board of zoning adjustments - granicus

31 July 2018 Candice Richards Forest, Chair Board of Zoning Adjustments 1300 Perdido Street, 7th Floor New Orleans, LA 70112

Re: Variance Extension Request – 1148 South Peters Street Ms. Forest: The purpose of this letter is to request an extension of time, pursuant to Section 4.6.G.2 of the Comprehensive Zoning Ordinance, for the variances granted via BZA Docket No. 026-16 for 1148 South Peters Street. We respectfully submit that there is good cause for a two (2) year extension. This is a complicated and sophisticated development project that involves preserving a significant historic structure while also completing one of the most significant development projects in the city’s recent history. The situation was further complicated by litigation challenging this board’s decision to grant the subject variance. While that lawsuit was pending, we shifted focus to preserving the historic building. Now that this board’s decision was upheld in Civil District Court, we have been able to proceed with the development plans for new construction, albeit on a significantly delayed timetable. At this critical stage of development, certainty on the status of the variance is an essential requirement. Accordingly, we respectfully request your gracious review of this extension. We remain available to provide additional information as needed.

Sincerely,

Sherman Strategies, LLC

Attachment: Disposition of Zoning Case

BZA026-16 - Extension Request of 139

CITY OF NEW ORLEANS

BOARD OF ZONING ADJlISTMENTS

I ,IIIII'LRDI[)() STRFI'T I R()( )\1 -\\ II, I :\1'.\\' om.r: \:\S. I.! WIST\" \ 1111,'

NOTICE: DISPOSITION OF ZONING CASE - BZA DOCKET 026-16This Variance Request Has Been APPROVED

Applicuut or Agcnt:Property I .ocation:Boundinu Streets:Zoning District:l listoric Distrtct:Existing l se:Proposed Lse:

l-skcw-i Dumcz- Ripple Architects, 114X South Peters. I.U.·114X South Peters Street Zip: 70130Convention Center Blvd .. Calliope St.. S Peters St.. Gaicnniv \tCBD-o Urban Core Neighborhood Mixed-I 'sc DistrictWarehouse DistrictWarehouseMixed-Usc

Planning District: 1.1Square \Ilmhl'r: )~Lot Xumber:

Whereas. the above appeal was heard by the Board or Zoning Adjustments at us puhl«: It".I11IIl_.:.. I"Iunday. April II. 2016; and

Whereas. the applicant appeared before the Board seeking relief from the ('\lmprL'il,'lhl\l' /"II"I,~Ordinance. No. 42M M.e.S .. as amended, as il applies to Article 17, 17.4./\.2.,' (I allk 17,~11' S"tb;ld ..Article I', 17.4,/\,2,a (Table 17-2)- Minimum Building I Icight. Article 17, 17.41\ 2.l' (1.lhk 1'.'),Muximum I() Stories, to permit the construction or a hotel with excessive height. Ilhurtil'I,'llt ,,'th.I' kfrom the public right-or-way 1'01' a height exceeding seventy-five teet (75') and with 1I\0n: than len (10)stories, .IS indicated below:

I\rtil'll' ..\;;Sl'ctiOIl Permittcd J'J'O\ided \\ ;1iH'J'

2t)'Article 17, 17A.A.2.c (Table 17-2)- Setback xr o·

Article 17. 17A.A.2.a (Table 17-2)- .\1inimllm 125'Bllildillj! Height

Article 17. 17.4 ..\.2.e (Table 17-2)- :\laximlll11 10 storiesIII Storit's

I S()'

1(, sroric-,

.vnd \\ hcrcax, the Board carefully considered ihc f;lcts and arguments 1'01' and again~t tit,' ;q111li".1111l1l.uthe public hearing, and alter considering the Comprehensive loning Ordinance, '" L~(d \1 ( S. ,I'amended. till' Board is of the opinion that the weigh: or the evidence indi""tl'~ tlt;lt tli" .\PI1}tII,tlStandards for \'ariances or At1icle 4. Section 4.h.l· or thc COlllprl'11ensi,,' Ion In;! ()rdlll"I1~·~'. ILI\" 1"""11IIll't and th,'rl'f(lrl'. a motion \vas made by Todd .James and seconded by Ramiro Dial. t"l' \I'I'J~()\' \1.or the r,'qllested variances. subject to the f(lllowing pro\ isos:

