City of New Orleans

Neighborhoods Rebuilding Plan

Planning District 3
Neighborhood Rebuilding Plan
Billes Architecture, LLC

Carrollton Shopping Center Freret St Farmers Market Palmer Park

 Planning District Three, Billes Architecture, LLC

PROJECT DIRECTORY ACKNOWLEDGMENTS

City of New Orleans With grateful appreciation, the planning team would like to thank all of the residents of Planning District 3 who participated
in this planning process, especially in view of the extraordinary events in the life of our community and its residents.
C. Ray Nagin, Mayor Without the participation of these residents, this plan would not be possible. The planning work contained in this report is
a result of needs expressed by residents.
New Orleans City Council
Special thanks go to the neighborhood associations who got the word out and helped to boost participation. We
Oliver M. Thomas, President acknowledge their efforts. A list of those associations and primary contact members follow.
Arnie Fielkow, Vice-President
Shelley Midura, District A Our sincerest thanks to all.
Stacy S. Head, District B
James Carter, District C
Cynthia Hedge-Morrell, District D Audubon Boulevard Association, Inc. Robert Rosen, Doug Ryan
Cynthia Willard-Lewis, District E Audubon Street Neighborhood Association Patricia King, Christina Murphy
Broadmoor Improvement Association Latoya Cantrell
Project Management Carrollton/Riverbend Residents’ Association Gordon Cagnolatti, Marilyn Barbera
Carrollton United Gean Fischer
Lambert Advisory, LLC Central Carrollton Association H.V. Nagendra
Paul Lambert Claiborne-University Neighborhood Association Scott Barron, Sandi Juarez, Jay Dufour
Fontainebleau Improvement Association Terry Walker
SHEDO, LLC Gert Town Enterprise Economic Redevelopment, Inc. John McKnight, Bryant V. Anderson
Shelia Danzey Hollygrove Neighbors Carol Dotson
Maple Area Residents, Inc, Carrollton-Audubon
Overall Planning Consultants Renaissance, Inc. Tommy Milliner
Neighbors United Andrew Amacker, Shirley Barra
Bermello-Ajamil & Partners Northwest Carrollton Association Jenel Hazlett, Karen Gadbois, Kim
Alfredo Sanchez, AIA, AICP Carver, Scott Andrews
Palm-Air Civic Association Carolyn Bell, Gwendolynn Diggs
Hewitt-Washington, Inc. State Street Drive Improvement Association Donna Davis
Lonnie Hewitt, AIA Trinity Christian Community Kevin Brown, Paul Baricos
Upper Rickerville Neighborhood Association Courtney Maheu, Tom Krentel
Neighborhood Planner

Billes Architecture, LLC

Gerald W. Billes, AIA
2 Lisa Herron
B. Seth Board
Jennifer Lo
T. Dylan O’Donnell
 City of New Orleans
Neighborhoods Rebuilding Plan

Table of Contents

1. Introduction

1.1 Plan Organization

1.2 Organization and Reconstruction Efforts

2. Community

2.1 Neighborhood Identification

2.2 District Structure and Functional Areas

3. Hurricane Katrina District Impacts

3.1 Flood Depth and Extent of Flooding

3.2 Flood Protection
3.3 Damage Assessment
3.4 ABFE/BFE

4. Issues and Opportunities

4.1 Urban Design

4.2 Land Use and Zoning
4.3 Transportation
4.4 Infrastructure
4.5 Open Space and Recreation
4.6 Community Facilities
4.7 Housing
4.8 Commercial/Retail Economic Development
4.9 Historic Preservation
4.10 Proposed Planning Elements Concepts

3
 Planning District Three, Billes Architecture, LLC

1. Introduction

1.1 Plan Organization

Planning District 3 is a diverse and active area of New Or-

leans. It is diverse in income level, ethnicity, and age.
The District is graced by oak tree lined streets and historic
architecture. It abuts the Jefferson/Orleans Parish line, the
New Orleans Country Club, Interstate 10, the Mississippi
River, and adjoining Districts 2 and 4.

Within Planning District 3 are the neighborhoods of: Holly-

grove/Dixon, Leonidas/W. Carrollton, Marlyville/Fontaineb-
leau, Audubon/University, Broadmoor, Freret, Uptown, E.
Carrollton, Black Pearl and West Riverside. The scope of
this study is limited to areas that flooded two feet or more;
therefore, Black Pearl, West Riverside and Uptown are not
included in this study. Furthermore, the Broadmoor neigh-
borhood has prepared its own planning document and has
opted not to participate in this planning effort. While this
planning team has reviewed the Broadmoor planning docu-
ment for compatibility with other neighborhood plans in the
District, no additional plans were prepared for Broadmoor.
Planning District 3

4
 City of New Orleans
Neighborhoods Rebuilding Plan

The planning for District 3 and its neighborhoods is predi-

cated upon the following assumptions:

-A flood protection system will be designed to with-

stand future catastrophic loss from a 1 in 100 year
storm, and that this is a commitment by the Fed-
eral Government.

