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The City of New Orleans

Mayor Mitchell J. Landrieu

Building Permits & Licenses

Planning Project

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

Apply for a zoning text amendment when you wish to change a specific portion of the text of the Comprehensive Zoning Ordinance (CZO) by adding text, removing text or modifying text.

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 also be initiated by any property owner in the city or by the City Council. The City Planning Commission (CPC) 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.

Fees

  • $1500

Required documents/steps

  • File a completed applicationwith the City Planning Commission (CPC)
  • After submission of a full and complete application that is accepted by the City Planning staff, the applicant will be given a zoning docket number
  • Notice of the request will be published in the journal of record and notices will be mailed to adjoining property owners
  • The case will be heard at the first available CPC meeting after the receipt of a complete application. The meetings are held the second and fourth Tuesday of every month (except November and December) at 1:30 p.m., in the City Council Chamber (unless otherwise posted)
  • During the public meeting, the Commission will either recommend approval, modified approval or denial to a zoning request
  • If the decision is for approval, CPC will guide the applicant through the next steps of the process

Issuing agency

City Planning Commission

You may also need

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

Apply for a zoning change amendment when the use you are proposing for a property is neither listed as a permitted or conditional use within the existing zoning designation for that property, but is listed within another zoning district which you would like applied to the subject property.

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.

Fees

  • Lots 0-4,999 square feet: $1,000.00 
  • Lots 5,000-24,999 square feet: $2,000.00 
  • Lots 25,000-74,999 square feet: $3,000.00 
  • Lots greater than or equal to 75,000: $4,000.00

Required documents/steps

  • File a completed application with the City Planning Commission (CPC)
  • After submission of a full and complete application that is accepted by the City Planning staff, the applicant will be given a zoning docket number
  • Notice of the request will be published in the journal of record and notices will be mailed to adjoining property owners
  • The case will be heard at the first available CPC meeting after the receipt of a complete application. The meetings are held the second and fourth Tuesday of every month (except November and December) at 1:30 p.m., in the City Council Chamber (unless otherwise posted)
  • During the public meeting, the Commission will either recommend approval, modified approval or denial to a zoning request
  • If the decision is for approval, CPC will guide the applicant through the next steps of the process

Issuing agency

City Planning Commission

You may also need

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

Apply for a conditional use request when you would like to use a property in a manner classified as a conditional use within the zoning district for which the property is designated on the city’s zoning maps.

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. Examples of common types of conditional uses include fast food restaurants in neighborhood commercial areas and large child care centers in residential areas. In some zoning districts, the size of a new development can trigger the need for a conditional use review. Conditions, which are normally called provisos by the City Planning Commission (CPC), 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 also 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.

Fees

  • Structures between 0-4,999 square feet: $1,160.00 
  • Structures between 5,000-24,999 square feet: $2,320.00 
  • Structures between 25,000-74,999 square feet: $3,480.00 
  • Structures of 75,000 square feet or more: $4,640.00

Required documents/steps

  • File a completed applicationwith the City Planning Commission (CPC) 
  • After submission of a full and complete application that is accepted by the City Planning staff, the applicant will be given a zoning docket number
  • Notice of the request will be published in the journal of record and notices will be mailed to adjoining property owners
  • The case will be heard at the first available CPC meeting after the receipt of a complete application. The meetings are held the second and fourth Tuesday of every month (except November and December) at 1:30 p.m., in the City Council Chamber (unless otherwise posted)
  • During the public meeting, the Commission will either recommend approval, modified approval, or denial to a zoning request
  • If the decision is for approval, CPC will guide the applicant through the next steps of the process
Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

A design review or site plan review is required when exterior building or site improvements are proposed for any property within a designated review area as outlined in the Comprehensive Zoning Ordinance.

The design or site plan review process is intended to promote orderly development and redevelopment in the city and to assure that such development or redevelopment occurs in a manner that is harmonious with surrounding properties, is consistent with the Comprehensive Zoning Ordinance, and promotes the general welfare of the city. It provides for standards to ensure compatibility of land uses, buildings and structures; to protect and enhance community property values; to ensure the efficient use of land; to minimize traffic and safety hazards; to ensure efficient parking layout; to minimize environmental problems; and to incorporate proper storm water management and sustainable design techniques.

