1137 Esplanade Avenue
Dear VCPORA members and friends,
Many thanks to those of you who attended the February 26 community meeting to discuss the proposed multi-unit residential building at 1137 Esplanade. We had over 200 residents from the French Quarter, Treme, and Marigny in the audience that evening, all of whom care deeply about this prominent corner that affects all three neighborhoods.
Following that meeting, the presidents of VCPORA, French Quarter Citizens, and Historic Faubourg Treme Association met to discuss the outcome of the meeting, and wrote a joint letter to HRI, the developer of the proposed project, which summarizes the concerns expressed by residents. A copy of that letter is below. (The Esplanade Ridge/Treme Civic Assocation also signed the letter.) We believe that by joining with other neighborhoods, our position is stronger, and we hope that HRI will be responsive to our concerns.
Also, this matter will come up at the next Historic District Landmarks Commission meeting. That meeting will be held this Friday, March 13 at City Hall in Council Chambers, and will begin at 9:30 a.m. HDLC regulates exterior appearance of buildings in historic districts, so anyone wishing to express their opinion of that aspect of the project is encouraged to attend.
March 5, 2009
Mr. Pres Kabacoff
CEO, Historic Restoration, Inc.
909 Poydras Street, Suite 3100
New Orleans, LA 70112
Dear Mr. Kabacoff,
Thank you for the time and energy you are putting into the Eleven37 Esplanade project, and for your open interaction with the community. The meeting with the community on February 25 helped over 200 of our members understand your progress. Unfortunately, we cannot support the project as presented. There are three fundamental issues.
The first issue is density. We all agree that density is good within limits. The most dense zoning considered by the City Planning Commission staff in their review of this project is HMC-2. This allows 600 square feet of land per unit, which translates to 49 units for the site. Any density greater than this violates the intent expressed by the citizens of New Orleans who amended the charter to give planning and zoning the force of law.
We could support a zoning change to HMC-2 as long as there was an agreement to abide by that zoning as well as the height (45') and floor-area ratio (2.0) cited by the City Planning Commission staff from Article 5, Section 5.57, Height, Area, and Bulk Requirements of the Comprehensive Zoning Ordinance. During the February 25 meeting, you advocated that the community support a project that satisfies the needs of the city, developer, and neighborhood. Increasing the mass and density beyond the most dense zoning considered by CPC staff does not satisfy the needs of the city or the neighborhood.
Although we are in full support of affordable housing, our second concern is that your model will result in isolating low-income residents in an environment where they would not receive the benefits of living in a mixed-income community. This would not be fair to our constituency when many struggle to be a part of a diverse environment. The model of 70% of units dedicated to subsidized, affordable units with only 30% for market rate tenants is not consistent with a sustainable model that will attract a diverse population. Rather, this model will likely result in all low-income residents. You offered no experience, precedent, or logic to support sustainable success with more than 40% affordable units. The 70% affordable/30% market mix you propose turns the basis of HOPE VI directives on its head. Increasing the mix to beyond 40% affordable is unacceptable.
Third, the facades of the building facing St. Claude and Kerlerec are in prominent view of the historic neighborhood and travelers on Esplanade Avenue and Rampart Street. These elevations need to be consistent with those facing the Esplanade and Rampart sides. The three affected neighborhoods are locally protected and nationally recognized historic districts because of the large quantity of intact, preserved architecture, and their character must be respected.
Mr. Kabacoff, we appreciate the investments you have made in New Orleans, and in this project. We would like to be able to support the project. To earn that support, we ask you that you hold to your principle of accountability to the needs of the city and the neighborhood. We ask you to adapt the design to within existing zoning limits, to use a proven operating model, and to complete appropriate facade changes as described above.
Respectfully,
Michael D. Moffitt
President, Vieux Carre Property Owners, Residents, and Associates
CoCo Paddison
President, French Quarter Citizens
Naydja Bynum
President, Historic Faubourg Treme Association
Matt Norton
President, Esplanade Ridge/Treme Civic Association
Cc
James Carter, Councilperson, District C
Jackie Clarkson, City Council President
Arnie Fielkow, Councilperson-at-large
Shelley Midura, Councilperson, District A
Stacy Head, Councilperson, District B
Cynthia Hedge-Morrell, Councilperson, District D
Cynthia Willard-Lewis, Councilperson, District E
Yolanda Rodriguez, Executive Director, City Planning Commission
Elliot Perkins, Executive Director, Historic District Landmarks Commission
Chris Costello, President, Faubourg Marigny Improvement Association
Many thanks to those of you who attended the February 26 community meeting to discuss the proposed multi-unit residential building at 1137 Esplanade. We had over 200 residents from the French Quarter, Treme, and Marigny in the audience that evening, all of whom care deeply about this prominent corner that affects all three neighborhoods.
