Letters From Our Readers

Letter re: Eleven37 Esplanade Project

March 5, 2009

Mr. Pres Kabacoff
CEO, Historic Restoration, Inc.
909 Poydras Street, Suite 3100
New Orleans, LA 70112

Dear Mr. Kabacoff,

Thank you for the time and energy you are putting into the Eleven37 Esplanade project, and for your open interaction with the community. The meeting with the community on February 25 helped over 200 of our members understand your progress. Unfortunately, we cannot support the project as presented. There are three fundamental issues.

The first issue is density. We all agree that density is good within limits. The most dense zoning considered by the City Planning Commission staff in their review of this project is HMC-2. This allows 600 square feet of land per unit, which translates to 49 units for the site. Any density greater than this violates the intent expressed by the citizens of New Orleans who amended the charter to give planning and zoning the force of law.

We could support a zoning change to HMC-2 as long as there was an agreement to abide by that zoning as well as the height (45’) and floor-area ratio (2.0) cited by the City Planning Commission staff from Article 5, Section 5.57, Height, Area, and Bulk Requirements of the Comprehensive Zoning Ordinance. During the February 25 meeting, you advocated that the community support a project that satisfies the needs of the city, developer, and neighborhood. Increasing the mass and density beyond the most dense zoning considered by CPC staff does not satisfy the needs of the city or the neighborhood.

Although we are in full support of affordable housing, our second concern is that your model will result in isolating low-income residents in an environment where they would not receive the benefits of living in a mixed-income community. This would not be fair to our constituency when many struggle to be a part of a diverse environment. The model of 70% of units dedicated to subsidized, affordable units with only 30% for market rate tenants is not consistent with a sustainable model that will attract a diverse population. Rather, this model will likely result in all low-income residents. You offered no experience, precedent, or logic to support sustainable success with more than 40% affordable units. The 70% affordable/30% market mix you propose turns the basis of HOPE VI directives on its head. Increasing the mix to beyond 40% affordable is unacceptable.

Third, the facades of the building facing St. Claude and Kerlerec are in prominent view of the historic neighborhood and travelers on Esplanade Avenue and Rampart Street. These elevations need to be consistent with those facing the Esplanade and Rampart sides. The three affected neighborhoods are locally protected and nationally recognized historic districts because of the large quantity of intact, preserved architecture, and their character must be respected.

Mr. Kabacoff, we appreciate the investments you have made in New Orleans, and in this project. We would like to be able to support the project. To earn that support, we ask you that you hold to your principle of accountability to the needs of the city and the neighborhood. We ask you to adapt the design to within existing zoning limits, to use a proven operating model, and to complete appropriate facade changes as described above.

Respectfully,

Michael D. Moffitt
President, Vieux Carre Property Owners, Residents, and Associates

CoCo Paddison
President, French Quarter Citizens

Naydja Bynum
President, Historic Faubourg Treme Association

Matt Norton

President, Esplanade Ridge/Treme Civic Association

Cc
James Carter, Councilperson, District C
Jackie Clarkson, City Council President
Arnie Fielkow, Councilperson-at-large
Shelley Midura, Councilperson, District A

Stacy Head, Councilperson, District B
Cynthia Hedge-Morrell, Councilperson, District D
Cynthia Willard-Lewis, Councilperson, District E
Yolanda Rodriguez, Executive Director, City Planning Commission
Elliot Perkins, Executive Director, Historic District Landmarks Commission

Chris Costello, President, Faubourg Marigny Improvement Association