – Zoning Change to SB2: Staff recommended denial due to spot zoning and inconsistency with FLUM. The property, used as a parking lot for Canseco's grocery, was built without proper permit. After debate, a motion to approve passed (6-1) against staff recommendation, citing community benefit and delivery truck congestion concerns. - ZD 058/24 – Conditional Use for Fast Food Restaurant: Staff recommended approval with three provisos. The Commission unanimously approved. - ZD 059/24 – Conditional Use for Art Studio: Staff recommended denial because the building is residential. The Commission voted 5-2 to approve, citing neighborhood support, no exterior changes, and no parking requirement. - ZD 060/24 – Zoning Change to C2: Staff recommended denial due to FLUM inconsistency. The initial motion to deny failed (4-3). A subsequent motion to approve passed (4-3), noting the site's location adjacent to interstate and commercial use. - ZD 061/24 – Text Amendment for Vocational Schools in VCE District: Staff recommended approval. The Commission unanimously approved. - FLUM Amendments (PD13-05 through 13-14): These items sought to downzone properties in Lower Coast Algiers from multifamily/commercial to lower-density residential. Staff consistently recommended Residential Single-Family Post-War. The Commission voted on each: - PD13-05 (English Turn): Motion to deny staff recommendation and maintain multifamily FLUM passed, keeping the existing designation. - PD13-07 (Stanton Road/English Turn Parkway): Motion to deny staff recommendation and maintain neighborhood commercial FLUM passed, citing the cleared corner lot's potential for commercial use. - PD13-10 (West Turn Parkway): Motion to approve staff recommendation (Residential Single-Family Post-War) passed. - PD13-11 (Donner Canal area): Motion to approve staff recommendation (Residential Single-Family Post-War) passed, but the Commission clarified their vote was for Semi-Rural Single-Family (as previously voted). - PD13-06 (English Turn Parkway): Motion to approve staff recommendation (Residential Single-Family Post-War) passed. - PD13-13 (Between English Turn and Arbors): Motion to approve staff recommendation failed; substitute motion to keep multifamily FLUM passed, noting the site's existing infrastructure. - PD13-14 (L-shaped parcel): Commission adopted a compromise motion: keep the neighborhood commercial and existing single-family designations, but change the multifamily portion to Residential Single-Family Post-War. Unanimously approved. Key Outcomes - ZD 044/24: Denied (motion by Commissioner Steag, seconded by Commissioner Lunn). - ZD 057/24: Approved against staff recommendation (motion by Commissioner Josh Gupta, seconded by Commissioner Johnson). - ZD 058/24: Approved with provisos (unanimous). - ZD 059/24: Approved against staff recommendation (5-2). - ZD 060/24: Approved against staff recommendation (4-3). - ZD 061/24: Approved text amendment (unanimous). - FLUM PD13-05: Maintain multifamily designation (motion to deny staff recommendation). - FLUM PD13-07: Maintain neighborhood commercial designation (motion to deny staff recommendation). - FLUM PD13-10: Change to Residential Single-Family Post-War. - FLUM PD13-11: Change to Residential Semi-Rural Single-Family (as previously voted). - FLUM PD13-06: Change to Residential Single-Family Post-War. - FLUM PD13-13: Maintain multifamily designation (motion to keep current FLUM). - FLUM PD13-14: Change multifamily portion to Residential Single-Family Post-War; keep other designations (unanimous). - Subdivision Ratification: Approved. - Executive Session: Completed; no further action.

The New Orleans City Planning Commission convened on Tuesday, June 25, 2024, to address several zoning dockets, a request to reconsider Future Land Use Map (FLUM) amendments in Planning District 13, and proposed revisions to the Subdivision Regulations. The Commission took actions including deferrals, denials, approvals, and a grant of reconsideration. Consent Calendar - Adoption of Minutes: The Commission unanimously approved the minutes from its June 11, 2024 meeting. Motion by Commissioner Steag, seconded by Commissioner Flick. Public Comments & Testimony - Zoning Docket 053/24: Catherine Jackson, a property owner in the Elmwood subdivision, expressed opposition to the proposed zoning change, citing concerns over inadequate parking (only one space per unit) and potential flooding from the Donner Canal. - Subdivision Regulations Revisions: Jeffrey Seymour and Alan Johnson, members of the FMIA Land Use Committee, spoke in support of the revised regulations. They commended the staff for their transparency and collaboration, and particularly thanked Commissioner Brown for her dedicated service. Discussion Items Zoning Docket 044/24 – Conditional Use for Large Restaurant with Alcohol Services (949 Harrison Avenue) The applicant proposed an 8,160-square-foot standard restaurant with outdoor seating in the S-LB1 district. Staff recommended denial, citing design inconsistencies with the Harrison Avenue corridor (lack of continuous facade, excessive outdoor space, etc.). The applicant had submitted revised plans but did not fully address staff concerns. The applicant requested a deferral to July 9, 2024, explaining that a recent interpretation from Safety and Permits regarding gross floor area definitions might eliminate the need for the conditional use related to size. The Commission granted the deferral. Zoning Docket 053/24 – Zoning Change for Multi-Family Development (2570-2600 Donner Drive) Applicants Tien Nguyen and Derek Martin sought a change from S-RS to S-RM1 on 15 vacant lots to permit up