Zoning › Louisiana › Orleans County › New Orleans

New Orleans, LA Zoning

Hybrid-pd-zoning. 71 districts · 35 overlays · 5 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
mixed
Naming convention by category
historic_coreletter-code (VCR, VCC, VCE, VCS, HMR, HMC, HM-MU, VCP)
historic_urbanuse-type-index (HU-RS, HU-RD1/2, HU-RM1/2, HU-B1A/B1, HU-MU)
suburbanuse-type-index (S-RS, S-RD, S-RM1/2, S-B1/2, S-MU) + lake-area variants (S-L*)
commercialuse-type-index (C-1/2/3, MU-1/2, EC, MC, MS, LS)
industrialletter-code (LI, HI, MI, BIP)
cbduse-type-index (CBD-1 through CBD-7)

NOLA CZO is structurally euclidean (use-based zoning with bulk/yard tables per Articles 7-17) but with form-based elements in the Vieux Carré (build-to-wall, height-from-grade, no setbacks) and the Vieux Carré Commission as a separate constitutional design-review layer. Article 5 Planned Development standards offer a PD path that supplements (not replaces) base districts. Classified hybrid-pd per Spec-02.

Worth knowing
  • Hybrid code per Spec-02: euclidean base districts in Articles 7-17, with form-based / historic-core elements in VCR/HMR/VCC and contextual front-yard averaging (§11.3.A.2) in Historic Urban Neighborhoods. Vieux Carré + Historic Marigny/Tremé/Bywater districts use build-to-wall (zero setbacks) and design review (Vieux Carré Commission, HDLC).
  • Parking exemption in Historic Core, HU-B1A, and Central Business Districts per §22.5.A.1 — these districts have zero off-street parking minimum, a major departure from typical CZO rosters elsewhere. HMC-2 and HM-MU are NOT eligible for this blanket exemption (carved out in §22.5.A.1).
  • Below-sea-level / FEMA SFHA: virtually all populated Orleans Parish is in FEMA-mapped Special Flood Hazard Area. M-MU district explicitly references Base Flood Elevation (BFE+35') as the height datum rather than grade. The City of New Orleans floodplain ordinance + 44 CFR 60.3 NFIP minimums establish freeboard requirements over BFE.

