CITY OF NEW ORLEANS BOARD OF ZONING ADJUSTMENTS Regular Meeting Agenda Monday, June 13, 2011 10:00 a.m. City Council Chambers, 1300 Perdido Street, New Orleans, Louisiana The decision made by the Board will be provided in the form of a resolution. The staff has ten (10) business days after this meeting to produce the resolution. The resolution will be mailed to the address provided on the application, or the applicant may pick-up a copy of the resolution in the City Planning Commission Office. If the mailing address provided on the application is incorrect, please notify the staff of the correct mailing address. 1
Call to Order & Roll Call, Adoption of Minutes, Communications, Reading of Hearing Rules, Nominating Committee for Officers. A. BZA Dockets Old Business ITEM 1 Docket Number: 064-11 SKK Applicant or Agent: Goldwell Investments, Inc. Property Location: 3629 Prytania Street Zip: 70115 Prytania St., Antonine St., St. Charles Ave., & Foucher St. Square Number: 376 Lot: L Zoning District: MS Medical Services ZBM: B-15 Historic District: N/A Planning District: 2 Office Standard Restaurant Request Citation: This request is for a variance from the provisions of Article 15, Section 15.2.1 (Table 15.A) of the Comprehensive Zoning Ordinance. This request is to permit the conversion of an office building into a standard restaurant with insufficient off-street parking. Requested Waiver: Section 15.2.1 (Table 15.A) Off-Street Parking Required: 41 Spaces Provided: 11 Spaces (Grandfathered) Waiver: 30 Spaces ITEM 2 Docket Number: 089-11 DS Applicant or Agent: Gayle Cabral Property Location: 421 Tricou Street Zip: 70117 Tricou, Douglas, Delery, & Bienvenu Sts. Square Number: 82 Lots: 15 & 16 Zoning District: RD-3 Two-Family Residential ZBM: E-15 Historic District: Holy Cross Local Historic District Planning District: 7 Request Citation: This request is for a variance from the provisions of Article 4, Section 4.6.7 (Table 4.F) of the Comprehensive Zoning Ordinance. This request is to permit the construction a single-family residence with insufficient minimum depth of rear yard (AFTER THE FACT). Section 4.6.7 (Table 4.F) Minimum Depth of Rear Yard Required: 20 Provided: 3 Waiver: 17 2
ITEM 3 Docket Number: 100-11 WITHDRAWN Applicant or Agent: Michael and Brigid Reynolds Property Location: 6895-6899 West End Boulevard Zip: 70124 West End Blvd., Downs, Catina, & Mouton Sts. Square Number: 111 Lots: J & K Zoning District: LRS-1 Lakeview Single-Family Residential Historic District: N/A ZBM: C-10 Vacant Lot PD: 5 Request Citation: This request is for a variance from the provisions of Article 9A, Section 9A.1.7 (Table 9A.A) of the Comprehensive Zoning Ordinance. This request is to permit the construction of a single-family residence with insufficient minimum depth of rear yard. Section 9A.1.7 (Table 9A.A) Minimum Depth of Rear Yard Required: 20 Provided: 8 Waiver: 12 ITEM 4 Docket Number: 107-11 DS Applicant or Agent: Craig and Patricia Daste Property Location: 6064 Marshall Foch Street Zip: 70124 Marshall Foch, Polk, Gen. Diaz, & Germain Sts. Square Number: 324 Lot: X Zoning District: LRS-1 Lakeview Single-Family Residential Historic District: N/A ZBM: B-11 Vacant Lot PD: 5 Circular Drive Request Citation: This request is for a variance from the provisions of Article 1, Section 1.5, Article 9A, Section 9A.1.8(2) and Section 9A.1.8(3) of the Comprehensive Zoning Ordinance. This request is to permit the construction of a circular drive with excessive paving in the front yard area, with parking in the required front yard area on a lot without a main use. Section 1.5 Accessory Use without a Main Use Permitted: Not Permitted Proposed: No Main Use Waiver: Main Use Section 9A.1.8(2) Special Parking and Driveway Requirements (Parking in Front Yard) Permitted: Not Permitted Proposed: 1 Space Waiver: 1 Space Section 9A.1.8(3) Special Parking and Driveway Requirements (Circular Drive) Permitted: Not Permitted Proposed: 1 Drive Waiver: 1 Drive Section 9A.1.8(3) Special Parking and Driveway Requirements (Paved Area) Permitted: 40% (488 sq. ft.) Proposed: 69% (843 sq. ft.) Waiver: 29% (355 sq. ft.) 3
