City proposes allowing more doubles in Gentilly neighborhoods
City planner Paul Cramer discusses the zoning changes proposed by the City Planning Commission at a public meeting in the Milne Recreation Center. (Jesse Baum, Gentilly Messenger)
By Jesse Baum, Gentilly Messenger
The city is proposing zoning changes in parts of Gentilly that would allow for more doubles in areas that are now zoned for single-family housing only.
City officials presented the proposed changes to the city Master Plan at a public meeting last week at the Milne Recreation Center. City Planning Commission administrator Paul Cramer detailed the changes, discussed the process of changing the Master Plan, and advised attendees on how to provide feedback.
The current proposal for Planning District 6 — Lake Terrace, Lake Oaks, Milneburg, Filmore, Pontchartrain Park, Gentilly Woods, Gentilly Terrace, Edgewood Park, St. Anthony and Dillard — is to take several sections of the district currently zoned for single-family housing and change the Master Plan to allow for single and double housing to be built in those areas.
Property owners would still have to follow zoning restrictions on individual lots and go through a zoning change process, if they wish to develop their property in a way that differs from its current zoning. Cramer said that the sections of Planning District 6 were selected because in the Master Plan they previously allowed single and double houses to be built on them, and were only changed to single family only in 2015.
Planning District 6 (City Planning Commission)
Cramer said that, generally, the Master Plan distinguishes between the city’s older and denser neighborhoods and newer, more suburban-style areas such as Gentilly, which were developed more recently. In those newer districts, Cramer said, there are more limitations on commercial development than in the historic urban neighborhoods.
Despite the relatively conservative nature of the change proposed at the meeting, residents were skeptical of — and some outright opposed — the plan to allow for doubles to be built in their area. One attendee mentioned that she had tried and failed to get a permit to make her single home a double. At the meeting, however, she opposed the change.
Greg Jones, who has lived in Gentilly for 44 years, said: “You have a lot of vacant homes [in New Orleans], and the only answer you have is to build doubles.”
Cramer started to respond, saying: “Doubles play an important role in this city …”
“Well, build them somewhere else then,” interjected another attendee.
Several attendees raised concerns that doubles could be developed by absentee landlords who would neglect their rental properties. Cramer countered that the shift to allow for doubles was a step to alleviating the housing crisis that the city faces.
Jones said that rather than add doubles to his neighborhood, the city should examine the impact of short-term rentals on housing availability, saying that “if people weren’t so selfish and greedy,” New Orleans would not face a shortage of affordable housing.
According to watchdog group Inside Airbnb, as of Feb. 12, there are 6,776 Airbnb listings in New Orleans, of which 86% are for entire homes or apartments. About 64% of hosts in New Orleans operate more than one listing.
Currently, New Orleans is in the process of revising the regulations on short-term rental permitting; these changes will be finalized next month.
Proposed future land use changes for Gentilly (City Planning Commission)
Some attendees questioned whether their feedback would be listened to at the City Planning Commission and City Council level. Cramer responded that the meeting was a part of a preliminary process. He added that residents can, and should, make their voices heard at the City Planning Commission and City Council meetings, which are open to the public.
Walterine Griffin says the meeting “was interesting… I wish it had been more in-depth. It’s interesting that the zoning is changing and the neighborhood is not informed,” she said. Several attendees mentioned that they wished the meeting, attended by about 20 residents, had been better advertised.
Griffin said she does not have an issue with doubles, but she questioned why her area should be selected for greater density. She said she’s concerned with her experience with the city’s non-responsiveness to complaints and calls for assistance.
“When you call the city and tell them about a problem, the city never comes out,” Griffin said.
In her neighborhood, she said, there is a family whose home lacked electricity and running water, and getting assistance from city services was a challenge. “Our whole neighborhood called about their situation,” Griffin said.
At the end of the meeting, Cramer mentioned the possibility of returning for another meeting in the neighborhood, given the interest. One attendee shared a suggestion for the next session: “Next time, have refreshments!”
To determine your planning district, zoning designation and other important information by address, visit https://whereyat.nola.gov/.
The Master Polan amendment proposals are posted on the City Planning Commission website: www.nola.gov/city-planning. You can contact the City Planning Commission at 504-658-7033 or CPCinfo@nola.gov.
Reporter Jesse Baum can be reached at jesse.blacktree@gmail.com.