to 43 apartment units. Staff recommended denial, noting that the FLUM designates the area as Residential Single-Family Post-War, and that a rezoning would create a spot zone inconsistent with the surrounding single and two-family character. The applicants argued the project would spur economic growth in Algiers and had neighbor support. Catherine Jackson spoke in opposition. The Commission voted to deny the request. Zoning Docket 054/24 – Conditional Use to Expand Gas Station (1247-1249 N. Claiborne Avenue) The applicant proposed to replace a retail kiosk with a 1,965-square-foot store and reconfigure fuel pumps, reducing the total number. Because the property is in an HU-B1 district and HUC overlay, the expansion required conditional use approval. Staff supported the proposal subject to two waivers and seven provisos, noting that the redevelopment would enhance the site's aesthetics and compatibility with the historic corridor. The Commission approved the request as conditioned. Zoning Docket 055/24 – Text Amendment to Establish Maximum Driveway Length A City Council motion (M-24-193) proposed amendments to the Comprehensive Zoning Ordinance to add maximum length regulations for driveways, using the 1,000-foot block limit as a baseline (with exceptions for industrial districts). Staff recommended approval and proposed two additional amendments: clarifying the definition of a driveway in Article 26, and exempting educational facilities and hospitals from the length limit in Article 22. The Commission approved the amendment with these additions. Zoning Docket 056/24 – Text Amendment to Exempt Area from Billboard Restrictions Another City Council motion (M-24-204) sought to exclude the area between I-510 and Downman Road from billboard prohibitions in design review corridors. Staff recommended denial, arguing that the proposal would undermine the Master Plan's pedestrian-oriented goals and the 2019 Billboard Study's recommendations. The Commission voted to deny the amendment. FLUM Amendments Reconsideration – Planning District 13 (Items PD13-05, PD13-07, PD13-10, PD13-11) Property owner Thomas Gynen requested reconsideration of four FLUM amendments approved on May 28, 2024, that changed designations from multi-family or commercial to single-family or semi-rural. Gynen stated he did not receive direct notice, presented what he considered new information about the property's elevation and development history, and argued the changes would limit development options. The Commission voted to grant reconsideration and set a hearing for July 9, 2024, noting that other interested parties could attend. Subdivision Regulations Revisions – Proposed Overhaul of 1999 Regulations Staff presented the final draft of revised Subdivision Regulations, updated from the 1999 version. Key changes include: enhanced public notification (use of NotifyMe, public application log), shift of interpretation authority from the Commission to the Executive Director (with appeal rights), and a new attestation process for mortgage holder consent to replace the current mortgage certificate requirement. The draft had been vetted through the Zoning and Land Use Committee on June 11, 2024. After public support, the Commission unanimously approved the revisions. The regulations will be transmitted to the City Council, which has 45 days to consider them; if no action is taken, they become effective. Key Outcomes - Deferred: Zoning Docket 044/24 (restaurant conditional use) to July 9, 2024. - Denied: Zoning Docket 053/24 (Donner Drive rezoning) and Zoning Docket 056/24 (billboard exemption). - Approved: Zoning Docket 054/24 (gas station expansion) with two waivers and seven provisos; Zoning Docket 055/24 (driveway length amendment) with staff's additional amendments; Subdivision Regulations Revisions. - Reconsideration Granted: FLUM amendments PD13-05, PD13-07, PD13-10, and PD13-11 will be reconsidered on July 9, 2024.

Note: The agenda lists the meeting date as Tuesday, June 18, 2024, but the presiding officer opened by referring to "Monday, June 17th." This summary uses the agenda date as provided. The Board of Zoning Adjustments (BZA) convened on June 18, 2024, at 9:00 a.m. in Council Chambers. The meeting includes roll call, adoption of minutes, two new variance requests, and an appeal of a permit decision. All six commissioners were present. Consent Calendar - The board adopted the minutes from the previous meeting via a motion by Commissioner Richards, seconded by Commissioner James. The motion passed 6–0. Public Comments & Testimony - BZA030-24 (1434 Toledano Street): A neighbor spoke in opposition to the variance for a shed, stating that the applicant had expanded the shed without permission, driving bolts into the neighbor's shed. The neighbor expressed concerns about safety, maintenance, insurance, and loss of property value. The applicant's representative was not present at the hearing. - BZA029-24 (7504-7506 Zimple Street): The appellant, Susan Johnson (address given), argued that the parking pad setback was non-compliant and that the support post blocked access. She claimed the building dimensions as built do not match plans and that a bedroom was misrepresented. A supporter, Deborah Howell, added that the access width to the parking pads (7'8" and 7'4") is too small. The architect and permittee, Graham Hill, defended the project, denying allegations of material misrepresentation and stating the project complies with code. Counsel for the Department of Safety and Permits (Zach Swept) argued the department's review was thorough and correct. Discussion Items - BZA030-24 – Variance for shed at 1434 Toledano