Plaquemines Council initiates comprehensive zoning map review, proposes new mixed-use commercial-industrial district

The Plaquemines Parish Council on April (meeting) voted to initiate a formal review of the parish comprehensive zoning map and to pursue companion text amendments that would create a new Mixed‑Use Commercial‑Industrial (MU) district along portions of Highway 23 and nearby properties.

Council member LaFrance introduced the ordinance to start the official process, which sends proposed map changes and text amendments to the parish planning and zoning board for study and public hearings. LaFrance said the initiative is intended to allow “a comprehensive point of view” for large parcels in the port corridor rather than piecemeal or “spot” rezonings, and to create clearer rules for industrial and commercial uses in the corridor.

Why it matters: the area under review includes land on the West Bank that parish staff and the council said is likely to see additional port‑related and industrial activity. Residents and zoning board members told the council the map and text changes could materially affect property values, everyday life and traffic, and urged the administration to maximize community engagement before final votes.

Most of the discussion before the council focused on process and protections for neighborhoods. Council members and staff said the ordinance being advanced is procedural: it does not itself change property zoning but authorizes the planning staff and zoning board to prepare and publicly vet the proposed map and text revisions. Administration staff said three town‑hall style meetings will be scheduled and that the zoning board will issue a recommendation before any final council ordinance is introduced.

Residents at the meeting pressed for stronger setbacks and more advance community outreach. Vicks Carsoni, speaking as a member of the parish zoning board, noted the parish’s long history with placeholder “A” zoning and warned council members to expect detailed questions about spot zoning and boundaries. "Spot zoning is an issue with the parish," Carsoni said, and urged early coordination between the zoning board and council members.

Longtime resident Warren Lawrence said the parish must “look out for the residents” as zoning changes proceed and asked for clear plans for roads and utilities before large industrial uses are allowed. Other residents asked for clarity about which parcels would be rezoned, whether individual owners must consent, and how the parish will protect adjacent neighborhoods such as Myrtle Grove, Ironton and West Pointe LaHache.

Administration and consultants told the council that state law and local ordinance authorize the government to initiate map and text amendments without property‑owner consent. Staff said the next steps are publication of proposed maps and text, three public meetings (two on the West Bank and one on the East Bank), review and a formal zoning‑board recommendation, and then a subsequent council ordinance to adopt any final changes.

Council members emphasized that buffers, environmental review and required setbacks remain part of the process. The proposed MU district as presented permits a range of commercial and light‑industrial uses and modifies I‑3 heavy‑industry rules; administration officials repeated that heavy industry that triggers environmental review would require additional council action.

What’s next: The council sent the map and text proposals to the zoning board for public hearings and asked staff to schedule town halls and to post maps and explanatory materials. Any final map or text change will return to the council for a separate adopting ordinance after the zoning board’s report and public comment.

Votes at a glance: the council moved to initiate the map and companion text amendments and send them to the zoning board for review (motion offered by Council member LaFrance, second by Council member Nicanovich; record of machine vote was opened and the item moved forward for zoning board review).