New Orleans Comprehensive Zoning Ordinance

Printed: 3/23/2017 9:16:32 AM

12.3 Site Design Standards

12.3.A Bulk and Yard Regulations   

12.3.A.1 General Regulations   

Table 12-2: Bulk and Yard Regulations establishes bulk and yard regulations for the Historic Urban Neighborhood Districts. (Highlighted letters in Table 12-2 indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 12-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

HU-B1A

HU-B1

HU-MU

BULK REGULATIONS

 

MINIMUM

LOT AREA

SF: 1,500sf/du

2F: 1,200sf/du

MF: 1,000sf/du

Non-Residential: None

SF: 1,500sf/du

2F: 1,200sf/du

MF: 1,000sf/du

Non-Residential: None

SF: 1,500sf/du

2F: 1,200sf/du

MF: 1,000sf/du

Townhouse: 2,000sf/du

Dwelling Above Ground Floor: 800sf/du

Non-Residential: None

 

MAXIMUM TOTAL

FLOOR AREA – COMMERCIAL USE1

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000sf to 10,000sf of total floor area

Uses with over 10,000sf of total floor area are prohibited

Permitted up to 5,000sf of total floor area

Conditional use approval required for over 5,000sf of total floor area

Uses with over 10,000sf of total floor area are prohibited

Permitted up to 5,000sf of total floor area

Conditional use approval required for over 5,000sf of total floor area

Uses with over 10,000sf of total floor area are prohibited

A

MINIMUM

LOT WIDTH

SF & 2F: 25’

Non-Residential: None

SF & 2F: 25’

Non-Residential: None

SF, 2F & MF: 25’

Townhouse: 18’ per du

Non-Residential: None

B

MAXIMUM

BUILDING HEIGHT

SF & 2F: 35’

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

SF & 2F: 35’

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

SF & 2F: 35’

MF, Townhouse & Non-Residential:

40’ & no more than 3 stories

  MINIMUM PERMEABLE OPEN SPACE* 10% of the lot area 10% of the lot area 10% of the lot area

MINIMUM YARD REQUIREMENTS

C

FRONT YARD

SF & 2F:

See Section 11.3.A.2

Non-Residential/Mixed-Use:

0’ build-to line

SF & 2F:

See Section 11.3.A.2

Non-Residential/Mixed-Use:

0’ build-to line, except where adjacent average is greater than 5’, see Section 12.3.B.1.c

 

SF & 2F:

See Section 11.3.A.2

Non-Residential/Mixed-Use:

0’ build-to line, except where adjacent average is greater than 5’, see Section 12.3.B.2

D

INTERIOR

SIDE YARD

3’

SF & 2F: 3’

Non-Residential/Mixed-Use: None, unless abutting a residential district then 3’1

SF & 2F: 3’

Townhouse, MF & Non-Residential/ Mixed-Use: None, unless abutting a residential district then 3’1

E

CORNER

SIDE YARD

SF & 2F:

See Section 11.3.A.3

Non-Residential/Mixed-Use: None, to a maximum of 3’

SF & 2F:

See Section 11.3.A.3

Non-Residential/Mixed-Use: None, to a maximum of 5’

SF & 2F: 10% of lot width, but a minimum of 3’

Townhouse, MF & Non-Residential/Mixed Use: None, to a maximum of 5’

F

REAR YARD

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

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

Non-Residential/Mixed-Use: None, unless abutting a residential district then 15’2

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

Non-Residential/Mixed-Use: None, unless abutting a residential district then 15’2

TABLE 12-2 FOOTNOTES

1 Total floor area limits per commercial use. 

2 If a property abuts more than one zoning district, the more restrictive yard requirement applies.

ADDITIONAL FOOTNOTES

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

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12.3.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.   Structures on a corner lot shall be built to the corner.

c.   Where the average of the front yard of the adjacent lots on either side of a property is greater than five feet (5’), that average front yard shall 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. The applicant is permitted a plus or minus three (3) foot variation from a front yard build-to line established by the above method.

d.   Where reuse of an existing gas station is proposed, parking is permitted in the front of the structure, subject to the landscape standards of Article 23.7 provided that a designated pedestrian access way between the sidewalk and main entrance is provided.  This access way shall be separated from parking areas by a landscaped area no less than five (5) feet wide.

e.   The ground floor of newly constructed commercial buildings shall contain a minimum transparency of fifty percent (50%) on the primary street and windows shall be constructed of transparent glass. Opaque, highly tinted, or reflective glass is prohibited. Transparency into the building shall be maintained. Any window signs shall consist of individual letters and numerals without the use of any background.

f.    For new construction, ADA accessible ramps and lifts shall compliment the building and be visually unobtrusive, preferably through internalized ramps or sloped walkways.

g.   The first floor of commercial buildings shall be designed with a minimum ceiling height of twelve (12) feet.

h.   Security bars, if installed, shall be on the inside of windows. Roll-up or accordion security grilles are permitted on the ground floor when constructed of a see-through, non-solid material. The Casing shall be painted to match the building and shall not damage or obscure architectural detailing.

i.    The following restrictions apply to building materials:

i.    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, such as a foundation course, that is not used as a predominant surface finish material.

(1)        Exterior insulating finish systems (EIFS, “Dryvit”)

(2)        Stuccato Board

(3)        Vinyl

j.    The siting and design requirements for buildings in the HU-MU District are illustrated in Figure 12-2: HU-MU District Illustrative and Site Diagram.

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

a.   Windows and doors shall have raised elements to create shadow and articulation. In addition, three-dimensional elements, such as balconies and bay windows, shall be incorporated to provide dimensional elements on a façade. Windows shall be set back into or projected out from the façade to provide façade depth and shadow and a consistent style.

b.   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.

FIGURE 12-1: PARKING LOT LOCATION

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FIGURE 12-2: HU-MU DISTRICT ILLUSTRATIVE AND SITE DIAGRAM

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FIGURE 12-2: HU-MU DISTRICT ILLUSTRATIVE AND SITE DIAGRAM

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12.3.B.3 Townhouse and Multi-Family Dwelling Design Standards   

See Section 11.3.B for building design standards for townhouse and multi-family dwellings in the Historic Urban Neighborhood Non-Residential Districts.