CITY PLANNING COMMISSION CITY OF NEW ORLEANS LAYOTA CANTRELL MAYOR ROBERT D. RIVERS EXECUTIVE DIRECTOR LESLIE T. ALLEY DEPUTY DIRECTOR City Planning Commission Staff Report Executive Summary Zoning Docket 031/19 Applicant: Housing Authority of New Orleans Request: This is a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District. Location: 4100 Royal Street Summary of Proposal: Zoning Docket 031/19 is a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District for a property located in the Bywater neighborhood. The site is currently split-zoned between an HMC-2 Historic Marigny/Treme/Bywater Commercial District and an HMR-3 Historic Marigny/Treme/Bywater Residential District. The applicant has requested the zoning amendment in order to permit an affordable and mixed-income residential development on behalf of the Housing Authority of New Orleans. The residential development is proposed to occupy the entirety of the block at approximately 77,589 square feet. The site is currently vacant and has a demonstrable history of industrial and residential zoning and land use. Preliminary building plans illustrate five stories of affordable and mixedincome residential development totaling 150 units with 135,360 square feet of rentable area in addition to leasing offices and other site amenities such as a fitness center, business center, community room, playground area, dog park, bicycle parking, on-site vehicle parking and rooftop terraces. Ninety of the proposed units will be affordable, and the remaining sixty are programmed at market rate with plans for units featuring three, two and one bedrooms. Previously the site of the Olivier Plantation House from the 1820’s to the middle of the 20th Century, as well as St. Mary’s orphanage as documented by Sanborn maps, the petitioned site is infamous in local historic preservation circles for its 1 catalyzing role in the advent of the Louisiana Landmarks Society after the Olivier Plantation House was demolished by leaseholders as social services and orphanages with religious affiliation, such as St. Mary’s were integrated into the state’s social service regime. The petitioned site’s split-zoned condition warrants an acute consideration of its situational characteristics and positioning relative to similar and dissimilar sites in the vicinity. HMC-2 Districts are more common on commercial corridors such as St. Claude where HMC-2 is heavily concentrated. HMC-2 is designed for smaller lots developed with existing commercial buildings and smaller, less intensive uses. In the present case, the scale and location of the petitioned site are misaligned with the intent of the HMC-2 District. HM-MU is heavily concentrated along the riverfront where larger lots and more intensive uses typically prevail. In aggregate, the square under consideration in the present zoning petition has more similarities to other squares on Chartres Street, which more commonly have HM-MU zoning, than it does with properties with HMC-2 zoning. Additionally, the common ownership of this split-zoned square warrants treating it as a single development site, thus making it more suitable for the proposed HM-MU District than the existing HMC-2 or HMR-2 Districts which are intended for more granular development patterns. For the aforesaid reasons the proposed HM-MU District can be construed as a more suitable zoning classification than the existing split-zoned regime. The proposed zoning change is consistent with the Master Plan because the MixedUse Historic Core future land use designation permits the requested HM-MU District and the requested HM-MU District is allowable under the Consistency Table in Appendix A of the CZO. Secondly, the proposed development represents a substantial public benefit providing long-term affordable housing, thereby supporting the housing policy goals of the Master Plan’s Chapter 5: Housing and Neighborhoods. In the provision of this public benefit the applicant has also made an effort through context-sensitive site design to mitigate development impacts. Lastly, the proposed HM-MU District is a more suitable zoning classification than the existing split-zoned districts because of the site’s affinities with those already zoned under HM-MU Districts and the intent of the Master Plan. Master Plan: The proposal is consistent with the Master Plan. Recommendation: The staff recommends APPROVAL of the request. 2 Reasons for Recommendation: 1. The Mixed-Use Historic Core future land use designation permits the requested HM-MU District because it is a mixed-use district and the requested HM-MU District is consistent with the FLUM designation. 2. The petitioned site’s history of large institutional and residential uses, in conjunction with the site’s scale and single ownership render it amenable to the proposed HM-MU District. 3. The requested HM-MU District is a more suitable zoning classification than the existing split-zoned districts because the development site’s characteristics are more amenable to the intent and design of the HM-MU District than the existing HMR-3 and HMC-2 Districts. 3 City Planning Commission Meeting Tuesday, March 12, 2019 CPC Deadline: 05/11/19 CC Deadline: 60 days from receipt Council District: C – Gisleson Palmer PRELIMINARY STAFF REPORT Zoning Docket 031/19 To: City Planning Commission From: Robert Rivers, Executive Director Stephen Kroll, Planning Administrator Prepared by: Amos Wright Date: March 6, 2019 I. GENERAL INFORMATION Applicant: Housing Authority of New Orleans Request: This is a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District. Location: The petitioned property is the entirety of Square 131, in the Third Municipal District, bounded by Chartres Street, France Avenue, Mazant Street, and Royal Street. The municipal addresses are 4100-4114 Royal Street, 601-621 Mazant Street, and 600-620 France Street. (PD7) Description: Zoning Docket 031/19 is a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District for a property located in the Bywater neighborhood. The site is currently split-zoned between an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater Residential District. The applicant has requested the zoning amendment in order to permit an affordable and mixed-income residential development on behalf of the Housing Authority of New Orleans. The residential development is proposed to occupy the entirety of the block, which is currently vacant and has a demonstrable history of industrial and residential zoning and land use. Preliminary building plans illustrate five stories of affordable and mixed-income residential development totaling 150 units with 135,360 square feet of rentable area in addition to leasing offices and other site amenities such as a fitness center, business center, community room, playground area, dog park, bicycle parking, on-site vehicle parking and rooftop terraces. Ninety of the proposed units will be affordable, and the remaining sixty 4 are programmed at market rate with plans for units featuring three, two and one bedrooms. Previously the site of the Olivier Plantation House from the 1820’s to the middle of the 20th Century, as well as St. Mary’s orphanage as documented by Sanborn maps, the petitioned site is infamous in local historic preservation circles for its catalyzing role in the advent of the Louisiana Landmarks Society after the Olivier Plantation House was demolished by leaseholders as social services and orphanages with religious affiliation, such as St. Mary’s were integrated into the state’s social service regime. The proposed zoning change is consistent with the Master Plan because the MixedUse Historic Core future land use designation permits the requested HM-MU District and the requested HM-MU District is part of the Historic Core family of zoning districts. Secondly, the proposed development represents a substantial public benefit providing long-term affordable housing to permanent residents, not transient users of short-term rental platforms, thereby supporting the housing goals of the Master Plan’s Chapter 5: Housing and Neighborhoods. In the provision of this public benefit the applicant has also made an effort through context-sensitive site design to mitigate development impacts. Lastly, the proposed HM-MU District is a more suitable zoning classification than the existing split-zoned districts because Figure 1. Staff photo. 4100 Royal Street. February 12, 2019. The site is currently vacant as depicted in the staff photos below. 5 Figure 2. Staff photo. 4100 Royal Street. February 12, 2019. Figure 3. Staff photo. 4100 Royal Street. February 12, 2019. 6 Figure 4. Staff photo. 4100 Royal Street. February 12, 2019. Figure 5. Staff photo. 4100 Royal Street. February 12, 2019. 7 Figure 6. Staff photo. 4100 Royal Street. February 12, 2019. Figure 7. Aerial image. 1929 – prior to the demolition of the Olivier Plantation House and St. Mary’s Orphanage. 8 Why is City Planning Commission action required? The City Planning Commission is required to make a recommendation on all requests for zoning map amendments prior to City Council action, in accordance with Article 4, Section 4.2.D.3 Action by the City Planning Commission of the Comprehensive Zoning Ordinance. II. ANALYSIS A. What is the zoning of the surrounding areas? What is the existing land use? And how are the surrounding areas used? Figure 8. Zoning Map The petitioned site, as illustrated in Figure 8 above, is split-zoned between HMC-2 Historic Marigny/Tremé/Bywater Commercial District and HMR-3 HMR-3 Historic Marigny/Tremé/Bywater District and is located in the Bywater neighborhood. With the exception of industrial and mixed-use districts lining the perimeter of the riverfront, or sporadically punctuating the interior, nearly the entirety of historic Bywater is zoned under this HMR-3 District. This large HMR-3 District covering the Bywater is demarcated by HMC-2 lineated along the St. Claude commercial corridor and various commercial and mixed-use districts along Chartres Street limning the riverfront. The majority of buildings in the Bywater neighborhood are late 19th century and early 20th century residential, single story structures elevated above grade, with some historic commercial structures and traditional neighborhood corner stores punctuating the residential interior. The Bywater also features areas where residential and industrial uses coexist. 9 The most significant presence of HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District zoning in propinquity to the petitioned site is located on Lesseps Street on the adjacent downriver block as illustrated in the zoning map above. This particular HM-MU District tracks the railway lines running parallel to Chartres Street before peeling off towards the lake and the Industrial Canal. The proposed map amendment would effectively augment this existing HM-MU District across France Street to encompass the petitioned site. The existing HMC-2 District on the Chartres Street side of the development site effectively acts as a buffer between the residential development under HMR-3 and the more intensive uses under the adjacent Maritime Industrial District along the riverfront. Since zoning was first adopted in 1929, the zoning and land use for the subject property have alternated between industrial and residential zoning and uses, reflecting the historic eclectic uses endemic to the Bywater. See the section below for the complete zoning history of the site. According to Sanborn maps, the site was developed with St. Mary’s Orphan Boys Asylum since at least 1895. The institutional structure documented in the Sanborn maps below was subsequently demolished around 1949. Figure 9. Sanborn Map – 1895. 10 Figure 10. Sanborn Map – 1937. B. What is the zoning and land use history of the site? Zoning: 1929 – “J” Industrial 1953 – “J” Light Industrial District 1970 – RD-3 Two-Family Residential District 2015 (prior to 8/12/2015) – RD-3 Two-Family Residential District 2015 (effective 8/12/2015) – HMC-2 Historic Marigny/Tremé/Bywater Commercial District/HMR-3 Historic Marigny/Tremé/Bywater District Land Use: 1929 – Public and Semi-Public Property 1949 – Industries and Warehouses 1999 – Industrial/Vacant Industrial 11 C. Have there been any recent zoning changes or conditional uses or planned developments in the immediate area? If so, do these changes indicate any particular pattern or trend? No requests for land use actions have been filed in the past five years for properties located within 1,500 feet (approximately five blocks) of the subject site. D. What is the purpose of the rezoning and what effect would it have on the adjacent land uses? The stated purpose of the rezoning is to allow HANO’s development partner to develop the property with affordable and mixed-income residential development totaling 150 units with 135,360 square feet of rentable area. Ninety of the proposed units will be affordable, and the remaining sixty are programmed at market rate with plans for units of three, two and one bedrooms. The zoning change would greatly expand the intensity of the allowable development of the site, both in the authorized range of uses and in the scale and density of development that would permitted. Regarding the types of uses, the proposed HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District would greatly expand the permitted residential and commercial uses at the site, thereby allowing commercial uses which have not previously existed to encroach into the interior of an established residential neighborhood. The proposed HM-MU District permits a broad range of uses with disparate impacts while also increasing the volume of buildable space. A number of more intensive uses are available through the conditional use process. The existing HMR-3 District allows sundry residential and institutional uses by right, in addition to other uses through the conditional use process. The existing HMC-2 District, on the riverside of the site, permits residential, commercial and institutional uses which are more intensive than the HMR-2 District but less intensive than the proposed HM-MU District. It is significant in this regard that because the petitioned site is split-zoned the existing HMC-2 District does not encompass the entirety of the block; therefore the more intensive uses permitted under the existing HMC-2 District are confined to that half of the site adjacent to Chartres Street. Regarding the scale and density of allowable development, the zoning change would allow moderately taller development and a significant increase in residential density. The existing HMR-3 Residential District allows 40 feet in height of predominately single-family and two-family residential dwelling units. The HMC-2 District along Chartres Street allows 50 feet in height with a floor area ratio (FAR) of 2.2. It also permits single-family, two-family and multi-family residential dwellings and at a density level of 600 square feet per dwelling unit for multi-family. The proposed HM-MU Mixed-Use District allows up to 55 feet in height, an FAR of 2.5, and 600 square feet per dwelling unit for multi-family. Because the site is currently split-zoned, the development density potential is not uniformly distributed across the site. Under the existing HMR-3 District the applicant could develop at least 8 two-family residential dwellings totaling 16 units; in the portion of the site currently zoned 12 HMC-2, the applicant could develop 42 units. In contrast, under the proposed zoning, 129 units could be achieved based on the size of the site, with additional units allowable pursuant to the density bonus provisions in Article 10, Section 10.9 of the Comprehensive Zoning Ordinance. (The above estimates of allowable density consider only the sizes of the various parcels constituting the site and do not factor in restrictions related to parking requirements, FAR requirements, or other development standards which would likely reduce the number of units that could be developed at the site as a practical matter.) Thus the effect of the proposed upzoning, particularly on the half of the split-zoned site currently under the HMR-3 District, is to significantly increase mass and density, thereby allowing a larger and more comprehensive residential program across the development site. The more intensive uses allowed in the proposed HM-MU District would substantially impact the area with multifarious types and levels of heightened activity, noise, traffic, and demand for parking that have not previously existed on this site. However, the prevailing square patterns and gridded street network are designed to distribute traffic loads efficiently, thereby mitigating some development impacts. This network typology is generally flexible and absorptive of dense infill development such as the proposed use. The HM-MU District has been requested because the HM-MU allows additional height than the current zoning (five more feet than is allowed in HMC-2 and fifteen more feet than is allowed in HMR-3) and allows the developer to maximize affordable housing units through the zoning ordinance’s density bonus provisions, which represent a substantial public benefit. Design elements have been introduced to ameliorate impacts associated with the denser site development: a U-shaped building footprint designed to respect the residential character along Royal Street with the preponderance of building density planned on Chartres Street and a courtyard greenspace fronting Royal Street to soften the transition from the development site to the residential district across Royal Street. Plans also indicate limited inclusion of low-scale vernacular architectural styles, particularly on the France Street elevation as depicted in the preliminary drawings below, which should not be construed as finalized plans for the development site. 13 Figure 11. France Street Elevation. 