-Stringent building codes will be implemented to

further limit wind damage.

-That the basic urban structure of the city is sound

and that rebuilding will respect this structure.

-That there is an organized, coherent and operable

Hurricane Evacuation Program.

-Release of Housing Assistance funds by LRA:

-To promote reconstruction of damaged

homes and new residential construction
-ICC – Increased Cost of Compliance
Funds from FIP, through adoption of ABFE

-Inception of city-sponsored housing recovery initia

tives to further assist in recovery of residential
areas:

-Lot Next Door program

-First Time Home Buyer Program
-Elderly Housing Program
-Housing Assistance Centers

-Release of CDBG Non-Housing Funds

The planning process began with information gathering at Planning Teams

the district and neighborhood level. The planning team 5
gathered pertinent information in written and map form 2. Cliff James / Byron Stewart
identifying existing conditions, both pre-Katrina and post-
Katrina. The team also visually surveyed the neighborhoods, 3. Billes Architecture, LLC
street-by-street, and developed drawings that identified cur-
rent land use, housing styles and conditions, public facility 4. Zyscovich, Inc. / Cliff James / Byron Stewart
architecture and conditions, and street conditions. With that
foundation, a series of meetings were held with residents to 5. Bermello, Ajamil & Partners, Inc. / Villavaso &
gain their knowledge, perspective, goals, needs and hopes. Associates, LLC.
From there, the team developed concept plans and held fur-
ther meetings to discuss these plans with the community. 6. Hewitt - Washington Architects
Final plans were prepared based on community input.
7. St. Martin - Brown & Associates, LLP
The citizens of District 3 have been active in this rebuild-
ing effort. They have participated in the planning process, 8. Stull and Lee Architects
which included establishing the character of the neighbor-
hoods, identifying goals, listing issues and opportunities, and 9. St. Martin - Brown & Associates, LLP
developing and ranking a list of proposed projects. They
have also critiqued plans developed to identify pre-Katrina 10 & 11. St. Martin - Brown & Associates, LLP
and post-Katrina conditions, and proposed new develop- Neighborhoods Rebuilding Plan
ment plans.
 Planning District Three, Billes Architecture, LLC

1.2 Community Organization

and Reconstruction Efforts

While many neighborhood associations in the neighborhood

are longstanding, others formed after Hurricane Katrina to
address her impact and to turn a disaster into an opportunity
for their neighborhoods. Neighborhood associations that
participated in this planning effort for District 3 are:

Audubon Boulevard Association, Inc.

Audubon Street Neighborhood Association
Broadmoor Improvement Association
Carrollton/Riverbend Residents’ Association
Carrollton United
Central Carrollton Association
Claiborne-University Neighborhood Association
Fontainebleau Improvement Association
Gert Town Enterprise Economic Redevelopment,
Inc.
Hollygrove Neighbors
Maple Area Residents, Inc, Carrollton-Audubon
Renaissance, Inc.
Neighbors United
Northwest Carrollton Association
Palm-Air Civic Association
State Street Drive Improvement Association
Trinity Christian Community
Upper Rickerville Neighborhood Association

While all of these groups had input during the interactive

planning process, some were able to supply data and
proposals they had prepared since Hurricane Katrina.
This information was incorporated into the design team’s
6 process and plans. Groups that specifically supplied data
include: Claiborne-University Neighborhood Association
(representing Marlyville/Fontainebleau and Audubon/
University), Neighbors United (representing Freret), and
Upper-Rickerville Neighborhood Association (representing
Audubon/University).

Residents who are unaffiliated with a neighborhood

association also participated in the planning meetings.
Everyone’s voice was heard.

In addition, the design team relied upon previous planning

documents that included recommendations for District 3.
These include the 1999 Land Use Plan, the New Century
New Orleans Master Plan (Parks, Recreation and Open
Space) of 2002, and the New Century New Orleans Master
Plan Transportation Plan of 2004. The impact of each of
these plans is discussed in further detail in the neighborhood
Community Identified Neighborhoods, 2006
planning reports.
 City of New Orleans
Neighborhoods Rebuilding Plan

2. Community

2.1 Neighborhood Identification

These are the neighborhoods within Planning District 3 that

comprise the study area for this planning work: Hollygrove/
Dixon, Leonidas/West Carrollton, Marlyville/Fontainebleau,
Freret and Audubon/University. While Broadmoor is also in-
cluded in District 3, the residents of Broadmoor elected to
prepare their own plan rather than participate in this plan-
ning process; therefore, no proposed plans were prepared
for Broadmoor by this team. Identification of these neigh-
borhoods and their boundaries was established by the City
Planning Commission (CPC) in 1999. The planners acknowl-
edge that neighborhood residents do not always agree that
these limits represent their neighborhood, and neighborhood
associations are not limited to these formal boundaries. To
offset confusion about neighborhood identification, the plan-
ning team met with individual groups, prepared maps of both
CPC identified neighborhoods and current neighborhood as-
sociations, and conducted multi-neighborhood meetings to
discuss common goals and concerns. District-wide meetings
were also held to inform residents of the status of planning
for all the neighborhoods in the district.

