New Orleans Comprehensive Zoning Ordinance

Printed: 3/28/2024 5:58:36 PM

15.5 Institutional Master Plan for EC and MC Districts

15.5.A Institutional Master Plan Required   

In an EC or MC District, an Institutional Master Plan (IMP) shall be submitted to the City Planning Commission within  three-hundred sixty-five (365) days of the effective date of this ordinance. If the institution fails to submit the IMP within  365 days, the base district regulations shall become the effective IMP automatically until a formally submitted IMP is approved. 

Until the IMP is approved, projects classified as permitted uses (both main and accessory) in the EC or MC Districts may proceed through permitting, subject to compliance with all relevant parking, bulk and yard, and development standards, and any administrative design review processes required by this ordinance (where applicable).  Those uses classified as conditional uses may be reviewed through the conditional use process in Article 4, Section 4.3.   Those projects that do not meet the parking, bulk and yard, and development standards of the underlying district, shall also be reviewed through the conditional use process.

There are two types of Institutional Master Plans:

Adopted by Ord No. 027883, §1, October 10, 2018, Zoning Docket 079/18

15.5.A.1 Permitted Development   

If the proposed Institutional Master Plan complies with the base district regulations and all uses are those permitted within the district and meet the standards of the district (i.e., no conditional use approval required), then the IMP is reviewed and approved by the City Planning Commission. Permitted uses are those identified as such in Table 15-1. 

15.5.A.2 Conditional Development   

If the proposed IMP requires modification to the base district standards, including landscape and parking, and/or any uses within the IMP require conditional use approval, then those elements of the Institutional Master Plan require review and recommendation by the City Planning Commission and final approval by the City Council. Conditional uses are those identified as such in Table 15-1. For those projects that do not meet the sign standards of the underlying zoning district, design review of the Institutional Signage Plan is required by the Executive Director of the City Planning Commission and the Design Advisory Committee.

Adopted by Ord 28937 MCS, 2-17-22, ZD 82/21

15.5.B General Standards   

1.  Only property owners with properties zoned the EC or MC District are required to submit an IMP.

2.  Satellite campuses of the same institution require an individual IMP regardless of the zoning of the satellite campus. Institutional Master Plans shall be submitted simultaneously. 

3.  Only those properties owned by the institution can be included in the Institutional Master Plan boundaries. In addition, those Institutional Master Plan boundaries shall be consistent with those shown on the adopted Future Land Use Plan of the City’s Master Plan. As institutions acquire property for institutional use, they shall obtain a map amendment to the Master Plan to reflect such land use and then request a zoning map amendment to the EC or MC District through the zoning map amendment process.

4.  A campus is defined as an area of land constituting and making up the grounds of a medical or education institution containing the main uses of the hospital or university, and functioning as a connected campus. In determining the boundaries of a campus, the entire area may be separated by public rights-of-way or by individual parcels not owned by the institution.

Adopted by Ord No. 027883, §1, October 10, 2018, Zoning Docket 079/18

15.5.C Institutional Master Plan Submittal   

An Institutional Master Plan shall address the general layout of the entire area, including a development plan for proposed structures and open space, traffic pattern plan, parking plan, and access points, and shall include the following:

1.  Plans for development of the entire district including the boundaries of the proposed district and the ownership of the land therein.

2.  The location, square footage and building heights of all existing and proposed structures and uses intended.

3. A perimeter landscape plan for the area within the first twenty-five (25) feet of the lot boundaries. Landscape shall be in accordance with Article 23.

4.  Stormwater management plan, including all on-site filtration and detention facilities.

5. A perimeter sign plan for the area within the first twenty-five (25) feet of the lot boundaries. Signs shall be in accordance with Article 24.

6.  Internal traffic circulation plans, including traffic ingress and egress locations, pedestrian circulation, bicycle circulation, linkages between campuses, and public transit access.

7.  The location and capacity of all off-street parking and loading spaces.

8.  A traffic impact analysis, which shall include the traffic load impact on surrounding public street system.

9.  A written statement describing how the development complies with all approval standards.

10. University design standards.

Adopted by Ord. 27,683 MCS, §2, March 6, 2018, Zoning Docket 086-17; Ord No. 027883, §1, October 10, 2018, Zoning Docket 079/18

15.5.D Procedure   

The procedure for establishing and developing within an EC or MC District and the subsequent Institutional Master Plan (IMP) is as follows. 

15.5.D.1 Timeframe   

An Institutional Master Plan shall be submitted within  three-hundred sixty-five (365) days of the effective date of this ordinance.

