CITY OF NEW ORLEANS. City Planning Commission Staff Report. Executive Summary. Zoning Docket: 115/17. Stephanie Bissell Hoskins

Transcription

1 CITY PLANNING COMMISSION CITY OF NEW ORLEANS MITCHELL J. LANDRIEU MAYOR ROBERT D. RIVERS EXECUTIVE DIRECTOR LESLIE T. ALLEY DEPUTY DIRECTOR City Planning Commission Staff Report Zoning Docket: 115/17 Executive Summary Applicant: Request: Location: Stephanie Bissell Hoskins Request for a conditional use to permit a bar in an HU-MU Historic Urban Neighborhood Mixed-Use District and an HUC Historic Urban Corridor Use Restriction Overlay District, on Square 373 (old Square 72), Lot 3, in the First Municipal District, bounded by Ulloa, S. Scott, D Hemecourt, and S. Cortez Streets. The municipal address is 3809 Ulloa Street. (PD 4) 3809 Ulloa Street Summary of Proposal: Zoning Docket 115/17 is a request for a conditional use to permit a bar in an HU- MU Historic Urban Neighborhood Mixed-Use District, HUC Historic Urban Corridor Use Restriction Overlay District, and the Mid-City local historic district. The property is located mid-block on the lake side of Ulloa Street one-half block from its intersection with Tulane Avenue and three blocks from S. Carrollton Avenue, between a large HU-RD2 residential district and an active MU-1 commercial district. The proposed building is to be elevated just over three feet above ground level creating a seating nook along the S Cortez St side, side-yard and a ramping access walk on the S Scott Street side. A seating patio is proposed for the space between the rear of the structure and the 20 rear yard. Only landscaping is indicated for this yard. The venue would be a single-story 640 square foot structure created by joining two 8 x40 shipping containers surrounded by an elevated deck/patio accessed via stairs on one side and a long ramp with landing on the other. The choice of structural type creates a need for variance from the minimum ceiling height requirements of the HU-MU District regulations. At ground level, a small seating area is proposed for the front yard beyond which is a walkway wide enough to accommodate additional seating and leading to a larger patio near the rear of the site followed by a landscaped rear yard. The outdoor use area is approximately 1,700 square feet and located within five feet of the windows of adjacent residential uses. The building would contain the bar area with cooler, a small seating/standing/circulation space, two restrooms, and an office/storage area. ZD 115/17 1

2 Recommendation: Access to the building is provided by a store front door and an operable garage door located mid-structure on the S Cortez Street side. Although the request is in general compliance with the Master Plan, and the overall purpose and intent of the applicable zoning district regulations, it fails to meet both specific design requirements, and general compatibility standards relative to its residential surroundings. It would be appropriate for a site within a commercial corridor, or close to a major intersection characterized by business uses of different intensities, however, it is imbedded within residential uses on three sides and would be the only non-residential use in its square. Applicant s choice to use shipping containers as the building material, though commendable in many ways, creates the need for an un-supportable variance to allow reduction in the required ceiling height as discussed in Section D above. This choice is also the driving force behind suggesting an architectural form which is out of scale and character with its historic residential surroundings and which cannot be remedied by mere plan adjustments. Similarly, the choice of a business model heavily dependent upon open air, outside activity rather than one in which such activity is structurally contained creates a situation where negative externalities such as light and noise spillovers, loss of privacy and added congestion along the street are more difficult to control. The site design essentially seals off the street forcing such activity rearward into a space enclosed by the windows of adjacent residential uses and exacerbating incompatibility. The staff recommends denial of Zoning Docket 115/17, a request for a conditional use to permit a bar in an HU-MU Historic Urban Neighborhood Mixed-Use District with an HUC Historic Urban Corridor Use Restriction Overlay. Reasons for Recommendation: Although the proposal is generally consistent with the Plan for the 21 st Century and to a degree with the general purpose and intent of the applicable zoning district regulations, it fails to successfully address issues of compatibility in both design character and use. ZD 115/17 2

3 City Planning Commission Meeting CPC Deadline: 12/12/17 Tuesday, December 12, 2017 CC Deadline: 60 days from receipt Council District: B - Cantrell Zoning Docket: 115/17 PRELIMINARY STAFF REPORT To: City Planning Commission From: Robert Rivers, Executive Director Stephen Kroll, Planning Administrator Prepared by: Randall Gaither and Joseph Colon Date: December 5, 2017 I. GENERAL INFORMATION Applicant: Request: Location: Stephanie Bissell Hoskins Request by Stephanie Bissell Hoskins for a conditional use to permit a bar in an HU-MU Historic Urban Neighborhood Mixed-Use District and an HUC Historic Urban Corridor Use Restriction Overlay District, on Square 373 (old Square 72), Lot 3, in the First Municipal District, bounded by Ulloa, S. Scott, D Hemecourt, and S. Cortez Streets. The municipal address is 3809 Ulloa Street. (PD 4) The petitioned property is located on Square 737, Lot 3, in the First Municipal District, bounded by Ulloa Street, South Scott Street, D Hemecourt Street, and South Cortez Street. The municipal address is 3809 Ulloa Street. (PD 4) Description: The petitioned site is located on Ulloa Street, one-half block lakeside from its intersection with Tulane Avenue, near the southern edge of the Mid-City Historic District and mid-way between the corridor overlay running between S. Jefferson Davis Parkway and Carrollton Avenue. It is a rectangular lot measuring approximately 32 feet in width and 111 feet in depth. It has a total area of approximately 3,352 square feet. The site is presently occupied by an unused asphalt parking area of unknown origin. The applicant proposes to demolish the paving and convert two shipping containers into a new bar structure with extensive deck areas surrounding it. The building is to be elevated just over three feet above ground level creating a seating nook along the S Cortez St side, side-yard and a ramping access walk on the S Scott Street side. A seating patio is proposed for the space between the rear of the structure and the 20 rear yard. Only landscaping is indicated for this yard. ZD 115/17 3

4 The venue would be a single-story 640 square foot structure created by joining two 8 x40 shipping containers surrounded by an elevated deck/patio accessed via stairs on one side and a long ramp with landing on the other. At ground level, a small seating area is proposed for the front yard beyond which is a walkway wide enough to accommodate additional seating and leading to a larger patio near the rear of the site followed by a landscaped rear yard. It would contain the bar area with cooler, a small seating/standing/circulation space, two restrooms, an office/storage area and the outside rear patio. Access to the building is provided by a store front door and an operable garage door located mid-structure on the S Cortez Street side. Why is City Planning Commission action required? Article 12, Section 12.2.A (Table 12-2) indicates that bars are conditional uses in the HU- MU Historic Urban Neighborhood Mixed-Use District. The City Planning Commission is required to make a recommendation on all conditional use applications prior to City Council action, in accordance with Article 4, Section 4.3.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? The subject site is located within a small HU-MU Historic Urban Neighborhood Mixed- Use District that includes only the lake-side half of both the subject square, and that of the square adjacent across S. Cortez St. Several other similarly sized and smaller HU-MU Districts are scattered throughout the five square area surrounding. Surrounding the site north and west is a large HU-RD2 residential district that extends across much of the Mid- City residential neighborhood and is dotted with single lot HU-B1A districts. South across Ulloa from the subject site is a large MU-1 district that runs through to the I-10 corridor and includes a portion of Tulane Avenue one lot removed from the site. Figure 1 Surrounding Zoning ZD 115/17 4

5 Figure Sanborn Map Lake-side of Site Figure Sanborn Map River-side of Site ZD 115/17 5

6 The development pattern along this portion of Tulane Avenue is commercial in nature with more intense uses on its river side [motels, shopping centers, larger retail stores] and less intense activities on the lake side [small auto services, bars & restaurants, offices] as shown on Figure 2. In contrast to the highly intense commercial nature of Tulane Avenue, this side of Ulloa Street is primarily residential in character. This condition exists on either side and behind the subject property for a considerable distance. The subject site is currently vacant save an apparently abandoned asphalt parking area. The Sanborn map from 1908 shows a single-story double dwelling with detached accessory structures on the site. By 1994 these structures were no longer present and by 1996 the site had been asphalt paved. Portions of this pavement and the concrete wheel stops are still visible. The 1908 map indicates that Square 737 in which the subject site lies was almost fully developed with single-story double dwellings. Those parcels which were not developed at that time developed in a similar manner by 1994, but with a trend toward two-story structures. Another notable change is that on the southwest corner of the square, five dwelling units were removed and replaced by an office use with off-street surface parking indicative of commercial use migration from Tulane Ave. The same pattern to a greater degree also occurred in Square 750 adjacent and west. Although the new HU-MU District regulations in place since 2015 contemplates additional mixed use development, it also requires that such development be compatible with that which exists. B. What is the zoning and land use history of the site? Zoning: Land Use: E Commercial District E Neighborhood Shopping District 1970 C-1 General Commercial District 2015 (prior to 8/12/2015) C-1 General Commercial District 1929 Two-family Residential 1949 Two-family Residential 1999 Vacant lot 1 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? While there have been recent zoning changes and conditional uses within five blocks of the subject site in the past five years, none of these applications are similar to or otherwise relevant to this application as most of these cases were either in the MU-1 District south across Ulloa, or for residential uses. 1 The 1999 Land Use Plan presented a generalized indication of land uses, and was not lot-specific. ZD 115/17 6