+ 14 more in Quirks & notes

Districts

spec 19com 18res_mf 11cbd 7res_sf 6mu 6ind 4
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
OS-NNeighborhood Open Space Districtspec—[4]35 ft[5]————[6]15[1] / 20[2] / 20[3]
OS-GGreenway Open Space Districtspec—[10]35 ft[11]————10[7] / 10[8] / 10[9]
OS-RRegional Open Space Districtspec1,089,000 sf[15]—[16]————20[12] / 20[13] / 20[14]
NANatural Areas Districtspec43,560 sf[20]35 ft[21]————20[17] / 20[18] / 25[19]
GPDGeneral Planned Development Districtspec43,560 sf[25]35 ft[26]————20[22] / 20[23] / 20[24]
OS-CBDCentral Business Open Space Districtspec—[30]35 ft[31]————20[27] / 20[28] / 20[29]
OS-ARArmstrong Regional Park Districtspec1,089,000 sf[35]—[36]————20[32] / 20[33] / 20[34]
R-RERural Residential Estate Districtres_sf87,120 sf[40]35 ft[41]—[42]——1[43]20[37] / —[38] / 40[39]
M-MUMaritime Mixed-Use Districtspec—[47]—[48]—[49]——1[50]—[44] / —[45] / —[46]
VCR-1Vieux Carré Residential District 1spec1,500 sf[54]50 ft[55]——[56]—0[57]—[51] / —[52] / —[53]
VCR-2Vieux Carré Residential District 2spec1,500 sf[61]50 ft[62]——[63]—0[64]—[58] / —[59] / —[60]
HMR-1Historic Marigny/Tremé/Bywater Residential District 1spec1,500 sf[68]40 ft[69]—1.3[70]—0[71]—[65] / —[66] / —[67]
HMR-2Historic Marigny/Tremé/Bywater Residential District 2spec1,500 sf[75]50 ft[76]—2[77]—0[78]—[72] / —[73] / —[74]
HMR-3Historic Marigny/Tremé/Bywater Residential District 3 (small-MF)spec2,000 sf[82]40 ft[83]—1.4[84]—0[85]—[79] / 3[80] / 20[81]
VCC-1Vieux Carré Commercial District 1com—[89]50 ft[90]———0[91]—[86] / —[87] / —[88]
VCC-2Vieux Carré Commercial District 2com—[95]50 ft[96]———0[97]—[92] / —[93] / —[94]
VCEVieux Carré Entertainment Districtcom—[101]50 ft[102]———0[103]—[98] / —[99] / —[100]
VCE-1Vieux Carré Entertainment District 1com—[107]50 ft[108]———0[109]—[104] / —[105] / —[106]
VCSVieux Carré Service Districtcom—[113]50 ft[114]———0[115]—[110] / —[111] / —[112]
VCS-1Vieux Carré Service District 1com—[119]50 ft[120]———0[121]—[116] / —[117] / —[118]
HMC-1Historic Marigny/Tremé/Bywater Commercial District 1com—[125]40 ft[126]———0[127]—[122] / —[123] / —[124]
HMC-2Historic Marigny/Tremé/Bywater Commercial District 2com—[131]40 ft[132]———1[133]—[128] / —[129] / —[130]
HM-MUHistoric Marigny/Tremé/Bywater Mixed-Use Districtmu—[137]40 ft[138]———1[139]—[134] / —[135] / —[136]
VCPVieux Carré Park Districtspec—[140]50 ft[141]———0[142]— / — / —
HU-RSHistoric Urban Single-Family Residentialres_sf5,000 sf[146]35 ft[147]—[148]——1[149]—[143] / 3[144] / 15[145]
HU-RD1Historic Urban Two-Family Residential 1res_mf2,000 sf[153]35 ft[154]—[155]——1[156]—[150] / 3[151] / 15[152]
HU-RD2Historic Urban Two-Family Residential 2res_mf2,000 sf[160]35 ft[161]—[162]——1[163]—[157] / 3[158] / 15[159]
HU-RM1Historic Urban Multi-Family Residential 1res_mf1,250 sf[167]40 ft[168]—[169]——1[170]—[164] / 3[165] / 15[166]
HU-RM2Historic Urban Multi-Family Residential 2res_mf800 sf[174]48 ft[175]—[176]——1[177]—[171] / 3[172] / 15[173]
HU-B1AHistoric Urban Neighborhood Business Acom800 sf[181]40 ft[182]—[183]——0[184]0[178] / 3[179] / 15[180]
HU-B1Historic Urban Neighborhood Businesscom800 sf[188]40 ft[189]———1[190]5[185] / 3[186] / 15[187]
HU-MUHistoric Urban Mixed-Use Districtmu800 sf[194]40 ft[195]———1[196]5[191] / 3[192] / 15[193]
S-RSSuburban Single-Family Residentialres_sf6,000 sf[200]35 ft[201]—[202]——1[203]20[197] / —[198] / 20[199]
S-RDSuburban Two-Family Residentialres_mf2,500 sf[207]35 ft[208]—[209]——1[210]20[204] / —[205] / 20[206]
S-LRS1Lakeshore Suburban Single-Family Residential 1 (Lakeview)res_sf4,800 sf[214]40 ft[215]—[216]——1[217]20[211] / —[212] / 20[213]
S-LRS2Lakeshore Suburban Single-Family Residential 2 (Lakewood South + Lakewood N West-of-Bellaire)res_sf6,700 sf[221]35 ft[222]—[223]——1[224]20[218] / —[219] / 20[220]
S-LRS3Lakeshore Suburban Single-Family Residential 3 (Country Club Gardens / Lakewood N E-of-Bellaire)res_sf5,000 sf[228]35 ft[229]—[230]——1[231]20[225] / —[226] / 20[227]
S-LRD1Lake Vista Suburban Two-Family Residentialres_mf5,000 sf[235]35 ft[236]—[237]——1[238]20[232] / —[233] / 20[234]
S-LRD2Lakewood/Parkview Suburban Two-Family Residentialres_mf4,400 sf[242]35 ft[243]—[244]——1[245]20[239] / —[240] / 20[241]
S-RM1Suburban Multi-Family Residential 1res_mf1,250 sf[249]40 ft[250]—[251]——1[252]20[246] / —[247] / 20[248]
S-RM2Suburban Multi-Family Residential 2res_mf1,200 sf[256]45 ft[257]—[258]——1[259]20[253] / —[254] / 20[255]
S-LRM1Lake Area Low-Rise Multi-Familyres_mf1,000 sf[263]40 ft[264]—[265]——1[266]20[260] / —[261] / 20[262]
S-LRM2Lake Area High-Rise Multi-Familyres_mf1,000 sf[270]90 ft[271]—[272]——1[273]20[267] / —[268] / 20[269]
S-B1Suburban Business 1 (Neighborhood)com10,000 sf[277]40 ft[278]—[279]——1[280]—[274] / —[275] / 20[276]
S-B2Suburban Pedestrian-Oriented Corridor Businesscom10,000 sf[284]40 ft[285]—[286]——1[287]—[281] / —[282] / 20[283]
S-LB1Lake Area Neighborhood Business 1com5,000 sf[291]40 ft[292]—[293]——1[294]—[288] / —[289] / 20[290]
S-LB2Lake Area Neighborhood Business 2com5,000 sf[298]55 ft[299]—[300]——1[301]—[295] / —[296] / 20[297]
S-LCLake Area General Commercialcom20,000 sf[305]90 ft[306]—[307]——1[308]—[302] / —[303] / 20[304]
S-LPLake Area Neighborhood Parkspec—[309]35 ft[310]———1[311]— / — / —
S-LMLake Area Marinaspec20,000 sf[312]40 ft[313]———1[314]— / — / —
C-1General Commercialcom—[318]40 ft[319]———1[320]—[315] / —[316] / 20[317]
C-2Auto-Oriented Commercialcom—[324]40 ft[325]———1[326]—[321] / —[322] / 20[323]
C-3Heavy Commercialcom—[330]130 ft[331]———1[332]—[327] / —[328] / 20[329]
MU-1Medium Intensity Mixed-Usemu—[336]60 ft[337]———1[338]—[333] / —[334] / 20[335]
MU-2High Intensity Mixed-Usemu—[342]85 ft[343]———1[344]—[339] / —[340] / 20[341]
ECEducational Campusspec87,120 sf[348]—[349]———1[350]10[345] / 10[346] / 20[347]
MCMedical Campusspec87,120 sf[354]—[355]———1[356]10[351] / 10[352] / 20[353]
MSMedical Servicespec—[360]100 ft[361]———1[362]20[357] / 10[358] / 10[359]
LSLife Science Mixed-Usemu5,000 sf[366]100 ft[367]———1[368]—[363] / —[364] / 20[365]
LILight Industrialind5,000 sf[372]75 ft[373]—[374]——1[375]20[369] / 15[370] / 20[371]
HIHeavy Industrialind10,000 sf[379]—[380]—[381]——1[382]20[376] / 20[377] / 20[378]
MIMaritime Industrialind10,000 sf[386]—[387]—[388]——1[389]20[383] / 20[384] / 20[385]
BIPBusiness-Industrial Parkind5,000 sf[393]75 ft[394]—[395]——1[396]20[390] / 0[391] / 20[392]
CBD-1Core Central Businesscbd—[400]—[401]——[402]—0[403]0[397] / —[398] / —[399]
CBD-2Historic Commercial and Mixed-Usecbd—[407]—[408]——[409]—0[410]0[404] / —[405] / —[406]
CBD-3Cultural Artscbd—[414]—[415]——[416]—0[417]0[411] / —[412] / —[413]
CBD-4Expositioncbd—[421]—[422]——[423]—0[424]0[418] / —[419] / —[420]
CBD-5Urban Core Neighborhood Lower Intensity Mixed-Usecbd—[428]—[429]——[430]—0[431]0[425] / —[426] / —[427]
CBD-6Urban Core Neighborhood Mixed-Usecbd—[435]—[436]——[437]—0[438]0[432] / —[433] / —[434]
CBD-7Bio-Sciencecbd—[442]—[443]——[444]—0[445]0[439] / —[440] / —[441]
S-MUSuburban Mixed-Usemu1,250 sf[449]45 ft[450]———1[451]—[446] / —[447] / 20[448]