Throughout the remainder of this document, neighborhoods

are referred to as those established by the CPC in 1999.
Furthermore, the neighborhood boundaries were limited for
the purposes of this plan to those areas that were flooded
approximately two feet or more. The result is a limited plan
area that affects Leondias/W. Carrollton, Audubon/Univer-
sity, and Freret. While the actual boundaries of both Leo-
nidas/W. Carrollton and Audubon/University extend to the
Mississippi River, the study areas do not extend that far. For 7
this study, Leonidas/W. Carrollton extends only to Jeanette
Street, and Audubon/University to Freret Street. The af-
fect on the Freret neighborhood was an actual extension of
the neighborhood boundaries to include a small portion of
Uptown in the Freret study area. Very little of Uptown was
flooded, and as a result, it was not designated as a neigh-
borhood to be included in this overall planning study.

CPC Identified Neighborhoods, 1999

 Planning District Three, Billes Architecture, LLC

2.2 District Structure and

Functional Areas

District 3 is a gateway to the City of New Orleans from

Jefferson Parish. The major thoroughfare is Interstate
10, and the interstate’s juncture with Carrollton Avenue
forms the primary gateway to the District. Commercial
establishments dominate Carrollton Avenue between the
Interstate and Fig Street. Below Fig to S. Charles Avenue,
Carrollton Avenue is a mix of light commercial and residential
uses. The avenue progresses from commercial with some
vacant properties nearest the Interstate, to more stately
homes and neighborhood-scale commercial properties near
St. Charles Avenue.

Both S. Carrollton Avenue and S. Claiborne Avenue are key

routes in the District. S. Claiborne Avenue also exhibits
both residential and commercial uses, and runs from the
parish line to downtown and beyond. S. Claiborne provides
gateways to the district at the parish line and at Napoleon
Avenue.

The intersection of S. Carrollton and S. Claiborne is pivotal

to the district. It is a major intersection, and one that
does not sufficiently support traffic according to residents.
Additionally, this intersection is the end-of-the-line for
streetcar riders.

The primary commercial center in the district is the

Carrollton Shopping Center, located at the intersection
of I-10, S. Carrollton Avenue and Palmetto. It has been
vacant since Hurricane Katrina. Other commercial zones
in the study area are found along Calhoun Street above
S. Claiborne, and along Freret Street between Napoleon
Avenue and Jefferson Avenue.

8 Loyola and Tulane Universities play a very large role in the

district, as does Xavier University, which is located across
S. Carrollton Avenue from the Carrollton Shopping Center
in Gert Town.

Existing District Structure

 City of New Orleans
Neighborhoods Rebuilding Plan

3. Hurricane Katrina
District Impacts

3.1 Flood Depth and Extent of Flooding

District 3 was severely impacted by flooding in the aftermath

of Hurricane Katrina. Broadmoor and Hollygrove/Dixon
were the most adversely affected neighborhoods in the
District, with flood depths topping eight feet in some areas.
Other district neighborhoods recorded similar depths, but
in less concentrated areas. Nearly the entire Broadmoor
neighborhood suffered flood depths of six feet and over, while
the adjacent neighborhoods of Marlyville/Fontainebleau,
Audubon/University, and Freret flooded at similar depths
nearest the Broadmoor boundaries. A significant portion of
Hollygrove/Dixon flooded at the same level as Broadmoor,
generally following the line of Airline Highway.

3.2 Flood Protection

District 3 abuts the Orleans/Jefferson Parish line. The 17th

Street Canal follows the parish line. Residents of District 3,
and especially Hollygrove/Dixon and Leonidas/W. Carrollton
residents, are concerned about recent improvements to the
floodwall along the canal on the Jefferson Parish side. The
floodwall on the Jefferson Parish side is being constructed
higher than the Orleans Parish side of the canal.

The District is served by three pumping stations as noted on

Pumping Stations & Levees
the adjacent drawing. According to the Sewerage & Water 9
Board (S&WB), all three are in working order. Just prior to
Hurricane Katrina, in July of 2005, the S&WB reported on
the progress of the Southeast Louisiana (SELA) Program.
That report noted that work to Pumping Station No. 1 was
substantially complete; Hollygrove Canal improvements at
R/R and Eagle, and Forshey and Dublin were substantially
complete; and, the Pritchard Place Pumping Station work
was substantially complete. Additionally, it noted that
the removal of an obstruction in the Palmetto Canal, and
replacements of the Dublin Street vehicular bridge and the
S. Dupre Street pedestrian bridge were approximately 72%
complete.

