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 3:40:38 PM

4.3 Lots

This section is intended to ensure that new lots are regular in shape, size, and orientation, and adhere to the surrounding context.

4.3.1 Lot Size   

Unless otherwise provided for in these regulations, all proposed lots shall conform to the bulk and yard regulations of the respective zoning district in the Comprehensive Zoning Ordinance. In areas that are not served by a public sewer, minimum lot and parcel sizes shall be in compliance with the requirements of the Sanitary Code, State of Louisiana.

4.3.2 Lot Shape   

  1. A lot shall be rectangular or wedge shaped or otherwise consistent with existing lot pattern. Lots that deviate from this norm and may create situations where development is inconsistent with the existing surrounding development may require consideration by the City Planning Commission.
  2. Side lot lines of a lot shall run at right angles to the street on which it faces as far as is practicable, or on curved streets, the side lot lines shall be radial to the curve unless a variation to this rule will give a better street and lot plan.
  3. Lots may be irregular in shape (i.e., not rectangular or wedge shaped) in the following instances:

i.      In the Central Business Districts, there are no restrictions on lot shapes.

ii.     In non-Suburban zoning districts (except the Central Business Districts), a subdivision proposal that creates an irregular lot may be administratively approved when both of the following conditions are met:

a. The lot is approximately L-shaped or T-shaped

b. The “dogleg” or similar extension from the rectangular portion of the lot has an area that is 40% or less of the area of the rectangular portion.

When either of the above conditions is not met, the subdivision shall be considered by the Commission. It shall be evaluated against the following approval standards. Applications meeting all four standards may be approved.

1. There are special circumstances or conditions affecting the property. Strict compliance would deprive the applicant of reasonable use of the land.

2. The adjustment is necessary for the preservation/ enjoyment of a substantial property right.

3. Approval will not be detrimental to the public welfare or injurious to the other property in the vicinity.

4. That the adjustment will not unreasonably burden city services, including streets.

iii.      In Suburban zoning districts), a subdivision proposal that creates an irregular lot may be administratively approved when both of the following conditions are met:

a. The lot is approximately L-shaped or T-shaped.

b. The “dogleg” or similar extension from the rectangular portion of the lot has an area that is 15% or less of the area of the rectangular portion.

When either of the above conditions is not met, the subdivision shall be considered by the Commission. It shall be evaluated against the following approval standards. Applications meeting all four standards may be approved.

1. There are special circumstances or conditions affecting the property. Strict compliance would deprive the applicant of reasonable use of the land.

2. The adjustment is necessary for the preservation/ enjoyment of a substantial property right.

3. Approval will not be detrimental to the public welfare or injurious to the other property in the vicinity.

4. That the adjustment will not unreasonably burden city services, including streets.

 

Districts

Approval Authority

Percentage

Shape

Approval Standards

Development Plan requirement

Non-Suburban Districts (Except CBD)

 

• Historic Core

• Historic Urban

• Commercial Center/ Institutional Campus

• Centers for Industry

• Open Space

• Rural Dev

Administrative

40% max

L- and T- shapes only

None; by-right

Not required

Commission-level

>40%, and/or

Irregular shapes aside from L- and T- shapes

1.There are special circumstances or conditions affecting the property. Strict compliance would deprive the applicant of reasonable use of the land.

 2.The adjustment is necessary for the preservation/ enjoyment of a substantial property right.

 3. Approval will not be detrimental to the public welfare or injurious to the other property in the vicinity.

4. That the adjustment will not unreasonably burden city services, including streets.

May be required for irregular lot shapes

Central Business Districts

Administrative

No limit

No limit

None; by-right

Not required

Suburban Districts

Administrative

15% max

L- and T- shapes only

None; by-right

Not required

Commission-level

>15%, and/or

Irregular shapes aside from L- and T- shapes

1.There are special circumstances or conditions affecting the property. Strict compliance would deprive the applicant of reasonable use of the land.

 2.The adjustment is necessary for the preservation/ enjoyment of a substantial property right.

 3. Approval will not be detrimental to the public welfare or injurious to the other property in the vicinity.

4. That the adjustment will not unreasonably burden city services, including streets.

May be required for irregular lot shapes

 

Figure 5. Graphic Illustrating the use of the 15% or 40% rule

Creation of L-shapes lots require commission-level review if the dogleg portion of the new lot (shown in light gray) is more than 15% or 40% of the area of the original lot (shown in dark gray), in accordance with the table above.

4.3.3 Flag Lots   

Creation of a flag lot shall not be permitted unless it is the only way of creating access to an existing lot that does not have frontage along an improved street. The creation of the flag lot condition must result in the landlocked lot gaining access to an improved street. The pole portion of a flag lot (the actual lot frontage on an approved public or private street) zoned or used for residential purposes must be at least 12 feet wide.  For non-residential uses, the minimum width of the pole portion of the flag lot shall be 24 feet. The minimum lot area shall be that of the underlying zoning district and does not include the flagpole area. Front yard setback shall be measured using the flag portion of the lot and discarding the flag pole portion of the lot. All setback requirements apply.

4.3.4 Change of Lot Frontage   

When a resubdivision proposes to change a lot’s frontage from one street to another, the new frontage shall be consistent with the existing lot frontage pattern or an improvement over the established pattern in the same zoning district. Where multiple lots are held in common ownership in a single development site, the front of the development site shall be treated as the lot frontage. The Executive Director shall make the determination as to whether a proposal is consistent with, or an improvement over the established pattern. Proposed change of lot frontage that is generally consistent with the existing lot pattern, as determined by the Executive Director may be approved administratively. Proposed change of lot frontage that  is not generally consistent with the existing lot pattern shall be considered by the City Planning Commission.

4.3.5 Multi-Frontage Lots   

Multi-frontage lots that create situations that are inconsistent with the existing surrounding development may require consideration by the City Planning Commission.  There are two types of multi-frontage lots, as listed below:

  1. Through Lot (Lot having frontage on two approximately parallel streets). In general development shall be oriented towards both streets. Through lots require review by the City Planning Commission except in the two following instances:
    • In an established urban environment of the city, through lots may be permitted in instances where a similar development pattern already exists in the surrounding area.
    • For institutional, commercial and industrial scale land uses occupying an entire square or portion of square
  2. Lot having frontage on two or more approximately perpendicular streets (except corner lots). This type of multi-frontage lots may be deemed appropriate upon a determination that there will not be a substantial negative impact upon neighboring properties. 

4.3.6 Split Zoned Lot   

The Planning Commission will approve requests which propose the combination of lots resulting in more than one zoning district on a single lot of record only if the zoning line issue is resolved through a minor map adjustment or a zoning change. The zoning change or minor map amendment must be approved before the final subdivision approval. Exceptions to requiring a zoning change may be applied if the property is subject to a conditional use or planned development superseding the base zoning district regulations, or if other special conditions are found, as determined by the Executive Director of the City Planning Commission.

4.3.7 Substandard Lots   

The Planning Commission will not approve requests which propose lots not in compliance with the applicable bulk and yard requirements of the Comprehensive Zoning Ordinance, with the exception of those requests approved under Policy  F of these Subdivision Regulations, or where approval is contingent on the variance of relevant zoning standards by the Board of Zoning Adjustments.