A Design Review application should be used for the following: 

  • Urban Corridor, Eastern N.O. Renaissance Corridor, Hwy. Urban Corridor, Inner-City Urban Corridor 
  • Downtown Design Review Lower St. Charles Ave. Design Review District 
  • MU-A Mixed-Use District, CBD developments greater than 50,000 sq. feet 
  • Adult Day Care Centers (Section 11.14) 
  • Colleges in Light Industrial Districts (Section 11.36.3.a) 
  • Mast or façade-mounted cellular antenna in certain districts (Section 11.55.2.1, 11.55.3.A.1) 
  • Retail uses greater than 25,000 sq. ft. (Section 11.61) 
  • Appeals of the Outdoor General Advertising Sign Regulations (Section 12.5.11) 
  • Moratorium appeal 
  • Interim Zoning Districts appeal 
  • Church Waivers 
  • Mural Review

Fees

  • $225 Compliant plan 
  • $500 Non-compliant plan 

Required documents/steps

  • Design Review/Site Plan Application
  • Two (2) 24”X 36” copies and one (1) 11”X 17” are required of:
    • Site Plan 
    • Floor Plan
    • Landscape Plan 
    • Lighting Plan 
    • Architectural Elevations 
    • Signage Plan 
    • Photos
  • After submission of a full and complete application that is accepted by the City Planning staff, applicant will be given a zoning docket number and the individual case heard at a meeting of the City Planning Commission (CPC) 
  • During that meeting, the Commission will either recommend approval, modified approval or denial to a zoning request
  • Depending on the CPC decision, the applicant and those who spoke at the CPC hearing will participate in a New Orleans City Council hearing who has the final say over zoning changes
  • If the decision is for approval, CPC will guide the applicant through the next steps of the process

Issuing agency

City Planning Commission

You may also need

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

The purpose of a variance is to afford an applicant relief from the requirements of the Comprehensive Zoning Ordinance (CZO), when hardship or practical difficulty exists. The Board of Zoning Adjustments (BZA) authorizes variances that are in harmony with the general purpose of the CZO and in accordance with procedures set forth therein.

The Board of Zoning Adjustments (BZA) has the power to hear and decide requests for variances under Section 14.6 of the Comprehensive Zoning Ordinance (CZO). The BZA has the authority to grant variances to any yard or setback standard, to reduce lot area per dwelling unit, to allow increased floor area ratio (except in the Central Business District), to reduce the number of required off-street parking or loading spaces, to reduce required setbacks between buildings, and to allow smaller open space. The BZA may also grant special exceptions upon finding that the exception will not substantially adversely affect the adjacent or neighboring properties.

The Board does not have the authority to grant height or floor area ratio variances in the Central Business District or to grant minimum site size or off-street parking variances for religious institutions that exceed 30% of the requirements, or grant any other variance specifically reserved by ordinance to the City Council.

Fees

  • Single and Two-Family Residential Projects: $150.00
  • Three or more Residential Unit Projects: $250.00
  • Commercial Projects: $250.00
  • Rehearing: Same as Original Fee

Required documents/steps

  • Obtain a Denial/Referral Letter from the Department of Safety and Permits 
  • File a completed application with the Board of Zoning Adjustments
  • Notice of the request will be published in the journal of record and notices will be mailed to adjoining property owners
  • The Board of Zoning Adjustments will assign a staff member to your request
  • The staff will prepare a report with a recommendation to the Board
  • The case will be heard at the first available BZA meeting after the receipt of a complete application. The meetings are held the second Monday of every month at 10:00 a.m., in the City Council Chamber (unless otherwise posted)
  • The Board will take action on your application. Within 10 days of the Board’s action, the staff will produce a written record of the Board’s action and distribute it to you
  • In instances where a variance(s) is approved, the Board may assign conditions or provisos to the approval. You must satisfy the conditions or provisos of approval, prior to obtaining a building permit from the Department of Safety and Permits
  • Decisions of the Board may be appealed by the applicant or any other person aggrieved by the Board’s decision to Civil District Court, within 30 days after the filing of the decision in the office of the Board. Decisions of the Board are NOT appealable to the City Council

Issuing agency

City Planning Commission, Safety and Permits

You may also need

 

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

Appeals of administrative decisions of the Director of the Department of Safety and Permits may be taken by any party aggrieved, or by any officer, department, commission, board, bureau or any other agency of the City of New Orleans affected by any decision of the Director of the Department of Safety and Permits concerning application or interpretation of the provision of the Comprehensive Zoning Ordinance (CZO).