ITEM 5 Docket Number: 109-11 DS Applicant or Agent: Sherrod Wilder Property Location: 7712 Coolidge Court Zip: 70118 Coolidge Ct., Pine, Olive & Lowerline Sts. Square Number: 541 Lot: 22 Zoning District: RD-2 Two-Family Residential ZBM: B-13 Historic District: N/A Planning District: 3 (To Be Demolished) Two-Family Residence Request Citation: This request is for variances from the provisions of Article 4, Section 4.5.7 (Table 4.E), Article 15, Section 15.5.8(4), Article 15, Section 15.5.10(1), and Article 15, Section 15.6.6 of the Comprehensive Zoning Ordinance. This request is to permit the construction of a two-family residence with insufficient minimum lot area, minimum lot width, minimum depth of front yard, minimum depth of rear yard, excessive projection of stairs into the required front yard area, excessive projection of stairs into the required rear yard area, and excessive paving of the required front yard area. Section 4.5.7 (Table 4.E) Minimum Lot Area (Two-Family) Required: 5,000 sq. ft. Provided: 2,055 sq. ft. Waiver: 2,945 sq. ft. Section 4.5.7 (Table 4.E) Minimum Lot Width (Two-Family) Required: 50 Provided: 30 Waiver: 20 Section 4.5.7 (Table 4.E) Minimum Depth of Front Yard Required: 20 Provided: 11 Waiver: 9 Section 4.5.7 (Table 4.E) Minimum Depth of Rear Yard Required: 20 Provided: 13.5 Waiver: 6.5 Section 15.5.8(4) Front Yards (Projection of Stairs) Required: 6 Provided: 8 Waiver: 2 Section 15.5.10(1) Rear Yards (Projection of Stairs) Required: 5 Provided: 9 Waiver: 4 Section 15.6.6 Limitation on Pavement of Required Yard Areas Required: 40% (123 sq. ft.) Provided: 58.3% (193 sq. ft.) Waiver: 18.3% (60 sq. ft.) 4
B. BZA Dockets New Business ITEM 6 Docket Number: 111-11 DS Applicant or Agent: Cheryl Garrison Property Location: 7808 Lady Gray Street Zip: 70127 Wales St., Lafourche St., Curran Blvd., & Lacombe St. Square Number: 63 Lots: 14 & 15 Zoning District: RS-2 Single-Family Residential ZBM: H-10 Historic District: N/A Planning District: 11 Vacant lot Request Citation: This request is for variances from the provisions of Article 4, Section 4.3.7 (Table 4.C), Article 15, Section 15.2.1, and Section 15.2.3 of the Comprehensive Zoning Ordinance. This request is to permit the construction of a single-family residence with insufficient minimum aggregate width of side yards, insufficient off-street parking, and off-street parking located within the required front yard setback. Section 4.3.7 (Table 4.C) Minimum Aggregate Width of Side Yards Required: 20% (10 ) Provided: 18.6% (9 4 ) Waiver: 1.4% (8 ) Section 15.2.1 (Table 15.A) Off-Street Parking Required: 2 Spaces Provided: 1 Space Waiver: 1 Space Section 15.2.3 Parking in Front Yards Required: Not Permitted Provided: 1 Space Waiver: 1 Space 5
ITEM 7 Docket Number: 112-11 DS Applicant or Agent: Gerald, Joseph, Frank, and Hilda Alaimo Property Location: 1406 Eighth Street Zip: 70115 Coliseum St., Prytania St., Harmony St., and Eighth St. Square Number: 193 Lot: 13 Zoning District: RD-2 Two-Family Residential ZBM: B-15 Historic District: Garden District Local Historic Planning District: 4 Vacant Lot Single-family Residence Request Citation: This request is for variances from the provisions of Article 4, Section 4.5.7 (Table 4.E) and Article 15, Section 15.2.1 (Table 15.A) of the Comprehensive Zoning Ordinance. This request is to permit construction of a single-family residence with insufficient minimum lot area, insufficient minimum lot width, and insufficient off-street parking. Section 4.5.7 (Table 4.E) Minimum Lot Area Required: 4,400 sq. ft. Provided: 3,969 sq. ft. Waiver: 431 sq. ft. Section 4.5.7 (Table 4.E) Minimum Lot Width Required: 40 Provided: 31 Waiver: 9 Section 15.2.1 (Table 15.A) Off-Street Parking Required: 1 Space Provided: 0 Spaces Waiver: 1 Space 6