Source: FEMA
Flood Depth in District 3 Flood Protection
 Planning District Three, Billes Architecture, LLC

3.3 Damage Assessment

Damage to residential and commercial properties in the district largely follow the pattern of flooding. Hollygrove/Dixon and
Broadmoor contain the highest concentrations of properties damaged 50% or greater. Other neighborhoods also contain
properties as severely damaged; however in less concentration.

3.4 ABFE/BFE

FEMA has developed Hurricane Katrina Surge Inundation and Advisory Base Flood Elevation Maps (referred to as, “Kat-
rina Recovery Maps”) to aid Orleans Parish property owners to repair or rebuild structures to newly determined advisory
coastal flood elevations.

For levee protected areas, of Sub-Basins “a” through “h” of Orleans Parish (includes all of Planning District 3), FEMA rec-
ommends the following:

-New construction and substantially damaged homes and businesses within a designated FEMA floodplain should
be elevated to either the Base Flood Elevation (BFE) shown on the current effective Flood Insurance Rate Map
(FIRM) or at least 3’-0” above the highest adjacent ground elevation at the building site, whichever is higher.

-New construction and substantially damaged homes and businesses not located in a designated FEMA floodplain
should be elevated at least 3’-0” above the highest adjacent existing ground elevation at the building site.

Method for calculating ABFE inside levee protected areas:

ABFE = the greater of either the FIRM BFE or the highest existing adjacent grade (HEAG) at the building site + 3 ft

Example:
If the FIRM BFE = 5’ and the Site HEAG=4’

Compare FIRM BFE to site HEAG + 3’

BFE of 5’ < 7’ therefore the ABFE = 7’ which means the structure’s floor (including basement) is recommended to be
elevated to 7’ or higher.

10 For ABFE maps of specific areas, go to

http://www.fema.gov/hazard/flood/recoverydata/katrina/katrina_la_orleans.shtm

Source: http://www.fema.gov Source: City of New Orleans, GIS Department May 11, 2006
ABFE Guidance and Levee Sub-Basin Locations Damage Assessment Map - District 3
 City of New Orleans
Neighborhoods Rebuilding Plan

4. Issues and Opportunities

4.1 Urban Design

The primary focus of the proposed plans for the neighbor-

hoods is reconstruction. Infrastructure improvements rank
as critical in all of the neighborhoods. Infrastructure im-
provements that are needed include street and drainage
repairs.

Safety is also a recurrent issue for all of the neighborhoods.

A new police substation was requested, and proposed at
the corner of S. Carrollton Avenue and S. Claiborne Av-
enue. Street lighting and other safety measures are also
proposed.

A key recommendation in the proposed plans is the rede-

velopment of the Carrollton Shopping Center. Other key
proposed projects include the reworking of the existing exit
ramp at Interstate 10 and S. Carrollton and providing a dis-
trict gateway marker near that important intersection. Par-
ticular attention is focused on the S. Carrollton Avenue/S.
Claiborne Avenue intersection. Recommendations for that
intersection include new streetcar stops, the redevelopment
of Palmer Park, and improved traffic flow.

11

Proposed District Structure

 Planning District Three, Billes Architecture, LLC

4.2 Land Use and Zoning

In general, the land use and zoning support the functions of the district. Residents have requested more neighborhood-
friendly businesses along Airline Highway in Palm-Air; a change from a C-1 to B-1 zone is recommended. On Calhoun Street,
above S. Claiborne Avenue, the existing B-1 zone has been extended to Fontainebleau Drive, at the request of residents, to
create a more vital business corridor. In the Freret neighborhood, the residents have requested to change RO-1 zoning to
allow mixed use; a change to a B-1 zone is recommended. Other zoning changes may be required according to neighbor-
hood specific proposed projects.

12

Source: City of New Orleans, December 2005

Existing Zoning Proposed Zoning
 City of New Orleans
Neighborhoods Rebuilding Plan

4.3 Transportation

The primary road access serving District 3 is Interstate 10. Primary highways are Airline and Claiborne. Secondary level
roads include S. Carrollton Avenue, Earhart Boulevard, St. Charles Avenue, and Napoleon Avenue.

Many residents in District 3 depend upon public transportation to get to work. In Hollygrove/Dixon, 15% of residents use
public transportation to get to work; in Leonidas/W. Carrollton, that number increases to 22%; and in Freret, the percent-
age increases to 25.3% (Source: U. S. Census Bureau, Census 2000. From a compilation by the GNO Community Data Center.) . A dependable
public transportation is necessary for workers, but also for residents to get to other destinations within the community, and
for access to the neighborhoods by tourists and other visitors. (Currently, the St. Charles Street Car Line is not in opera-
tion.) In response to these needs and the expressed desires of District 3 residents, the proposed plans call for expansion of
the streetcar system, the addition of a secondary bus line, and additional bike paths. A light rail system from the airport to
downtown is proposed in the New Century Master Plan Transportation Plan of 2004, and it is reflected herein as well.