14 [51771?4 . FRANCE STREET L1 Fixfx ELEVATION - FRANCE Figure 12. Site Plan. Site plan above received on 2/8/19. This is the most recent site plan to date. E. What impact will the proposed zoning change have on the transportation system, if any? Traffic The traffic impact would vary by development type. Commercial and industrials uses on the property, which would be possible under the requested zoning, could generate substantive levels of additional traffic along Chartres Street and nearby streets compared to a residential use, particularly as the development site occupies the entirety of a city block. The times at which this increased traffic might be experienced would vary with the individual use or uses occupying the site. For example, office or commercial uses that operate during daytime hours would draw traffic during business hours. Other uses permitted by the zoning, such as restaurants, or commercial short-term rentals might be expected to generate additional traffic throughout the day and into evening hours. 15 As proposed, the housing development would likely have a substantial impact on local street traffic, principally along Chartres Street. The proposed site design is intended to circulate traffic principally on Chartres Street and Mazant Street. Parking The proposed zoning change would likely have a profound impact upon parking demand on site. Plans illustrate 150 off-street vehicle parking spaces for the 150 units which is in compliance with the CZO’s requirement of one vehicle parking space per dwelling unit in multi-family developments. According to plans, vehicles will ingress and egress via twoway aisles on Chartres Street or Mazant Street; the site plan is attentively designed with parking pulled away from the neighborhood interior and consolidated along Chartres Street. Thus it is evident from the submitted plans that the applicant has been sensitive to the stressors presented by increased parking demand. The property would be required to provide off-street parking in accordance with Article 22, Section 22.4.A (Table 22-1) Off-Street Vehicle and Bicycle Parking Requirements. The existing zoning requires bicycle parking based on the number of residential dwelling units. For any eventual use of the site, compliance with the off-street parking requirements will be reviewed by the Department of Safety and Permits during the building permit review and/or by the City Planning Commission during any design review, planned development, or conditional use application review. F. Can the request be considered a spot zone? Does it fall within the Historic NonConforming Use Policy? The request is not a spot zone based on the Commission’s definition of spot zone in its Administrative Rules, Policies, & Procedures document.1 The terms “spot zone” and “spot zoning” refer to zoning changes which have the effect of singling out a lot or other relatively small tracts of land for treatment different from similar surrounding parcels. These zoning changes have the effect of granting preferential treatment to those spot zoned parcels which is not also granted to similar surrounding properties. Due to this preferential treatment, the Commission is generally not supportive of spot zoning. Spot zoning can include the establishment of a new zoning district for a single property (or relatively small number of properties), as well as the expansion of an existing zoning district when the expansion has the effect of granting a certain property (or small number of properties) preferential treatment that is not also granted to surrounding similarly situated properties. As a policy, the City Planning Commission will generally object to requests for spot zones. (However, in some instances, the City Planning Commission will be supportive of spot zones that are supported by the Historic Non-Conforming Use Policy, as discussed below). See pages 52-54 of the City Planning Commission’s Administrative Rules, Policies, and Procedures, available at: https://nola.gov/city-planning/rules-and-regulations/rules-regulationsdocuments/2014_05_19_final_rules_document/ 1 16 This particular application is not a spot zone because it covers the entirety of a city block and not a single lot or property. Spot zoning is traditionally the preferential treatment of a single small lot similar in size and character to surrounding lots. The sheer scale of the property makes it dissimilar to almost all other sites in the vicinity. Thus rezoning of the site would constitute a rational response this situational and geographic dissimilarity. G. Evaluation of approval standards The City Planning Commission recommendation and the City Council decision on any zoning text or map amendment are matters of legislative discretion. In making their recommendation and decision, the City Planning Commission and the City Council shall consider the standards contained in Article 4, Section 4.2.E Approval Standards of the Comprehensive Zoning Ordinance. In this section, the staff evaluates the application using those standards. The proposed amendment is compatible with the Master Plan and Future Land Use Map. This standard is met. The proposal is consistent with the Plan for the 21st Century, commonly known as the Master Plan. “Chapter 13: Land Use Plan” of the Master Plan designates on the Future Land Use Map (FLUM) of the petitioned site as “Mixed-Use Historic Core.” The goal, range of uses, and development character for that designation are provided below: MIXED-USE HISTORIC CORE Goal: Increase convenience and walkability for neighborhood residents and visitors within and along edges of historic core neighborhoods. Range of Uses: A mixture of residential, neighborhood business, and visitororiented businesses. Uses may be combined horizontally or vertically, and some structures may require ground floor retail with residences or offices on upper floors. In some areas where current or former industrial use is verified, existing buildings may be appropriate for craft and value added industry. Agricultural, stormwater management, and supporting public recreational and community facilities are allowed. Transit and transportation facilities are allowed. Development Character: The density, height, and mass of new development will be consistent with the character and tout ensemble of the surrounding historic neighborhood. Appropriate transitions will be provided to surrounding residential areas. Allow the adaptive reuse of historic non-residential structures with densities higher than the surrounding neighborhood through the planned development process. Allow higher residential densities when a project is providing significant public benefits such as long-term affordable housing. Incorporate risk reduction and adaptation strategies in the built environment. 17 The Mixed-Use Historic Core future land use designation allows for a healthy mix of residential, neighborhood business and visitor-oriented businesses. The Mixed-Use Historic Core future land use designation permits the requested HM-MU District because it is designated as consistent by the “consistency table,” which is contained within the Master Plan and also in Appendix A of the CZO. The future land use designation also allows higher residential densities when a project provides significant public benefits such as long-term affordable housing. Square 131 under consideration in the current zoning petition has not always been regulated by the existing FLUM designation. Originally, this site was regulated by two different FLUM designations with the portion under the HMR-3 District regulated by a Residential Historic Core designation. At the January 24, 2017 public hearing of the City Planning Commission an amendment was recommended to regulate Square 131 under a new single FLUM designation; thus that portion of Square 131 which was hitherto regulated by the Residential Historic Core FLUM was approved by the City Planning Commission for redesignation as Mixed-Use Historic Core, thereby brining the entirety of Square 131 under a single FLUM designation. This recommendation was made because the Mixed-Use Historic Core designation provides for possible redevelopment as a denser, mixed-use development providing commercial uses as well as affordable housing or other development types, and the designation is consistent with the surrounding mixed-use designations. The City Council subsequently approved the FLUM amendment. The present zoning request petition is thus consistent with the amendment of the FLUM designation for Square 131. Additionally, although policy recommendations contained outside of Chapter 13 of the Master Plan do not have the “force of law” under the Charter, Chapter 5: Housing and Neighborhoods of the Master Plan contains policy goals promoting the development of affordable housing. Because the proposed zoning change would enable the development of affordable housing it would also support the Master Plan’s housing policy goals. For the aforesaid reasons, the proposed zoning change is consistent with the intent of the Mixed-Use Historic Core designation in the Plan for the 21st Century. The proposed amendment is compatible with the place designations of this Ordinance. This standard is met. The current place designation of the site is Historic Core Neighborhood. The proposed amendment requests a Historic Core non-residential district and is therefore consistent with the place designation accorded to this property. The proposed amendment is compatible with existing use and zoning of nearby property. This standard is met. The existing and historic land use pattern of the site and the surrounding properties is predominantly an amalgam of industrial, commercial and 18 residential uses, which is reflected in the existing split-zoning of the subject site’s square and the propinquity of diverse land uses. Moreover, as explained below, the Chartres Street corridor is conducive to the more intensive uses allowed under the proposed HM-MU District. Thus the proposed HM-MU District is compatible with the existing use and zoning of nearby property. The proposed amendment promotes the public health, safety and welfare of the City. This standard is met. The provision of affordable housing units and the redevelopment of a large vacant lot promotes the public health, safety and welfare of the city. Additionally, a vacant lot does not promote the public health, safety or welfare of the City. The proposed amendment is a more suitable zoning classification for the property than the current classification. This standard is met. Because the property is vacant, and the site is uniquely situated in a liminal position between the historically light industrial corridor along Charters Street and the residential interior of the Bywater, the proposed HM-MU District would complement both residential and commercial uses. As the zoning map below illustrates, HMC-2 Districts are more common on commercial corridors such as St. Claude where HMC-2 is heavily concentrated. HMC-2 is designed for smaller lots developed with existing commercial buildings and smaller, less intensive uses. In the present case, the scale and location of the petitioned site are misaligned with the intent of the HMC-2 District. The map below also illustrates that HM-MU is heavily concentrated along the riverfront where larger lots and more intensive uses typically prevail. In aggregate, the square under consideration in the present zoning petition has more affinities with the other squares on Chartres Street, which also have HM-MU, than those with HMC-2. Additionally, the common ownership of this split-zoned square warrants treating it as a single development site, thus making it more suitable for the proposed HMMU District than the existing HMC-2 or HMR-2 Districts which are intended for more granular development patterns. For the aforesaid reasons the proposed HM-MU District can be construed as a more suitable zoning classification than the existing split-zoned regime. 19 Figure 13. Bywater Zoning. The zoning map below illustrates concentrations of HM-MU principally along the riverfront and concentrations of HMC-2 principally along the St. Claude Avenue commercial corridor. Based upon the length of time that the property in question has been vacant, the proposed amendment is a more suitable zoning classification for the property than the current classification considered in the context of development in the area where the property is located. Based on the length of vacancy and the prevailing trend of development in the vicinity, the proposed HM-MU District is a more suitable zoning classification for the property than the existing split-zoned districts. The proposed amendment corrects an error or omission, adds clarification to existing requirements, or reflects a change in policy. The proposed amendment does not correct an error, but it does reflect a change in policy as the site would be upzoned from residential to a mixed-use district to implement the Master Plan’s FLUM designation. The proposed amendment benefits the citizens of the City as a whole. This standard is met. The proposal is not only consistent with the Master Plan, which was conceived with the benefit of the City’s citizens in mind, the proposal also represents a boon to the City and its citizenry by augmenting the City’s supply of affordable housing, thereby ameliorating the City’s affordable housing shortage. 20 The proposed amendment provides a more workable way to achieve the intent and purposes of this Ordinance and the Master Plan. This standard is met. As demonstrated above, based on the analysis of the Master Plan, the Comprehensive Zoning Ordinance, and the characteristics of the site, the proposed HMMU District is a more workable way to achieve the intent and purposes of this Ordinance and the Master Plan. The proposed amendment does not create a significant number of nonconformities. This standard is met, as the zoning change would not create any non-conformities. The proposed amendment is compatible with the trend of development, if any, in the general area of the property in question. This standard is met. There has been a long history of mixed-use, commercial and residential development in the Bywater neighborhood, particularly along the Chartres Street corridor. Because the Master Plan envisions increased height and density along the riverfront the proposed map amendment is consistent with the trend of development in the area. III. SUMMARY Zoning Docket 031/19 is a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater MixedUse District for a property located in the Bywater neighborhood. The site is currently splitzoned between an HMC-2 Historic Marigny/Treme/Bywater Commercial District and an HMR-3 Historic Marigny/Treme/Bywater Residential District. The applicant has requested the zoning amendment in order to permit an affordable and mixed-income residential development on behalf of the Housing Authority of New Orleans. The residential development is proposed to occupy the entirety of the block at approximately 77,589 square feet. The site is currently vacant and has a demonstrable history of industrial and residential zoning and land use. Preliminary building plans illustrate five stories of affordable and mixed-income residential development totaling 150 units with 135,360 square feet of rentable area in addition to leasing offices and other site amenities such as a fitness center, business center, community room, playground area, dog park, bicycle parking, on-site vehicle parking and rooftop terraces. Ninety of the proposed units will be affordable, and the remaining sixty are programmed at market rate with plans for units featuring three, two and one bedrooms. Previously the site of the Olivier Plantation House from the 1820’s to the middle of the 20th Century, as well as St. Mary’s orphanage as documented by Sanborn maps, the petitioned site is infamous in local historic preservation circles for its catalyzing role in the advent of the Louisiana Landmarks Society after the Olivier Plantation House was 21 demolished by leaseholders as social services and orphanages with religious affiliation, such as St. Mary’s were integrated into the state’s social service regime. The petitioned site’s split-zoned condition warrants an acute consideration of its situational characteristics and positioning relative to similar and dissimilar sites in the vicinity. HMC2 Districts are more common on commercial corridors such as St. Claude where HMC-2 is heavily concentrated. HMC-2 is designed for smaller lots developed with existing commercial buildings and smaller, less intensive uses. In the present case, the scale and location of the petitioned site are misaligned with the intent of the HMC-2 District. HMMU is heavily concentrated along the riverfront where larger lots and more intensive uses typically prevail. In aggregate, the square under consideration in the present zoning petition has more affinities with the other squares on Chartres Street, which also have HM-MU than those with HMC-2. Additionally, the common ownership of this split-zoned square warrants treating it as a single development site, thus making it more suitable for the proposed HM-MU District than the existing HMC-2 or HMR-2 Districts which are intended for more granular development patterns. For the aforesaid reasons the proposed HM-MU District can be construed as a more suitable zoning classification than the existing split-zoned regime. The proposed zoning change is consistent with the Master Plan because the Mixed-Use Historic Core future land use designation permits the requested HM-MU District and the requested HM-MU District is allowable under the Consistency Table in Appendix A of the CZO. Secondly, the proposed development represents a substantial public benefit providing long-term affordable housing, thereby supporting the housing policy goals of the Master Plan’s Chapter 5: Housing and Neighborhoods. In the provision of this public benefit the applicant has also made an effort through context-sensitive site design to mitigate development impacts. Lastly, the proposed HM-MU District is a more suitable zoning classification than the existing split-zoned districts because of the site’s affinities with those already zoned under HM-MU Districts and the intent of the Master Plan. IV. PRELIMINARY STAFF RECOMMENDATION The staff recommends APPROVAL of Zoning Docket 031/19, a request for a zoning change from an HMC-2 Historic Marigny/Tremé/Bywater Commercial District and an HMR-3 Historic Marigny/Tremé/Bywater District to an HM-MU Historic Marigny/Tremé/Bywater Mixed-Use District. V. REASONS FOR RECOMMENDATION 1. The Mixed-Use Historic Core future land use designation permits the requested HMMU District because it is a mixed-use district and the requested HM-MU District is part of the Historic Core family of land uses. 2. The petitioned site’s history of large institutional and residential uses, in conjunction with the site’s scale and single ownership render it amenable to the proposed HM-MU District. 