7 D. What are the comments from the design review staff? Existing Conditions The subject property is located on a site consisting one (1) lot of record, Lot 3 on Square 737 whose municipal address is 3809 Ulloa Street, bounded by Ulloa Street, South Scott Street, D Hemecourt Street, and South Cortez. The lot is currently vacant with intermittent patches of concrete and grass enclosed by a chain-link fence. The applicant notes it currently designed and used as an asphalt parking lot. The lot measures 32 feet in width and 111 feet in depth for an area of approximately 3,552 square feet. Figure 1: 2: Existing Conditions Development Proposal The subject of this request is the construction of a new bar facility with outdoor and indoor seating. The proposed structure would be constructed of recycled shipping containers that would result in a one story, twelve foot ( ) structure with a first floor ceiling height of approximately 9 feet. The structure would be 16 feet wide by 40 feet deep providing a building footprint of 640 square feet. The proposal includes adding a deck accessed by a front ramp and staircase and a rear staircase to the rear courtyard that would bring the total elevated gross total floor area of an approximately 1,224 square feet. The proposed structure would be set back 8 feet from Ulloa Street property line, four feet one inch (4 1 ) from the South Scott Street property line, eleven feet one inch (11 1 ) from the South Cortez Street property line, and 63 feet from the D Hemecourt Street property line. ZD 115/17 7

8 Figure 3: Proposed Site Plan The structure includes a single-door entrance that is accessed by the elevated deck with a metal awning above. The interior of the structure includes an entry area from the one entryway bar area, a bar area with a separate future cooler room, a storage/office area, one ADA bathroom accessed interiorly and another ADA bathroom that is accessed from the rear exterior elevated deck (see Figure 3). The elevated deck is accessed by a 3.5 foot wide, 44 foot ramp and a 4 foot wide staircase. The rear staircase is a variable width staircase that, in addition to a side walkway from the front property line that parallels the structure, opens to ground-level rear patio. The rest of the property is proposed with non-descript planting and landscaping. The landscaping is designed in a way that indicates a strategy for landscaped screening as a means of mitigating adverse impacts. In addition, the inside has a table for 2 and seating for 7 at the bar, while the exterior includes 17 tables for a total seating capacity of approximately 59 persons. Figure 4: Proposed Floor Plan ZD 115/17 8

9 Figure 5: Front (Ulloa Street) Elevation The front elevation would consist of the two recycled shipping containers elevated three feet three inch (3 3 ) by a foundation system. The structure s street façade would compromise primarily of three (3) floor to ceiling fixed windows and one (1) solid cargo container door. They propose having planters and some tables in the front yard. The side elevation that contains the entry to the bar contains a garage door and a single glass storefront door. The side ground-level walkway is accessed by a sliding wooden gate which is only open during business hours and the entire property is surrounded by a fence of the same material. The foundation space is cladded with fiber cement skirt boards and the exterior illumination subsists of string lighting from the front entryways to the rear patio. Compliance with Standards of the Underlying Zoning Districts The petitioned site is located within the HU-MU Neighborhood Mixed-Use District and is subject to the requirements of Article 12, Section Site Design Standards of the Comprehensive Zoning Ordinance. Bulk Regulations In accordance with Table 12 in Article 12, Section 12.3.A.1 of the Comprehensive Zoning Ordinance, there is no minimum lot area nor minimum lot width for non-residential uses. The maximum total floor area for a commercial use is five thousand (5,000) square feet; the total gross total floor is at most approximately 1,224 square feet and thus compliant. The maximum building height for a non-residential is forty (40) feet; the structure is at its highest point twelve feet ( ) and thus compliant. The minimum permeable open space is ten (10%) percent for the lot and the applicant has not delineated on submitted materials the proposed permeable space. To bring the project into compliance, the staff recommends the following proviso: In accordance with Article 12, Section 12.3.A.1 (Table 12-2), the applicant shall submit a revised site plan for review and approval by City Planning Commission staff indicating the minimum permeable open space as 10% or more of the lot area. ZD 115/17 9

10 Minimum Yard Requirements In accordance with Article 12, Section 12.3.A.1 (Table 12-2) of the Comprehensive Zoning Ordinance, the required front yard build-to line for a non-residential use is zero (0 ) feet, except where the adjacent average is greater than five (5 ) feet of the existing structures 2. Based on surveying the neighboring properties, which are set back three (3 ) feet and eleven (11 ) feet respectively, the average is approximately seven (7 ) feet. The proposal is set back eight (8 ) feet and appears be compliant. To bring the project into compliance, the staff recommends the following proviso: In accordance with Article 12, Section 12.3.A.1 (Table 12-2), the applicant shall submit a revised site plan for review and approval by City Planning Commission staff indicating a zero (0 ) foot front yard build-to lot line OR within three feet (3 ) of the average of the adjacent structures, in accordance with Article 12, Section 12.3.B.1.c, if the average of the adjacent structures is greater than the maximum five (5 ) front yard setback. The interior side yard setback for a non-residential use is zero (0 ) feet, except when abutting a residential district, then its three (3 ) feet. The proposal is set back four feet one inch (4 1 ) from the South Scott Street property line and eleven feet one inch (11 1 ) from the South Cortez Street property line and is thus compliant. The rear side yard setback for a non-residential use is zero (0 ) feet, except when abutting a residential district, then its fifteen (15 ) feet. The proposal is set back forty-eight feet (48 ) rear yard property line and is thus compliant. Figure 6: Front (Ulloa) Street Rendering Building Design Standards 2 See Article 12, Section 12.3.B.1.c for further reference. ZD 115/17 10

11 Proposals in Historic Urban Neighborhoods Non-Residential Districts are subject to twelve (12) Building Design Standards found in Article 12, Section 12.3.B of the Comprehensive Zoning Ordinance. Of the applicable nine (9) standards, staff has determined that they are in compliance with seven (7) of the standards. The regulations are below in italics and the staff s analysis is in regular text. 1.a. All buildings shall provide a clearly identifiable entry from the public sidewalk at the front (primary street) elevation. The main entrance of the proposal is sited on the side of the building and denoted by a small metal awning. In an attempt to provide a clearly identifiable entrance a predominant walkway and staircase proceeds from the public sidewalk. The entry however is not on the front (primary street) elevation as mandated by this standard. To bring the project into compliance, the staff recommends the following proviso: In accordance with Article 12, Section 12.3.B.1.a, the applicant shall submit a revised site plan for review and approval by City Planning Commission staff indicating a clearly identifiable entry from the public sidewalk at the front (primary street) elevation. 1.c. Where the average of the front yard of the adjacent lots on either side of a property is greater than five feet (5 ) that average front yard shall be used to establish the required front yard build-to line. Averaging is based on the two (2) adjacent lots or, in the case of a corner lot, two (2) neighboring lots on the same block face. The applicant is permitted a plus or minus three (3) foot variation from a front yard build-to line established by the above method. The proposal is set back eight (8 ) feet and appears be compliant. The staff has addressed how to ensure compliance with this standard in the above section, Minimum Yard Requirements. 1.e. The ground floor of newly constructed commercial buildings shall contain a minimum transparency of fifty percent (50%) on the primary street and windows shall be constructed of transparent glass. Opaque, highly tinted, or reflective glass is prohibited. Transparency into the building shall be maintained. Any window signs shall consist of individual letters and numerals without the use of any background. The front façade is proposed to have three (3) large fixed windows within the recycled shipping containers short ends. The amount of transparency, calculated between two (2 ) and eight (8 ) feet from the finished ground floor 3, is approximately fifty-two (52 sf) square feet of an approximately ninety-five (95 sf) square foot of the applicable total façade area. This yields a transparency percentage of fifty-four point seven (54.7%) and thus renders the proposal compliant to this standard. 3 According to Article 26, Section 26.6 Transparency ZD 115/17 11

12 1.f. For new construction, ADA accessible ramps and lifts shall compliment the building and be visually unobtrusive, preferably through internalized ramps or sloped walkways. The proposal includes an exterior, uncovered forty-four (44 ) foot ADA compliant ramp that is sited within the South Scott Street side yard along the structure s empty side façade. It lands at the finished floor grade at the exterior rear deck. It blends in between the wooden fence and solid recycled shipping container wall. Staff finds that this standard is met. Figure 7: South Scott Street Side (ADA Ramp) Elevation 1.g. The first floor of commercial buildings shall be designed with a minimum ceiling height of twelve (12) feet. The first floor is designed with a minimum ceiling height of approximately nine (9 ) feet and thus non-compliant with this standard. The applicant has stated in their NPP report their intention to request a waiver of this standard. Staff s analysis of if the variance of zoning standards meets the approval standards of Article 4, Section 4.6.F as found in the Comprehensive Zoning Ordinance is as follows: Variance Request: o A waiver of Article 12, Section 12.3.B.1.g of the Comprehensive Zoning Ordinance to permit a first floor commercial buildings designed with a minimum ceiling height of less than twelve (12) feet. Variances may be granted only when the request satisfies the nine approval standards contained in Article 4, Section 4.6.F. of the Comprehensive Zoning Ordinance. The staff s evaluation of compliance with the nine approval standards is below. 1. Do special conditions and circumstances exist which are peculiar to the land, structure, or building involved which are not applicable to other lands, structures, or buildings in the same zoning district? No. The petitioned property is a vacant site that lies adjacent to residential properties on all three (3) property sides. There are no special circumstances ZD 115/17 12

13 peculiar to the land that precludes the applicant from developing their property in compliance with applicable regulations. 2. Will the literal interpretation of the provisions of the ordinance deprive the applicant of rights commonly enjoyed by other properties in the same district? No. There are three (3) other existing commercial properties in the same district and they all appear to be compliant with the standard. In addition, there have been no other variance requests from commercial properties within the same district. 3. Do any special conditions and circumstances result from the actions of the applicant or any other person who may have (or had) an interest in the property? Yes. The lot is vacant and the applicant is choosing to construct the bar from recycled shipping containers. While staff appreciates the decision of a sustainable practice like recycling such materials, the actions are the result of the applicant and their self-imposed restrictions based on their preferred method of construction. 4. Will the granting of the variance confer on the applicant any special privilege which is denied by this ordinance to other lands, structures, or buildings in the same district or similarly situated? Yes. The applicant is choosing a construction method that inherently cannot meet the aforementioned design standard. No other commercial lots in the district have shipping containers as a building element and no other structures or buildings are built with shipping containers. Therefore, granting the variance would grant the applicant special privilege of constructing a structure that does not comply with the height standard. In addition, there have been no other proposals to build commercial buildings with shipping containers that do not meet the required height standard within the same district. 5. Will the variance(s), if granted, alter the essential character of the locality? Yes. No other commercial properties have sought variances or are in direct conflict with the ceiling height standard of twelve (12) feet. If the variance was granted, the subject site would be the only commercial property without a ceiling and could set forth a dangerous precedent of non-compliant commercial properties. 6. Will strict adherence to the property regulations result in a demonstrable hardship upon the owner, as distinguished from mere inconvenience? ZD 115/17 13