I. P,'ior to the issuance or a building perlllit by thl' lkpartnll'nt or S"kty and 1\'II11lh, tit,' ,qlpll~;1111,ltall submit revised site. 11001'. and architectural elevation plans of tlte SlIbjd·t ~11l'IIII' I~'\ 1,'\\ ,lIld"ppro"al by the Ilistoric Distril't I.andlllarks Commission, and subsl'quellth lill I~'\1,'\\ .IIHI

approval by the Board or loning Adjustnll'nts starr These plans shall he tit" plall~ till \\ hl,1t tit"huilding pellnit is issued,

Former versionBZA026-16 - Extension Request of 139

) The applicant shall restore the sidcv, alk-, and curbs on all street Il'ont;lgc~ loulted \\ 1111111tlil' 11I1hlll'IIght-ol"-way adjacent to the site. subject to the review and appruval or the Ikp;lrtllll'llI l,1 l'uhl«

Works.,. I Ill' applicant shall plant street trees in the public right-of-way adjacent to thl' ~11l'. "lIhll'll I" llil'

rl'\ icw and approval ofthe Dcparuuent of Parks and Parkways.

\'oting fur the Resolution: .I. Ramiro Dial. Candice Forest. Alfon-« (illn/;dc/ II, I IIdd -'''llll''& Mary Harper Malone

Voting Against the Resolution: None,\hstaining from the Resolution: NoneAbsent: Thomas Screen. Myra Bcrcy

Approved hy the Board olZoning Adjustments.

FILED04/18/2016

Board of ZoningAdjustments

;''J 'c: _.__._.,,,,L::._! ~:j.:.ctc::t_(,--· __ ~c:__. ~':__

Candice Forest, Chairman

\~Jh..lur :~Pflr".\I,:d varluncc requcvtv: If ~ollr rl'\oluliull h'l\ pI"CJ\i\o\. vour un ))'0\:.1 i, co . ,. . .I" 0\ I'm, lI'h'tI III IIll' rcsnlutlnn. If, 0111'n'\( It .. I . .' . II ntlllJ,!llll 011 IIIl coudurun 'h,,' \ 011 IIh' 1 III,"

. • . J 11011 1.1' 110PIH\I\O\. ,\011mal prOf.'l'l'd \\ith Ihl' .' .. ."lh.'l~ ane! P"l'lIIih.ln accurdunce 'lith Arti'I'~ S -cti I .. ,_' PlllllltlWI-!, I)lO(l'" \\1111 lilt, Ihpilllllhill of

. c c •. II ifill ... h.(. o'lh" ( 1.0. 1111variauce i, \. r I r '. "\lIh\lanllal rOIl\lrticlioJl or f,.'hangeof lise has l'()lIIll1l'lIl'l'(1. _, It Uf.t PlllOci 01nillft' Ih.1ItOllr \ ,',,, UIlIt-"


CITY PLANNING COMMISSION

CITY ()F NEW ORLEANS

MITCHELLJ. LANDRIEUMAYOR

ROBERT D. RIVERSEXECUTIVE DIRECTOR

LESLIE T. ALLEYDEPUTY DIRECTOR

April 5, 2017

Ms. Avery Cootes Foret, Esq.Sherman Strategies625 Baronne Street, Ste. 200New Orleans, LA 70113

Re: BZA Docket 26-16: 1148 South Peters Street

Ms. Foret:

As per Article 4, Section 4.6.G of the Comprehensive Zoning Ordinance, the Executive Directorof the City Planning Commission may extend the time for expiration of a variance approval for aperiod not to exceed one (1) year upon a showing of good cause by the applicant. Weare inreceipt of the attached email dated April 4, 2017 and have no objection to your request to extendthe deadline to August 18,2018.

