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CITY PLANNING COMMISSION

CITY OF NEW ORLEANS LATOYA CANTRELL ROBERT D. RIVERS MAYOR EXECUTIVE DIRECTOR LARRY MASSEY

INTERIM DEPUTY DIRECTOR

City Planning Commission Staff Report

Executive Summary Zoning Docket 106/21

Applicants: City Council Motion No. M-21-330

Request: This is a request for an amendment to Ordinance No. XX,XXX MCS (Zoning

Docket 063/21, which granted a conditional use to permit a bar and outdoor

amusement facility) to now grant a conditional use to permit an outdoor

amphitheater in an MU-1 Medium Intensity Mixed-Use District, the AC-1 Arts and

Culture Diversity Overlay District, and EC Enhancement Corridor Design Overlay

District, GC Greenway Corridor Design Overlay District.

Location: 600 North Broad Street, 2619-2633 Toulouse Street, 2622-2626 Toulouse Street,

2633 Lafitte Avenue, and 2634-2658 Toulouse Street

Summary of Proposal:

Zoning Docket 063/21 is part of an effort to expand and make permanent the

operations of Broadside, an outdoor entertainment venue that has operated at the

intersection of Broad Street and the Lafitte Greenway as a temporary use during the

Covid-19 pandemic. The development was recently granted a zoning change and

conditional use approval to allow the proposed development. However, this

approval does not allow for outdoor live performance, as such activity is not

allowed through any mechanism in the MU-1 District.

In part to create a pathway for Broadside to have outdoor live entertainment, the

City Council has introduced two motions that would amend the zoning ordinance.

Motion M-21-329 would amend the regulations of the AC-1 overlay district to

allow “outdoor amphitheaters” as a conditional use, and, in doing so, would

partially implement the recommendations of the City Planning Commission’s

Outdoor Live Entertainment Study. That motion is considered under Zoning

Docket 105/21. Motion M-21-330, which is considered in this report, would amend

Broadside’s conditional use to allow it to have outdoor live entertainment as a

permanent aspect of its operation

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The permanent use of this site as an outdoor live entertainment location is

appropriate because it is in a relatively non-residential context, a variety of

commercial, industrial, and recreational land uses serve as a buffer between the site

and residential land uses, which are those land uses that would be negatively

impacted by the activity the venue generates. These surrounding non-residential

properties, in contrast, would be positively impacted by their proximity to the

venue, as the venue would spur additional activity along the Broad Street corridor

and Lafitte Greenway, contributing the economic and recreational vitality of those

corridors.

Master Plan: The proposal is consistent with the Master Plan.

Recommendations:

The staff also recommends APPROVAL subject to eleven (11) provisos.

Reason for Recommendations:

1. The site is well-suited for outdoor entertainment due to its location at the prominent

node where the Lafitte Greenway and Broadway intersect. Serving as a destination

for visitors from across the city, it will encourage additional commercial and

recreational activity along the Broad Street and Lafitte Greenway corridors.

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City Planning Commission Meeting CPC Deadline: 2/8/2022

Tuesday, December 14, 2022 CC Deadline: 60 days from receipt

Council District: D – Brossett

PRELIMINARY STAFF REPORT

Zoning Docket: 106/21

To: City Planning Commission

From: Robert Rivers, Executive Director

Stephen Kroll, Planning Administrator

Prepared by: Stephen Kroll

Date: December 7, 2021

I. GENERAL INFORMATION

Applicant: City Council Motion No. M-21-330

Request: This is a request for an amendment to Ordinance No. XX,XXX MCS (Zoning

Docket 063/21, which granted a conditional use to permit a bar and outdoor

amusement facility) to now grant a conditional use to permit an outdoor

amphitheater in an MU-1 Medium Intensity Mixed-Use District, the AC-1 Arts and

Culture Diversity Overlay District, and EC Enhancement Corridor Design Overlay

District, GC Greenway Corridor Design Overlay District.

Location: The petitioned properties are located in Square 336, Lots 1, 2, 3, 4, 5, 6, 7 or 7A

and 7B, 8, 9, and 10, in the Second Municipal District, bounded by North Broad

Street, Lafitte Street, North Dorgenois Street, and Toulouse Street.

Description: The petitioned site consists of multiple separate lots of record containing a

collective total of approximately 26,000 square feet. The site is near-rectangular

and has frontage on Toulouse and Lafitte Streets. It is the site of Broadside, a

temporary outdoor music venue that currently operates pursuant to Covid-19

emergency regulations.

The property owner wishes for Broadside to become a permanent bar and

entertainment destination. This would involve the continued use of an outdoor

stage area, as well as the construction of bar and dining areas. To enable the

proposal, a number of zoning amendments are needed. First, the City Council

recently rezoned the site from an HU-MU Historic Urban Neighborhood Mixed-

Use District to an MU-1 Medium Intensity Mixed-Use District, while also granting

a conditional use to permit the use of the site as a bar with outdoor amusement

space (Zoning Docket 063/21). Notably, the allowed use of the site for outdoor

amusement space does not allow the use of the site for live entertainment because

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the Comprehensive Zoning Ordinance does not allow outdoor live performance in

as part of an outdoor amusement function or any other land use in that is allowable

in the MU-1 District.

In addition to approving the zoning change and conditional use, the City Council

introduced two motions that would enable outdoor live performance at the site.

Motion M-21-329 which is considered under Zoning Docket 105/21, would amend

the regulations of the AC-1 overlay district to allow “outdoor amphitheaters” as a

conditional use. Motion M-21-330, which is considered in this report, would

amend the existing conditional use ordinance for this property to allow its use as an

“outdoor amphitheater,” having the effect of allowing outdoor live entertainment

as a permanent aspect of the venue’s operation.

Why is City Planning Commission action required?

