CITY PLANNING COMMISSION CITY OF NEW ORLEANS EXECUTIVE DIRECTOR. City Planning Commission Staff Report. Executive Summary

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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 Executive Summary Zoning Docket: 030/16 Applicant: Request: Location: City Council Motion M This is a request for a zoning change from an HU-RD2 Historic Urban Two- Family Residential District to a HU-B1A Historic Urban Neighborhood Business District. The municipal addresses are 2138 Mazant Street and 4032 N Miro Street Summary of Proposal: Master Plan: Recommendation: The site is a rectangular lot at the intersection of Mazant and N Miro Streets. The structure is one story at its front property line before rising to two stories. It has an approximately 2,300 square foot ground floor unit that has historically been used for commercial purposes and is accessible from an entrance angled toward the intersection of North Miro and Mazant Streets. A non-conforming commercial use, a retail store operated until Hurricane Katrina in The ground floor commercial unit has been vacant since then. Due to this period of extended vacancy, the commercial uses legal non-conforming status was lost. The current City Council motion calls for the City Planning Commission to consider the rezoning of the site from an HU-RD2 Historic Urban Two-Family Residential District to a HU-B1A District to allow the structure s ground floor commercial unit to be used as a small grocery. The proposal is consistent with the Master Plan. The staff recommends APPROVAL of the request. 1

2 Reasons for Recommendation: 1. The site meets the criteria of the Historic Non-Conforming Use Policy by which the zoning change can be supported. 2. The requested HU-B1A District allows only small-scale, low-intensity commercial uses that normally serve the residents of surrounding neighborhoods primarily and which are generally perceived as being compatible with adjacent residential uses. 2

3 City Planning Commission Meeting CPC Deadline: 05/21/16 Tuesday, March 22, 2016 CC Deadline: 60 Days from Receipt City Council District: D Brossett Zoning Docket: 030/16 PRELIMINARY STAFF REPORT To: City Planning Commission From: Robert Rivers, Executive Director Stephen Kroll, Planning Administrator Prepared by: Stosh Kozlowski Date: March 11, 2016 I. GENERAL INFORMATION: Applicant: Request: Location: City Council Motion No. M This is a request for a zoning change from an HU-RD2 Historic Urban Two- Family Residential District to an HU-B1A Historic Urban Neighborhood Business District. The petitioned property is located on Square 1084, Lot T or 9, in the Third Municipal District, bounded by Mazant, North Galvez, Bartholomew and North Miro Streets. The municipal addresses are 2138 Mazant Street and 4032 North Miro Street. (PD 7) Description: The site, a rectangular parcel located at the intersection of North Miro and Mazant Streets, measures forty-three (43) feet and three (3) inches in width, eighty-one (81) feet and three (3) inches in depth, and approximately 3,515 square feet in area. The site is developed with a wood-frame structure built to the North Miro and Mazant Street property lines that occupies most of the site except for shallow rear and interior side yards. The structure stands one story in height at its front property line before rising to two stories. It contains an approximately 2,300 square foot ground floor unit that has historically been used for commercial purposes and is accessible from an entrance angled toward the intersection of North Miro and Mazant Streets. A residential unit occupies the structure s second floor. One (1) off-street parking space is provided on a paved driveway located in the Bartholomew Street side yard. According to the Department of Safety and Permits, the ground floor commercial unit was most recently occupied by a retail store, which was a non-conforming use in the RD-3 Two Family Residential District which included the site under the 3

4 former Comprehensive Zoning Ordinance. This non-conforming commercial use operated until Hurricane Katrina in The ground floor commercial unit has been vacant since then. Due to this period of extended vacancy, the commercial unit s legal non-conforming status was lost. The structure can now be used only as a single- or two-family residence in accordance with the site s HU-RD2 Historic Urban Two-Family Residential District zoning. In 2010, the property owner intended to establish a grocery store selling fast food and alcoholic beverages within the ground floor commercial unit. To allow this, the property owner requested a zoning change of the site from the RD-3 Two- Family Residential District to a B-1A Neighborhood Business District, as well as conditional uses and a moratorium appeal 1. The City Planning Commission recommended modified approval of the request, approving the zoning change request and the conditional use request to permit the sale of fast food, and denying the conditional use request to permit the sale of alcoholic beverages for offpremises consumption and the moratorium appeal. The City Council subsequently denied the request in its entirety. In 2012, the property owner proposed to use the ground floor commercial unit as a small grocery store, which was not to sell alcoholic beverages. To permit the grocery store, the property owner requested a zoning change of the site from an RD-3 Two-Family Residential District to a B-1A Neighborhood Business District 2. The City Planning Commission recommended approval of the request. The application died for lack of action by the City Council. In 2015 the City Council proposed the rezoning of the site from an RD-2 Two Family Residential District to a B-1A Neighborhood Business District 3. The City Planning Commission recommended approval of the request. It was approved but the City Council under Ordinance 26,395 MCS. However, the commercial zoning was not carried forward under the new Comprehensive Zoning Ordinance. The current City Council motion calls for the City Planning Commission to again consider the rezoning of the site from an HU-RD2 Historic Urban Two-Family Residential District to a HU-B1A District to allow the structure s ground floor commercial unit to be used as a small grocery store. Why is City Planning Commission action required? The City Planning Commission is required to make a recommendation on all requests for zoning map amendments prior to City Council action, in accordance with Article 4, Section 4.2.D Planning Commission Recommendation of the Comprehensive Zoning Ordinance. 1- Zoning Docket 023/10 2- Zoning Docket 063/12 3- Zoning Docket 006/15 4

