Our office has been hard at work on the 10 Keys development project, a plan to breathe new life into a property at 5775 Read Boulevard in New Orleans East. Our vision is to create a space that serves both local businesses and residents, aligning with the goals of the community and the city’s broader strategic plan. We want to share our journey through the zoning and subdivision process—what we’ve learned, the challenges we faced, and the steps that got us to where we are today.
When we first took on the 10 Keys project, the site was zoned as C-2, an Auto-Oriented District. This zoning made sense for the property’s past uses, but it wasn’t the best fit for our vision of a mixed-use development that could better serve a growing and evolving community. The property has a unique position, sitting right behind Whitney Bank, a commercial property, which presented some opportunities and challenges in terms of zoning flexibility.
We saw a chance to do something different—something that could bring more energy to the area. So, we aimed to rezone the site to MU-1 (Mixed-Use Medium Density), which would give us the flexibility to create a blend of residential and commercial spaces.
As we dug deeper into the zoning rules, we found an unexpected opportunity: under the existing C-2 zoning, the site could potentially allow residential units if they were situated behind a commercial property, as outlined in the city’s ordinances. Specifically, Ordinance No. 4264 M.C.S., as amended by Ordinance No. 26,413 M.C.S., allows for “dwelling units that are within multi-story buildings located above non-residential uses on the ground floor or located behind non-residential uses on the ground floor”(New Orleans CZO, Article 26). This ordinance, recommended for approval by City Planning, was adopted by the City Council on July 25, 2024, and approved by the Mayor on July 30, 2024, amending Article 15.2.A to permit dwellings above the ground floor in our area.
This discovery was a game changer. It meant that even without changing the zoning, we could potentially build townhomes behind the existing commercial property. But there was a catch: this was only possible if the property remained on a single, unified parcel. Since our plans involve subdividing the land before acquiring it from the bank, we needed to find a solution that would work with the city’s regulations and our development vision.
We quickly realized that a successful project would require adjusting our approach. We needed to either reconfigure the property’s boundaries, revise our agreement with the bank, or look for other ways to make the development plan work. Subdividing the land was foundational for our vision—it would allow us to make the best use of the space and ensure that the development fit within the city’s guidelines.
After much preparation, we presented our subdivision request to the New Orleans City Planning Commission, and on October 8, we got the green light. This approval was a huge step forward, showing that the commission saw the potential in what we were trying to do with 10 Keys. It gave us the confidence to proceed, knowing that the site was set up correctly for the next stages of development.
But the zoning process wasn’t done yet. Rezoning is never simple, and we knew that from the start. We dug into the city’s proposed Future Land Use Map (FLUM), which outlines long-term visions for various areas of the city, to see how our project could align with the city’s goals. To get our rezoning approved, we needed to make a strong case for why MU-1 made sense—not just for us, but for the whole neighborhood.
We worked closely with the City Planning Commission, showing how our plan could fit into the city’s broader vision for New Orleans East. We used the language of the master plan to highlight how 10 Keys could offer new opportunities, providing spaces for both businesses and residents to coexist in a way that would contribute to the community’s growth.
Throughout this, we stayed connected with local residents, making sure their concerns and aspirations were part of the conversation. We wanted them to see that 10 Keys wasn’t just another development—it could be a valuable addition to the neighborhood, respecting the area’s character while bringing new possibilities.
When we finally received approval for our rezoning request, it came with some important conditions. The City Planning Commission made it clear that they didn’t want to make a decision that might conflict with the master plan that the city council is still reviewing. So, our approval depends on how the council votes on the FLUM.
Here’s what this means: if the city council approves a future Mixed-Use Medium Density designation for our area, we can move forward with the current available MU -1 Zoning (Medium Intensity Mixed Use). This would give us the flexibility to create a space that’s a balanced mix of residential and commercial uses, adding new life to the neighborhood.
But if the council opts for a future Mixed-Use Low Density designation, the site would currently need to be rezoned as S-MU (Suburban Neighborhood Mixed Use). While this would focus more on maintaining the suburban character of the area, it still provides opportunities for a mixed-use approach, allowing us to adapt our plans accordingly.
Now, we’re waiting for the city council’s vote on the FLUM. This decision will finalize the zoning for 10 Keys and shape how we move forward with the development. In the meantime, we’re keeping our plans flexible and continuing our engagement with the community to make sure our vision remains aligned with their needs.
We believe that working within the city’s plans while advocating for a development that brings value to New Orleans East is the best way forward. 10 Keys has the potential to make a real impact, and we’re ready for whatever comes next.
Navigating the zoning and subdivision process for 10 Keys has been a journey of planning, collaboration, and problem-solving. It’s taken hard work and a commitment to finding solutions that align with both city regulations and our vision for the future. We’re proud of the progress we’ve made and grateful for the support of city planners and community members along the way.
As we move through the next stages of 10 Keys, we’ll continue to keep everyone updated. We’re looking forward to what’s ahead, and we’re always open to questions, feedback, and ideas from the community. If you want to learn more or get in touch, you can find us through our website or on Instagram @10keysnola.
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