22 3. The requested HM-MU District is a more suitable zoning classification than the existing split-zoned districts because the development site’s characteristics are more amenable to the intent and design of the HM-MU District than the existing HMR-3 and HMC-2 Districts. 23 .. I .33.. CHAHTHES 4 DD anal Stree?t Tg?: g?l?lhl?llhli .. II: h: h. ?1 I.-- I I Emu-urn? I- .33 I 5:5- .r 417 :1 In J. ?Hui?u'wq .2 1' a. ?r   October 1, 2018    Dear Neighbor:                 We are contacting you on behalf of the Housing Authority of New Orleans (HANO) and the developer  ITEX  Group  to  invite  you  to  a  Neighborhood  Participation  Program  (NPP)  meeting  regarding  the  proposed  affordable and mixed‐income residential development at 4100 Royal Street (also known as “Mazant Royal”).  The  property  is  owned  by  the  Housing  Authority  of  New  Orleans,  and  is  bounded  by  Royal  St.,  France  St.,  Chartres St., and Mazant St. on Square 131 in the 3rd Municipal District.   The property is currently split zoned  HMC‐2 Historic Marigny/Treme/Bywater  Commercial District  and  HMR‐3  Historic  Marigny/Treme/Bywater  Residential  District.  In  order  to  develop  the  site  HANO  is  requesting a zoning change to HM‐MU Historic Marigny/Treme/Bywater Mixed‐Use District which is consistent  with  the  City  Master  Plan’s  Future  Land  Use  Map  (FLUM)  designation  of  Historic  Core  Mixed  Use.  New  construction will require a landscaping and storm water management plan.   It will be a new residential development that will create 90 affordable housing units and 60 market  rate  units.  The  apartments  will  be  three  bedrooms,  two  bedrooms,  and  one  bedroom  units  with  off‐street  parking.  Each unit will have amenities for residents such as its own laundry room with a washer and dryer.    The zoning change application requires that we notify and engage neighbors and property owners to  inform you about the request and hold a meeting. This letter is being delivered through First Class U.S. Mail  and is an invitation to the meeting and to provide you with the information on the new development.    The meeting will take place:  Tuesday, October 16th at 6:30 PM   at the Stallings St. Claude Recreation Center, 4300 St. Claude, New Orleans, 70117    Our application must be heard by the City Planning Commission and the City Council and requires City  Council approval. At the meeting, you will have an opportunity to present questions. HANO representatives  and the development and property management company ITEX Group will be present. A sign‐in sheet will be  provided to obtain contact information of attendees so that we may follow‐up with additional information.     If you are unable to attend the October 16th NPP meeting, there is an additional informational meeting  on Tuesday, October 9th at 6:30 PM at the Stallings St. Claude Center.  At both meetings attendees will have  opportunity  to  learn  about  the  zoning  request  and  development,  ask  questions,  and  provide  input.    The  October 16th meeting is the official NPP meeting as required by the Comprehensive Zoning Ordinance. Also, I  have provided my contact information below so that you may contact our office.    Sincerely,     J. Nicole Webre  Nicole@webreconsulting.com  Office: (504‐605‐3699)  www.WebreConsulting.com                                                                                                   22      26                                                25  26         26          26                                                                                                                                  55' - 0" 45' - 6" 35' - 0" 24' - 6" 14' - 0" 0' - 0" GROUND FLR 1 NORTH ELEVATION - ROYAL STREET 1/16" = 1'-0" 55' - 0" 45' - 6" 35' - 0" 24' - 6" 14' - 0" 0' - 0" GROUND FLR 2 SOUTH ELEVATION - CHARTRES STREET 1/16" = 1'-0" DRAFT 9/28/2018 3:42:10 PM HANO PROPERTIES NEW ORLEANS, LA 15-050 DYKE NELSON ARCHITECTURE 235 SOUTH 14TH ST, BATON ROUGE, LA 70802 DNA-WORKSHOP.COM [225] 224 3363 Name Mailing Address Mailing City Mailing St 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C/O Marcus Hunter 900 St John St Monroe LA 71202 John Guarnieri 1019 Bartholomew St New Orleans LA 70119 Roy W Dunn 4218 Royal St New Orleans LA 70117 Adam M Kelley 626 Poland Ave New Orleans LA 70117-4722 Michael R Robillard 724 Bartholomew St New Orleans LA 70117 Ramon B Omes 1421 Montgomery St Mandeville LA 70448 Derrick R Breston 3801 Royal St New Orleans LA 70117 Greenbull Enterprises LLC 4512 Young St Metairie LA 70006 Daniel J Dwyer 609 Bartholomew St New Orleans LA 70117 Kurtis W Gills 716 France St New Orleans LA 70117 Sophie Mauffray-Howell 718 Bartholomew St New Orleans LA 70117 John C.S. Russell 719 Lesseps St New Orleans LA 70117 Miranda Restovic 719 Lesseps St New Orleans LA 70117 Stephanie B Murray 738 France St New Orleans LA 70117-5321 Tommie L Lockhart 901 Summerwood Ln Garland TX 75044 Stephen P Graffeo James E Wiegand 715 Mazant Street New Orleans LA 70117 Millwork & Fabrication Axis LLC 601 France St New Orleans LA 70117 Douglas Minich Michael J Ducote 3548 Dauphine Street New Orleans LA 70117 Alice Shaffer P.O. Box 9508 Metairie LA 70055 Richard L Myrland & Brandon R Zemlo Revocable Trust 7213 Evans Mill Rd Mc Lean VA 22101 Roy W Dunn 4218 Royal St New Orleans LA 70117 Toni J Holland W144n10047 Sun Valey Trail Germantown WI 53022 Councilmember Krisint Gisleson Palmer Bywater Neighborhood Association C/O John Guarnieri Neighbors First for Bywater C/) Julie Jones Carolyn Leftwich Denise Strong Jessica Rhodes Greg Rhodes City Hall, Room 2W70, 1300 Perdido Street P.O. Box 3191 827 Louisa Street 621 Bartholomew St 1127 Alavar St 832 France St 832 France St New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans LA LA LA LA LA LA LA 70112 70177 70117 denstrg@yahoo.com garhodes@gmail.com garhodes@gmail.com Shawn Hall John Loeb Mark Gonzales Maxx Sizeler Pat Villamerette Andy Kowekzyk Rhonda Findley Shirley Young Maragret Fagan stephen Haedicle Matt Haines M. Owings Bettina Reuther Mimi Dimassa Maxwell Ciardullo Andy Ryan Sandra Stokes Mike Stone Gretchen Shotwell Lauren McCure Abby King Babette Hines Williams Desiree Baiiamonte A. Theriot Steven Jacob Elizabeth Shannon Mark Cotton Brian Luckett Annette Chioma Jake Bartush Greg Jeanfreau Spencer Gordon Eve Abrams 3211 Dauphine St. 631 Independence St 3106 Dauphine 3020 Royal St 611 Monteguet 1115 Congress 3430 St. Claude 927 Poland 838 Gallier 3139 Royal St 1241 France St 3625 Dauphine St 1029 Montegut 717 Spain 3702 St. Claude 3249 Desoto 600 Julia St 1019 Kentucky 710 Pauline 4112 St. Claude 4112 St. Claude 1035 Mazant 931 France 738 Poland 943 Poland 934 Desire 3214 Dauphine 604 Pauline 936 Gallier 925 Montegut 834 France 917 Lesseps 733 alvar 1028 Montegut New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA shall@pietystreet.com jg2@navpoint.com mark@markgonzales maxxsizeler@cox.ne patvillem@gmail.com akowekzyk350@gma popcitynola@gmail.c shirleyhyoung@hotm maragretsfegan@gm LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA gshotwell1@cox.net LMM2108@gmail.co LMM2108@gmail.co babbettehines@me.c puigwills@yahoo.com djbaia@yahoo.com atheriot72@gmail.co stevenjacob184@gm foundobject@cox.net markhcotton@ bluckett@cox.net achioma@cox.net jake.bartush@gmail.c greg@gregjrealtor.co spencer@spencergo eveabrams@gmail.co haines.matthew@gm bettinareutter@gmail mimidimassa@gmail maxwell.ciardullo@g ryan.andrew59@yah slstokes@earthlink.n m snola.com t m ail.com com mail.com mail.com mail.com l.com .com mail.com oo.com et m m com m m mail.com t com om ordon.com om Neighborhood Participation Program Summary Report 4100 Royal St. City of New Orleans This report provides results of the implementation of the Neighborhood Participation Program for the property located at 4100 Royal St. and is bounded by Royal St., France St., Chartres St., and Mazant St. on Square 131 in the 3rd Municipal District. The property is currently split zoned HMC‐2 Historic Marigny/Treme/Bywater Commercial District and HMR‐3 Historic Marigny/Treme/Bywater Residential District. In order to develop the site, HANO is requesting a zoning change to HM‐MU Historic Marigny/Treme/Bywater Mixed‐Use District which is consistent with the City Master Plan’s Future Land Use Map (FLUM) designation of Historic Core Mixed Use. New construction will require a landscaping and storm water management plan. It will be a new residential development that will create 90 affordable housing units and 60 market rate units. The apartments will be three bedrooms, two bedrooms, and one bedroom units with off‐street parking. This report provides a summary of contact with citizens, neighbors, public agencies, and interested parties. Opportunities have been provided to learn about and comment on the proposed plans and actions. Contact: Nicole Webre 2131 Bienville St. New Orleans, LA 70112 (504) 605-3699, nicole@webreconsulting.com Neighborhood Meeting: Tuesday, October 16, 2018 at 6:30pm Stallings St. Claude Recreation Center, 4300 St. Claude, New Orleans, 70117 Correspondence and Phone Calls: August 27, 2018; 4:00PM: Initial Meeting with HANO, ITEX and Bywater Neighborhood Association (BNA) at HANO; 4100 Touro St., New Orleans, LA. August 29, 2018; 3:00PM: Initial Meeting with HANO, ITEX and Neighbors First for Bywater (NFB) at HANO; 4100 Touro St. New Orleans, LA. September 5-6, 2018: Email Communication with BNA and NFB to rate architectural designs in Bywater and Faubourg Marigny and responding to NFB’s question on zoning request. September 10, 2018: Invitations to the first stakeholder meeting, September 18, 2018, and the second stakeholder meeting, October 9, 2018, were sent to the neighborhood associations, At-Large City Council offices and Councilmember Gisleson Palmer’s Council office. September 12, 2018; 7:00PM: Listening Session with NFB Board and Councilmember Gisleson Palmer Staffer. Notes from the meeting are attached. September 18, 2018: First Stakeholder meeting held at Holy Angels Cafeteria, 3500 St. Claude Ave., New Orleans, LA. The meeting began at 6:30PM. October 1, 2018: NPP Invitation is mailed to all neighbors from CPC address list provided and emailed to Councilmembers Moreno, Williams and Gisleson Palmer and to the neighborhood associations. October 4, 2018: First Stakeholder meeting minutes are distributed to neighborhood associations, Council Offices and attendees. October 9, 2018; 6:30PM: Second Stakeholder meeting held at Stallings St. Claude Recreation Center, 4300 St. Claude, New Orleans, LA. October 16, 2018; 6:30PM: NPP meeting with 66 community members held at Stallings St. Claude Recreation Center, 4300 St. Claude, New Orleans, LA. October 27, 2018: Second Stakeholder meeting minutes are distributed to neighborhood associations, Council Offices and attendees. August 27-Nov 12, 2018: Multiple phone calls and emails to discuss the project with neighbors and neighborhood association leaders. Email communication is included with this report. Nov. 21, 2018: NPP Meeting Minutes and follow-up answers to questions are emailed to NPP meeting attendees, BNA, NFB and Council Offices. The meeting minutes from the first and second Stakeholder meetings and the NPP PowerPoint were also attached. December 3, 2018; 2:00PM: Meeting between ITEX, HANO, DNA Workshop, BNA, NFB and Gisleson Palmer staff after November 27th ARC meeting held at New Orleans City Hall. There were 8 members invited from both BNA and NFB. The design of the building was discussed. Input was received from BNA and NFB. A second meeting is scheduled for 10:00AM January 7, 2019, to review revised plans. January 17, 2019; 10:30AM: Meeting at New Orleans City Hall, second floor conference room, between ITEX, HANO, DNA Workshop, NFB and Gisleson Palmer staff. This meeting was a follow up after the small group meeting held December 3rd held at New Orleans City Hall. Two design options were presented to the group. Input was received from NFB attendees. A follow up meeting will be scheduled with BNA members as they were not able to be present at this meeting. Results: Webre Consulting hosted the meeting. We set up at 5:30PM. Attendees began trickling in at approximately 6:00PM. 66 community members attended the meeting out of 370 invitations sent. The presenters highlighted the required handouts, explained the reason for the requested zoning change, explained the scope of the proposed project, reviewed the PowerPoint presentation and answered attendees’ questions. Following is a list of questions and concerns brought up by attendees and responses provided: • HDLC doesn’t review design? A: HDLC only has an advisory role – they give advice on architecture, exterior, etc. Updated answer: DNA Workshop submitted the development plans through the One Stop App as a New Construction application on Monday, October 22, 2018. The application has been • • • • • • • • • • • placed on the Agenda for the November 27th, 2018 HDLC Architectural Review Committee meeting. Too big, looks like prison, use parking for play space needed for children to play and community activities. Make into housing units, fewer people. The height and density of the HANO Facility is inappropriate for the historic character of Bywater. The problem of density is further problematic because of the adjacent “hostel” and the proposed cruise terminal across Charters. This project flies in the face of the historic lessons of the high-rise public housing. The project ignores the Bywater’s architectural context and the density of the population on each residential block. It provides inadequate social, recreational public space amenities for the proposed residents. Opposed. Should be all affordable. No zoning change should be required. Should be less dense. I live on 600 block of France St and I’m totally against ingoing – outgoing vehicles to access parking area as proposed. I suggest it flipped to Mazant St. so as not to effect entire block of homes. Traffic will be too heavy for that area. What type of businesses after NOLA sells? Low income in New Orleans will last longer than 15 years. 