New Orleans Board of Zoning Adjustments Meeting – September 21, 2026

The Board of Zoning Adjustments (BZA) met on Monday, September 21, 2026, beginning at 10:00 a.m. in Council Chambers. The meeting was called to order with a roll call: Commissioners Candace Force, Jose Alvarez, Alfonso Gonzalez, and Jason Richards were present; Ramiro Diaz was absent. The board adopted the minutes from the August 17, 2026 meeting by a 4–0 vote. The agenda originally listed this as a City Planning Commission meeting, but the transcript and proceedings identify it as a BZA meeting; this discrepancy is noted.

Call to Order and Minutes Approval

• Roll call established a quorum (4 of 5 members present).
• Minutes of the August 17, 2026 meeting were adopted without objection (4–0).
• The board noted that actions taken will be released as disposition notices by October 1, 2026, and that items requiring provisos must show compliance before final approval.

Variances – Unfinished Business

1. BZA054-26 – 906 Philip Street (Charles and Sarah Anderson)

• Request: Variance for insufficient permeable open space and excessive impervious surface in front yard due to a renovation.
• Action: The applicant requested a deferral; the board granted a 30-day deferral (4–0).

2. BZA057-26 – 10 Audubon Boulevard (Rena Jolly Qualified Personal Residence Trust, Sherman Strategies, Becca Gieger)

• Request: Variances for interior side yard setback (Article 11.3.a.1) and University Area Design Overlay height (18.32.b.4) to permit an addition to a single-family dwelling.
• Staff Recommendation: Denial, finding the request failed several variance standards.
• Public Testimony: The applicant (owner Neil Jolly) cited growing family and ailing parents needing care. Proponent Miles Granderson argued the variances were technical due to a resubdivision and that the addition follows existing roof and window lines. Opponent Justin Schmidt (on behalf of the Danzig family, neighbors at 12 Audubon) stated the addition would create a monolithic view. Susan Johnson (Carleton Watch) opposed on grounds of bad precedent and alleged violations at another Jolly property.
• Board Discussion: Commissioners questioned the height variance (30‑ft overlay vs. 35‑ft base zone) and confirmed the existing structure’s footprint.
• Outcome: Motion to approve both waivers, finding all nine criteria met, subject to one proviso. Vote: 4–0 (Alvarez, Gonzalez, Richards, Forrest) in favor.

3. BZA070-26 – 2502 Jefferson Avenue (Blue Orleans, LLC, Sean Fowler)

• Request: Waiver of University Area Off‑Street Parking Overlay District bathroom cap (2.5 bathrooms allowed, 5 proposed).
• Staff Recommendation: Denial.
• Public Testimony: Applicant’s representative and owner (Michael Collins) stated the residence is for his family (two daughters and his mother) and that the extra bathrooms are needed for bedrooms. They noted the homestead exemption technicality for new construction.
• Outcome: Motion to approve the waiver, finding nine criteria met, subject to one proviso. Vote: 4–0.

Variances – New Business

4. BZA071-26 – 41 Allard Boulevard (Gregory and Angele Romig)

• Request: Variances for front yard carport and parking pad, with irregular L‑shaped through‑lot. Staff recommended approval for parking restrictions and front‑yard parking location, but denial for carport encroachments.
• Public Testimony: Applicant Gregory Romig withdrew the carport requests, seeking only parking variances. Neighbor Dela Wright withdrew opposition.
• Outcome: Motion to approve parking waivers (Article 11.3.3.a and 22.8.a.1.b.2) subject to one proviso, and acknowledge withdrawal of carport waivers. Vote: 4–0.

5. BZA072-26 – 6040 Winchester Park Drive (Rickey and Ada Craige‑Roberson)

• Request: Variance for interior side yard setback (required 9 ft, proposed 5 ft) to build a single‑family home.
• Staff Recommendation: Denial, citing failure to meet several standards.
• Public Testimony: Applicants (Ada and Rickey Craige‑Roberson) noted they obtained a similar variance in 2014 but the CZO changed, and they have neighbor support. Plans are nearly identical to the previously approved design.
• Board Discussion: The original approval expired; staff noted the lot met minimum size. Commissioners discussed hardship due to time elapsed and code changes.
• Outcome: Motion to approve, finding nine criteria met, subject to one proviso. Vote: 4–0.

6. BZA073-26 – 1037 Mazant Street (D T Home & Maintenance LLC, Dammond Lockhart)

• Request: After‑the‑fact variances for insufficient open space ratio (0.21 required 0.30) and insufficient rear yard setback (12 ft 9 in required 20 ft) due to an addition to a two‑family dwelling.
• Staff Recommendation: Denial for both waivers.
• Public Testimony: Applicant and representative (Ana Elizabeth Phelps) stated the addition provides a bathroom and laundry; the owner is willing to remove concrete to improve permeable space. Board discussion focused on hardship and convenience criteria.
• Board Discussion: Commissioners noted that removing concrete would partially address open space but the rear yard setback waiver remained problematic. The applicant offered to reduce the addition by 5 ft.
• Outcome: Motion to defer 30 days to allow applicant to submit revised plans and address outstanding criteria. Vote: 4–0.

7. BZA074-26 – 1803 South Carrollton Avenue (Paul and Brandy Swanson, Emily Edmondson, Noli Design, LLC)

• Request: Waiver of University Area Off‑Street Parking Overlay District bathroom limit (3.5 bathrooms proposed, 2.5 allowed) for conversion of a two‑family to a single‑family residence.
• Staff Recommendation: Denial.
• Public Testimony: Applicant Emily Edmondson argued the conversion reduces occupancy and parking demand, and the property will be a private residence (second home, so no homestead exemption). Staff noted comparable approvals.
• Outcome: Motion to approve waiver, finding nine criteria met, subject to one proviso. Vote: 4–0.

