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Welcome to the Marigny Neighborhood Development news area. Here you will find information about development happening in our Historic neighboorhood. If you have any questions, comments or concerns about any of these projects please let us know. You can send an email to neighborhooddevelopment@faubourgmaringy.org. We look forward to hearing from you!
BACKGROUND On April 21, CPC staff met with Neighborhood Development Committee cochairs Tom Loesch and Gary de Leaumont, and Gene Cizek, to discuss the FMIA’s concerns regarding the plan, in particular the Overlay District, nodal point concept, height bonuses, and other technical issues. CPC felt strongly that Faubourg Marigny should be included in the Overlay District, and promised to draft revisions that would attend to FMIA concerns. Revisions were received, reviewed and endorsed by the Board. They are attached. ANALYSIS When you compare the revisions CPC staff are proposing with our original list of issues, our major concerns have been addressed. The Overlay District (OD) is still intact, as are the nodal points, but the height bonus concept for the landside of the OD is out. Fifty feet remains the height limit and the idea of nodal points has been tweaked to bring it in more in line with our vision. Additionally, we get a little more from this plan than we had before. The height limit riverside is currently 50’, but has been lowered to 35’. There is a height bonus of 15’ (up to 50’ total, the original height) on the riverside of the nodal points, but only when certain conditions are met. Superblocks (building across an existing street) are not allowed. Remember, any development can (and still could) apply for waivers under conditional use rules. However, if the Riverfront plan is adopted according to the proposed revisions, we could reference it (as we do the 1999 Land Use Plan, for instance) to oppose such waivers since the standards it recommends call for a 50’ limit. The desire to get back to work on the new Comprehensive Zoning Ordinance (CZO) is one of the reasons the CPC would like to get the Riverfront Plan adopted and forwarded to City Council. Some of our concerns are best addressed through the adoption of a revised CZO. Acceptance of the Riverfront Plan 2005 revisions proposed by CPC means we can move on to that process, as well as creation of a long-term development plan for the neighborhood. We especially need to work on the creation of a new HM Mixed Use zoning category to replace HMLI. The City Planning staff will present their revised report to the Commission on May 10, at which time public comment also will be heard. The CPC will hear more testimony on May 24, and expects to vote on the final plan that day. The following draft of revisions for Faubourg Marigny section of the Riverfront Overlay was received from CPC staff on 4/28/05. On May 4, the FMIA Board voted to endorse the Plan on condition these key points were included. We will monitor the final reports to make sure they are. Riverfront Vision 2005 - Marigny Segment of the Riverfront From CPC Staff re: Overlay District -Key Points: A. General and Administrative: + Riverfront Overlay District boundaries will remain as presented in the March 15, 2005 Draft of the Riverfront Vision Plan; + The Overlay District does not affect in any way the duties and roles of the HDLC (neither of the CBD HDLC and VCC) as noted in the March 15, 2005 Draft of the Riverfront Vision Plan; + Development/Site Plan Review by the CPC staff is required for all development projects within the Overlay District. Exceptions: (1) single and two family dwellings; (2) any other use if designated as permitted (see second bullet point under Land Use/Zoning below) Note: Projects requiring Conditional Use will still have their development/site plans reviewed through the CU review process. B. Land Use/Zoning: + Permitted Uses: Parks, single and two-family residential uses are appropriate uses in the HMLI area and should not require approval through the conditional use process. + Permitted Uses: A range of other commercial uses are also appropriate within the HMLI. These uses (i.e. certain cultural uses, offices, and retail, subject to maximum size limits of 5,000 sq.ft.) may be considered for classification as permitted uses within the Overlay District (after a more in-depth analysis and discussion as a part of the zoning docket); + Prohibited Uses: A range of industrial uses are not appropriate for the HMLI. These uses (i.e. truck stops and terminals; scrap metal and tire collection/transport; open storage of building material; animal, poultry, bird raising) should be considered for prohibition within the Overlay District (after a more in-depth analysis and discussion as a part of the zoning docket); + Extending current HMC-2 District along Elysian Fields to the floodwall or revising HMLI District use list