Street: The variance request seeks to reduce the interior side yard setback for a shed from 3 feet to 1 foot 2 inches. Staff recommended denial, finding that the request fails to meet seven of the nine variance criteria. The applicant requested a 30-day referral to reconcile with the neighbor. The board deferred the item for 30 days. - BZA031-24 – Variance for billboard at 2008 Poydras Street: The variance is for dimensional relief regarding an interstate highway billboard. Staff noted the applicant had not submitted a required revised site plan and recommended a 30-day referral. The board deferred the item for 30 days. - BZA029-24 – Appeal of Director’s Decision at 7504-7506 Zimple Street: The appeal challenged the issuance of permit 23-33863, alleging errors in the determination of parking pad setbacks and other issues. The Department of Safety and Permits presented findings from inspections on June 7 and June 10, 2024, concluding that the parking pad is 17'8" wide and 19' deep (18' required), the support post does not block access, the parking pads are not under the overhang, and the disputed room is a living room (no door). Staff recommended denying the appeal. The board discussed whether the original scope of the appeal (setback) should limit consideration; staff confirmed the only proper issue is the setback. The board upheld the director's decision. Key Outcomes - BZA030-24: Deferred for 30 days (motion by Commissioner James, second by Commissioner Diaz; vote 6–0) to allow the applicant and neighbor to reach consensus. - BZA031-24: Deferred for 30 days (motion by Commissioner James, second by Commissioner Diaz; vote 6–0) for submission of a revised site plan. - BZA029-24: The board voted 6–0 to uphold the decision of the Director of Safety and Permits, finding no error in the permit issuance. - The meeting adjourned after a motion by Commissioner James, seconded by Commissioner Eggins, passed 6–0.

The City Planning Commission convened on Tuesday, June 11, 2024, at 1:41 p.m. in Council Chambers. The meeting began with the adoption of minutes from May 14 and May 28, 2024, followed by public hearings on four zoning dockets and subdivision ratifications. Consent Calendar - Adoption of Minutes: The minutes of the May 14 and May 28, 2024 meetings were approved unanimously by voice vote. Public Comments & Testimony - Zoning Docket 039/24 (Bar at 1234-1236 North Broad Street): Six opponents (Eric Ferrellette Sr., Eric Ferrellette Jr., Misha Kachkachi-Shri, Diane Heying, William Hofstadter, and Alex Rubitz) spoke against the proposed conditional use, primarily citing concerns about outdoor music, noise, late hours, and the applicant’s failure to negotiate after a previous deferral. Several stated they would not oppose the bar if outdoor music were eliminated. No proponents appeared. - Zoning Docket 051/24 (RDO-1 Expansion): Three speakers (Henry Walther from the Mayor’s Office of Community Assets and Investment, Michael Garver from the Faubourg St. Rock Improvement Association, and Ron Lazard) spoke in support, highlighting the overlay’s success in other neighborhoods and its potential to revive historic corner stores without allowing alcohol sales or live entertainment. - Zoning Docket 052/24 (Holy Cross Residential Care Facility): Ron Lazard, representing the applicant, explained the need to convert a vacant dormitory into a 105‑bed nursing home, noting community support from neighborhood associations. Discussion Items - Zoning Docket 039/24: The item had been deferred from May 14 to allow the applicant to address neighbor concerns. Staff recommended approval or a further deferral to July 9. The applicant was absent but had requested a deferral. The commission debated whether to grant another deferral. A motion to deny the conditional use failed (4–2–1 recusal), and a subsequent motion to defer to July 9 was also denied. The item will proceed to the City Council without a recommendation from the commission. - Zoning Docket 051/24: Staff recommended approval of the text amendment to expand the RDO-1 Residential Diversity Overlay District to the Lower Ninth Ward, Holy Cross, and parts of the Seventh Ward. Commissioners questioned the impact on the Lower Ninth Ward and the prohibition on alcohol sales. The motion to approve passed unanimously. - Zoning Docket 052/24: Staff recommended approval of a zoning change from EC Educational Campus to MS Medical Services District for one lot at 4117 Woodland Drive, rather than creating a new overlay district. The applicant accepted the recommendation. The motion to approve with staff’s recommendation passed. - Subdivision Docket 055/24: Staff recommended modified approval with three provisos to address lot frontage issues and split zoning. The motion for modified approval passed. - Subdivision Ratifications: A list of administrative subdivisions was ratified by voice vote. Key Outcomes - ZD 039/24: Motion to deny conditional use failed (4 yes, 2 no, 1 recusal). Motion to defer to July 9, 2024 was denied. The item is forwarded to the City Council with no commission recommendation. Over 60% of the 7 voting members (4 of 6) voted to deny, but the chair’s initial count of “carries” appears inconsistent with later statements; the final outcome is no recommendation. - ZD 051/24: Approved (unanimous). The text amendment will be forwarded to the City Council for final adoption. - ZD 052/24: Approved (unanimous). The zoning change to MS Medical Services District is recommended. - SD 055/24: Approved with modifications (unanimous). The three provisos require compliance with subdivision regulations. - Subdivision Ratifications: Approved (unanimous).

