Article 11 Historic Urban Neighborhoods Residential Districts

PURPOSE OF THE HISTORIC URBAN NEIGHBORHOODS

Historic Urban Neighborhoods are those areas of the city that were developed predominantly in the mid to late 19th century. The development pattern of Historic Urban Neighborhoods is characterized by a higher density and pedestrian scale environment with limited accommodation for the automobile. Within Historic Urban Neighborhoods, many of the residential neighborhoods contain traditional corner stores that serve the immediate residents and are in proximity to commercial clusters of local businesses.

The residential districts of the Historic Urban Neighborhoods contain regulations that create and maintain the established scale and character of these areas, with a higher residential density, acknowledges many of these areas were developed without accommodation for the auto, and respect the variety of setbacks seen in residential neighborhoods.

CHARACTER OF THE HISTORIC URBAN NEIGHBORHOODS

The character of the residential districts of the Historic Urban Neighborhoods is defined by:

»         Dense development patterns with minimal setbacks between structures and between structures and the street, with some structures built at the property line

»         Neighborhoods typically made up of a particular dwelling type, such as single and double shotguns, American townhouses or the larger single-family homes

»         Single-family and two-family homes of one to two stories, with multi-family and townhouse dwellings rising three to four stories

11.1 Purpose Statements   

11.1.A Purpose of the HU-RS Single-Family Residential District   

The HU-RS Single-Family Residential District is intended to provide for the traditional, pre-World War II single-family residential development. These areas are urban single-family neighborhoods of higher density and smaller setbacks than seen in the post-World War II areas of the City. Limited non-residential uses such as places of worship, historic neighborhood commercial establishments, and recreational facilities that are compatible with surrounding residential neighborhoods may be allowed.

11.1.B Purpose of the HU-RD1 Two-Family Residential District   

The HU-RD1 Two-Family Residential District is intended to provide for the creation and maintenance of urban neighborhoods consisting of compact residential areas having a mix of housing types. The district accommodates two-family developments on smaller lots in older, more densely populated sections of the City. This district also allows higher residential densities when a project is providing significant public benefits such as long-term affordable housing. Limited non-residential uses such as places of worship, historic neighborhood commercial establishments, and recreational facilities that are compatible with surrounding residential neighborhoods may be allowed.

Adopted by Ord. No. 28,911, §3, January 6, 2022, Zoning Docket 084/21

11.1.C Purpose of the HU-RD2 Two-Family Residential District   

The HU-RD2 Two-Family Residential District is intended to provide for two-family development on smaller lots in older, densely populated urban sections of the City mixed with detached single-family dwellings. This district also allows higher residential densities when a project is providing significant public benefits such as long-term affordable housing. Limited non-residential uses such as places of worship, historic neighborhood commercial establishments, and recreational facilities that are compatible with surrounding residential neighborhoods may be allowed.

Adopted by Ord. No. 28,911, §3, January 6, 2022, Zoning Docket 084/21

11.1.D Purpose of the HU-RM1 Multi-Family Residential District   

The HU-RM1 Multi-Family Residential District is intended to provide for low to medium residential densities appropriate for a variety of housing types such as single-family, two-family, townhouse and lower density multi-family dwellings. The district is intended to maintain a primarily residential environment with a variety of lower density dwelling types therefore the building height is limited to three stories. Limited non-residential uses such as places of worship, historic neighborhood commercial establishments, and recreational facilities that are compatible with surrounding residential neighborhoods may be allowed.

11.1.E Purpose of the HU-RM2 Multi-Family Residential District   

The HU-RM2 Multi-Family Residential District is intended to provide for moderate density low-rise multi-family development of up to four stories as well as townhouse developments. This district may serve as a transition zone between single- and two-family neighborhoods and adjacent higher intensity land uses. Limited non-residential uses such as places of worship, historic neighborhood commercial establishments, and recreational facilities that are compatible with surrounding residential neighborhoods may be allowed.

11.1.F Purpose of the Historic Urban Neighborhoods Residential Mandatory Inclusionary Zoning Sub-Districts   

The Historic Urban Neighborhoods Residential Mandatory Inclusionary Zoning Sub-Districts are intended to include mandatory affordable housing requirements, in accordance with Article 28, in districts that allow the development of ten or more dwelling units.

Adopted by Ord. 28036 MCS, Sec. 1, ZD 112/18, March 28, 2019

11.2 Uses   

Only those uses of land listed under Table 11-1: Permitted and Conditional Uses as permitted uses or conditional uses are allowed within the Historic Urban Neighborhood Districts. 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.