This application is a site-specific companion application to the text amendment application

considered under Zoning Docket 105/21. Zoning Docket 105/21 considers City Council

Motion M-21-329, which proposes a text amendment to the regulations of the AC-1 Arts

& Culture Diversity Overlay District to classify the “outdoor amphitheater” use as a

conditional use in the overlay district, which includes this site. This report, Zoning Docket

106/21, evaluates the request for conditional use approval to allow an outdoor amphitheater

at this particular property at the intersection of North Broad Street and the Lafitte

Greenway.

The City Planning Commission is required to make a recommendation on all conditional

use applications prior to City Council action, in accordance with Article 4, Section 4.3.D.3

of the Comprehensive Zoning Ordinance.

II. ANALYSIS

A. What is the zoning of the surrounding areas? What is the existing land use? And how

are the surrounding areas used?

The subject site is was recently rezoned from an HU-MU Historic Urban Neighborhood

District to an MU-1 Medium Intensity Mixed-Use District. It was previously included

within the HU-MU District, which extends along the Broad Street and Lafitte Greenway

corridors, reinforcing the existing, historic mixed-use character along Broad Street and

promoting new mixed-use development along the greenway to promote activity along the

greenway and support its role as a public recreational space.

In November, the City Council rezoned the subject property alone to the MU-1 District, in

recognition that its large size and location at the intersection of the Broad and Lafitte

Greenway corridors makes it an important anchor site for more intensive development that

will serve as a destination point to visitors from across the city. In particular, it is to be

developed with Broadside, an outdoor entertainment venue that will serve a permanent

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replacement of an existing, temporary venue that has operated during the COVID-19

pandemic.

The MU-1 District that includes the site, as well as the surrounding HU-MU District along

themselves situated amid a variety of different zoning districts and uses. In closest

proximity to this district is an HU-RM1 Historic Urban Neighborhood Multi-Family

Residential District to the south and east. And while the nearby commercial corridors at

Broad Street, Canal Street, and Orleans Avenue feature linear HU-MU districts that

encompass many of the lots with frontage on those three streets, the areas between those

major thoroughfares are predominantly residential, with most bearing the HU-RD2

Historic Urban Two-Family Residential District classification. Scattered throughout these

large swaths of HU-RD2 properties are an assortment of small, neighborhood-serving uses

and districts such as HU-B1 and HU-B1A. In addition to the small-scale neighborhood

business districts, these areas are also punctuated with the usual institutional uses (schools

and places of worship) that typify pre-WWII neighborhoods.

B. What is the zoning and land use history of the site?

Zoning: 1929 - “I” Industrial

1953 - “J” Light Industrial District

1970 – LI Light Industrial District

2015 (Prior to 8/12/2015) – LI Light Industrial District

Land Use: 1929 – Industries and Warehouses

Single- and Two-Family Residential

1949 – Parks and Playgrounds

Light Industrial

Vacant land

1999 – Commercial

Single/Two-Family Residential1

C. Have there been any recent zoning changes or conditional uses or planned

developments in the immediate area? If so, do these changes indicate any particular

pattern or trend?

This conditional use application is being considered in the context of a broader discussion

of how outdoor live entertainment should be regulated city-wide given its cultural

importance to the city, as well as the urgency to create opportunities for safe, outdoor

gathering spaces in response to the Covid-19 pandemic.

The current Comprehensive Zoning Ordinance, which went into effect in 2015, limits

opportunities for outdoor live entertainment for many bars, restaurants, and other venues

1 The 1999 Land Use Plan presented a generalized indication of land uses and was not lot-specific, so it may not accurately describe

the land use of this particular site in 1999.

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throughout the city. In most parts of the city, live entertainment is allowed indoors. It is

allowed outdoors only in “outdoor amphitheaters,” which are contemplated as relatively

large, stand alone venues located within parks and other recreational environment, rather

than within smaller outdoor venues in commercial or mixed-use corridors where most

entertainment venues tend to be located. The effect of this has been to frustrate the

opportunities for new outdoor entertainment venues, and which has been criticized as not

recognizing the role of live performance to the city’s collective culture and hampering

employment opportunities for local musicians. .

In response to this, the City Planning Commission in 2021 conducted a study, the Outdoor

Live Entertainment Study, which sought to identify ways to loosen the regulation of

outdoor live entertainment in some locations in a manner that is consistent with the

objectives expressed the “Cultural Resources Management and Historic Preservation”

section of the Master Plan.

During this same time period, the Covid-19 pandemic has caused cities throughout the

country and world to revisit how public and private space is used so as to encourage outdoor

dining and recreation as a safer alternative to indoor activity. In New Orleans, the

Broadside outdoor music venue at this site has been developed as a temporary outdoor

venue and has been allowable given the emergency measures the City has made in response

to the pandemic. The owner of Broadside has sought to make it a permanent operation and

has pursued zoning approvals to do so.

The first zoning application for Broadside was Zoning Docket 063/21, which was a request

to 1) rezone the Broadside site from HU-MU to MU-1, in response to the fact that the HU-

MU District limits commercial land uses to 10,000 square feet, a limitation Broadside

would greatly exceed; and 2) grant conditional use approval to allow a bar and outdoor

amusement facility.

In the course of reviewing that application, the staff confirmed that the zoning regulations

did not allow for outdoor live entertainment. The staff recommended approval of the

zoning change and the conditional use, allowing the bar and ‘outdoor amusement” limited

to movie screenings and similar functions, but not allowing outdoor live entertainment.

The City Planning Commission adopted this approval recommendation. The City Council

approved the application as recommended by the City Planning Commission. This

approval occurred by motion on October 21, 2021 (City Council Motion No M-21-385)

and by ordinance on November 18, 2021 (Calendar No. 33,505).

In addition to approving the zoning change and conditional use application, the Council

initiated by motion two applications to allow Broadside to have outdoor live entertainment:

a text amendment to allow it in the AC-1 Arts & Culture Diversity Overlay District as a

conditional use and a conditional use application to allow it at this site in particular.

