New Orleans Comprehensive Zoning Ordinance

Printed: 7/26/2017 11:46:06 AM

15.5 Institutional Master Plan for EC and MC Districts

15.5.A Institutional Master Plan Required   

In an EC or MC District, an Institutional Master Plan (IMP) shall be submitted to the City Planning Commission within  three-hundred sixty-five (365) days of the effective date of this ordinance. If the institution fails to submit the IMP within  365 days, the base district regulations shall become the effective IMP automatically, and the effective IMP shall be subject to the amendment procedures in Article 15, Section 15.F of these regulations. 

Until the IMP is approved, projects classified as permitted uses (both main and accessory) in the EC or MC Districts may proceed through permitting, subject to compliance with all relevant parking, bulk and yard, and development standards, and any administrative design review processes required by this ordinance (where applicable).  Those uses classified as conditional uses may be reviewed through the conditional use process in Article 4, Section 4.3.   Those projects that do not meet the parking, bulk and yard, and development standards of the underlying district, shall also be reviewed through the conditional use process.

There are two types of Institutional Master Plans:

15.5.A.1 Permitted Development   

If the proposed Institutional Master Plan complies with the base district regulations and all uses are those permitted within the district and meet the standards of the district (i.e., no conditional use approval required), then the IMP is reviewed and approved by the City Planning Commission. Permitted uses are those identified as such in Table 15-1. 

15.5.A.2 Conditional Development   

If the proposed IMP requires modification to the base district standards, including signs, landscape, and parking, and/or any uses within the IMP require conditional use approval, then those elements of the Institutional Master Plan require review and recommendation by the City Planning Commission and final approval by the City Council. Conditional uses are those identified as such in Table 15-1.

15.5.B General Standards   

1.  Only property owners with properties zoned the EC or MC District are required to submit an IMP.

2.  Satellite campuses of the same institution require an individual IMP regardless of the zoning of the satellite  campus. However, if there are functional linkages between the main campus and a satellite campus, both Institutional Master Plans shall be submitted simultaneously and the functional connection included as part of the submittals.

3.  Only those properties owned by the institution can be included in the Institutional Master Plan boundaries. In addition, those Institutional Master Plan boundaries shall be consistent with those shown on the adopted Future Land Use Plan of the City’s Master Plan. As institutions acquire property, they shall first amend the Master Plan to reflect such land use and then rezone such property to the EC or MC District through the zoning map amendment process.

4.  A campus is defined as contiguous area of land constituting and making up the grounds of a medical or education institution containing the main uses of the hospital or university, and functioning as a connected campus. In determining the boundaries of a campus, the entire area may be separated by public rights-of-way or by individual parcels not owned by the institution.

15.5.C Institutional Master Plan Submittal   

An Institutional Master Plan shall address the general layout of the entire area, including a development plan for proposed structures and open space, traffic pattern plan, parking plan, and access points, and shall include the following:

1.  Plans for development of the entire district including the boundaries of the proposed district and the ownership of the land therein.

2.  The location, square footage and building heights of all existing and proposed structures and uses intended.

3. A perimeter landscape plan for the area within the first twenty-five (25) feet of the lot boundaries. Landscape shall be in accordance with Article 23.

4.  Stormwater management plan, including all on-site filtration and detention facilities, in accordance with Article 23.

5. A perimeter sign plan for the area within the first twenty-five (25) feet of the lot boundaries. Signs shall be in accordance with Article 24.

6.  Internal traffic circulation plans, including traffic ingress and egress locations, pedestrian circulation, bicycle circulation, and public transit access.

7.  The location and capacity of all off-street parking and loading spaces.

8.  A traffic impact analysis, which shall include the traffic load impact on surrounding public street system.

9.  A written statement describing how the development complies with all approval standards.

10. University design standards.

15.5.D Procedure   

The procedure for establishing and developing within an EC or MC District and the subsequent Institutional Master Plan (IMP) is as follows. 

15.5.D.1 Timeframe   

An Institutional Master Plan shall be submitted within  three-hundred sixty-five (365) days of the effective date of this ordinance.

15.5.D.2 Institutional Master Plan for Permitted Development   

a.  If the proposed Institutional Master Plan complies with the base district regulations and all uses are those permitted within the district (i.e., no conditional use approval required), the Institutional Master Plan shall be reviewed and approved by the City Planning Commission. The City Planning Commission shall hold a public hearing on Institutional Master Plan within fifty (50) days from the date the application is deemed complete. The City Planning Commission shall approve, approve with modifications, or deny the Institutional Master Plan within sixty (60) days from the opening of the public hearing.

b.  The applicant may file a written appeal of the decision of the City Planning Commission to the City Council within forty-five (45) days after the date of the final decision.

c.  Upon the filing of an application for an appeal of the decision of the City Planning Commission, the City Council shall conduct a public hearing in accordance with Sections 3.4 and make a final decision within forty-five (45) days from the date the public hearing is closed. 