ITEM 8 Docket Number: 113-11 MO Applicant or Agent: Housing Authority of New Orleans Zip: 70113 Property Location: Sq. 324, lots 6-8, Pt. 9, 10, A, B or Pt. 9-10, 12-14, B, A, 18, 16, 20-23 (Proposed Lot 1 1 ) Clio St., Simon Bolivar Ave., Thalia & S. Liberty Sts. Square Number: 324 (Proposed Square G1) Lots: Proposed Lot 1 Zoning District: RM-3 Multiple-Family Residential ZBM: C-14 Historic District: N/A Planning District: 2 Vacant Multi-Family Residence Multiple-Family Residence Request Citation: This request is for variances from the provisions of Article 4, Section 4.11.7 (Table 4.K), Article 15, Section 15.2.1 (Table 15.A), and Article 15, Section 15.3.1 (Table 15.G) of the Comprehensive Zoning Ordinance. This request is to permit the construction of a multiple-family residence exceeding the maximum height requirement, insufficient minimum depth of front yard, insufficient off-street parking, and insufficient ofstreet loading. Section 4.11.7 (Table 4.K) Maximum Height Required: 45 Provided: 62 Waiver: 17 Section 4.11.7 (Table 4.K) Minimum Depth of Front Yard Required: 20 Provided: 4 5 ½ Waiver: 14 6 ½ Section 15.2.1 (Table 15.A) Off-Street Parking Regulations Required: 77 Spaces Provided: 45 Spaces Waiver: 32 Spaces Section 15.3.1 (Table 15.G) Off-Street Loading Regulations Required: 2 Spaces Provided: 0 Spaces Waiver: 2 Spaces 1 Subdivision Docket 80-11 is pending before the City Planning Commission for the consolidation of the entirety of Square 324 and the entirety of Square 323 along with the Erato Street right-of-way into Square G1, Lot 1 and the rededication of South Liberty Street. The subdivision includes the consolidation of other lots and the rededication of street rights-of-way; however, these are not relevant to the application before the Board of Zoning Adjustments. 7
ITEM 9 Docket Number: 114-11 MO Applicant or Agent: Wilfred Duplessis Property Location: 1422-24 Andry Street Zip: 70117 N. Villere St., N. Robertson St., Urquhart St., and Andry St. Square Number: 579 Lot: 6 Zoning District: RD-3 Two-Family Residential ZBM: E-14 Historic District: N/A Planning District: 8 Vacant Two-Family Residence Request Citation: This request is for variances from the provisions of Article 4, Section 4.6.7 (Table 4.F), Article 15, Section 15.2.1 (Table 15.A), and Article 15, Section 15.5.8(5) of the Comprehensive Zoning Ordinance. This request is to permit the construction of a two-family residence with insufficient minimum lot area, insufficient off-street parking, and a front yard projecting beyond the established front yard for the block face. Requested Waiver: Section 4.6.7 (Table 4.F) Minimum Lot Area (Two-Family) Required: 3,600 sq. ft. Proposed: 3,477 sq. ft. Waiver: 123 sq. ft. Section 15.2.1 (Table 15.A) Off-Street Parking Required: 2 Spaces Provided: 0 Spaces Waiver: 2 Spaces Section 15.5.8(5) Front Yards (Average) Required: 15 Proposed: 10 Waiver: 5 ITEM 10 Docket Number: 115-11 MO Applicant or Agent: Charlene Millet Property Location: 2440 Verbena Street Zip: 70122 Iris St, Clematis St., Gladiolus St., and Verbena St. Square Number: 30 Lot: 11 Zoning District: RD-2 Two-Family Residential ZBM: E-12 Historic District: N/A Planning District: 6 Request Citation: This request is for a variance from the provisions of Article 15, Section 15.2.3 of the Comprehensive Zoning Ordinance. This request is to permit the construction of a single-family residence with off-street parking located within the required front yard area (AFTER THE FACT). Section 15.2.3 Parking in Front Yards Required: Not Permitted Provided: 1 Space Waiver: 1 Space 8
ITEM 11 Docket Number: 116-11 DS Applicant or Agent: Bengal Trading Co. Property Location: 1332 Oretha Castle Haley Boulevard Zip: 70113 Oretha Castle Haley Blvd., Thalia, Erato, & Baronne Sts. Square Number: 400 Lot: 20 Zoning District: LI Light Industrial ZBM: C-14 Historic District: N/A Planning District: 2 Warehouse Offices Request Citation: This request is for a variance from the provisions of Article 15, Section 15.2.1 (Table15.A) of the Comprehensive Zoning Ordinance. This request is to permit the conversion of a warehouse to an office with insufficient off-street parking. Requested Waiver: Section 15.2.1 (Table 15.A) Off-Street Parking Required: 20 Spaces Proposed: 0 Spaces (6 Grandfathered) Waiver: 14 Spaces ITEM 12 Docket