Zoning Docket 105/21 is a request by City Council Motion M-21-329 for a text

amendment to Article 18, Section 18.9.B.2 to add “Outdoor Amphitheater” as a conditional

use in the AC-1 Arts & Culture Diversity Overlay District. The text amendment would

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affect non-residential districts with frontage on Broad Street between Interstate

10/Pontchartrain Expressway and Columbus Street, as well as those lots in non-residential

districts with frontage on Columbus Street between North Broad Street and North

Dorgenois Street. It would also affect all lots in non-residential districts with frontage on

Saint Bernard Avenue between North Rampart Street/McShane Place and North Roman

Street.

The CPC staff recommends modified approval of the text amendment, authorizing “live

entertainment – secondary use (outdoors)” through the conditional use process, rather than

outdoor amphitheaters. The staff finds that this amendment better addresses the policy

objective of loosening the regulation of live entertainment for bars, restaurants, and other

venues within the AC-1 District in a way that is consistent with how those venues typically

operate, and in a manner that was anticipated by the CPC’s 2021 Outdoor Live

Entertainment Study.

Zoning Docket 106/21 is being considered concurrently with this conditional use

application at the December 14, 2021 City Planning Commission meeting.

D. What are the comments related to design?

Existing conditions

Site conditions

The development site is a portion of the square that measures approximately 26,000 square

feet. It is approximately 104 feet in with nearest North Broad Street and approximately 82

feet in width nearest North Dorgenois Street. It is approximately 274 feet in depth as

measured along the Toulouse Street property line and 275 feet in depth as measured along

the Lafitte Greenway. (The site as defined here does not include the “Phase 2” areas

identified on the site plan, as those areas are to be developed at some future point.)

Building conditions

The site is currently developed with a corrugated metal shipping container that served as

the ticket vending area for the temporary outdoor entertainment venue and what appears to

be a stage or other performance area.

Proposed conditions

Site conditions

The site plan includes three areas:

• A parking lot nearest Broad Street that is designed to contain 22 spaces; submitted

by the applicant depicts a 22-space vehicle parking lot that features ingress/egress

on both Toulouse Street and Lafitte Avenue.

• A central indoor and outdoor dining and drinking space, which includes

approximately 4,600 square feet of interior space divided between entry/ticketing

space, bar and restroom space, and food truck stalls, and an additional 3,350Also

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depicted adjacent to the parking lot is an approximately 3,400-square-foot

landscaped area with tables and seating.

• An approximately 10,000 square foot outdoor screen and eating area, facing a stage

located near the Lafitte Greenway edge of the property. This is the existing

performance area and would be retained.

Building conditions

The applicant proposes a 3,745-square-foot covered structure that will contain the bar,

venue ticket office, restrooms and food truck bays. Building design standards for the MU-

1 zoning district are contained at Article 15, Section 15.3.B. - Building Design Standards.

The analysis of the building design was included in the previous conditional use

application, Zoning Docket 063/21. This proposal is to simply authorize outdoor live

performance at the site. There are to be no changes to the site or structures from what was

considered under Zoning Docket 063/21, so there is no need for further design review.

Subdivision

The site is currently formed by ten through lots extending the width of the site from the

Lafitte Greenway to Toulouse Street. These lots all measure just under 32 feet in width an

range in depth from approximately 82 feet to approximately 107 feet, narrowing as the

square tapers away from Broad Street and toward North Dorgenois Street. As the site is to

be developed and used as a single parcel, with various structures that would extend across

existing lot lines, it is necessary that the site be consolidated into a single lot. This will

eliminate the lot lines extending through the site, ensuring that there are no building code

issues stemming from structures being built across lot lines. The standard subdivision

proviso was inadvertently not included in Zoning Docket 063/21, so it should be included

with this application.

• The applicant shall consolidate the lots associated with the site into a single lot of record

through the City Planning Commission. The applicant shall submit a complete

application for the resubdivision prior to City Planning Commission sign-off on final

plans. The approved subdivision shall be recorded with the Clerk of Civil District

Court’s Land Records Division prior to the issuance of a Certificate of Occupancy by

the Department of Safety and Permits.

E. What impact will the proposed conditional use have on the transportation system, if

any? What are the off-street parking and off-street loading requirements? Can they

be provided on site? If not, is a waiver required?

Traffic

The related text amendment application (Zoning Docket 105/21) recommends that instead

of classifying “outdoor amphitheaters” as conditional uses in the AC-1 overlay district, the

zoning regulations should allow bars and restaurants to have accessory outdoor live

entertainment as a secondary use. The logic behind this recommendation is that the outdoor

amphitheater use typically refers to stand-alone venues. In contrast, Broadside and likely

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other facilities in the future are more likely to have outdoor live entertainment as one

component of a wider array of functions, including dining, bar, and indoor entertainment

functions. Thus, it make sense to view entertainment as a part of a larger bundle of uses,

rather than something separate.

By virtue of outdoor live entertainment being only one of Broadside’s attractions, among

indoor and outdoor drinking and dining functions, the expectation is that Broadside’s traffic

impact would fluctuate based on its operations at any given time. The greatest traffic

impact would be when all aspects of the operation, including live performance, are

occurring. This would likely occur mostly on nights and weekends, when the surrounding

streets are relatively less-trafficked compared to weekday morning/evening peak periods.

Most vehicular traffic would be experienced along Broad, the main cross-town arterial

leading to the site. Vehicles would approach the site via Broad, before turning off of Broad

to enter the parking lot or search for street parking, and then would leave via Broad. Given

Broad’s role as a major arterial street, it is designed to accommodate significant traffic.

Thus, the traffic impact to Broad would be consistent with its role and acceptable.

There would be minimal vehicular traffic impact to Toulouse Street, Lafitte Street, North

Dorgenois Street, and the other single, lane streets forming most of the surrounding street

network. These streets would be used primarily by vehicles traveling to the site from the

immediate vicinity or for street parking and the impact of this is expected to be limited.

