New Orleans Board of Zoning Adjustments Meeting – August 17, 2026

The New Orleans Board of Zoning Adjustments (BZA) met on August 17, 2026, commencing at 10:00 a.m. and adjourning after approximately five hours. The board considered ten variance requests (one carried over from unfinished business, six new, and three deferred), one decision appeal, and handled procedural matters. The meeting was marked by extensive debate on a court-remanded case (BZA011-24) regarding a multifamily development, which was ultimately withdrawn after the board determined it was improperly on the agenda. The board approved nine of the ten variance requests (one was approved with modifications) and denied the only appeal before it.

Public Comments & Testimony

• BZA011-24 (1100 Sere Street): Zach Smith (applicant representative) urged the board to re-approve the project as in 2024, stating the parking waiver was no longer sought. Opposition speakers: Attorney Keith Doley argued the court required enforcement of the initial vote (denial); Dennis Robinson (1272 Sears St.) cited preservation of neighborhood tranquility; Joan Heiser (4000 Davies St., representing 48 units) opposed the development for quality-of-life and property value impacts; Rashad Myers (1212 Sierra) and Dr. Billy Castlemyers (same address) opposed, citing traffic, parking during school events, and the need for stable family housing. The applicant’s rebuttal characterized the opposition as prejudice against renters and multifamily housing.
• BZA059-26 (7301 Burthe Street): Appellant Susan Johnson (2822 LePage St., representing Town of Carrollton Watch) argued the Department of Safety and Permits improperly issued a permit without a plot plan, enabling conversion to a nine-bedroom dormitory. She alleged safety and permits aided the conversion and noted a discrepancy between plumbing permits and architectural plans. Dan McMarchy (zoning official) responded that the permit did not increase bedrooms/bathrooms and that the appellant’s attacks were ad hominem.

Discussion Items

• BZA011-24 – Court Remanded Variance (1100 Sere St.): The board engaged in a lengthy procedural debate about the Fourth Circuit’s remand, which directed enforcement of the initial February 19, 2024 vote (denial of both requested variances). Staff clarified that no revote was needed; a new disposition notice reflecting denial was required. After deferring the item to later in the agenda, the board returned and, with input from the law department, determined the item was improperly on the agenda and withdrew it. No further action was taken.
• BZA061-26 – Rear Yard Setback (2821 Monroe St.): The applicant (Eli Fisher, HCI Architecture) requested a variance to reconstruct a historic building on its original footprint as part of scattered-site affordable housing. The staff recommended denial, citing lack of hardship. The board approved after the applicant demonstrated that the location was necessary for historic tax credits, ADA accessibility, and the building had been structurally unsafe. A neighbor opposed, arguing the new structure dwarfed his property and was not a genuine renovation.
• BZA063-26 – Generator Placement (439 Pine St.): The applicant (Dr. Mariam Menhem) requested a variance to place an emergency generator in the corner side yard, citing safety, practical constraints, and existing mechanical equipment screening. Staff recommended denial, but the board found the location reasonable and approved.
• BZA065-26 – Front Yard Setback (201 De Armas St.): The applicant (Spectrum Designs) sought a variance to build a metal storage building on an existing concrete foundation near the levee. Staff denied criteria A3, but the board approved, noting the foundation’s proximity to the levee and environmental constraints.
• BZA059-26 – Decision Appeal (7301 Burthe St.): The board reviewed the appellant’s challenge to a structural renovation permit. Staff argued the permit did not increase dwelling units or bathrooms and that a plot plan was not required under the code. The board found no error in the director’s interpretation and denied the appeal.

Key Outcomes

• BZA011-24 (1100 Sere St.): Withdrawn as improperly on the agenda; court-ordered disposition notice of denial to be issued.
• BZA039-26 (1455 N. Roman St.): Approved (5-0) – variance for lot area and lot width, subject to one proviso.
• BZA052-26 (1631 Killdeer St.): Approved (5-0) – driveway width variance modified to 18 ft 8 in (waiver of 6 ft 8 in), subject to one proviso.
• BZA061-26 (2821 Monroe St.): Approved (5-0) – rear yard setback variance, subject to one proviso.
• BZA062-26 (3322-24 Esplanade Ave.): Approved (5-0) – multiple variances for pool, cabana, and parking, subject to two provisos.
• BZA063-26 (439 Pine St.): Approved (5-0) – generator placement variance, subject to one proviso.
• BZA064-26 (3951 Annunciation St.): Approved (5-0) – porch encroachment variance, subject to one proviso.
• BZA065-26 (201 De Armas St.): Approved (5-0) – front yard setback and build-to line variances, subject to one proviso.
• BZA066-26 (2141 State St.): Approved (5-0) – bathroom count variance, subject to one proviso.
• BZA067-26 (4551 Dale St.): Approved (5-0) – off-street parking variance, subject to one proviso (applicant absent; board adopted staff recommendation).
• BZA068-26 (1908 Marigny St.): Approved (5-0) – off-street parking variance for conversion to two-family, subject to one proviso.
• BZA054-26 (906 Philip St.): Deferred 30 days at staff’s request.
• BZA057-26 (10 Audubon Blvd.): Deferred 30 days at staff’s request.
• BZA070-26 (2502 Jefferson Ave.): Deferred 30 days at staff’s request.
• BZA059-26 (7301 Burthe St.) – Appeal: Denied (5-0); director’s decision upheld.