Confidence: confirmed partial under review not found

Overlays

SC
Suburban Corridor Use Restriction Overlay District
COR
CZO §18.3

Geographic mapping per Article 18 §18.3.A; applies to designated suburban corridors

purposeRestricts uses within designated suburban corridor segments
use_restriction_typeuse
regulation_modesupplemental_use_restriction
ENORC
Eastern New Orleans Renaissance Corridor Use Restriction Overlay District
COR
CZO §18.4

Eastern New Orleans designated corridors (Chef Menteur Hwy, I-10 East corridors); see mapping referenced in §18.4.A

purposeUse restrictions for Eastern New Orleans corridor revitalization
regulation_modesupplemental_use_restriction
HUC
Historic Urban Corridor Use Restriction Overlay District
COR
CZO §18.5

Designated historic urban corridors (e.g., Magazine, Freret, Oak); see §18.5.A mapping

purposeUse restrictions on historic urban commercial corridors
regulation_modesupplemental_use_restriction
SCA
St. Charles Avenue Use Restriction Overlay District
COR
CZO §18.6

St. Charles Avenue corridor (primarily HU-RM2/HU-MU base districts)

purposePreserve mansion district character; restrict commercial intensification
regulation_modesupplemental_use_restriction
RDO-1
Residential Diversity Overlay District 1
AH
CZO §18.7

Mapped residential neighborhoods designated for affordable-housing diversity

purposeAffordable housing diversity sub-overlay
regulation_modesupplemental
RDO-2
Residential Diversity Overlay District 2
AH
CZO §18.8

Second-tier residential diversity overlay zone

purposeAffordable housing diversity (Tier 2)
regulation_modesupplemental
AC-1
Arts and Culture Diversity Overlay District 1
SPEC
CZO §18.9

Bywater / St. Claude / Marigny arts corridors

purposeSupport arts and culture diversity; allow artist studios, performance
regulation_modesupplemental_use_allowance
AC-2
Arts and Culture Diversity Overlay District 2
SPEC
CZO §18.10

Arts/culture diversity Tier 2

purposeTier 2 arts and culture overlay
regulation_modesupplemental_use_allowance
AC-3
Arts and Culture Diversity Overlay District 3
SPEC
CZO §18.11

Arts/culture diversity Tier 3

purposeTier 3 arts and culture overlay
regulation_modesupplemental_use_allowance
AC-4
Arts and Culture Diversity Overlay District 4
SPEC
CZO §18.12

Arts/culture diversity Tier 4

purposeTier 4 arts and culture overlay
regulation_modesupplemental_use_allowance
RIV
Riverfront Design Overlay District
ENV
CZO §18.13

Mississippi River frontage parcels in Algiers, CBD, Bywater, Holy Cross

purposeRiverfront design standards; orientation, public access
design_review_requiredTrue
regulation_modedesign_supplement
CPC
Character Preservation Corridor Design Overlay District
HP
CZO §18.14

Designated character-preservation corridors per §18.14.A

purposePreserve corridor character via design standards
design_review_requiredTrue
regulation_modedesign_supplement
EC-OD
Enhancement Corridor Design Overlay District
COR
CZO §18.15

