Office [504] 858?1030
KRISTIN PALMER 1300 Perdido Street 0 Suite 2W7O
CUUNCILMEMBEFT New Orleans, Louisiana 70112

May 14, 2019

 

 

 

VIA EMAIL

Gregg Fortner, Executive Director
Housing Authority of New Orleans
4100 Touro Street

New Orleans, LA 70122

RE: HAND Proposed Development in Bywater
Dear Mr. Fortner,

The Housing Authority of New Orleans (HANO) has proposed building a mixed?use development
on a large vacant lot located at 4100 Royal Street in Bywater, also known as the Royal Mazant
site. HANO awarded the development of this site as well as 5 other scattered site parcels
throughout Faubourg Marigny and Bywater to the developer who now will both deveIOp
and manage all sites. Some of these properties are also under covenant agreements with HUD
and can only be developed for affordable housing.

The current zoning for the Royal Mazant site is split between HMR-3 and and under this
zoning, up to 108 units can be built. The zoning for the scatter sites is HMR-S, with a maximum
of 20 units allowable on all sites combined.

The developer currently proposes to build 136 units on the Royal Mazant site and 10 single
family homes on all the scattered sites. The single-family homes will be a mixture of market
rate and affordable and will yield five of each number. In order to build 136 units on the Royal
Mazant site, the developer requested a zoning change from to U. This
zoning would allow up to 189 units to be built on that site.

There have been a number of public meetings regarding the project and we appreciate the
work of listening to the community and trying to address some of the issues. However, I
believe we still have work to do.

First and foremost, all stakeholders, from the neighbors to HANO to advocates have agreed that
90 affordable units is the right number for this development. However, drawing on my

experience in working in affordable housing for 25 years, believe these numbers can be
accomplished through a more thoughtful and equitable approach. This starts by reducing the
overall number of units to be built on the Mazant site. Typically, a single development needs to
include a significant number of market rate units to offset the affordable ones. However, the
five additional scatter sites tied to this same proiect allow us to think more creatively. If we
upzone those sites to allow for more dense development, we can reach a minimum of 90
affordable units. While this may bring some additional costs, HAND could offset this by offering
additional project based vouchers to the developer. HAND has the ability and resources to
make this happen. This is a neighborhood that has already experienced a large amount of
displacement for low income and working-class families, so our primary goal must be
reestablishing opportunities for them.

Some might ask the benefit of reducing the number of units at the Royal Mazant site. i firmly
believe that any development must reflect the character of the neighborhood it goes into.
HDLC has set clear guidelines for how new buildings in this area should look, and believe those
should be followed. I also believe that too often when we build affordable housing, we leave
out the amenities that make a place livable. That means having adequate green space for
residents and neighbors alike to gather and enjoy recreational activities. It means having a
comprehensive storm water management plan that keeps as many trees as possible and
adequately replaces those that must be cut down. it means making provisions for all types of
transportation, including a covered bus stop for the Marigny/Bywater Chartres line and ample
bike parking.

Ninety units of affordable housing fits the need in our city to establish real opportunity near our
employment centers and public transit corridors. I understand the benefit to the developer of
placing them all at one site as a way of reducing costs. However, best practice shows us that
good development fits within an existing built environment that is sensitive to scale, setback,
and design and building regulations.

This development can and will happen if and HAND work together to produce a project
that is creative. They have as a partner a councilmember that believes in affordable housing
and smart design, and a community that wants both. it is time for them to produce.

Respectfully,

Kristin Gisleson Palmer
Councilmember, District