ISSUES
OF CONCERN WITH ICINola DEVELOPMENT
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As citizens of the Bywater, we support and encourage development
and growth in our neighborhood, but feel strongly that any
new development to smart, well conceived, responsible, fit
within the historic character of the Bywater Historic District
and include adequate community outreach and feedback.
Description of Proposed Development (from City Planning Commission
Preliminary Staff Report): “The
petitioned site consists of twenty-eight (28) lots spread
over four (4) City squares that together occupy approximately
120,360 square feet (2.76 acres). The applicants propose
a mixed-use development for the site, including new construction
and adaptive reuse of existing structures, which upon completion
would provide 34,662 square feet of commercial and community
center space, one hundred five (105) dwelling units, and
two hundred two (202) accessory off-street parking spaces.
The petitioned site consists of four (4) separate building
sites, one at each corner of the intersection of Bartholomew
and Burgundy Streets.”
1999 Land Use Plan Conflict: As
noted by the City Planning Commission Preliminary staff
report (p. 25) "The proposed action is in conflict with
the 1999 Land Use Plan, which recommends “Residential
- Single and Two Family” use for the site. Of the land
use categories employed in that plan, the current proposal
is most consistent with the “Neighborhood Mixed Use” category,
which was recommended along the Riverfront and Saint Claude
Avenue corridors (pp. 178-180)."
Massing: The
massing of the buildings are out of scale with the existing
neighborhood buildings, the majority of which are single
story and contrast greatly with the proposed ICINola oversized
bulky structures that will tower to 5 stories in certain
areas. No division has been created within the buildings’ architecture
that would remotely resemble that of the spacing found between
shotguns. This project will lead to the loss of sunlight,
loss of side views, loss of backyard privacy and loss of street/neighborhood
character.
Density: The average Bywater block contains 48 units. This was the
base used by the BNA to request specific density for the Bywater
Art Loft project from HRI. The City Council approved this
project with the BNA proviso of limiting the project to 40
units and completing the block with the 8 existing units (made
up of 4 Double Shotgun Houses). ICINola requests 104 in total.
This density is too high.
Appearance: The proposed structures are extremely modern in appearance
and do not blend in with the surrounding neighborhood.
Parking / Traffic: ICINola
has been granted a waiver of 67 off-street parking spaces
by the City Planning Commission. Parking waivers should
not have been granted; existing residents are currently
forced to utilize street parking due to the nature of the
existing land use. As noted in the City Planning Commission
Preliminary Report (p. 16) “The proposed development would likely
cause a significant increase in traffic on the streets surrounding
the petitioned site.“ A Traffic Impact Analysis must
be conducted that takes into account traffic from the proposed
ICINola development as well as traffic from the Bywater Lofts,
the Cruise Ship terminal and proposed Riverfront Development.
Drainage / Flooding: The
site of the proposed development is currently comprised
of many vacant lots, allowing extra space for water drainage
and run off. However, there are already problems with water
drainage and street flooding in the area. There is concern
that replacing these vacant lots with large slab grade buildings
with no spacing between will further aggravate drainage problems.
Click here for photos of flooding in the area of the proposed
development.
Ownership of Property: The ownership of two properties on Bartholomew Street within
the proposed development are in question.
Moving Historic Structures: ICINola proposes to relocate two historic shotguns currently
within the proposed development to other lots within the Bywater.
This sets a dangerous precedent for future developments.
Construction / Potential Damage to Surrounding Structures: Building the proposed development will require pile driving
and the usage of heavy construction equipment. The ICINola
construction will potentially cause structural damage to surrounding
existing historic homes.
Open Spaces / Green Building: Open spaces are important to the quality of life in Bywater.
ICINola proposes the use of green walls and green roofs in
place of usable recreation areas. The developer has not given
enough information to show that green roofs will be usable
as more than an energy saving convenience, and any such green
benefits will likely be counteracted by emissions produced
by the additional traffic. Open spaces and breathable air
are necessary to our quality of life. Sustainable Planning: Sustainable planning limits the impact on the environment,
encourages walkability and mass transit use. ICINola singles
itself out as its own entity as opposed to being part of an
already sustainable neighborhood. ICINola proclaims the need
for another small grocery, fitness center, art galleries,
and other providers that would operate in competition with
existing retailers. While the neighborhood has expressed the
desire for a full scale grocery store, ICINola does not plan
for a full scale grocery, has not given any assurances that
a grocery store will actually be put in place or that said
grocery will cater to the needs and income levels of the entire
community.
Financing & Retail
Commitments: The
developers have not indicated that they have secured any
financing for the development. When asked about financing
at the BNA meeting on April 10, 2007, the developers stated
that there would be an announcement "at some point." ICINola
has secured no retail commitments for the proposed development,
giving no guarantees that the retail spaces will be used as
indicated in the developers’ plans. Traditionally, developers
secure at least tentative retail commitments as part of the
planning process. Without the assurances of financing and
retail commitments, there are major concerns regarding the
developers’ ability to actually build the development.
Actual Intent to Build: There is no guarantee that the developers will complete the
project. Their past track record leads to suspicions they
intend to acquire the rezoning and other approvals and then
sell off the development - as they have done previously three
times in Atlanta. The developers have stated they intend to
build ICINola, but have also publicly stated that they will
sell if offered enough money.
Lack of Citizen Participation: The Unified New Orleans Plan (UNOP) stresses community involvement
in the rebuilding and development process. Community participation
and feedback regarding ICINola has been severely limited.
Community outreach was mainly conducted through the Bywater
Neighborhood Association (BNA), an organization with only
185 members out of 5000 households in the Bywater. Little
was done to publicize the proposed development informational
meetings to the community at large. Signs were not posted
around the neighborhood, the BNA website was not updated to
notify residents of the April 10th final ICINola presentation
to the BNA, and handouts that were delivered to the homes
of some, but not all residents in the area the day of said
meeting did not mention the meeting.
Crime: Due to the cost of the condo units, the condo owners are
likely to be part-timers or tourists who are borrowing/renting
condos that have been bought as second homes. This will potentially
lead to an increase in crime as tourists make good targets,
because due to the transient nature of the condos and retail
it will be hard to tell who belongs to the neighborhood, and
there will be less committed full-time residents around to
deter crime.
Property Tax Increase: The proposed development will raise property taxes for the
neighborhood, further adding to post-Katrina financial burdens
faced by many homeowners, potentially driving some of homeowners
out of the neighborhood and further increasing rents for rental
properties. |