The Board of Zoning Adjustments (BZA) is empowered to hear and decide appeals from any decision of the Director of the Department of Safety and Permits in the administration of the Zoning Ordinance and related regulations.

An appeal may be considered within a reasonable time, but in no event shall an appeal be allowed after the expiration of forty-five (45) days from the date of refusal of a permit, or from the date of an order, ruling, decision, or determination, by the Director of the Department of Safety and Permits.

Fees

  • $250

Required documents/steps

  • File a completed application with the Board of Zoning Adjustments  
  • Notice of the request will be published in the journal of record and notices will be mailed to adjoining property owners
  • The case will be heard at the first available BZA meeting after the receipt of a complete application. The meetings are held the second Monday of every month at 10:00 a.m., in the City Council Chamber (unless otherwise posted)
  • The Director of the Department of Safety and Permits will produce all papers, correspondence and records requested by the Board and present the case to the Board
  • The Board will take action on your application. Within 10 days of the Board’s action, the Board’s staff will produce a written record of the Board’s action and distribute it to you
  • Decisions of the Board may be appealed by the applicant or any other person aggrieved by the Board’s decision to Civil District Court, within 30 days after the filing of the decision in the office of the Board. Decisions of the Board are NOT appealable to the City Council

Issuing agency

City Planning Commission, Safety and Permits

You may also need

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

A Minor Subdivision involves the division or merging of five (5) or less individual lots of record, the moving of lot lines. A re-subdivision may be required prior to development or redevelopment of a parcel.

Both the City Charter and State legislation charge the City Planning Commission (CPC) with establishing and administering regulations governing the subdivision of land within the city. Subdivision requests often involve combining multiple lots into a single new lot or dividing an existing lot into multiple new lots. Any shifting of an existing lot line and any change to a street or right-of-way line also necessitates a subdivision request.

The CPC has adopted Subdivision Regulations that classify all subdivision requests as either minor or major. Minor subdivisions are those that create 5 or fewer lots; major subdivisions are those that create more than 5 lots or involve the dedication or revocation of a street. Minor subdivisions that meet the criteria of the policies in the subdivision regulations may be approved administratively, while some that fall under special policies must be approved by the CPC. The CPC makes a decision on all major subdivisions following a public hearing. Decisions of the CPC are final, but they may be appealed to the City Council.

Fees

  • For all subdivisions, there shall be a base filing fee of $200.00 plus $25.00 per lot for each lot proposed
  • Any subdivision proposing the dedication of a street or portion thereof shall pay the filing fee based upon the number of lots or a minimum fee of $500.00, whichever is greater
  • Applicants submitting subdivision proposals under Policy E of the Subdivision 
  • Regulations shall pay a fee based upon the number of lots or a minimum fee of $350.00, whichever is greater
  • A $300.00 Site Plan Review fee shall be required for any subdivision wherein site plans are submitted or are a part of the application procedure. This fee is in addition to any other applicable processing fees mentioned above
  • A fee of $100.00 shall be required for subdivisions which require reapproval or recertification by the City Planning Commission
  • Requests for reconsideration of subdivision proposals, previously acted upon by the City Planning Commission, shall require a fee of $200.00
  • A processing fee of $300.00 shall be required for appeals to the City Council of the City Planning Commissions actions on any subdivision.

Required documents/steps

To begin processing minor subdivision request, the following items must be submitted to the CPC staff.  The staff will not accept or process incomplete applications. The applicant shall submit the following items as a formal request for subdivision approval:

1. LETTER OF REQUEST The application must be signed by all property owner(s) listed on the title of the existing lots of record.  If the property is owned by a corporation, a resolution authorizing the subdivision or authorizing an individual to request such approval shall be submitted.  If the property is owned by a partnership, a copy of the Article of Partnership shall be submitted, indicating who is authorized to make such a request on the behalf of the partnership.  Appropriate documentation is also required for successions.