Mapped enhancement corridors (e.g. Tulane Ave, Earhart Blvd) per §18.15.A

purposeCorridor enhancement design standards
design_review_requiredTrue
regulation_modedesign_supplement
CT
Corridor Transformation Design Overlay District
COR
CZO §18.16

Transformative corridor reinvestment zones

purposeCorridor transformation design standards
design_review_requiredTrue
regulation_modedesign_supplement
GC
Greenway Corridor Design Overlay District
ENV
CZO §18.17

Lafitte Greenway and other designated greenway corridors

purposeGreenway-adjacent design standards: orientation, pervious surfaces, fencing transparency
design_review_requiredTrue
regulation_modedesign_supplement
HU-B1A-OD
HU-B1A Use Restriction Overlay District
COR
CZO §18.18

Applies to HU-B1A-zoned parcels in designated areas

purposeUse restrictions supplementing HU-B1A base
regulation_modesupplemental_use_restriction
LAS
LaSalle Street Overlay District
COR
CZO §18.19

LaSalle Street corridor (Central City)

purposeLaSalle Street corridor specific regulations
regulation_modesupplemental
MAG
Magazine Street Use Restriction Overlay District
COR
CZO §18.20

Magazine Street corridor from Audubon Park to CBD

purposeMagazine Street use restrictions
regulation_modesupplemental_use_restriction
JAX
Jackson Avenue Use Restriction Overlay District
COR
CZO §18.21

Jackson Avenue corridor (Central City to riverfront)

purposeJackson Avenue use restrictions
regulation_modesupplemental_use_restriction
ANN
Annunciation Street Overlay District
COR
CZO §18.22

Annunciation Street corridor

purposeAnnunciation Street corridor regulations
regulation_modesupplemental
CSH
Canal Street Height Overlay District
DT
CZO §18.23

Canal Street frontage parcels primarily in CBD-1, CBD-2

purposeHeight regulation along Canal Street streetwall
regulation_modeheight_modifier
CCN
Convention Center Neighborhood Overlay District
DT
CZO §18.24

Convention Center frontage and adjacent CBD-4 / CBD parcels

purposeConvention Center neighborhood-specific design and use rules
regulation_modesupplemental
SBA
St. Bernard Avenue Overlay District
COR
CZO §18.25

St. Bernard Avenue corridor (7th Ward to Gentilly)

purposeSt. Bernard Avenue use and design supplement
regulation_modesupplemental
MHO
Middle Harrison Use Restriction Overlay District
COR
CZO §18.26

Middle Harrison Avenue (Lakeview)

purposeMiddle Harrison Avenue use restrictions
regulation_modesupplemental_use_restriction
CCMF
Coronet Court Multi-Family Housing Overlay District
AH
CZO §18.27

Coronet Court multi-family overlay area

purposeMulti-family housing enabling overlay for Coronet Court
regulation_modeuse_allowance
ARH
Algiers Riverfront Use and Height Restriction Overlay
ENV
CZO §18.28

Algiers riverfront parcels (West Bank)

purposeUse AND height restrictions for Algiers riverfront
regulation_modeuse_and_height_restriction
FMK
French Market Overlay District
HP
CZO §18.29

French Market parcels (Vieux Carré)

purposeFrench Market specific use and design standards
regulation_modesupplemental
UAP
University Area Off-Street Parking Overlay District
INS
CZO §18.30

University area parcels (Tulane, Loyola, Uptown)

purposeModify off-street parking requirements in university area
regulation_modeparking_modifier
BDN
Brown's Dairy Neighborhood Overlay District
SPEC
CZO §18.31

Brown's Dairy redevelopment area (Central City)

purposeBrown's Dairy redevelopment-specific overlay
regulation_modesupplemental
UAD
University Area Design Overlay District
INS
CZO §18.32

University area parcels (Tulane, Loyola, Uptown)

purposeDesign standards for university area
design_review_requiredTrue
regulation_modedesign_supplement
FGD
Fairgrounds Overlay District
SPEC
CZO §18.33

Fairgrounds Race Course vicinity (Mid-City / Bayou St. John)

purposeFairgrounds-specific land use regulations
regulation_modesupplemental
MIZ
Mandatory Inclusionary Zoning Sub-Districts
AH
CZO §28

Designated MIZ Core and Strong sub-districts (per CPC and Council mapping); affects developments of 10+ dwelling units

purposeMandatory affordable housing set-aside for residential developments of 10+ units
unit_threshold10
set_aside_pct5-10% (varies by sub-district)
ami_rental_pct60
ami_homeownership_pct60
regulation_modemandatory_affordability
FEMA-SFHA
FEMA Special Flood Hazard Area (NFIP)
FP
CZO §21

FEMA-mapped Special Flood Hazard Area (SFHA) — virtually all of Orleans Parish is in SFHA Zones AE, A, V, or X-shaded

purposeNFIP-compliant floodplain management; Base Flood Elevation (BFE) referenced for all habitable construction
regulation_modefederal_floodplain_supplement
freeboard_ftPer City of New Orleans floodplain ordinance + NFIP minimums (44 CFR 60.3); typically BFE+1 or higher
citation_to_authority44 CFR 60.3; National Flood Insurance Act; FEMA FIRM panels for Orleans Parish
VCC-Jur
Vieux Carré Commission Jurisdiction
HP
CZO §2.10

