New Orleans Comprehensive Zoning Ordinance

Printed: 10/3/2024 5:29:20 PM

14.3 Site Design Standards

14.3.A Bulk and Yard Regulations   

14.3.A.1 General Regulations   

Table 14-2: Bulk and Yard Regulations establishes bulk and yard regulations for the Suburban Neighborhood Districts. (Highlighted letters in Table 14-2 indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 14-2: Bulk & Yard Regulations
Table 14-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-B1

S-B2

S-LB1

S-LB2

S-LC

S-MU

BULK REGULATIONS

 

MINIMUM LOT AREA

Dwellings above the ground floor: 1,000 sf/du, Non-Residential: 10,000 sf

Dwellings above the ground floor: 1,000 sf/du, Non-Residential: 10,000 sf

SF: 3,125sf/du

2F: 1,750sf/du

Non-Residential: 5,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,500sf/du

MF – 4 Unit: 1,200sf/du

MF – 5+ Unit: 1,000sf/du

Non-Residential: 5,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,200sf/du

MF – 4 Unit: 1,000sf/du

Small MF Affordable: None

MF - 5-11 Unit: 1,000(800)sf/du

MF - 12-40 Unit: 1,000(600)sf/du

MF - 41+ Unit: 1,000(400)sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

Educational Facility: 2 ac

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,500sf/du

MF – 4+ Unit: 1,250sf/du

Small MF Affordable: None

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

Mixed-Use Ground Floor Commercial: 5,000sf

 

MAXIMUM TOTAL

FLOOR

AREA – COMMERCIAL USE1

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

Permitted up to 25,000sf of total floor area

Conditional use approval required for 25,000 or more square feet of total floor area

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

 

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

None

Permitted up to 5,000sf of total floor area (ground floor only)

Conditional use approval required for 5,000 or more square feet of total floor area

No stand-alone commercial uses are allowed unless on the same lot as multi-family residential

A

MINIMUM LOT WIDTH

50’

50’

SF & 2F: 30’

MF - 3 Unit: 40'

MF- 4+ Unit:50'

Townhouse: 18’

Non-Residential: 50’

SF & 2F: 30’

MF – 3 Unit: 40’

MF – 4+ Unit: 50’

Townhouse: 18’

Non-Residential: 50’

SF & 2F: 30’

MF – 3-4 Unit: 40’

MF - 5-11 Unit: 50’

MF - 12-16 Unit: 60’

MF - 17-40 Unit: 75’

MF - 41+ Unit: 100’

Townhouse: 18’

Non-Residential: 100’

Educational Facility: 30’

SF & 2F: 30’

MF - 3 Unit: 40’

MF - 4+ Unit: 50’

Townhouse: 18’ per du

Non-Residential: 100’

Mixed-Use Ground Floor Commercial: 50’

B

MINIMUM LOT DEPTH

100’

100’

Residential: 90’

Non-Residential: 100’

Residential: 90’

Non-Residential: 100’

SF, 2F, MF - 3-11 Unit  Townhouse & Non-Residential: 90’

MF – 12+ Unit & Educational Facility: 100’

Residential: 90’

Mixed-Use Ground Floor Commercial: 90’

Non-Residential: 100'

  MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS           6

C

MAXIMUM BUILDING HEIGHT

40’

40’

40’

 

SF, 2F, MF – 3-4 Unit & Townhouse: 40’

MF – 5+ Unit & Non-Residential: 55’

MF, Educational Facility & Non-Residential: 90’

SF, 2F & Townhouse: 40’

SF, 2F, MF – 3-4 Unit, Townhouse & Non-Residential: 40’
MF – 5+ Unit: 45’
  MINIMUM SPACE BETWEEN MIXED USE AND MF BUILDINGS          

Building Side to Building Side: 20' when no curb cut access & 40' with curb cut access

Building Side to Building Rear: 40'

Building Rear to Building Rear: 60' for residential façades

  MINIMUM PERMEABLE OPEN SPACE 20% of the lot area 20% of the lot area 20% of the lot area 20% of the lot area 20% of the lot area 40%

 

MINIMUM OPEN SPACE RATIO

None

None

None

None

None

None

MINIMUM YARD REQUIREMENTS

D

FRONT YARD

Section 14.3.A.2

Section 14.3.A.2

Residential: 20’

Non-Residential/Mixed-Use: None, to a maximum of 12’

