Article 16 Centers for Industry

 

16.1 Purpose Statements   

16.1.A Purpose of the LI Light Industrial District   

The LI Light Industrial District is intended to provide for a wide variety of light manufacturing, fabricating, processing, wholesale distributing and warehousing uses appropriately located near or adjacent to major thoroughfares or railroads for access. Commercial uses and open storage of materials are permitted. Light industrial uses are typically low-intensity, non-nuisance light fabrication and assembly-type manufacturing, as well as office and research and development (R&D) facilities.

16.1.B Purpose of the HI Heavy Industrial District   

The HI Heavy Industrial District is intended to provide for industrial operations of all types with the appropriate design and development standards to assure protection of the public interest and surrounding property and persons. Heavy industrial uses are higher intensity manufacturing, warehouse, and storage uses. These manufacturing uses may produce moderate external effects such as smoke, noise, glare, or vibration.

16.1.C Purpose of the MI Maritime Industrial District   

The MI Maritime Industrial District is intended to provide for water-related and maritime shipping-related industrial operations, in particular port operations. The MI District protects deepwater resources by limiting the types of industrial users allowed within the district. In addition, limited marine-oriented commercial and recreational uses are allowed within a sub-district of the MI District, subject to special design standards. 

16.1.D Purpose of the BIP Business-Industrial Park District   

The BIP Business-Industrial Park District is intended to provide appropriate locations for certain types of business and light industrial facilities in well-designed and landscaped campus environments, and provide employment opportunities near residential areas. Supporting commercial uses are permitted, primarily for service to employees in the district. Typical development in the district would be that which is commonly known as an office and industrial park. 

16.2 Uses   

Only those uses of land listed under Table 16-1: Permitted and Conditional Uses as permitted uses or conditional uses are allowed within the Centers for Industry. A “P” indicates that a use is permitted within that zoning district. A “C” indicates that a use is a conditional use in that zoning district and would require a conditional use approval as required in Section 4.3 (Conditional Use). No letter (i.e., a blank space) or the absence of the use from the table indicates that use is not permitted within that zoning district. Section 16.4 provides additional permitted uses within the MI Maritime Industrial District Commercial and Recreational Sub-District, which are subject to additional design standards.

² Subject to uses and design standards in Section 16.4.

³ Electrical Utility Substations and Transmission Lines shall be subject to design review as per Article 4, Section 4.5.B.5 and Table 4-2

⁴ Only wireless telecommunications antennas that comply with the stealth design standards of Section 20.3.JJJ are considered permitted uses.

⁵ Food processing facilities are only permitted in BIP districts located in Planning District 9 and 10.

⁶ Commercial Short Term Rentals are only permitted in the Commercial and Recreational Sub-District in accordance with Section 16.4.B.

⁷As authorized in Article 22, Section 22.8.B.2.a

Adopted by August 19, 2016, Zoning Docket 060-16, Ord. 27,027 MCS; November 9, 2016, Zoning Docket 083-16, Ord. 27,167 MCS, §1; February 17, 2017, Zoning Docket 111-16, Ord. 27,272 MCS, §1; Ord. No. 27,762, §2, May 11, 2018, Zoning Docket 23/18; Ord. No. 27,707, §1, April 2, 2018, Zoning Docket 001/18; Ord. 28176, Sept. 5, 2019, ZD 59/19; Ord No 28,156 MCS, §10, August 8, 2019, Zoning Docket 26/19 & 27/19; Ord. 28,322 MCS, §3, February 28, 2020, Zoning Docket 117-19; Ord. 28432 MCS, 8-6-20, ZD 38/20; Ord. 28696 MCS, 6-3-21, ZD 16/21; Ord. 28736 MCS, ZD 17/21; Ord 28905, 1-6-22, ZD 83/21; Ord 28967 MCS, 3-10-22, ZD 107/21; Ord. 29126, 8-12-22, ZD016/22; Ord 29157 MCS, 9-12-22, ZD 030/22; Ord. 29528, 7-24-23, Zoning Docket 13/23

16.3 Bulk and Yard Regulations   

16.3.A Site Design Standards   

16.3.A.1 General Regulations   

Table 16-2: Bulk and Yard Regulations establishes bulk and yard regulations for the Centers of Industry Districts.  

Adopted by Ord. No. 26,726, §1, December 7, 2015, Zoning Docket 081/15; Ord. No. 27,722, §7, April 11, 2018, Zoning Docket 113/17

16.3.A.2 Front Yard Build-To Line Requirement   

a.  Within the Centers for Industry Districts, the front yard build-to line is established by any one (1) of the following methods. A build-to line is an established setback line at which a structure is required to build. However, in no case may the front yard exceed twenty (20) feet.

i.  As of the effective date of this Ordinance, the current front yard of the existing structure may be set as the required front yard build-to line. When a structure is demolished, the demolition permit shall indicate the dimension of the front yard prior to demolition. The required front yard build-to line is that indicated on the demolition permit.

ii.  The required front yard build-to line indicated on the most recent survey or Sanborn maps.

iii.  The average of the front yard of the adjacent lots on either side may be used to establish the required front yard build-to line. Averaging is based on the two (2) adjacent lots or, in the case of a corner lot, two (2) neighboring lots on the same blockface. In the case of a lot configuration where only one (1) lot is available for averaging, the front yard build-to line is that of the adjacent lot. (See Figure 16-1: Front Yard Averaging)

b.  The applicant is permitted a plus or minus three (3) foot variation from a front yard build-to line established by any of the above methods.

c.  The required front yard build-to line is measured as the narrowest dimension from the front lot line to the principal structure. The measurement is taken from the building walls of the principal structure and does not include permitted encroachments or architectural features.