2. TEN (10) COPIES OF THE FINAL SUBDIVISION PLAN FOR MINOR SUBDIVISION PROPOSALS (the creation of a maximum of five (5) lots). This plan is an actual survey prepared specifically for the purpose of resubdivision by a land surveyor registered in the State of Louisiana bearing his or her official stamp. The scale shall not be more than 1 inch equals 100 feet and a sheet size no larger than 24 inches by 30 inches. The plan should show:

a) a current date (within 60 days prior to the date of submission),

b) existing and proposed property lines,

c) existing and proposed lot dimensions (including lot area), 

d) existing and proposed lot designations, 

e) square number or tract identification, 

f) the municipal district (and address if applicable), 

g) bounding streets, servitude, easements, existing improvements, existing sewer and water lines, house connections, and complete details of any encroachments onto the public right-of-way. This includes but not limited to trees, steps, porches, overhangs, roofs, buildings, fences etc.

h) in rural areas such as Lake Catherine, Lower Coast Algiers, some of the remote heavy industrial areas, and other large parcels (greater than 2 acres), final plats should include at least four (4) control points evenly distributed across the property or located at survey property corners. Control points shall be defined as a known geographic location (X,Y coordinates) obtained in the field using either GPS or other location-determining equipment with sub-meter precision.  The coordinate system utilized should be State Plane Louisiana South North Datum 1983 (NAD83) with U.S. survey feet as the unit of measure.

3. FEES FOR PROCESSING SUBDIVISION APPLICATION: Please see fee schedule

4. The planner receiving the application shall review the application and survey and determine the zoning, indicating same on application as well as the Zoning Base Map and initial the application.

PROCESSING THE SUBDIVISION REQUESTUpon determination that an application is complete, the Commission staff shall review the plan for compliance with the Subdivision Regulations and Comprehensive Zoning Ordinance. The application shall then be assigned a docket number.

Copies of the plan will be mailed to various City/State/Federal agencies for review for comments with respect to compliance with each department’s regulations.  Revisions to the submitted Plan may be required for further review and final approval.  Reviewing agencies include: Sewerage and Water Board, Departments of Public Works, Entergy, State Office of Hospitals, Safety and Permits, Real Estate and Records, Historic District Landmarks Commission, Vieux Carre Commission, Corps of Engineers and Department of Natural Resources when wetlands may be involved. 

PLANNING COMMISSION MEETINGS:  Most minor subdivisions can be approved administratively by the City Planning Commission staff. Occasionally, a minor subdivision request will require review and approval of the City Planning Commission. The City Planning Commission meets every 2nd and 4th Tuesday of each  month.

APPEALS: The decision of the City Planning Commission to approve, approve with conditions, or deny the Tentative or Final Subdivision Plan may be appealed to the City Council within 30 days following the decision.  Appeals shall be made by filing a Notice of Appeal with the Clerk of Council, with a copy to the Planning Commission and shall state specifically how the City Planning Commission failed to properly evaluate the proposed subdivision plan (see attached fee form for cost of appeal).

NOTEPRIOR TO FINAL OR CERTIFIED APPROVAL the applicant shall obtain and submit the following items to the staff to complete the applicant’s file

  1. A reproducible copy (on tracing, film, or sepia) and two (2) prints of the Final Plan to which approval may be signed.  A digital copy of the survey (CD) shall be provided by the applicant’s surveyor and shall be submitted as part of the final approval process.
  2. Mortgage Certificate, available from the Office of Mortgages, Amoco Building 1340 Poydras Street, 4th Floor, bearing a date within sixty (60) days of the date of Tentative Approval or of the date of notification by the staff of Certified Approval. In order to apply for a mortgage certificate it will be necessary to provide that office with a copy of the survey as well as a legal description of the property to be subdivided. If a legal description is not immediately available one can be obtained at the Office of Conveyances, 1340 Poydras St. Amoco Building, Ste. 410. Note: If the applicant does not meet all of the criteria, conditions, and provisos required for final approval within the sixty (60) days after notification of tentative or certified approval and has already submitted a mortgage certificate, that certificate will be considered void, and an updated mortgage certificate shall be required before final approval. Note: Any mortgages on the existing lots shall require a consent letter from the mortgage holder. Liens and judgments should be cleared or written consent from the holder obtained and provided to City Planning.
  3. A City Tax Statement (for each existing lot) can be downloaded here. All city taxes, charges assessed must be paid up to date prior to final approval.

Once all of these conditions and provisos have been met, final or administrative approval may be granted. The applicant will be notified that the subdivision has been approved and is ready for recordation. See process for recording a subdivision attached.