5 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 petitioned site is located within a large HU-RD2 Historic Urban Two-Family Residential District that spans most of the Florida Area neighborhood, in which the site is located, and the adjacent Saint Claude neighborhood. These neighborhoods, which are located to the lake-side of Saint Claude Avenue, are comprised of rectangular lots that normally measure between thirty and forty feet in width and one hundred twenty feet in depth. The area was gradually developed across the first half of the 20th Century and was fully developed by The district features wood-frame, single-story single- and twofamily residential structures of that era which are located beyond front setbacks ranging between ten and twenty feet in depth. Most of these residences provide off-street parking on paved driveways located in side yards, although some of the area s older structures do not provide off-street parking. Residential structures of this type surround the subject site, occupying the lot immediately adjacent to it to the Bartholomew Street side, as well as lots located opposite Mazant and North Miro Street from the site. There are also a substantial number of vacant lots in the area, including vacant lots directly to the rear of the subject site and directly opposite Mazant Street from the subject site. Image 1: 2138 Mazant Street The HU-RD2 Historic Urban Two-Family Residential District in which the subject site is located is interrupted by an HU-MU District at the intersection of Mazant and N Galvez Streets. Adjacent to both the HU-RD2 Historic Urban Two-Family Residential District and this HU-MU District is a vast HI Heavy Industrial District that extends between Poland Avenue, to the west, and the Industrial Canal, to the east, North Claiborne Avenue, to the river side, and Almonaster Avenue to the north. This district is occupied by a wide variety of port-related uses, warehouses, and other industrial facilities. 5

6 B. What is the zoning and land use history of the site? Zoning: Land Use: 1929 "E" Commercial District 1953 "C" Four Family Residential District 1970 RD-3 Two-Family Residential Current HU-RD2 Historic Urban Two-Family Residential District 1929 Commercial 1949 Commercial 1999 Commercial 4 C. Have there been any recent zoning changes or conditional uses in the immediate area? If so, do these changes indicate any particular pattern or trend? In the past five years, there has been the following relevant land use actions for properties located within approximately five blocks of the petitioned site: Zoning Docket 023/10 was a request for a zoning change from an RD-3 Two-Family Residential District to a B-1A Historic Urban Neighborhood Business District and a conditional use and moratorium appeal for a fast food restaurant and the sale of alcoholic beverages. The municipal addresses are 2138 Mazant Street and 4032 North Miro Street. The City Planning Commission recommended modified approval, approving the requested zoning change from an RD-3 Two-Family Residential District to a B-1A Neighborhood Business District and the conditional use to permit the sale of fast food within that B-1A District, but denying the request for a conditional use to permit the sale of alcoholic beverages and the moratorium appeal. The request was subsequently denied by the City Council in its entirety. This is the subject site. Zoning Docket 063/12 was a request for a zoning change from RD-3 Two-Family Residential District to a B-1A Historic Urban Neighborhood Business District. The municipal addresses are 2138 Mazant Street and 4032 North Miro Street. The City Planning Commission recommended approval of the request. The application died for lack of action by the City Council. This is the subject site. Zoning Docket 006/15 was a request for a zoning change from RD-3 Two-Family Residential District to a B-1A Historic Urban Neighborhood Business District. The municipal addresses are 2138 Mazant Street and 4032 North Miro Street. The City Planning Commission recommended approval of the request which was subsequently approved by City Council. However, the change was not brought forward in the new Comprehensive Zoning Ordinance. This is the subject site. 4 The 1999 Land Use Plan designates the entirety of the subject square as being used for single- and two-family residential purposes. However, the Department of Safety and Permits records indicate that the subject site was in fact used for commercial purposes in