Number: 117-11 DS Applicant or Agent: Orleans Parish School Board Property Location: 5712 South Claiborne Avenue Zip: 70125 S. Claiborne Ave., Joseph St., Cucullu St., and Nashville Ave. Square Numbers: 92, 95, 96 Lot: Zoning District: RD-2 Two-Family Residential ZBM: B-14 Historic District: N/A Planning District: 3 High School High School Request Citation: This request is for variances from the provisions of Article 11, Section 11.38.1(b), and Article 15, Section 15.2.1 (Table 15.A) of the Comprehensive Zoning Ordinance. This request is to permit the expansion of a high school with insufficient minimum side yard setback and insufficient off-street parking. Section 11.38.1(b) Schools, Public/Private Junior High or Senior High Schools Required: 25 (5.8 existing) Provided: 0 Waiver: 5.8 Section 15.2.1 (Table 15.A) Off-Street Parking Required: 24 Spaces Proposed: 15 Spaces Waiver: 9 Spaces 9
ITEM 13 Docket Number: 118-11 MO Applicant or Agent: Gold Seal Lofts, LLC Property Location: 4311, 4317 D Hemecourt Street; 508, 512, 520 South Alexander Street; 4312, 4316 Baudin Street Zip: 70119 D Hemecourt, S. Alexander, Baudin, & S. Hennessy Sts. Square Number: 797 Lots: Z, Y, W, X, C, & D Proposed Lot: GS Zoning District: RM-2A Multiple-Family Residential ZBM: B-12 Historic District: N/A Planning District: 4 Warehouse and Vacant Lots Multi-Family Residence (31 Units) Request Citation: This request is for a variance from the provisions of Article 4, Section 4.10.7 (Table 4.J), Article 4, Section 4.10.7 (Table 4.J, Footnote 1), Article 15, Section 15.3.2 (Table 15.G), Article 15, Section 15.5.8(4), and Article 15, Section 15.5.11 of the Comprehensive Zoning Ordinance. This request is to permit the construction of a multi-family residence with insufficient minimum side yard setback, insufficient minimum area per dwelling unit, insufficient off-street loading, excessive projection of stairs into the required front yard area, and insufficient minimum distance between main structures. (AFTER THE FACT). Section 4.10.7 (Table 4.J) Minimum Width of Side Yard Required: 5 Provided: 3 5 ½ Waiver: 1 5 ½ Section 4.10.7 (Table 4.J, Footnote 1) Minimum Area Per Dwelling Unit Required: 850 sq. ft. per unit Provided: 438 sq. ft. (5 units) Waiver: 412 sq. ft. (3 units) Required: 850 sq. ft. per unit Provided: 627 sq. ft. (8 units) Waiver: 223 sq. ft. (3 units) Section 15.3.2 (Table 15.G) Off-Street Loading Required: 2 Spaces Provided: 0 Spaces Waiver: 1 Space Section 15.5.8(4) Front Yards (Stairs) Required: 6 Provided: 10 2 Waiver: 4 10 Section 15.5.11 Minimum Distance Between Main Structures Required: 25 Provided: 14 5 1/8 Waiver: 10 6 7/8 Required: 25 Provided: 20 Waiver: 5 Required: 15 Provided: 5 2 Waiver: 4 10 10
ITEM 14 Docket Number: 119-11 WITHDRAWN Applicant or Agent: Burgundy-Prytania LLC Property Location: 3601 Prytania Street Zip: 70115 Prytania St., Antonine St., St. Charles Ave., and Foucher St. Square Number: 376 Lot: A Zoning District: MS- Medical Services ZBM: B-15 Historic District: N/A Planning District: 2 Vacant Surface Parking Lot Request Citation: This request is for variances from the provisions of Article 5, Section 5.1.7 (Table 5.A) of the Comprehensive Zoning Ordinance. This request to permit the construction of a surface parking lot with insufficient minimum depth of front yard and insufficient minimum depth of corner lot side yard. Section 5.1.7 (Table 5.A) Minimum Depth of Front Yard Required: 20 Provided: 0 Waiver: 20 Section 5.1.7 (Table 5.A) Minimum Width of Corner Lot Side Yard Required: 10 Provided: 0 Waiver: 10 ITEM 15 Docket Number: 120-11 DS Applicant or Agent: Ranzy Montet Property Location: 230 South Telemachus Street Zip: 70119 S. Telemachus, S. Genois, Palmyra Sts., & Cleveland Ave. Square Number: 710 Lot: 13 Zoning District: RD-3 Two-Family Residential ZBM: C-13 Historic District: N/A Planning District: 4 Request Citation: This request is for a variance from the provisions of Article 4, Section 4.6.7 (Table 4.F) of the Comprehensive Zoning Ordinance. This request is to permit the expansion of an existing single-family residence with insufficient minimum depth of side yard (Palmyra Street side). Requested Waiver: Section 4.6.7 (Table 4.F) Minimum Width of Side Yards Required: 3 Provided: 2 8 Waiver: 4 11