Vieux Carré (French Quarter) per La. Const. Art. XIV §22A and La. R.S. 33:4083

purposeVieux Carré Commission design review for exterior alterations, demolition, new construction in Vieux Carré (French Quarter)
design_review_requiredTrue
regulation_modedesign_review_and_approval_authority
review_authorityVieux Carré Commission
scopeExterior tout-court (color, materials, signs, demolition, new construction); does not affect interior
HDLC
Historic District Landmarks Commission Jurisdiction
HP
CZO §2.11

Local historic districts and individual landmarks designated by HDLC (Lower Garden District, Marigny, Tremé, Bywater, Carrollton, Uptown sub-districts, etc.)

purposeDesign review for designated local historic districts (outside Vieux Carré); demolition + new construction + exterior alteration approval
design_review_requiredTrue
regulation_modedesign_review
review_authorityHistoric District Landmarks Commission
districts_managedLocal historic districts outside the Vieux Carré (Marigny, Tremé, Bywater, Carrollton, Uptown, Lower Garden, etc.)

State preemptions

La. R.S. 49:214.21 et seq. (SLCRMA — Coastal Use Permits)applies
Qualifying condition
Orleans Parish is entirely within the Louisiana Coastal Zone per La. R.S. 49:214.25 (the coastal zone boundary, as administered by LA DENR). Coastal Use Permits (CUPs) are required for designated 'uses of state concern' on coastal parcels. New Orleans has not formally adopted a state-approved Local Coastal Program (LCP), so CUPs are issued by LA DENR (Office of Coastal Management). CUP review runs concurrently with local zoning approval.
Source
La. R.S. 49:214.25 (Coastal Zone boundary); LA DENR Office of Coastal Management; LA DENR public CZ boundary GIS
Effect
Designated developments in the coastal zone (most fill, structural development in wetlands, certain industrial uses, dredging) require a state CUP in addition to local zoning. CUP review is concurrent; local zoning approval does not pre-empt or substitute for the CUP.
2025 La. HB 610 — New Orleans STR Authorityapplies
Qualifying condition
HB 610 (2025 La. Legislative Session) is a narrow, NOLA-specific statute scoped explicitly to the City of New Orleans. Because NOLA operates under an Art. VI §4 pre-1974 home-rule charter (the strongest home-rule resistance in Louisiana), HB 610 is structured as a city-specific legislative action rather than a broad statewide STR preemption. Effective Jan 1, 2026.
Source
2025 La. Acts; LA Legislature HB 610 text; city.slug = new-orleans-la as confirmed in zoning/us/louisiana/preemptions.json city_specific_overrides
Effect
Operative scope is the City of New Orleans only; the state has NOT preempted local STR authority in general — only specifically adjusted the New Orleans framework. Local STR rules in NOLA Municipal Code interact with HB 610 framework.
La. R.S. 51:911.22 et seq. (Manufactured Housing — narrow preemption)applies
Qualifying condition
Federal HUD Code (24 CFR Part 3280) preempts state/local construction and safety standards for manufactured housing; La. R.S. 51:911.22 et seq. implements the state-level recognition. Municipalities retain authority over (a) where manufactured homes may be placed via zoning; (b) appearance standards compatible with HUD Code; (c) installation/anchoring beyond HUD minimums; (d) park/community regulation via zoning. NOLA permits manufactured housing only in R-RE and M-MU per CZO use schedule (Articles 7-8); historic-core, historic-urban, and CBD districts effectively exclude manufactured housing through use prohibitions.
Source
La. R.S. 51:911.22; 24 CFR Part 3280; CZO Articles 7-8 use schedules (R-RE, M-MU)
Effect
Construction/safety standards for manufactured homes preempted by federal HUD code (state-level recognition); local zoning authority over placement and appearance preserved. Operative effect on NOLA is minor — no city-wide preemption of zoning authority.
2025 La. Act 239 — Statewide Roof Permit / Inspection Mandateapplies
Qualifying condition
Act 239 (2025 La. Acts) requires local jurisdictions to permit and inspect roofs under LSUCCC-adopted IBC/IRC editions. NOLA permits and inspects roofs through the Department of Safety and Permits under LSUCCC framework. Act 239 is a building-code rather than zoning preemption — local zoning authority over building placement, district designation, and non-roof construction standards is preserved.
Source
2025 La. Acts (Act 239); LSUCCC adoption; NOLA Dept of Safety and Permits
Effect
Statewide consistency in roof permitting and inspection under LSUCCC-adopted IBC/IRC. NOLA must permit/inspect roofs under this framework; voluntary IBHS-FORTIFIED roof tax credits available. No effect on zoning bulk/yard.
Louisiana Constitutional Home Rule (Art. VI §4 — pre-1974 charters)applies
Qualifying condition
New Orleans operates under a Home Rule Charter adopted in 1954 and retained as a pre-1974 home-rule charter under La. Const. Art. VI §4. Per Art. VI §4 jurisprudence (e.g. City of New Orleans v. Board of Comm'rs of Orleans Levee Dist., 640 So.2d 237 (La. 1994)), state legislative override of NOLA zoning requires clear and unambiguous legislative statement or matter of overriding state concern. This is the STRONGEST home-rule resistance tier in Louisiana — only Baton Rouge/EBR and Jefferson Parish share Art. VI §4 status.
Source
La. Const. Art. VI §4; New Orleans Home Rule Charter (1954, as amended); City of New Orleans v. Board of Comm'rs of Orleans Levee Dist., 640 So.2d 237 (La. 1994)
Effect
NOLA's zoning authority enjoys the strongest preemption resistance in Louisiana. State preemption claims against NOLA zoning require clear-statement review.