7 D. Are any major streets involved? What impact will the proposed zoning change have on the transportation system, if any? The site is located at the intersection of Mazant and North Miro Streets, both of which are minor residential streets. Like most streets in the vicinity of the site, Mazant and N Miro Streets are narrow, single lane streets with a parking lane on each side. Mazant Street carries traffic in a river-bound direction only, while North Miro Street carries traffic traveling in both eastward and westward directions. These streets are used primarily by residents of the Saint Claude neighborhood as they travel within that neighborhood or to nearby arterial streets that connect with adjacent neighborhoods. These arterial streets include N Galvez Street, a two-way, two lane major street, which bounds the subject square, and Poland Avenue, a major street carrying four lanes of traffic traveling in both directions and featuring a neutral ground, which is located two blocks from the subject site 5. The applicant is requesting a zoning change to a HU-B1A Historic Urban Neighborhood Business District, which is a pedestrian-oriented environment, with limited or no accommodation for on-site parking 6. One off-street parking space is provided at the site. This space, located in the interior side yard, would likely be used exclusively by the operators of any commercial use that might operate at the site or by the occupant of the upper floor residential unit and would not be available for customer use. The HU-B1A District allows for a variety of small scale, neighborhood-oriented commercial uses that would likely be patronized primarily by residents of the surrounding area. As such, it is likely that a significant portion of the customers of any use operating at the petitioned site would walk to that site. Some customers will drive to the site, however, which will result in a greater demand for on-street parking than would be expected to result from the residential use of the site that is allowed under the current zoning. This demand is likely to be greatest along those portions of Mazant and N Miro Streets that are adjacent to the site. Currently, there is low to moderate demand for onstreet parking as, though most residences have off-street parking spaces, some residents park their vehicles on-street. There is a sufficient supply of on-street parking spaces to accommodate the modest additional demand for on-street parking that would result from the commercial use of the site. E. What is the purpose of the proposed rezoning, and what effect would it have on the adjacent land uses? The purpose of the proposed rezoning is to allow a structure that housed ground floor commercial uses from at least 1929 until 2005 and was zoned for commercial use from 1929 until 1970 to be occupied by a small grocery store. Since 1970 the property has 5 North Galvez Street and Poland Avenue are both designated as major streets by the Plan for the 21 st Century s existing streets map. 6 Article 12 Historic Urban Non-Residential Neighborhoods of the Comprehensive Zoning Ordinance 7

8 been zoned residential. The property s status as a legal non-conforming commercial use was lost due to extended vacancy following Hurricane Katrina, the site can only be used for commercial purpose in the future if its zoning is changed to a commercial district. When previously applying for the rezoning of these site, the applicant proposed the former CZO zoning of a B-1A Neighborhood Business District because it was developed specifically for small, neighborhood-serving commercial uses in older, developed neighborhoods, and that proposal has been carried forward in the current City Council motion. The new CZO s HU-B1A is specifically intended for historic corner store-style commercial properties that are embedded within otherwise residential neighborhoods. In addition to the grocery store use proposed by the applicant, the HU-B1A District would allow by right other retail good establishments, pet day care service, arts studio, arts gallery, etc. The proposed grocery store and the other small retail and service uses that are permitted by right in the HU-B1A District would be more intensive in terms of pedestrian and vehicular traffic, demand for on-street parking, litter, and noise generated than those residential uses allowed under the current zoning. However, these levels of noise, traffic, and parking demand should nonetheless be fairly limited due to the small size of the commercial unit and comparable to the impacts that were likely produced by the past commercial uses of the site, including the most recent commercial use of the site as a package liquor store. F. Can the request be considered a spot zone? Does it fall within the Historic Non- Conforming Use Policy? The terms spot zone and spot zoning refer to zoning changes which have the effect of singling out a lot or other relatively small tracts of land for treatment different from similar surrounding parcels. These zoning changes have the effect of granting preferential treatment to those spot zoned parcels which is not also granted to similarly-situated surrounding properties. Spot zoning can occur in two ways. First, it can be done by creating a new zoning district that is applied only to a limited number of properties which are similar to surrounding properties. The creation of the new zoning district has the effect of granting preferential treatment to those properties which is not also granted to surrounding similarly-situated properties. Second, spot zoning can occur through the expansion of existing zoning districts when the expansion has the effect of unjustifiably treating certain properties differently from similarly situated properties. This re-zoning proposal is considered to be the first type of spot zone, as it would create a new HU-B1A District for only this one property and would have the effect of treating this property differently from the surrounding properties. Although the City Planning Commission generally looks upon spot zoning applications with disfavor, it can support those spot zoning applications in instances where the parcel to be rezoned is significantly different in physical character and historic use from the surrounding properties. For example, it may be appropriate to spot-zone a historic commercial, industrial, or institutional property located within an otherwise residential 8

