City Planning Commission Meeting – June 9, 2025

The New Orleans City Planning Commission met on Monday, June 9, 2025, at 10:00 AM in Council Chambers. The meeting covered 18 docket items, including variances and appeals of the Director of Safety and Permits. The board recessed from approximately 1:00 PM to 1:30 PM. Final dispositions will be released by June 19, 2025.

Consent Calendar

• No consent calendar items were noted.

Public Comments & Testimony

• BZA009-25 (2816-18 Saint Louis Street): Applicant Alex Modinger and property owner Brandon Webb argued that the variance (lot area waiver) was needed to allow separate titling and financing, and that neighboring lots were similarly non-conforming. They presented videos showing non-compliant lots on the same block. The board acknowledged that financial hardship is not a criterion but focused on the three remaining criteria. The applicant's written submission and testimony were accepted.
• BZA023-25 (1474 Magazine Street): Applicant (Zach Smith Consulting & Design) provided a servitude agreement between property owners for pool access, addressing the board’s previous concern about protecting neighboring property.
• BZA036-25 (600 Decatur Street): Representatives Rebecca Greer and Miles Granderson argued that the requested 18 sq. ft. sign (vs. 8 sq. ft. permitted) mirrored the existing Cafe Beignet sign (approx. 18.81 sq. ft.) and that the special code section for Jackson Brewery was unique. They noted no opposition from French Quarter associations.
• BZA042-25 (817 Clayton Avenue): Applicant Alexandria Etheridge explained the carport replacement (open pergola) for an existing aluminum cover removed 5 years ago. Neighbor Patrick Curran supported the project.
• BZA046-25 (719-721 Cherokee Street): Architect Ian Fitzpatrick argued that a 9.78-inch height variance was needed due to HDLC restrictions preventing other design options, and that the University Area Design Overlay District is less than a year old and set to sunset in six months. Owner Wayne Wands stated the addition was for his growing family.
• BZA025-25 (1500-02 Pine Street) – Appeal: Appellant Susan Johnson (Town of Carrollton Watch) argued that two rooms (bonus room and study) should be considered new bedrooms, triggering parking requirements under the University Area Off-Street Parking Overlay. She criticized the developer’s unsigned affidavit and MLS listing discrepancies. Director McNamara defended the department’s interpretation, stating there was no net increase in bedrooms and that the rooms met the bedroom definition.
• BZA041-25 (1940 Saint Claude Avenue) – Appeal: Appellant Corey McGraw and several neighbors (Jeff Abear, Alan Johnson, Pat Galloway, Alex Sabia, Vincent McDonough, Ron Purbolowski) spoke in support of the appeal, arguing that CPC review was required due to substantial improvement and that the developer’s appraisal was misleading. They cited potential traffic, noise, and safety concerns. Opposition was voiced by Brittany Melonson (Stone Pigman) on behalf of the Pizza Hut franchisee, who supported a deferral.
• BZA049-25 (3214 Trafalgar Street) – Appeal: Appellant Elaine Schiller argued that the 1999 permit only authorized a carport renovation, not a dwelling, and that no permits had been applied for to convert the structure. She raised concerns about safety violations and lack of utilities. Owner Cassandra Erb stated she purchased the property as a two-family home and had received a proactive maintenance compliment.

Discussion Items

• BZA009-25: The board discussed the revised resubdivision (31-ft. frontage) and the servitude for stair access. Commissioners noted that the applicant had addressed previous concerns about lot line placement and that the video evidence demonstrated similar non-conforming lots. The motion passed 6-0.
• BZA023-25: The board accepted the servitude agreement and added a second proviso requiring recording. Motion passed 6-0.
• BZA036-25: Commissioners debated whether the sign was analogous to other VCC-approved signs and whether the applicant could have used multiple signs by right. The board found that the request was modest and in line with the building’s character. Motion passed 6-0.
• BZA042-25: The board approved the parking-related variances but denied the carport projection variance due to a 3.5-inch encroachment. The applicant agreed to adjust the design. Motion passed 6-0.
• BZA046-25: The board accepted the applicant’s arguments about HDLC constraints and the temporary nature of the overlay district. Motion passed 6-0.
• BZA033-25 (deferred to end): The applicant argued that similar two-family lots existed on substandard lots and that the denial of a variance would deprive him of rights. The board discussed potential building code triggers (parapet, utilities) and whether a condo regime could be used. After debate, the board deferred the item 30 days to obtain written guidance from Safety and Permits.
• BZA025-25: The board upheld the director’s decision, finding no error in the interpretation of the bedroom definition and noting that the MLS listing was not a legal document. Motion passed 6-0.
• BZA041-25, BZA038-25, BZA039-25, BZA040-25: All deferred 30 days due to insufficient review time or submittal of supplemental materials.
• BZA048-25: Deferred 60 days at the applicant’s request.
• BZA049-25: The board upheld the director’s decision, finding that the property had established two-family use since 1999 (certificate of occupancy, assessor records) and that even if originally illegal, the 10-year prescriptive period under Louisiana law cured the use. Commissioner Richardson noted that the record indicated prior use and that subsequent violations should be addressed through proper channels (Healthy Homes, zoning complaints). Motion passed 6-0.

Key Outcomes

• BZA009-25: Approved (6-0) with one proviso.
• BZA023-25: Approved (6-0) with two provisos.
• BZA036-25: Approved (6-0) with one proviso.
• BZA037-25: Approved (6-0) with one proviso.
• BZA042-25: Partially approved (parking variances) and partially denied (carport projection) (6-0) with three provisos.
• BZA043-25: Approved (6-0) with one proviso.
• BZA044-25: Approved (6-0) with one proviso.
• BZA045-25: Approved (6-0) with one proviso.
• BZA046-25: Approved (6-0) with one proviso.
• BZA025-25: Appeal denied (6-0), director’s decision upheld.
• BZA049-25: Appeal denied (6-0), director’s decision upheld.
• Deferred items: BZA033-25 (30-day deferral), BZA038-25 (30-day), BZA039-25 (30-day), BZA040-25 (30-day), BZA041-25 (30-day), BZA047-25 (30-day), BZA048-25 (60-day).