FIGURE 16-1: FRONT YARD AVERAGING

16.3.B Building Design Standards   

1.  The following standards shall apply to all sites except those buildings or portions thereof that are not visible from the public right-of-way.

a.  Nearly vertical roofs (A-frames) and piecemeal mansard roofs used on a portion of the building perimeter are prohibited.

b.  Reflective roof materials that produce glare are prohibited.

2.  The following standards shall apply to all sites that meet the applicability thresholds of Section 4.5 Development Plan and Design Review:

a.  Buildings shall use decorative roof elements, such as projecting cornices, to define building entrances, main pedestrian routes, or activity areas.

b.  Green roof, blue roof, and white roof designs are encouraged.

c.  In the LI and BIP Districts, multi-building complexes shall develop a comprehensive architectural concept within a campus-like design. Various site components shall be unified through the use of similar design features, construction, material, and colors. Buildings within such complexes shall be compatible in height and scale.

d.   The design of accessory structures, such as security kiosks, maintenance buildings, and outdoor equipment enclosures, shall be incorporated into and compatible in design with the overall design of the project and the principal buildings on the site.

16.3.B.3 Building Materials   

a.  The following materials are prohibited as the predominant surface finish material on exterior elevations visible from the public right-of-way. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a predominant surface finish material.

i.   EIFS panels

ii. Stuccato Board

iii.  Vinyl 

16.4 MI District Commercial and Recreational Sub-District   

16.4.A Applicability   

The regulations within this section apply to the following sub-district within the MI District: All properties in the area bounded by Chef Menteur Highway, Lake Shore Drive, France Road and the projection of its centerline, and Jourdan Road and the projection of its centerline.

16.4.B Uses   

The following uses are allowed as permitted uses within this sub-district, subject to the design standards of Paragraph C below:

1.  Boat launch

2.  Commercial marinas

3.  Recreational marinas

4.  Recreational vehicle park

5.  Short term rentals, Commercial

6. Timeshare

 

*Regulations effective April 1, 2017  (Ord. No. 27,209, §2)

Adopted by Ord. No. 27,209, §1, Dec. 7, 2016, Zoning Docket 61/16

16.4.C Sub-District Design Standards   

The following design standards apply to all uses listed in Paragraph B above within the MI District Sub-District. (See Figure 16-2: Waterfront Development)

1.  All structures shall comply with the building design standards of Paragraph B above, with the exception that main building entrances may be oriented to the waterfront or to an access drive. However, any main building entrance oriented to the waterfront or to an access drive shall be approved by the New Orleans Police Department, the New Orleans Fire Department, and the New Orleans Emergency Medical Services in order to ensure adequate access for public safety vehicles and equipment in the event of an emergency. 

2.  The façade articulation and visual reduction of mass and scale requirements of Paragraph B above also apply to any building façade that is visible from a body of water.

3.  Where such a use is located on a site with frontage along a body of water, a minimum of thirty percent (30%) of the water frontage of the site on which the use is located shall be maintained as open space for a minimum depth of twenty (20) feet from the water’s edge. Such open space shall be landscaped in accordance with the provisions of Article 23. Pedestrian access shall be provided within such open space through the provision of a walkway with an unobstructed view of the water.

4. With the exception of spaces designated for the accommodation of recreational vehicles at a recreational vehicle park, no off-street vehicle parking spaces, aisles, driveways, or other access drives for parking are permitted within twenty (20) feet of any frontage along a body of water. All areas located between any off-street vehicle parking area and any frontage along a body of water shall be occupied by a main building, an accessory building, a boat launch, an access drive for a boat launch, or landscape that meets the requirements of Article 23.   

FIGURE 16-2: WATERFRONT DEVELOPMENT

16.5 General Standards of Applicability   

All Centers for Industry Districts are subject to the following standards:

16.5.A Accessory Structures and Uses   

See Section 21.6 for standards governing accessory structures and uses. 

16.5.B Temporary Uses   

See Section 21.8 for standards governing temporary uses.

16.5.C Site Development Standards   

See Article 21 for additional site development standards such as exterior lighting, environmental performance standards, and permitted encroachments. 

16.5.D Off-Street Parking and Loading   

See Article 22 for standards governing off-street parking and loading.

16.5.E Landscape, Stormwater Management, and Screening   

See Article 23 for standards governing landscape, stormwater management, and screening.

16.5.F Signs   

See Article 24 for standards governing signs.

16.5.G Overlay Districts   

See Article 18 for additional overlay district regulations, when applicable.

16.5.H Nonconformities   

See Article 25 for regulations governing nonconformities.