15 years for low income then out does not serve New Orleans. A: Low-income housing tax credits are approved through Louisiana Housing Corporation. Minimum is 15 years, maximum is 30 or 45 years. Q: Have you applied yet? ITEX - We are working on it. HANO’s (the property owner) mission is to provide affordable housing beyond 15 years. We often re-apply for tax credits after 15 years. This designates the site for affordable housing for longer and enables us to do needed repairs and 15 years. HANO - will always own the land. HANO won’t own the building. HANO has the first right to purchase the building after 15 or 45 years. All debt on property will be owed to HANO. Has traffic study been conducted regarding the traffic that would be added to France St. for the 150 cars, plus cars for visitors? A: Not yet. The City has a review process which includes the design, the stormwater management plan and the landscaping plan. A traffic study is not required, but it is valid point. We will follow-up with a longer response. Updated answer from ITEX: Typically, we would do one if required by the City for permitting or required by a lender or investor, but we have not been required to produce one at this time. Yes to affordable housing for low income residents! I support making all units affordable housing for low income residents. How does this proposed building transition to align with the historic houses on France St. as well as said is required for Historic Mixed Core? A: 55’ portion along current HMC-2 portion, abuts HMC-2. Drops down to 40’ at current HMR-3 portion, then down to 25’. How will base flood elevation be addressed? Isn’t height measured to top of parapet wall not roof? A: Height will all be less than 55’, to parapet wall. Why is this redevelopment so much more dense than other HANO redevelopments? Why is the property denser than the previous development at this site? A: Examples of other HANO developments HANO owns: Guste 3 multifamily, 49 units on one acre. (Mazant Royal is on 1.88 acres.) Iberville Phase 3 multifamily building – 73 units on 1.4 acres, Lafitte Senior development…(interrupted) Q – Why is this so dense? A – HANO was tasked to maximize the affordable housing and specifically on this property. Q: Who tasked them to do this? HANO: We have a challenge in New Orleans as far as affordable housing units available. All HANO lots were purchased with HUD money to put in public housing. That doesn’t work anymore. The Federal Government gives us $300/unit regardless of the size of unit. We do mixed-income now; for each affordable unit, we need 2 market rate units to make money. We tasked the developer to maximize density because of the need for affordable housing. Opportunity was in this neighborhood and at Uptown sites. Opportunity for developers was not at other locations. This neighborhood gives maximum return, unlike others. We have to maximize the opportunities we have because that is our mission. • Will this site always stay mixed-income, or will it resort back to the developer and become all market rate? • Without financing, how do we know how long the affordable rents will last? As few as 15 years? That’s a very bad deal for the neighborhood. ITEX: It is our intention to keep this property as mixed income in perpetuity. Q: Have you ever done this before? ITEX: Yes. ITEX started 35 years ago. We started out with nothing but a small portfolio of nothing but section 8 properties. ITEX has never sold a property. We are long-term investor and holder. We have resyndicated all those properties since. Q: What does resyndicated mean? A: Reapplying for tax credits, extending affordability for 15 years. Updated answer from ITEX: We would seek a new allocation of credits to preserve an existing LIHTC property. The new allocation of credits can help with rehabilitation and upgrades to make an older property more marketable and sustainable after the initial 15-year compliance period. This would allow us to make needed repairs to the property and extend the affordability, at minimum, another 15 years. HANO: Public housing (as opposed to section 8 properties) can’t be sold to a developer without HUD’s permission. • Do you expect any federal funding? If so, won’t this prompt section 106 review? ITEX: This will require us to go thru SHPO and environmental part because we will have Project Based Vouchers (PBV units) on this property. Because it is a mixed finance project it will need to go through a mixed-finance review. • Why is it only 60% affordable housing? Will the affordable housing be permanent – in perpetuity – or phased out? ITEX: Because rents are deeply subsidized on the affordable side, we are trying to balance that out with a mix of market rate units. Because the market rate units and the tax credit units are higher than what the subsidies that they typically get. That allows us to leverage more money, more debt, to borrow in order to make a project like this feasible. • If density bonus is given – it remains for the life of the building. If given Affordable Housing should remain for life of the building. A: The density bonus allows for smaller units. It allows a 30% reduction in the unit size. The units are 750sf for a 1 bedroom, 900sf for a 2-bedroom unit, and 1200sf for 3 bedrooms. For example, with the density bonus, what would be allowed is a 360sf/unit reduction on a 3-bedroom unit. The current zoning under HMC-2 and the proposed zoning HM-MU allows 600 sq. ft. DNA: However, the units will not be reduced in size per HUD requirements. What you see on the plans is what we will provide. They will be very nice apartments. All the units will be the same, the affordable units are exactly the same as the market rate units. • Majority white neighborhoods have consistently opposed affordable housing developments in New Orleans. Everyone says it is about parking and density, but the result is the same: NIMBYism is how you maintain segregation and exclusive white communities. It would be nice if just once a neighborhood took a different path. (angry yelling, swearing, people leave) • How can the need for affordable housing while maintaining the quality of life for current neighborhood residents and residents of the project? Question from audience - How do we balance the need for affordable housing while maintaining the quality of life for residents? At a certain size, the quality of life for the neighborhood and residents in that community suffer. Updated answer from HANO: We believe that this medium density, medium height, mixedincome development will provide a higher quality of life for the residents and will play an important role in meeting the city’s goal to increase affordable housing opportunities for its residents. • What is appropriate ratio of affordable/low-income/market rate housing that is proven to make for a viable, healthy community. Some experts say 20% - 50%: market rate. Is senior housing with universal design included? ITEX - It depends on the development, the location and the need. There is not a magic formula or set standard of affordable to market rate that makes really any deal work. It’s based on what funds are available at that time and what the opportunities are and the needs in that community. Presenter highlighted past local HANO developments – River Gardens is 40% affordable and 60% market rate. Iberville is 66% affordable and 34% market rate. Columbia Park is 74% affordable and 26% market rate. NW gave examples of local private developments: Falstaff is 50% affordable and 50% market rate. The Preserve is 40% affordable and 60% market rate. Q: Are these all up and running, these examples? A: Yes. All of those are currently operating. • Is senior housing with universal design (accessible) included? ITEX - This development is for the general population, families and seniors. HANO - There are 51 1-bedroom units. 1-bedroom units typically go to elderly people. • Are there any other HUD housing units that are 55’ located in the City? If so, where? Updated answer from HANO: Below is information gathered from public information sources on mixed-income housing built in New Orleans, which may include HUD-assisted units and low-income housing tax credit units (which is not a HUD program.) Development Address Stories Units Bourgogne 2930 Burgundy 5 70 units, 7 affordable The Preserve 4301 Tulane Ave 4 183 units, 74 affordable Harrell Bldg/King Rampart 1409 Oretha Castle Haley 5 70 units, 49 affordable The Muses 1720 Baronne St 4 263 Units, 234 affordable The Terraces on Tulane 3615 Tulane Avenue 6 200 units, 200 affordable The Meridian 750 S Jefferson Davis Pkwy 4 72 units, 72 affordable The Crescent Club 3000 Tulane Ave 4 228 units, 90 affordable • Opposed. Why don’t you build housing on a low-rise residential scale? Similar projects such as St. Bernard could be used as a model. Updated answer from HANO: We believe that this medium density, medium height, mixedincome development will provide a high quality of life for the residents and will play an important role in meeting the city’s goal to increase affordable housing opportunities for its residents. • Is there a study conducted about how the airflow from the Mississippi will be impacted by the rest of the neighborhood/city if high rise buildings are allowed on the riverfront? A: The zoning currently allows 50’. What is proposed is 55’ facing the river and then it steps down to 40’ and 25’. Updated answer from DNA: This property would not be considered high-rise. The International Building Code dictates the definition of high-rise as follows: “Buildings with an occupied floor located more than 75 feet above the lowest level of fire department vehicle access. • What would be the plan if the zoning change to HU-MU (Correction - HM-MU) is not approved? Updated answer from HANO: HANO would have to reformulate the development plan to seek an increase in density at other properties in the neighborhood. • This project is totally out-of-scale for the historic neighborhood. The current zoning is there for a reason: to protect the surrounding historic neighborhood for inappropriate development. Updated answer from HANO: HM-MU zoning is within 2 blocks on both sides of the site. • You want the zoning change before financing is in place? Outrageous! What’s to keep you from changing your plans after that? ITEX: We can’t secure financing without the zoning change. • Do we have any chance at all of having a revised design to better reflect the nature of the neighborhood? (For example, the houses on Orleans) – it is not consistent (as defined in the master plan.) A: We can get input 1-on-1 more in depth on design. Updated answer from DNA: DNA Workshop submitted the development plans through the One Stop App as a New Construction application on Monday, October 22, 2018. The application has been placed on the Agenda for the November 27th, 2018 HDLC Architectural Review Committee meeting. • What about stormwater runoff? A: A stormwater management plan will be reviewed by City. Comments from attendee: You are taking away 1.8 acres. That site holds water. I can tell you because I just walked my dog over there and it is wet. DNA: You can’t leave it any worse than it is right now. The drainage will be improved by developing the site. Any type of infrastructure improvements that are needed, so there are no negative impacts on the neighborhood, will be done. • What is projected number of tenants? A: There are 150 units. 51- one bedrooms; 78- 2 bedrooms; 21- 3 bedrooms. From the room: This will bring 500 new people to the neighborhood. Updated answer from DNA: The property will bring closer to 420 new residents to the neighborhood. Two residents per one-bedroom unit, three residents per two-bedroom units and four residents per three-bedroom units. • Parking is total insufficient. People who can afford fair market housing are not cyclists. • When the 2-story building was there, I got robbed out front of my house by 2 men that ran in there. I am worried crime will go up. Updated answer from HANO: HANO Police Department has statistics that show crime in HANOfunded developments is no different than non-HANO neighborhoods. • Is parking lot concrete or permeable? Where does rainwater go? A: DNA: The parking lot will be concrete with appropriate drainage. Permeable paving will be added as needed, per the City regulations, but it is not currently planned. Q: So, the center part will not be permeable? DNA - All of the courtyard is permeable. That would be something reviewed, prior to any building permits being issued. There would be a storm water management plan that would address permeable and non-permeable surfaces. • What about the quality of life for the residents of this development – no green space? A: DNA – There is a large green space in the middle. There are Interior common areas, a large courtyard and eventual rooftop terraces. Q: Who has access to this? A: Accessibility is available to all the residents. • 1. Too many units! Go back to 56. 2. Too high! A step back is not a lower rise. 3. Project is not conducive to neighborhood – loss of green space surrounded by buildings is not green space. • Have you considered the impact of the construction process on residents and businesses? Attendee stands up to clarify his comment card. We are watching the Saxony development going up. As this development begins, sidewalks will not be accessible. Where will the construction fences go? Routinely there will be cranes on streets blocking access to homes and residents. As the owner of The Joint BBQ, how will this affect my business? What is my business to do? I am opposed to this development because of its density. ITEX: We will follow up. We haven’t gotten to the construction phasing yet, but typically we will contain the construction within the property and minimize off-site spaces used. Previous infill projects kept equipment within property lines. Follow up Question: What happens when the train sits and blocks traffic? A: Pre-construction meetings will be held with the neighborhood associations and the neighbors and we will address all these concerns. • What will happen to the 11 trees on the lot? • 4 trees registered with live oak society. Inappropriate scale. Original proposal was 150 units on 18 properties, this is inconsiderate consolidation. A: The plan is to salvage as many trees as possible. Question from attendee: What happens to the 4 registered live oak society trees? A: 4 trees on live oak society – we will find out about that. Updated Answer: These trees were registered by Jessica Rhoades on October 15, 2018 the day before the NPP meeting. Registration of a Live Oak is open to anyone who submits a form: https://www.lgcfinc.org/uploads/1/5/1/2/15124054/los_application_form.pdf A: As to the original proposal, I went back to HANO meeting minutes. On August 1, 2017, it was 156 units. The master plan was approved by the board with only 4 homeownership opportunities. Now we are looking at 150 units with 10 homeownership opportunities on the scattered sites - 5 of which are market rate and 5 are for affordable housing opportunities. (loud talking) From audience – it was originally 56 units. A: Originally when HANO accepted RFQs in 2015-2016. As far as the latest proposal in 2016, ITEX had proposed 50 units. HANO asked for more units. They needed to maximize the number of affordable housing units. Updated answer from HANO on the 18 properties: Of the 18 properties awarded to ITEX, 11 of them comprise the Mazant block. • I propose you not build upon green space, currently and for nearly 12 years used by the community as well as serving vital storm water management…. grossly out of proportion to neighborhood. • Big box inappropriate. Should be mixed housing types. Ex: Highpoint in Seattle and fit into the neighborhood. Ex: townhomes of Capital City - DC with street entrances. 2. How will segregation be avoided if market rate apartments with views get top dollar rent? 3 The building does not allow for people interaction on the street. 4. Balconies should be recessed, if there are any at all. ITEX - As to the affordable units, we do not set aside certain units for affordable and others for market rate. All the affordable units are integrated throughout the development. They all have the same quality, all built the same, same finishes, appliances, amenities, etc. They are all exactly the same. The price is not based on location within the property. • Why can’t you distribute some of the density among various sites in Marigny/Bywater? A: If you would like to stay after and talk with the architects about design, that would be great. Updated answer from HANO: If we are unable to pass a zoning change, this would be the next option. We would look to significantly increase density at other properties in the neighborhood. • The structure as designed as well as the plans do not at all fit into the tout ensemble of Bywater nor into any this fabric area of this city. • This project is too large for the area. Amenities for children are totally insufficient. The “den of iniquity” which is being built across the street will even more problems for children and adult residents, zoning change is bad for the area. • More effort should be made to activate the first floor rather than use for parking. We should have learned this by now. Massing is too much for area. • The design of the complex is awful. This being a historic neighborhood with many artists. It should be more fitting of Bywater and not an eyesore. It seems oversized with few amenities. • How much green space will there be for children to play and for general recreation? Updated answer from DNA Workshop: The proposed courtyard square footage at Mazant Royal is currently 10,080 sq. ft. Updated answer from HANO: Clouet Gardens is approximately 13,671 sq. ft. Markey Park is .5 miles away and Crescent Park is 2 blocks away. • CC: What is the split number of bedrooms for market rate and affordable? Updated answer from HANO: Unit Type Affordable Market • • • 1 Bedroom 2 bedrooms 3 bedrooms Total 29 45 16 90 22 33 5 60 51 78 21 150 Storm water management – essential. Traffic study. Against the development without density reduced. Would like 30-40 low income housing and green space for quality of life. Too little retail. Too much parking interface to street – people HATE to walk past parking garages. Attachments: • • • • • • • • 10-12: NPP Meeting Invitation 13-17: NPP Meeting Sign-in Sheets 18: NPP Meeting Agenda 19 - 27: NPP PowerPoint Presentation 28-40: Mailing list from CPC and extra attendees 41-44: Neighborhood Associations, CPC and Council Invitations 45-76: Email Communication 77-151: Comment Cards • • • • • • • • • 152: Email to Neighbors, Neighborhood Associations and attendees with NPP Minutes and Responses 153-166: NPP Minutes with Responses 167: HANO meeting Agenda with BNA 168: HANO meeting Agenda with NFB 169-170: September 12th NFB Board meeting notes 171-208: September 19th Stakeholder Meeting Invitation, Agenda, Sign-in sheets, minutes communication and comment cards 209-261: October 9th Stakeholder Meeting Invitation, Agenda, Sign-in sheets, Communication, Minutes and Comment Cards 262: Sign-in sheets for BNA/NFB small group meeting at City Hall. 263: Sign-in sheets for NFB small group meeting at City Hall   October 1, 2018    Dear Neighbor:                 We are contacting you on behalf of the Housing Authority of New Orleans (HANO) and the developer  ITEX  Group  to  invite  you  to  a  Neighborhood  Participation  Program  (NPP)  meeting  regarding  the  proposed  affordable and mixed‐income residential development at 4100 Royal Street (also known as “Mazant Royal”).  