2-24-2025: RE: Opposition to Zoning Docket 105-24, 621 Elysian Fields Ave.
February 24, 2025
New Orleans City Council
1300 Perdido Street
New Orleans, LA 70112
RE: Opposition to Zoning Docket 105-24, 621 Elysian Fields Ave.
Dear City Councilmembers:
Louisiana Landmarks Society would like to express our strong opposition to the Conditional Use and variance application for the proposed development at 621 Elysian Fields Avenue (Zoning Docket 105-24). We respectfully urge you to uphold the City Planning Commission's unanimous recommendation for denial of this application.
The proposed mega-hotel project at the former Aquatic Gardens Property violates multiple provisions of the Comprehensive Zoning Ordinance (CZO) and is entirely inappropriate for the historic Faubourg Marigny neighborhood. The developer is requesting an egregious Floor Area Ratio (FAR) variance that would result in a building 30% larger than what is legally permitted under current zoning regulations.
We are particularly concerned about the following issues:
Legal Non-Compliance: The CZO explicitly states that a variance must meet ALL NINE of the required approval criteria. According to the CPC Staff Report, this project fails to meet even one of these criteria. Approving this variance would therefore constitute a clear violation of the law.
Dangerous Precedent: Councilmember King's proposed "compromise" – allowing the developer to exceed the maximum FAR in exchange for complying with the height limit – sets a dangerous precedent. It suggests that developers can choose which zoning laws to follow and which to ignore, effectively nullifying the purpose of having a Comprehensive Zoning Ordinance.
Profit-Driven Variances: The developer has openly admitted that their variance request is solely for financial gain, stating that "otherwise, the numbers just don't work." Profit maximization is not a valid legal basis for granting zoning variances. If this reasoning is accepted, it would undermine the entire zoning system and leave our neighborhoods vulnerable to overdevelopment.
Neighborhood Character: The proposed development is vastly out-of-scale, overly dense, and completely incompatible with the historic character of the Faubourg Marigny. This neighborhood is an important cultural and historical asset to New Orleans, and its unique character should be protected.
The CPC's 5-0 vote recommending denial of this application was based on sound legal reasoning and a recognition that this project fails to meet the standards required by law. I urge you to respect this recommendation and the clear requirements of the CZO.
By denying this application, you will uphold the rules, protect the integrity of our zoning process, and preserve the character of a historic neighborhood that is treasured by residents and visitors alike.
Thank you for your consideration of this important matter.
Sincerely,
Sandra Stokes
Chair of Advocacy