New Orleans Comprehensive Zoning Ordinance

Printed: 3/23/2017 9:11:44 AM

11.3 Site Design Standards

11.3.A Bulk and Yard Regulations   

11.3.A.1 General Regulations   

Table 11-2A: Bulk and Yard Regulations establishes bulk and yard regulations for the Historic Urban Neighborhood Districts, less and except the HU-RD1 zoned properties in the area known as the Garden District Historic District. The boundaries of the Garden District Historic District are roughly Magazine Street, Josephine Street, Carondelet Street and Delachaise Street, excluding parcels facing along St. Charles Avenue except at the intersection with Jackson Avenue. (Highlighted letters in Table 11-2A indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 11-2B: Bulk and Yard Regulations establishes bulk and yard regulations for the HU-RD1 zoned properties in the area known as the Garden District Historic District. The boundaries of the Garden District Historic District are roughly Magazine Street, Josephine Street, Carondelet Street and Delachaise Street, excluding parcels facing along St. Charles Avenue except at the intersection with Jackson Avenue. (Highlighted letters in Table 11-2B indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 11-2A: Residential Districts Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

HU-RS

HU-RD1

HU-RD2

HU-RM1

HU-RM2

BULK REGULATIONS

 

MINIMUM

LOT AREA

Residential:

5,000sf/du

Non-Residential:

10,000sf

SF:

 2,250sf/du

2F:

 2,200sf/du

MF:

2,000sf/du

Non-Residential: 10,000sf

SF:

2,250sf/du

2F:

1,800sf/du

Townhouse: 2,000sf/du

MF:

2,000sf/du

Non-Residential: 10,000sf

SF:

3,000sf/du

2F:

1,700sf/du

MF:

 1,250sf/du

Townhouse:

2,000sf/du

Non-Residential:

10,000sf

SF:

3,000sf/du

2F:

1,700sf/du

MF:

800sf/du

Townhouse:

1,800sf/du

Non-Residential:

10,000sf

A

MINIMUM

LOT WIDTH

50’

SF: 30’

2F: 40’

Non-Residential: 50’

SF & 2F: 30’

Townhouse:

18’ per du

Non-Residential: 50’

SF: 30’

2F: 40’

MF: 40’

Townhouse:

18’ per du

Non-Residential: 50’

SF: 30’

2F: 40’

MF: 50’

Townhouse:

18’ per du

Non-Residential: 50’

 

MINIMUM

LOT DEPTH

90’

90’

90’

90’

90’

B

MAXIMUM

BUILDING HEIGHT

35’

35’

35’

SF & 2F: 35’

Townhouse: 40’ & no more than 3 stories

MF & Non-Residential: 40’ & no more than 3 stories

SF & 2F: 35’

Townhouse: 40’ & no more than 3 stories

MF: 48’ & no more than 4 stories

Non-Residential: 45’

 

MAXIMUM

LOT COVERAGE

40%

40%

40%

SF & 2F: 40%

Townhouse & MF: 70%

SF & 2F: 40%

Townhouse & MF: 70%

 

MAXIMUM IMPERVIOUS SURFACE IN FRONT YARD

40%

40%

40%

40%

40%

 

MAXIMUM IMPERVIOUS SURFACE IN CORNER

SIDE YARD

40%

40%

40%

40%

40%

  MINIMUM PERMEABLE OPEN* SPACE 30% of the lot area 30% of the lot area 30% of the lot area 30% of the lot area 30% of the lot area
  MINIMUM OPEN SPACE RATIO* None None Townhouse: 120sq/du Townhouse & MF: 120sq/du Townhouse & MF: 120sq/du

 

MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS

 

 

6

6

6

MINIMUM YARD REQUIREMENTS

C

FRONT YARD

See Section 11.3.A.2

See Section 11.3.A.2

See Section 11.3.A.2

See Section 11.3.A.2

See Section 11.3.A.2

D

INTERIOR

SIDE YARD

10% of lot width or 3’, whichever is greater

SF & 2F: 3’

Non-Residential: 5’

SF & 2F: 3’

Townhouse:

2-Story: 3’

Over 2-Story: 10’

Non-Residential: 5’

SF, 2F & MF – 3-4 Unit: 3’

Townhouse:

2-Story: 3’

Over 2-Story: 10’

MF – 5+ Unit: 10’

Non-Residential: 5’

SF, 2F & MF – 3-4 Unit: 3’

Townhouse:

2-Story: 3’

Over 2-Story: 10’

MF – 5+ Unit: 10’

Non-Residential: 5’

E

CORNER

SIDE YARD

Residential: See Section 11.3.A.

Non-Residential: 10’

SF & 2F: See Section 11.3.A.3

Non-Residential: 10’

SF & 2F: See Section 11.3.A.3

Townhouse:

2-Story: 3’

Over 2-Story: 10’

Non-Residential: 10’

SF & 2F: See Section 11.3.A.

Townhouse:

2-Story: 3’

Over 2-Story: 10’

MF – 3-4 Unit: 10% of lot width but a minimum of 3’

MF – 5+ Unit, & Non-Residential: 10’

SF & 2F: See Section 11.3.A.3

Townhouse:

2-Story: 3’

Over 2-Story: 10’

MF – 3-4 Unit: 10% of lot width but a minimum of 3’

MF – 5+ Unit, & Non-Residential: 10’

F

REAR YARD

20% of lot depth or 20’, whichever is less

20% of lot depth or 15’, whichever is less

20% of lot depth or 15’, whichever is less

SF & 2F: 20% of lot depth or 15’, whichever is less

Townhouse, MF & Non-Residential: 20’

20’

FOOTNOTES

*Regulations in effect per Interim Zoning District (IZD) by Motion Number M-15-367.