14 No. Any hardship is self-imposed since it based on the choice of the applicant to construct the bar with aforementioned materials and not based on the property regulations. The applicant has not submitted any documentation proving that it s necessary to construct the proposal with non-compliant shipping containers. Therefore, staff finds that there alternative methods to construct the proposed bar that don t necessitate a variance. 7. Is the purpose of the variance based exclusively upon a desire to serve the convenience or profit of the property owner, or other interested party(s)? Yes. The purpose of the requested variance of Article 12, Section 12.3.B.1.g is to allow the applicant to construct their proposed bar with their preferred construction materials. It is the staff s belief that there are alternative methods to build the structure that would comply with this standard, as constructing it with recycled shipping containers is not a required feature. Therefore the purpose of the variance is based exclusively upon a desire to serve the convenience or profit of the interested parties. 8. Will the variance be detrimental to the public welfare, or injurious to other property or improvements in the neighborhood in which the property is located? No. These adverse impacts are not expected if the variance is granted. 9. Will the variance impair the adequate supply of light and air to adjacent property, substantially increase traffic congestion in the public street, increase the danger of fire, or endanger the public safety? No. These adverse impacts are not expected if the variance is granted.. Based on the above analysis, the staff concludes that the requested variance of Article 12, Section 12.3.B.1.g fails to meet 7 of the 9 criteria for variances. Therefore staff recommends DENIAL of the requested variances of Article 12, Section 12.3.B.1.g. 1.i. The following restrictions apply to building materials: i. The following materials are prohibited as the predominant surface finish material on exterior elevations visible from the public right-of-way. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction, such as a foundation course, that is not used as a predominant surface finish material. (1) Exterior insulating finish systems (EIFS, Dryvit ) (2) Stuccato Board (3) Vinyl. ZD 115/17 14

15 The predominant surface finish materials on the exterior façades are designed as the exterior walls of the recycled shipping container and metal awnings. Therefore, as designed, the project is compliant. 1.j. The siting and design requirements for buildings in the HU-MU District are illustrated in Figure 12-2: HU-MU District Illustrative and Site Diagram [see Figure 6] Many of the standards mentioned in Figure 12-2 in Article 12, Section 12.3.B have already been addressed above. Staff finds that the standards that are applicable have been met. 2.a. Windows and doors shall have raised elements to create shadow and articulation. In addition, three-dimensional elements, such as balconies and bay windows, shall be incorporated to provide dimensional elements on a façade. Windows shall be set back into or projected out from the façade to provide façade depth and shadow and a consistent style.. The front façade is proposed to have three (3) large fixed windows within the recycled shipping containers short ends. The windows do have a consistent style and do appear to be set back into the shipping container. 2.b. Facades shall be designed to be viewed from multiple directions with consistent materials and treatments that wraps around all facades. There shall be a unifying architectural theme for an entire multi-family or townhouse development, utilizing a common vocabulary of architectural forms, elements, materials, and colors around the entire structure.. The front façade is articulated by the envelope of the shipping containers and thus provides a unifying architectural theme and common vocabulary. The other formgiving elements can be described as the aforementioned awning and thus the proposal can be interpreted as having architecturally articulated the façades. Use Standards Bars are subject to seven (7) use standards found in Article 20, Section 20.3.G of the Comprehensive Zoning Ordinance. Of the two (2) applicable standards for design review, staff has determined that they are not in compliance with either of the two (2) standards. Therefore to ensure compliance with this standard, the staff recommends the following proviso: In accordance with Article 20, Section 20.3.G, the applicant shall: a) submit a the following impact management plans to the Department of Safety and Permits: o A security and operation plan, which includes the provision of exterior security cameras. If the bar contains a brewing or distilling facility on-site, a floor plan indicating the area reserved for brewing ZD 115/17 15

16 or distilling, a description of the facility and capacity shall be included in the security and operation plan. o A noise abatement plan. b) Submit summary of number and location of place of worship, educational facilities, and parks and playgrounds within three-hundred (300) feet of the proposed location for review and approval by City Planning Commission. c) Unless otherwise permitted by law, prohibit the retail sales of packaged alcoholic beverages for consumption off the premises. d) Be subject to the standards of this Article for live entertainment secondary use. Live entertainment is a separate principal use and subject to separate approval. e) If the bar use plans an increase in intensity, such as an expansion of floor area or increase in permitted occupancy, update and resubmit the security and operation plan for approval. A revised security and operation plan shall be approved prior to the issuance of any permits. f) Be allowed to revise the security and operation plans. New plans shall be resubmitted for approval. g) Be allowed to have on-site micro-brewing and micro-distillery facilities. The proposal indicates outdoor seating on the elevated patio and the rear yard. Therefore, staff interprets that as outdoor dining and subject to seven (7) use standards found in Article 21, Section 21.6.W of the Comprehensive Zoning Ordinance. Staff has determined that the request can comply with all seven (7) use standards with submittal of proper design documents. Therefore to ensure this compliance, staff recommends the following proviso: In accordance with Article 21, Section 21.6.W, the applicant shall revise plans to verify that: a) Outdoor dining shall not interfere with pedestrian access or parking areas b) Outdoor dining is permitted in a required yard area, with the exception of any required yard area that abuts a residential district. c) A distinct delineation shall be maintained between any public right-ofway and the outdoor dining area through the use of hardscape and architectural elements, such as a masonry wall, fence, planters, or bollards. d) If outdoor seating areas are paved, the paving shall be permeable. e) When a structure is required to be constructed at a build-to line, the structure may have up to fifty percent (50%) or sixty (60) linear feet of the front façade, whichever is less, designated as outdoor dining within a maximum setback of twenty-five (25) feet maximum from the required build-to line. (See Figure 21-6: Build-To Exception for Outdoor Dining). f) Any outdoor dining areas located within the public right-of-way secure a long-term grant of servitude from the Department of Property Management and shall comply with any City regulations for such encroachment. g) On-site outdoor dining areas are included in calculation of parking requirements, where applicable. ZD 115/17 16

17 Figure 8: Rear Yard Rendering {does not show windows of adjacent residences} Landscaping The proposal includes a wooden fence that surrounds the property s side and rear yards. The applicant has not submitted documentation detailing the fencing strategy however. to ensure compliance with this standard, the staff recommends the following proviso: In accordance with Article 21, Section 21.6.N.1, the applicant shall submit a revised architectural plans for review and approval by City Planning Commission staff indicating fencing that is not in excess of seven (7) feet. The proposed reception facility does trigger the landscaping requirements per Article 23, Section 23.3.A but the applicant has not submitted a landscape plan. Further, the landscape plan will need to be completed by a licensed Louisiana landscape architect as required. To ensure these requirements are met; the staff recommends the following provisos: The applicant shall submit revised site and landscaping plans that comply with Article 23, Section 23.3.B of the Comprehensive Zoning Ordinance. The landscape plan shall be prepared by a licensed Louisiana landscape architect. This landscape plan shall indicate the following: a. the genus, species, size, location, quantity, and irrigation of all existing and ZD 115/17 17

18 proposed plant materials within both the common areas and the street rights of-way within the site, with applicable remarks and details; b. compliance with all applicable landscape regulations in Article 23 and elsewhere in the Comprehensive Zoning Ordinance including buffer yard landscaping in Article 23, Section 23.8; and c. building foundation planting. Signage The plans do not indicate the location of any signs; however, proposed signage would be subject to the regulations of Article 24. In the event the applicant requests to install signage, the staff recommends the following proviso: The applicant shall submit architectural plans to the City Planning Commission for final approval that shall indicate the type, location, size, and materials of all signage. All signage shall conform to the requirements of Article 24 of the Comprehensive Zoning Ordinance, subject to the review and approval of the City Planning Commission staff. Lighting The site plan does not indicate any existing or proposed light. The elevations do denote exterior string lighting however. Article 21, Section 21.5 of the Comprehensive Zoning Ordinance, regulates type, height and location of the exterior lighting fixtures. Therefore, the staff recommends that: The site plans and elevations shall indicate the locations, type and height of any exterior lighting. Any proposed exterior lighting shall comply with standards of Article 21, Section 21.5 of the Comprehensive Zoning Ordinance. Environmental Standards The proposed conditional use does meet all environmental performance standards listed in Article 21, Section 21.3 that will be addressed by standard permitting processes and operational requirements. As it comes to noise and vibration, complying with the use standards found in Article 20, Section 20.3.G #1, #4, and #6 should be sufficient in moderating noise to a manner that is allowed by the Health Department and any federal or state regulations. In addition, Proper Drainage shall be achieved by designing to prevent overloading the capacity of the drainage system and meeting the requirements of Article 23. Otherwise, the remaining standards either do not apply to the nature of the proposed use (dust and air pollution, regulated materials, and fire and explosion hazards), or will be addressed by standard permitting processes and operational requirements. ZD 115/17 18