In addition to having a vehicular traffic impact, the use would increase pedestrian and

bicycle traffic by creating a destination along the edge of the Lafitte Greenway that

complements the greenway’s role as an active recreation space. Since the Lafitte

Greenway was planned and developed in the years following Hurricane Katrina, it has been

visioned as a space that would contribute the vitality of surrounding areas by promoting

the emergency of complementary commercial and residential land uses within dormant,

former industrial areas. Broadside will do just this, providing yet another reason to use the

Lafitte Greenway, and having a positive impact by encouraging pedestrian and bicycle

travel.

Parking

The staff recommends that outdoor live entertainment be classified as a secondary use to

venue’s main use with no additional parking requirement. Thus, the Broadside parking

requirement is based on the use of the entire property as a bar/restaurant. For bars, the

parking requirement is based on square footage, which includes all interior space, as well

as outdoor space used for seating, performance, or similar activities per the zoning

ordinance’s definition of “gross floor area.” By this definition and the assumed use of the

entire “garden & seating” and “existing outdoor screen & seating” areas on the plan for

seating, performance, or similar activity, there is a total of approximately 18,500 square

feet of floor area.

The off-street parking requirement is calculated as follows. First, 5,000 square feet is

deducted from the overall square footage, as the first 5,000 square feet of a land use are

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exempt from providing off-street parking per Section 22.5.A of the Comprehensive Zoning

Ordinance. Parking must be provided for the remaining 13,500 square feet of floor area at

the rate of one space per 500 square feet, per the parking requirement for bars and

restaurants that is included in Section 22.4. This yields a requirement of 27 spaces.

The site plan indicates a 22-space vehicle parking lot. The parking lot, as currently

designed, lacks interior parking lot landscape islands, so meeting the landscape

requirements will reduce the number of spaces it can contain by at least two spaces. Thus,

for the purpose of this report, the staff assumes it will ultimately contain 20 spaces. There

will also be approximately 21 on-street parking spaces on the portions of Toulouse Street

and Lafitte Street immediately bordering the site (excluding an intended loading zone). Per

Section 22.5.B, on-street parking spaces may be counted toward the parking requirement

for commercial uses. Therefore, a total of about 41 spaces are anticipated to be available.

This far exceed the requirement and allows for an additional reduction of on-site spaces to

meet landscape requirements, if necessary.

The staff recommends modifying the vehicular parking provisos that was included as part

of the previous approval to restate the general parking requirement rather than specifying

a particular number. This will ensure that the requirement is phrased in a way that is

flexible should there be any change to the overall area of the development, which would

impact the parking requirement.

Bicycle Parking and Loading

The changes do not alter the calculation of the bike parking and loading requirements.

However, the staff also recommends modifying the bike parking and loading provisos that

were included as part of the previous approval to restate the general parking requirement

rather than specifying a particular number. This will ensure that the requirement is phrased

in a way that is flexible should there be any change to the overall area of the development,

which would impact the parking requirement.

F. What effects/impacts would the proposed conditional use have on adjacent

properties?

In recently rezoning this site from HU-MU to MU-1 and introducing motions for zoning

legislation that would enable outdoor live performances at this site, the City Council is

addressing two main public policy concerns. First, it is addressing the concern that the

current zoning regulations are excessively restrictive of outdoor live entertainment, which

has the effect of limiting the total number of venues that can exist in the city. This, in turn,

limits the employment opportunities for musicians and other performers, while also failing

to recognize the cultural importance of music and performance to the city and its

neighborhoods. This concern motivated the Outdoor Live Entertainment Study and let to

an effort to identify locations that are suitable for outdoor live entertainment.

Second, the Council sought to create zoning regulations that recognize the post-Covid

reality that the use of public and private space for outdoor dining and entertainment is both

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a safe means of providing recreational and gathering opportunities during a pandemic, but

also contributes positively to the urban experience. This has been exemplified by the use

of “parklets” in the public street to provide restaurants and bars with outdoor dining space,

as well as the emergence of Broadside as an outdoor entertainment venue, which has been

allowed by emergency regulatory measures.

This is the context in which the impact of this proposed land use should be evaluated. In

addition to having the positive impacts of creating employment opportunities and safe

entertainment designations, which would be true of a number of potential locations, this

particular site is especially well suited for the proposed use due to its location at the

intersection North Broad Street and the Lafitte Greenway. This location is appropriate

because it is in a relatively non-residential context, where the greenway itself and a great

number of non-residential land ues along Broad Street and elsewhere around the site serve

as a buffer between the site and residential land uses, which would be most negatively

impacted by the sound, activity, traffic, and parking demand that the venue would generate.

The activity the venue generates would positively contribute to the Broad Street and Lafitte

Greenway corridors, building upon post-Hurricane Katrina efforts to develop the greenway

and revitalize Broad Street as designations for recreational and commercial activity.

G. Evaluation of conditional use approval standards

To ensure the appropriateness of a proposed use at a particular location, the City Planning

Commission recommendation and the City Council decision on applications for a

conditional use shall, on the basis of all information submitted, evaluate the impact of the

conditional use on (and the compatibility of the use with) surrounding properties and

neighborhoods. The Commission and Council are required to specifically consider the

extent to which the proposed use meets the approval standards contained in Article 4,

Section 4.3.F Approval Standards of the Comprehensive Zoning Ordinance. In this

section, the staff evaluates the application using those standards.

The proposed use at the specified location is consistent with the policies embodied in

the adopted Master Plan.

This standard is met. The proposal is consistent with the Plan for the 21st Century,

commonly known as the Master Plan. “Chapter 13: Land Use Plan” of the Master Plan

designates the future land use of the petitioned site as “Mixed Use Medium Density:” The

goal, range of uses, and development character for that designation are copied below:

MIXED-USE MEDIUM DENSITY

Goal: Create medium-density neighborhood centers to enhance walkability and

serve as focal points within neighborhoods. Proximity to transit encouraged.