Table 11-2B: Garden District Historic District HU-RD1 Bulk and Yard Regulations

BULK REGULATIONS

 

Single-Family

Two-Family

Non-Residential

 

Minimum Lot Area (Sq. Feet)

4,400

2,500

20,000

A

Minimum Lot Width (Feet)

40

50

100

 

Minimum Lot Depth (Feet)

90

90

100

B

Maximum Building Height (Feet)

40

40

40

 

Maximum Lot Coverage

40%

40%

40%

 

Maximum Impervious Surface in Front Yard

30%

30%

30%

 

Maximum Impervious Surface in Corner Side Yard

30%

30%

30%

  Minimum Permeable Open Space*

By Lot Width

40' or less:

30% of lot area

Greater than 40':

40% of lot area

By Lot Width

40' or less:

30% of lot area

Greater than 40':

40% of lot area

By Lot Width

40' or less:

30% of lot area

Greater than 40':

40% of lot area

YARD REQUIREMENTS

C

Maximum Front Yard (Feet) – See Section 11.3.A.2

20

20

20

D

Minimum Interior Side Yard (Feet)

3

3

10

E

Minimum Corner Side Yard (Feet) – See Section 11.3.A.3

4

4

10

F

Minimum Depth of Rear Yard (Feet)

18

18

20

FOOTNOTES

*Regulations in effect per Interim Zoning District (IZD) by Motion Number M-15-367.

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

a.  Within the residential districts of the Historic Urban Neighborhood 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 of a single-family or two-family dwelling exceed twenty (20) feet in the Historic Urban Neighborhood Districts.

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 11-1: 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, such as uncovered porches, bay windows, steps, and stoops. 

FIGURE 11-1: FRONT YARD AVERAGING

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11.3.A.3 Corner Side Yard for Single-Family and Two-Family Dwellings   

a.  For single-family and two-family dwellings within the residential districts of the Historic Urban Neighborhood Districts, the corner side yard is established by any one (1) of the following methods.

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

ii.  The required corner side yard may be that indicated on the most recent survey or Sanborn maps.

iii.  A minimum of ten percent (10%) of lot width.

b.  The required corner side yard build-to line is measured as the narrowest dimension from the corner side 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, such as uncovered porches, bay windows, steps, and stoops. 

11.3.A.4 Required On-Site Open Space   

All townhouse and multi-family dwellings shall provide at least one-hundred twenty (120) square feet of useable on-site open space per dwelling unit. This open space may be either private open space for the dwelling unit or common open space restricted to the use of residents of the townhouse or multi-family dwelling. Such open space shall meet the following requirements:

a.  Required open space shall have a minimum dimension of at least seven (7) feet on any side.

b.  Required open space shall be located on the same lot as the dwelling unit it serves.

c.  Required open space shall be outdoors and designed for outdoor living, recreation, or landscape, including areas located on the ground and areas on decks, balconies, galleries, porches, or roofs. For multi-family dwellings, when open space is above grade, such as a balcony or gallery, it may not be located over on-site surface parking areas.

d.  The required open space area may not be contiguous, but each open space area, whether common or private, shall comply with minimum dimensional standards of Table 11-2. Common open space areas shall be accessible to all residents of the subject development.

e.  When located at ground level, the required open space area shall be substantially covered with grass, live groundcover, shrubs, plants, trees, or usable outdoor hardscape features or amenities, such as seating areas, patios, or pools.

f.  Off-street parking and loading areas, driveways or required landscape for parking lots and screening do not satisfy open space requirements. Bollards, curbs, wheel stops, or other similar features shall be provided to ensure that required open space areas are not used for off-street parking or any other vehicular use.

g.  Mechanical equipment, dumpsters, or service areas are prohibited in required open space areas.

h. All required open space areas shall be located and designed to take advantage of sunlight and other climatic advantages of the site.

11.3.B Building Design Standards   

1. The following standards shall apply to all sites, except single and two-family residential dwellings:

a. All buildings shall provide a clearly identifiable entry from the public sidewalk at the front (primary street) elevation.

b. All buildings shall be oriented towards a public or private street in terms of architectural interest and building access.

c. To avoid the appearance of blank walls facing the street, when the side walls of a dwelling face a street, building facades shall be designed with multiple windows of a size matching those on the front elevation.

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

a. Large, flat facades facing the street shall be avoided. Form-giving elements such as, but not limited to galleries, balconies, projected entrances, and overhangs are required on the street-facing façade.

b. Roof planes shall be consistent in slope, material, and detail to those typical in the area.

c. All shutters shall be operational and sized to fit windows.

d. Facades shall be designed to be viewed from multiple directions with consistent materials and treatments that wraps around all facades. There shall be a unifying architectural theme for an entire multi-family or townhouse development, utilizing a common vocabulary of architectural forms, elements, materials, and colors around the entire structure.

11.3.B.3 Parking Areas and Pedestrian Walkways   

a.  Parking is prohibited in the required front and corner side yards. Parking is prohibited in front of the building line or within five (5) feet of the front property line when located within a corner side yard. The front building line does not include any architectural features of the front façade.

b.  Driveways should be consolidated, where possible, in order to reduce curb cuts.  Adjacent residential buildings should, where possible, share driveway access.

11.3.B.4 Building Materials   

A list of prohibited building materials is included as follows. 

11.3.B.4.a Prohibited Materials   

The following materials are prohibited as the predominant surface finish material in the construction of new multi-family and townhouse developments. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction, such as a foundation course, that is not used as a predominant surface finish material.

i. Exterior insulation finish systems (EIFS) (e.g.“Dryvit”)

ii. Stuccato board

iii. Vinyl