9 zoning district, because the difference between that commercial, industrial, or institutional property and the surrounding residential properties justifies it being treated differently from the surrounding properties. In these cases, the Commission may make an exception to its general policy against spot zoning to support the spot zoning of that particular property. In determining whether the spot zoning of any particular property is appropriate, the Commission uses its Historic Non-Conforming Use Policy to guide its analysis. This policy contains criteria which are used to identify historic commercial, industrial/warehouse, and institutional properties which should be zoned differently from surrounding properties. It evaluates individual applications based on their compliance with general and specific criteria. The requirements for requests involving historic institutional structures are listed below in italicized font, while the staff's comments on the extent to which the site meets those requirements are listed in plain text. General A. The request in consistent with the Plan for the 21st Century. The request meets this criterion. The proposal is consistent with the Plan for the 21st Century. As discussed at greater length below, the site s future land use designation does allow for commercial use of this site because the site has historically been used for commercial purposes. B. The petition is in harmony with the historic character of the surrounding neighborhood. The request meets this criterion. This zoning change should be considered to be consistent with the character of the neighborhood, which historically featured small commercial uses within otherwise residential areas. These commercial uses were typically located at corner locations and served the daily needs of the neighborhood s residents. As this zoning change would allow such small commercial use of this site (as the HU-B1A District allows a broad range of small, neighborhood-serving commercial uses), this criterion is fulfilled. C. The request serves a neighborhood need. The request meets this criterion. The zoning change to a HU-B1A District would allow a broad variety of small commercial uses, including the proposed grocery store, that primarily serve customers from the surrounding neighborhood. D. The property has a history of non-residential use. The request meets this criterion, as the City s records indicate that the property was used for commercial purposes from at least 1929 until Specific 9

10 Historically commercial properties are often developed with the following characteristics: a. The building is built to the sidewalk and frames the corner. b. The building entrance is visible from both streets, typically at an angle at the corner. c. The building has an overhang, gallery, balcony, or canopy over the sidewalks. d. The building has display windows, rather than large blank walls. The structure located at the petitioned site features most of these characteristics. The structure is built to the sidewalk, framing the corner, with an entrance that is angled toward the intersection. It has a roof eave which extends over the Mazant Street sidewalk. However, it does not have display windows. Google Street view photographs from September, 2007 indicate that the structure previously featured display windows, but they were covered during a recent renovation. The petitioned zoning classification must be the most restrictive available to accommodate the class of uses to serve the neighborhood. The requested HU-B1A District is the most restrictive zoning classification that allows small retail and service uses that are intended to serve the residents of surrounding residential neighborhoods primarily. This analysis shows that the request meets most of the Historic Non-Conforming Use Policy and the spot zoning of the site to a HU-B1A Historic Urban Neighborhood Business District is justifiable under that policy. G. Evaluation of approval standards The City Planning Commission recommendation and the City Council decision on any zoning map amendment are matters of legislative discretion. In making their recommendation and decision, the City Planning Commission and the City Council are required to consider the standards in Table 4-1: Standards for Zoning Amendments of the Comprehensive Zoning Ordinance. In this section, the staff evaluates the application using those standards. The proposed amendment is compatible with the Master Plan and Future Land Use Map. This standard is met. The Master Plan s Future Land Use Map designate the site as within a Residential Low-Density Pre-War area. RESIDENTIAL LOW DENSITY PRE-WAR Goal: Preserve the scale and character of pre-war (WWII) residential neighborhoods of lower density where the predominant use is single and twofamily residential and allow for compatible infill development. Discourage the 10

11 development of additional multifamily housing that is out of scale with existing character. Range of Uses: New development generally limited to single or two-family dwellings, and preservation of existing multi-family buildings. Businesses and traditional corner stores may be allowed where current or former commercial use is verified. Supporting public recreational and community facilities (e.g., schools and places of worship) also allowed. Conversion to multifamily may be allowed for certain existing historic institutional, commercial or other non-residential buildings. Development Character: New development will fit with the character and scale of surrounding residential neighborhoods where structures are typically located on smaller lots and have minimal front and side setbacks. Maximum density of 24 units/acre. The request is to change the HU-RD2 Historic Urban Two-Family Residential District to a HU-B1A Historic Urban Neighborhood Business District in order to allow a corner grocery store in a structure that has historically been used for commercial purposes. Given this history of commercial use, its future commercial use is allowable under the Residential Low Density Pre-War description s specified range of uses. The proposal is therefore consistent with the Master Plan. The proposed amendment is compatible with the place designations of this Ordinance. This standard is met. The proposed amendment requests a Historic Urban District, which is compatible with the Historic Urban place designation of the area. The proposed amendment is compatible with existing use and zoning of nearby property. This standard is met. HU-B1A Historic Urban Business District is designed to be compatible with the HU-RD2 Historic Urban Two-Family Residential zoning of the other nearby residential uses. The proposed amendment promotes the public health, safety and welfare of the City. The proposed amendment is to allow a grocery, which would not directly impact the public health, safety and welfare of the City. The proposed amendment is a more suitable zoning classification for the property than the current classification. The proposed zoning amendment is a more suitable classification as it would create a new HU-B1A District for only this one property that is designed to be compatible with the HU-RD2 District allowing for businesses that would serve the surrounding community. 11