The  property  is  owned  by  the  Housing  Authority  of  New  Orleans,  and  is  bounded  by  Royal  St.,  France  St.,  Chartres St., and Mazant St. on Square 131 in the 3rd Municipal District.   The property is currently split zoned  HMC‐2 Historic Marigny/Treme/Bywater  Commercial District  and  HMR‐3  Historic  Marigny/Treme/Bywater  Residential  District.  In  order  to  develop  the  site  HANO  is  requesting a zoning change to HM‐MU Historic Marigny/Treme/Bywater Mixed‐Use District which is consistent  with  the  City  Master  Plan’s  Future  Land  Use  Map  (FLUM)  designation  of  Historic  Core  Mixed  Use.  New  construction will require a landscaping and storm water management plan.   It will be a new residential development that will create 90 affordable housing units and 60 market  rate  units.  The  apartments  will  be  three  bedrooms,  two  bedrooms,  and  one  bedroom  units  with  off‐street  parking.  Each unit will have amenities for residents such as its own laundry room with a washer and dryer.    The zoning change application requires that we notify and engage neighbors and property owners to  inform you about the request and hold a meeting. This letter is being delivered through First Class U.S. Mail  and is an invitation to the meeting and to provide you with the information on the new development.    The meeting will take place:  Tuesday, October 16th at 6:30 PM   at the Stallings St. Claude Recreation Center, 4300 St. Claude, New Orleans, 70117    Our application must be heard by the City Planning Commission and the City Council and requires City  Council approval. At the meeting, you will have an opportunity to present questions. HANO representatives  and the development and property management company ITEX Group will be present. A sign‐in sheet will be  provided to obtain contact information of attendees so that we may follow‐up with additional information.     If you are unable to attend the October 16th NPP meeting, there is an additional informational meeting  on Tuesday, October 9th at 6:30 PM at the Stallings St. Claude Center.  At both meetings attendees will have  opportunity  to  learn  about  the  zoning  request  and  development,  ask  questions,  and  provide  input.    The  October 16th meeting is the official NPP meeting as required by the Comprehensive Zoning Ordinance. Also, I  have provided my contact information below so that you may contact our office.    Sincerely,     J. Nicole Webre  Nicole@webreconsulting.com  Office: (504‐605‐3699)  www.WebreConsulting.com                                                                                                   22      26                                                25  26         26          26                                                                                                                                  55' - 0" 45' - 6" 35' - 0" 24' - 6" 14' - 0" 0' - 0" GROUND FLR 1 NORTH ELEVATION - ROYAL STREET 1/16" = 1'-0" 55' - 0" 45' - 6" 35' - 0" 24' - 6" 14' - 0" 0' - 0" GROUND FLR 2 SOUTH ELEVATION - CHARTRES STREET 1/16" = 1'-0" DRAFT 9/28/2018 3:42:10 PM HANO PROPERTIES NEW ORLEANS, LA 15-050 DYKE NELSON ARCHITECTURE 235 SOUTH 14TH ST, BATON ROUGE, LA 70802 DNA-WORKSHOP.COM [225] 224 3363 NPP Meeting 5 Project Name/Location: 4100 Royal St- Meeting Date/Time: 10/16/18 6:30pm Meeting Location: Stallings St. Claude Recreation Center 4300 St. Claude ign In Sheet l? ?'34 Name 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Description of the Zoning Change request 2. Master Plan & Zoning  Master Plan FLUM designation is Mixed Use Historic Core (MU-HC)  Currently Property is split zoned HMC-2 and HMR-3. Zoning change to HM-MU (Mixed Use). 3. Breakdown of Units and Income Mix: a. 150 units: 51- one bedrooms; 78- 2 bedrooms; 21- 3 bedrooms b. Market Rate Units (40%) 60 units c. Affordable Units (60%) 90 units. Up to 60% AMI & 38 units are Project-Based Vouchers (PBV) 4. City Planning and City Council process 5. HDLC Review and Advisory III. Questions and Answers Review submitted comment & question cards (provided to attendees). IV. Closing Summarize the meeting discussion and next steps. www.WebreConsulting.com I. Welcome • Introductions • Sign-in, handouts, and cards for questions II. Description of the Project • Description of the Zoning Change o Master Plan & Zoning  Master Plan FLUM designation is Mixed Use Historic Core (MUHC)  Currently Property is split zoned HMC-2 and HMR-3. Zoning change to HM-MU (Mixed Use). o Breakdown of Unit Income Mix Market Rate Units (40%) 60 units Affordable Units (60%) 90 units. Up to 60% AMI & 38 units are ProjectBased Vouchers (PBV) o 150 units: 51- one bedrooms; 78- 2 bedrooms; 21- 3 bedrooms • City Planning and City Council process III. Questions and Answers • Read cards submitted and respond • Additional questions • Arrange follow-up on questions if necessary IV. Summary • Summarize the meeting discussion and next steps 1 Affordable Housing • Mazant Royal will be a mix of affordable and market rate units. • Renters are considered rent burdened when their rents are more than 30% of their income. Ex.) $36,000 income  RENT $900/month. • AMI is Area Median Income. Why do we need affordable housing? • 153,140 Households in Orleans Parish. 82,295 (54% of households) rent their homes. • 54,900 are households making wages that are considered low income which means the household’s annual income is 80% AMI or less.* • Currently, HANO has a WAIT LIST of 22,000 families waiting for affordable housing. *Based on HUD 2018 Housing Assessment survey using the US Census American Community Survey 2011-2015 Datasets. 2 Low Income Households 30%, 50% & 80% AMI Persons per Households 1 2 3 4 5 6 7 8 $20,780 $25,100 $29,420 $33,740 $38,060 $42,380 Extremely Low-Income $13,800 $16,460 30% Very LowIncome $23,000 $26,250 $29,550 $32,800 $35,450 $38,050 $40,700 $43,300 $36,750 $42,000 $47,250 $52,500 $56,700 $60,900 $65,100 $69,300 50% Low-Income 80% 3 Future Land Use Map (FLUM) Mixed Use Historic Core (MU-HC) 4100 Royal Street Mazant Royal Site 4 MASTER PLAN - MIXED-USE HISTORIC CORE Goal: Increase convenience and walkability for neighborhood residents and visitors within and along edges of historic core neighborhoods. Range of Uses: A mixture of residential, neighborhood business, and visitor-oriented businesses. Uses may be combined horizontally or vertically, and some structures may require ground floor retail with residences or offices on upper floors. In some areas where current or former industrial use is verified, existing buildings may be appropriate for craft and value added industry. Agricultural, stormwater management, and supporting public recreational and community facilities are allowed. Transit and transportation facilities are allowed. Development Character: The density, height, and mass of new development will be consistent with the character and tout ensemble of the surrounding historic neighborhood. Appropriate transitions will be provided to surrounding residential areas. Allow the adaptive reuse of historic non-residential structures with densities higher than the surrounding neighborhood through the planned development process. Allow higher residential densities when a project is providing significant public benefits such as longterm affordable housing. Incorporate risk reduction and adaptation strategies in the built environment. 5 - ll - - - 1.2.. .: 2. .721Zoning [V'ap 0f lVlazant . Split Zoned HIVI-R-3 and ROTALSTLi?s: Il?zll ranC153 . . if? L: I31 1 w- SQUARE FOOTAGE BREAKDOWN FIRST FLOOR RESIDENTIAL 12,200 SF LEASING OFFICE 1,200 SF 1,100 SF RETAIL 3,300 SF COMMON AREA 2,500 SF SUBTOTAL 20,400 SF PARKING 47,300 SF SECOND FLOOR RESIDENTIAL 42,100 SF COMMON AREA 5,000 SF SUBTOTAL 47,100 SF THIRD FLOOR RESIDENTIAL 33,700 SF COMMON AREA 5, I 00 SF COMMUNITY CENTER 1.500 SF SUBTOTAL 40,300 SF FOURTH FLOOR RESIDENTIAL 23,700 SF COMMON AREA 3.300 SF SUBTOTAL 27,000 SF FIFTH FLOOR RESIDENTIAL 23,200 SF COMMON AREA 3,300 SF SUBTOTAL 27,000 SF GRAND TOTAL 161,800 SF UNIT BREAKDOWN FIRST FLOOR 1 BEDROOM 4 UNITS 2 BEDROOM UNITS 3 BEDROOM 2 UNITS 1100 SF LEASING OFFICE 1200 SF RETAIL 3300 SF SECOND FLOOR 1 BEDROOM 19 UNITS 2 BEDROOM 22 UNITS 3 BEDROOM UNITS THIRD FLOOR 1 BEDROOM 14 UNITS 2 BEDROOM 19 UNITS 3 BEDROOM 5 UNITS ROOM 1200 SF FOURTH FLOOR 1 BEDROOM 7 UNITS 2 BEDROOM 15 UNITS 3 BEDROOM 4 UNITS FIFTH FLOOR 1 BEDROOM UNITS 2 BEDROOM 15 UNITS 3 BEDROOM 4 UNITS ham-unlu- NEW ORLEANS. ma?a-2m Eta-um HUME. LATHE-DH mas-$3353 4100 Royal St. Mazant Royal Site Zoning Request HANO’s Mazant Royal site, the property is currently split zoned HMC-2 and HMR-3. Master Plan’s Future Land Use Map designates the Mazant Royal site as Mixed-Use Historic Core (please see attached FLUM map of the site and the Master Plan’s definition of Mixed Use Historic Core). Zoning change from HMC-2 (high density commercial district) & HMR-3 (residential district) to HM-MU (Mixed Use zoning district) falls in line with the Future Land Use Map Designation of Mixed Use Historic Core. Height limit for HMC-2 is 50’ whereas the height limit for HM-MU is 55’. HMR-3 limits multi-family to maximum 4 units with interior side yard and 20’ rear yard regulations. HMR-3 has a height limit of 40’. HMR-3 does not allow for the Affordable Housing Density Bonus (CZO Article 9.8) which is established by the Affordable Housing Standards and Guidelines provided in CZO Section 17.5.H.2 to incentivize and encourage rental units that are affordable. 8 DISTRICTS 41GB ROYAL STREET BULK REGULATIONS HMR-B TDTAI. SQUARE FDDTAGE: RESIDENTIAL 134 Sun SF MF: SFIDU a - MINIMUM LDTAREA OF 4 ME. 420 MF. 42:: 411111 Raw?? 5 ET UNIT M11: TDTAI. PARRIRS SPARES. 15D DEF STREET BUILDING HEIGHT 4D 55' STREET 1BR UNITS SF AUG.) 51 E: :gl? 33:: ?m mulls 213R UNITS {nun SF AUG.) Ta . FAR 1" 2'2 2'5 SEMIE 5F 313R UNITS {12m SE 21 ID 111111. TDTAI. DEMEL. ND MINIMUM ND MINIMUM ND MINIMUM - INTE RI OR SIDE YARD MINIMUM NO MINIMUM TDTAI. DPEN SPACE: GRADE 111nm: SF ND MINIMUM THIRD FL 1311:: SF 41:11] STREET TDTAI. 1511 TDTAL UNRS CORN ER SIDE NO MINIMUM NO MINIMUH FOURTH FL 5.9.20 SF NO MINIMUM REAR YARD {Sn-:1 MINIMUM ND MINIMUM ND MINIMUM TOTAL DEVELDPMENT MIN- PERMEAEILE DPEN SPADE ND MINIMUM 15LDT AREA MIN. DPEN SPADE RATID 3091. 311% SEN. REHTABLE 59m DEF-STREET ME HIGLE PARKING EREMPT '1 SPAGE PER UNIT '1 SPADE PER UNIT OFF-STREET PARKING 1 5 UNITS '1 SPACE PER 5 UNITS 51 - '1 BR UNITS QTECI SF 3325B SF 1 SPACE 5 UNITS TEI. - 2 BR UNITS EMS SF TDJDEI SF HISTORIC RESIDENTIAL DISTRICT HMC-E: HISTORIC HIRED AND DEN-51W BONUSES: UNITS A5 AFFORDABLE FCE RESULTING II AREA FER WIMUNWREIEJIFEMENTS. CREIMN. DWELLING UNIT-CFEEIDW. EI-EIBR UNITS 15!! UNITS REHTABLE 135,360 SF LOT ADDRESS EONING LOT SIEE MAX- FAR MAX- GROSS MIN. OPEN AREA EPA-1 41cm ST. TB.EITS SE 2.5 1911.335 SF 23mm SF 9 42m ST. 5,959 SF 1-4 53?: SF 1.19:3 SF EITEX ll:- Eli" :12: r- .1 Jifh?r' l' I 41 ROYAL STREET MASSING DIAGRAM HAND PRDPERTIESI NEW ORLEANS. Izas DDUTH RDUIGE. LATIIBIDI IRS-12243353 ?H?Wksh?p Name Mailing Address Mailing City Mailing St Mailing Zip Tedesco Torres LLC 1000 Bourbon St Ste 275 New Orleans LA 70116 Angelique G Thomas 1020 Gallier St New Orleans LA 70117 Ashley E Robinson 1219 N Villere St New Orleans LA 70116 Dean A Foster 126 Rutland Rd Brooklyn NY 11225 Edward J III Vanhoven 1275 Rue Bayone Mandeville LA 70471 Slaughter Management LLC 1306 Preshwick Ct Chesapeake VA 23320 FNO Inc 1306 Prestwick Ct Chesapeake VA 23320 Board Of Comm Of The Port Of N O 1350 Port of New Orleans Pl New Orleans LA 70130 Edward Sporl Elliott 1701 Centro West Belvedere Tiburon CA 94920 David H Dotson 1727 Pressburg St. New Orleans LA 70122 Stephen F Starr & Christina Starr Irrevocable Trust 1841 Wyoming Ave NW Washington DC 20009 Meinan Liu 1851 15th St Apt 5 San Francisco CA 94103 Rebecca Polvo 188 Sickles Ave San Francisco CA 94112 Bywater Ltd,By Bywater Mangement LLC 200 Walnut Hill Ave #27 Hillsboro TX 76645 Burton J Sr Chatelain 2033 Landry Court Meraux LA 70075 Vacant Lots LLC 2318 Octavia St New Orleans LA 70115 Jason J Kees 243 Millaudon St New Orleans LA 70118 Morris Kirschman & Company LLC 2600 Cleveland Ave New Orleans LA 70119 Chalita Robinson 2613 Crest Dr Bakersfield CA 93306 Welton Johnson 303 Kennedy St Ama LA 70031 Santo P Jr Baiamonte 3505 Tolmas Dr Metairie LA 70002 Dimitrios I Fronistas 3529 Corinne AV Chalmette LA 70043 Wendy A Smith 3608 Elaine Pl New Orleans LA 70119 L B G Properties LLC 3623 Ridgeway BL New Orleans LA 70129 Current Resident 3914 Royal St New Orleans LA 70117 Current Resident 3917 Royal St New Orleans LA 70117 Current Resident 3918 Royal St Apt A New Orleans LA 70117 Raymond M Jr Wittenbrink 3918 Royal St Apt B New Orleans LA 70117 Current Resident 3918 Royal St Apt C New Orleans LA 70117 Current Resident 3918 Royal St Apt D New Orleans LA 70117 Current Resident 3918 Royal St Apt E New Orleans LA 70117 Current Resident 3919 Royal St New Orleans LA 70117 Kevin J Foose 3921 Royal Street New Orleans LA 70117 Current Resident 3929 Chartres St New Orleans LA 70117 Current Resident 3929 Royal St New Orleans LA 70117 Maurey L Allen 3930 Dauphine St New Orleans LA 70117 Current Resident 3932 Dauphine St New Orleans LA 70117 Current Resident 3933 Chartres St New Orleans LA 70117 Current Resident 3934 Dauphine St New Orleans LA 70117 Current Resident 4000 Royal St New Orleans LA 70117 Current Resident 4001 Dauphine St New Orleans LA 70117 Current Resident 4002 Royal St New Orleans LA 70117 Current Resident 4003 Dauphine St New Orleans LA 70117 Current Resident 4006 Royal St New Orleans LA 70117 Current Resident 4008 Dauphine St New Orleans LA 70117 Current Resident 4008 Royal St New Orleans LA 70117 Current Resident 4009 Dauphine St New Orleans LA 70117 Current Resident 4010 Dauphine St New Orleans LA 70117 Lane Lacoy 4010 Royal St New Orleans LA 70117 Current Resident 4011 Dauphine St New Orleans LA 70117 Current Resident 4012 Dauphine St New Orleans LA 70117 Current Resident 4013 Royal St New Orleans LA 70117 Current Resident 4015 Dauphine St New Orleans LA 70117 Current Resident 4016 Dauphine St New Orleans LA 70117 Current Resident 4016 Royal St New Orleans LA 70117 Current Resident 4017 Dauphine St New Orleans LA 70117 Current Resident 4017 Royal St New Orleans LA 70117 Current Resident 4018 Dauphine St New Orleans LA 70117 Current Resident 4018 Royal St New Orleans LA 70117 Current Resident 4019 Chartres St New Orleans LA 70117 Current Resident 4019 Dauphine St New Orleans LA 70117 Laura B Wood 4019 Royal St New Orleans LA 70117 Current Resident 4020 Royal St New Orleans LA 70117 Todd A Michel 4022 Royal St New Orleans LA 70117 Current Resident 4023 Dauphine St New Orleans LA 70117 Raymond A Pumilia 4023 Royal St New Orleans LA 70117 Current Resident 4024 Royal St New Orleans LA 70117 Michael Thomas Zaloudek 4025 Dauphine St New Orleans LA 70117 Current Resident 4026 Dauphine St New Orleans LA 70117 Current Resident 4026 Royal St New Orleans LA 70117 John L Bishop 4027 Dauphine St New Orleans LA 70117 Current Resident 4029 Royal St Apt A New Orleans LA 70117 Current Resident 4029 Royal St Apt B New Orleans LA 70117 Ivy Nicole Carter 4029 Royal Street New Orleans LA 70117 Current Resident 4030 Royal St New Orleans LA 70117 Current Resident 4033 Dauphine St New Orleans LA 70117 Current Resident 4035 Dauphine St New Orleans LA 70117 Current Resident 4036 Dauphine St New Orleans LA 70117 Current Resident 4037 Dauphine St New Orleans LA 70117 Current Resident 4100 Dauphine St New Orleans LA 70117 Current Resident 4100 Royal St New Orleans LA 70117 Authority Of New Orleans Housing 4100 Touro St New Orleans LA 70122 Joseph Patrick Seppi 4101 A Dauphine St New Orleans LA 70117-7011 Current Resident 4101 Dauphine St New Orleans LA 70117 Jack D Jackson 4102 Dauphine St New Orleans LA 70117-5315 Current Resident 4103 Dauphine St New Orleans LA 70117 Current Resident 4104 Dauphine St New Orleans LA 70117 Current Resident 4107 Dauphine St New Orleans LA 70117 Current Resident 4108 Dauphine St New Orleans LA 70117 Alex A Vullo 4109 Dauphine St New Orleans LA 70117- 701 Current Resident 4110 Dauphine St New Orleans LA 70117 Christian E Rodriguez 4111 Dauphine St New Orleans LA 70117 Benita P Saitua 4112 Dauphine St New Orleans LA 70117 Current Resident 4113 Royal St New Orleans LA 70117 Current Resident 4114 Dauphine St New Orleans LA 70117 Current Resident 4114 Royal St New Orleans LA 70117 Current Resident 4115 Royal St New Orleans LA 70117 Current Resident 4117 Royal