The New Orleans City Planning Commission (CPC) met on Tuesday, May 28, 2024, at 1:42 PM in Council Chambers to consider a full agenda of zoning dockets, property matters, and a series of Future Land Use Map (FLUM) amendments for Planning District 13 (Lower Coast Algiers). The meeting lasted into the evening, with votes on 14 separate items and multiple deferrals. Key themes included conditional uses for a car wash expansion, a reception facility, a grocery store, a bed and breakfast, and a text amendment for ice machines, as well as a comprehensive set of FLUM changes aimed at managing development in a rural area with limited infrastructure. Consent Calendar - The minutes of the May 14, 2024 meeting were not available and were deferred to the next meeting. - Zoning Docket 050/24 (cultural facility at 917-919 North Tonti Street) was automatically deferred due to a temporary restraining order. Public Comments & Testimony - Zoning Docket 045/24 (Car Wash Expansion): Susan Johnson (2822 LePage Street) spoke in opposition, criticizing the demolition of historic residential structures and the use of a petition as a survey. She noted a meeting with former council member J. Bat in early 2023. - Zoning Docket 047/24 (Grocery Store): Multiple speakers supported the project, including the applicant (David Fusele, Zach Kupperman, architect Ken Gollin, attorney Mike Sherman) who emphasized the need for a specialty grocer, community support, and design changes. Susan Johnson opposed, arguing the existing school building is historic and the grocery would be suburban. A professor of architecture submitted a letter against the design. Attorney Reagan Wilte and engineer Bob Mora spoke on behalf of Stanton Square, a multifamily development opposed to the FLUM change on related parcels. - Zoning Docket 048/24 (Ice Machines): Applicant Zach Smith argued the machines are needed and should be allowed in more districts. Susan Johnson opposed, citing concerns about commercial encroachment in historic neighborhoods. - Zoning Docket 049/24 (Bed and Breakfast): Applicant Sigrid Rouege spoke in favor, stating she already operates a short-term rental and has had few complaints. Several neighbors opposed: Dr. Shirley Divinity, Dr. Gail Thomas Baptiste (president of Real Timbers HOA), Clarence Cornelius, and Brian Washington, citing traffic, noise, and safety concerns. A survey of the neighborhood showed 98% opposition. - FLUM Amendments (PD 1301-1314): Many residents of Lower Coast Algiers, led by Lee DuPont of the Lower Coast Algiers Association, spoke in favor of the semi-rural single-family FLUM designation, citing lack of infrastructure (sewer, water, paved roads) and the need to limit development density. They submitted a petition with 115 signatures. Katie Richter and others described the area as a "bowl" with poor drainage and flood risks. On PD 1306, 1313, and 1314, attorneys for Stanton Square and property owner Eric Gerrell opposed the FLUM changes, arguing they would violate the Fair Housing Act and deprive landowners of development rights. Gerrell stated he received no notice and wanted to keep his property's existing zoning (B1 and RS-1) for his own home and solar project. Discussion Items - Zoning Docket 045/24: Car Wash Expansion (5500-5528 Tchoupitoulas Street) – Staff recommended approval with three provisos, noting the expansion (six detailing spaces) would fill a vacant area after demolition of three historic houses. The commission voted 5-3 to approve with provisos. - Zoning Docket 046/24: Reception Facility with Outdoor Live Entertainment (3667-3669 Tchoupitoulas Street) – Staff recommended approval. The applicant, Michael Grosh, stated events would be by appointment, mostly weekends, and that he obtained neighbor signatures. No opposition. The commission voted 3-5 against approval, so the item moves to the City Council without a recommendation. - Zoning Docket 047/24: Grocery Store (2428 Napoleon Avenue) – Staff recommended denial because the demolition of the existing school building (listed on National Register) had not been approved by HDLC. The applicant argued the building is not historic and that the conditional use should be approved separately. After debate, the commission approved 8-0 with provisos, including removal of the subdivision proviso, a minimum of 75 parking spaces, and conditioning approval on HDLC demolition approval. - Zoning Docket 048/24: Ice Storage Machines Text Amendment – Staff recommended modified approval, limiting the machines to C-3 and industrial districts. The applicant sought broader allowances. The commission voted 8-0 to approve the staff recommendation. - Zoning Docket 049/24: Bed and Breakfast (2640 Wabash Street) – Staff recommended approval. After hearing neighbor opposition, the commission voted 8-0 to deny the application, citing concerns about neighborhood disruption. - Property Disposition 002/24: Lease of N. Robertson Street – Deferred to June 25, 2024, pending NPP meeting and traffic impact analysis. - Property Acquisition 003/24: Donation of Thalia Street – Approved 8-0. - FLUM Amendments (Planning District 13): The commission heard 14 separate items. Staff recommended residential single-family post-war (SFP) for most, but the commission often voted for the semi-rural single-family (SR) designation as requested by the community. Notable