12 Based upon the length of time that the property in question has been vacant, the proposed amendment is a more suitable zoning classification for the property than the current classification considered in the context of development in the area where the property is located. The building is vacant due to inappropriate zoning. With correct zoning, the building would cease to be vacant. The proposed amendment corrects an error or omission, adds clarification to existing requirements, or reflects a change in policy. The proposed amendment corrects an error, or reflect a change in current policy. The site was previously rezoned under the old CZO, however, the change was not brought forward in the new Comprehensive Zoning Ordinance. This rezoning would correct that error. The proposed amendment benefits the citizens of the City as a whole. The proposed amendment would not have a significant impact on the City as a whole. The proposed amendment provides a more workable way to achieve the intent and purposes of this Ordinance and the Master Plan. The proposed amendment would be consistent with the intent of this Ordinance and the Master Plan. The City Planning Commission recommended approval of the previous request which was subsequently approved by City Council. However, the change was not brought forward in the new Comprehensive Zoning Ordinance. The proposed amendment does not create a significant number of nonconformities The proposed amendment would not create a non-conformity. The proposed amendment is compatible with the trend of development, if any, in the general area of the property in question. The proposed amendment fit within the current trend of development as the businesses and traditional corner stores may be allowed where current or former commercial use is verified. III. SUMMARY Zoning Docket 030/16 is a request for a zoning change from an HU-RD2 Historic Urban Two-Family Residential District to a HU-B1A Historic Urban Neighborhood Business District to allow a small grocery store to operate within a structure that was occupied by a package liquor store prior to Hurricane Katrina. In 2010, the property owner requested a zoning change to a B-1A District and conditional uses to allow a grocery store selling 12

13 alcoholic beverages and fast food to occupy the site. That request was denied. In 2012, the property owner requested a zoning change to a B-1A District to allow the site to be occupied by a grocery store, which would be allowed by right in the B-1A District. The grocery store was not to sell alcoholic beverages or fast food, which would only be allowed as conditional uses. That request died for lack of action by the City Council. In 2015 the site was rezoned to a B-1A Neighborhood Business District and the rezoning was not carried forward to the new Comprehensive Zoning Ordinance. The requested zoning change, a spot zone, is supported by the Historic Non-Conforming Use Policy, which allows for spot zones to be supported provided that they allow for low impact, neighborhood-oriented commercial uses in structures that have historically been occupied by such uses. The subject site meets most of the criteria of that policy, as the structure was clearly built for neighborhood-oriented commercial use of its ground floor unit and was used for such commercial purposes from 1929 to The intended future commercial use of the site as a grocery store, like most of the other uses allowed in the HU-B1A District, would be consistent with this historic use and should produce only minimal levels of noise, traffic, and demand for parking on surrounding streets. For these reasons, the staff supports the requested zoning change. IV. PRELIMINARY STAFF RECOMMENDATION 7 The staff recommends APPROVAL of Zoning Docket 030/16, a request for a zoning change from an HU-RD2 Historic Urban Two-Family Residential District to a HU-B1A Historic Urban Neighborhood Business District. VI. REASONS FOR RECOMMENDATION 1. The site meets the criteria of the Historic Non-Conforming Use Policy by which the zoning change can be supported. 2. The requested HU-B1A District allows only small-scale, low-intensity commercial uses that normally serve the residents of surrounding neighborhoods primarily and which are generally perceived as being compatible with adjacent residential uses. 7 Subject to modification by the City Planning Commission 13

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17 Notifications ZD Notifications ZD Name Address1 Address2 City St Zip Collins Luella A 3914 N Miro St New Orleans LA Hogan James Sr 3919 N Galvez St New Orleans LA Maheia Patrick L P O Box New Orleans LA Henry Tamika 826 John Brown Ave Montgomery AL Pannia Earl 4000 N Miro St New Orleans LA Barnes Willie A 4006 N Miro St New Orleans LA Mead Fatima H 4015 N Galvez Street New Orleans LA Long Arthur H 4016 N Galvez St New Orleans LA Price Robert 7640 Plum St New Orleans LA Newman Willie J 4019 N Miro St New Orleans LA Campbell Debra P 4115 N Johnson St New Orleans LA Braddy Doris T 4116 N Tonti St New Orleans LA New Orleans Area Habitat For Humanity 7100 St Charles Ave New Orleans LA Carlin David C/O The City Of New Orleans 1300 PerdidNew Orleans LA White Donald 7741 Wales St New Orleans LA Walker Andrew 4120 N Galvez St New Orleans LA Reynolds Linda F 4141 N Miro Street New Orleans LA Joseph Lisa P 4020 N Tonti St New Orleans LA Byrd Shirley A 4021 N Galvez Street New Orleans LA Goldsby Dave Jr 4021 N Tonti St New Orleans LA Lewis Vera Betty W Johnson 4028 N MiroNew Orleans LA Barnes Curtis Jr 2503 Mazant St New Orleans LA Wells Oliver C/O John A Johnson 1504 EnglisLa Place LA Elzie Henry Edna Shields 1440 Alvar New Orleans LA Johnson Patricia M Etal 4111 N JohNew Orleans LA Gibson Theoppluis 822 Joe Yenni Blvd Apt 29 Kenner LA Valcour Mary F Etals 4125 N TonNew Orleans LA Atkins James 4134 N Miro St New Orleans LA Dumas Michael A 4910 Little John Dr New Orleans LA Richard Darryl A 4517 Piety Drive New Orleans LA Schmidt Amy L 2831 St Roch Ave New Orleans LA Touro Street Incorporated 4955 West Napoleon Ste 108 Metairie LA Williams Colette W 4216 N Galvez St New Orleans LA 70117