ITEM 16 Docket Number: 121-11 DS Applicant or Agent: Jesus Andonie Property Location: 2420-22 North Rampart Street Zip: 70117 Mandeville St., Spain St., N. Rampart St., & Burgundy St. Square Number: 2861 Lot: 4 Zoning District: HMR-3 Marigny/Tremé Residential ZBM: D-11 Historic District: Marigny/Tremé Local Historic Planning District: 7 Request Citation: This request is for variances from the provisions Article 9, Section 9.3.7 (Table 9.C) of the Comprehensive Zoning Ordinance. This request is to permit the expansion of a single-family residence with insufficient minimum width of side yards. (AFTER THE FACT) Section 9.6.7 (Table 9.C) Minimum Width of Side Yard (Mandeville Street side) Required: 3 Provided: 2 10 Waiver: 2 Section 9.6.7 (Table 9.C) Minimum Width of Side Yard (Spain Street side) Required: 3 Provided: 2 3 Waiver: 9 C. Director of Safety and Permits Decision Appeals Old Business ITEM 17 Docket Number: 077-10 Applicant or Agent: Robert J. Asaro Property Location: 7820 Hayne Boulevard Zip: 70126 Hayne Blvd., Wales St., Edwards St., & Edgelake Ct. Square Number: Section 10 Lot: X 4A, & 5A Zoning District: B-1A Neighborhood Business ZBM: G-10 Historic District: N/A Planning District: 9 Multi-Family Residence Multi-Family Residence Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the extension of a building permit for property located at 7820 Hayne Boulevard. 12
ITEM 18 Docket Number: 098-11 Applicant or Agent: Jami I. Mitchell Property Location: 211 18 th Street Zip: 70124 18 th St., Fleur de Lis Dr., 16 th St., & Pontchartrain Blvd. Square Number: 11 Lots: 69 & 70 (Proposed 70-A) Zoning District: LRS-1 Lakeview Single-Family Residential Historic District: N/A ZBM: B-11 and PD: 5 Vacant Structure and Second Main Use Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the loss of non-conforming status. D. Director of Safety and Permits Decision Appeals ITEM 19 Docket Number: 122-11 Applicant or Agent: Joseph Pedriera Property Location: 8612-14-14A Belfast Street Zip: 70118 Leonidas St., Apple St., Monroe St., and Belfast St. Square Number: 375 Lot: 16 Zoning District: RD-2 Two-Family Residential ZBM: A-13 Historic District: N/A PD: 3 Three-Family Residence Three-Family Residence Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the loss of non-conforming status. 13
ITEM 20 Docket Number: 123-11 Applicant or Agent: Edward Washington Property Location: 608 Iberville Street Zip: 70130 Iberville St., Chartres St., Exchange Pl., and Canal St. Square Number: 33 Lot: E Zoning District: CBD-3 Central Business District ZBM: C-14 Historic District: N/A PD: 1 Cocktail Lounge with Live Entertainment Cocktail Lounge with Live Entertainment Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the loss of non-conforming status. ITEM 21 Docket Number: 124-11 Applicant or Agent: Jennifer Farwell Property Location: 4401 Baudin Street Zip: 70119 Baudin St., S. Murat St., Banks St., and S. Alexander St. Square Number: 805 Lot: 12 Zoning District: RD-3 Two-Family Residential ZBM: B-12 Historic District: N/A PD: 4 Three-Family Residence Three-Family Residence Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the issuance of building permit number 11COM-00339. 14
ITEM 22 Docket Number: 125-11 Applicant or Agent: Gold Seal Neighborhood Property Location: 520 South Alexander Street Zip: 70119 Baudin St., S. Alexander St., D Hemecourt St., and S. Hennessey St. Square Number: 797 Lots: Z, C, D, W, X, Y Zoning District: RM-2A Multiple-Family Residential ZBM: B-12 Historic District: N/A PD: 4 Warehouse Multiple-Family Residence Request Citation: This is an appeal of a decision of the Director the Department of Safety and Permits as per Article 14, Section 14.5 of the Comprehensive Zoning Ordinance. This is an appeal of the decision of the Director of the Department of Safety and Permits regarding the issuance of building permit number 11COM-00076. 15