New Orleans Board of Zoning Adjustments Meeting - December 4, 2023

On December 4, 2023, the New Orleans Board of Zoning Adjustments (BZA) convened for a full-day meeting to consider 21 variance requests, two appeals, and the adoption of the 2024 meeting schedule. The meeting began at 10:30 AM with a roll call of five present members (Candace Forrest, Todd James, Ramiro Diaz, Alfonso Gonzalez) and two absent (Mayor Agins, Jose Alvarez). The board adopted the minutes from the November 13 special meeting and acknowledged multiple withdrawn and deferred items. Significant public testimony was heard, and the board took action on several high-profile projects.

Public Comments & Testimony

• 3718 Baudin Street (BZA052-23): Neighbor Mary My Sing Guvala opposed the variance, citing fire hazards and light/air impacts. The applicant, Zach Smith, argued the lot’s extreme narrowness (16.1 feet wide) necessitated waivers for front/rear yards and side setbacks.
• 1923 St. Charles Avenue (BZA093-23): Multiple supporters included hotel operator Neil Bodenheimer, architect Miles Coranderson, business owner Paul Varisco, and residents Julie Simpson, Banks McClintock, and Carl Yoder. They emphasized the project’s positive impact on the St. Charles corridor and the reasonableness of the height and buffer variances.
• 3311 Republic Street (BZA098-23): Opponents Claudia Sellistan and Hazel Collins Dillon raised concerns about neighborhood character, parking, and permeable open space. The applicant, Ahsaki George-Scharpon, noted the lot’s unique dimensions and offered to adjust plans.
• 102-108 & 106 Egret Street (BZA111-23 & 112-23): Residents of Lake Vista, including attorney Al Robert (Lakefront Management Authority), Leonore Jacobs, Thomas Long, Pierre Champagne, Harsha Chako, and Kelly Brown, opposed the variances, arguing they would alter the neighborhood’s character and cause parking congestion. The applicant, Zach Smith, countered that the lots are already doubles and that denial would prevent rebuilding legal two-family homes.

Discussion Items

• BZA052-23 (3718 Baudin Street): Staff recommended denial due to failure to meet eight of nine criteria, but the board debated the lot’s extreme hardship. After extensive discussion, a motion to defer 90 days carried (4-0).
• BZA093-23 (1923 St. Charles Avenue): Staff recommended approval of height and buffer yard waivers. The board approved the waivers with three provisos, including a requirement for a letter of no objection from the Lakefront Management Authority (LMA) (4-0).
• BZA098-23 (3311 Republic Street): Staff recommended denial of permeable open space and off-street parking waivers. The board deferred the item 60 days to allow the applicant to revise plans and address design concerns (4-0).
• BZA099-23 (1211 State Street): Staff recommended denial of a pool house cabana variance. The board deferred 30 days for the applicant to clarify encroachments and explore alternatives (4-0).
• BZA103-23 (729 Conti Street): Staff recommended approval of open space waiver for Oceana Grill’s brick courtyard. The board approved with one proviso (4-0).
• BZA108-23 (27 Audubon Place): Staff recommended denial of a fence height variance. The board approved the variance with one proviso (4-0).
• BZA110-23 (928 Felicity Street): Staff recommended approval of parking lot location variances for Sixth Baptist Church. Approved with two provisos (4-0).
• BZA111-23 & 112-23 (102 & 106 Egret Street): The board consolidated the two items. After hearing testimony, the board approved both variances (lot area and width) with one proviso requiring LMA letter of no objection (4-0 each).
• BZA113-23 (1731 Baronne Street): Staff recommended approval of off-street parking waiver for Ashe Cultural Arts Center. Approved with one proviso (4-0).
• BZA040-23 (2842 Coliseum Street): The board voted to object to consideration of this appeal, finding it untimely (4-0).
• BZA120-23 (7108 Coliseum Street): The board heard an appeal of a safety and permits decision regarding front-yard parking. After evidence of prior parking use, the board overturned the department’s decision, granting the appeal (4-0). The related variance item (BZA104-23) was then declared moot.

Key Outcomes

• Adoption of 2024 Meeting Schedule: The board approved a schedule of third Mondays (except January 8th) for the coming year (4-0).
• Votes: Items BZA093-23, BZA103-23, BZA108-23, BZA110-23, BZA111-23, BZA112-23, BZA113-23, and BZA120-23 were all approved. Items BZA052-23, BZA098-23, BZA099-23, BZA100-23, BZA105-23, BZA106-23, BZA107-23, and BZA109-23 were deferred. Item BZA104-23 was tabled and later declared moot. Item BZA040-23 was not considered due to untimeliness.
• Notable Statistics: Staff found that 67.4% of lots in the SLRD1 district (Lake Vista) cannot be redeveloped as two-family homes without variances, and 60.9% of commercial/non-residential properties along the Baronne Street corridor lack off-street parking.