18 Notifications ZD Notifications ZD Clivens Kevin G 4220 N Galvez St New Orleans LA Taylor John 2112 Bartholomew St New Orleans LA Severan Leo C/O The City Of New Orleans 3216 Gene New Orleans LA Cambre Henry P 4706 St Anthony St New Orleans LA Newman Lloyd 2230 France St New Orleans LA Hamilton Dennis Jr C/O Billey W Gipson 2209 N CumMetairie LA Easy Money Inc 725 Girod St New Orleans LA Woods Estelle L Etals 2120 Maza New Orleans LA Simmons Mary H 2131 Bartholomew St New Orleans LA Cooper III Philip 2805 Paris Ave New Orleans LA Carter Catherine A 2003 Mazant St New Orleans LA Dickerson, or her Successors, Heirs, and Assigns Mattie Cecile 2004 France Street New Orleans LA Abram Larry S Etal 2005 BarthoNew Orleans LA McGill Tommie P O Box 480 Heidelberg MS Curley Martin J 2008 France St New Orleans LA Gillard Veronica 7562 Marquis Street New Orleans LA Ware Larry Etal 1818 LesseNew Orleans LA Jackson Ruby M 2316 Trotter St Picayune MS Fortenberry Mayonia W 2015 Mazant Street New Orleans LA Dixon Jo Ann W 2016 Mazant St New Orleans LA Buchana Richard Etal P O Box 39New Orleans LA Jones Mellanie Etal 2018 BarthoNew Orleans LA Grant Lorraine G 2019 Mazant St New Orleans LA King Tilman D 3713 Edgewood Ct Westwego LA Ferdinand Irma 2024 France Street New Orleans LA Advantage Design Construction Inc P O Box New Orleans LA Dixon Joann W 2824 Steamship Circle #F New Orleans LA Brown Jo A H 2033 Mazant St New Orleans LA Olivier Kevin 2037 Mazant St New Orleans LA Simmons Edward A Jr 2039 Alvar St New Orleans LA Jack Mary J 2039 Mazant St New Orleans LA Jee Frank F 3018 Elysian Fields Av New Orleans LA James Succession of Damon Eugene C/O Glenetta Dave 6508 CountMemphis TN Turner Marvin 2108 Bartholomew St New Orleans LA 70117

19 Notifications ZD Notifications ZD Thomas Helen A 2109 Bartholomew St New Orleans LA Just How You Like It LLC 247 Goldenwood Dr. Slidell LA Claude Bean's Body Shop Inc 2110 Poland Ave New Orleans LA Valentine Sharon C 2115 Alvar St New Orleans LA Dubose Shaunquel M 2116 Bartholomew St New Orleans LA Robinson Frances H C/O Viola P Blouin 704 LessepNew Orleans LA Mack George L 2121 Alvar St New Orleans LA Jackson Joseph 2121 Bartholomew St New Orleans LA Smith Richard H 2125 Alvar St New Orleans LA Jackson Richele 2125 Bartholomew St New Orleans LA Singleton Kevin A 2406 Desire St New Orleans LA Ben Eunice W C/O Perry Emery 2128 BarthoNew Orleans LA Griffin Daisy L 2128 France St New Orleans LA Simmons Mary H 2131 Bartholomew St New Orleans LA Chevalier Jeremy 2131 Mazant Street New Orleans LA Collins Malcolm J 2133 Alvar St New Orleans LA Henry Catherine Etal C/O Henry New Orleans LA Anderson Milton 2137 Alvar St New Orleans LA Pecot Charles L C/O The City Of New Orleans 1300 PerdidNew Orleans LA Minh Ninh C 5052 Lyons Ct. Marrero LA Scott Alma J 2141 Alvar St New Orleans LA Condoll Joseph 2142 France St New Orleans LA Tate Willie J 2201 Alvar St New Orleans LA Classic Construction Of N O Ventures II 4127 S. Claiborne Ave. New Orleans LA Martin Lawrence J 2205 Alvar St New Orleans LA Brock Mable B 2100 Timoleon Street New Orleans LA Maheia Elenor 2208 Bartholomew St New Orleans LA Phillips George A 2209 Bartholomew Street New Orleans LA Reed Sean Gatesville Dr. Frisco TX Barrilleaux Lesbia H 3732 Tulane Drive Kenner LA Square Allen Sr Etal 5720 Louis New Orleans LA Wise Donald Sr 2221 Bartholomew Street New Orleans LA Smith Lawrence 2222 Bartholomew Street New Orleans LA Collins Stanford S 2223 Bartholomew St New Orleans LA 70117

