New Orleans Subdivision Regulations
Regulations to guide the future growth and development of the City in accordance with the Master Plan
Printed: 2/12/2025 2:24:10 PM
4.2 Public Rights-of-Way, Access and Relationship to Street Network
4.2.1 Access to Lot
No subdivision will be approved by the Commission unless it creates a lot or parcel having its principal frontage and access from an officially approved street, public or private. Lots fronting on pedestrian ways shall also have frontage on a public or private street providing vehicular access.
4.2.2 Phased Development
Whenever land is being subdivided into lots that may eventually be resubdivided into smaller lots, consideration must be given to the street and lot arrangement so that additional minor streets can be opened which will permit a logical arrangement of smaller lots. Whenever the first phase of a proposed phased development creates streets ending in stub streets, the developer shall either provide insurance that the second phase of development will occur or shall provide cul-de-sac rather than stub streets.
4.2.3 Secondary Access for Gated Subdivision
No subdivision for any gated subdivision will be approved by the Commission unless it provides for a secondary access, designed to the satisfaction of the Fire Department, Department of Public Works and the Planning Commission. Individual phases of a multi-phased development may have a temporary secondary access designed to the satisfaction of these stated agencies. The temporary secondary access shall be allowed for the maximum time permitted for completion of the overall development, as per these regulations.
4.2.4 Blocks
This section is intended to promote connectivity within existing neighborhoods and proposed subdivisions. In general, neighborhoods developed prior to WW2 that are considered more urban in nature with a more dense, mixed-use development pattern shall preserve shorter block lengths that are pedestrian in nature and promote block connectivity and access. Neighborhoods developed post-WW2 that are considered more suburban in nature may have existing block lengths exceed exceeding those of urban neighborhoods. However, many of these suburban development patterns have resulted in environments that do not adequately accommodate pedestrians and cyclists and it is the intent of these regulations to improve upon these past deficiencies.
- Subdivisions that require the creation of new streets and block patterns shall design streets and block patterns in a manner that achieves high levels of connectivity within and around developments.
- Block lengths should be consistent with the surrounding block lengths and patterns. When there are no predominant lengths and patterns in the vicinity, maximum block lengths shall be determined by multiplying by twelve (12) the minimum single-family lot width for the existing underlying zoning district. Zoning districts that do not have a designated minimum lot width shall have a maximum block length of 300 feet. Block lengths that exceed 600 feet shall provide a pedestrian way every 400 feet in order to provide connectivity that will accommodate pedestrians and cyclists.
Subdivisions that abut an existing block pattern and/or stub street(s), the subdivision shall make provision for the continuation of principal existing streets serving contiguous properties into the new subdivision areas (or their proper projection where adjoining land is not subdivided) in order to preserve the surrounding block pattern and street widths in a manner that is consistent with this section.
Subdivisions that include existing blocks that exceed the maximum allowed in this section shall make provision for streets that adhere with the block length requirements.
Block lengths shall not exceed the specified maximum, except for when a block length that exceeds the maximum is deemed appropriate by the Executive Director. The Executive Director may determine a block exceeding the maximum to be appropriate in instances where the block length better ensures continuity with an existing street network or is more suitable given the particular geometry of the site.
Figure 1. Maximum Block Length in the HU-RD2 District