19 Off-street parking and loading Article 22, Section 22.4 (Table 22-1) of the Comprehensive Zoning Ordinance notes that off-street vehicle and bicycle parking spaces are required for bars. This is discussed in more detail in Section E below. Waste Management The submitted site and building plans indicates a trash enclosure area in the rear yard. Thus the proposal appears to be compliant with Article 21, Section 21.3.G by having all refuse and recycling containers indicated on the site plan and having all refuse and recycling containers screened from view from the adjacent properties and the public rightsof-way. To assure the project remains in compliance, the staff recommends the following proviso: In accordance with Article 23, Section C.1 of the Comprehensive Zoning Ordinance, the final site plans and elevations shall indicate the location of the trash receptacle which may be within an enclosed structure or screened by a seven foot (7 ) opaque fence with latching gates. At no time, excepting trash collection days, shall trash be stored as to be visible from the public rights-of-way. Stormwater Management The proposal is for new construction on a site with less than 5,000 square feet of impervious surface and therefore does not trigger the Stormwater Management Plan requirement. Miscellaneous To ensure the Department of Safety and Permits does not issue building permits that are contradictory to the requirements of the conditional use, the staff recommends the following proviso: The Department of Safety and Permits shall issue no building permits or licenses for this project until final development plans are approved by the City Planning Commission and recorded with the Office of Conveyances. Failure to complete the conditional use process by properly recording plans within one year or failure to request an administrative extension as provided for in Article 4, Section 4.3.H.2 of the Comprehensive Zoning Ordinance will void the conditional use. ZD 115/17 19

20 E. What impact will the proposed conditional use have on the transportation system, if any? What are the off-street parking and off-street loading requirements? Can they be provided on site? If not, is a waiver required? Traffic Ulloa Street is a one-way one-lane minor street as evidenced by its narrow right-of-way (53 ) and paving width (26 ). It has roll-over style curb and gutter with sidewalks on the lake-side only. The river-side parkway is mostly taken up with wide accessways serving the rear service entries for the uses fronting on Tulane. Allowing a standard eight feet of stall width for parallel parking on each side of the street leaves only 10 of driving width. This would not be critical except that, because of the configuration of the Tulane-Ulloa-S. Carrollton triangle, Ulloa is also used for the RTA bus route serving this area. Thus, unless everyone parking along the street is properly placed and outdoor activities do not spill out into the street, significant congestion will occur. Because the proposed use is a moderately intense new use located on a vacant lot, the staff anticipates that the conditional use would result in a relative increase in traffic in the vicinity. As evening hours typically draw the greatest volume of customers in bars, traffic impact could be more noticeable in the evening hours than during the day. The properties located on the river-side of Ulloa use this street for service access and employee parking severely limiting the number of on-street parking opportunities in the block. The staff believes that Ulloa Street does not have the capacity to accommodate the potential increase in traffic that would be generated by this new use. Earhart Boulevard also has the capacity to accommodate any potential increase in traffic. If any additional volume of vehicular and/or pedestrian traffic was caused by the proposed bar, it would not only effect the surrounding residential neighborhood and the servicing of the existing businesses, but also the public transit function of the street. Parking Pursuant to Article 22, Section 22.4.C of the Comprehensive Zoning Ordinance, the first 5,000 square feet of a development in the HU-MU District are exempt from the vehicle parking requirements. Although the proposed building is only about 640 square feet, the project also includes approximately 1,700 square feet of outdoor seating area. Pursuant to Article 21, Section 21.6.W outdoor dining areas are to be included in the calculations for off-street parking at the rate of 1 space per 500 sf. However, the combined areas are only 2,340 sf which still falls below the exemption threshold. There are no spaces indicated on the site plan. Consequently, the applicant is not required to provide off-street parking spaces. It should also be noted that the project will eliminate a surface parking area which has apparently been unused for some time. [See applicants photos attached] Pursuant to Article 22, Section 22.6.A (Table 22-1), no bicycle parking is required for bars under 10,000 square feet. No bike parking is indicated on the plan submitted. ZD 115/17 20

21 Loading No off-street loading spaces exist or are proposed for the site. Pursuant to Article 22, Section 22.7.C, Historic Urban Neighborhoods are exempt from all off-street loading requirements. F. What are the comments from other agencies/departments/committees? The proposal was considered at the Planning Advisory Committee meeting on November 15, No comments or objections were offered. G. What effects/impacts would the proposed conditional use have on adjacent properties? The proposed bar is expected to possibly generate significant levels of activity, as successful bars and entertainment destinations often do. This is appropriate for a site within a commercial corridor, or close to a major intersection characterized by business uses of different intensities. However, the business model chosen by the applicant is heavily dependent upon open/outdoor activities which are more likely to produce negative externalities than a more structurally confined design. Thus, because of its small size, absence of parking, and proximity to windows of residential uses surrounding it on three sides; the proposed use could be noticeably detrimental to adjacent properties. Due to this proximity, levels of overall activity especially light, noise and privacy generated by the bar will be perceptible unless carefully managed by the operators of the new use. In these ways, the proposed design is not appropriate for its location and not aligned with the site design intent of the HU-MU Historic Urban Neighborhood Mixed Use District. The staff recommends modification of the building design so that it also aligns with the intent of the HU-MU District and is more complementary to the neighborhood s historic architecture as well as adjusting the operation plan such that control of the externalities noted above is more certain. H. Compliance with approval standards The City Planning Commission recommendation and the City Council decision on applications for a conditional use shall, on the basis of all information submitted, evaluate the impact of the conditional use on and the compatibility of the use with surrounding properties and neighborhoods to ensure the appropriateness of the use at a particular location. The Commission and Council are required to specifically consider the extent to which the proposed use meets several standards contained in Article 4, Section 4.3.F Approval Standards of the Comprehensive Zoning Ordinance. In this section, the staff evaluates the application using those standards. The proposed use at the specified location is consistent with the policies embodied in the adopted Master Plan. This standard is met. The proposal is consistent with the Plan for the 21st Century, ZD 115/17 21

22 commonly known as the Master Plan. Chapter 14: Land Use Plan of the Master Plan designates the future land use of the petitioned site as Mixed-Use Low Density. The goal, range of uses, and development character for that designation are copied below. This description includes the amendments that were approved by the City Council on July 27, It does not include the amendments that were referred from the City Council back to the City Planning Commission for reconsideration. MIXED-USE LOW DENSITY Goal: Increase neighborhood convenience and walkability within and along edges of neighborhoods with low density residential and neighborhood-serving retail/commercial establishments. Range of Uses: Low-density single-family, two-family and multifamily residential and neighborhood business; typically businesses in residential scale buildings interspersed with residences. Uses can be combined horizontally or vertically (ground floor retail required in certain areas). Limited light-industrial uses (small food manufacturers, craft and value added industry and passive warehousing and storage) may be allowed in some areas. Agricultural, stormwater management, and supporting public recreational and community facilities are allowed. Transit and transportation facilities are allowed. Development Character: Height, mass and density of new development varied depending on surrounding neighborhood character. 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. The request is to permit a bar in a new one-story 640 square feet structure with a large outdoor patio and raised deck for outside seating. Additionally, ground level outdoor seating areas along the side yard much of the rear yard is proposed. The future land use map designation for the site envisions additional neighborhood oriented commercial uses in scale with existing residential neighborhood character. The proposed bar would be located along Ulloa Street, one lot removed from a major street [Tulane Avenue] mid-way between two major intersections [S. Carrollton and S. Jefferson Davis]. Its height and mass would not be excessively out of scale with the surrounding residential development that it will serve, but the character of its form an anomaly for the area. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. This standard is met. The proposal is consistent with the purpose of the HU-MU Historic Urban Neighborhood Mixed-Use District which is copied below from Article 12 of the Comprehensive Zoning Ordinance: ZD 115/17 22

23 The HU-MU Neighborhood Mixed-Use District is intended for areas of mixeduse development that are close to residential neighborhoods. The district regulations are designed to encourage mixed-use areas that are compatible with adjacent or nearby land uses and pedestrian-oriented in character. In the HU-MU District, active retail and personal service uses along the ground floor with residential uses above are encouraged. A variety of residential dwellings are also allowed. The proposed bar is located near a major corridor and close to a viable residential neighborhood, and is pedestrian oriented in character. For these reasons the staff believes that the proposed use is consistent with the general purpose and intent of the Master Plan but falls short of achieving applicable zoning district regulations. The proposal meets all standards specifically applicable to the use as set forth in Article 21 and all environmental performance standards of this Section This standard is sufficiently met. The proposed bar use meets all environmental performance standards listed in Article 21, Section These standards either do not apply to the nature of the proposed use (proper drainage, vibration, dust and air pollution, regulated materials, fire and explosion hazards), or could be addressed by the recommended provisos listed in Section D of this report (litter control, light and noise), or through normal building and permitting requirements. The proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods and, as required by the particular circumstances, includes improvements or modifications either on-site or within the public right-of-way to mitigate development-related adverse impacts. This standard is not met. Although the adjacent MU-1 District across Ulloa from the site is commercial, uses in this district are typically of low intensity [vehicle detailing, small offices, restaurants, etc.]. However, the development pattern in and around this portion of the HU-MU District continues to be primarily residential in nature. Bar use standards might alleviate some negative impacts commonly found between the two use types, however, implementation of these standards is questionable. Any variance of zoning standards meets the approval standards of Section 4.6.F. This standard is not met as the proposed building does not meet the 12 minimum ceiling height requirement. This requires a variance from Article 12, Section 12.3.B.1.g which does not meet the nine criteria required as discussed in Section D of this report. The proposed use is not materially detrimental to the public health, safety, and welfare, or results in material damage or prejudice to other property in the vicinity. This standard is not met. While the bar may experience crowds, noise, and night-time activities [as is common to many bars] this sort of activity can be controlled by appropriate site management of this location. However, this would require a very high quality of such ZD 115/17 23