20 Notifications ZD Notifications ZD Newman Lloyd 2223 Mazant St New Orleans LA Travis Willie 2226 Bartholomew St New Orleans LA Faulk Cleveland Etal 2220 Maza New Orleans LA Smith Willie A Vonder Williams Blac Franklinton LA Smith Voicell 2230 Mazant St New Orleans LA Thornton James 2231 Alvar St New Orleans LA Domino Cornelia W 2233 Bartholomew St New Orleans LA Newman Lloyd 2230 France Street New Orleans LA Wharton Lionel 2236 Mazant St New Orleans LA Jefferson Paul Et Als 2237 Maza New Orleans LA Hall Geraldine C Etal 2240 Maza New Orleans LA Quinn Lawrence Etals 142 5Th St Richmond CA Jones Donald J 2245 Bartholomew Street New Orleans LA Plummer Keoka Etals 2245 Maza New Orleans LA Gilbert Karen A 2301 Bartholomew St New Orleans LA Seymour Bobbie S 882 West Plains Port Hudson Road Zachary LA Spriggins Albert V 125 Riverbend Dr Jackson MS Washington Howard III 2705 Austin Drive Mesquite TX Shannon Desiree B 2311 Mazant St New Orleans LA Washington Howard 2705 Austin Drive Mesquite TX Singleton Ora M 2315 Bartholomew Street New Orleans LA Birch Elayne W 2319 Bartholomew St New Orleans LA Mc Quarter Sonya 3912 Dauphine Street New Orleans LA Pendelton Cornell 4343 Spain St New Orleans LA Gray Gloria B 2029 Mazant Street New Orleans LA Dave Simon P 3 Etals 2030 BarthoNew Orleans LA Spears Eddie N. Heatherwilde Blvd # 1015 Pflugerville TX Williams Joel 7640 Weaver Ave New Orleans LA Walker Gretchen Frazier C/O Clarice E Jacobs 600 DeerfieGretna LA Williams Mattie M Brenda H Jacobs 2036 Maza New Orleans LA Brewer Jerry R 2110 Poland Avenue New Orleans LA Boyd Luther C 3265 Woodglynn Dr. Baton Rouge LA Jackson Winston J 2125 Bartholomew St New Orleans LA Daniels Manuella Denise 2009 Bartholomew St New Orleans LA

21 Notifications ZD Notifications ZD Dixon Jo Ann W 2018 Mazant St New Orleans LA Jackson James C 2110 Poland Ave New Orleans LA Bryant Morace H 2101 Mazant St New Orleans LA Carney Rosa J Et Al SamZachary LA Orleans Parish School Board 3501 General De Gaulle Dr New Orleans LA Second Free Mission Baptist Church Of 2140 Bartholomew St New Orleans LA Mc Daniels Leonard A 2320 Mazant St New Orleans LA Ancar Jo Ann H Beacon Lane Palmdale CA Eugene Clarence, Jr 2720 Mithra St New Orleans LA Second Greater Mount Sinai Missionary Baptist Church 2140 Bartholomew St New Orleans LA Valeary Donna 2214 Mazant St New Orleans LA Tillery Real Estate LLC 1631 Elysian Fields Av #285 New Orleans LA Evans Verna L Etal 2239 Alvar New Orleans LA Fos Alexander E 3121 Legend Dr Meraux LA Dabon Naomi J 4528 St Anthony Ave New Orleans LA Brown Shirlene Dorest 3142 Oliver White Ave New Orleans LA Frazier Signa(Deceased) 1312 St Ferdinand Street New Orleans LA Buchana Jr. Richard C/O Tillery Real Estate LLC 1631 ElysiaNew Orleans LA Newton Terrence K Jr 2101 Alvar St New Orleans LA Mazant Street Trust 6859 E Coronet Ct New Orleans LA Second Greater Mount Sinai Baptist Chur 2140 Bartholomew St New Orleans LA Harris Kendra M C/O Demond N Melancon 2020 BarthoNew Orleans LA Dumas Anita M P.O. Box 1893 Marrero LA Baham Succession of Cleaster Burd 2106 France St New Orleans LA Hamilton Dennis Jr C/O Katherine E Montes Garcia 103 N Mcki Sweeny TX Middlebush Lindsey L Etal 2221 Alvar New Orleans LA Bell Semone A 1064 Blairfield Dr Antioch TN Paul Noily Jr Etal 2285 ColomHarvey LA Washington Harold A 3410 Desaix Blvd New Orleans LA Greater Hill Of Zion Baptist Church 1520 Alvar St New Orleans LA Solutions Through Sales LLC 250 Verret St New Orleans LA New Orleans Area Habitat For Humanity 2900 Elysian Fields Ave Suite A New Orleans LA Faulk Doris N 2226 Mazant St New Orleans LA Rancis Caycee A 400 Glenmeade Ct Gretna LA 70056