Please submit your final drawings as soon as possible depicting compliance with the Board ofZoning Adjustments disposition notice, which will allow for the completion of your variancerequest. Any additional extension shall require a determination by the Board of ZoningAdjustments in accordance with the procedures set forth in the Comprehensive ZoningOrdinance.

RDRiltaw/attaclunent

130:)PERDIDO s-mEET I SUITE 7\V03 I NEW ORLEANS,LOUISIANA 70112 IPHONE 504.658.7m3


of 2 BZA026-16

CITY OF NEW ORLEANS

BOARD OF ZONING ADJUSTMENTS

1300 PERDIDO STREET │ ROOM 7W03 │ NEW ORLEANS, LOUISIANA 70112

NOTICE: DISPOSITION OF ZONING CASE – BZA DOCKET 026-16

AS CORRECTED

This Variance Request Has Been APPROVED

Applicant or Agent: Eskew+Dumez+Ripple Architects, 1148 South Peters, LLC

Property Location: 1148 South Peters Street Zip: 70130

Bounding Streets: Convention Center Blvd., Calliope St., S Peters St., Gaiennie St.

Zoning District: CBD-6 Urban Core Neighborhood Mixed-Use District

Historic District: Warehouse District Planning District: 1a

Existing Use: Warehouse Square Number: 27

Proposed Use: Mixed-Use Lot Number:

Whereas, the above appeal was heard by the Board of Zoning Adjustments at its public hearing of

Monday, April 11, 2016; and

Whereas, the applicant appeared before the Board seeking relief from the Comprehensive Zoning

Ordinance, No. 4264 M.C.S., as amended, as it applies to Article 17, 17.4.A.2.c (Table 17-2)- Setback,

Article 17, 17.4.A.2.a (Table 17-2)- Maximum Building Height, Article 17, 17.4.A.2.c (Table 17-2)-

Maximum 10 Stories, to permit the construction of a hotel with excessive height, insufficient setback

from the public right-of-way for a height exceeding seventy-five feet (75’) and with more than ten (10)

stories, as indicated below:

Requested Waivers:

Article & Section Permitted Provided Waiver

Article 17, 17.4.A.2.c (Table 17-2)- Setback 20' 0’ 20'

Article 17, 17.4.A.2.a (Table 17-2)- Maximum

Building Height

125' 180' 55'

Article 17, 17.4.A.2.c (Table 17-2)- Maximum

10 Stories

10 stories 16 stories 6 stories

And Whereas, the Board carefully considered the facts and arguments for and against the application at

the public hearing, and after considering the Comprehensive Zoning Ordinance, No. 4264 M.C.S., as

amended, the Board is of the opinion that the weight of the evidence indicates that the Approval

Standards for variances of Article 4, Section 4.6.F of the Comprehensive Zoning Ordinance, have been

met and therefore, a motion was made by Todd James and seconded by Ramiro Diaz, for APPROVAL

of the requested variances, subject to the following provisos:

1. Prior to the issuance of a building permit by the Department of Safety and Permits, the applicant

shall submit revised site, floor, and architectural elevation plans of the subject site for review and

approval by the Historic District Landmarks Commission, and subsequently for review and

approval by the Board of Zoning Adjustments staff. These plans shall be the plans for which the

building permit is issued.


of 2 BZA026-16

2. The applicant shall restore the sidewalks and curbs on all street frontages located within the public

right-of-way adjacent to the site, subject to the review and approval of the Department of Public

Works.

3. The applicant shall plant street trees in the public right-of-way adjacent to the site, subject to the

review and approval of the Department of Parks and Parkways.