15.5.D.2 Institutional Master Plan for Permitted Development   

a. Institutional Master Plans (IMPs) shall include a Project Neighborhood Participation Program (Project NPP) in accordance with Article 4, Section 4.3.D.2 Pre-Application Meeting and Project Neighborhood Participation Program.  NPP notifications for IMPs shall be sent to owners of record for all properties, as indicated in the records of the Orleans Parish Assessor's Office, located within 600 feet of the property lines of the subject property.

b.  If the proposed Institutional Master Plan complies with the base district regulations and all uses are those permitted within the district (i.e., no conditional use approval required), the Institutional Master Plan shall be reviewed and approved by the City Planning Commission. The City Planning Commission shall hold a public hearing on Institutional Master Plan within fifty (50) days from the date the application is deemed complete. The City Planning Commission shall approve, approve with modifications, or deny the Institutional Master Plan within sixty (60) days from the opening of the public hearing.

c.  The applicant may file a written appeal of the decision of the City Planning Commission to the City Council within forty-five (45) days after the date of the final decision.

d.  Upon the filing of an application for an appeal of the decision of the City Planning Commission, the City Council shall conduct a public hearing in accordance with Sections 3.4 and make a final decision within forty-five (45) days from the date the public hearing is closed. 

Adopted by Ord. 29084 MCS, 7-7-22, ZD 017/22

15.5.D.3 Institutional Master Plan for Conditional Development   

If the proposed Institutional Master Plan requires modification to the base district standards and/or uses within the Institutional Master Plan require conditional use approval, then the Institutional Master Plan requires review and recommendation by the City Planning Commission, and final approval by the City Council.

a. Institutional Master Plans (IMPs) shall include a Project Neighborhood Participation Program (Project NPP) in accordance with Article 4, Section 4.3.D.2 Pre-Application Meeting and Project Neighborhood Participation Program. 

b. The City Planning Commission shall hold a public hearing on the Institutional Master Plan within fifty (50) days from the date the application is deemed complete. The City Planning Commission shall recommend approval, modified approval, or denial sixty (60) days from the opening of the public hearing.

c.  The City Council shall hold a public hearing, in accordance with Section 3.4 (Public Hearing), and take action by motion of approval, modified approval, or denial sixty (60) days from receipt of a City Planning Commission recommendation. The City Council may not take official action upon any application requiring a recommendation of the City Planning Commission until the report of the Commission has been received or, if the City Planning Commission has failed to act by a vote of the majority of the Commission members, once the application has been forwarded to the City Council without recommendation.

d.  If the City Council fails to take action by motion sixty (60) days from receipt of the City Planning Commission recommendation, the application is denied. If the application is forwarded to the City Council without recommendation from the City Planning Commission and the City Council fails to take action by motion sixty (60) days from the date it received the application, the application is denied.

e.  If the City Council takes action by motion of approval or modified approval, the City Council shall forward the motion to the City Law Department for preparation of an ordinance. Once the ordinance is introduced by the City Council, the ordinance shall layover a minimum of twenty-one (21) days before the Council may adopt. The City Council shall adopt the final ordinance ratifying their decision within ninety (90) days of the date that it took action by motion.

f.  An aggrieved party may appeal a City Council decision on a Institutional Master Plan to Orleans Parish Civil District Court within thirty (30) days of the date of the decision by the City Council.

Adopted by Ord. 29084 MCS, 7-7-22, ZD 017/22

15.5.D.4 Post-Approval   

Once an IMP is approved, any use approved therein becomes permitted by right, regardless of the original classification in the underlying district. 

15.5.Chart Institutional Master Plan Process   

Click for larger image

15.5.E Development Standards   

An Institutional Master Plan shall be designed so that the location of entrances and exits, exterior lighting, outdoor recreation areas, service areas, and parking and loading facilities will minimize traffic congestion, pedestrian hazards and adverse impacts on adjoining properties. The following standards shall be met:

1.  For structures within a campus that are located along the public right-of-way, such structures shall meet the accepted design guidelines in the approved Institutional Master Plan.

2.  The location, arrangement, size, design, and general site compatibility of buildings and lighting, including:

a.  Compatibility with, and mitigation of, any potential impact upon, adjacent property.

b.  Site illumination designed and installed to minimize adverse impact on adjacent properties.

3.  Use of screening to lessen the visual impact of the development on adjacent uses and enhance the appearance and image of the campus, and create a logical transition to adjoining lots and developments.

4.  Circulation systems and off-street parking shall:

a.  Provide adequate and safe access to the site for motor vehicles as well as alternate modes of transportation, including pedestrians and bicyclists.

b.  Minimizing potentially dangerous traffic movements.

c.  Separate pedestrian and auto circulation and provide for bicycle parking and storage insofar as practical.

d.  Clearly define pedestrian access from the parking area to the building(s). A clearly defined visible and identifiable network of pedestrian connections should be provided in and between parking lots, street sidewalks, open spaces and buildings.

e.  Clearly link to alternate modes of transportation such as public transit and bicycle paths.

f.  Provide connections from internal street networks to the larger street network outside the campus.

5.  Outdoor recreation facilities shall be located toward the center of the development. In no case may an outdoor recreation facility be located within one-hundred (100) feet of the boundary of a residential district, as determined by the residential districts currently mapped at the time the application for an EC or MS District is submitted.