Adopted building codes

Statewide

IBC
2021
IRC
2021
NEC
2020
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-22retrieved atLive retrieval from czo.nola.gov for v2 regen
2023-08-01last amendedMost recent ordinance referenced in extracted Article 9 IZ tables: Ord. 29566 ZD 014-23
2016-08-12effectiveCZO §1.8 Effective Date — effective date 8 months after adoption
2015-12-07adoptionOrd. No. 26,726 MCS, §1, Zoning Docket 081/15

Quirks & notes

  • Hybrid code per Spec-02: euclidean base districts in Articles 7-17, with form-based / historic-core elements in VCR/HMR/VCC and contextual front-yard averaging (§11.3.A.2) in Historic Urban Neighborhoods. Vieux Carré + Historic Marigny/Tremé/Bywater districts use build-to-wall (zero setbacks) and design review (Vieux Carré Commission, HDLC).
  • Parking exemption in Historic Core, HU-B1A, and Central Business Districts per §22.5.A.1 — these districts have zero off-street parking minimum, a major departure from typical CZO rosters elsewhere. HMC-2 and HM-MU are NOT eligible for this blanket exemption (carved out in §22.5.A.1).
  • Below-sea-level / FEMA SFHA: virtually all populated Orleans Parish is in FEMA-mapped Special Flood Hazard Area. M-MU district explicitly references Base Flood Elevation (BFE+35') as the height datum rather than grade. The City of New Orleans floodplain ordinance + 44 CFR 60.3 NFIP minimums establish freeboard requirements over BFE.
  • Vieux Carré Commission jurisdiction is constitutional, not just statutory — La. Const. Art. XIV §22A (1936 amendment retained in 1974 transition) + La. R.S. 33:4083 give the VCC quasi-constitutional review authority for exterior alterations, demolition, and new construction in the French Quarter. Separate approval from the CZO zoning use approval.
  • CBD MINIMUM height of 36' & 3 stories (per Table 17-2) — urban density FLOOR enforcement in the Central Business District. Below-minimum-height structures violate the CZO. Only CBD-4 (Exposition) lacks this minimum.
  • Maximum height in CBD-1/2/3/5/6/7 is governed by Figure 17-2 (geographic map) — NOT a single scalar across the district. E.g., the 75/125ft & 6/10 Stories designation along Canal Street creates a stepped-height surface within an 83' distance from street centerline.
  • Maximum FAR in CBD-1/2/3/4/5/6/7 governed by Figure 17-3 (also geographic map) — varies by sub-area, with public-benefit FAR bonuses per §17.5 available only in areas regulated by FAR (not by height).
  • Front yard via contextual blockface averaging (§11.3.A.2) is widespread in Historic Urban Neighborhood residential districts (HU-RS/RD1/RD2/RM1/RM2) and Article 12-14 non-residential. The scalar 'front_yard_ft' field does NOT capture the rule.
  • MIZ (Mandatory Inclusionary Zoning) per Article 28: 10-unit threshold with 5-10% set-aside at 60% AMI (rental + ownership) for designated Core/Strong sub-districts (Tables 9-3, 11-3, 12-3, 13-3, 14-3, 15-3, 17-3). Sub-district MIZ designation varies by city geography.
  • Lot-coverage is NOT the primary intensity metric — CZO uses 'minimum permeable open space' (e.g. 30% in historic urban, 40% in suburban) + 'maximum impervious surface in front/corner side yards' (40% typical). Lot-coverage column in the v1 file was a fabricated mapping.
  • Suburban Lake-area districts (S-LRS1/2/3, S-LRD1/2, S-LRM1/2, S-LB1/2, S-LC, S-LP, S-LM) have geographically-specific boundary prose in Table 13-2 — e.g. 'Lakewood South and West Side of Bellaire Drive in Lakewood North'. These boundaries embed in §13.3.A.1 prose.
  • Vieux Carré has SUB-DISTRICTS for residential conversions: §9.4 permits multi-family conversion of existing structures with FAR ≥ 3.0, with minimum 400 sf/du (vs. typical 1,500 sf/du floor) when exterior envelope is preserved.
  • Voluntary IZ in Historic Core (§9.8, §9.9) and other districts provides 30% density bonus + 30% FAR bonus + up to 30% parking reduction in exchange for 5% units at 60% AMI.
  • Orleans Levee District servitude (per La. Const. Art. VI §38 + La. R.S. 38:301 et seq.) overlays riverside and lakeside parcels with state levee-board authority. New construction in the levee servitude is regulated by the levee district authority in addition to local zoning.
  • Louisiana home-rule strength: NOLA is under Art. VI §4 pre-1974 charter — strongest home-rule resistance in Louisiana. State preemption claims require clear-statement review per City of New Orleans v. Bd. of Comm'rs of Orleans Levee Dist., 640 So.2d 237 (La. 1994).
  • V1 fabrication catch: v1 profile had identical 5000sf/35ft/0.5cov/0.5FAR/2-per-du/25-25-10 setback values across all 54 districts (template-bleed signature). Real CZO values vary widely — VCR-1 is 1500 sf/du, 50' height, NO FAR, build-to-wall, 0 parking; CBD-1 has min 36' height + Figure 17-2 max + 0 setbacks + 0 parking; LI is 5,000sf with 75' step-back height. ALL 54 districts re-derived from primary CZO source at czo.nola.gov on 2026-05-22.
  • V1 overlay fabrication catch: v1 had 6 fabricated overlays with pseudo-multipliers (coverage adjustment %, density multiplier, lot size multiplier, height multiplier, setback addition ft). Real CZO has 31+ overlay districts in Article 18 (SC, ENORC, HUC, St. Charles, RDO-1/2, AC-1/2/3/4, RIV, CPC, EC-OD, CT, GC, HU-B1A-OD, LAS, Magazine, Jackson, Annunciation, Canal Height, CCN, SBA, Middle Harrison, Coronet Court MF, Algiers Riverfront, French Market, University Area Parking, Brown's Dairy, University Area Design, Fairgrounds) + the constitutional VCC jurisdiction + HDLC jurisdiction + MIZ (Article 28). Multipliers and arithmetic-style overlay parameters do not appear anywhere in the CZO source.