decisions: - PD 1301 (Planned Development Area to SFP): Approved 8-0. - PD 1303 (Neighborhood Commercial to SR): Approved 7-0 (Commissioner Lund recused). - PD 1302 (Neighborhood Commercial & SFP to SR): Approved 8-0. - PD 1304 (Multi-Family to SR): Approved 8-0 after motion changed from staff recommendation. - PD 1305 (Multi-Family to SFP): Approved 8-0. - PD 1306 (Split FLUM to SR): Deferred for up to 3 months due to pending federal litigation over the IZD. - PD 1307 (Neighborhood Commercial to SR): Approved 8-0. - PD 1308 (Multiple FLUMs to SR): Approved 8-0. - PD 1309 (Multi-Family to SFP): Approved 8-0 (staff recommendation). - PD 1310 (Multi-Family to SFP): Approved 8-0 (staff recommendation). - PD 1311 (Multi-Family to SR): Approved 8-0. - PD 1312 (Split FLUM to SR): Approved 7-1 (Commissioner Jordan voted no). - PD 1313 (Multi-Family): Deferred for up to 3 months due to litigation. - PD 1314 (Multiple FLUMs to SR): Deferred for up to 3 months after the property owner, Eric Gerrell, stated he had no notice and wanted to discuss alternatives. Key Outcomes - Zoning Docket 045/24: Approved (5-3) with provisos for landscape and compliance with car wash standards. - Zoning Docket 046/24: Denied by CPC (3-5), moves to City Council without recommendation. - Zoning Docket 047/24: Approved (8-0) with provisos, including a minimum of 75 parking spaces and conditional on HDLC demolition approval. - Zoning Docket 048/24: Approved (8-0) as modified by staff, limiting ice machines to high-intensity commercial and industrial districts. - Zoning Docket 049/24: Denied (8-0). - Property Disposition 002/24: Deferred to June 25, 2024. - Property Acquisition 003/24: Approved (8-0). - FLUM Amendments: - PD 1301, 1302, 1303, 1304, 1305, 1307, 1308, 1309, 1310, 1311, 1312: Approved with various designations (mostly semi-rural single-family). - PD 1306, 1313, 1314: Deferred for up to 3 months to allow legal review and community engagement.

Board of Zoning Adjustments Meeting – May 20, 2024\n\nThe Board of Zoning Adjustments (BZA) met on Monday, May 20, 2024, at 10:00 A.M. in Council Chambers to hear variances, appeals, and other business. The meeting was called to order with roll call; five commissioners present (Candace Forest, Todd James, Tamara Agins, Jose Alvarez, Ramiro Diaz), two absent (Alfonso Gonzalez, Jason Richards). The board adopted the minutes from the April 15, 2024 meeting (4-0). The board recessed at approximately 1:00 P.M. and reconvened at 1:30 P.M. Decisions were released by May 30, 2024. One item was withdrawn (Item 8) and one rendered moot (Item 6).\n\n Variances – Unfinished Business\n\n Item 1: 1834 Second Street (BZA100-23)\nThe applicant requested variances for minimum lot area, permeable open space, rear yard setback, and off-street parking to permit a six-unit multifamily development. Zach Smith (applicant representative) provided an updated site plan showing that the building extends nearly lot line to lot line, arguing hardship due to the property's history and physical constraints. No opposition was heard. The board approved the variances (5-0) subject to two provisos: (1) stamping the site plan and (2) removing concrete along Rhone Street except where structurally required.\n\n Item 2: 2320-22 S. Derbigny Street (BZA119-23)\nThe applicant sought a variance for insufficient rear yard setback (5’4” vs. required 15’) to build a two-family duplex. Irma Plummer (owner) cited safety concerns and neighborhood transition; supporters from the Hoffman Triangle Neighborhood Association and a local pastor spoke in favor. Staff recommended denial, noting the applicant could achieve compliance by adjusting the front setback. The board denied the variance (5-0), finding the nine criteria not met; a compliant set of plans had already been permitted.\n\n Item 3: 7417 Burthe Street (BZA023-24)\nThe applicant requested multiple parking variances for a four-bedroom unit in a fourplex, including insufficient parking pad depth, tandem parking, front yard parking, backing out, and driveway width. Zach Smith argued that homestead exemptions make parking rules discriminatory; opponents cited overcrowding, safety, and destruction of neighborhood character. The board granted waivers for off-street parking area access and driveway width (subject to two provisos) but denied all other waivers (5-0), effectively preventing the addition of a fourth bedroom.\n\n Variances – New Business\n\n Item 4: 2517 Washington Avenue (BZA025-24)\nThe applicant requested variances for insufficient lot width (28.667 ft vs. 40 ft) and excessive step encroachment into side yard to build a four-unit small multifamily affordable dwelling. Nicole Nelson (applicant rep) and Travis Martin (architect) explained the design maximized living space and provided access for first responders. No opposition. The board approved the variances (5-0) subject to one proviso (stamped site plan), accepting the applicant’s argument on hardship.\n\n Item 5: 3900 Howard Avenue (BZA026-24)\nThe applicant sought a waiver to allow six roof-mounted satellite dish antennas without screening, arguing screening would block signals. Rebecca Gieger (Gray Media) and others noted the dishes are tucked away in an industrial area; only one neighbor attended the NPP and had no issues. Staff recommended denial only on criteria five (essential character). The board granted the waiver for all six dishes (5-0), finding the character not altered, and added a proviso for stamped plans.