24 management in order to avoid material damage or prejudice to adjacent properties including the public street. These impacts can be minimized to some extent through compliance with the use standards for bars contained in zoning ordinance and provisos as discussed in Section D of this report. However, given the small lot size and the outdoor nature of the use proposed coupled with the proximity of abutting residential uses having windows immediately adjacent to active areas of the use on three of its four sides; it is highly likely to be materially detrimental and damaging to other property in the vicinity. III. SUMMARY Zoning Docket 115/17 is a request for a conditional use to permit a bar in an HU-MU Historic Urban Neighborhood Mixed-Use District, HUC Historic Urban Corridor Use Restriction Overlay District, and the Mid-City local historic district. The property is located mid-block on the lake side of Ulloa Street one-half block from its intersection with Tulane Avenue and three blocks from S. Carrollton Avenue, between a large HU-RD2 residential district and an active MU-1 commercial district. The proposed building is to be elevated just over three feet above ground level creating a seating nook along the S Cortez St side, side-yard and a ramping access walk on the S Scott Street side. A seating patio is proposed for the space between the rear of the structure and the 20 rear yard. Only landscaping is indicated for this yard. The venue would be a single-story 640 square foot structure created by joining two 8 x40 shipping containers surrounded by an elevated deck/patio accessed via stairs on one side and a long ramp with landing on the other. The choice of structural type creates a need for variance from the minimum ceiling height requirements of the HU- MU District regulations. At ground level, a small seating area is proposed for the front yard beyond which is a walkway wide enough to accommodate additional seating and leading to a larger patio near the rear of the site followed by a landscaped rear yard. The outdoor use area is approximately 1,700 square feet and located within five feet of the windows of adjacent residential uses. The building would contain the bar area with cooler, a small seating/standing/circulation space, two restrooms, and an office/storage area. Access to the building is provided by a store front door and an operable garage door located midstructure on the S Cortez Street side. Although the request is in general compliance with the Master Plan, and the overall purpose and intent of the applicable zoning district regulations, it fails to meet both specific design requirements, and general compatibility standards relative to its residential surroundings. It would be appropriate for a site within a commercial corridor, or close to a major intersection characterized by business uses of different intensities, however, it is imbedded within residential uses on three sides and would be the only non-residential use in its square. Applicant s choice to use shipping containers as the building material, though commendable in many ways, creates the need for an un-supportable variance to allow reduction in the required ceiling height as discussed in Section D above. This choice is also the driving force behind suggesting an architectural form which is out of scale and character with its historic residential surroundings and which cannot be remedied by mere plan adjustments. ZD 115/17 24

25 Similarly, the choice of a business model heavily dependent upon open air, outside activity rather than one in which such activity is structurally contained creates a situation where negative externalities such as light and noise spillovers, loss of privacy and added congestion along the street are more difficult to control. The site design essentially seals off the street forcing such activity rearward into a space enclosed by the windows of adjacent residential uses and exacerbating incompatibility. IV. PRELIMINARY STAFF RECOMMENDATION 4 The staff recommends denial of Zoning Docket 115/17, a request for a conditional use to permit a bar in an HU-MU Historic Urban Neighborhood Mixed-Use District with an HUC Historic Urban Corridor Use Restriction Overlay. V. REASON FOR RECOMMENDATION 5 1. Although the proposal is generally consistent with the Plan for the 21 st Century and to a degree with the overall purpose and intent of the applicable zoning district regulations, it fails to successfully address issues of compatibility in both design of the facility character and use. ============================= ATTACHMENTS FOLLOW 4 Subject to modification by the City Planning Commission 5 Subject to modification by the City Planning Commission ZD 115/17 25

26

27

28

29

30

31

32

33

34

35

36

37

38

39

40

41 Land-Use Requests Application Survey o Survey is from 1996, but no improvements or changes have been done to the property. Please note it Photographs of the subject site o NPP Meetings Summary o NPP Meeting invitation o Legal Description is from the Act of Sale Checkforfee: $1160 Legal Description Names and Addresses of the adjacent property owners and registered neighborhood organizations NPJ Summary Report (160 neighbors and property owners within 300 feet as provided by the CPC, plus organizations includes *Complete stormwater management plan is not required for this project and is not included* o Handouts for each attendee Notice Me info page, zoning information, comment card, Copy of site, floor, landscaping and elevation plans was an asphalt parking lot then, and it is still an asphalt parking lot currently. o Photos are from the assessor s site and Google maps o Obtained from the CPC o Contact list of neighbors noticed and council member) o NPP Meeting sign-in sheets o Copy of slides presented o Comment Cards o s Received o Mid City Messenger Article invitation plus site plan included Contents: Architect: Malcolm Leblanc Property Owners: Houston & Stephanie Hoskins Application and Supplemental Materials

42 _- - p

43

44 625 Cortez LLC 517 S Gayoso St Vera Shaw 3807 Ulloa Street Allen Sr Borne 3815 Ulloa St As provided by CPC Latoya Cantrell Reunion de Vecinos Latinos Commercial Airbnb units Vera Shaw Latino District B Council Member contacted: Tulane-Banks Neighborhood Association (TBNA) Additional Neighborhood Organizations Contacted: Neighborhood Association Greater Mid City Business Association Mid City Neighborhood Organization Registered Neighborhood Organizations Contacted: Ulloa St. S. Cortez Elaine 3815 Ulloa St. Residents: Alex Ramirez Cortez Vera Shaw 3807 Ulloa St Allen & Martha Borne 3815 Ulloa St Owners: Adjacent Property Owners:

45 October 3rd 6:30 pm Treo (Across the street from 3809 Ulloa St. lot) October gth, 6:00 pm MCNO meeting at Warren Easton High School Dates, Times & Locations of all NPP Meetings: to 10 pm), we will scale back on activities or install additional noise barriers. We want the neighbors to quality of life, If they feel the establishment is generating too much noise during business hours (10 am improve the neighborhood. This establishment is for the neighbors. If there are ways that we can improve it, we are more than willing to listen and take suggestions. feel like they can reach out to us at any point with any concerns. The purpose of this business is to not plan to have outdoor speakers or to play the indoor music very loud. We are not opening a dance Concern: My tenant is concerned that this bar will play loud music late at night. of interfering with the neighborhood; we plan to work with nearby businesses to address parking. This nearby, however; we would need to work together as a community to ensure accessibility. Question: Is parking required? Because the site plan doesn t include parking. both sides of Tulane Ave. Some of it is not in use due to safety concerns. We are hoping the opening of Concerns, Issues and Problems discussed: this business will alleviate some safety concerns and enable people to feel more secure parking nearby. Tulane-Banks Neighborhood Association Meeting: NPP Summary Total Number of People Who Participated: Notified: 164 notices and invitations with site plan sent out 160 residents notified 3 neighborhood organizations 1 council member 13 people signed in MCNO Meeting: X people signed in Parking Answer: Parking is not required. Additionally, there is currently ample street parking along Ulloa and How we plan to continue to address/monitor this concern: We don t anticipate a lot of vehicular traffic, but if we notice a significant uptick in parking, to the point could be helping nearby blocks institute residential permits, or negotiating with the two large parking lots on the 3900 block of Ulloa to possibly rent them during peak hours. There is plenty of parking Noise Answer: We plan to close at 10 pm, so there will be no noise late at night from our location. We also do club, but a quiet, neighborhood establishment. How we plan to continue to address/monitor this concern: We plan to keep in close contact with the immediate neighbors to ensure that we are imposing on their

46 development, there is a lot of new development that can occur to create jobs, improve safety and development without displacing any of the current residents. If our new property sparks additional the area. unoccupied Ulloa has a total of 8 vacant/abandoned properties that can host new increase the quality of life for the neighborhood without decreasing the number of residential units in property is converted to commercial, we plan to work with the developers to maintain some residential the first floor and residential on any additional floors. units and encourage new or renovated properties to be truly mixed use with retail or commercial on Concern: Future development may displace residents. Answer: There are currently an additional 4 vacant lots and 4 vacant commercial buildings that are How we plan to continue to address/monitor this concern: We are actively involved in the neighborhood associations. We hope to attract investment to Ulloa that will continue to improve the neighborhood. As members of the neighborhood development committee, we plan to steer future development toward the vacant properties. In the event that a residential Resident Displacement

47 Allen Sr Borne 7716 St Charles Av New Orleans LA Alice] Beard P0 Box NewOrleans LA N. Dupre LLC 639 N. Dupre Street New Orleans LA Cortez LLC 517 S Gayoso St New Orleans LA Current Resident 3700 Tulane Ave New Orleans LA Ulloa Current Resident 3701 St New Orleans LA Current Resident 3718 Dhemecourt St New Orleans LA Current Resident 3722 Dhemecourt St New Orleans LA Current Resident 3725 Ulloa St New Orleans LA Current Resident 3727 Ulloa St New Orleans LA Current Resident 3731 Ulloa St New Orleans LA Current Resident 3801 Ulloa St New Orleans LA Current Resident 3803 Ulloa St New Orleans LA Current Resident 3806 Dhemecourt St New Orleans LA Ulloa Current Resident 3713 St New Orleans LA Ulloa Current Resident 3715 St New Orleans LA Ulloa Current Resident 3717 St New Orleans LA Current Resident 3719 Ulloa St New Orleans LA Current Resident 3723 Ulloa St New Orleans LA Current Resident 3727 Dhemecourt St New Orleans LA Current Resident 3729 Ulloa St New Orleans LA Ulloa Current Resident 3735 St New Orleans LA Current Resident 3800 Dhemecourt St New Orleans LA Current Resident 3800 Tulane Ave New Orleans LA Current Resident 3801 Tulane Ave New Orleans LA Current Resident 3802 Dhemecourt St New Orleans LA Current Resident 3804 Dhemecourt St New Orleans LA Ulloa Current Resident 3805 St New Orleans LA Crescent Connection Real Estate LLC 2539 Rampart St New Orleans LA Controlled Entropy Telemachus LLC 4733 Loveland St Metairie LA Ckfford ) Jr Depriest 162 Metairie Lawn Dr Metairie LA Clarence Jr Bradley Scott St New Orleans LA Brian M Smallwood 611 S Scott St New Orleans LA Borga Inc 3811 Tulane Ave. New Orleans LA Augusta N Rouzan do Sallie Higgins 838 N Cherok Los Angeles CA Anita A Adams 3822 Dhemecourt Street New Orleans LA Brijac Properties LLC 2433 Joseph St New Orleans LA Andrew B Lajaunie 6208 Flagler St Metairie LA Amanda] Golob 3718 D hemecourt St New Orleans LA Allen Sr Borne 3815 Ulloa St New Orleans LA Tulane LLC 3701 Banks St New Orleans LA Name Mailing Address Mailing City Mailing St Mailing Zip