Table 11-1: Permitted and Conditional Uses

Table 11-1: Permitted and Conditional Uses
USE1	DISTRICTS					USE STANDARDS
	HU-RS	HU-RD1	HU-RD2	HU-RM1	HU-RM2
RESIDENTIAL USE
Artist Community		C			P	Section 20.3.F
Bed and Breakfast – Accessory	C	C	C	C	C	Section 20.3.I
Bed and Breakfast - Principal				C	C	Section 20.3.I
Day Care Home, Adult – Small	C	P	P	P	P	Section 20.3.T
Day Care Home, Adult – Large				C	C	Section 20.3.T
Dwelling, Established Two-Family	P					Section 20.3.W
Dwelling, Single-Family	P	P	P	P	P
Dwelling, Two-Family		P	P	P	P	Section 20.3.Y
Dwelling, Townhouse			C	P	P	Section 20.3.X
Dwelling, Multi-Family				P	P
Dwelling, Established Multi-Family	P,C4	P,C4	P,C4			Section 20.3.W
Dwelling, Small Multi-Family Affordable		P	P	P	P	Section 20.3.SSS
Group Home, Small	P	P	P	P	P	Section 20.3.GG
Group Home, Large				P	P	Section 20.3.GG
Group Home, Congregate				C	C	Section 20.3.GG
Home Based Child Care, Small	P	P	P	P	P	Section 20.3.T
Permanent Supportive Housing				P	P	Section 20.3.PP
Residential Care Facility		P	P	P	P	Section 20.3.YY
COMMERCIAL USE
Day Care Center, Adult – Small				P	P	Section 20.3.S
Day Care Center, Adult – Large				C	C	Section 20.3.S
Neighborhood Commercial Establishment	C	C	C	C	C	Section 20.3.NN
Private Residential Recreation Facility (Indoor or Outdoor)				P	P	Section 20.3.SS
Racetrack (Only Those Existing as of Ordinance Effective Date)		C				Section 20.3.VV
INDUSTRIAL USE
Solar Energy System – Small-Scale Ground Mounted Only	P	P	P	P	P	Section 20.3.DDD
INSTITUTIONAL USE
Child Care Center, Small	P	P	P	P	P	Section 20.3.S
Child Care Center, Large	P	P	P	P	P	Section 20.3.S
City Hall	C	C	C	C	C
Community Center	C	C	C	C	C
Convent and Monastery	P	P	P	P	P
Cultural Facility	C	C	C	C	C	Section 20.3.R
Domestic Protection Shelter				P	P	Section 20.3.U
Educational Facility, Primary	C	C	C	C	C	Section 20.3.Z
Educational Facility, Secondary	C	C	C	C	C	Section 20.3.Z
Emergency Shelter				P	P	Section 20.3.AA
Government Offices	P	P	P	P	P	Section 20.3.FF
Hospital					C
Place of Worship	P	P	P	P	P
Public Works and Safety Facilities	C	C	C	C	C
Social Club or Lodge		C	C	C	C	Section 20.3.CCC
Veterans Wellness Facility				C	C	Section 20.3.OOO
OPEN SPACE USE
Agriculture – No Livestock	P	P	P	P	P	Section 20.3.C
Agriculture – With Livestock	C	C	C	C	C	Section 20.3.C
Country Club	C	C	C	C	C	Section 20.3.MMM
Parks and Playgrounds	P	P	P	P	P
Stormwater Management (Principal Use)	P	P	P	P	P
OTHER
Parking Lot (Accessory Use)	C5	C5	C5	C5
Planned Development	C	C	C	C	C	Article 5
Pumping Station	P	P	P	P	P	Section 20.3.UU
Utilities	P2	P2	P2	P2	P2	Section 20.3.GGG
Wireless Communications Antenna & Facility	C,P3	C,P3	C,P3	C,P3	C,P3	Section 20.3.JJJ
Wireless Communications Tower & Facility	C	C	C	C	C	Section 20.3.JJJ

⁵As authorized in Article 22, Section 22.8.B.2.a

Adopted by Ord. No. 27,375, §2, April 28, 2017, Zoning Docket 118/16; 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, §5, August 8, 2019, Zoning Docket 026/19 & 027/19; Ord.28279 MCS, 12-19-19, ZD 62/19; Ord.28328 MCS, 4-15-20, ZD 115/19; Ord. 28432 MCS, 8-6-20, ZD 38/20; Ord. 28622 MCS, 3-11-21, ZD83/20: Ord 28905 MCS, 1-6-22, ZD 83/21 ;Ord. No. 28,911, §3, January 6, 2022, Zoning Docket 084/21; Ord 29100, 7-21-22, ZD 36/22; Ord 29126, 8-12-22, ZD016/22; Ordinance No. 29382, March 23, 2023, Zoning Docket 02/23; Ordinance No. 29702, November 7, 2023, Zoning Docket 063/23; Ord. No 29744, 12-8-23, Zoning Docket 055/23; Ordinance No. 29946, 6-13-24, Zoning Docket 002/24

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 11-3: The Mandatory Inclusionary Zoning Sub-District (MIZ) regulations establish mandatory inclusionary unit thresholds, set aside requirements, and Area Medium Income (AMI) levels and is required for any development that contains residential development of 10 or more dwelling units, including rental and homeownership dwelling units. Affordable Housing Units shall be in accordance with the standards outlined in the table below. All other bulk and yard regulations for the sub-districts are subject to the corresponding non-inclusionary zoning base district regulations.