\n\n Item 6: 27 Newcomb Boulevard (BZA027-24) – Rendered moot.\n\n Director of Safety and Permits Decision Appeals – Unfinished Business\n\n Item 7: 2900 Perdido Street (BZA008-24)\nVoice of the Experienced appealed the issuance of a permit for a jail construction, arguing the conditional use was not amended. The city attorney recommended deferral due to pending federal litigation. The board deferred the item for 60 days (4-0, with recusal) to allow litigation to proceed.\n\n Item 8: 7417 Burthe Street (BZA016-24) – Withdrawn.\n\n Director of Safety and Permits Decision Appeals – New Business\n\n Item 9: 911-913 Governor Nicholls Street (BZA028-24)\nDaniel Raines appealed the permit issuance, arguing the driveway width (10 ft) violated the minimum 12 ft requirement for multifamily developments. Staff clarified that the CZO sets a maximum, not a minimum, for driveways; the drive aisle width is separate. Opponents cited safety and historic preservation. The board upheld the director’s decision (5-0), finding no error.\n\n Item 10: 7504-7506 Zimpel Street (BZA029-24)\nSusan Johnson appealed a permit regarding parking pad setbacks. Both parties agreed to a deferral after updated plans were submitted late. The board deferred the item for 30 days (5-0) to allow review.\n\n Key Outcomes\n- Item 1 (1834 Second St.): Variances approved (5-0) with two provisos.\n- Item 2 (2320-22 S. Derbigny St.): Variance denied (5-0).\n- Item 3 (7417 Burthe St.): Partial grant/denial of parking variances (5-0); fourth bedroom prevented.\n- Item 4 (2517 Washington Ave.): Variances approved (5-0) with one proviso.\n- Item 5 (3900 Howard Ave.): Waiver granted for six satellite dishes (5-0) with stamped plans.\n- Item 7 (2900 Perdido St.): Deferred 60 days (4-0) due to litigation.\n- Item 9 (911-913 Governor Nicholls St.): Director’s decision upheld (5-0).\n- Item 10 (7504-7506 Zimpel St.): Deferred 30 days (5-0) for additional review.\n- Minutes from April 15, 2024 meeting adopted (4-0).

This meeting of the New Orleans City Planning Commission, held on May 14, 2024, at 1:41 PM in the Council Chambers, addressed several zoning and subdivision dockets. The commission heard public testimony, deliberated on affordable housing, zoning text amendments, conditional uses, and subdivision requests, ultimately rendering decisions on each item. Consent Calendar - Approval of the minutes from the April 23, 2024 meeting was moved, seconded, and passed by unanimous vote. Public Comments & Testimony - Zoning Docket 034/24 (Affordable Housing PUD): Public comment was divided. Supporters, including the applicant's representative Ron Loisel and Onyx Burrow from Housing NOLA, emphasized the need for affordable housing and praised the addition of three more affordable units (totaling five). Opponents, including neighbors Miles Traplin, Caitlin George, Marie Fowler, and Jared Frank (representing Morris Jeff Community School), cited concerns about density, parking, encroachment on the school, and the developer's financial liabilities. The school official noted the school's population is about 700 students with 63-69% on free/reduced lunch. - Zoning Docket 038/24 (Wine Shop Definition): The applicant, Leslie Parasso, and Catherine James (owner of Foberg Wines) spoke. Parasso supported the amendment to allow wine shops to sell beer and liquor. James expressed support but suggested adding restrictions to prevent abuse, such as prohibiting tobacco and lottery sales. - Zoning Docket 039/24 (Bar in Tremé): No applicant testimony; multiple neighbors spoke in opposition, including Diane Hying (neighbor), Ken Mitchell, William Hofstadter, Misha Kachkachishvili (Grammy-winning engineer), Alex Rubets (property owner), and Eric Farrellette Sr. and Jr. They cited concerns about noise, parking, trash, and quality of life. The applicant, Brian Knight, and architect Daniel Waker responded, stating there would be no live music and offering to work with neighbors on sound mitigation. - Zoning Docket 040/24 (Standard Restaurant): David Halpern, representing the applicant, spoke in support, noting the property had been a restaurant and the NPP meeting had no opposition. - Zoning Docket 041/24 (Child Care Center): Lynette Gordon, representing the applicant, spoke in support, noting the NPP meeting was successful and the project addresses a need for child care. - Zoning Docket 042/24 (Commercial Use on Magazine): Rebecca Geiger and Joe Mann spoke in support of redeveloping the former Harry's Ace building, highlighting community support. - Zoning Docket 043/24 (Hotel on Oretha Castle Haley): Missy Quickly (Sherman Strategies) and Ujal DasGupta (on behalf of his son) spoke in support, noting the historic significance of the building and community backing. Commissioner Lund asked about the difference between a hotel and short-term rental; staff explained the requirement for a lobby and 24-hour staff. Discussion Items - Zoning Docket 034/24: Staff recommended approval with exceptions, noting increased affordable units (from 2 to 5) and additional parking. Commissioner Brown motioned to deny, citing adverse impact on the school. The motion to deny passed (4-1), sending the docket to the City Council