St New Orleans LA 70117 Andrew G Haggerty 4118 Dauphine St New Orleans LA 70117 Current Resident 4119 Dauphine St New Orleans LA 70117 Shawntel M Stewart 4119 Royal St New Orleans LA 70117-7011 Current Resident 4120 Dauphine St New Orleans LA 70117 Benita P Saitua 4121 Dauphine St New Orleans LA 70117 Current Resident 4123 Dauphine St New Orleans LA 70117 Ronald P Bermingham 4123 Royal St New Orleans LA 70117 Current Resident 4127 Dauphine St New Orleans LA 70117 Current Resident 4127 Royal St New Orleans LA 70117 Current Resident 4130 Dauphine St New Orleans LA 70117 Jeremy R Hope 417 Loma Vista Terrace Pacifica CA 94044 Adam Papendieck 4200 Dauphine St New Orleans LA 70117- 0 Current Resident 4200 Royal St New Orleans LA 70117 Current Resident 4201 Dauphine St New Orleans LA 70117 Current Resident 4201 Royal St New Orleans LA 70117 Current Resident 4202 Dauphine St New Orleans LA 70117 Sass Leslie Jr 4203 Dauphine Apt B New Orleans LA 70117 Current Resident 4203 Dauphine St New Orleans LA 70117 Current Resident 4205 Dauphine St New Orleans LA 70117 Current Resident 4206 Dauphine St New Orleans LA 70117 Current Resident 4207 Dauphine St New Orleans LA 70117 Current Resident 4207 Royal St New Orleans LA 70117 Vann H III Joines 4208 Dauphine St New Orleans LA 70117 Mark R Jagger 4210 Dauphine St New Orleans LA 70117-5317 Flavor League LLC 4213 Chartres St New Orleans LA 70117 Current Resident 4213 Dauphine St New Orleans LA 70117 Michael C Hankins 4213 Royal St New Orleans LA 70117 Current Resident 4214 Dauphine St New Orleans LA 70117 Current Resident 4215 Dauphine St New Orleans LA 70117 Peter W Blair 4216 Dauphine St New Orleans LA 70117 Current Resident 4218 Dauphine St New Orleans LA 70117 Current Resident 4218 Royal St New Orleans LA 70117 Current Resident 4219 Royal St New Orleans LA 70117 Ian T Wood 4221 Dauphine St New Orleans LA 70117-5316 Current Resident 4224 Royal St New Orleans LA 70117 Current Resident 4225 Dauphine St New Orleans LA 70117 N & D Industrialsupply Inc 4227 Royal St New Orleans LA 70117 Current Resident 4229 Dauphine St New Orleans LA 70117 Current Resident 4229 Royal St New Orleans LA 70117 Current Resident 4300 Royal St New Orleans LA 70117 Kinney John Mc 4301 Dauphine St New Orleans LA 70117 Anna V Putnam 4311 Chartres St New Orleans LA 70117 Pelican Royal LLC 4311 Toulouse St New Orleans LA 70119 Current Resident 4313 Chartres St New Orleans LA 70117 Current Resident 4314 Royal St New Orleans LA 70117 Current Resident 4315 Dauphine St New Orleans LA 70117 Current Resident 4315 Royal St New Orleans LA 70117 Current Resident 4316 Dauphine St New Orleans LA 70117 Current Resident 4316 Royal St New Orleans LA 70117 John W III Andrews 4317 Dauphine St New Orleans LA 70117 Current Resident 4318 Dauphine St New Orleans LA 70117 Frank M Jr Bordelon 4318 Royal St New Orleans LA 70117 Current Resident 4319 Chartres St New Orleans LA 70117 Current Resident 4320 Dauphine St New Orleans LA 70117 Current Resident 4320 Royal St New Orleans LA 70117 Current Resident 4321 Chartres St New Orleans LA 70117 Current Resident 4322 Dauphine St New Orleans LA 70117 Rinktum Ditty LLC 4325 N Ravenswood AV Chicago IL 60613 Current Resident 4329 Royal St New Orleans LA 70117 Current Resident 4339 Royal St New Orleans LA 70117 Vincent Maenza LLC 4511 Young Street Metairie LA 70006 Jensenberger Properties LLC 4619 Annunciation St New Orleans LA 70115 Travis Collins 48 East 2nd St Brooklyn NY 11218 S Champlin Properties LLC 501 Arlington Dr Metairie LA 70001 Prytania LLC 505 S 5th St Champaign IL 61820 The Praline Connection Inc 542 Frenchmen St New Orleans LA 70116 Current Resident 600 Lesseps St New Orleans LA 70117 Current Resident 600 Poland Ave New Orleans LA 70117 Mary Jayne &Chris LLC 600 Poland Avenue New Orleans LA 70117 Current Resident 601 Bartholomew St New Orleans LA 70117 Current Resident 601 France St New Orleans LA 70117 Current Resident 601 Lesseps St New Orleans LA 70117 Current Resident 602 Lesseps St New Orleans LA 70117 Current Resident 602 Poland Ave New Orleans LA 70117 Current Resident 603 Bartholomew St New Orleans LA 70117 Current Resident 604 Lesseps St New Orleans LA 70117 Sammie L Williams 607 Bartholomew St New Orleans LA 70117 Current Resident 608 Lesseps St New Orleans LA 70117 Current Resident 608 Poland Ave New Orleans LA 70117 Current Resident 609 Bartholomew St New Orleans LA 70117 Current Resident 609 Lesseps St New Orleans LA 70117 Current Resident 610 Lesseps St New Orleans LA 70117 Current Resident 610 Poland Ave New Orleans LA 70117 Current Resident 611 Bartholomew St New Orleans LA 70117 Current Resident 611 Lesseps St New Orleans LA 70117 Current Resident 614 Poland Ave New Orleans LA 70117 Lauren K Swinney 614 Poland Ave #D New Orleans LA 70117-4722 Current Resident 615 Bartholomew St New Orleans LA 70117 Joseph P Ottati 615 France St New Orleans LA 70117 Current Resident 615 Lesseps St New Orleans LA 70117 Current Resident 617 Bartholomew St New Orleans LA 70117 4314 Royal Street LLC 617 Franklin Avenue New Orleans LA 70117 Current Resident 619 France St New Orleans LA 70117 Family Irrevocable Trust Brown 619 France Street New Orleans LA 70117 Current Resident 619 Lesseps St New Orleans LA 70117 Harold L Gee 620 Louisa St New Orleans LA 70117 Current Resident 621 Bartholomew St New Orleans LA 70117 Current Resident 621 France St New Orleans LA 70117 Current Resident 621 Lesseps St New Orleans LA 70117 Current Resident 622 Poland Ave New Orleans LA 70117 Current Resident 623 Bartholomew St New Orleans LA 70117 Patrick T Knudsen 623 France Street New Orleans LA 70117 Charles B Maldonado 623 Lesseps St New Orleans LA 70117 Current Resident 624 Poland Ave New Orleans LA 70117 Current Resident 625 Lesseps St New Orleans LA 70117 Current Resident 626 Mazant St New Orleans LA 70117 Current Resident 626 Poland Ave New Orleans LA 70117 Current Resident 627 France St New Orleans LA 70117 Current Resident 628 Poland Ave New Orleans LA 70117 Current Resident 629 France St New Orleans LA 70117 Current Resident 629 Lesseps St New Orleans LA 70117 Current Resident 630 Poland Ave New Orleans LA 70117 Grady W Clark 631 France Street New Orleans LA 70117 Current Resident 632 Poland Ave New Orleans LA 70117 Tyrone H Bonner 633 France St New Orleans LA 70117 Current Resident 634 Bartholomew St New Orleans LA 70117 Current Resident 634 Lesseps St New Orleans LA 70117 Current Resident 634 Poland Ave New 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St Apt H New Orleans LA 70117 Current Resident 703 Lesseps St Apt I New Orleans LA 70117 Current Resident 703 Lesseps St Apt J New Orleans LA 70117 Edgar R Sr Williams 705 Mazant St New Orleans LA 70117 Mary M Stevenson 706 Bartholomew St New Orleans LA 70117-0701 Judie H Richardson 708 Bartholomew St New Orleans LA 70117 Richard G & Richard G Allen 708 France St New Orleans LA 70117 Current Resident 708 Mazant St New Orleans LA 70117 Current Resident 709 Mazant St New Orleans LA 70117 Current Resident 710 Bartholomew St New Orleans LA 70117 Current Resident 710 Mazant St New Orleans LA 70117 Phillip M Cobb 710 Poland Ave New Orleans LA 70117 Current Resident 711 Bartholomew St New Orleans LA 70117 Current Resident 711 Bartholomew St Apt A New Orleans LA 70117 Current Resident 712 Bartholomew St New Orleans LA 70117 Current Resident 713 Bartholomew St New Orleans LA 70117 Current Resident 714 Bartholomew St New Orleans LA 70117 Shee Matthew J Mc 714 France St New Orleans LA 70117 Current Resident 714 Mazant St New Orleans LA 70117 Maureen Nogrady 715 Bartholomew St New Orleans LA 70117 Steiner Charles Jr 715 Lesseps St New Orleans LA 70117 Current Resident 715 Mazant St New Orleans LA 70117 Current Resident 716 France St New Orleans LA 70117 Current Resident 716 Mazant St New Orleans LA 70117 Current Resident 717 Bartholomew St New Orleans LA 70117 Steven D Mills 717 France St New Orleans LA 70117 Ada Sehovic 717 Lesseps St New Orleans LA 70117 Current Resident 717 Mazant St New Orleans LA 70117 Current Resident 718 Bartholomew St New Orleans LA 70117 Ryan C Scully 718 Mazant St New Orleans LA 70117 Current Resident 719 Bartholomew St New Orleans LA 70117 Current Resident 719 France St New Orleans LA 70117 Current Resident 719 Lesseps St New Orleans LA 70117 Current Resident 720 Bartholomew St New Orleans LA 70117 Antonino Paone 721 France St New Orleans LA 70117-0701 Donna M Dicataldo, Micheal S Mehiel 721 Mazant St New Orleans LA 70117 Benjamin S White 722 - 724 Lesseps Street New Orleans LA 70117 Current Resident 722 Bartholomew St New Orleans LA 70117 Current Resident 722 Lesseps St New Orleans LA 70117 Curtis L Rosy 722 Mazant St New Orleans LA 70117-5434 Current Resident 723 Bartholomew St New Orleans LA 70117 Current Resident 723 France St New Orleans LA 70117 Christine Blaize 723 Mazant St New Orleans LA 70117 Current Resident 724 Bartholomew St New Orleans LA 70117 Current Resident 724 Lesseps St New Orleans LA 70117 Current Resident 724 Mazant St New Orleans LA 70117 Gregory B Caudill 725 Bartholomew St New Orleans LA 70117 Wesley A Lee 725 Lesseps St New Orleans LA 70117 Current Resident 725 Mazant St New Orleans LA 70117 Current Resident 726 Bartholomew St New Orleans LA 70117 Lorraine S Flynn 726 Lesseps St New Orleans LA 70117 Shelly A Occhipinti 727 France St New Orleans LA 70117 Current Resident 727 Lesseps St New Orleans LA 70117 Current Resident 727 Mazant St New Orleans LA 70117 Current Resident 728 Lesseps St New Orleans LA 70117 Valerie M Terkeurst 728 Mazant St New Orleans LA 70117 Romona Lois Jordan 729 Bartholomew Street New Orleans LA 70117 Current Resident 729 Lesseps St New Orleans LA 70117 Roger Kline 729 Mazant St New Orleans LA 70117 Current Resident 730 France St New Orleans LA 70117 Current Resident 730 Lesseps St New Orleans LA 70117 Steven A Smith 731 Bartholomew St New Orleans LA 70117 Current Resident 731 Lesseps St New Orleans LA 70117 Current Resident 731 Mazant St New Orleans LA 70117 Current Resident 732 France St New Orleans LA 70117 Peter J Breen 732 Lesseps St New Orleans LA 70117 Jeffery Louviere 732 Mazant St New Orleans LA 70117 Current Resident 733 Bartholomew St New Orleans LA 70117 Current Resident 733 Lesseps St New Orleans LA 70117 Current Resident 733 Mazant St New Orleans LA 70117 Current Resident 734 France St New Orleans LA 70117 Current Resident 734 Lesseps St New Orleans LA 70117 Lee J Celano 736 Lesseps St New Orleans LA 70117-7011 Current Resident 736 Mazant St New Orleans LA 70117 The Roland J Landry Living Trust Dated September 14,2010 J 737 Lesseps Street New Orleans LA 70117 Current Resident 738 France St New Orleans LA 70117 Jennifer S Carter 738 Lesseps Street New Orleans LA 70117-5317 William J Jr Poznanski 738 Mazant St New Orleans LA 70117- 0 Current Resident 739 Lesseps St New Orleans LA 70117 Current Resident 740 Mazant St New Orleans LA 70117 Current Resident 741 Bartholomew St New Orleans LA 70117 Walter K Hurtt 741 Lesseps Street New Orleans LA 70117 Current Resident 743 Bartholomew St New Orleans LA 70117 James E Nevius 800 France St New Orleans LA 70117 Christopher J Songy 800 Lesseps St New Orleans LA 70117 Current Resident 802 Lesseps St New Orleans LA 70117 Robert J Mcmeekin 805 France St New Orleans LA 70117 Current Resident 806 Lesseps St New Orleans LA 70117 Current Resident 807 France St New Orleans LA 70117 Current Resident 808 Lesseps St New Orleans LA 70117 Current Resident 809 France St New Orleans LA 70117 Current Resident 810 Lesseps St New Orleans LA 70117 Bruce A Germer 811 Burgundy St New Orleans LA 70116 Current Resident 811 France St New Orleans LA 70117 Bart J Theriot 8117 Cohn St New Orleans LA 70118 Current Resident 812 Lesseps St New Orleans LA 70117 Current Resident 814 France St New Orleans LA 70117 Kathryn Vg Rose 814 France Street New Orleans LA 70117 Alice Baker 815 France St New Orleans LA 70117 Current Resident 816 France St New Orleans LA 70117 Joyce J Clark 816 Mazant St New Orleans LA 70117 Robert L Joy 819 France St New Orleans LA 70117 John W Jr Andrews 819 Lesseps St New Orleans LA 70117-7011 Current Resident 819 Mazant St New Orleans LA 70117 Current Resident 821 France St New Orleans LA 70117 David M Weis 821 Mazant St New Orleans LA 70117 Anthony J Eschmann 822 Lesseps St New Orleans LA 70117 Darleen J Levy 823 St Louis St New Orleans LA 70112 Philip A Arnolds 831 Pauline St New Orleans LA 70117 Frank A Koerner 8714 Glenhaven Dr Shreveport LA 71106 Robyn C Halvorsen C/O James Downman 906 Desire Street New Orleans LA 70117 Envirinmental Aid Fund Ltd C/O Marcus Hunter 900 St John St Monroe LA 71202 John Guarnieri 1019 Bartholomew St New Orleans LA 70119 Roy W Dunn 4218 Royal St New Orleans LA 70117 Adam M Kelley 626 Poland Ave New Orleans LA 70117-4722 Michael R Robillard 724 Bartholomew St New Orleans LA 70117 Ramon B Omes 1421 Montgomery St Mandeville LA 70448 Derrick R Breston 3801 Royal St New Orleans LA 70117 Greenbull Enterprises LLC 4512 Young St Metairie LA 70006 Daniel J Dwyer 609 Bartholomew St New Orleans LA 70117 Kurtis W Gills 716 France St New Orleans LA 70117 Sophie Mauffray-Howell 718 Bartholomew St New Orleans LA 70117 John C.S. Russell 719 Lesseps St New Orleans LA 70117 Miranda Restovic 719 Lesseps St New Orleans LA 70117 Stephanie B Murray 738 France St New Orleans LA 70117-5321 Tommie L Lockhart 901 Summerwood Ln Garland TX 75044 Stephen P Graffeo James E Wiegand 715 Mazant Street New Orleans LA 70117 Millwork & Fabrication Axis LLC 601 France St New Orleans LA 70117 Douglas Minich Michael J Ducote 3548 Dauphine Street New Orleans LA 70117 Alice Shaffer P.O. Box 9508 Metairie LA 70055 Richard L Myrland & Brandon R Zemlo Revocable Trust 7213 Evans Mill Rd Mc Lean VA 22101 Roy W Dunn 4218 Royal St New Orleans LA 70117 Toni J Holland W144n10047 Sun Valey Trail Germantown WI 53022 Councilmember Krisint Gisleson Palmer Bywater Neighborhood Association C/O John Guarnieri Neighbors First for Bywater C/) Julie Jones Carolyn Leftwich Denise Strong Jessica Rhodes Greg Rhodes City Hall, Room 2W70, 1300 Perdido Street P.O. Box 3191 827 Louisa Street 621 Bartholomew St 1127 Alavar St 832 France St 832 France St New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans LA LA LA LA LA LA LA 70112 70177 70117 denstrg@yahoo.com garhodes@gmail.com garhodes@gmail.com Shawn Hall John Loeb Mark Gonzales Maxx Sizeler Pat Villamerette Andy Kowekzyk Rhonda Findley Shirley Young Maragret Fagan stephen Haedicle Matt Haines M. Owings Bettina Reuther Mimi Dimassa Maxwell Ciardullo Andy Ryan Sandra Stokes Mike Stone Gretchen Shotwell Lauren McCure Abby King Babette Hines Williams Desiree Baiiamonte A. Theriot Steven Jacob Elizabeth Shannon Mark Cotton Brian Luckett Annette Chioma Jake Bartush Greg Jeanfreau Spencer Gordon Eve Abrams 3211 Dauphine St. 631 Independence St 3106 Dauphine 3020 Royal St 611 Monteguet 1115 Congress 3430 St. Claude 927 Poland 838 Gallier 3139 Royal St 1241 France St 3625 Dauphine St 1029 Montegut 717 Spain 3702 St. Claude 3249 Desoto 600 Julia St 1019 Kentucky 710 Pauline 4112 St. Claude 4112 St. Claude 1035 Mazant 931 France 738 Poland 943 Poland 934 Desire 3214 Dauphine 604 Pauline 936 Gallier 925 Montegut 834 France 917 Lesseps 733 alvar 1028 Montegut New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans New Orleans LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA shall@pietystreet.com jg2@navpoint.com mark@markgonzales maxxsizeler@cox.ne patvillem@gmail.com akowekzyk350@gma popcitynola@gmail.c shirleyhyoung@hotm maragretsfegan@gm LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA LA gshotwell1@cox.net LMM2108@gmail.co LMM2108@gmail.co babbettehines@me.c puigwills@yahoo.com djbaia@yahoo.com atheriot72@gmail.co stevenjacob184@gm foundobject@cox.net markhcotton@ bluckett@cox.net achioma@cox.net jake.bartush@gmail.c greg@gregjrealtor.co spencer@spencergo eveabrams@gmail.co haines.matthew@gm bettinareutter@gmail mimidimassa@gmail maxwell.ciardullo@g ryan.andrew59@yah slstokes@earthlink.n Ashlee Davis From: Sent: To: Cc: Subject: Attachments: Ron Loesel Monday, October 1, 2018 12:33 PM bywaterpresident@gmail.com Kristin.Palmer@nola.gov; Andrew J. Sullivan; Nicole Webre; Ashlee Davis 4100 Royal NPP invitation NPP InvitationFinal.pdf; Pages from 180828 HANO Scattered Site Hybrid Updated.pdf John/BNA,    Please see the attached NPP letter that was mailed first class today to the list provided by City Planning Commission.    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    1 Ashlee Davis From: Sent: To: Cc: Subject: Attachments: Ron Loesel Monday, October 1, 2018 12:33 PM Julie Jones Kristin.Palmer@nola.gov; Andrew J. Sullivan; Nicole Webre; Ashlee Davis 4100 Royal NPP invitation NPP InvitationFinal.pdf; Pages from 180828 HANO Scattered Site Hybrid Updated.pdf Julie/Neighbors First for Bywater     Please see the attached NPP letter that was mailed first class today to the list provided by City Planning Commission.    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    1 Ashlee Davis From: Sent: To: Cc: Subject: Attachments: Ron Loesel Monday, October 1, 2018 12:31 PM CPCinfo Ashlee Davis; Nicole Webre; Kristin.Palmer@nola.gov; Andrew J. Sullivan 4100 Royal NPP invitation NPP InvitationFinal.pdf; Pages from 180828 HANO Scattered Site Hybrid Updated.pdf City Planning,    Please see the attached NPP letter that was mailed first class today to the list provided by City Planning Commission.    