Formulas

Definitions

height
From grade (or, in M-MU and other flood-zone districts, from Base Flood Elevation BFE) to highest point of structure; see CZO Article 26 'Building Height' definition.
lot_coverage
Not a primary CZO metric — CZO uses MINIMUM PERMEABLE OPEN SPACE (per Article 21) instead of a maximum lot coverage. Permeable-open-space minimums vary 10%-40% by district.
far
Gross floor area / lot area. Where applicable (HMR, MU-1, MU-2, CBD, LS districts). CBD FAR per Figure 17-3 with public-benefit bonuses per §17.5.
du_ac
Not the primary CZO density metric — CZO uses MINIMUM LOT AREA PER DWELLING UNIT (sf/du) instead. Implied du/ac = 43,560 / (sf_per_du).
setback_front
Front property line to nearest building face. Frequently per build-to line in CBD/B-districts.
setback_side
Side property line to nearest building face. Many districts use '10% of lot width or N' whichever greater/lesser' rules.
setback_rear
Rear property line to nearest building face. Many districts use '20% of lot depth or N' whichever lesser' rules.
parking
Spaces per dwelling unit (typically 1 per du in residential districts). HISTORIC CORE, HU-B1A, and CBD districts EXEMPT per §22.5.A.1.
open_space_ratio
Required open space / lot area (varies 0.2-0.3 typical in historic core).

Capacity calculations

max_footprint_sf
Cannot be derived from CZO alone — depends on permeable-open-space minimums + per-yard impervious caps + setback envelope. Use buildable_area minus required permeable.
max_gfa_sf
lot_area_sf * max_far (where FAR is regulated); for VCR/HUR districts FAR not regulated — capped via height and lot coverage rules.
buildable_width_ft
lot_width_ft - setback_side_int_ft - setback_side_corner_ft (or - setback_side_int_ft * 2 for interior lots)
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 11 (typical NOLA story height); CZO explicit story counts override (e.g. CBD-1 '6/10 stories' bounded by Canal/Iberville/N.Peters/Crozat)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
City of New Orleans Comprehensive Zoning Ordinance (CZO)
retrieved 2026-05-22
Citations
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  328. [328] §15.3.A.1
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  331. [331] §15.3.A.1
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  333. [333] §15.3.A.2
  334. [334] §15.3.A.1
  335. [335] §15.3.A.1
  336. [336] §15.3.A.1
  337. [337] §15.3.A.1
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  339. [339] §15.3.A.2
  340. [340] §15.3.A.1
  341. [341] §15.3.A.1
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  389. [389] §22.4.A
  390. [390] §16.3.A.2
  391. [391] §16.3.A.1
  392. [392] §16.3.A.1
  393. [393] §16.3.A.1
  394. [394] §16.3.A.1
  395. [395] z§16.3.A.1
  396. [396] §22.4.A
  397. [397] §17.4.A.1
  398. [398] §17.4.A.1
  399. [399] §17.4.A.1
  400. [400] §17.4.A.1
  401. [401] z§17.4.A.2
  402. [402] z§17.4.A
  403. [403] §22.5.A.1
  404. [404] §17.4.A.1
  405. [405] §17.4.A.1
  406. [406] §17.4.A.1
  407. [407] §17.4.A.1
  408. [408] z§17.4.A.2
  409. [409] z§17.4.A
  410. [410] §22.5.A.1
  411. [411] §17.4.A.1
  412. [412] §17.4.A.1
  413. [413] §17.4.A.1
  414. [414] §17.4.A.1
  415. [415] z§17.4.A.2
  416. [416] z§17.4.A
  417. [417] §22.5.A.1
  418. [418] §17.4.A.1
  419. [419] §17.4.A.1
  420. [420] §17.4.A.1
  421. [421] §17.4.A.1
  422. [422] z§17.4.A.2
  423. [423] z§17.4.A
  424. [424] §22.5.A.1
  425. [425] §17.4.A.1
  426. [426] §17.4.A.1
  427. [427] §17.4.A.1
  428. [428] §17.4.A.1
  429. [429] z§17.4.A.2
  430. [430] z§17.4.A
  431. [431] §22.5.A.1
  432. [432] §17.4.A.1
  433. [433] §17.4.A.1
  434. [434] §17.4.A.1
  435. [435] §17.4.A.1
  436. [436] z§17.4.A.2
  437. [437] z§17.4.A
  438. [438] §22.5.A.1
  439. [439] §17.4.A.1
  440. [440] §17.4.A.1
  441. [441] §17.4.A.1
  442. [442] §17.4.A.1
  443. [443] z§17.4.A.2
  444. [444] z§17.4.A
  445. [445] §22.5.A.1
  446. [446] §14.3.A.2
  447. [447] §14.3.A.1
  448. [448] §14.3.A.1
  449. [449] §14.3.A.1
  450. [450] §14.3.A.1
  451. [451] §22.4.A