may be considered (after a more in-depth analysis and discussion as a part of the zoning docket); C. Access Corridors/Nodal Points: + Major riverfront access corridors and nodal points are as indicated in the March 15, 2005 Draft of the Riverfront Vision 2005 Plan (Esplanade/Elysian Fields Avenues; Press Street); + Minor riverfront access corridor and nodal point is Franklin Avenue; + Major node shall encompass an area of two blocks in each direction away from the nodal point (up and down river, and landside); + Additional design standards will apply to nodes in order to enhance the pedestrian experience, improve pedestrian and bicycle access to the riverfront, improve vehicular traffic, address traffic safety issues, ensure compatibility with the surrounding neighborhoods, etc. (see Riverfront Vision 2005 Plan for further discussion on nodes, public access, etc.) D. Development Standards/Design + No height bonuses (above permitted 50 feet) for major nodes at the land side of the flood wall in Marigny. Maximum height on the land side of the flood wall shall remain unchanged. + Height bonus will be considered from the proposed 35’ max. permitted on the river side of the flood wall to 50’ for major nodes. The development must provide 2 of the 3 features to qualify for a bonus as discussed in March Draft of the Riverfront Vision 2005 Plan. + Superblocks - Building over the existing streets rights-of-way to create “superblocks” shall not be permitted. + Open Space Ratio (OSR) - on the river side of the floodwall: 75% or greater for the designated park areas; for mixed-use area a minimum of 50% plus the area designated for a Riverfront Promenade (OSR to be further studied as a part of the zoning docket) + Design standards/guidelines to be applied throughout the Overlay District (landscaping, signage, paving, weather protection devices; setbacks and stepbacks, etc. Will be discussed in further details as a part of the future zoning docket) E. Transportation + The Port should conduct a Traffic Impact Analysis (TIA) in conjunction with the planned Poland Avenue cruise ship terminal. The Port should develop a comprehensive plan for truck traffic and transport of the large number of passengers to the terminal which should be reviewed/approved by the CPC and the public. + A TIA shall be required for all developments larger than 50,000 sq. ft. CRUISE SHIP TERMINAL UPDATE 6/4/05 The Port has issued a 10 volume report (volume 1 is a summary) on its plans to redevelop existing wharf sheds at Pauline St and Poland Ave to a cruise ship terminal. The Port says it is available at local libraries, ours being Alvar. The public is invited to attend a community workshop (sponsored by the Port) to be held at the Poland Avenue Wharf Shed on Saturday, June 18, 2005 from 8:30 to 10 am. Contact the Port at 528-3203 for more information. CRUISE SHIP TERMINAL UPDATE 6/9/05 RE: Riverfront Height Limit Change - ImportantOn Wednesday, June 8 we received a message from Dubravka Gilic of "bad news." The CPC is withdrawing it recommendation to hold the height limit at the nodal points in the Riverfront Overlay District - Marigny section to the current 50 feet. Instead, they will be recommending their original proposal to allow height bonuses to 75 feet. She directed me to call the CP Director, Yolanda Rodriguez, which I did today.A summary of our conversation: Ms. Rodriguez said that withdrawal of the change re:nodal point height, and reversion to the original 75 feet, was based on further consideration by the CPC. I asked about the "superblock concept" and she said that they are still "out." I asked her to check with Dubravka regarding the other "bullet points" we had agreed to determine whether there were any other changes, and to notify me. She said she would do so.The revised plan is tentatively scheduled to be released June 24, with a public hearing by the CPC at its meeting July 12.Ms. Rodriguez is aware that this is a "hot button issue" for the Marigny, and she expects FMIA will oppose this reversion. She said she respects our position, but that CPC feels this nodal point concept is important to the overlay district. I expressed our profound disappointment. I pointed out that if the CPC staff recommendations were accepted by the Commission, it would create some bad will in the community. I also suggested that a commitment by the CPC to deal with the FMIA in making incremental adjustments to Marigny zoning (such as Frenchmen Street, FAR, parking, density and other issues) that we have been discussing with the staff might help ease bad feeling. She promised to speak with Leslie Alley about our conversations and would consider that. 1024 Elysian Fields Ave. Project is to convert the ACORN properties adjoining its Elysian Fields headquarters, including three buildings facing St. Claude and a vacant lot
facing Frenchmen, into a new, two-story office building and parking lot.