Voting for the Resolution: J. Ramiro Diaz, Candice Forest, Alfonso Gonzalez II, Todd James

& Mary Harper Malone

Voting Against the Resolution: None

Abstaining from the Resolution: None

Absent: Thomas Screen, Myra Bercy

Approved by the Board of Zoning Adjustments,

_____________________________________

Candice Forest, Chairman

Note for approved variance requests: If your resolution has provisos, your approval is contingent on the condition that you meet the

provisos listed in the resolution. If your resolution has no provisos, you may proceed with the permitting process with the Department of

Safety and Permits. In accordance with Article 4, Section 4.6.G of the CZO, no variance is valid for a period of more than one year unless

substantial construction or change of use has commenced.

FILEDBoard of Zoning

Adjustments

04/18/2016

ltalley


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1 Docket 026-16

Board of Zoning Adjustments Staff Report

Monthly Meeting

Monday, April 11, 2016

Docket Number: BZA026-16 Prepared by: Dubravka Gilic

Applicant/Agent: Eskew+Dumez+Ripple Architects, 1148 South Peters, LLC

Property

Location:

1148 South Peters Street Zip: 70130

Bounding Streets: Convention Center Blvd., Calliope St., S Peters St., Gaiennie St.

Zoning District: CBD-6 Urban Core Neighborhood Intensity Mixed-Use District

Historic District: Warehouse District Planning District: 1a

Existing Use: Warehouse Square Number: 27

Proposed Use: Mixed-Use Lot Number:

Request: This is a request for variances from the provisions of Article 17, Section 17.4.A.2

(Figure 17-2) of the Comprehensive Zoning Ordinance.

Request: This is a request to permit the construction of a hotel with excessive height,

insufficient setback from the public right-of-way for a height exceeding seventy-five feet (75’)

and with more than ten (10) stories.

Requested Waivers:

Section 17.4.A.2 (Figure 17-2) – Setback Over 75 Feet Required: 20’ Provided: 0’ Waiver: 20’

Section 17.4.A.2 (Figure 17-2) – Max Height Required: 125’ Provided: 180’ Waiver: 55’

Section 17.4.A.2 (Figure 17-2) – Max Stories

Required: 10 stories Provided: 16 stories Waiver: 6 stories

Project Description:

The applicant proposes to redevelop an existing site currently occupied with a vacant, 5-story

historic warehouse building and a surface parking lot into a hotel. The site is located at the base

of the Crescent City Connection, on one half of Square 27, bounded by Convention Center

Boulevard, Calliope, St. Peters and Gaiennie Streets. The site comprises an area of 49,162

square feet. The existing warehouse was formerly used for construction and warehousing of

furniture. In 2004, the property obtained conditional use approval (ZD084/04) which authorized

demolition of two warehouse buildings and the creation of an 80-space surface parking lot. The

property is located within the Warehouse District Local Historic District and the development

plans are subject to the review and approval of the CBDHDLC


2 Docket 026-16

The applicant is proposing to restore the existing 5-story, 72,250 sq. ft. warehouse and construct

a new 215,000 square foot building on the adjacent parking lot. The primary use of both

building will be a hotel with additional uses including an accessory parking garage, restaurant

and retail space and other amenity spaces. The historic warehouse is eligible for Historic Tax

Credits and regulatory agencies, State Office of Historic Preservation (SHPO) and National Park

Services (NPS) are imposing restrictions to the height of the undeveloped part of the site

immediately adjacent to the historic warehouse. The applicant has presented multiple

development scenarios for review by the City’s CBDHDLC showing variations in the

distribution of building massing and height across the site. The Diagram 1 below shows the

existing site with a vacant warehouse building and a surface parking lot. Diagram 3 shows the

development that meets the building height and step-backs standards of the CZO while

maintaining the height of the warehouse building. Diagram 6 represents the development

scenario preferred by the applicant which is necessitating the requested variances. See below:

3

6

1

4


3 Docket 026-16

As proposed in Diagram 6, the existing warehouse will maintain its height of 70 feet (5-stories);

the structure will be redeveloped into a 170-room hotel with a gross floor area of 72,250 sq. ft.