Figure 2. Maximum Block Length in the S-RS District

Exceptions to the requirement to extend existing streets may be considered by the Executive Director and may be granted for subdivisions that are contiguous with properties that include obstructions such as:
- Utilities/easements
- Large Institutional Developments
- Schools
- Hospitals
- Public Parks
- Natural Barriers
- Other land uses or physical features as may be deemed appropriate
4.2.5 Street Design
- Street Widths. The widths of Major Streets shall conform to the widths designated on the Major Street Plan, as adopted by the Commission on June 22, 1993, and to all subsequent amendments and additions thereto. The minimum right-of-way width for all other streets shall be fifty (50) feet. In cases where special conditions make a right-of-way of less width more suitable, the Commission, with concurrence of the Department of Public Works, may modify the above requirements.
The minimum street width, measured from face-of-curb to face-of-curb shall be 26 feet.In cases where special conditions make a right-of-way of less width more suitable, the Commission, with concurrence of the Department of Public Works, may modify the above requirements.
- Cul-de-sacs, Dead End Street. The creation of cul-de-sacs should be avoided where possible in order to maintain connectivity within and around developments. Cul-de-sacs are only allowed where existing topographic or physical barriers do not permit a street alignment that is directly connected with the existing street network of the surrounding area. The need for the creation of a cul-de-sac should not be a result of the actions of the applicant or property owner. Cul-de-sac streets shall not exceed 300 feet in length and shall terminate in a circular turn-around with a minimum diameter of 96 feet. Unless restricted by topographic or physical barriers, cul-de-sac streets shall provide a pedestrian way to connect the terminus of the cul-de-sac with the abutting public right-of-way or adjacent destinations.
Cul-de-sacs may be allowed by the Executive Director for subdivisions that are located contiguous with properties that include obstructions such as:
- Utilities/easements
- Large Institutional Developments
- Schools
- Hospitals
- Public Parks
- Natural Barriers
- Other land uses or physical features as may be deemed appropriate
- Street Construction Requirements. All streets (private or public) shall be prepared in accordance with the City of New Orleans, Department of Public Works’ “Roadway Design Guide” latest revision
), with construction work supervised by a registered Civil Engineer. The type of surfacing shall be determined by the Department of Public Works and the Department’s approval shall be indicated by the stamp and signature on all such plans. All grading, surfacing and sidewalk intersection construction must be completed prior to final acceptance by the Department of Public Works. For all streets, offered or not offered for dedication, the applicant shall to furnish to the Department of Public Works a certificate from a registered engineer certifying that such streets have been constructed under his/her supervision and in accordance with the specifications furnished by the Director of the Department of Public Works.
- Development Containing Private Streets. Subdivisions with streets not offered for dedication (private streets) must meet all applicable requirements for development of public streets. Street paving and sidewalk construction must be in accordance with standard specifications of the City of New Orleans for dedicated streets.
A Homeowners Association or a similar responsible entity must be established to provide for the permanent maintenance of all private streets in accordance with Section 3.2.11.g.
Approval shall not be given for proposed streets within a subdivision, which would be subject to flooding in the base flood. All street surfaces must be located at or above the base flood elevation.
- Pedestrian Ways. Pedestrian ways are a type of street designed specifically for use pedestrians, cyclists, and other non-vehicular transportation modes. They are provided in order to improve pedestrian and bicycle access to transit and other destinations and to shorten pedestrian and bicycle travel times within or near a subdivision. Pedestrian ways are specifically encouraged at the terminus of cul-de-sacs, within large block patterns and adjacent to destinations such as parks, schools and trails.
Pedestrian ways extending from cul-de-sacs and in between large blocks shall provide a paved pathway with a minimum width of ten (10) feet and two (2) landscaped buffers with a minimum width of five (5) feet between the path and adjacent properties. The minimum total right-of-way width for the pedestrian way shall not be less than thirty (30) feet. The maximum total right-of-way width shall not exceed fifty (50) feet.
Figure 3. Pedestrian Way extending from cul-de-sacs

Pedestrian ways extending from rights-of-way abutting parks, schools, trails and other destinations shall maintain a width equal to the right-of way from which it extends and shall include a paved pathway with a minimum width of ten (10) feet and landscaped buffers with a minimum width of five (5) feet between the path and adjacent properties.
Figure 4. Pedestrian Way extending from right-of-ways

Pedestrian ways shall be designed to restrict vehicular access. All design proposals for pedestrian ways are subject to the review and approval of the Executive Director.
- Temporary Turn-Around shall be provided on all streets that are intended to be continued, either within the subdivided area or beyond. The type of surfacing of the temporary turn-around shall be subject to approval by the Department of Public Works. The temporary turn-around shall be used for a maximum of two (2) years from the date of Final Subdivision Plan Approval of the subdivision plan, unless it is built according to all standards regulating development of dead-end streets.
- Alley. The minimum width of an alley in a residential block shall be fifteen (15) feet, but such minimum width may be modified when an alley would continue an existing pattern of alleys.
- Common Driveways and Secondary Access Servitudes serving single and two-family residential properties shall have a minimum width of 12 feet. Two-way driveways for multi-family, commercial, office or shall have a minimum width of 24 feet. All driveways and secondary access servitudes shall comply with CZO regulations and be determined in consultation with the Department of Public Works and the Fire Department.
- Paved Sidewalks are required in all developments including those containing private streets unless waived by the City Planning Commission. Sidewalks shall have a minimum width of five (5) feet, in consultation with the Department of Public Works. Permeable and pervious paving is encouraged under the guidelines found in Section 121.7 (the Code of the City of New Orleans).