with a denial recommendation. - Zoning Docket 038/24: Staff recommended modified approval. Discussion centered on allowing wine shops to sell beer and liquor, with enforcement based on floor area rather than revenue. Commissioner Steeg motioned to approve with an additional condition prohibiting tobacco and lottery sales. The motion passed. - Zoning Docket 039/24: Staff recommended approval with provisos, but after extensive public opposition and concerns about noise mitigation, Commissioner Steeg motioned to deny. The motion failed (4-1). A subsequent motion to defer to the June 11, 2024 meeting passed unanimously. - Zoning Docket 040/24: Staff recommended approval with three provisos. Commissioner Johnson motioned to approve; motion carried. - Zoning Docket 041/24: Staff recommended approval with five provisos. Commissioner Johnson motioned to approve; motion carried. - Zoning Docket 042/24: Staff recommended approval with two provisos. Commissioner Steeg motioned to approve; motion carried. - Zoning Docket 043/24: Staff recommended approval with three provisos, but recommended striking proviso one regarding the roof deck due to ambiguity. Commissioner Lund motioned to approve with the staff modification; motion carried. - Zoning Docket 044/24: Staff recommended deferral to June 25, 2024, pending design review. Commissioner Johnson motioned to defer; motion carried. - Subdivision Docket 036/24: Staff recommended approval with one proviso. Commissioner motioned to adopt the staff report; motion carried. - Subdivision Ratifications: Motion to approve all listed subdivisions passed unanimously. Key Outcomes - Zoning Docket 034/24: Denied (4-1) and will be forwarded to the City Council with a recommendation of denial. - Zoning Docket 038/24: Approved with modified approval, including additional language prohibiting tobacco and lottery sales. - Zoning Docket 039/24: Deferred to the June 11, 2024 City Planning Commission meeting to allow for further noise mitigation discussions. - Zoning Docket 040/24: Approved. - Zoning Docket 041/24: Approved. - Zoning Docket 042/24: Approved. - Zoning Docket 043/24: Approved with modification (striking proviso one). - Zoning Docket 044/24: Deferred to the June 25, 2024 meeting. - Subdivision Docket 036/24: Approved. - Subdivision Ratifications: Approved. Meeting adjourned at 3:26 PM.

The City Planning Commission met on Tuesday, April 23, 2024, beginning at 1:30 p.m. in Council Chambers. The meeting covered regular business items (zoning dockets, a subdivision docket, and subdivision ratifications) followed by 17 Future Land Use Map (FLUM) amendment requests for Planning District 12. Commissioners voted on each item after hearing staff presentations and public testimony. Consent Calendar - Adoption of Minutes: The minutes from the April 9, 2024 meeting were approved unanimously. - Subdivision Ratifications: The list of subdivisions eligible for administrative approval was ratified without objection. Public Comments & Testimony - Zoning Docket 035/24 (8801 Edinburgh St.): Earl Williams (Holly Grove Neighbors Association) spoke in support, stating the community voted 23-0 in favor and presented a petition with 83 signatures. Kim Alexander and Ivan S. Gordon Jr. also expressed support. No opposition was heard. - Zoning Docket 036/24 (710 Poland Ave.): Ron Lazel (Zach Smith Consulting) spoke in support, thanking staff. No other comments. - Zoning Docket 037/24 (2028-2030 Dumaine St.): Ron Lazel spoke in support, stating the operator lives on site. Two letters of opposition were noted in the staff report, but no one spoke in opposition. - Subdivision Docket 039/24 (3819 Patterson Dr.): Ron Lazel spoke in support. - FLUM PD 12-01 (2621 General Meyer Ave.): Rochelle Julik (City Office of Community Assets and Investment) spoke in support, noting it is a technical correction to allow redevelopment. - FLUM PD 12-05 (General Meyer Ave. commercial parcels): Henry Walther (City) spoke in support, calling it “minor future proofing.” - FLUM PD 12-07 (Bearman Highway near Rouse’s): Tyler Russell (City) spoke in support of the request from Council District C. - FLUM PD 12-09 (2501 Wall Blvd.): Tyler Russell and Joanna Farley (RTA) spoke in support for transit-oriented development. - FLUM PD 12-10 (vacant city lot): Tyler Russell spoke in support. - FLUM PD 12-11 (Edna Karr High School site): Gilbert Crowden (Tall Timbers Association) and Ann Maul (resident) spoke in opposition, citing lack of neighborhood notification, flooding concerns, and structural issues with the building. - FLUM PD 12-12 (General DeGaulle area): Henry Walther spoke in support of modified approval. Ann Maul spoke in opposition, citing traffic and proximity to single-family homes. - FLUM PD 12-13 (Tall Timbers/Bechtel area): Henry Walther spoke in support. - FLUM PD 12-14 (General Meyer Ave. corridor): Henry Walther spoke in support of modified approval. - FLUM PD 12-15 (General Meyer & Cable Dr.): Tyler Russell spoke in support of modified approval. Discussion Items - Zoning Docket 035/24: Staff recommended denial because the requested HUB1 district is not the most restrictive commercial classification and recommended HUB1A (which does not allow a reception facility). The applicant sought HUB1 and a conditional use for a reception facility. Commissioners discussed the strong