1-24-2025: Re: BZA 062-24 2501-2537 Tulane Ave, New Orleans, La.
January 24, 2025
Board of Zoning Adjustments
1300 Perdido Street
New Orleans, LA
Re: BZA 062-24 2501-2537 Tulane Ave, New Orleans, La.
Dear Board of Zoning Adjustment:
Louisiana Landmarks Society remains very concerned about the questionable process used to permit the project at 2501-2537 Tulane Avenue. The project clearly violates critical zoning regulations. Specifically, the project lacks required buffer yard protections and a properly approved parking variance.
The development site does not meet the Comprehensive Zoning Ordinance's requirements for buffer zones between non-residential and residential areas. Despite subdivision regulations mandating a 20-foot buffer strip, the current plan provides only a five-foot buffer facing Banks Street. This directly contradicts the ordinance's purpose of preserving neighborhood character and maintaining appropriate boundaries between different land uses. Additionally, no variance was ever sought for a 10-foot buffer yard with a 7-foot fence.
Furthermore, a corner side yard parking variance for non-residential use was never properly approved during the November 13, 2023 hearing in BZA087-23. Post-hearing attempts to retroactively add this variance to previous documents appear irregular and potentially improper.
While two lawsuits are pending, the merits of these specific zoning violations can and should be addressed immediately. The Board of Zoning Adjustments (BZA) continues to defer ruling, using the excuse of "ongoing litigation". To be clear, these lawsuits are separate from the erroneously granted permit which concerns the Director of Safety and Permits. Ongoing construction continues to proceed without proper legal approvals, potentially causing permanent zoning code violations.
We respectfully request that the Board:
- Review this appeal on its merits
- Revoke the current work permit
- Investigate the improper document handling
The integrity of our zoning process depends on consistent, transparent enforcement of established regulations.
Sincerely,
Sandra Stokes
Chair of Advocacy
Louisiana Landmarks Society