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    1 From: To: Cc: Subject: Date: Ron Loesel Andrew J. Sullivan Kristin.Palmer@nola.gov; Nicole Webre; Ashlee Davis 4100 Royal NPP Monday, October 1, 2018 12:55:00 PM Andrew,   As you know, we sent out all of the NPP letters for the Mazant Royal site today. We would like to meet with the Councilmember before the NPP meeting to go over the plans. Would we be able to get on her schedule next week? We would make anytime work around her schedule.   Please feel free to reach out to me by phone, text or email.   Thanks,   Ron   Ron Loesel Community Outreach Business Development Office: (504) 605-3699 Cell: (504) 377-9188 ron@webreconsulting.com Webre Consulting, LLC www.webreconsulting.com   Kira Marrero From: Sent: To: Cc: Subject: Attachments: Nicole Webre Wednesday, September 05, 2018 10:23 PM jjones1@uno.edu; knittingduck@aol.com Ron Loesel; Ashlee Davis; Kira Marrero FW: NFB Board members to rate photos individually Existing Building Designs.pdf; Mazant Royal FLUM map.JPG; Mixed Use Historic Core defined.docx Importance: High Hi, Julie and Anthony, To answer your question regarding the zoning for HANO’s Mazant Royal site, the property is currently split zoned HMC-2 and HMR-3. The Master Plan’s Future Land Use Map designates the Mazant Royal site as Mixed-Use Historic Core (please see attached FLUM map of the site and the Master Plan’s definition of Mixed Use Historic Core). The zoning change from HMC-2 (high density commercial district) & HMR-3 (residential district) to HM-MU (Mixed Use zoning district) falls in line with the Future Land Use Map Designation of Mixed Use Historic Core. For zoning HM-MU is similar to HMC-2 however, HM-MU is more restrictive than HMC-2 with regard to permitted commercial uses such as HM-MU prohibits hotels. The height limit for HMC-2 is 50’ whereas the height limit for HM-MU is 55’. The HM-MU zoning district provides consistency with a residential multi-family zoning versus a higher density commercial zoning designation. HMR-3 limits multi-family to 4 units maximum. HMR-3 has a height limit of 40’ and as you saw in the preliminary plans the building closer to Royal Street drops from 40’ to 24’. Additionally, HMR-3 does not allow for the Affordable Housing Density Bonus http://czo.nola.gov/Article-9#9 (CZO Article 9.8) which is established by the Affordable Housing Standards and Guidelines provided in CZO Section 17.5.H.2 to incentivize and encourage rental units that are affordable. Affordable means that the rents do not exceed 30% of a household’s income. Mazant Royal will be a mix of affordable and market rate units. I appreciate you sharing the attached building survey with your board for their input that Ron emailed to you yesterday. The purpose is to help guide us in what the board (i.e., community) like in terms of design. Please send us their responses by Friday afternoon. As soon as plans are finalized we will send them to you to circulate to your members prior to the September 18th meeting. As we discussed at last week’s meeting, we will be holding Stakeholder meetings on September 18 th and October 9th to present and discuss the Bywater, Marigny and Upper 9 th Ward vacant sites. An invitation letter will be sent by to you by Friday inviting NFB to attend the September 18th stakeholder meeting. If members cannot attend on September 18 th then they are welcome to attend the October 9th meeting. Sincerely, Nicole J. Nicole Webre, J.D. Office: (504) 605-3699 Cell: (504)473-6940 nicole@webreconsulting.com Webre Consulting, LLC www.webreconsulting.com Livewell Properties, LLC www.bakeryvillagenola.com 1 This email communication may contain privileged and/or confidential information and is intended exclusively for the recipient(s). If you received this email in error, please delete and notify the sender. From: Julie Jones Sent: Wednesday, September 5, 2018 3:26 PM To: Ron Loesel Subject: Re: NFB Board members to rate photos individually Dear Ron, I'm getting a lot of questions about the board as to why HANO wants the upzoning for Mazant/Royale. Can you answer that? Also, you mentioned getting a set of the latest plans to us before our meeting on the 13th of this month. Any update on that? Thanks, Julie From: Ron Loesel Sent: Tuesday, September 4, 2018 2:48 PM To: Julie Jones; knittingduck@aol.com Cc: Nicole Webre; Ron Loesel; Ashlee Davis; Kira Marrero Subject: NFB Board members to rate photos individually Julie, As we discussed at the HANO meeting, we would like you and your Board Members to rate the follow architectural designs attached to this email. We will take the collective input and share your ratings with the architects. Thanks, 2 Ron Ron Loesel Community Outreach Business Development Office: (504) 605-3699 Cell: (504) 377-9188 ron@webreconsulting.com Webre Consulting, LLC www.webreconsulting.com NOTICE: This message, including all attachments transmitted with it, is intended solely for the use of the Addressee(s) and may contain information that is PRIVILEGED, CONFIDENTIAL, and/or EXEMPT FROM DISCLOSURE under applicable law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the information contained herein is STRICTLY PROHIBITED. If you received this communication in error, please destroy all copies of the message, whether in electronic or hard copy format, as well as attachments and immediately contact the sender by replying to this email or contact the sender at the telephone numbers listed above. Thank you! 3 Kira Marrero From: Sent: To: Subject: Nicole Webre Thursday, September 06, 2018 3:37 PM Ashlee Davis; Ron Loesel; Kira Marrero FW: NFB Board members to rate photos individually Response from Julie with NFB. Please add to community outreach folder for NPP. From: Julie Jones Sent: Thursday, September 06, 2018 3:02 PM To: Nicole Webre Subject: Re: NFB Board members to rate photos individually Thanks for the info, Nicole. I'll pass it on. If you get any additional plans before our board meeting (12 Sept), I'd love to have a copy to share. Best, Julie From: Nicole Webre Sent: Wednesday, September 5, 2018 10:22 PM To: Julie Jones; knittingduck@aol.com Cc: Ron Loesel; Ashlee Davis; Kira Marrero Subject: FW: NFB Board members to rate photos individually Hi, Julie and Anthony, To answer your question regarding the zoning for HANO’s Mazant Royal site, the property is currently split zoned HMC-2 and HMR-3. The Master Plan’s Future Land Use Map designates the Mazant Royal site as Mixed-Use Historic Core (please see attached FLUM map of the site and the Master Plan’s definition of Mixed Use Historic Core). The zoning change from HMC-2 (high density commercial district) & HMR-3 (residential district) to HM-MU (Mixed Use zoning district) falls in line with the Future Land Use Map Designation of Mixed Use Historic Core. For zoning HM-MU is similar to HMC-2 however, HM-MU is more restrictive than HMC-2 with regard to permitted commercial uses such as HM-MU prohibits hotels. The height limit for HMC-2 is 50’ whereas the height limit for HM-MU is 55’. The HM-MU zoning district provides consistency with a residential multi-family zoning versus a higher density commercial zoning designation. HMR-3 limits multifamily to 4 units maximum. HMR-3 has a height limit of 40’ and as you saw in the preliminary plans the building closer to Royal Street drops from 40’ to 24’. Additionally, HMR-3 does not allow for the Affordable Housing Density Bonus http://czo.nola.gov/Article-9#9 (CZO Article 9.8) which is established by the Affordable Housing Standards and Guidelines provided in CZO Section 17.5.H.2 to incentivize and encourage rental units that are affordable. Affordable means that the rents do not exceed 30% of a household’s income. Mazant Royal will be a mix of affordable and market rate units. 1 I appreciate you sharing the attached building survey with your board for their input that Ron emailed to you yesterday. The purpose is to help guide us in what the board (i.e., community) like in terms of design. Please send us their responses by Friday afternoon. As soon as plans are finalized we will send them to you to circulate to your members prior to the September 18 th meeting. As we discussed at last week’s meeting, we will be holding Stakeholder meetings on September 18 th and October 9th to present and discuss the Bywater, Marigny and Upper 9 th Ward vacant sites. An invitation letter will be sent by to you by Friday inviting NFB to attend the September 18 th stakeholder meeting. If members cannot attend on September 18th then they are welcome to attend the October 9th meeting. Sincerely, Nicole J. Nicole Webre, J.D. Office: (504) 605-3699 Cell: (504)473-6940 nicole@webreconsulting.com Webre Consulting, LLC www.webreconsulting.com Livewell Properties, LLC www.bakeryvillagenola.com This email communication may contain privileged and/or confidential information and is intended exclusively for the recipient(s). If you received this email in error, please delete and notify the sender. From: Julie Jones Sent: Wednesday, September 5, 2018 3:26 PM To: Ron Loesel Subject: Re: NFB Board members to rate photos individually Dear Ron, I'm getting a lot of questions about the board as to why HANO wants the upzoning for Mazant/Royale. Can you answer that? Also, you mentioned getting a set of the latest plans to us before our meeting on the 13th of this month. Any update on that? Thanks, Julie 2 From: Ron Loesel Sent: Tuesday, September 4, 2018 2:48 PM To: Julie Jones; knittingduck@aol.com Cc: Nicole Webre; Ron Loesel; Ashlee Davis; Kira Marrero Subject: NFB Board members to rate photos individually Julie, As we discussed at the HANO meeting, we would like you and your Board Members to rate the follow architectural designs attached to this email. We will take the collective input and share your ratings with the architects. Thanks, Ron Ron Loesel Community Outreach Business Development Office: (504) 605-3699 Cell: (504) 377-9188 ron@webreconsulting.com Webre Consulting, LLC www.webreconsulting.com NOTICE: This message, including all attachments transmitted with it, is intended solely for the use of the Addressee(s) and may contain information that is PRIVILEGED, CONFIDENTIAL, and/or EXEMPT FROM DISCLOSURE under applicable law. If you are not the intended recipient, you are 3 hereby notified that any disclosure, copying, distribution, or use of the information contained herein is STRICTLY PROHIBITED. If you received this communication in error, please destroy all copies of the message, whether in electronic or hard copy format, as well as attachments and immediately contact the sender by replying to this email or contact the sender at the telephone numbers listed above. Thank you! 4 Ashlee Davis From: Sent: To: Cc: Subject: Nicole Webre Wednesday, October 10, 2018 7:02 PM Chalita Robinson Ron Loesel; Ashlee Davis; Kira Marrero RE: HANO ITEX Proposed housing development, 4100 Royal St., New Orleans Importance: High Hi, Chalita,  We will be sure to send you minutes of the October 16th meeting and proposed plans.  I have copied my team so that  they will make a note to add you to list of recipients.      Thank you for contacting us.          Sincerely,  Nicole     J. Nicole Webre, J.D.  Office: (504) 605‐3699  Cell: (504)473‐6940  nicole@webreconsulting.com  Webre Consulting, LLC www.webreconsulting.com Livewell Properties, LLC www.bakeryvillagenola.com     This email communication may contain privileged and/or confidential information and is intended exclusively for the  recipient(s). If you received this email in error, please delete and notify the sender.    ‐‐‐‐‐Original Message‐‐‐‐‐  From: Chalita Robinson   Sent: Tuesday, October 09, 2018 9:59 PM  To: Nicole Webre   Subject: HANO ITEX Proposed housing development, 4100 Royal St., New Orleans      Dear Ms Webre:    Thank you for your letter announcing the meeting on October 16 regarding your proposed plans for the Bywater  property at 4100 Royal St.    I am the owner of the neighborhood property at 638 Bartholomew St., but I reside in California and will not be able to  attend the meeting. Of course I am interested to learn more about your proposal for development and would greatly  appreciate any notes, minutes of, or perhaps a summary report of the meeting.    I can be reached at this email address or by first‐class mail at the address below. Thank you for your attention.    Sincerely,  1   Chalita Brossett Robinson  2613 Crest Drive   Bakersfield, California 93306  Cell: (805) 829‐1465    Sent from my iPad  2 Ashlee Davis From: Sent: To: Cc: Subject: Attachments: Ron Loesel Saturday, October 27, 2018 1:48 PM carolyn leftwich Nicole Webre; Ashlee Davis RE: HANO Bywater plans and site density question 181012 HANO Mazant Royal Plans.pdf Carolyn,    I have attached the plans per your request.      Here is the information on the sites with acreage that Nicole quoted at the meeting:    Guste 3 Multifamily Building 2200 Clio Street ‐ 49 units on 1 acre     Iberville Phase 3 Multifamily Building – 73 units on 1.4 acres     Lafitte Senior Building 700 N. Galvez ‐ 100 units on 1.7 acres      Heritage at Columbia Parc – 120 units on 2.35 acres     There are higher unit counts and acreages of development at the following:  Bienville Basin (formerly Iberville) – 758 units  Lafitte – 517 units  River Gardens (formerly St. Thomas) – 700 units      Have a great day!    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    From: carolyn leftwich    Sent: Friday, October 26, 2018 3:21 PM  To: Ron Loesel   1 Cc: Nicole Webre   Subject: HANO Bywater plans and site density question    Ron,    May I have a copy of the HANO site plans?  Also info on the HANO units/acre of other HANO sites that Nicole quoted at  the Oct. 16th meeting?    Fred Starr (Lombard Plantation corner of Bartholomew and Chartres) is in town and would like to see them.  I don’t have  paper copies to share with him.    Thanks,    Carolyn    Begin forwarded message:    From: carolyn leftwich   Subject: HANO Bywater site density question  Date: October 25, 2018 at 8:32:29 PM CDT  To: Nicole Webre     Nicole,    Thanks for conducting an informative meeting last week.  And for your patience.    Could you please share the units/acre of the Bywater site and the other HANO sites that you quoted at  the meeting?      Thanks,    Carolyn Leftwich  M:  214.636.0412    2 Ashlee Davis From: Sent: To: Cc: Subject: dean kageler Monday, October 29, 2018 1:53 PM Ron Loesel Nicole Webre; Ashlee Davis Re: 4100 Royal St Ron,     I appreciate your response. Having only attended the October 16th NPP meeting, I thank you for informing me that  others raised similar relevant questions regarding traffic flow concerns at the October 9th meeting as well. Your  responses to their questions however did not offer clarity to the questions I originally raised.     Questions 1 and 2 below are my original questions addressed to you from my October 25th email. Questions 3 and 4  below are new and in addition to the original questions;    1.) Why is the traffic flow directed to France and Mazant Streets?    2.) Was it ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres  Street?    3.) What has HANO discovered about traffic flow impact since October 9th when they offered to "look into the location  of the entrances"?    4.)  What specific City and zoning laws that you referred to on October 9th 'prefer'  that you not direct traffic flow via  entrances and exits on Chartres Street ?    Thank you for this dialogue, and I look forward to your responses,    Kind regards,    Dean      On Mon, Oct 29, 2018 at 11:50 AM Ron Loesel  wrote:  Dean,     I have copied the relevant questions and responses from our October 9th stakeholder meeting below.  CC stands for  comment card. The second comment card directly address your question. However, I am also sending your email to the  architectural firm so they have your comments and concerns.  We value and appreciate your input.  We are working  with HANO, ITEX and DNA Workshop on everyone’s comments that have to come to us from phone calls, emails,  stakeholder meetings and from the NPP meeting.     CC: “Change at least 1 entrance to Mazant and off of France.”  1 Updated answer from HANO: We will look into the location of the entrances.     CC: “Why are several entrances to the parking garage on France Street, a residential block?”  A: The City and zoning laws prefer that entrances and exits do not face the main façade.        Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Thursday, October 25, 2018 9:40 AM  To: Ron Loesel   Subject: 4100 Royal St     Hi Ron,          I would like to thank you for the 4100 Royal Street NPP presentation last week.  I am writing in hopes of receiving  clarification on a couple questions regarding traffic flow and the proposed parking plan.  2      The drawings illustrate the parking lot access via curb cuts in both Mazant Street and France Street. There appears to  be no access via Chartres Street. Why is the traffic flow directed to France and Mazant Streets? Was it ever considered  to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres Street?     I look forward to hearing your responses.            Kind Regards,     Dean  3 Ashlee Davis From: Sent: To: Cc: Subject: Ron Loesel Thursday, November 1, 2018 11:02 AM carolyn leftwich Nicole Webre; Ashlee Davis RE: HANO Bywater plans and site density question Carolyn,    The Mazant Royal site is 1.88 acres. There are 150 units: 51‐ one bedroom; 78‐ 2 bedrooms; 21‐ 3 bedrooms.    