An interior atrium/lightwell will be carved out at the center off the structure. On the adjacent

parking lot, the new hotel addition will maintain the 70-foot height in the middle of the site that

will then rise to a 180 feet (16–story) building block facing Convention Center Blvd. The new

hotel addition will contain 276 hotel rooms, 155 garage parking spaces, and an 8,000 sq. ft. large

open terrace. The hotel will have ground floor restaurant and commercial uses, and will contain a

total area of 215,000 sq. ft. The height of the hotel at its highest block will reach 180 feet (see

cross section below). No step-back of the building mass has been proposed along the Convention

Center Blvd. street frontage after the building height reaches 75 feet.

Building Height, Step-backs, Number of Floors

Development standards governing building height, step-backs and a maximum number of floors

for properties within CBD-6 District are contained in Article 17, Section 17.4.A.2 of the

Comprehensive Zoning Ordinance. The petitioned property is designated “75/125 ft. and 6/10

Stories” which provides for a height limit of six (6) stories and seventy-five 75’ within 20’ of all

property lines adjacent to any public right-of-way and limits the overall height to ten (10) stories

and 125’ for all other portion of the site. The applicant is appealing the height limitations to

allow the building block fronting on Convention Center Boulevard to contain 16 stories at a total

height of 180’ within 20’ of the front property line (see Diagram 6 above and cross section and

elevations below).

Convention Center Blvd. view Calliope St. view (façade design option 2)

70 feet

180 ft.

70 ft.


4 Docket 026-16

Surrounding Development:

The petitioned site is located near the edge of a CBD-6 Central Business District which covers

the large section of the Warehouse District neighborhood. The District is roughly bounded by

Lafayette Street on its downriver side, the Pontchartrain Expressway on its upriver side,

Convention Center Boulevard on its riverside and Magazine Street on its lakeside. This section

of the Warehouse District, developed in the late 18th

and early 19th

centuries, was historically

developed with industrial and commercial land uses which were supported by their proximity to

the Port of New Orleans. Since the mid-20th

century as industry modernized, many of the

industrial facilities in the Warehouse District were vacated and the area suffered from

disinvestment. Recent decades, have seen an adaptive reuse of these warehouse structures for

multiple-family residential and various commercial purposes, including hotels, restaurants, and

other entertainment uses.

In the same square with the petitioned site is a Hampton Hotel, which has incorporated the

former Krauss warehouse building, with a parking area for its guests on the ground floor. Across

Calliope Street, a truck marshaling facility occupies two full squares one of which is underneath

the expressway. Across S. Peters St. is a surface parking lot for the Federal Fibre Mills

condominium as well as the Bakery Apartments building. Also in the vicinity are the Mississippi

River Heritage Park, Federal Fibre Mills condominium, and other light industrial structures,

some of which are in use and others that are vacant. Immediately to the west of the site, across

Convention Center Boulevard is the Convention Center, extending for many blocks. The

Convention Center is within the CBD-4 Exposition District which extends between Convention

Center Boulevard and the Mississippi River floodwall, and from the Pontchartrain Expressway to

Iberville Street. It contain large destination uses including the Ernest N. Morial Convention

Center, Harrah’s Casino, multiple high-rise hotels, Spanish Plaza, the World Trade Center, the

Riverwalk shopping center, and the One Canal Place shopping center and office complex.

An MU-2 High Intensity Mixed-Use District and an HU-MU Historic Urban Neighborhood

Mixed-Use Districts are located upriver from the petitioned site, forming the transition zone

between the Warehouse District and the Lower Garden District. In this area, development

patterns reflect a more residential character.

Comments from the CBDHDLC Architectural Committee Review Meeting on 2/23/2016

At the meeting, the Architectural Review Committee

(ARC) voted to defer the application to allow for

additional review. The members of the ARC preferred

the option shown below stating that they will be in

support of the setback/step-back waiver, believing that

the CZO requirements are inconsistent with the

predominant development form in the immediate area.

The ARC stated that “the composition strategy of the

tree buildings stepping up from the historic warehouse

is successful and should be further developed; the

ARC would support additional height to the middle of


5 Docket 026-16

the building. The façade treatments and the way buildings touch need to be further

developed.”(See meeting minutes in the attachments).