13

Source: New Century Master Plan, Transportation Plan (2004) Source: City of New Orleans
Proposed Rail System Existing Roadway Classifications
 Planning District Three, Billes Architecture, LLC

Transportation (cont’d.)

The proposed secondary bus line (or neighborhood shuttle) would extend farther into the neighborhoods, increasing service Bike paths are proposed for leisure riding, exercise and access. A variety of implementation options are available for bike
points, and would connect to the existing primary bus line at designated bus stops. The secondary line would utilize smaller paths, and each street should be studied for the best solution in each case. Options range from no physical changes to ex-
vehicles. isting streets, only bike path markers and warning signs, to newly developed paved bike and pedestrian paths along newly
covered canals or neutral grounds. Consideration must be given to pedestrian and biker safety, street parking, street land-
scaping, and traffic lanes.

Bike Lane Shared

w/ Pedestrian Walk

14
Bike Lane Shared
w/ Traffic

Pedestrian Walk

Pedistrian Walk
Bike Lane

Bike Lane
Parking

Parking
Traffic

Traffic
Capital Metro, Austin, TX
 City of New Orleans
Neighborhoods Rebuilding Plan

Transportation (cont’d.)

Traffic is an important issue to district residents. Most neighborhood participants expressed that too much traffic flows
through the neighborhoods on local streets, rather than on main thoroughfares. Suspected causes of this are the limited left
turn options at the S. Carrollton/S. Claiborne intersection, and limited access from and to Earhart Boulevard. Furthermore,
residents feel that traffic speeds are too high on many local streets (actual speeds rather than posted speeds). Traffic calm-
ing strategies are listed in the prioritized projects for the neighborhoods. Additionally, the planning team recommends a
complete traffic analysis to determine the most appropriate actions to relieve traffic problems.

The planning team further recommends a thorough traffic analysis of the exit ramp from Interstate 10 to Carrollton Avenue.
The awkward existing ramp system dumps traffic through the Carrollton Shopping Center in an ungainly manner. It is noted
that residents who use this exit from the interstate need access to both Carrollton Avenue, Palmetto and beyond. An analysis
that takes into account residents programmatic requirements could alleviate the awkwardness of the exit, provide a more
beautiful gateway to the district, and allow the Carrollton Shopping Center to be developed to its full potential, a vital element
to the recovery of Hollygrove/Dixon and the District.

15

I-10/Carrollton Ave. Exit Proposed Transportation Plan

 Planning District Three, Billes Architecture, LLC

4.4 Infrastructure

As of this writing, service providers report that all areas of

District 3 have electric, gas, potable water, sanitary sewer-
age and storm sewerage services available to them. Tel-
ephone service is available except in the Hollygrove/Dixon
area. Fiber optic cable is being laid in much of that area
now, and restoration of telephone service for Hollygrove is
projected for mid-September of 2006. It is not clear when
telephone service will be restored to Dixon and Palm-Air.
While potable water is available, pressure is low in many
areas due to extensive leaks in the underground delivery
system. The Sewerage & Water Board is currently working
to detect and repair system leaks.

Street conditions in the District are mixed. Most major thor-

oughfares are in relatively good condition. Neighborhood
street conditions vary from poor to good. Each neighbor-
hood report contains maps and further detail about specific
street conditions. Where street improvements are indicat-
ed, they should include paving, curbs, drainage, sidewalks,
lighting and street signage. Catch basins throughout the
district require a thorough cleaning. Moreover, a complete
analysis of the drainage system should be performed.
The existing drainage system is not working properly in
many neighborhoods, and it is particularly deficient in the
Audubon/University neighborhood.

Road Conditions

16

POOR MODERATE GOOD

 City of New Orleans
Neighborhoods Rebuilding Plan

4.5 Open Space and Recreation

District 3 is fortunate to have two exceptional amenities: Harrell Stadium

Audubon Park and the riverfront levee between the parish
line and Audubon Park. These notwithstanding, however,
the District is deficient in recreational space, according to the
2002 New Century New Orleans Master Plan. Specific areas
cited as deficient are Broadmoor, Hollygrove and Palm-Air.
Additionally, the Master Plan considers these priority parks
for Renovation and Maintenance: Conrad Playground, Evans
Playground, Harrell Stadium, and Palmer Park.

The proposed plans for the District 3 neighborhoods include

covering the Palmetto Canal and providing green space on
top, providing a new green space along the abandoned rail-
road bed through Hollygrove, and providing green space
down S. Claiborne Avenue. New pocket parks are dispersed
throughout the District and may be seen in the individual
neighborhood plans. Existing park upgrades are included in
each neighborhood plan.