48 Current Resident 3810 Dhemecourt St New Orleans LA Current Resident 3811 Dhemecourt St New Orleans LA Current Resident 380$ Dhemecourt St New Orleans LA Current Resident 3809 Ulloa St New Orleans LA Current Resident 3813 Tulane Ave New Orleans LA Current Resident 3816 Dhemecourt St New Orleans LA Current Resident 3817 Dhemecourt St New Orleans LA Current Resident 3817 Ulloa St New Orleans LA Current Resident 3819 Dhemecourt St New Orleans LA Current Resident 3820 Dhemecourt St New Orleans LA Current Resident 3823 Dhemecourt St New Orleans LA Current Resident 3823 Ulloa St New Orleans LA Current Resident 3833 Tulane Ave New Orleans LA Current Resident 3839 Ulloa St New Orleans LA Current Resident 3611 Tulane Ave New Orleans LA Current Resident 3812 Dhemecourt St New Orleans LA Current Resident 3813 Dhemecourt St New Orleans LA Current Resident 3815 Tulane Ave New Orleans LA Current Resident 3816 Ulloa St New Orleans LA Current Resident 3817 Tulane Ave New Orleans LA Current Resident 3818 D hemecourt St New Orleans LA Current Resident 3819 Tulane Ave New Orleans LA Current Resident 3819 Ulloa St New Orleans LA Current Resident 3821 Dhemecourt St New Orleans LA Current Resident 3821 Ulloa St New Orleans LA Current Resident 3822 Dhemecourt St New Orleans LA Current Resident 3823 Tulane Ave New Orleans LA Current Resident 3824 D hemecourt St New Orleans LA Current Resident 3825 Dhemecourt St New Orleans LA Current Resident 3835 Tulane Ave New Orleans LA Current Resident 3841 Ulloa St New Orleans LA Current Resident 3901 Tulane Ave New Orleans LA Current Resident 536 S Cortez St New Orleans LA Current Resident 538 S Cortez St New Orleans LA Current Resident 539 $ Cortez St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident 600 S Cortez St New Orleans LA Current Resident 601 S Cortez St New Orleans LA Current Resident 604 S Scott St New Orleans LA Current Resident 604 S Cortez St New Orleans LA Current Resident 3807 Ulloa St New Orleans LA Current Resident 3807 Tulane Ave New Orleans LA 70119

49 Current Resident 607 S Tetemachus St New Orleans LA Current Resident 606 S Scott St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident 610 S Scott St New Orleans LA Entergy New Orleans Inc Property Tax Department 639 Lo New Orleans LA Derek R Pipher 621 S Scott St New Orleans LA Deidra M Wells 608 S Cortez St New Orleans LA Daniel Llhomas 3720 Dhemecourt St New Orleans LA Daniel LThomas 3720 D Hememcourt St New Orleans LA Current Resident 621 S Cortez St New Orleans LA Current Resident 627 S Cortez St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 614 S Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 615 S Scott St New Orleans LA Current Resident 616 S Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 61? S Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident Telemachus St New Orleans LA Current Resident 618 S Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 619 S Cortez St New Orleans LA Current Resident 619 S Telemachus St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident 620 S Scott St New Orleans LA Current Resident 621 S Telemachus St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 624 S Cortez St New Orleans LA Current Resident 624 S Scott St New Orleans LA Current Resident 625 S Cortez St New Orleans LA Current Resident Cortez St New Orleans LA Current Resident Scott St New Orleans LA Current Resident Scott St New Orleans LA Current Resident Scott St New Orleans LA Current Resident 615 S Telemachus St New Orleans LA Current Resident 605 S Cortez St New Orleans LA Current Resident Cortez St New Orleans LA 70119

50 Georgia H Lammers 3810 D hemecourt Street New Orleans LA Fraiche Properties, LLC 4312 Orleans Ave New Orleans LA Frank J Gengo 5644 Cherlyn Drive New Orleans LA Forrest Bacigalupi 600 S Scott St New Orleans LA Felix Mirabal 4022 Buick Street New Orleans LA Eric B France Properties, LLC 3925 Iberville Street New Orleans LA Zoila M Frazier 102 Garden Circle #3 Branson MO Voa Development Inc C/C )ane Buras 4152 Canal St Vera Shaw 3807 Ulloa Street New Orleans LA New Orleans LA Samuels Interests Nola LLC 2139 Palmer St New Orleans LA Scott St. Properties LLC 160 Bigner Road Mandeville LA Mid-City Rental Properties, LLC P. 0. Box 1206 Slidell LA Ray J Jr Hingle 4908 Townsend St Metairie LA Phillip Nelson 2942 Memorial Park Drive New Orleans LA Ollie W Knight 381$ D hemecourt Street New Orleans LA N C Public Service Inc 639 Loyola Ave New Orleans LA Monroe H Scherzer 162 Beverly Drive Metairie LA Malcolm J III Leblanc 522 S Cortez St New Orleans LA Michael Gengo 329 Ridgeway Dr Metairie LA Kenyattah Robinson 811 4Th St Nw #607 washington DC John L Colenberg 3801 D hemecourt Street New Orleans LA Jewel A Jr. Carney P0 Box New Orleans LA Shelly T Mccray 537 S Cortez St New Orleans LA The City Of New Orleans 1300 Perdido St Room 5W17 New Orleans LA United Most Worshipful King 3827 Tulane Ave New Orleans LA Ulloa Center, LLC 3901 Ulloa St New Orleans LA T C & U Inc P 0 Box 911 Westwego LA Storland07 LLC 3900 Simone Gardens Metairie LA Stephanie Bissell Hoskins Scott St New Orleans LA Jeifry Hudgins P.O. Box New Orleans LA Pedro Antunes 732 S Salcedo St New Orleans LA Roscoe Sr wells p.o. Box New Orleans LA Gregory 0 Sr Brumfield s 3823 D hemecourt St New Orleans LA Tarryn E Walsh 3815 D hemecourt St New Orleans LA George s

51 City: New Orleans Street Address: P0. Box Phone Number: Point of Contact: lcantrellnola.gov F: (504) P: (504) New Orleans, LA Perdido Street r City Hall, Room 2W10 District B, LaToya Cantrell Councilmemeber City: Phone Number: Point of Contact: Organization Name: Zip: City: Street Address: Point of Contact: Organization Name: Organization Name: Neighborhood Associations ? I 6? *.: * - Buffer Map New Orleans carolinapuentesno.org Carolina Hernandez Reunion de Vecinos Latinos Latino Neighborhood Association New Orleans tlevypelhughes.com P0 Box Tim Levy Greater Mid-City Business Association president@mcno.org Emily Leitzinger Mid City Neighborhood Organization -- 6L

52 hours of operation would be Noon to 10 p.m. Monday through Friday, and 10 am. to 10 p.m. Saturday and Sunday. development in our neighborhood would operate as a small bar with a landscaped, outdoor beer garden. Our tentative open and operate a bar, The Ruins, on the property at 3809 Ulloa St., New Orleans, Louisiana, This new We are excited to invite you to attend a Neighborhood Participation Program (NPP) meeting to present a proposal to Hello Neighbor, NolaRuins@gmail.com Stephanie & Houston Hoskins Sincerely, any additional questions or comments, here s how to reach us. I hope to see you at the meeting on October 3rd. If you are unable to attend and would like to receive info from the meeting, please feel free to contact us. If you have construction and contract work is that it will all be relatively quick and less intrusive (due to the use of shipping beautification and sustainabihty efforts of the area. containers as opposed to building a facility) than other sorts of projects, and would make a major impact on the work should take about 1-2 months. Currently, this site is a vacant lot, and our expectation for the necessary If we receive approval, we plan to start the construction work within a month of the approval, and estimate that the to obtain addresses, so that we can keep you updated if there are any changes to the plans. We ve enclosed our renovate. site plans to give you a better idea of what we d like to do. The site is now a vacant parking lot that we d like to This letter is being delivered through U.S. Mail and through hand delivery. At the meeting, we ll provide a sign-in sheet Treo, at 3835 Tulane Aye, New Orleans, LA Tuesday, October 3rd, 2017 at 6:30 pm The meeting will take place at the next Tulane Banks Neighborhood Association (TBNA) meeting: containers as well as inspiration and concept information at the meeting. City Planning Commission and the City Council and we are required to do this before we submit our application to the City Planning Commission. We will include additional descriptions of the utilization of landscaping and shipping you can learn more about what we propose, and present questions or concerns. Our application has to be heard by the Because you are a nearby neighbor or otherwise interested in the neighborhood, I am inviting you to a meeting where indoor ceiling height. The current requirement for this part of the neighborhood is 12 feet, but we will be requesting a variance in order to use recycled shipping containers with 9 feet ceilings. square feet of garden/outdoor lounge. On-street parking will be provided and we will be requesting a variance for The site is a single-story commercial structure with a combined square footage of 600 square feet indoors and 1800 approval to open a bar. 12, Section 12.2.A (Table 12-1) of the Comprehensive Zoning Ordinance which means we are required to apply for The site is located in an HU-MU Neighborhood Mixed-Use District, where a bar is a Conditional Use, according to Article September 15, 2017

53 Inspiration: Be the change you wish to see in the world. Gandhi community and set an example through our business practices, employee treatment and local support & involvement. transported from the urban environment to a friendly, safe, beautiful place. We will strive to be leaders within the Vision: We envision a friendly, neighborhood location where New Orleanians and travelers alike both feel welcome and Mission: To provide a beautiful place that will improve the neighborhood and bring the community together. NolaRuins@gmail.comt We will be collecting signatures and notes of support or concern at the meeting or at our address: the Ulloa Street Corridor. We would greatly appreciate your support! *We live in the neighborhood. We care about this neighborhood and we are excited to contribute to the development of We will pay our employees a living wage. We will maintain our permits and licenses. We will provide a safe and clean environment for our guests and employees. Fair business practices: security cameras, beautification and quality of life events. We plan to host fundraisers for non-profits as well as contribute to events to improve the surrounding area such as To enhance the community: encourage the growth of arts and culture on the Ulloa St corridor. We plan to host clubs and cultural events such as author signings, market pop-ups, theatrical performances, etc. to As a neighborhood gathering place: Additional information from our comprehensive business plan for The Ruins:

54 4. a) -C. C & Cv.oc) U, C 4. a) z C 0.4-I to U0 -I a) E Co 2 4., U. a) 0

55 nola.gov/cpc CITY PLANNING COMMISSION WEBSITE Required NPP Meeting Handout #1 Orleans. The Property Viewer displays layers of information that includes the Master Plan future Land includes Conditional Uses, Exceptional Uses, and Planned Development Districts. Links are provided that The Property Viewer provides zoning and land use information for all properties within the City of New Use Map, zoning districts, and the locations of site-specific zoning actions approved by ordinance which records. can take the viewer to the applicable section of the Comprehensive Zoning Ordinance and Assessor property.nola.gov PROPERTY VIEWER time frame. find information about a permit, license, planning project, or violation in progress. Initiate an application for many types of permits and licenses without coming to City Hall. Research what has been permitted, licensed, or cited at a particular location or during a user defined Pay with credit cards for permits and licenses online. to: by homeowners, businesses, licensed professionals, developers, contactors, and other interested citizens The One Stop App pulls up-to-date information directly from the City s official record. This tool is used aspx ONE STOP APP for land use proposals in an individually selected area. Once registered, the address will receive NoticeMe is a personalized notification tool that s citizens to inform them of opportunities for public input on proposed land-use changes. This system that offers a way for interested parties to stay informed notices of when a public hearing is scheduled and when a report is ready. You will also be notified of the action of the City Planning Commission or Board of Zoning Adjustments. noticeme.nola.gov/ NOTICEME The entire text of the Comprehensive Zoning Ordinance can be viewed on this website. czo.nola.gov COMPREHENSIVE ZONING ORDINANCE The City Planning Commission website hosts a number of important documents and tools. CPC meeting agendas, videos, and staff reports can be viewed on the website as well as regulatory and planning documents such as the Comprehensive Zoning Ordinance and the Master Plan. CITY OF NEW ORLEANS ONLINE TOOLS

56 are close to residential neighborhoods. The district regulations are designed to encourage mixed- The HU-MU Neighborhood Mixed-Use District is intended for areas of mixed-use development that Permanent Supportive Housing P Section 20.3.PP Group Home, Small P Section 20.3.GG Group Home, Congregate C Section 20.3.GG Group Home, Large P Section 20.3.GG Dwelling, Above the Ground Floor P Dwelling, Two-Family P Section 20.3.Y Dwelling, Townhouse P Section 20.3.X Dwelling, Multi-Family P Dwelling, Established Multi-Family Section 20.3.W Dwelling, Single-Family P Day Care Home, Adult or Child Large P Section 20.3.T Day Care Home, Adult or Child Small P Section 20.3.T Bed and Breakfast Principal P Section Bed and Breakfast Accessory P Section USEI HU-MU Use). No letter (i.e., a blank space) or the absence of the use from the table indicates that use is not zoning district and would require a conditional use approval as required in Section 4.3 (Conditional permitted within that zoning district. a use is permitted within that zoning district. A C indicates that a use is a conditional use in that or conditional uses are allowed within the Historic Urban Neighborhood Districts. A P indicates that Only those uses of land listed under Table 12-1: Permitted and Conditional Uses as permitted uses 12.2.A PERMITTED AND CONDITIONAL USES 12.2 USES residential uses above are encouraged. A variety of residential dwellings are also allowed. character. In the HU-MU District, active retail and personal service uses along the ground floor with use areas that are compatible with adjacent or nearby land uses and pedestrian-oriented in MIXED-USE DISTRICT PURPOSE OF THE HU-MU NEIGHBORHOOD

57 Recording Studio P & Facility Wireless Telecommunications Antenna C,P Section 20.3.JJJ Utilities P Section 20.3.GGG Parking Lot (Principal Use) C Section Use) Convent and Monastery P Stormwater Management (Principal C Section Place of Worship P Parks and Playgrounds P Social Club or Lodge P Section 20.3.CCC Agriculture No Livestock P Section 20.3.C Educational Facility, Secondary P Section 20.3.Z Educational Facility, Primary P Section 20.3.Z Educational Facility, Vocational P Section 2O3.Z Government Offices P Cultural Facility C Section 20.3.R INSTITUTIONAL USE Manufacturing, Artisan P Community Center P Brewery Retail Goods Establishment P Restaurant, Carry-Out P Section 20.3.ZZ Restaurant, Specialty P Section 20.3.ZZ Restaurant, Standard P Section 203.ZZ Public Market P Section 20.3.TT USE HU-MU

58 NPP Meeting Comment Card Date: 3809 UIIoa St The Ruins Comment/Question: Contact Information (optional Name: Address:

59 THE RUINS 3809 ULLOA ST.

60 C -. a) 4jC ct a U 0 z 0 H z LL w -c >- I, a) C cf ID U 4-I a) Oc s-c a)..4- s-c >%4J C a) bo C D 0 Ic a) > U 0 -c0 U 0 a) a) -c E C,, a)c bo0 4-I bog) C bo.r I-Ia) >% >

61 PROPOSAL Seeking support from the neighborhood for conditional zoning for 3809 Ulloa St The Ruins will feature an outdoor garden gathering place with a small indoor bat area Mission:To provide a beautiful place that will improve the neighborhood and bring the community together Vision:We envision a friendly, neighborhood location where New Orleanians and travelers alike both feel welcome and transported from the urban environment to a friendly, safe, and beautiful place.we will strive to be leaders within the community and set an example through our business practices, employee treatment, and local support and involvement. lnspiration: Be the change you wish to see in the world.

62 CURRENT STATE OF ULLOA October 4th, 201 6: 3 killed, 2 injured January It, 20 April 6th, 2017: April $th, 2017: April I I 7: I I I killed injured killed 3th: Ulloa St. Drug Deal Ends in Police Chase on Xavier Campus June 3rd 20 17: 2 killed, 3 injured; I killed on Banks after chase from Ulloa Past 12 months: 14 people shot 8 killed, 6 injured A Few Times-Picayune Headlines Regarding Shootings: After Mid-City shooting: Is there any hope? recent calm in neighborhood shattered apparent gun battle in Mid-City Some neighbors point fingers at nearby businesses *No new development or renovation in the blocks of Ulloa sincetreo & Site 61 in 2Ol220I3*

63 CURRENT PROPERTY r N Et 1 F.i S. S. a % C

64 WHY THE RUINS Current property Emphasis on upcycling life items Ex: Shipping Containers The ruin bars of Europe previously considered ruined are given new

65 V ) z w ID z LU

66 I z LU z LU F ii ILuL_-.J

67 z 0 0 (0 ) z

68 z 0 0 LI) z

69 -J 0 (%9 w D FD LL 0 H z D

70 U 0 0 (f, -J w I_LI 0 I.

71 APPENDIX Site plan included as a print out Please supportive statements or concerns to: NplaRuins@gmail.com

72 -J-1 (I -S. 22 )C,v 9Jco r9j > m -3 CD C,, 0-,1D I(c c0icl, 2P ErN z 0) 3 CD a + r -f I 0 -c 0 3 3CD D p CtD 0 D 00 C C 0 a) Lt) CD C (J) z - CD CD o C-) 0 CD 0) - 0 I a) 0 D

73 Coñ NPP Meeting Comment Card Date: t 3809 UIIoa St The Ruins Comment/Question: 1 Contact Information (optional Name: Address: 6 A

74 NPP Meeting Comment Card Date: 10/ Ulloa St The Ruins Comment/Question: I ; 4h A mii tor i4 h,ir int/cf 1 f 1;ued - i4 pfem/y l-e */Qc1 fqkfj fp 4 LdC Iy o1c1 ffr& Octe4flc c a. - f CGr, q1,, ) VL isce..v)* h2- Contact Information (optional Name: fo7 zde)r c)ock,cq.l Address: S15 ece,?%op,4 ia

75 NPP Meeting Comment Card Date: ( UIIoa St The Ruins Comment/Question: LiE top Contact Information (optional Name: L- o-\ tm. (Ve,.cc Orv- Address: J5 j\(\)

76 > m - Co - ) - 3rD 0 CD 0 L/ m i. - 3 Li, U I \g 0 3 r CCD 3 H (D CD -p,,- C) 0 U C) \ I

77 NPP Meeting Comment Card Date: t D (( 3809 UIIoa St The Ruins Comment/Question:_ Cccze_ f ( t Contact Information (optional Name: L\ \Lsc Ccs c4- Cc Address: Dc5 5 Scc- S cod

78 I 0 a; - I. - C u I G) D Lf i 2 1 o E a) 0 E E (Sf) (I) C) CD E D ZrnL) 2Z uj <

79 NPP Meeting Comment Card Date: ( ( t / 3209 UIIoa St The Ruins Comment/Question: IZ Contact Information (optional Name: Json 5oJ Cf42eer c!o Address: /aie 4 e, (c:)0l4 7ô/t7

80 NPP Meeting Comment Card Date: ( (it It UIIoa St The Ruins Comment/Question: % +.%c -iz-c,v qø1fttza-< Contact Information (optional Name: (pc\ ZIE Address: jth( NOcicJf QILi

81 NPP Meeting Comment Card Date: 3809 UIIoa St The Ruins Comment/Question: Contact Information (optional Name: Address:

82 C 1 5 V ) r1 ol I - I 0 I 3 (0 L C j, U - C c- j) C) E : C 0 S ro W I.- LI) LI).E j 0) 0 E - CD E D 2ZW<

83 0) I. L) v 4J a) E a -c C U I C Co a) - Co Z m (S CD CD E C E (I) a) - c E D 8Z LU <