community support and the previous bar use. A motion to approve as submitted (HUB1 with conditional use) passed. - Zoning Docket 036/24: Staff recommended approval with provisos, including updating plans to show two off-street parking spaces and one EV charging station. The applicant agreed. Approved unanimously. - Zoning Docket 037/24: Staff recommended approval with provisos (record plans, clarify operator’s bathroom, restate use standards). Discussion focused on the floor plan and parking deficiency; several commissioners expressed discomfort because the owner’s bathroom was shared and the property had no off-street parking. A motion to deny was made and seconded. After further debate, the motion for denial passed. - Subdivision Docket 039/24: Staff recommended approval subject to one proviso. Approved unanimously. - FLUM PD 12-01: Staff recommended modified approval to Residential Multi-Family Pre-War (instead of Post-War). Approved as modified. - FLUM PD 12-02: Staff recommended approval to Residential Low Density Pre-War. Approved. - FLUM PD 12-03: Staff recommended modified approval to Residential Low Density Post-War to match adjacent area. Approved as modified. - FLUM PD 12-04: Staff recommended modified approval, removing properties east of Flanders St. and south of Magellan Canal. Approved as modified. - FLUM PD 12-05: Staff recommended approval to Mixed-Use Low Density. Approved. - FLUM PD 12-06: Staff recommended approval to Mixed-Use Medium Density. Approved. - FLUM PD 12-07: Staff recommended modified approval to Mixed-Use Low Density instead of Mixed-Use High Density. Approved as modified. - FLUM PD 12-08: Staff recommended approval to Residential Low Density Pre-War. Approved. - FLUM PD 12-09: Staff recommended approval to Mixed-Use Medium Density. Approved. - FLUM PD 12-10: Staff recommended approval to Residential Low Density Post-War. Approved. - FLUM PD 12-11: Staff recommended approval to Residential Multi-Family Post-War. After opposition and discussion about notification, a motion to deny was made and seconded. The motion passed; the item was denied. - FLUM PD 12-12: Staff recommended modified approval to Mixed-Use Medium Density (removing a small sliver). Approved as modified. - FLUM PD 12-13: Staff recommended approval to Mixed-Use Medium Density. Approved. - FLUM PD 12-14: Staff recommended modified approval to Mixed-Use Low Density. Approved as modified. - FLUM PD 12-15: Staff recommended modified approval to Mixed-Use Low Density. Approved as modified. - FLUM PD 12-16: Staff recommended approval to Residential Low Density Post-War. Approved. - FLUM PD 12-17: Staff recommended approval to Residential Low Density Post-War. Approved. Key Outcomes - ZD 035/24: Approved (HUB1 zoning and conditional use for reception facility) – motion by Commissioner Brown, seconded by Commissioner Flick, voted in favor. - ZD 036/24: Approved (subject to provisos) – motion by Commissioner Brown, seconded by Commissioner Flick, unanimous. - ZD 037/24: Denied – motion by Commissioner Gupta, seconded by Commissioner Whitry, passed. - SD 039/24: Approved (subject to one proviso) – motion by Commissioner Flick, unanimous. - Subdivision Ratifications: Approved – motion by Commissioner Brown, seconded by Commissioner Flick. - PD 12-01: Approved with modified staff recommendation (Residential Multi-Family Pre-War) – motion by Commissioner Gupta, seconded by Commissioner Brown. - PD 12-02: Approved – motion by Commissioner Flick, seconded by Commissioner Lund. - PD 12-03: Approved with modified staff recommendation (Residential Low Density Post-War) – motion by Commissioner Brown (withdrawn), then motion by Commissioner Whitry, seconded by Commissioner Lund. - PD 12-04: Approved with modified staff recommendation – motion by Commissioner Flick (with the carve-out), seconded by Commissioner Brown. - PD 12-05: Approved – motion by Commissioner Johnson, seconded by Commissioner Flick. - PD 12-06: Approved – motion by Commissioner Flick, seconded by Commissioner Brown. - PD 12-07: Approved with modified staff recommendation (Mixed-Use Low Density) – motion by Commissioner Lund, seconded by Commissioner Whitry. - PD 12-08: Approved – motion by Commissioner Brown, seconded by Commissioner Whitry. - PD 12-09: Approved – motion by Commissioner Brown, seconded by Commissioner Flick. - PD 12-10: Approved – motion by Commissioner Whitry, seconded by Commissioner Brown. - PD 12-11: Denied – motion by Commissioner Flick, seconded by Commissioner Stave (later seconded by others), passed. - PD 12-12: Approved with modified staff recommendation – motion by Commissioner Brown, seconded by Commissioner Stave. - PD 12-13: Approved – motion by Commissioner Whitry, seconded by Commissioner Flick. - PD 12-14: Approved with modified staff recommendation – motion by Commissioner Whitry, seconded by Commissioner Brown. - PD 12-15: Approved with modified staff recommendation – motion by Commissioner Flick, seconded by Commissioner Stave. - PD 12-16: Approved – motion by Commissioner Gupta, seconded by Commissioner Whitry. - PD 12-17: Approved – motion by Commissioner Whitry, seconded by Commissioner Brown. - Next Steps: The remaining FLUM amendments for Planning District 13 (Lower Coast Algiers) will be scheduled for the next meeting (May 14, 2024) or possibly May 28, 2024, depending on docket load.