Audubon Park Evans Playground

17

Conrad Playground

Green Space, Proposed and Existing

 Planning District Three, Billes Architecture, LLC

Palmer Park - Existing Open Space and Recreation (cont’d.)

Palmer Park, currently underutilized, has garnered special
Claiborne Ave attention from residents of many neighborhoods. Many
feel that Palmer Park should be upgraded not only to its
past condition, but that it should be enhanced to serve
the neighborhoods more fully, and provide a destination
for streetcar and bus riders. Suggestions for Palmer Park
include moving play equipment for small children away

Carrollton Ave
from Claiborne Avenue to a safer area, landscaping, and
refurbishing the signature entry arch. Other considera-
tions proposed include a farmers market, infrastructure for
temporary community events, children’s play fountain, and
a small kiosk for serving coffee or ice cream. The goal is
for the revenue generated by the small commercial ven-
ture to pay for the upkeep of the park. It is noted that this
concept of including a commercial venture, even with strict
limitations, may conflict with existing park covenants, and
this would have to be resolved prior to any development.

Gilbert Stadium has also generated much discussion. Cur-

rently it is used by league teams from both Orleans and
Jefferson Parishes, and the Carrollton Boosters from Jef-
ferson Parish. Local children do not have adequate op-
portunity to use the park. This plan proposes upgrades to
the recreational park, and operational changes so that it is
available to the community.
Source: New Century New Orleans Plan; Parks, Recreation and Open Space, prepared by the City Planning Commission of the City of New Orleans.
March 2002

18
 City of New Orleans
Neighborhoods Rebuilding Plan

Palmer Park - Proposed

Palmer Park

View of Kiosk

19

View of Tot Lot

 Planning District Three, Billes Architecture, LLC

4.6 Community Facilities

District 3 is served primarily by the Second District police sta-

tion of the New Orleans Police Department. The Third Dis-
trict serves Dixon and Palm-Air, and the Sixth District serves
a small portion of Broadmoor not covered by the Second
District. No changes are recommended in this structure;
however, since the existing police stations are remote from
District 3, a new, smaller police substation was proposed
and ranked very highly among residents. A police substa-
tion is therefore proposed at the S. Carrollton/S. Claiborne
intersection, which is central to the entire district. Residents
of Freret have additionally requested a smaller communi-
ty policing center within their neighborhood. The policing
center could potentially share space with another agency
such as the fire department or hospital security staff.

Currently there are two fire stations within District 3, one

rather centrally located in Leonidas/W. Carrollton, and the
other in Freret. Both fire stations require renovation.

20

NOPD Coverage in Planning District 3

 City of New Orleans
Neighborhoods Rebuilding Plan

2430 S Carrollton Ave

21

4940 Clara St

NOFD Coverage in Planning District 3

 Planning District Three, Billes Architecture, LLC

Community Facilities - Schools

The adjacent map shows the known disposition of schools in the District. It includes public, charter and private schools.
Most of the neighborhoods have good school options either within the neighborhood or in close proximity; however, Hol-
lygrove/Dixon faces potential closure of its two schools, Dunbar Elementary and Bethune Elementary. The planning team
recommends reopening Dunbar, which is a public school, or opening a charter school within the Dunbar facility.

Lusher Charter Elementary

NO Science and Math High (formerly HW Allen Elementary)

22
 City of New Orleans
Neighborhoods Rebuilding Plan

Dunbar Elementary James Johnson Elementary

Bethune Elementary Priestley Charter

Lafayette Academy St Mary’s Dominican High

23

Source: NOLA Public Schools

 Planning District Three, Billes Architecture, LLC

Community Facilities - Community Centers 4.7 Neighborhoods Rebuilding Plan

Proposed Housing Initiatives

A number of housing initiatives are proposed as part of the

Neighborhoods Rebuilding Plan and are presented in the
overall policy element of the plan and issued under separate
cover. Indicated below is a summary of these policies

LOT NEXT DOOR

The principal thrust of redevelopment programs and policies
that encourage the speedy redevelopment of neighborhoods
must match various government powers and financing tools
to the local housing and real estate market conditions. A
key question will be how to most effectively encourage the
redevelopment of homes and residential lots that fall into
public ownership.

The “Lot Next Door” program is one of a series of proposed

housing policies that have been developed as part of the
Neighborhoods Rebuilding Plan and takes direct aim at par-
ticular market hurdles that slow the redevelopment of many
of these properties. In its simplest form the Lot Next Door
program will offer homeowners who are committed to rede-
veloping their home the ability to purchase publicly owned
adjoining properties prior to these properties being offered
to any other buyers. This option would be provided should
the property end up in public ownership, either through the
adjudication process or through the sale of the property to a
public entity through the Road Home or other public acquisi-
tion program.