84 4-3 Di - :, 0 Di t C) CD CD 3 (I, 2 E CD 3 Q CD DLI,D ct -,, J CD 3 CD CD H D) a Di O9-7 - I (r:.c; C,2 3, LP - p o - -7 t1 C, r -h

85 ., C - (I c_) 3 ( VI- VI ) d C) 0 2ZUJ<

86 NPP Meeting Comment Card Date: t UIIoa St The Ruins Comment/Question: PU LLL1 P4iS o?e*) A 13W AT ULtc)A-7i, J c A v f - tôa4uo. Contact Information (optiona Name: Address: s_. Cej(ijF

87 NPP Meeting Comment Card Date: )o/i c1i 3809 UIIoa St The Ruins Comment/Question: t I Contact Information (optional Name: P. Uft E m all: W/3 y2io O. / Address: 533 (J)fl 5

88 ; ZmU 5 rd E D 8Z U

89 N 4- U I 4-.9 E a. o U I C :4 r G) 0 C, C Q_ Go Z ru E I 0 4- C 4- U 4- C 0U A Ecz

90 NPP Meeting Comment Card Date: 3809 UlIoa St The Ruins Corn ment/question: eaj A e Contact Information (optional Name: çticzrt i-r141 ovi (edtur(o3w%c Address: 5Z7,

91 / i%c,4 O/C pa-v 17 : ---- = Qr (17 - O/4 g7j/7 j]s L%1)

92 To whom it may concern, To: nolaminsgmail.com Hilary Gupta <huaryaguptagmail.com> Mon, Oct 9, 2017 at 3:26 PM We need new development!! thank you for your time, Hilary Atkins-Gupta flourished sadly UlIoa has been forgotten and needs new development. Progress sparks progress. This one new ideas of what it is to be a New Odeanian. So please allow Nola ruins to become a part of our community. Sincerely establishment NOLARUINS might be the economic burst this area needs. Nola Ruins can be a meeting place for locals to gather over cocktails and organize local events for the community or a great place for tourists to meet locals and develop I have been a proud resident and home owner in New Orleans for 12 years. As many parts of the city have 10/ Gmail - We need new development! 1/1 f4*j G rnail Stephanie Hoskins <nolaruinsgmail.com>

93 Cc: Shannon Genovese Emily Kissel <emilyskisselgmailcom> To: nolaruinsgmail.com Kenyaftah Robinson Mon, Sep 25, 2017 at 7:00 PM NPP Meeting for The Ruins 152K NOLA Ruins - NPP Meeting Announcement.pdf M kenyattah.robinson@gmail.com Kenyattah A. Robinson Owner, 3811 D hemecourt Street Kenyattah My best Please don t hesitate what you might need from me as part of your process. Thanks again and good luck! you don t mind can you please attach via return reply so that we all have for our records? event they ate available and interested in attending. I wasn t able to scan the site plan due to its size, unfortunately, so if I live in DC and won t be able to attend but am sharing with my tenants Emily and Shannon (3813 D hemecourt) in the to that corner is much appreciated. discuss The Ruins. It sounds like an exciting concept! And anything that can be done to bring legitimate economic activity Thanks for sending the attached announcement regarding the upcoming Neighborhood Participation Plan meeting to Stephanie & Houston - 10/18/2017 GmaiI - NPP Meeting for The Ruins 1/1 I 1 Grnail Stephanie Hoskins <nolaruins@gmail.com>

94 Good Evening, To: Casey Kucera Wed, Oct 4, 2017 at 9:16 PM Support For Bar on UIIoa Street ft4 f3rnail Stephanie Hoskins <nolaruinsgmail.com> Support Casey Kucera Best, This type of business fits well with the restaurant and tourism that attracts so many to our great city. Ulloa Street is a diamond in the rough that would flourish with the addition of the bar that the Hoskins plan to establish. to improve the safety and quality of life for the residents of the area. revitalization. They ve lived nearby for the past couple of years and have become very fond of the neighborhood, wanting My friends, Stephanie and Houston Hoskins, have plans to open a bar on Ulloa Street, which is in desperate need of As a New Orleans resident, my greatest concern is the continued improvement to the neighborhoods within the city. 10/18/2017 Gmail - For Bar on UIIoa Street 1/1

95 As a New Orleans resident, I m in support of the development of the bar where Ulloa is currently a mess. To: noiaruinsgmaii.com <nolaruinsgmail.com> Kathryn Lemoine <kathryn.a.lemoinegmaii.com> Wed, Oct 4, 2017 at 8:48 PM UIIoa St I1 3r nail Stephanie Hoskins <nolaruins@gmail.com> UIIoa St Kat Kathryn Lemoine 10/18/2017 Gmail - 1/1

96 10/18/2017 Gmail - UIIoa St f 1 f3rnail Stephanie Hoskins <nolaruins@gmail.com> 3809 UIIoa St Michael Murray To: nolaruinsgmail.com <mikem367gmail.com> Wed, Oct 11, 2017 at 10:46 PM To Whom It May Concern, I am a nearby neighbor of the property at 3809 Ulloa Street. I am writing to support the Hoskins for conditional approval to build a bar on the vacant lot located there. Their planned development is compatible with the spirit of the HU-MU zoning classification for the site and is sensitive to the of the neighboring properties. In my opinion, their concept could become a much-needed positive force in the neighborhood. use Sincerely, Mike Murray 627 S. Pierce Street, New Orleans scale request 1/1

97 To Whom It May Concern, Hopeful Mid-City Resident Rachael Bissell Thank you for your consideration, other businesses there without the fear of being mugged or shot. the street, will be able to prove to other small businesses/business owners that success is possible in the area. Not to mention, it is a wonderful concept for a neighborhood bar I sincerely believe that if The Ruins is built it will be a domino effect. The Hoskins, along with Treo across repurposing I hope this plan becomes a reality. I would love to feel safe on that street and be able to walk to the this neighborhood on cusp of revitalization. The Ruins would be the tipping point for others to invest in and turning it into something useful. old materials renovations to occur for Tulane/UIIoa then we need to support entrepreneurs who are willing to do the like the Ulloa Playhouse. If we are looking towards a future of safety, walkability, growth, and mid-city community. Currently, Ulloa Street is one of the most dangerous streets in New Orleans. There and in fear that if they did not, what the possibility of another blighted property would mean for the have been several murders that have taken place over the last few years and it is because of properties hard work in the beginning. to purchase a lot in a run-down part of town in hopes to turn it into something functional and beautiful It really comes down to entrepreneurs and citizens who care like the Hoskins. These individuals chose Companies investments and properties in the area, the recent re-pavement of the street, the success of the recent new developments along Tulane Avenue: The new University and VA hospital, the Domain that needs to happen to create the revitalization our city has been looking for. new development. It is the exactly the kind of new growth the Tulane/UlIoa corridor is looking for. With Treo and Namese, and talks of Sydney Tortes IV purchasing property on Tulane, this is the next piece This letter is in regards to the new development on UIIoa Street, the Ruins. I wholeheartedly support this 10/13/17

98 Comment Card Hi there, here is a comment for the zoning process: Terry Miles <terrylmiiesgmail.com> Fh, Oct 6, 2017 at 7:30 AM To: nolaruinsgmail.com I 1 G,rnajl Stephanie Hoskins cnoiaruins@gmaii.com> Comment Terry Regards, The saying is well known: Put your money where your mouth is. They are. I will, too, by spending a lot of money there. The city should give this idea a chance. This bar is a good idea conceived by people who care very much about this neighborhood. Address: 439 S Clark St terrylmilesgmail.com Name: Terry Miles 10118/2017 Gmail - Card 1/1

99

100

101 November 30, 2017 Director Robert D. Rivers City Planning Commission 1300 Perdido Street, 7th Floor New Orleans, LA RE: 3809 Ulloa Street ZC Good morning, Director Rivers, In the past few years, the Mid-City Neighborhood Organization (MCNO) has contacted the Mayor s Office, City Council members, the NOPD 1 st District, and the Department of Safety and Permits regarding unpermitted commercial uses on properties in the area surrounding the intersection of Ulloa, Cortez, and Tulane Avenue. These unpermitted uses included illegal dumping, unpermitted commercial uses, unpermitted alcohol sales, unpermitted special events, occupancy of buildings without occupancy permits, and code violations for electrical systems in an unpermitted commercial use that was later shut down after a tragic shooting. Unsurprisingly, these unpermitted uses have created tremendous adverse impacts to residents quality of life in the area, and in some instances, can be directly linked to persons and property crimes. Nearby residents and legally operating business owners have come to the City for years, begging for civic attention to this area to make sure commercial use of property came into compliance with all city ordinances and codes, in the expectation that commercial uses in compliance with regular and legal commerce would improve the quality of life and create an environment less favorable for criminal activity. That is why many individuals in the neighborhood were quite excited to hear that Stephanie Bissel and Houston Hoskins were investing in a property along Ulloa Street. Stephanie and Houston live on Scott Street and dedicate countless hours volunteering to improve the quality of life for residents in this neighborhood. Among many other community-based activities, and long-term participation with MCNO, they were founding members of the new Tulane Banks Neighborhood Association which organizes residents to address quality of life issues through volunteerism; they personally participated in multiple neighborhood litter clean ups and helped organize tree plantings. Stephanie is one of the key volunteer coordinators for a neighborhood & MCNO sponsored initiative to make security cameras available to residents who may not have the means to purchase and install cameras on their own. Houston serves as a commissioner on the Mid-City Security District (MCSD). Their application for a conditional use was everything CPC would want to see out of applicants, and they hosted multiple meetings, actively informed neighbors about their plans, and answered every question about their project as earnestly as possible. MCNO has no doubt that Stephanie and Houston will be good neighbors and good stewards of any business they start at their Ulloa Street property, and prove to be an asset to both residents in the community and those nearby businesses that are operating legally. But we must oppose their application for a conditional use for a bar.