Issuing agency

City Planning Commission

You may also need

 

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

A Major Subdivision involves the division or merging of more than five (5) individual lots of record, the moving of lot lines, or the creation or revocation of a public right of way or private street. A re-subdivision may be required prior to development or redevelopment of a parcel.

Both the City Charter and State legislation charge the City Planning Commission (CPC) with establishing and administering regulations governing the subdivision of land within the city. Subdivision requests often involve combining multiple lots into a single new lot or dividing an existing lot into multiple new lots. Any shifting of an existing lot line and any change to a street or right-of-way line also necessitates a subdivision request.

The CPC has adopted subdivision regulations that classify all subdivision requests as either minor or major. Minor subdivisions are those that create 5 or fewer lots; major subdivisions are those that create more than 5 lots or involve the dedication or revocation of a street. Minor subdivisions that meet the criteria of the policies in the subdivision regulations may be approved administratively, while some that fall under special policies must be approved by the CPC. The CPC makes a decision on all major subdivisions following a public hearing. Decisions of the CPC are final, but they may be appealed to the City Council.

Fees

  • For all subdivisions, there shall be a base filing fee of $200.00 plus $25.00 per lot for each lot proposed
  • Any subdivision proposing the dedication of a street or portion thereof shall pay the filing fee based upon the number of lots or a minimum fee of $500.00, whichever is greater
  • Applicants submitting subdivision proposals under Policy E of the Subdivision 
  • Regulations shall pay a fee based upon the number of lots or a minimum fee of $350.00, whichever is greater
  • A $300.00 Site Plan Review fee shall be required for any subdivision wherein site plans are submitted or are a part of the application procedure. This fee is in addition to any other applicable processing fees mentioned above
  • A fee of $100.00 shall be required for subdivisions which require reapproval or recertification by the City Planning Commission
  • Requests for reconsideration of subdivision proposals, previously acted upon by the City Planning Commission, shall require a fee of $200.00
  • A processing fee of $300.00 shall be required for appeals to the City Council of the City Planning Commissions actions on any subdivision.

Required documents/steps

To begin processing a major subdivision request, the following items must be submitted to the CPC staff. The staff will not accept or process incomplete applications.The applicant shall submit the following items as a formal request for subdivision approval.

  1. LETTER OF REQUEST, using forms prescribed for this purpose and furnished by the staff and signed by all  property owners (as they appear on the title to the properties) of the existing lots of record. If the property is owned by a corporation, a resolution authorizing the subdivision or authorizing an individual to request such approval shall be submitted. If the property is owned by a partnership, a copy of the Articles of Partnership shall be submitted, indicating who is authorized to make such a request on the behalf of the partnership. Proper ownership verification information is also required for partnerships and successions.
  1. THREE REDUCED COPIES AND TEN (10) FULL SIZE COPIES OF THE TENTATIVE PLAN for the creation of more than five (5) lots and/or the dedication or revocation of streets, AND a list of all adjoining property owners. This plan is an actual survey prepared specifically for the purpose of resubdivision by a land surveyor registered in the State of Louisiana bearing his or her official stamp. The plan should show:

a) a current date (within 60 days prior to the date of submission),

b) existing and proposed property lines, 

c) existing and proposed lot designations, 

d) square number or tract identification, 

e) the municipal district (and address, if applicable), 

f) bounding streets, servitudes, easements, existing improvements, existing sewer and water lines, house connections, and complete details of any encroachments onto the public right-of-way . This includes but not limited to trees, steps, porches, overhangs, roofs, buildings, fences, etc. Any existing servitudes must also be shown on the plan. An instrument number must be noted for all recorded servitudes.

  1. FEES FOR PROCESSING SUBDIVISION APPLICATIONS:

All required fees are set by Chapter 118, Article II, Section 118-43 or Ordinance 828 M.C.S. known as the Code of the City of New Orleans and are available at the City Planning Commissions office. The cost of advertising for public hearings and the cost of the State required registered mail shall be borne by the property owner(s). Overpayments will be refunded and full refunds may be obtained if a written request for the withdrawal of an application for a subdivision is received before the staff has notified other agencies or sent public hearings (see attachment for required fees for all subdivisions).