ELDERLY MODERATE INCOME CONDOMINIUM ROAD

HOME TIE-IN
What has become quite apparent through the neighborhood
planning process is that senior households have some of the
strongest ties to the community and have expressed some
24 of the strongest voices for rebuilding and returning to the
City, but also face some of the most significant challenges in
redeveloping or rebuilding their homes.

First, there are many areas of the City that had a high con-
centration of elderly homeowners that sustained substantial
damage, requiring demolition and reconstruction of many
homes. Historically, the challenges dealing with contrac-
tors, permit inspectors, lenders, etc. has proved particularly
challenging for many elderly homeowners after experienc-
ing the substantial damage (physical and psychological)
that has been visited upon communities after other disas-
ters. Additionally, there are a substantial number of areas
of the City where rebuilding homes with damage in excess
of 50 percent will require the total reconstruction at three
feet above grade or the Base Flood Elevations whichever is
greater. Many of these homes will have to be raised close
to one story, making them a difficult housing product type
for people with physical limitations.
 City of New Orleans
Neighborhoods Rebuilding Plan

Elderly homeowners are clearly a special case with specif- All Neighborhoods Policy #2 – For those lots that find
ic needs, and currently there are no programs targeted to their way into public ownership, the sale of the lots should
this subgroup of homeowners. A targeted elderly home- be sold back into the market at market cost based on some
owner program is needed that will allow elderly households form of fair market value/appraisal assessment. In some
to tie their Road Home grant to senior specific condomin- neighborhoods, the fair market value may be zero or close
ium projects (multi-story with elevators) to be developed to zero; however, there needs to be a formal process in
throughout the City. There has been wide support for dedi- place to determine the value of any given property. The
cated multi-family senior housing product in many parts of principle reason why the public sector should not sell lots in
the City, but particularly in areas where younger homeown- the market at below market value is that the sale of a large
ers have aging parents living nearby. In some cases, there number of lots owned by government at below market will
may be a need to increase the grant amount or provide a naturally drive down the value of properties sold in private
low interest loan to the household if there is a gap between transactions.
the value of the buyout (and insurance proceeds) and the
market value price of the condominium unit. Revolve Funds from Higher Income Neighborhood
Property Sales to Properties in Neighborhoods where
EXPANSION OF HOME PURCHASER ASSISTANCE Values are Lower – There are a number of neighborhoods
PROGRAMS/LOT WRITE DOWN PROGRAMS - USE OF in New Orleans, generally where there were high concentra-
REVOLVING FUNDS tions of blighted and adjudicated properties prior to Hurri-
One of the principle questions that has come up again and cane Katrina, where the market value of many single family
again in the neighborhood meetings is the issue of how scattered properties is nearly zero. In these cases, it will be
properties that end up in public ownership, either through necessary to write down the construction cost of units so
the adjudicated or buy back process, will be resold in the they are affordable to families below median incomes and
market . While the Lot Next Door program provides one in turn cause the redevelopment of these properties. No
method for recycling the lots in the market, there are go- matter the program or structure, in order to appropriately
ing to be numerous lots that are not acquired by next door serve low and moderate income families, either in rental or
neighbors that will be sold on the open market. for-sale housing will cost significantly more than is currently
available in the system. Therefore, one of the key sources
Assuming that there are few new regulations associated of funding is to establish policies that recycle the sales pro-
with developing housing (i.e. some requirement that certain ceeds from housing in neighborhoods where the market val-
units must be homeownership vs. rental) it is likely that the ue for housing exists to neighborhoods where there is little
value placed on many properties for sale will determine how or no existing housing land values and significant subsidy is
quickly that property will be rebuilt for housing. Addition- required to provide high quality housing to low and moder-
ally, and realistically, there are a variety of neighborhoods ate income families. In this way, the City will be using the
throughout the City where reducing the cost of a lot or unit proceeds from public to private sales of lots in higher income 25
to essentially zero will not be enough to insure the redevel- neighborhoods to assist the redevelopment of housing in the
opment of the property. These are generally those neigh- low income areas.
borhoods prior to Hurricane Katrina where land values were
quite low and homes were not built unless there was signifi-
cant targeted public assistance related to construction.

Given the different market factors influencing the redevelop-

ment of housing in different neighborhoods, there are a vari-
ety of strategies that will have to be employed with regard to
the sale of lots acquired through the acquisition program on
the open market. These strategies include the following:

All Neighborhood Policy #1 – To the extent possible,

multiple adjacent lots within blocks and lots within adjacent
blocks should be sold to experienced, for-profit and not-
for-profit builders who have the management and financial
capacity to undertake multiple home redevelopment concur-
rently.
 Planning District Three, Billes Architecture, LLC

4.8 Commercial/Retail and

Economic Development

The largest commercial development in the District is the Carrollton Shopping Center, which is currently closed. This center
is vital to residents who depend on it for shopping needs and some community services. The plans for the shopping center
propose its redevelopment into a mixed-use facility that would support high-density residential, retail, commercial space
including a small grocery market, medical clinic and community space. The existing exit ramp that bisects the shopping
center would be rerouted, allowing the Carrollton Shopping Center to become a more pedestrian friendly area and com-
munity gathering space for events such as Night Out Against Crime.

