An Action Plan for Recovery and Development for ParisRobert E' Lee ReNew Zone

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An Action Plan for Recovery and Development for
Paris/Robert E. Lee ReNew Zone
Billy Fields, PhD Center for Urban and Public
Affairs
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Presentation Outline

• Overview of Framework for Residential Action Plan
  Findings
• Overview of Framework for Commercial Action Plan
  Findings
• Next Steps

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Residential Policy Framework
4 Key Strategies to Propel Revitalization
Forward (1) Meeting Future Demand Encouraging
a Diverse Housing Mix (2) Ensure
Resilience Through Mitigation (3) Build Strong
Public Space System Focused around Pocket
Parks and Green Streets (4) Engage NORA in a
Redevelopment Strategy that Builds on
Neighborhood Strengths
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1. Meeting Future Demand Encouraging a Diverse
Housing Mix

• Housing Trends Overview
• Significant demographic changes are occurring in
  America
• In 1960s, 44 of households included children and
  only 17 were single-person households
• In 2006, however, only 35 of households included
  children, and 26 were single-person households

Nelson, Arthur C. and Robert Lang. "The Next 100
Million". American Planning Association. January
2007.
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1. Meeting Future Demand Encouraging a Diverse
Housing Mix

• Housing Trends Overview
• Result of Demographic Changes
• Most successful neighborhoods will offer a
  diverse array of housing choices to ensure that
  they are vibrant and resilient enough to confront
  these and future demographic changes

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1. Meeting Future Demand Encouraging a Diverse
Housing Mix

• University Lakefront District Poised for Success
• The University Lakefront District is Poised to
  Capitalize on this Growing Market.
• With Parks, Proximity to the University of New
  Orleans, the addition of two new high schools,
  and the Reemergence of the Lake Terrace Center,
  the University Lakefront District is ready to
  become an Attractive Destination for housing
  consumers

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1. Meeting Future Demand Encouraging a Diverse
Housing Mix
To help match emerging demand to supply, two
proposed zoning changes are recommended for the
area

• A mixed use area located at the existing
  commercial area at Robert E. Lee and Paris
  Avenue.
• A Townhome/Doubles designation for the area
  located on Aviators St. within close proximity
  (closer to Paris Avenue) to the existing
  commercial area at Robert E. Lee and Paris Avenue.

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2. Mitigation

• Area Challenged by Repetitive Flooding

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Elevation

• Can Lower Flood Insurance
• Several elevation projects in the study area
• Funding sources include ICC, Road Home elevation
  incentive, State HMGP, SRL program, and
  traditional HMGP

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Dry Floodproofing

• Good alternative for owners of renovated slab
  houses
• Makes exterior walls waterproof (up to 3 feet
  high)
• No funding source or reduction in flood insurance
  costs

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Floodwalls

• Appropriate for slab houses and houses raised
  fewer than 3 feet
• Small floodwall that surrounds the structure
  (maximum height 3 feet)
• Must include sump pump and generator power
• No funding source or reduction in flood insurance
  costs