Comments from the CBDHDLC Architectural Committee Review Meeting on 3/22/2016

At the meeting, the Architectural Review Committee (ARC) voted to defer the application to

allow for additional review. The ARC focused on the façade expression stating that “(T)he

double height articulation and layered effect is preferred, and successfully relates to the

warehouse building without mimicking it. The ARC agreed that Option 2 and 3 should be studied

for the tower and Option 1 should be studied for the intermediate building.1 The ARC believes

that the proposed “I scheme” (the massing Diagram 6 shown above illustrating 184’ height

along Convention Center Blvd.) is an effective option in creating a transition between the

existing historic buildings and the new construction, and has minimal direct impact to the

historic warehouse structure. The ARC requested additional for review of the building massing

and façade articulation.

Impact and Analysis:

According to the Comprehensive Zoning Ordinance, the Board of Zoning Adjustments must

consider the following criteria in order to determine what impact the requested variances would

have on adjacent properties if approved. The procedure affords an applicant relief from the strict

requirements of the zoning law when unnecessary hardship or practical difficulty exists.

1. Do special conditions and circumstances exist which are peculiar to the land,

structure, or building involved which are not applicable to other lands, structures,

or buildings in the same zoning district?

Yes, the combination of the significant historic building and a large undeveloped parcel

on a single property are the special condition and the circumstance peculiar to this site.

The site is also located next to the large infrastructure element, the Crescent City

Connection Bridge and the Pontchartrain Expressway which create some environmental

and design related development challenges (noise, vibration, visibility). Additionally, the

historic warehouse is eligible for Historic Tax Credits, where regulatory agencies,

including State Office for Historic Preservation and the National Park Services (SHPO

and NPS) recommend construction on the adjacent undeveloped portion of the site to less

than the full height and bulk permitted by zoning.

2. Will the literal interpretation of the provisions of the ordinance deprive the

applicant of rights commonly enjoyed by other properties in the same district?

Setback:

Yes, in terms of the step-back requirement. The dominant development pattern in the

district is for building facades to be at the property line with no setbacks. A majority of

1 Design options of façade elements shown as Option 1, 2 and 3 are shown in the attachments


6 Docket 026-16

buildings within the same district do not step-back after reaching the permitted height of

75 feet at the property line. Examples include the adjacent Hampton Inn Hotel (95’),

parking garage (85’), Hilton Garden (85’). However, except for Hilton Hotel and World

Trade Center building at the foot of Canal Street, no existing structure along Convention

Center Boulevard has a height comparable to the proposed one. (See image below).

Height and Number of Stories:

No. The applicant’s ability to develop the entire site to 125’ in height is limited by the

SHPO and NPS advisory regarding the adjacency to the existing 70-foot high historic

warehouse building. The agencies’ preference is for a design that lowers height adjacent

to the historic warehouse and shifts massing and height toward Convention Center

Boulevard. If the applicant builds to 125’ adjacent to the warehouse as permitted by

zoning, the applicant may lose Historic Tax Credits to rehabilitate the existing building.

Despite these limitations related to the existing historic building, the applicant has the

option to shift the building mass and increase the height up to the maximum of 125 feet

away from the historic building, without exercising the full “legally available building

bulk” as permitted by CZO. As stated above, the height of the majority of similarly

situated and used properties within the CBD-6 District including the Hampton Inn Hotel

(95’), adjacent parking garage (85’), Hilton Garden Hotel (85’) do not reach the height of

125 feet as currently permitted by the CZO. While there are other properties along

Convention Center Boulevard within the 5 block distance from the petitioned site that

exceed the prescribed 125’ and 10 stories height limit: the Marriott Hotel (145’ and 14

stories) and the Embassy Suites (165’ and 15 stories), these sites are not located within

the CBD-6 District but within the adjacent CBD-2 District. Furthermore, a majority of

buildings along S. Peters Street have a height of 70 feet or less. Therefore, not having the

ability to develop the entire site to the maximum permitted height of 125 will not deprive

the applicant of rights commonly enjoyed by other properties in the same district.