Range of Uses: Medium-density single-family, two-family and multifamily

residential and commercial uses. Limited light industrial uses (small food

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manufacturers, craft and value-added industry and passive warehousing and

storage) may be allowed in some areas. Agricultural, stormwater management, and

supporting public recreational and community facilities are allowed. Transit and

transportation facilities are allowed.

Development Character: Height, mass and density of new development varied to

ensure proper transitions to surrounding lower density residential neighborhoods.

Many structures will feature ground floor retail with residences on upper floors.

Allow the adaptive reuse of historic non-residential structures with densities higher

than the surrounding neighborhood through the planned development process.

Allow higher residential densities when a project is providing significant public

benefits such as long-term affordable housing. Incorporate risk reduction and

adaptation strategies in the built environment.

The proposal is consistent with the Plan for the 21st Century. One of the goals of the subject

property’s MUM Mixed Use Medium Density future land use classification includes the

creation of neighborhood focal points, of which this development could be considered one.

The constituent commercial uses of a bar with live entertainment are consistent with the

range of uses specified for the MUM FLUM designation.

The proposed use is consistent with the general purpose and intent of the applicable

zoning district regulations.

This standard is met. As mentioned earlier, the site’s location along the Broad Street

commercial corridor and the Lafitte Greenway renders would further the development

goals of the Comprehensive Zoning Ordinance. Private property adjacent to the Lafitte

Greenway is in general intended for mixed-use development that will activate the greenway

(a purpose that is reflected in the regulations of the GC Greenway Corridor overlay district,

which overlays property along the greenway). The intended development create an

entertaining destination along the greenway, spurring additional activity along both the

greenway and North Broad Street, and potentially encouraging additional development

along both corridors.

The proposed use meets all standards specifically applicable to the use as set forth in

Article 20 and all environmental performance standards of Section 21.3.

The existing conditional use ordinance for the site includes provisos requiring compliance

with the applicable use standards in Article 20. Compliance with the environmental

performance standards of Article 21, Section 21.3 will be ensured through the normal

permitting process.

The proposed use is compatible with and preserves the character and integrity of

adjacent development and neighborhoods and, as required by the particular

circumstances, includes improvements or modifications either on-site or within the

public right-of-way to mitigate development-related adverse impacts.

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The development is compatible with surrounding development. This is achieved through

compliance with the building and site design requirements of the Comprehensive Zoning

Ordinance, as well as the mixed-use context of the area, and the fact that it complements

the roles of the Broad Street and Lafitte Greenway corridors for commercial and

recreational activity.

Any variance of zoning standards meets the approval standards of Section 4.6.F.

The proposal does not require any variances of zoning standards.

The proposed use is not materially detrimental to the public health, safety, and

welfare, or results in material damage or prejudice to other property in the vicinity.

The proposal would have no such impacts.

III. SUMMARY

Zoning Docket 063/21 is part of an effort to expand and make permanent the operations of

Broadside, an outdoor entertainment venue that has operated at the intersection of Broad

Street and the Lafitte Greenway as a temporary use during the Covid-19 pandemic. The

development was recently granted a zoning change and conditional use approval to allow

the proposed development. However, this approval does not allow for outdoor live

performance, as such activity is not allowed through any mechanism in the MU-1 District.

In part to create a pathway for Broadside to have outdoor live entertainment, the City

Council has introduced two motions that would amend the zoning ordinance. Motion M-

21-329 would amend the regulations of the AC-1 overlay district to allow “outdoor

amphitheaters” as a conditional use, and, in doing so, would partially implement the

recommendations of the City Planning Commission’s Outdoor Live Entertainment Study.

That motion is considered under Zoning Docket 105/21. Motion M-21-330, which is

considered in this report, would amend Broadside’s conditional use to allow it to have

outdoor live entertainment as a permanent aspect of its operation

The permanent use of this site as an outdoor live entertainment location is appropriate

because it is in a relatively non-residential context, a variety of commercial, industrial, and

recreational land uses serve as a buffer between the site and residential land uses, which

are those land uses that would be negatively impacted by the activity the venue generates.

These surrounding non-residential properties, in contrast, would be positively impacted by

their proximity to the venue, as the venue would spur additional activity along the Broad

Street corridor and Lafitte Greenway, contributing the economic and recreational vitality

of those corridors.

IV. PRELIMINARY STAFF RECOMMENDATION

The staff recommends APPROVAL subject to eleven (11) provisos. Language contained

within the existing ordinance that is to be retained is in plain text. Language recommended

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for deletion is in strikethrough text. Language recommended to be added is in underlined,

bold text.

Provisos

1. The building design shall be revised to show compliance with all applicable design

standards contained within Sections 15.3.B, 18.1.B, and 18.7.C of the Comprehensive

Zoning Ordinance.

2. The plans submitted to the City Planning Commission for final approval shall indicate

the type, locations, and height of any exterior lighting. Any proposed exterior lighting

shall comply with the standards of Article 21, Section 21.5 of the Comprehensive

Zoning Ordinance.

3. The plans submitted to the City Planning Commission for final approval shall indicate

the type, location, size, and materials of all signage. All signage shall conform to the

requirements of Article 24 of the Comprehensive Zoning Ordinance, subject to the

review and approval of the City Planning Commission staff.

4. In accordance with Article 23, Section 23.13.A of the Comprehensive Zoning

Ordinance, the plans submitted to the City Planning Commission for final approval

shall indicate the location of the trash receptacle which may be within an enclosed

structure or screened by a seven foot (7’) opaque fence with latching gates. At no time,

excepting trash collection days, shall trash be stored as to be visible from the public

rights-of-way.

