New Orleans Comprehensive Zoning Ordinance

Printed: 7/19/2024 4:07:59 AM

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