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    From: carolyn leftwich    Sent: Thursday, November 1, 2018 10:28 AM  To: Ron Loesel   Cc: Nicole Webre ; Ashlee Davis   Subject: Re: HANO Bywater plans and site density question    Ron,    What’s the planned density for the Bywater HANO site?    Thanks again,    Carolyn    On Oct 27, 2018, at 1:48 PM, Ron Loesel  wrote:    Carolyn,     I have attached the plans per your request.       Here is the information on the sites with acreage that Nicole quoted at the meeting:     Guste 3 Multifamily Building 2200 Clio Street ‐ 49 units on 1 acre     1 Iberville Phase 3 Multifamily Building – 73 units on 1.4 acres     Lafitte Senior Building 700 N. Galvez ‐ 100 units on 1.7 acres      Heritage at Columbia Parc – 120 units on 2.35 acres      There are higher unit counts and acreages of development at the following:  Bienville Basin (formerly Iberville) – 758 units  Lafitte – 517 units  River Gardens (formerly St. Thomas) – 700 units        Have a great day!     Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: carolyn leftwich    Sent: Friday, October 26, 2018 3:21 PM  To: Ron Loesel   Cc: Nicole Webre   Subject: HANO Bywater plans and site density question     Ron,     May I have a copy of the HANO site plans?  Also info on the HANO units/acre of other HANO sites that  Nicole quoted at the Oct. 16th meeting?     Fred Starr (Lombard Plantation corner of Bartholomew and Chartres) is in town and would like to see  them.  I don’t have paper copies to share with him.     Thanks,     Carolyn      Begin forwarded message:     From: carolyn leftwich   2 Subject: HANO Bywater site density question  Date: October 25, 2018 at 8:32:29 PM CDT  To: Nicole Webre      Nicole,    Thanks for conducting an informative meeting last week.  And for your patience.    Could you please share the units/acre of the Bywater site and the other HANO sites that  you quoted at the meeting?      Thanks,    Carolyn Leftwich  M:  214.636.0412     <181012 HANO Mazant Royal Plans.pdf>    3 Ashlee Davis From: Sent: To: Cc: Subject: Ron Loesel Thursday, November 8, 2018 4:26 PM dean kageler Ashlee Davis; Nicole Webre RE: 4100 Royal St Dean,    In reference to your 4th question, the CZO states:    22.8.D ACCESS REQUIREMENTS FOR OFF‐STREET VEHICLE PARKING AREAS   1.  Each off‐street vehicle space shall open directly upon an aisle or driveway of adequate width to provide access to a vehicle  parking space. All off‐street vehicle parking facilities shall provide access in a manner that least interferes with traffic  movement. For all uses except single‐family and two‐family dwellings, the parking area shall be designed so that the driver of  the vehicle proceeds forward into traffic rather than backs out.  If the entrance and exit was on Chartres, this would be more of a public safety issue for decelerating vehicles or vehicles  pulling out of the garage.     Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    From: Ron Loesel   Sent: Thursday, November 8, 2018 11:17 AM  To: 'dean kageler'   Subject: RE: 4100 Royal St    Dean,  My apologies for taking this long to get back to you. I have responses for questions 1‐3. On question 4, I am still waiting  for a response from DPW. As soon as I hear back from them, I will send you the answer given from the City. I do want to  make one point very clear to you, these questions and concerns are not falling on deaf ears. The developers, architects  and HANO are truly working on all of these questions as well as the questions we have received from others. Webre  Consulting is taking all of the questions we get and we are forwarding for answers. Our role is to make sure the  questions the community has are addressed. Thanks for asking the questions!!  1 1.) Why is the traffic flow directed to France and Mazant Streets? (“Q”)   We chose this traffic flow direction to maximize the number of off‐street parking within the footprint to meet the  requirement and maintain more area for the interior courtyard.  2.) Was it ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres  Street? (“Q”)   Yes, it was once considered to direct traffic flow in and out via Chartres Street with a proposed central parking  structure.   3.) What has HANO discovered about traffic flow impact since October 9th when they offered to "look into the location  of the entrances"? (HANO/Q)   The design team has started a dialogue with the Department of Public Works for preliminary recommendations  concerning the proposed entrances along with other aspects. As to the traffic flow impact, those discussion are still  occurring and ongoing.   4.)  What specific City and zoning laws that you referred to on October 9th 'prefer'  that you not direct traffic flow via  entrances and exits on Chartres Street?     Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    From: dean kageler    Sent: Wednesday, November 7, 2018 12:19 PM  To: Ron Loesel   Cc: Nicole Webre ; Ashlee Davis   Subject: Re: 4100 Royal St    Hi Ron,     I am following up on our last correspondence. Have you gathered the responses to any of my questions?    Kind regards,    dean    On Wed, Oct 31, 2018 at 11:02 AM Ron Loesel  wrote:  Good Morning Dean,  2    I am working on getting you specific answer for your questions. As soon as I have the responses, I will reach back out to  you.     Have a great day!     Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Monday, October 29, 2018 1:53 PM  To: Ron Loesel   Cc: Nicole Webre ; Ashlee Davis   Subject: Re: 4100 Royal St     Ron,      3 I appreciate your response. Having only attended the October 16th NPP meeting, I thank you for informing me that  others raised similar relevant questions regarding traffic flow concerns at the October 9th meeting as well. Your  responses to their questions however did not offer clarity to the questions I originally raised.      Questions 1 and 2 below are my original questions addressed to you from my October 25th email. Questions 3 and 4  below are new and in addition to the original questions;     1.) Why is the traffic flow directed to France and Mazant Streets?     2.) Was it ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres  Street?     3.) What has HANO discovered about traffic flow impact since October 9th when they offered to "look into the location  of the entrances"?     4.)  What specific City and zoning laws that you referred to on October 9th 'prefer'  that you not direct traffic flow via  entrances and exits on Chartres Street ?     Thank you for this dialogue, and I look forward to your responses,     Kind regards,     Dean        On Mon, Oct 29, 2018 at 11:50 AM Ron Loesel  wrote:  Dean,     4 I have copied the relevant questions and responses from our October 9th stakeholder meeting below.  CC stands for  comment card. The second comment card directly address your question. However, I am also sending your email to  the architectural firm so they have your comments and concerns.  We value and appreciate your input.  We are  working with HANO, ITEX and DNA Workshop on everyone’s comments that have to come to us from phone calls,  emails, stakeholder meetings and from the NPP meeting.     CC: “Change at least 1 entrance to Mazant and off of France.”  Updated answer from HANO: We will look into the location of the entrances.     CC: “Why are several entrances to the parking garage on France Street, a residential block?”  A: The City and zoning laws prefer that entrances and exits do not face the main façade.        Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Thursday, October 25, 2018 9:40 AM  5 To: Ron Loesel   Subject: 4100 Royal St     Hi Ron,          I would like to thank you for the 4100 Royal Street NPP presentation last week.  I am writing in hopes of receiving  clarification on a couple questions regarding traffic flow and the proposed parking plan.       The drawings illustrate the parking lot access via curb cuts in both Mazant Street and France Street. There appears  to be no access via Chartres Street. Why is the traffic flow directed to France and Mazant Streets? Was it ever  considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres Street?     I look forward to hearing your responses.            Kind Regards,     Dean  6 Ashlee Davis From: Sent: To: Cc: Subject: Attachments: Ron Loesel Monday, November 12, 2018 10:46 AM dean kageler Ashlee Davis; Nicole Webre RE: 4100 Royal St 181012 HANO Mazant Royal Plans.pdf Dean,    Attached are the current plans for 4100 Royal St., per your request. You can see the current parking plans on page 3.    Thanks,    Ron    Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699 Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com    From: dean kageler    Sent: Monday, November 12, 2018 10:40 AM  To: Ron Loesel   Cc: Ashlee Davis ; Nicole Webre   Subject: Re: 4100 Royal St    Ron,    Can you please provide a copy of the most current parking site plan drawing(s)?    Thanks     On Mon, Nov 12, 2018 at 10:08 AM Ron Loesel  wrote:  Dean,     Thank you for your reply. I appreciate your dialogue. Again, all of these concerns are being forwarded for  consideration.  We are working closely with HANO, DNA Workshop and ITEX.      Thanks,  1    Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Monday, November 12, 2018 9:42 AM  To: Ron Loesel   Cc: Ashlee Davis ; Nicole Webre   Subject: Re: 4100 Royal St     Ron,           I appreciate your efforts to answer my questions. I understand the necessity for decisions based on minimum on‐ site parking requirements and stormwater management (courtyard) area etc. But sending cars onto Mazant and France  Streets puts unnecessary traffic pressures on the fragile and insufficient one‐way neighborhood street grid and the  residents living along them. Sending cars, as an alternative, directly onto the main Chartres Street traffic corridor via  entrance/exit(s) directly onto Chartres Street could alleviate some traffic impact pressures.        Re‐configuring the parking entrance/exit plan for the purpose of minimizing traffic impact on community and  infrastructure will create a gain of positive project support  from community members concerned with the subject. It  appears to a great opportunity for you and the development team to show everyone that you are not just attempting  to listen, but are using your capacity to amend one of the simpler aspects your proposed development for the benefit  of those affected. Surely you are aware of this.       I intend to keep this dialogue open. I will be making email inquiries to you for news and updates on the subject. I  believe your responsibility is not limited to simply making sure the questions the community has are addressed. It  2 extends beyond that. Your responsibility also includes altering your objectives in effort to resolve issues and concerns of  those impacted by your proposed development.     Sincerely,     On Thu, Nov 8, 2018 at 4:26 PM Ron Loesel  wrote:  Dean,     In reference to your 4th question, the CZO states:    ACCESS REQUIREMENTS FOR OFF-STREET VEHICLE PARKING AREAS   22.8.D 1. Each off-street vehicle space shall open directly upon an aisle or driveway of adequate width to provide access to a vehicle parking space. All off-street vehicle parking facilities shall provide access in a manner that least interferes with traffic movement. For all uses except single-family and two-family dwellings, the parking area shall be designed so that the driver of the vehicle proceeds forward into traffic rather than backs out.  If the entrance and exit was on Chartres, this would be more of a public safety issue for decelerating vehicles or  vehicles pulling out of the garage.      Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  3 ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: Ron Loesel   Sent: Thursday, November 8, 2018 11:17 AM  To: 'dean kageler'   Subject: RE: 4100 Royal St     Dean,  My apologies for taking this long to get back to you. I have responses for questions 1‐3. On question 4, I am still  waiting for a response from DPW. As soon as I hear back from them, I will send you the answer given from the City. I  do want to make one point very clear to you, these questions and concerns are not falling on deaf ears. The  developers, architects and HANO are truly working on all of these questions as well as the questions we have received  from others. Webre Consulting is taking all of the questions we get and we are forwarding for answers. Our role is to  make sure the questions the community has are addressed. Thanks for asking the questions!!  1.) Why is the traffic flow directed to France and Mazant Streets? (“Q”)   We chose this traffic flow direction to maximize the number of off‐street parking within the footprint to meet the  requirement and maintain more area for the interior courtyard.  2.) Was it ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres  Street? (“Q”)   Yes, it was once considered to direct traffic flow in and out via Chartres Street with a proposed central parking  structure.   3.) What has HANO discovered about traffic flow impact since October 9th when they offered to "look into the  location of the entrances"? (HANO/Q)   The design team has started a dialogue with the Department of Public Works for preliminary recommendations  concerning the proposed entrances along with other aspects. As to the traffic flow impact, those discussion are still  occurring and ongoing.   4.)  What specific City and zoning laws that you referred to on October 9th 'prefer'  that you not direct traffic flow via  entrances and exits on Chartres Street?      Thanks,     4 Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Wednesday, November 7, 2018 12:19 PM  To: Ron Loesel   Cc: Nicole Webre ; Ashlee Davis   Subject: Re: 4100 Royal St     Hi Ron,      I am following up on our last correspondence. Have you gathered the responses to any of my questions?     Kind regards,     dean     On Wed, Oct 31, 2018 at 11:02 AM Ron Loesel  wrote:  Good Morning Dean,     5 I am working on getting you specific answer for your questions. As soon as I have the responses, I will reach back out  to you.     Have a great day!     Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Monday, October 29, 2018 1:53 PM  To: Ron Loesel   Cc: Nicole Webre ; Ashlee Davis   Subject: Re: 4100 Royal St     Ron,      I appreciate your response. Having only attended the October 16th NPP meeting, I thank you for informing me that  others raised similar relevant questions regarding traffic flow concerns at the October 9th meeting as well. Your  responses to their questions however did not offer clarity to the questions I originally raised.   6    Questions 1 and 2 below are my original questions addressed to you from my October 25th email. Questions 3 and 4  below are new and in addition to the original questions;     1.) Why is the traffic flow directed to France and Mazant Streets?     2.) Was it ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres  Street?     3.) What has HANO discovered about traffic flow impact since October 9th when they offered to "look into the  location of the entrances"?     4.)  What specific City and zoning laws that you referred to on October 9th 'prefer'  that you not direct traffic flow via  entrances and exits on Chartres Street ?     Thank you for this dialogue, and I look forward to your responses,     Kind regards,     Dean        On Mon, Oct 29, 2018 at 11:50 AM Ron Loesel  wrote:  Dean,     I have copied the relevant questions and responses from our October 9th stakeholder meeting below.  CC stands for  comment card. The second comment card directly address your question. However, I am also sending your email to  the architectural firm so they have your comments and concerns.  We value and appreciate your input.  We are  working with HANO, ITEX and DNA Workshop on everyone’s comments that have to come to us from phone calls,  emails, stakeholder meetings and from the NPP meeting.  7    CC: “Change at least 1 entrance to Mazant and off of France.”  Updated answer from HANO: We will look into the location of the entrances.     CC: “Why are several entrances to the parking garage on France Street, a residential block?”  A: The City and zoning laws prefer that entrances and exits do not face the main façade.        Thanks,     Ron     Ron Loesel  Community Outreach  Business Development  Office: (504) 605-3699  Cell: (504) 377‐9188  ron@webreconsulting.com  Webre Consulting, LLC   www.webreconsulting.com     From: dean kageler    Sent: Thursday, October 25, 2018 9:40 AM  To: Ron Loesel   Subject: 4100 Royal St     Hi Ron,  8         I would like to thank you for the 4100 Royal Street NPP presentation last week.  I am writing in hopes of receiving  clarification on a couple questions regarding traffic flow and the proposed parking plan.       The drawings illustrate the parking lot access via curb cuts in both Mazant Street and France Street. There  appears to be no access via Chartres Street. Why is the traffic flow directed to France and Mazant Streets? Was it  ever considered to direct traffic flow in and out of the parking lot area via an entrance and exit on Chartres Street?     I look forward to hearing your responses.            Kind Regards,     Dean  9 Name/Address of Projecf: Comment/Question: Contact Information (optional): Name email Address NPP Meeting Comment Card 8? 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