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3. Connecting the Green Neighborhood
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2 Part Proposal
1) Bicycle Boulevards 2) Stormwater Mitigation
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Green Street Design
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Green Street System
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(4) Engage NORA in a Redevelopment Strategy that
Builds on Neighborhood Strengths
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Commercial Redevelopment Analysis
National Context
Over-built retail environment 20.2 retail square
feet per person Per person ratio grew by 25
between 1986 and 2005 Big-box retail outlets
and category killers Internet
sales Neighborhood retail operates within this
environment Redevelopment must create space that
allows for more flexible uses beyond traditional
retail Place-making Strategy
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Commercial Redevelopment Analysis
Place-making approach
Retail space is seen as part of a set of
neighborhood amenities Adds to a sense of
place Increases the quality of life in a
neighborhood Emphasis on pedestrian
circulation Mixed use developments (more than one
kind of land use) Can include additional
approaches to redevelopment Green Building
Standards Transit Oriented Development Locally-O
wned Businesses
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Commercial Redevelopment Analysis
Day time population estimate
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Commercial Redevelopment Analysis
Consumer Buying Power (residential base)
Total Expenditures per year (2008 estimate) ¼
mile 16 million ½ mile 39.2 million 1
mile 113.5 million Annual Average per
Household (2008 estimate) ¼ mile 74,641
(214) ½ mile 66,330 (591) 1 mile 57,919
(1,960) Source Claritas, Consumer Buying Power,
2008
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Commercial Redevelopment Analysis
Consumer Expenditures (1/2 mile radius)
Total Expenditures 39 million (100) Sports
and Entertainment 4.8 m (12.3) Daycare
Education 4.2 m (10.9) Food at Home 3.9 m
(9.9) Healthcare 3.75 m (9.6) Total Apparel
3.6 m (9.2) Food/Bev. at Grocery Stores
3.5 m (8.9) Food Away from Home 3.46 m
(8.8) Household 2.5 m (6.3) Source
Claritas, Consumer Buying Power, 2008
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Commercial Redevelopment Analysis
Opportunity for Redevelopment
Estimated Purchasing Power (annual) Residential
Base (1/2 mile) 40-45 million Day-time
Population 35-40 million Total Estimated
Purchasing Power 75-85 million Other Factors
Impacting Redevelopment Limited Supply of Sites
Zoned for Retail High Traffic, High Visibility
Site
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Commercial Redevelopment Analysis
Lake Terrace
Spanish Fort
Ely. Fields at Robt E. Lee
Ely. Fields at Filmore
Paris at Mirabeau
Gentilly at Elysian Fields
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Commercial Redevelopment Analysis
Redevelopment Scenarios
Market-Based Status Quo Commercial Blight Single
Use Development Planning-Based Neighborhood
Center Mixed-Use Center
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Commercial Redevelopment Analysis
Status Quo Commercial Blight
Possible scenario given the current
conditions multiple owners, lack of owner
participation weak code enforcement slow and
uncertain rate of residential recovery May
include a piecemeal redevelopment
process different parcels of land and existing
buildings are redeveloped in an uneven and
uncoordinated process. Depends on the City of
New Orleans to use code enforcement to require
the current owners of the site to move toward
redevelopment in a timely manner
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Market Analysis
Neighborhood Center
Description rebuilds the site similar to the
level of development and uses prior to the flood.
Advantages Rebuilds what people know from
before appears to base market of wealthy
residents (89-95 rebuilt) mix of different
small retailers (2,000 to 8,000 sq. ft.) plus an
anchor store 15-30,000 sq ft. mix of uses can
serve different needs
Disadvantages Requires parking to serve the
mobile market of commuters and auto traffic
requires coordination between two separate
property owners for site development, access,
parking and location of buildings
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Market Analysis
Single Use Center
Description Dedicates the site to one, large
single business. Advantages Simplifies
development process and marketing of the space to
one retailer. Can build structure to suit.
Disadvantages Requires the resolution of
issues associated with a site that has two or
more owners parking requirement may limit
walkability of site Loss of the mix of businesses
in a neighborhood center
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Market Analysis
Mixed Use Center
Description Site includes retail and office
uses as well as residential. Typically commercial
or office on first floor with residential
above Advantages Existing plans indicate
community support for this type of
development Provides a greater diversity of land
uses in terms of activity and economic function.
If housing is provided tenants can help to
expand the customer base for the retail spaces.
Disadvantages Site is too small for a mixed
use center Retailers may be unfamiliar with this
model. Zoning change required
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Proposed Master Plan
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Proposed Master Plan
Proposed Zoning in Commercial/Industrial
Category Neighborhood Commercial (2.0 FAR) Small
retail and professional service establishments
serving local neighborhood area residents. This
designation could also include live/work
situations.

• Potential Zoning in Mixed Use
• Neighborhood Mixed-Use (2.0 FAR maximum)
• Neighborhood Center Mixed-Use (referred to as
  Urban Village Mixed-Use on map) (8.0 FAR maximum)

Neighborhood Mixed-Use (2.0 FAR maximum)
Neighborhood corridors and areas often served by
transit with medium density retail and housing.
Uses allowed include residential (single-family,
two-family and multi-family structures) and
neighborhood retail and service establishments.
Uses can be combined horizontally, or vertically,
and in many cases the prevailing environment
would be businesses in residential scale
buildings interspersed with residences.
Structures with offices and residential are also
permitted. Neighborhood Center Mixed-Use
(referred to as Urban Village Mixed-Use on map)
(8.0 FAR maximum) Medium to high density
residential, office and commercial retail centers
located along existing or proposed mass transit
routes. Individual buildings would not have to
include a mixture of uses, but zoning should be
written to incentivize a mixture of desired uses
within the area. Many of these sites have the
best development potential through Planned Unit
Development processes with design guidelines, for
example, the Lindy Boggs site in Mid-City, and
former commercial parcels in New Orleans East
along the I-10 corridor. Existing residential and
neighborhood commercial establishments within
these districts are allowed.
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