5. The developer shall secure the approval of the Department of Public Works for any

improvements to the adjacent public right-of-way, including sidewalks, curbing, and

curb cuts, and any other modifications to the surrounding public rights-of-way. When

submitting plans to the City Planning Commission for final approval, the developer

shall provide documentation of all required approvals by the Department of Public

Works.

6. The Department of Safety and Permits shall issue no building permits or licenses for

this project until final development plans are approved by the City Planning

Commission and recorded with the Office of Conveyances. Failure to complete the

conditional use process by properly recording plans within one year or failure to

request an administrative extension as provided for in Article 4, Section 4.3.H.2 of

the Comprehensive Zoning Ordinance will void the conditional use.

7. The plans submitted to the City Planning Commission for final approval shall indicate

the presence of a minimum of nine (9) all required vehicle parking spaces, as set forth

in Article 22, Section 22.4.A (Table 22-1) of the Comprehensive Zoning

Ordinance. The maximum allowable number of off-street vehicular parking spaces is

150% of the required minimum, in accordance with Article 22, Section 22.4.B of the

Comprehensive Zoning Ordinance. The design of vehicle parking spaces shall comply

ZD 106/21 15

with the requirements as set forth in Article 22, Section 22.8 of the Comprehensive

Zoning Ordinance.

8. The plans submitted to the City Planning Commission for final approval shall indicate

the installation of all required at least two (2) short-term bicycle parking spaces as set

forth in Article 22, Section 22.4.A (Table 22-1) and Article 22, Section 22.6 of the

Comprehensive Zoning Ordinance. The design of bicycle parking spaces shall comply

with the requirements as set forth in Article 22, Section 22.9 of the Comprehensive

Zoning Ordinance. When submitting plans to the City Planning Commission for final

approval, the developer shall provide documentation of all required approvals by the

Department of Public Works for any bicycle spaces located in the public right-of-way.

9. The plans submitted to the City Planning Commission for final approval shall indicate

the presence of all required a minimum of one (1) loading space, as set forth in Article

22, Section 22.7 (Table 22-3) of the Comprehensive Zoning Ordinance. The design

of loading spaces shall comply with the requirements as set forth in Article 22, Section

22.10 of the Comprehensive Zoning Ordinance.

10. In accordance with Article 20, Sections 20.3.E and 20.3.G of the Comprehensive

Zoning Ordinance, the use shall be in accordance with the following use standards, as

well as any use standards that may apply as a result of the text amendment

application considered in Zoning Docket 105/21:

20.3.E Outdoor Amusement Facility

1. An indoor or outdoor amusement facility shall submit the following

impact management plans, to be reviewed by the Director of Safety and

Permits, and all other relevant City agencies:

a. A noise abatement plan.

b. A security and operation plan. The security plan shall include the

provision of exterior security cameras.

2. If a standard restaurant or bar is allowed within the zoning district, such

uses may be included as part of the indoor amusement facility so long as

separate approval is obtained for the standard restaurant or bar. If

alcoholic beverages are served, the applicant shall submit a summary of the

number and location of places of worship, educational facilities, and parks

and playgrounds within three-hundred (300) feet of the proposed location,

which may trigger a prohibition as part of Section 10-110 of the City Code.

3. If the use plans an increase in intensity, such as an expansion of floor

area or increase in permitted occupancy, the security and operation plan

shall be updated and resubmitted for approval. A revised security and

operation plan shall be approved prior to the issuance of any permits.

ZD 106/21 16

4. The security and operation plan may be revised by the property owner

or person authorized in writing by the owner. New plans shall be

resubmitted for approval.

20.3.G Bars

1. A bar shall submit the following impact management plans to the

Department of Safety and Permits:

a. A security and operation plan, which includes the provision of

exterior security cameras. If the bar contains a brewing or distilling

facility on-site, a floor plan indicating the area reserved for brewing

or distilling, a description of the facility and capacity shall be

included in the security and operation plan.

b. A noise abatement plan.

2. Bars shall submit a summary of the number and location of place of

worship, educational facilities, and parks and playgrounds within three-

hundred (300) feet of the proposed location.

3. Unless otherwise permitted by law, retail sales of packaged alcoholic

beverages for consumption off the premises are prohibited.

4. Bars with live entertainment are also subject to the standards of this

Article for “live entertainment – secondary use.” Live entertainment is a

separate principal use and subject to separate approval.

5. If the bar use plans an increase in intensity, such as an expansion of

floor area or increase in permitted occupancy, the security and operation

plan shall be updated and resubmitted for approval. A revised security and

operation plan shall be approved prior to the issuance of any permits.

6. Security and operation plans may be revised by the property owner or

licensed operator. New plans shall be resubmitted for approval.

7. On-site micro-brewing and micro-distillery facilities are allowed.

11. The applicant shall consolidate the lots associated with the site into a single lot of

record through the City Planning Commission. The applicant shall submit a

complete application for the resubdivision prior to City Planning Commission

sign-off on final plans. The approved subdivision shall be recorded with the Clerk

of Civil District Court’s Land Records Division prior to the issuance of a

Certificate of Occupancy by the Department of Safety and Permits.

V. REASON FOR RECOMMENDATION

1. The site is well-suited for outdoor entertainment due to its location at the prominent

node where the Lafitte Greenway and Broadway intersect. Serving as a destination for

ZD 106/21 17

visitors from across the city, it will encourage additional commercial and recreational

activity along the Broad Street and Lafitte Greenway corridors.

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Petitioned site MU­1

N Cl

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Ave

N No

rman

C F

ranc

is Pk

wy

N Br

oad

St

Orleans Ave

Canal St

Lafitte Greenway

Lafitte Greenway

Lafitte Greenway

1896 Sanborn map

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

EC-001EXISTING PHOTOS

VIEW FROM TOULOUSE ST. VIEW FROM BROAD ST.

VIEW TOWARD BROAD ST. FROM THE EXISTING OUTDOOR VENUE VIEW FROM LAFITTE AVE.