Following that meeting, the presidents of VCPORA, French Quarter Citizens, and Historic Faubourg Treme Association met to discuss the outcome of the meeting, and wrote a joint letter to HRI, the developer of the proposed project, which summarizes the concerns expressed by residents. A copy of that letter is below. (The Esplanade Ridge/Treme Civic Assocation also signed the letter.) We believe that by joining with other neighborhoods, our position is stronger, and we hope that HRI will be responsive to our concerns.
Also, this matter will come up at the next Historic District Landmarks Commission meeting. That meeting will be held this Friday, March 13 at City Hall in Council Chambers, and will begin at 9:30 a.m. HDLC regulates exterior appearance of buildings in historic districts, so anyone wishing to express their opinion of that aspect of the project is encouraged to attend.
March 5, 2009
Mr. Pres Kabacoff
CEO, Historic Restoration, Inc.
909 Poydras Street, Suite 3100
New Orleans, LA 70112
Dear Mr. Kabacoff,
Thank you for the time and energy you are putting into the Eleven37 Esplanade project, and for your open interaction with the community. The meeting with the community on February 25 helped over 200 of our members understand your progress. Unfortunately, we cannot support the project as presented. There are three fundamental issues.
The first issue is density. We all agree that density is good within limits. The most dense zoning considered by the City Planning Commission staff in their review of this project is HMC-2. This allows 600 square feet of land per unit, which translates to 49 units for the site. Any density greater than this violates the intent expressed by the citizens of New Orleans who amended the charter to give planning and zoning the force of law.
We could support a zoning change to HMC-2 as long as there was an agreement to abide by that zoning as well as the height (45') and floor-area ratio (2.0) cited by the City Planning Commission staff from Article 5, Section 5.57, Height, Area, and Bulk Requirements of the Comprehensive Zoning Ordinance. During the February 25 meeting, you advocated that the community support a project that satisfies the needs of the city, developer, and neighborhood. Increasing the mass and density beyond the most dense zoning considered by CPC staff does not satisfy the needs of the city or the neighborhood.
Although we are in full support of affordable housing, our second concern is that your model will result in isolating low-income residents in an environment where they would not receive the benefits of living in a mixed-income community. This would not be fair to our constituency when many struggle to be a part of a diverse environment. The model of 70% of units dedicated to subsidized, affordable units with only 30% for market rate tenants is not consistent with a sustainable model that will attract a diverse population. Rather, this model will likely result in all low-income residents. You offered no experience, precedent, or logic to support sustainable success with more than 40% affordable units. The 70% affordable/30% market mix you propose turns the basis of HOPE VI directives on its head. Increasing the mix to beyond 40% affordable is unacceptable.
Third, the facades of the building facing St. Claude and Kerlerec are in prominent view of the historic neighborhood and travelers on Esplanade Avenue and Rampart Street. These elevations need to be consistent with those facing the Esplanade and Rampart sides. The three affected neighborhoods are locally protected and nationally recognized historic districts because of the large quantity of intact, preserved architecture, and their character must be respected.
Mr. Kabacoff, we appreciate the investments you have made in New Orleans, and in this project. We would like to be able to support the project. To earn that support, we ask you that you hold to your principle of accountability to the needs of the city and the neighborhood. We ask you to adapt the design to within existing zoning limits, to use a proven operating model, and to complete appropriate facade changes as described above.
Respectfully,
Michael D. Moffitt
President, Vieux Carre Property Owners, Residents, and Associates
CoCo Paddison
President, French Quarter Citizens
Naydja Bynum
President, Historic Faubourg Treme Association
Matt Norton
President, Esplanade Ridge/Treme Civic Association
Cc
James Carter, Councilperson, District C
Jackie Clarkson, City Council President
Arnie Fielkow, Councilperson-at-large
Shelley Midura, Councilperson, District A
Stacy Head, Councilperson, District B
Cynthia Hedge-Morrell, Councilperson, District D
Cynthia Willard-Lewis, Councilperson, District E
Yolanda Rodriguez, Executive Director, City Planning Commission
Elliot Perkins, Executive Director, Historic District Landmarks Commission
Chris Costello, President, Faubourg Marigny Improvement Association