Residential: 20’

Non-Residential/Mixed-Use: None, to a maximum of 12’

None, to a maximum of 12'

None, to a maximum of 12'

E

INTERIOR SIDE YARD3

None

None

SF, 2F: 3’

Townhouse: 5’

Non-Residential/Mixed-Use: 0' to a maximum of 30', unless abutting a residential district then 5’2

SF, 2F & MF – 3-4 Unit: 3’

Townhouse & MF – 5+ Unit: 5’

Non-Residential/Mixed-Use: 0' to a maximum of 30', unless abutting a residential district then 5’2

SF, 2F & MF – 3-4 Unit: 3’

MF – 5-16 Unit & Townhouse: 5’

MF – 17+ Unit: 6’

Educational Facility: 20’

Non-Residential/Mixed Use: 10’

SF, 2F, Townhouse & MF  3-4 Unit: 10% of lot width, but a minimum of 3'

MF – 5+ Unit: 5'

Non-Residential: 10'

F

CORNER SIDE YARD

None, to a maximum of 12’

None, to a maximum of 12’

Residential: 10’

Non-Residential/Mixed-Use: None, to a maximum of 6’

Residential: 10’

Non-Residential/Mixed-Use: None, to a maximum of 6’

10’

10'

 

MINIMUM REQUIRED AGGREGATE OF SIDE YARDS (PERCENT OF LOT WIDTH)

 

 

SF, 2F: 20% to a maximum required aggregate of 12’

Townhouse: 20% to a maximum required aggregate of 15’

Non-Residential/Mixed-Use: None

SF, 2F & MF – 5+ Unit: 20% to a maximum required aggregate of 12’

Townhouse: 20% to a maximum required aggregate of 15’

Non-Residential/Mixed-Use: None

SF, 2F, MF - 3-16 & Townhouse: 20% to a maximum required aggregate of 12’

MF - 17-40 Unit: 20% to a maximum required aggregate of 15’

MF – 41+ Unit: 20% to a maximum required aggregate of 12’

Non-Residential/Mixed-Use: 20% to a maximum required aggregate of 20’

Educational Institutions: 30% to a maximum required aggregate of 40’

 

G

MINIMUM REAR YARD

3’

3’

Residential: 20’

Non-Residential/Mixed-Use: 3’

Residential: 20’

Non-Residential/Mixed Use: 3’

SF, 2F, MF – 3-11 Unit: 15’

MF – 12+ Unit, Townhouse, Educational Institution & Non-Residential/Mixed-Use: 20’

20'

TABLE 14-2 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.

Within the area designated as Middle Harrison Avenue, for those lots fronting on Harrison Avenue between Canal and West End Boulevards, when the consolidation of lots through resubdivision reorients the lot(s) such that the interior side yard now abuts a residential district, there shall be a 20 foot interior side yard setback required.

Click for larger image

Table 14-2: Bulk & Yard Regulations
Table 14-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-LP

S-LM

BULK REGULATIONS

MINIMUM LOT AREA

None

5,000sf1

Small MF Affordable: None

MINIMUM LOT WIDTH

None

None1

MAXIMUM BUILDING HEIGHT

35’

Boathouses: Section 14.3.B.4

All other uses: 65’

MINIMUM YARD REQUIREMENTS

FRONT YARD

15’

10’1

INTERIOR SIDE YARD

15’

10% of lot width, but a minimum of 5’1

CORNER SIDE YARD

15’

10’1

REAR YARD

20’

20’, unless rear yard abuts a waterway, then none required1

TABLE 14-2 FOOTNOTES

1 Bulk and yard regulations for boathouses in the S-LM District are provided below in Section 14.3.B.4.

Adopted by Jan. 15, 2016, Zoning Docket 099-15, Ord. 26,756 MCS; December 20, 2016, Zoning Docket 100-16, Ord. 27,223 MCS, §1; Ord. No. 26,726, §1, December 7, 2015, Zoning Docket 081/15; Ord. No. 27,538, §1, September 21, 2017, Zoning Docket 064/17; Ord. No. 27,722, §7, April 11, 2018, Zoning Docket 113/17; Technical Correction #2 and #3, 12-17-18; March 14, 2019, Zoning Docket 138-18, Ord. 28,012 MCS, §1; Ord. No. 28,911, §6, January 6, 2022, Zoning Docket 084/21; Ord. 29126, 8-12-22, ZD016/22