UP

275' - 0"

EXISTING OUTDOOR SCREEN & SEATING

N. B

RO

AD S

T

LAFITTE AVE

TOULOUSE ST

PARKING - 22

PARKING - 14

PARKING - 15

GARDEN & SEATING

BAR

DECK

FOOD TRUCK STALLS

ENTRY & TICKETING

LOADING ZONE &

MOUNTABLE CURB

2" / 12" 2" / 12" 2" / 12"

2" / 12"PHASE 2 - UNDER SEPARATE PERMIT

PHASE 2 - UNDER SEPARATE PERMIT

32' -

10"

58' - 4 1/2" 30' - 0 1/2"

90' -

2"

3' -

7"

BAR & RESTROOMS

43' - 0" 184' - 0" 90' - 2 1/2" 90' - 10"

67' - 6" 116' - 6"

103'

- 6

1/2"

82' -

7 1

/2"

4' -

4 1/

2"

24' - 8" 24' - 4"

22' -

0"

DUMPSTERENCLOSURE

2" / 12"

AREAS

UNDERROOF (OPEN AIR): 4898 sfBAR ASSEMBLY (OPEN AIR): 2583 sfTICKETING: 73 sfRESTROOMS / CIRCULATION: 1180 sfGARDEN: 3268 sfPARKING (PERMEABLE): 7234 sf

EXISTING SCREEN AREA: 7686 sfNEW DEVELOPMENT AREA: 17697 sf

TOTAL SITE AREA: 25383 sf

(ALL AREAS PERMEABLE EXCEPT ROOF)

274' - 2 1/2"

31' - 6"

(3) Ilex cassine

(4) Crataegus opaca

(3) Magnolia virginiana

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

A-001SITE PLAN

TRUE NORTH N

A-001 1/16" = 1'-0"1 SITE PLAN

DN

UP

EXISTING WALLS, PARTITIONS, COLUMNS, FIXTURES, EQUIPMENT, ETC. TO REMAIN

GRAPHIC LEGEND

EXISTING DEMISING WALL TO REMAIN

TEMPORARY CONSTRUCTION BARRIER

EXISTING WALLS, PARTITIONS, COLUMNS, FIXTURES, EQUIPMENT, ETC. TO BE REMOVED

NEW WALL

INDICATES AREA NOT IN SPECIFIC PHASE'S SCOPE OF WORK

C

A-2011

A-2002

A-2001

SEATING - 34 5'X5'

LOCATIONS

N. B

RO

AD S

T SI

DE

LAFITTE AVE

TOULOUSE ST

PARKING - 21

SEATING

TIC

KETS

PARKING - 14

PARKING - 15

SEATING48

BAR & STORAGE

BAR/DECK

GATE - OPENED FOR LARGE PRIVATE EVENTS ONLY

FOOD TRUCK STALL - 1

FOOD TRUCK STALL - 2

ADA RAMP

ENTRY

ADA RAMP

LOADING ZONE

STAGE

WOMEN'S

MEN'S

2' - 6"2' - 11 1/2" 8' - 0" 3' - 0"2' - 6"

A-2012

D

H

K

5

5

4

4

3

3

2

2

1

1

40' -

0"

8' -

2 1/

2"

2' -

11 1

/2"

12' -

6"

3' -

0"12

' - 6

"

2' -

11 1

/2"

5' -

8"

2' -

2 1/

2"

6

6

16' - 0" 16' - 0" 6' - 6"

23' - 2"

9' -

2"9'

- 2"

69' -

8 1

/2"

17' - 11 1/2" 20' - 8 1/2"

28' -

6"

17' - 10 1/2" 7' - 0 1/2" 13' - 7 1/2"

50' -

0 1

/2"

44' - 4" 3' - 8 1/2" 16' - 7 1/2"

8' -

0"10

' - 0

"10

' - 0

"10

' - 0

"10

' - 0

"10

' - 0

"10

' - 0

"10

' - 0

"8'

- 0"

16' - 0" 16' - 0" 6' - 6" 23' - 10 1/2" 23' - 5 1/2"

19' - 0" 9' - 2 1/2"

5' -

0"

7' - 0 1/2"

10' -

5"

1A-300

2A-300

A

B

E

F

G

J

H.1

J.1

K.1

G.1 1' -

11 1

/2"

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

A-101FIRST FLOOR PLAN

TRUE NORTH N

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

5 4 3 2 16

2X RAFTERS, TYP.

(2) 2X12 COLUMNS, TYP.

CORRUGATED METAL ROOFING, TYP.

HIGH BAR DINING

METAL RAILING, TYP.

1X6 WOOD SLAT WALLS, TYP.

WOOD DECK, TYP.

GARDEN SEATING

2A-300

C

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

D H K

2X RAFTERS, TYP.

(2) 2X12 COLUMNS, TYP.

CORRUGATED METAL ROOFING, TYP.

HIGH BAR DININGMETAL RAILING, TYP.

1X6 WOOD SLAT WALLS, TYP.

WOOD DECK, TYP.

GARDEN SEATING

1A-300

A B E F G JH.1 J.1 K.1G.1

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

A-200EXTERIORELEVATIONS

A-200 1/4" = 1'-0"1 NORTH ELEVATION

A-200 1/4" = 1'-0"2 WEST ELEVATION

C

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

16' -

0"

3' -

0"

DHK

2X RAFTERS, TYP.

(2) 2X12 COLUMNS, TYP.

CORRUGATED METAL ROOFING, TYP.

METAL RAILING, TYP.

1X6 WOOD SLAT WALLS, TYP.

WOOD DECK, TYP.

EXISTING 8' WOOD FENCING

BAR

1A-300

ABEFGJ H.1J.1K.1 G.1

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

16' -

0"

3' -

0"

2X RAFTERS, TYP.

(2) 2X12 COLUMNS, TYP.

CORRUGATED METAL ROOFING, TYP.