PROCESSING THE SUBDIVISION REQUEST: Upon determination that an application is complete, the Commission staff shall review the plan for compliance with subdivision regulations and  Comprehensive Zoning Ordinance. The application shall then be assigned a docket number.

Copies of the plan will be distributed to various City/State/Federal agencies for review and written comments with respect to compliance with each department’s regulations. Revisions to the submitted plan may be required for further review and final approval. Reviewing agencies include Sewerage and Water Board, Departments of Public Works, Entergy, Health, Safety and Permits, Real Estate and Records, Historic District Landmarks Commission, and Vieux Carre Commission, Corps of Engineers and Department of Natural Resources when wetlands may be involved.

PUBLIC HEARING REQUIREMENT: Any subdivision creating more than five (5) lots or the dedication /revocation of a street requires a public hearing, according the State law. Upon submission, the applicant shall provide a list bearing the names, addresses, lot, and square number of all abutting or adjacent properties of the parcel being subdivided so that a public hearing can be scheduled. As previously noted, the cost of advertising for public hearings and the cost of the State required registered mail shall be borne by the property owners. Please note that the Planning Commission may call for a public hearing on any subdivision if deemed necessary and in the best interest of the public. The same public hearing requirements shall be followed.

PLANNING ADVISORY COMMITTEE REVIEW:  Major subdivision must be reviewed by the Planning Advisory Committee (PAC) which is made up of representatives from various City departments. This committee will review the subdivision request and make suggestions/recommendations to the developer and to the City Planning Commission. The PAC usually meets at least twice a month, generally on the second and fourth Wednesday, in the Conference Room of the City Planning Commission. The deadline for submitting proposals is noon Wednesday, a week prior to the meeting.

PLANNING COMMISSION MEETINGS: The Planning Commission meets on the second and fourth Tuesday of each month. The subdivision should be submitted in proper form at least four (4) weeks prior to an expected meeting day, if required. However, the Commission staff as sixty (60) days to act upon a request. Please note that certain types of subdivisions require more staff preparation time before being presented to the Commission and additional time of two (2) weeks or more may be required. Once the Commission has granted tentative approval to a resubdivision request, the applicant has the responsibility to complete all conditions and provisos as set forth by the Commission before the request can considered for final approval.

NOTE: PRIOR TO FINAL APPROVAL The applicant  shall obtain and submit the following items to the staff to complete the applicant’s file:

  1. A reproducible copy (tracing, film or sepia )and two (2) prints of the Final Plan to which approval my be signed. A digital copy of the survey (CD) shall be provided by the applicant’s surveyor and shall be submitted as part of the final approval process.
  2. Mortgage Certificate, available from the Office Mortgages, Amoco Building, 1340 Poydras Street, 4th Floor, bearing a date within sixty (60) days of the date of Tentative Approval .If the applicant does not meet all of the criteria, conditions, and provisos required for final approval within the sixty (60) days after notification of Tentative Approval and has already submitted a mortgage certificate, that certificate will be considered void, and an updated mortgage certificate shall be required before Final Approval.  Note: Any mortgages on the existing property shall require a consent letter from the mortgage holder, in addition, any liens will also require a consent letter from the lien holder. If a judgment exists, the applicant shall provide City Planning with a consent letter from the judgment holder authorizing the proposed subdivision. If the judgment does not apply to applicant, the applicant shall provide a statement as such in an affidavit from an attorney. A signature of the City Attorney for the succession is acceptable.
  3. A City Tax Statement (for each existing lot) can be downloaded from the City web site. All city taxes must be paid prior to final approval.

Once all of these conditions and provisos have been met, final approval will be granted. The applicant will be notified that the subdivision has been approved and is ready for Recordation. See Process for Recording a Subdivision attached.

APPEALS: The decision of the City Planning Commission to approve, approve with conditions, or deny the Tentative or Final Subdivision Plan may be appealed to the City Council within 30 days following the decision. Appeals shall be made by filing a Notice of Appeal with the Clerk of Council with a copy to the Planning Commission and shall state specifically how the City Planning Commission failed to properly evaluate the proposed subdivision plan (see fee form for cost of appeal).           

Issuing agency

City Planning Commission

You may also need

User guides

Type:
PlanningProject
Classification:
Building/Construction, Business
Category:
Location
Apply online?
No

Apply for a Change of Non-Conforming Use when you would like to use land or a building that does not conform to the use regulations of the underlying zoning district. For example an industrial use in a commercial zoning district, or a commercial use in a residential district.

