Planning & Zoning

DEVELOPMENT BOARD MEETING

Tuesday, August 4, 7:00 p.m. 

Belle Chasse Auditorium, 8398 Highway 23

Belle Chasse, Louisiana, 70037


Zoning

Plaquemines Parish zoning laws are regulated under the Comprehensive Zoning Ordinance No. 142

Zoning laws are the laws that regulate the use of land and structures built upon it. Zoning laws are created for the simple purpose of protecting the health, safety and general welfare of the people as relates to development and land use.

It helps regulate the following:

  • What the land or buildings can be used for;
  • Where on the land buildings or other structures can be placed;
  • How tall or big a building can be;
  • How much parking is required;
  • Where and how much landscaping is required; and
  • How much signage is allowed

How to get the Zoning Determination/Classification of a property?

At this current time Plaquemines Parish Zoning Maps are unavailable to view on line. You can contact the Planning and Zoning Department (504)934-6130 or email zoning@ppgov.net with the name, address and or parcel number of the property.

If you need an official determination of your property in writing, you must request a Zoning Verification Letter. A zoning verification letter can take up to three business days to complete. 

To request a zoning verification letter, please submit:

  • A signed letter stating the request, identifying the property, listing the person who should receive the determination, and stating how the determination should be sent (e.g. email, fax, mail)
  • An accurate survey of the property, a legal description, parcel number, and/or address  so that the Planning and Zoning Department can accurately identify the property
  • A check for $50.00, made payable to “Plaquemines Parish Government” (if requesting for more than one property, include a separate check for each property), check or money order.

How do to find the Permitted Uses or Conditional Uses for a property?

You may view the zoning regulations online visit the Plaquemines Parish Government webpage, click on Government, click on Code of Ordinance, click on Appendix B you will find a list of zoning classifications and permitted uses and conditional uses or contact the Planning and Zoning Department via phone (504)934-6130 or email zoning@ppgov.net.

Process for a Map Change (Rezone) for a property 

Contact the Planning and Zoning Department (504)934-6130 Monday- Friday 8:00 am-4:30 pm to set up an appointment to discuss your proposal.

If determined that the proposal is not in your current zoning classification, you must petition the Plaquemines Parish Development Board for a Map Change..

Submit a petition application for a Map Change:

  •  Application must include proof of ownership of property, adjacent property owner’s information (obtained from Assessor’s office), survey, site plan and payment made to “Plaquemines Parish Government” check or money order.  
  • Legal description must be included
  • Application will go through a review by the Planning and Zoning Department
  • Advertisements and notifications will be made and Public hearing will be called by the Plaquemines Parish Development Board
  • Recommendations will be submitted to Plaquemines Parish Council for consideration
  • Usage may be subject to Industrial Development Impact Fees

Process for a Conditional Use for a property

If determined that the use is conditional, you must petition the Plaquemines Parish Development Board for a Conditional Use in the required zoning classification. This type of use shall be authorized by Plaquemines Parish Council only when such use:

  • Is necessary to promote the public interest at that location
  • Is designed, located and proposed to be operated so that the public health, safety and welfare will be protected
  • Will not cause substantial injury to other property in the neighborhood in which it is to be located
  • Conforms to all district regulations of the applicable district in which it is to be located unless other provisions are specifically set forth in the requirements governing specific conditional uses
  • Conforms to any additional conditions which shall be deemed necessary by Plaquemines Parish Council, upon the recommendation of the Plaquemines Parish Development Board, to secure the general objectives of this Ordinance so as to not adversely affect other properties in the neighborhood.

Submit a petition application for a Conditional Use

  • Application must include proof of ownership of property, adjacent property owner’s information (obtained from Assessor’s office), survey, site plan and payment made to “Plaquemines Parish Government” check or money order 
  • Legal description must be included
  • Additional information such as State and Federal approval may be needed
  • Industrial Questionnaire and departmental review may be needed
  • Application will go through a review by the Planning and Zoning Department
  • Advertisements and notifications will be made and Public hearing will be called by the Plaquemines Parish Development Board
  • Recommendations will be submitted to Plaquemines Parish Council for consideration
  • Usage  may be subject to Industrial Development Impact Fees

VARIANCES

The Plaquemines Parish Board of Adjustments hears all request for variances dealing with area, yard requirements, height, use, parking, etc..

In granting any variance the Board of Adjustments shall prescribe any conditions that it deems necessary or desirable. No variance shall be granted by the Board of Adjustment unless it finds;

That there are special circumstances or conditions, fully described in the findings, applying to the land or building for which the variance is sought, which circumstances or conditions are peculiar to such land or buildings and do not apply generally to land or buildings in the neighborhood, and that said circumstances or conditions are such that the strict application of the provisions would deprive the applicant of the reasonable use of such land or building

That, for reasons fully set forth in findings, the granting of the variance is necessary for the reasonable use of the land or building and that the variance as granted by the Board is the minimum variance that will accomplish this purpose

That the granting of the variance will be in harmony with the general purpose and intent of the Comprehensive Zoning Ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare

Process for Variance

  • Submit a petition application request for a Variance. Application must include proof of ownership of property, adjacent property owner’s information (obtained from Assessor’s office)
  • Legal description much be included
  • Reason for request and Provision to which it applies
  • Block Diagram-shows at least 100 feet on both sides of the property
  • Plot Plan/Survey- detailed of the property for which variance is requested, showing existing dimensions and location and dimensions of all existing and proposed buildings.
  • Floor Plan- floor plan of building for which variance is requested with all measurements.
  • Payment made to “Plaquemines Parish Government” check or money order. 
  • Application will go through a review by the Planning and Zoning Department
  • Advertisements and notifications will be made and Public hearing will be called by the Plaquemines Parish Board of Adjustments
  • Recommendations will be submitted to Plaquemines Parish Council for consideration

All petition take at least forty-five (45) days for from submittal to adoption.