Research status

Publication gates

primary url presentpassedsource.primary_url = https://czo.nola.gov/ (City of New Orleans City Planning Commission official CZO portal, Microsoft IIS/ASP.NET CMS hosted at city subdomain). Secondary URLs include per-article pages https://czo.nola.gov/article-6/ through /article-22/. All HTTPS. Not an aggregator (zoneomics/steadily/etc absent).
no aggregator citedpassedProfile scan confirms no Zoneomics/Steadily/SitePlanGuide/SitePlanCreator/Propwire/Zonara/Unzoned references. All §X.Y.Z citations point to CZO sections at czo.nola.gov, La. R.S. statutes at legis.la.gov, La. Const. articles, federal regulations (44 CFR 60.3, La. Const. Art. XIV §22A, La. R.S. 33:4083), or Louisiana preemption file (zoning/us/louisiana/preemptions.json).
confidence tags full formpassedAll 480 kpi_value entries across 71 districts carry §-citation form (c§X.Y.Z confirmed/not_applicable, p§X.Y.Z partial, z§X.Y.Z not_captured). 251 confirmed/not_applicable, 174 partial, 55 not_captured (schema-projection failures with not_captured_reason). Non-canonical KPI dimensions (setback_side_corner_ft, min_lot_depth_ft, open_space_ratio, min_height_ft for CBD-1/2/3/5/6/7, lot-coverage variants) moved to district.formulas for preservation while keeping schema-canonical standards fields.
overlays have parameters trigger confidencepassedAll 35 overlays carry: name, code, type (HP/COR/DT/AH/SPEC/INS/ENV/FP), source_jurisdiction=new-orleans-la, ordinance (CZO §18.X or §28 or §2.10/§2.11), trigger (geographic + applicability prose), params (non-empty dict ≥1 key), base_interaction, confidence (c§N or p§N). 31 Article 18 overlay districts + Article 28 MIZ + Vieux Carré Commission (constitutional) + HDLC + FEMA SFHA federal overlay.
preempt section city specificpassedLouisiana is NOT in the active-preemption set [CA,TX,FL,OR,WA,CO,MN,MT,UT,AZ,NJ,CT]; per zoning/us/louisiana/preemptions.json activity_level=low. Nevertheless this profile populates state_preemptions_applicable[] with 5 entries (SLCRMA Coastal Use Permits, 2025 HB 610 NOLA STR, La. R.S. 51:911.22 manufactured housing, 2025 Act 239 roof permit, La. Const. Art. VI §4 home rule) each carrying city-specific qualifying_condition_checked with numeric/geographic inputs (Orleans Parish in coastal zone per La. R.S. 49:214.25; HB 610 city.slug=new-orleans-la), qualifying_condition_source (primary), and effect prose.

Data quality

72%completeness251 confirmed174 partial
Documented gaps
  • CBD Figure 17-2 / Figure 17-3 per-sub-area heights and FARs not captured at scalar district level (recorded not_captured with rationale)
  • Setback contextual rules per §11.3.A.2, §11.3.A.3 not deep-extracted (recorded as partial with deferred-section pointer)
  • Per-overlay use schedules (§18.3-§18.33) summarized at metadata level, not deep-extracted
  • Garden District HU-RD1 variant (Table 11-2B) — base record uses Table 11-2A; Garden District specific values noted but not split into a separate sub-record
  • Article 21 (On-Site Development Standards) detailed off-street accessory rules not extracted into district records (referenced via 'See §21.6 for accessory' etc.)

Known issues

data:partial-conditional-setbacks — many setback values in Articles 11-15 are conditional (contextual blockface averaging per §11.3.A.2, §11.3.A.3, §14.3.A.2, §15.3.A.2) rather than single scalars. These are recorded as partial with retrieval_failure_reason pointing at the deferred section.data:cbd-figures-not-extracted — CBD heights and FARs are governed by Figure 17-2 and Figure 17-3 (geographic maps embedded in CZO Article 17). Specific per-sub-area values are not_captured at the district level; refer to the official CZO maps.data:geographic-overlays-summary-only — Article 18 overlay parameters in this profile capture purpose/trigger/regulation_mode but do not deep-extract per-overlay use schedules. Use schedules are in §18.3 through §18.33 detail.

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