New Orleans Board of Zoning Adjustments Meeting – September 8, 2025

The Board of Zoning Adjustments (BZA) met on September 8, 2025, to consider variance requests, appeals, and other zoning matters. The meeting began at 10:00 a.m. in Council Chambers, with four of six members present (Todd James, Jose Alvarez, Alfonso Gonzalez, Jason Richards). The board adopted the August meeting minutes and noted that the meeting would recess at 1:00 p.m. and reconvene at 1:30 p.m. Four items were withdrawn prior to the meeting.

Consent Calendar

• No consent calendar items were presented. The board adopted the August meeting minutes without discussion.

Public Comments & Testimony

• 509 Exposition Boulevard (BZA054-25): Numerous neighbors and neighborhood association representatives spoke in opposition to variances for front yard setbacks. Speakers (Donald Fant, Ted Moses, Kent Blackwell, Cecilia Sogan, Holly Groh, Susan Johnson, Sheree Temer) argued the project was a “bait and switch,” created safety issues, and violated the historic character of the area. The applicant, Jen Harper, and representative Zach Smith requested a deferral, citing delays and financial hardship (~$10,000/month in mortgage costs).
• 6242 Waldo Drive (BZA072-25): Several speakers (Dr. Kabir Hassan, Ian Bailey, Jamal, Abdullah) supported the reconstruction of a mosque and student housing, emphasizing the need for a dedicated prayer space and the historical use of the property. Opposition speakers (Hugh Bartlett, David Harper) raised concerns about traffic, parking enforcement, and neighborhood character.
• 1230 Webster Street (BZA075-25): Susan Johnson and Claire Cook spoke in opposition, criticizing the property owner’s past demolition without permits and the construction of a two-story structure without a permit. The applicant, Missy Quigley, argued that all issues had been resolved and the variance was needed only due to the homestead exemption timing.
• 2045 Broadway Street (BZA078-25): The applicant, David Privat-Gilman, argued that the patio was an ADA-required ramp and did not require a permit. Susan Johnson spoke in support, welcoming the new business. The zoning director presented detailed arguments against the appeal.

Discussion Items

• BZA032-25 (849-853 Odeon Street): Variance for lot area and width to correct a lot line. Staff recommended approval. No public comment. The board approved unanimously (motion passed).
• BZA054-25 (509 Exposition Boulevard): Variances for front yard setback and billboard line. Staff recommended 60-day deferral to allow the applicant to apply for a new construction permit. The board voted to defer for 60 days (motion passed).
• BZA065-25 (920 Jena Street): Variances for front yard parking. Applicant revised plans to reduce impervious surface from 98% to 62%. Staff recommended denial, but the board approved with one proviso (motion passed).
• BZA066-25 (2818 N. Rampart Street): Variances for accessory structure (height, setback, coverage). Applicant requested a deferral to revise plans. Board deferred for 60 days (motion passed).
• BZA069-25 (3405 Octavia Street): Staff requested 30-day deferral for plan revisions. Board deferred (motion passed).
• BZA070-25 (1212 Webster Street): Variance for rear yard setback to allow an outdoor barbecue area. Applicant argued special conditions. Board approved with a deed restriction limiting future expansion (motion passed).
• BZA071-25 (4400 Dauphine Street): Recusal of Todd James led to loss of quorum; automatically deferred 30 days.
• BZA072-25 (6242 Waldo Drive): Variances for lot area, lot width, and interior side yard setback for a mosque. Board approved lot area and width variances but denied the side yard setback (motion passed).
• BZA075-25 (1230 Webster Street): Variances for off-street parking and bathroom count. Board approved with one proviso (motion passed).
• Appeals:
  • BZA062-24 (Tulane Avenue): Deferred 120 days due to pending litigation.
  • BZA061-25 (St. Louis Street): Rendered moot; department rescinded permit.
  • BZA076-25 (Freret Street): Deferred 30 days.
  • BZA077-25 (Burthe Street): Deferred 30 days.
  • BZA078-25 (Broadway Street): Appeal of permit denial for a patio. Board denied the appeal and upheld the director’s decision (motion passed).

Key Outcomes

• Approved Variances: BZA032-25 (unanimous), BZA065-25 (with proviso), BZA070-25 (with deed restriction), BZA072-25 (partial – lot area and width), BZA075-25 (with proviso).
• Deferred: BZA054-25 (60 days), BZA066-25 (60 days), BZA069-25 (30 days), BZA071-25 (auto defer 30 days), BZA076-25 (30 days), BZA077-25 (30 days), BZA062-24 (120 days).
• Denied: BZA078-25 (appeal denied).
• Withdrawn: BZA064-25, BZA067-25, BZA073-25, BZA074-25.
• Moot: BZA061-25.
• The board directed staff to expedite review of the 509 Exposition Boulevard case and encouraged the applicant for 2045 Broadway to consult professionals for ADA compliance.