¹The terms for the Mandatory Inclusionary Zoning Sub-Districts in this section are outlined in Article 28.

²The minimum lot area requirement for properties in this district is established through the Established Two-Family or Multi-Family regulations as defined in Article 20.3.W.

 

Adopted by Ord. No. 26,726, §1, December 7, 2015, Zoning Docket 081/15;j Ord 28178, 9-5-19, ZD 49/19; Ord. No. 28,911, §3, January 6, 2022, Zoning Docket 084/21

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. 

d. Should calculation of the required front yard setback be unable to be determined by the methods identified in item a above, the Director of the Department of Safety and Permits shall determine the setback based on his/her best judgement given the development pattern in the immediate surrounding area.

FIGURE 11-1: FRONT YARD AVERAGING

Adopted by Ord. 29126, 8-12-22, ZD016/22

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. 

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

Adopted by Ord. 29126, 8-12-22, ZD016/22

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 permeable 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.

Adopted by Ord. 27,722 MCS, §4, April 11, 2018, Zoning Docket 113-17

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

11.4 General Standards of Applicability   

All Historic Urban Neighborhoods Districts are subject to the following standards:

11.4.A Accessory Structures and Uses   

See Section 21.6 for standards governing accessory structures and uses. 

11.4.B Temporary Uses   

See Section 21.8 for standards governing temporary uses.

11.4.C Site Development Standards   

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

11.4.D Off-Street Parking and Loading   

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

11.4.E Landscape, Stormwater Management, and Screening   

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

11.4.F Signs   

See Article 24 for standards governing signs.

11.4.G Overlay Districts   

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

11.4.H Nonconformities   

See Article 25 for regulations governing nonconformities.

11.5 Voluntary IZ for Rental Properties In The Historic Urban Neighborhoods Residential Districts - HU-RM1, HU-RM2   

Rental properties not included in the Mandatory Inclusionary Zoning sub-districts or mapped for inclusion within the Mandatory Inclusionary Zoning sub-districts, may avail themselves to the provisions provided herein.

In order to incentivize the construction of multi-family rental housing with the inclusion of affordable housing units in the Historic Urban Neighborhoods Residential Districts, HU-RM1 and HU-RM2 Multi-Family Residential Districts, density bonus and parking reductions shall be granted in exchange for the voluntary provision of affordable rental dwelling units.  Developments containing ten (10) or more dwelling units that set aside at least five percent (5%) of units at a sixty percent (60%) Area Median Income level may be awarded a maximum of thirty percent (30%) reduction in the minimum lot area per dwelling unit requirements. Multi-family developments providing affordable housing units subject to the off-street parking requirements of Article 22, shall be granted a minimum of ten percent (10%) and up to a maximum of thirty percent (30%) reduction of the required parking.

Developments opting to participate in the voluntary IZ program shall be developed in accordance with Article 28, Section 28.3-Affordable Housing Development Use Standards and Guidelines and shall be subject to the regulatory and monitoring requirements outlined in Article 28, Section 28.8.

1.         All applications requesting a development bonus for providing affordable housing shall include an Affordable Housing Impact Statement (AHIS) with the application.  The AHIS shall provide the following information:

a.         The number of units added at the Area Medium Income Levels (AMI) at or below 80%, 50%, and 30%.

b.         The number of units removed at the Area Medium Income Levels at or below 80%, 50%, and 30%.

c.         The bedroom mix of the unit to be added or removed (1, 2, 3, 4, etc. bedrooms).

d.         The total number of units added and total number of units removed.

Adopted by Sept. 9, 2015, Zoning Docket 054-15, Ord. 26,570 MCS; Ord. 27,377 MCS, §4, April 28, 2017, Zoning Docket 007-17; Ord. 29566, 8-1-23, Zoning Docket 014-23

11.6 Voluntary Inclusionary Zoning For For-Sale Properties in Historic Urban Neighborhoods Residential Districts   

Residential properties with an affordable for-sale component may avail themselves to the provisions provided herein.

In order to incentivize the construction of for-sale housing with the inclusion of affordable dwelling units, in the Historic Urban Neighborhoods Residential Districts, density bonus and parking reductions shall be granted in exchange for the voluntary provision of affordable for-sale dwelling units. Developments containing fewer than ten (10) for-sale dwelling units that set aside at least one (1) unit OR developments containing ten (10) or more for-sale dwelling units that set-aside at least ten percent (10%) of units up to 120% Area Medium Income (AMI) or less shall be awarded a maximum of thirty percent (30%) reduction in the minimum lot area per dwelling unit requirements, a thirty percent (30%) reduction in required minimum lot width requirements and a thirty percent (30%) increase in the floor area ratio (FAR). Developments that meet these requirements and are subject to the off-street parking requirements of Article 22 shall be granted a fifty percent (50%) reduction of the required parking.

Developments opting to participate in the for-sale voluntary IZ program shall be developed in accordance with Article 28.

Adopted by Ord. 29566, 8-1-23, Zoning Docket 014-23