15.5.F Changes to Approved Institutional Master Plans   

Once an Institutional Master Plan is approved, whether of the permitted or conditional type, certain minor modifications are allowed through review and approval by the Executive Director of the City Planning Commission. The following basic changes are allowed:

1.  Construction of new structures less than two-thousand five (2,500) square feet in gross floor area that are adjunct to and support an existing use on campus.

2.  Additions to existing structures of less than thirty percent (30%) of the existing gross floor area or ten thousand (10,000) square feet, whichever is less, provided the use of the structure has not changed.

3.  Changes in building height that do not exceed the district maximum.

4.  Increases in open space, and alternate landscape designs and stormwater management techniques.

5.  New parking facilities of ten (10) or less spaces.

6.  All interior renovations to a structure.

7.  Façade renovation to an existing structure in conformance with the design standards of this Article.

8.  A change of use to a permitted use within the district. Any change of use to a use that is conditional within the district does not qualify.

All other changes to an approved Institutional Master Plan require re-submittal and re-approval of an Institutional Master Plan in accordance with this section. This includes any changes to the boundaries of an approved Institutional Master Plan, the addition of a conditional use from Table 15-1, or any exception to the base zoning district standards of Table 15-2 or any other regulations of this Ordinance. 

15.5.G Institutional Signage Plan for EC and MC Districts   

15.5.G.1 Institutional Signage Plan Submittal   

An Institutional Signage Plan shall show the journey of the user from the public street before reaching the hospital campus to parking areas and other pedestrian entries until the user reaches their destination at the main entry or other building access points. The plan shall address the general layout of the entire area, including all structures, traffic pattern plan, parking plan, and access points, and shall include the following:

1.  Boundaries of the campus, the location of all existing and proposed structures and uses intended and the location of all off-street parking spaces.

2.  Existing and proposed signage with overall height, width, and materials. Building elevation (including building width and height), site plan showing the location of all signs along with setback dimensions.

3.  External and internal traffic circulation plans, including traffic ingress and egress locations, pedestrian circulation, bicycle circulation, linkages between campuses, and public transit access as well as the relationship of the site to the surrounding area.

4.   A written statement including a description of the existing signage, proposed signage and the need for specific variances from the signage requirements in Article 24. Discuss any alternatives that were considered as well as any architectural and landscape architectural components that are being made to complement the wayfinding strategy.

5.  Institutional design standards.

To the extent any of the information required in an Institutional Signage Plan is already reflected in an approved Institutional Master Plan, an applicant need not resubmit the information, provided the applicant provides a citation to the portion of the Institutional Master Plan where the information may be found.

Adopted by Ord 28937 MCS, 2-17-22, ZD 82/21

15.5.G.2 Institutional Signage Development Standards   

1.  Minimize signs and visual clutter to the greatest extent possible and establish a hierarchy of messages with a unified design language. Wall signs, which function as the primary signage and identify the site from the farthest distance, shall face public roads or private roads. Internal wayfinding signage should be legible at a pedestrian scale.

2.  Use architectural and landscape architectural design components as much as possible to reduce the need for signage. This could include a prominent clearly identified entrance, memorable landmarks in the circulation like sculptures that are associated with decision points, changes in landscaping and paving or how the path is defined, and bollards and columns.

3.  The site circulation plan should clearly define pedestrian access from the parking area to the building(s). A clearly defined visible and identifiable network of pedestrian connections should be provided in and between parking lots, street sidewalks, open spaces, and buildings. As well as clearly link to alternate modes of transportation such as public transit and bicycle paths. Paths should be open and direct and there should be a common architectural language for entries and exits.

4.  Graphic and information design components should be as uncomplicated as possible. Restrict wording to terms such as “public parking” “main entrance” or “emergency department”.

5.  Multi-tenant structures, structures with multiple entrances and campuses with multiple buildings should include signage that identifies their function (e.g., emergency department, admissions office, outpatient clinics, community health services and visiting inpatient units). Signage should differentiate the dedicated emergency unit entrance from the main entrance. One main entrance is preferred and external directional signs for a specific unit or department should only be provided when they cannot be reached from the main entrance. Main directory boards and maps for individual departments shall be within the structure.

6.  Applicant shall coordinate with the applicable city and/or state departments and the Regional Transit Authority for any external directional signs along major external routes to major points of interest like the public transport hub or for any improvements to the public realm or bus stops.

7.  Internal vehicular traffic signs such as “one-way” or “speed limit” shall be consistent with the Department of Public Works sign format for design, color, shape, and size. It is encouraged for wall signs to include an “H” or “hospital” that matches the external directional signs.

8.  It is encouraged to provide a sitemap of the facility at bus stops, parking areas and pedestrian entries.

9.  Include direction information at nodes where decisions need to be made. Be sure directional information is legible from different approaches.

10.  Animated signs are prohibited.

Adopted by Ord 28937 MCS, 2-17-22, ZD 82/21