8. BZA075-26 – 5010 Freret Street (SIVURI Investments LLC, Zach Smith Consulting & Design, Laura Barth)

• Request: Variance for insufficient off‑street parking for a proposed social club (indoor golf) in an HU‑MU district.
• Staff Recommendation: Approval, noting that typical commercial uses in the corridor are exempt from parking.
• Public Testimony: Laura Barth and Eric Hoffman supported. Opponent Susan Johnson (Historic New Orleans Neighborhoods) argued the use does not meet the social club definition and that a parking waiver would push cars into neighborhoods. Applicant rebutted that the club is organized as a 501(c)(7) nonprofit and provides no food/alcohol.
• Outcome: Motion to approve the parking waiver, finding nine criteria met, subject to one proviso. Vote: 4–0.

9. BZA076-26 – 5230 Pitt Street (Kurt and Leah Eischen, Lupin Architecture, Lawrence T. Lupin)

• Request: Variances for stair projection (9 ft vs. allowed 6 ft) and stair height (existing 5 ft 10 in non‑conforming) to construct new front steps on a raised‑basement home.
• Staff Recommendation: Denial.
• Public Testimony: Applicant Lawrence Lupin and owner Kurt Eischen argued safety concerns and that similar raised‑basement homes have projecting stairs. They noted a previous approval at 2335 Jefferson that allowed a 7 ft 9 in projection.
• Board Discussion: Commissioners questioned hardship since existing stairs could be repaired. The applicant stated alternatives would require structural changes. The board debated the uniqueness of the lot’s trapezoidal shape.
• Outcome: Motion to approve, finding nine criteria met, subject to one proviso. Vote: 3–1 (Force dissented). However, later in the meeting it was noted that four affirmative votes are required; the vote was 3–1, so the action was improperly adopted. The board agreed to contact the applicant and reconsider at the October meeting.

10. BZA077-26 – 6019 Louisville Street (Ryan C. Marcomb, Zach Smith Consulting & Design, Laura Barth)

• Request: After‑the‑fact variance for an opaque fence in the front yard (50% transparency required).
• Staff Recommendation: Denial.
• Public Testimony: Zach Smith and owner Ryan Marcomb explained the fence was originally built with neighbor permission on the neighbor’s side, then destroyed by the neighbor, forcing relocation to the applicant’s side. They argued that the same fence on the neighbor’s corner side yard would be legal, creating a hardship. Opponent letters were read (not present).
• Board Discussion: Commissioners debated safety and the distinction between interior lot and corner lot. A compromise was proposed: the fence would be 25% open for the portion extending past the neighbor’s building face (every fourth board removed). The applicant agreed.
• Outcome: Motion to approve the variance, subject to the staff’s proviso plus an additional proviso requiring 25% transparency for the projecting portion. Vote: 4–0.

11. BZA078-26 – 709 State Street

• Note: Docket was marked as “NOT PROPER” and not heard.

12. BZA079-26 – 1519 Joseph Street (Stephen and Caroline Parrish, Webre Consulting, Nicole Webre)

• Request: Variances for rear yard coverage, interior side yard setback, and rear yard setback to rebuild a detached garage on its original footprint after demolition.
• Staff Recommendation: Denial based on hardship criterion.
• Public Testimony: Nicole Webre explained the garage footprint matches the former structure; a servitude for access exists, and alternative locations are impractical. Opponents Dr. Melanie McGrath and Gordon Nudick (adjacent property owners) argued the servitude is abandoned and that construction began without a permit. Chandler Nudick, an attorney, stated no hardship exists.
• Board Discussion: The board clarified it has no jurisdiction over the servitude dispute. Commissioners noted the garage would be built to the same footprint, and that a parking pad (uncovered) would be allowed, but covered parking is a convenience. However, they found that the inability to rebuild the existing structure constituted a hardship.
• Outcome: Motion to approve all three waivers, finding nine criteria met, subject to one proviso. Vote: 4–0.

Variances – Deferrals

13. BZA029-26 – 1614 Poland Avenue (Poland Ave LLC, Zach Smith Consulting & Design, Fresia Galvez)

• Request: After‑the‑fact variances for second principal structure (rear yard setback) and front yard parking pad. Multiple deferrals; applicant requested another 60‑day deferral to allow a related property sale to remove the need for variances.
• Outcome: Motion to defer 60 days at applicant’s request. Vote: 4–0.

14. BZA080-26 – 906 Dante Street (Dantes‑Burthe L.C., Colin Rusovich, Made Design, LLC, David Merlin)

• Request: Staff requested an automatic 30‑day deferral due to capacity constraints (mandatory furloughs). No applicant or public comments.
• Outcome: Motion to defer 30 days at staff’s request. Vote: 4–0.

Director of Safety and Permits Decision Appeals – New Business

15. BZA081-26 – 3343 Esplanade Avenue (Team McLoughlin LLC, Zach Smith Consulting & Design, Ron Loesel)

• Note: Rendered moot; no action taken.

Key Outcomes

• Amendments: Several variance requests were approved with provisos, addressing parking, setbacks, height, fencing, and bathroom counts. The board emphasized that all nine variance criteria must be met.
• Deferrals: Two items (054‑26, 073‑26, 029‑26, 080‑26) were deferred to allow additional documentation or plan revisions.
• Procedural Issue: The vote on BZA076‑26 (3–1) was later flagged as invalid because four affirmative votes are required. The board will revisit this at the October meeting after contacting the applicant.
• Public Participation: Members of the public, including neighborhood representatives and adjacent property owners, provided testimony on several dockets. The board noted that comments on the use itself (e.g., social club definition) were beyond the scope of the parking variance.

The meeting adjourned at approximately 1:30 p.m. (after the final item).