15.5.D.3 Institutional Master Plan for Conditional Development   

If the proposed Institutional Master Plan requires modification to the base district standards and/or uses within the Institutional Master Plan require conditional use approval, then the Institutional Master Plan requires review and recommendation by the City Planning Commission, and final approval by the City Council.

a. The City Planning Commission shall hold a public hearing on the Institutional Master Plan within fifty (50) days from the date the application is deemed complete. The City Planning Commission shall recommend approval, modified approval, or denial sixty (60) days from the opening of the public hearing.

b.  The City Council shall hold a public hearing, in accordance with Section 3.4 (Public Hearing), and take action by motion of approval, modified approval, or denial sixty (60) days from receipt of a City Planning Commission recommendation. The City Council may not take official action upon any application requiring a recommendation of the City Planning Commission until the report of the Commission has been received or, if the City Planning Commission has failed to act by a vote of the majority of the Commission members, once the application has been forwarded to the City Council without recommendation.

c.  If the City Council fails to take action by motion sixty (60) days from receipt of the City Planning Commission recommendation, the application is denied. If the application is forwarded to the City Council without recommendation from the City Planning Commission and the City Council fails to take action by motion sixty (60) days from the date it received the application, the application is denied.

d.  If the City Council takes action by motion of approval or modified approval, the City Council shall forward the motion to the City Law Department for preparation of an ordinance. Once the ordinance is introduced by the City Council, the ordinance shall layover a minimum of twenty-one (21) days before the Council may adopt. The City Council shall adopt the final ordinance ratifying their decision within ninety (90) days of the date that it took action by motion.

e.  An aggrieved party may appeal a City Council decision on a Institutional Master Plan to Orleans Parish Civil District Court within thirty (30) days of the date of the decision by the City Council.

15.5.D.4 Post-Approval   

Once an IMP is approved, any use approved therein becomes permitted by right, regardless of the original classification in the underlying district. 

15.5.Chart Institutional Master Plan Process   

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15.5.E Development Standards   

An Institutional Master Plan shall be designed so that the location of entrances and exits, exterior lighting, outdoor recreation areas, service areas, and parking and loading facilities will minimize traffic congestion, pedestrian hazards and adverse impacts on adjoining properties. The following standards shall be met:

1.  For structures within a campus that are located along the public right-of-way, such structures shall meet the accepted design guidelines in the approved Institutional Master Plan.

2.  The location, arrangement, size, design, and general site compatibility of buildings and lighting, including:

a.  Compatibility with, and mitigation of, any potential impact upon, adjacent property.

b.  Site illumination designed and installed to minimize adverse impact on adjacent properties.

3.  Use of screening to lessen the visual impact of the development on adjacent uses and enhance the appearance and image of the campus, and create a logical transition to adjoining lots and developments.

4.  Circulation systems and off-street parking shall:

a.  Provide adequate and safe access to the site for motor vehicles as well as alternate modes of transportation, including pedestrians and bicyclists.

b.  Minimizing potentially dangerous traffic movements.

c.  Separate pedestrian and auto circulation and provide for bicycle parking and storage insofar as practical.

d.  Clearly define pedestrian access from the parking area to the building(s). A clearly defined visible and identifiable network of pedestrian connections should be provided in and between parking lots, street sidewalks, open spaces and buildings.

e.  Clearly link to alternate modes of transportation such as public transit and bicycle paths.

f.  Provide connections from internal street networks to the larger street network outside the campus.

5.  Outdoor recreation facilities shall be located toward the center of the development. In no case may an outdoor recreation facility be located within one-hundred (100) feet of the boundary of a residential district, as determined by the residential districts currently mapped at the time the application for an EC or MS District is submitted.

15.5.F Changes to Approved Institutional Master Plans   

Once an Institutional Master Plan is approved, whether of the permitted or conditional type, certain minor modifications are allowed through review and approval by the Executive Director of the City Planning Commission. The following basic changes are allowed:

1.  Construction of new structures less than two-thousand five (2,500) square feet in gross floor area that are adjunct to and support an existing use on campus.

2.  Additions to existing structures of less than thirty percent (30%) of the existing gross floor area or ten thousand (10,000) square feet, whichever is less, provided the use of the structure has not changed.

3.  Changes in building height that do not exceed the district maximum.

4.  Increases in open space, and alternate landscape designs and stormwater management techniques.

5.  New parking facilities of ten (10) or less spaces.

6.  All interior renovations to a structure.

7.  Fa├žade renovation to an existing structure in conformance with the design standards of this Article.

8.  A change of use to a permitted use within the district. Any change of use to a use that is conditional within the district does not qualify.

All other changes to an approved Institutional Master Plan require re-submittal and re-approval of an Institutional Master Plan in accordance with this section. This includes any changes to the boundaries of an approved Institutional Master Plan, the addition of a conditional use from Table 15-1, or any exception to the base zoning district standards of Table 15-2 or any other regulations of this Ordinance.