CPC Open Project Viewer
An interactive map which automatically updates with information pulled directly from the city land management database.
Subdivisions
Minor Subdivisions
A subdivision of land that proposes to either divide existing lots into five or fewer lots, to consolidate existing lots into a lesser number of new lots, or to shift boundaries without changing the number of lots. Parcels to be subdivided are a maximum of two acres in size, or formed by ten or fewer lots, and do not create any new street. Minor subdivisions are eligible for administrative approval if they meet all requirements from the Subdivision Regulations and Comprehensive Zoning Ordinance. Proposed subdivisions that do not meet any of the applicable standards are subject to a City Planning Commission Public Hearing.
Major Subdivisions
A subdivision of land that proposes to either divide existing lots into six or more lots, create a new street or any other type of public improvement. Parcels to be subdivided are over two acres in size, or include a site formed by eleven or more lots.
Land Use Requests
Conditional Uses
All land within the city is regulated by the Comprehensive Zoning Ordinance (CZO). The CZO includes a text with sets of zoning districts and a map that assigns each property in the city to one of the districts. Each zoning district in the city includes land uses that are defined as conditional uses.
A conditional use is allowed on a particular site only after a determination has been made by the City that the external effects of the land use on adjacent properties and on the surrounding neighborhood can be effectively mitigated by conditions. The CZO contains standards for consideration of conditional uses. Conditions, which are normally called provisos by the City Planning Commission may address the size and design of a building, landscaping, signage, hours of operation, and various other aspects of the requested conditional use.
Requests for conditional uses may be initiated by the owner of a property or by the City Council. The CPC holds a public hearing on all conditional use requests and makes a recommendation to the City Council. The City Council then makes a final decision on each conditional use request, following a public hearing.
Zoning Changes
All land within the city is regulated by the Comprehensive Zoning Ordinance (CZO). The CZO includes a text with sets of zoning districts and a map that assigns each property in the city to one of the districts. Each zoning district includes a set of permitted land uses and provides height, setback, and other standards governing the way in which buildings may be built on a lot within the district. Zoning map changes are often requested in order to allow for the establishment of a land use that is not permitted in the zoning district in which a property is located.
Requests for zoning map changes may be initiated by any property owner in the city or by the City Council. The City Planning Commission holds a public hearing on all map change requests and makes a recommendation to the City Council. The City Council then makes a final decision on each map change request, following a public hearing.
Text Amendments
A zoning text amendment is a change to the text of the Comprehensive Zoning Ordinance (CZO). Some zoning text amendments are requested to add a land use to the list of permitted, conditional or accessory uses in a particular zoning district. Other text amendments may propose the creation of an entirely new zoning district or a modification to a development standard that applies to properties all across the city.
Requests for zoning text changes may be initiated by any property owner in the city or by the City Council. The City Planning Commission holds a public hearing on all text change requests and makes a recommendation to the City Council. The City Council then makes a final decision on each text amendment request, following a public hearing.
Comprehensive
Master Plan Amendments
In accordance with the City’s Home Rule Charter, the City’s Master Plan must be reviewed at least once every five years, but not more often than once per calendar year, and at any time in response to a disaster or other declared emergency, the Commission shall review the Master Plan and shall determine, after one or more public hearings, whether the plan requires amendment or comprehensive revision. If amendment or comprehensive revision is required, the Commission shall prepare and recommend amendments or comprehensive revisions and readopt the plan in accordance with the procedures of this section.
Street Name Changes
A written request for consideration of a street name change must be sent to the Councilmember or Councilmembers in whose district the subject street is located. The City Planning Commission’s rules, policies and procedures outlines the criteria in which to evaluate the proposed street name change.
Property Acquisitions and Dispositions
The acquisition of a property to be used by the City of New Orleans or the disposition of city-owned property shall be routed through the Division of Real Estate and Records and reviewed by the City Planning Commission. The City Planning Commission’s rules, policies and procedures outlines the criteria in which to evaluate the property dispositions or acquisitions.
