Board of Zoning Adjustments Meeting Summary – July 20, 2026

The Board of Zoning Adjustments (BZA) met on Monday, July 20, 2026, at 4:15 PM. Commissioners present: Todd James, Jose Alvarez, Alfonso Gonzalez, Jason Richards. Absent: Candace Forrest, Ramiro Diaz. The board heard 15 dockets, including variances, deferrals, and appeals. All votes were 5-0 unless otherwise noted.

Consent Calendar

• The board unanimously approved the minutes from the June 15, 2026 meeting. (Motion by Gonzalez, second by Alvarez, 5-0).

Public Comments & Testimony

• BZA 043-26 (2518 Burgundy St): Applicant Margaret Anne McLeod explained mechanical equipment placement constraints and submitted a letter of support from a neighbor. No opposition.
• BZA 049-26 (717 Barracks St – appeal): Aaron Holmes (EC Porad) opposed deferral, stating it was disrespectful to public time. Sandra Stokes (Louisiana Landmark Society) opposed deferral, arguing it sets a bad precedent. Alan Johnson (neighborhood association president) strongly opposed deferral, criticizing the process and requesting denial. The applicant’s attorney requested 30-day deferral to work with the department.
• BZA 058-26 (4501 Toulouse St – appeal): Appellant Kelly Burgess argued the sidewalk cafe permit is invalid because the bar is non-conforming in a residential district. Opponents (bar owner/representative) stated the bar has operated for 70 years without issues and accused the appellant of harassment. Zach Smith (consultant) supported denial, calling the appeal a misuse of process.
• BZA 060-26 (7600 Maple St – appeal): Multiple supporters spoke, including the property owner’s family (Steve Zissis), who described the bar’s 64-year history and community support. Attorney Bob Ellis argued the bar’s use never ceased. No public opposition.

Discussion Items

• BZA 043-26 (Mechanical equipment setback): After-the-fact variance for two ground-mounted mini-split units at 0.75 ft and 1 ft from lot line (required 2 ft). Board discussed life safety concerns due to narrow alley. Staff recommended denial. The board accepted late-submitted documents (survey, letters) by suspending rules (5-0). Approved with added proviso: minimum 7 ft clearance from ground to equipment. (Motion by Richards, second by Alvarez, 5-0).
• BZA 048-26 (Lot depth and rear yard setback): Applicant withdrew the rear yard waiver after revising the survey to eliminate it. Board approved a waiver of 3 ft 1.25 inches for minimum lot depth (Table 11-2A), subject to staff proviso. (Motion by Richards, second by Diaz, 5-0).
• BZA 050-26 (Rear yard setback – garage connection): Applicant sought to connect detached garage to principal structure, resulting in 6.4 ft rear setback (required 15 ft). Staff recommended denial. Board approved with two provisos: staff’s proviso and a deed restriction limiting future enlargement beyond current CZO setbacks. (Motion by Richards, second by Gonzalez, 5-0).
• BZA 052-26 (Driveway width): Applicant requested deferral due to jury duty. Granted 30-day deferral. (5-0).
• BZA 053-26 (Subdivision – through lot): Request for variances for lot area, permeable open space, and rear yard setback. Staff recommended approval. Board approved with one proviso. (Motion by Gonzalez, second by Richards, 5-0).
• BZA 055-26 (Excessive bathrooms in HURD2 overlay): Variance for one additional bathroom. Applicant argued the overlay’s purpose is parking, not bathrooms. Board approved with one proviso. (Motion by Richards, second by Alvarez, 5-0).
• BZA 056-26 (Interior side yard setback – rebuild after demolition): Variance to rebuild on zero lot line (required 3 ft). Staff recommended approval. Board approved with one proviso. (Motion by Richards, second by Alvarez, 5-0).
• BZA 032-26 (Off-street parking – two-family dwelling): Deferred 30 days at staff request because applicant did not submit revised plans. (5-0).
• BZA 039-26 (Lot subdivision – encroachment issue): Deferred 30 days to allow applicant to work with surveyor and city to resolve encroachment and lot line issues. (Motion by Diaz, second by Alvarez, 5-0).
• BZA 054-26 (Permeable open space – after-the-fact): Deferred 30 days for staff to determine if work was grandfathered. (Motion by Alvarez, second by Diaz, 4-0, Gonzalez absent).
• BZA 057-26 (Interior side yard setback – addition): Deferred 30 days for revised drawings. (Motion by Richards, second by Alvarez, 4-0, Gonzalez absent).
• BZA 008-24 (Appeal – Orleans Parish Directional Center): Deferred 30 days to allow city to contact applicant about withdrawal. (Motion by Alvarez, second by Richards, 5-0).
• BZA 110-25 (Appeal – Broadway St): Applicant withdrew appeal; no further action.
• BZA 049-26 (Appeal – hotel non-conforming use): Applicant requested 30-day deferral to resolve with department. Board granted deferral despite public opposition. (Motion by Richards, second by Gonzalez, 5-0).
• BZA 058-26 (Appeal – sidewalk cafe permit): Board denied appeal, upholding the director’s decision that the property is zoned HU B1A (not residential) and the permit is allowed. (Motion by Richards, second by ???, 5-0).
• BZA 059-26 (Appeal – Birch St): Deferred 30 days at request of Department of Safety and Permits. (Motion by Richards, second by Alvarez, 5-0).
• BZA 060-26 (Appeal – bar non-conforming use): Extensive debate on whether the bar’s use had been legally maintained. The board voted 4-1 to grant the appeal, overturning the director’s denial. (Motion by Richards, second by ???).

Key Outcomes

• Approved variances for mechanical equipment (BZA 043-26), lot depth (BZA 048-26), rear yard setback with deed restriction (BZA 050-26), subdivision (BZA 053-26), bathroom count (BZA 055-26), and zero lot line rebuild (BZA 056-26).
• Denied appeal for sidewalk cafe (BZA 058-26), upheld director.
• Granted appeal for bar non-conforming use at 7600 Maple St (BZA 060-26), 4-1.
• Deferred nine items: BZA 032-26, 039-26, 052-26, 054-26, 057-26, 008-24, 049-26, 059-26.
• Withdrawal accepted: BZA 110-25.
• All votes were 5-0 except BZA 054-26 (4-0) and BZA 060-26 (4-1).