Any decision made by the Plaquemines Parish Board of Adjustments or Development Board may be appealed. Such appeal shall be taken within a reasonable time not to exceed thirty (30) days by filing submitted to Plaquemines Parish Department of Planning and Zoning.

You may obtain additional information on the procedure for petitions, amendment, variances, or appeals by visiting Plaquemines Parish Government webpage, click on Government, click on Code of Ordinance, click on Appendix B, by contact the Planning and Zoning Department, or purchasing a Comprehensive Zoning book.

Click here for pdf map change, conditional use, variance/appeal 

Newly open businesses

All business must have a zoning review this is to determine if the business you desire to open is an allowable use in the zoning classification you wish to be located.

Once you have applied for your Sales Tax Clearance and Occupational License your application will be forwarded to the Planning and Zoning Department.

Home occupation/Phone Service only/Online only

An accessory use of a service character customarily conducted within a dwelling by the resident thereof, which is clearly secondary to the use of the dwelling for living purposes and which does not change the character thereof or have any exterior evidence of such secondary use, provided that in no case shall more than twenty (20%) percent of the floor area of any apartment in such dwelling exclusive of any accessory building be used. 

For businesses that are not any of the above you must complete the following:

  • Business Occupancy Certificate
  • Lease agreement/ownership of property
  • Site plan
  • Payment-New Business $50.00 Change of Occupancy $20.00-check/money order made payable to “Plaquemines Parish Government”

For those businesses in an A-2 Zoning classification fronting a State or Parish Highway you will need Plaquemines Parish Council approval and a notification 15 days to the surrounding property must be given prior to the application going to Council, along with the above documentation. 

Some business may require LA Fire Marshal, Health Department (food services), and Industrial Questionnaire.

Contact the Planning and Zoning Department (504)934-6130 or email zoning@ppgov.net to see if you will need any of the following.

 

Subdivision

Subdivision has to do with the ownership of property in tracts, parcels, or lots. Any change to the boundary of a tract, parcel, or lot must be approved by Plaquemines Parish Planning and Zoning and/or Plaquemines Parish Council through the subdivision process. 

Types of changes that require subdivision include:

  • Combining two or more existing lots into one lot
  • Dividing a lot into two or more lots
  • Changing the lot line between existing lots without changing the number of lots
  • Designating a new lot out of land that has not been designated
  • Creating a new “subdivision” with new streets and infrastructure

Where do I start?

Consult with the Planning and Zoning Department to discuss what your intent for the property will be. Our offices are open Monday through Friday from 8:00 a.m. to 4:30 p.m. To allow sufficient time for a planner to meet with customers, the department encourages customers to arrive by 4:00 pm.

All subdivision of property must conform to the zoning classification in which the tracts, parcels, or lots are to be created exist and subdivision regulations. Some subdivisions may require a map change prior to diving the property. At that time the Planning and Zoning Department will discuss with you those regulations. The Planning and Zoning Department will then determine what information is needed to begin your subdivision process.

What is needed to start subdivision process? 

Complete a subdivision application. The application must include a certified and accurate survey of your property, dated within the past year, showing current conditions and your proposed subdivision, an Ordinance/Resolution, cd, proof of ownership of the property (cash sale, deed, or act of donation) as well as any request for variances. The application fees consist of administrative, advertisement, lot and recordation fees this varies depending on the type of subdivision. All of the above information is needed at the time of submittal. All fees must be made to “Plaquemines Parish Government” check or money order.

Subdivision Process

  • No later than fourteen (14) after a complete submittal for a subdivision, Planning and Zoning will run an advertisement in the official journal, not less than two (2) consecutive runs. The notification will give the location and description. A minimum of forty-five (45) days after submittal of complete application must pass before the matter can be considered for action by Plaquemines Parish Council.
  • During this time the propose subdivision will go through departmental review. Once the departments review are complete, if there are any revisions or issues that must be addressed the Planning and Zoning Department will contact you or your surveyor. Once necessary revisions are made and returned to Planning and Zoning Department, the department head will be sent the revisions for additional review.
  • Once reviews are complete the subdivision will then move to the Plaquemines Parish Council for review and approval.

Subdivisions exempt from full subdivision process must be certified by the Planning and Zoning Department

  • The division of a lot, parcel of building sites for the purpose of lease or similar contract; provided however, that the division shall not be used as a subterfuge to circumvent the requirements of this Ordinance
  • Small parcels of land transferred or exchanged to or between adjoining property owners upon certification by the Department of Planning and Zoning that such transfer does not create additional lots and does not conflict with the area requirements of the Comprehensive Zoning Ordinance
  • Transfer of those portions of a single piece of property physically divided by public highways, levees and/or drainage canals adjacent to levees, upon certification by the Department of Planning and Zoning that such transfers do not conflict with the area requirements of the Comprehensive Zoning Ordinance

If your division of property meets any of the qualifications you will need to submit the following:

  • Proof of ownership of property
  • 5 certified legal descriptions of the existing and newly created division
  • 5certified plats from surveyor
  • Payment 2 separate checks/money or made payable to “Plaquemines Parish Government” $100.00 (administrative fee) and $125.00 (recordation fee)