22 Notifications ZD Notifications ZD Linker Allan R Jr 4114 N Galvez St New Orleans LA Montgomery Leo B 150 Enterprise Dr. Apt Mc Kinney TX Pearson Curtis D C/O Devin Hall 1150 MartinSlidell LA Jacobs Leonard 2122 Bartholomew St New Orleans LA Stiller Cecil P.O. Box Metairie LA Kac, LLC 4922 Music Street New Orleans LA Brisco Gladdis C P.O. Box New Orleans LA Alvarado Juana Etal 2208 Fable Meraux LA Hoffman William L Jr 624 Chalmette St Harvey LA Burks Jessie Jr 602 Country Road 411 Pachuta MS New Orleans Redevelopment Authority 1409 Oretha Castle Haley Bl New Orleans LA Simmons Marlene B Et Als 2039 Alvar New Orleans LA Lucas Sharon Et Als 2039 Alvar New Orleans LA Bartholomew LLC C/O LESLIE ANN STRAUGHAN, REGISTERED AGENT 3909 TolmaMetairie LA 70002

23 PD Organization Name Street City State Zip Point of Contact Position Telephone Number Address Vanessa Gueringer President Boundaries Lower 9, Upper 9, New Orleans East, Wards 6, 7, 8, Uptown, Algiers and Back of Carrollton 7 A Community Voice - New Orleans LA - Bunny Friend Neighborhood 7 Association Incorporated PO Box New Orleans LA Katherine Prevost President bunnyfriendassoc@gmail.com St. Claude Ave., Kentucky St., Florida Ave., Franklin Ave. 7 Bywater Neighborhood Association P.O. Box 3191 New Orleans LA Lisanne Brown President bywaterpresident@yahoo.com Press St., N. Claiborne Ave., Industrial Canal, Mississippi River 7 Desire / Florida Area Community Council, Incorporated 4121 St. Claude Avenue New Orleans LA Dot Wilson Alvar St., Poland Ave., N. Claiborne Ave., Almonaster Ave. 7 Faubourg Marigny Improvement Association 2401 Burgundy Street, Box 10 New Orleans LA Miles Swanson President president@faubourgmarigny.org Esplanade Ave, St. Claude Ave., Press St., Mississippi River 7 Faubourg St. Roch Improvement Association 1637 St. Roch Avenue New Orleans LA Will Rumley President daralf01@gmail.com St. Claude Ave., Florida Ave., Elysian Fields Ave., Press St. 7 Gentilly Sugar Hill Neighborhood Association 2053 Treasure Street New Orleans LA Debra Joseph President debjoecatering@att.net London Ave Canal, Gentilly Blvd, Elysian Fields Ave., Florida Ave (Railroad Tracks) 4 Greater Treme Consortium, Incorporated 816 N. Robertson Street New Orleans LA Cheryl R. Austin Executive Director greattreme@aol.com N. Claiborne Ave., N. Rampart St. St. Philip St., Orleans Ave. 7 Indian Village Neighborhood Association 3913 Ford Street New Orleans LA Pastor Mel Jones President revmel90@netzero.net People's Canal, Old Gentilly Road, I-10, and I-10 onramp 7 Liberty Terrace Homeowners Association - New Orleans LA Renee Cooper Cambrice libertyterracehomeowners@yahoo.co m Louisa St., Almonaster Ave., Higgins Blvd., St. Ferdinand 7 Neighbors First for Bywater 827 Louisa Street New Orleans LA Julie Jones President julienola@gmail.com Press St., Industrial Canal, Mississippi River, Marais St. 7 New St. Claude Association of Neighbors 1313 Pauline Street New Orleans LA Susan Brady President sbrady@entergy.com Franklin Ave., N. Claiborne Ave., St. Claude Ave., Japonica St. 7 Seventh Ward Neighborhood Association P.O. Box 8411 New Orleans LA Dr. Mona Lisa Saloy President seventhwardassoc@aol.com Elysian Fields Ave., Esplanade Ave., Mississippi River, Lake Pontchartrain 7 St. Roch Bend Neighborhood Association - New Orleans LA nathanijon7@gmail.com I-10, I-610, Elysian Fields Ave., Florida Avenue (Railroad Tracks) 7 Upper Ninth Ward Community Association 4222 Paris Avenue New Orleans LA Rev. James R. Willis Jr. Moderator pastorjrw@aol.com St. Claude Ave., Franklin Ave., Industrial Canal, I-10

24 w.bywater neighbors. com/ 07/09/13 Cailin Notch

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