Re-routing I-10/Carrollton Ave. Interchange Existing Bisection of Carrollton Shopping Center

26

Proposed Shopping Center Rendering

Existing Conditions at Shopping Center

 City of New Orleans
Neighborhoods Rebuilding Plan

27

Proposed Shopping Center Site Plan

 Planning District Three, Billes Architecture, LLC

Commercial/Retail and Economic Development (cont’d.)

“Main Street” type programs are planned for other areas in the district to revitalize commercial districts while respecting
historic architecture where appropriate. These streets are envisioned as locations to provide vibrant local shopping at a
neighborhood scale: Apple Street, from S. Carrollton to Leonidas; Calhoun Street, above S. Claiborne; and Freret Street from
Jefferson to Napoleon. In fact, the Freret neighborhood has already submitted an application for a Main Street program
for Freret Street.

Freret St, Existing Conditions

28

Proposed Farmers Market on Freret Street

 City of New Orleans
Neighborhoods Rebuilding Plan

4.9 Historic Preservation

The majority of District 3 is part of three national register

historic districts: Carrollton, Uptown, and Broadmoor.

According to the Preservation Resource Center, “Carrollton

was named a National Register Historic District in 1987 on
the basis of its architecture.” The area was originally the
town of Carrollton, which was annexed to the City of New
Orleans in 1874. The historic district encompasses the neigh-
borhood of Leonidas/West Carrollton, and extends partially
into Marlyville/Fontainebleau and Hollygrove/Dixon.

The Uptown Historic District reaches from S. Claiborne Av-

enue roughly to Tchoupitoulas Street, and from Louisiana
Avenue to Lowerline. This area was originally a series of
plantations that were developed in the 19th century as the
heart of New Orleans’ residential district. It encompasses
the Audubon/University and Freret neighborhoods.

Broadmoor was recently granted national historic district

status.

None of the District 3 neighborhoods have local historic dis-

trict status. Leonidas/W. Carrollton residents specifically
requested local designation by the HDLC for the entire Car-
rollton district.

29

Source: New Orleans Geographic Information System, City Planning Source: City of New Orleans, December 2005
Commission, September 2002 National Historic Register, Planning District 3
 Planning District Three, Billes Architecture, LLC

4.10 Proposed Planning Elements Concepts

Based on interaction with district residents, the planning

team assembled design concepts for consideration for some
of the proposed project elements.

Dark Skies Lighting - The dark skies lighting con- Rubber sidewalks - A test area for rubber sidewalk Bus stop design – In neighborhoods where there are
cept is proposed for street lighting. It utilizes light fixtures materials is proposed. While this material is initially more bus lines, the visual image of the neighborhood is impacted
characterized as “cut-off lights”. This simply means that the expensive than the traditional concrete, it is reported to by bus stops. Many residents complained about existing
fixture efficiently aims the light down and focuses it on the have a longer life span. Other benefits include: bus stops for both visual and comfort reasons. Examples of
ground where it is needed. Light does not form a “halo” bus stops in other locations are included to emphasize that
around the fixture and escape to the sky as light pollution. -Made from 100% recycled tires -·Energy efficiency bus stops can be pleasant. While it is understood that ad-
Benefits of this system include: -Flexible and more friendly to tree roots that dam- vertisers currently fund bus stops, perhaps other sources of
age concrete sidewalks funding could be explored, such as the Percent for Art Pro-
-The stars are more visible in the night sky -Better lighting where it is needed gram to incorporate artwork, or design competitions where
-Energy efficiency -Modular and easy to remove and replace, thereby individual stops are sponsored by local businesses and do-
-Better for nocturnal wildlife and ecosystems decreasing maintenance costs nors. If advertising does remain a part of the bus stops,
-Better lighting where it is needed -Material is more resilient than concrete – good for it could be a system designed sensitively into the bus stop
walkers and joggers. architecture.

30
Big Dipper in Standard Lighting Standard Concrete Sidewalks

Big Dipper in Dark Skies Lighting Rubber Sidewalks

 City of New Orleans
Neighborhoods Rebuilding Plan

Environmentally Responsible Design - While

this project stops at the planning level, it is recommended
and hoped that environmentally friendly design will be
promoted in any reconstruction and development projects.
This includes site and building design, engineering sys-
tems, building materials, and interior finish materials.

Stucturally Insulated Panels (SIP’s)

Solar Power

31

Bamboo Flooring

Cork Flooring Geothermal Power