The CPC held a public hearing on May 10, and deferred action until May 24, at which time it accepted the CPC staff recommendation to approve the proposal on condition that the parking lot have ingress (entry) on Elysian Fields and egress (exit) only on Frenchmen. The applicant wants the proposed parking lot to have both ingress/egress on Frenchmen. Proposal referred to City Council, which will place it on the agenda June 2 and hold a public hearing on June 16. 1807 N. Rampart Condominium Project Project is the redevelopment of the old Gendusa store and bakery at the corner of St. Anthony into 16 one- and two-bedroom condominium units. The existing corner store will be retained, with new construction on the rest of the site. The new building will be three stories (39.6 feet), including 17 parking spaces at the ground level of the new building. Newest proposal includes 20% open space (30% required). The CPC held a public hearing on May 10, and deferred action until May 24, at which time it approved the revised plans, subject to HDLC design approval. Proposal referred to City Council, which will place it on the agenda June 2 and hold a public hearing on June 16. The Architectural Review Committee (ARC) of the Historic District Landmarks Commission (HDLC) also held a review of the project on May 24. The following report is from the HDLC acting Director. (The next HDLC meeting is June 24, the ARC meeting is June 28.) “The ARC agreed that the proposed design is much improved from the previous submission but had questions regarding the massing that would be best studied in model form. The ARC agrees that the larger recessed balconies did a good job of breaking up the side elevations and the use of the deep porches on the front elevation helped break down the scale of the front elevation. The ARC requested that a model be submitted for further review of the massing. If the model is submitted before the next Commission meeting and the ARC members agree that it is appropriate, it is possible that this may come up at the next Commission.” UPDATE 6/9/05 This project is scheduled for the HDLC meeting to be held at 1PM on Tuesday, June 14 (830 Julia St). As of today, the project still does not have approval from the Architectural Review Committee, which continues to have concerns about the massing. However, according to the HDLC director, the developer has the right to bring the project to the full Commission without ARC approval. There is a chance the developer could get approval from ARC by the 14th, or the developer can ask for a deferral. Anyone wishing to speak in favor of or against the project should attend the HDLC meeting. If the item is pulled from the agenda, they will announce that at the beginning of the meeting and you can leave.
511 Marigny St. Project is the redevelopment of the warehouse on the site for mixed-use, including 22 loft-style rental apartments, artist studio space, neighborhood oriented commercial uses, a recording studio, and some meeting rooms. 640 Frenchmen Project is a conditional use application to rezone the Marigny Brasserie building at the corner of Royal from restaurant to cocktail lounge. At the CPC public hearing on May 24, the owners (who are the applicants) stated that they are applying for the status change because their tenants would like to have nightly, amplified music for its patrons. Under the Frenchmen Street Overlay District (FSOD) rules, restaurants can only have unamplified trios for 30 days a year, so the only way to provide additional music is to become a cocktail lounge. The FSOD ordinance further stipulates that there be a balance of day and night time uses, the ratio being 80:20. This means that only one more cocktail lounge application will be entertained in the FSOD, unless an existing lounge closes. During the May 24 meeting, the CPC staff recommended approval. The Commissioners discussed several issues and complicating factors concerning the application, including the location of the building at the end of the FSOD and its proximity to residential areas, a park, and a school; whether the current use ratio calculated by the staff as 81:19 was correct; the advisability of forcing restaurants wishing to offer more music to become lounges, and whether the FSOD rules should be amended. The Commissioners split 3 to 3 on the vote to accept the staff’s recommendation to approve, so the item is referred to City Council, without a recommendation to either approve or reject. The Council will place it on the agenda June 2 and hold a public hearing on June 16. This project to build condominiums at the corner of Elysian Fields was approved by the CPC and City Council, subject to design approval by the HDLC, which is still working with the developer on the plans. The following report is from the HDLC acting Director. (The next HDLC meeting is June 24, the ARC meeting is June 28.) “The ARC agreed that the proposal is moving in the right direction but asked that the fenestration be more varied to help enliven the Elysian Fields elevation.
The ARC also recommended that the glazing on the ground floor be changed to be more compatible with the use it serves (storefront, residential, etc.) The ARC requested that the applicant submit larger-scale detailed drawings for further review.” |