HIGH BAR DINING

1X6 WOOD SLAT WALLS, TYP.

TRELLIS WALL

EXISTING 8' WOOD FENCING

SIGNAGE - UNDER SEPARATE PERMIT

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

A-201EXTERIORELEVATIONS

A-201 1/4" = 1'-0"1 EAST ELEVATION

A-201 1/4" = 1'-0"2 SOUTH ELEVATION

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

5 6

2A-300

5x3 STEEL COLUMN -SEE STRUCTURAL

WT9x25 - SEE STRUCTURAL

BAR ROOF WITH INTERNAL DRAINS & PARAPET

DECK PILESPILE CAP SUPPORTING ROOF STRUCTURE

WOOD DECKING

METAL RAILING

CORRUGATED METAL ROOF

WOOD SLAT FINISH

2x6 RAFTERS

10' -

8" 14

' - 6

1/2

"

C

FIRST FLOOR3'-0"

ROOF - HIGH END19'-0"

GRADE0"

D H K

1A-300

A B E F G JH.1 J.1G.1

PILE CAP SUPPORTING ROOF STRUCTURE

WOOD DECKING

CORRUGATED METAL ROOF

WOOD SLAT FINISH

2x6 RAFTERS

5x3 STEEL COLUMN -SEE STRUCTURAL

WT9x25 - SEE STRUCTURAL

DECK PILES

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

04/05/21Author

Checker

A-300SECTIONS

A-300 1/4" = 1'-0"1 Cross Section - Bar

A-300 1/4" = 1'-0"2 Longitudinal Section - Bar

DN

MC MC

CR

CR

CR

AR

PG

60' -

10"

51' - 5 1/2"

15' - 4"

24' -

4"

25' -

8 1

/2"

44' - 6"

PLANT LIST - SHRUB RIVER Qty.

Hamelia patens 6

Hibiscus aculeatus 7

Hibiscus coccineus 7

Kosteletzkya virginica 7

Sabal minor 26

Serenoa repens 3

PLANT LIST - PART SUN Qty.

MATRIX 280- Carex flacca 35%- Carex leavenworthii 35%- Prunella vulgaris 30%

Illicium floridanum 3

Rudbeckia laciniata 18

Thelypteris kunthii 9

Yucca flaccida 3

PLANT LIST - FULL SUN Qty.

MATRIX 225- Artemesia ludoviciana 5%- Eragrostis spectabilis 50%- Pycnanthemum tenufolium 15%- Salvia coccinea 30%

Canna flaccida 5

Eryngium yuccifolium 12

Muhlenbergia capillaris 6

Yucca flaccida 3

PLANT LIST - GARDEN TREES Qty.

Acer rubrum var. drummondii 1

Cyrilla racemiflora 3

Myrica cerifera 'Wolf Bay' 2

Pinus glabra 1PR

MC

CRAR

Drawn byChecked by

© 2020 Albert Architecture & Urban Design apllc

Albert Architecture & Urban Design 3211 Tulane

504.827.005New Orleans, LA

BROADSIDE - PHASE 1600 N Broad StNew Orleans, LA 70119Project No. AA1917

05/13/21Author

Checker

L-101PLANTING PLAN -GARDEN

L-101 1/4" = 1'-0"1 PLAN - PLANTING

TRUE NORTH N

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 1 - Aerial

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 2 - Lafitte Side Overview

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 3 - Toulouse Side Overview

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 4 - Screen Bar

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 5 - Screen Bar

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 6 - Screen Bar

BROADSIDE DEVELOPMENT - Phase 1 PERSPECTIVE 7 - Garden

11/30/21, 12:41 PM Mail - CPCINFO - Outlook

https://outlook.office365.com/mail/CPCINFO@nola.gov/inbox/id/AAMkADdhMjU0OTA2LTg5ZTktNDg5Ny1iZjQ4LWYyMjQ5ZTU0YjkyNQBGAAAAAAC… 1/2

Support of Docket item 106/21

Andrew Grafe <andrew@fqr.com>Tue 11/30/2021 11:27 AMTo: CPCINFO <CPCINFO@nola.gov>

EMAIL FROM EXTERNAL SENDER: DO NOT click links, or open a�achments, if sender is unknown, or themessage seems suspicious in any way. DO NOT provide your user ID or password. If you believe that this isa phishing a�empt, use the repor�ng tool in your Outlook to send this message to Security.

Good morning,I am writing in support of the conditional use permit for the above-referenced docket item for theproperty at 600 N Broad. 

The Broadside Theatre is a covid success story wherein a local business owner was able to create avenue for the public when his indoor theatre was closed. The function and structure of this space issuch that people of all ages can enjoy outdoor music and movies with the degree of safety beingoutside provides us in light of the world we find ourselves in. Further, both the Broad Theatre and the Broadside are great additions to the neighborhood and thebusiness district along North Broad. Please support the application for this conditional use as it will continue to benefit both the immediatearea and the city as a whole. Sincerely,Andrew Grafe French Quarter RealtyC: 504-529-9559O: 504-949-5400F: 504-949-0707andrewgrafe@hotmail.comandrew@fqr.com

1041 Esplanade Ave. New Orleans, LA 70116

8011 Maple st. New Orleans, LA 70118

www.fqr.comFacebook: Andrew Grafe French Quarter Realty Twitter: @andrewgrafe Instagram: andrewgrafeLicensed by LA Real Estate Commission 

E-mails sent or received shall neither constitute acceptance of conducting transactions via electronicmeans nor create a binding contract unless a written contract is signed by all parties.

11/30/21, 12:41 PM Mail - CPCINFO - Outlook

https://outlook.office365.com/mail/CPCINFO@nola.gov/inbox/id/AAMkADdhMjU0OTA2LTg5ZTktNDg5Ny1iZjQ4LWYyMjQ5ZTU0YjkyNQBGAAAAAAC… 2/2