Board of Zoning Adjustments
Variances
The variance process provides a public forum for applicants to seek relief from a particular requirement or standard of the Comprehensive Zoning Ordinance as it pertains to new construction, renovation, addition, change of use, or other modification to their property. The Board of Zoning Adjustments, a seven-member board, hears and makes final decisions on variance requests at monthly public meetings. A variance may only be granted when the request meets the approval standards of Article 4, Section 4.6.F of the Comprehensive Zoning Ordinance, including the existence of a non-financial hardship, and approvals are often contingent upon certain conditions or restrictions imposed to protect the public interest or adjacent properties. Approved variances are an entitlement that runs with the land in perpetuity regardless of property owner.
Zoning Appeals
A zoning appeal is an appeal of an administrative decision of the Department of Safety and Permits in circumstances where the applicant believes the Department made an error in its interpretation of the Comprehensive Zoning Ordinance (CZO). Appeals should be based in, and provide evidence of, an error in application of the law or a conflict in the law with regard to the CZO. Examples of appealable decisions include zoning verifications, CZO interpretations, permits issued under the CZO, and official zoning map minor map adjustment decisions. Appeals may be filed by an aggrieved party or by any officer, department, commission, board, bureau or any other agency of the City affected within 45 days of the decision. The Board of Zoning Adjustments, a seven-member board, hears and makes final decisions on appeals at monthly public meetings and determines whether the Department of Safety and Permits committed clear error and whether the error was material to the determination. Overturned zoning decisions may have implications on the CZO’s application.
Design Review, IZD Appeals, and Moratorium Appeals
Design Review
The jurisdiction and purpose of design review is established in Article 4, Section 4.5 of the Comprehensive Zoning Ordinance (CZO). Design review promotes orderly development and redevelopment in the city and assures that proposals occur in a manner that is harmonious with surrounding properties and neighborhoods.
All projects requiring design review must comply with approval standards found in Article 4, Section 4.5.E of the CZO. These standards include a review of whether the proposal is consistent with the intent of the CZO and the Master Plan. The standards seek to ensure compatibility of land uses and structures, protect and enhance community property values, ensure the efficient use of land, minimize traffic and safety hazards, ensure efficient parking layout, minimize environmental impacts, and incorporate proper stormwater management and sustainable design techniques.
Projects located within the six design overlay districts identified in Article 18 (RIV Riverfront, CPC Character Preservation Corridor, EC Enhancement Corridor, CT Corridor Transformation, GC Greenway Corridor, and CCN Convention Center Neighborhood) must comply with additional design guidelines.
Design review applications may be eligible for staff-level approval or approval by the City Planning Commission. In addition, projects that meet certain thresholds will also require review by the Design Advisory Committee (DAC). Projects that require design review will need to submit a design review application.
IZD Appeals
Interim Zoning Districts (IZD) are emergency zoning regulations that are temporarily imposed while the City reviews existing zoning ordinances for appropriate revisions to protect the public health, safety or welfare. The appeal procedures for an IZD are outlined in Article 19, Section 19.3.C of the Comprehensive Zoning Ordinance. In most cases, the City Planning Commission staff is required to make a recommendation within 60 days of receipt of a complete application. The City Council has 60 days from the receipt of the recommendation to approve, deny, or modify the appeal.
Moratorium Appeals
CBD Demolitions
In accordance with Chapter 26, Article I, Section 26-2 of the City Code, applications for demolition within central business districts (with the exception of local historic districts with demolition control) require consideration by the City Council following recommendation by the City Planning Commission.
Change of Non-Conforming Uses
Applications to change the use of a property from one non-conforming use to another require the consideration of the City Planning Commission staff, with the final decision made by the City Council. Once the application is deemed complete, the City Planning Commission staff has 30 days to make a written recommendation to the City Council. The City Council will also hold a public hearing to take public comment and will act on the request by motion. The process for change in nonconforming use can be found in Article 25, Section 25.3.E of the Comprehensive Zoning Ordinance.