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

a.  Within the S-B1 and S-B2 Districts of the Suburban 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 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 14-1: 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 14-1: FRONT YARD AVERAGING

Click for larger image

14.3.B Building Design Standards   

14.3.B.1 Design Standards for Non-Residential Uses   

The following standards shall apply to all sites except single and two family dwellings:

a. The primary entrance for each business shall be oriented to the street. If residential dwellings are located above the ground floor, separate street level access is required for residential access.

b. The ground floor of newly constructed commercial buildings and commercial spaces within mixed-use 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.

c. The first floor of commercial buildings and commercial spaces of mixed use structures shall be designed with a minimum ceiling height of twelve (12) feet.

d. Plain mansard roofs are prohibited. Decorative mansard roofs are permitted on buildings with a minimum wall height of two (2) stories. (See Figure 15-2: Examples of Decorative Mansard Roofs).

e. Decorative elements having historically functional purposes, such as shutters, balconies, windows, and doors, shall be operational.

f. 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.

g.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 that is not used as a predominant surface finish material.

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

(B) Stuccato Board

(C)  Vinyl

h.  In addition to the above design standards, multi-tenant shopping centers are subject to the following:

i.  The primary facade of the structure shall be oriented toward the street with entrances facing or clearly visible from the primary street. Main entrances shall be well defined.

ii.  The site shall be designed so that there is safe pedestrian access to the shopping center from the street and from the parking area. Within the development, safe pedestrian circulation is required.

iii.  A cohesive shopping center character is required through the use of coordinated hardscape treatment, such as special paving materials, lighting, and street furniture, coordinated signs, and landscape.

iv.  When a shopping center is situated behind a large parking lot, a street presence for the shopping center shall be created by locating part of the shopping center or an outlot building at the primary street corner or the shopping center entrance for at least twenty-five percent (25%) of the street frontage. Outlot buildings shall define the street frontage by placement near the street with showcase windows and entrances oriented toward the street, as well as to the interior parking lot.

v.  The roofline at the top of the structure shall not run in a continuous plane for more than seventy-five (75) feet without offset of the roof plane. Rooflines shall be broken up by providing articulations in the facade of structures, change in the height of portions of roofs, or change in color, material, forms, etc.

vi.  Structures shall use decorative roof elements, such as projecting cornices, to enhance roof edges and define public entrances, main pedestrian routes, and/or activity areas.

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

a. Where appropriate, buildings shall provide climate protection through the incorporation of overhangs, arcades, balconies, and galleries. Exterior facades shall respect and reflect a pedestrian scale.

b. A strong visual connection shall be made between the building's design and the existing character of the area. The overall building design, including its height and bulk, should be compatible with the surrounding neighborhood and provide a pedestrian environment through the use of visually active ground level treatments. The design and site development shall adhere to the character and scale of the surroundings.

c. Architectural details, material, colors, textures, and landscape treatments shall be coordinated to provide visual continuity, quality, and consistency.

Adopted by Jan. 15, 2016, Zoning Docket 099-15, Ord. 26,756 MCS

14.3.B.3 Design Standards for Residential Uses   

See Section 13.3.B for building design standards for townhouse and multi-family dwellings in the Suburban Neighborhood Non-Residential Districts. 

14.3.B.4 Design Standards for Marinas in S-LM District   

Non-residential uses within in a marina in the S-LM District shall comply with the non-residential design standards of Paragraph 1 above. In addition, the following standards apply to a marina:

a.  Non-residential uses shall be oriented to the street and waterfront. Outdoor dining and public outdoor seating areas are encouraged along any façade that abuts the waterfront.

b.  A pedestrian walkway of at least ten (10) feet in width shall be provided along the water edge of the marina facility. Such walkway may be integrated with any structure, use, or open space activity abutting the waterfront.

c.  A marina shall provide access roads for public safety vehicles and equipment subject to the approval of the City of New Orleans Police and Fire Departments

14.3.B.5 Height and Design Standards for Boathouses in S-LM District   

Boathouses within the S-LM District shall be subject to the following design standards:

a. All boathouses shall comply with the design and height standards and other regulations of Section 170-645 of the Code of the City of New Orleans, which shall prevail over any conflicting design standards and height, bulk and yard regulations of the S-LM District.