 

Apply for a Change of Non-Conforming Use when you would like to use land or a building that does not conform to the use regulations of the underlying zoning district. For example an industrial use in a commercial zoning district, or a commercial use in a residential district. 

All land within the city is regulated by the Comprehensive Zoning Ordinance (CZO). The Comprehensive Zoning Ordinance provides for the enforcement of non-conforming use regulations and the removal of certain non-conforming uses as follows:

• A non-conforming use may be changed to another non-conforming use of the same or more
restrictive classification.
• A non-conforming use that remains vacant for a continuous period of six (6) months may only be
utilized for those uses permitted in the underlying zoning district.

Fees

  • $500

Required documents/steps

1. Submit the completed application and all attachments to the Department of Safety & Permits Zoning Division (1300 Perdido St., Room 7W03). Safety and Permits’ Staff will provide you with a letter certifying that a legal nonconforming use has been operating on the premises within the prior six (6) month period. If the Department of Safety & Permits cannot verify the legal, non-conforming status you cannot use this request form.

2. Submit a “Change of Non-Conforming Use Request Letter” to the Clerk of Council (1300 Perdido St., Room 1E09).

This letter should be addressed as follows:
Ms. Lora Johnson, Clerk of Council
City Hall, Room 1E09
1300 Perdido Street
New Orleans, LA 70112
 
If the Clerk of Council does not receive a Request Letter, your request will not be placed on the Council’s
agenda. The Request Letter should include a copy of your application as an attachment.
 

3. Submit a copy of the Request Letter to the City Planning Commission (1300 Perdido St., Room 7W03) along with the following items:

  • Fee of $500 (Payable with check or money order to “City of New Orleans”)
  • Floor plan of the proposed new use
  • Site plan showing parking, fencing, sidewalks, etc.
  • Proposed signage
Within thirty (30) days of receipt of all of the above information, the Executive Director of the City Planning
Commission will submit to the City Council a written report on the application that includes a recommendation.
 

4. Upon receipt of the recommendation of the City Planning Commission, the City Council shall conduct a public hearing regarding the petition. The action of the City Council will either: approve, deny or modify the request for Change of Non-Conforming Use and will be done by Motion.

The City Council shall only approve the application upon determining that the proposed use is:
  • An existing legal non-conforming use;
  • Not more intense than the previous use;
  • Consistent with the neighborhood in which it is located; and
  • Providing a needed service for the neighborhood.
5. Within thirty (30) days of Adoption of a Motion to Approve by the City Council, the applicant may proceed to the Department of Safety & Permits with the submitted floor plans and a copy of the Motion to authorize the use and to apply for permit(s) through the regular permitting process.
 

Issuing agency

City Planning Commission

User guides

Type:
PlanningProject
Classification:
Building/Construction
Category:
Location
Apply online?
No

Property disposition and acquisition is the public process for the city to sell city-owned land/buildings or acquire land/buildings.

The City Charter requires the approval of all proposals for disposition of the City’s property by the City Planning Commission (CPC), the City Council, and the Mayor. With limited exceptions, the CPC’s Administrative Rules, Policies, and Procedures require consideration of property disposition and acquisition requests by the CPC following a public hearing. The CPC’s staff analyzes the request and obtains input from several other City agencies. The CPC then considers each request and makes a decision, which is forwarded to the City Council for informational purposes. Property disposition requests are commonly initiated to allow the City to dispose of land that is no longer needed for a public purpose. Property acquisitions are commonly initiated to allow the City to obtain land for new public service facilities, such as police stations, fire stations, and community centers.

Required documents/steps

  • The process/applications are initiated by the City’s Department of Property Management, which sends the request’s routing sheet to the City Planning Commission (CPC)
  • The request is docketed for a CPC public hearing within 45 days of receipt
  • Notice of the request is published in the official journal and notices are mailed to adjacent property owners
  • The request is reviewed by the City’s Planning Advisory Committee
  • The City Planning staff writes a report analyzing whether the property is needed for public purposes
  • A public hearing is held by the CPC
  • The CPC makes a recommendation which is forwarded to the City Council for informational purposes

Issuing agency

Department of Property Management, City Planning Commission
 
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Last updated: 10/30/2013 4:52:02 PM

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