Pontchartrain Expressway 115’

Trackage approved at 184’

Marriott 145’ Embassy Suites 165’

Harrah’s Garage 125’

Hilton 350’ WTC 399’


7 Docket 026-16

Yes. Regarding the number of stories permitted within the development, there may be

opportunity for consideration of an increase in the number of floors above the prescribed

ratio for the building block fronting Convention Center Boulevard. Because typical new

construction within CBD-6 and CBD-2 Districts along Convention Center Boulevard has

floor-to-floor heights of less than 10’-0", limiting the number of stories to 10 may deprive

the applicant of the right to more floors commonly enjoyed by similarly situated

properties in the district.

3. Do any special conditions and circumstances result from the actions of the applicant

or any other person who may have (or had) an interest in the property?

Yes. The applicant has generated different development scenarios where different

building heights and massing are considered for the site. The proposed development

scenario as shown in Diagram 6 in the earlier part of the report is the one that necessitates

all three of the requested waivers. Other development scenarios which may result in

development that is compliant with the CZO standards or which may require lesser

variances are available to the applicant.

4. Will the granting of the variance confer on the applicant any special privilege which

is denied by this ordinance to other lands, structures, or buildings in the same

district or similarly situated?

No. Since the recent adoption of the new CZO in August of 2015, no other lands,

structures, or buildings in the same or similarly situated district have requested nor have

been denied similar variances for a maximum permitted building height, a number of

floors, and building setback from property line. If granted, these variances will set

precedents for any future development seeking similar type of variances within the

District. The new CZO has adopted the height standards for the CBD Districts based on

the comprehensive height study undertaken for the area. The variances, if granted, may

undermine the work that went into the development and adoption of the district standards.

5. Will the variance (s), if granted, alter the essential character of the locality?

Setback

No. Granting the setback variance will not alter the essential character of the

neighborhood. The purpose for requiring building heights to step down to a maximum of

75’ at the street edge is to lessen a structure’s height at the street level and make new

buildings compatible with the surrounding historic structures. The area surrounding the

site is characterized by five- to ten-story masonry buildings with some taller structures

located closer to the Pontchartrain Expressway. The analysis of properties along

Convention Center Boulevard and N. Peters Street reveals that setbacks are inconsistent

with the dominant development pattern in the area. The setback variance will enable the

applicant to locate the building mass along Convention Center Boulevard similarly to

other development project in the area (Hampton Inn and Hilton Garden Hotels).


8 Docket 026-16


Yes. The proposed increase in building height and the number of floors will affect the

essential character of the location as there is no structure of similar height within this part

of the Convention Center Boulevard and S. Peters Street. While the ARC (Architecture

Review Committee) of the CBDHDLC supports the design option that moves the height

and bulk of the structure away from the historic core of the neighborhood and pushes it

towards the Expressway and the Convention Center, details regarding the actual optimal

height and massing on the site are still under consideration. Developing a building of

lesser height and different massing is an available option that may be more appropriate

for the site.

6. Will strict adherence to the property regulations result in a demonstrable hardship

upon the owner, as distinguished from mere inconvenience?

Setback:

Strict adherence to the regulation would result in a demonstrable hardship because from a

design and space planning standpoint, a 20 foot setback is not feasible for a hospitality or

residential building, as such a setback either requires one to shift the core part way up the

building - which is not possible - or eliminate half of the rooms from a typical double

loaded floor plate - a major loss of efficiency which undermines the feasibility of the

project. As other similar properties do not feature a setback, requiring one imposes a

significant hardship and practical difficulty on the project.

Height and Number of Stories

No. Strict adherence to the regulation would not result in a demonstrable hardship, as the

owner has options to develop the site in a manner that complies with the zoning

requirements and respects the adjacent historic structures. Buildings of similar massing

and even lesser height are present throughout the district. The option to build a new

structure up to the full 125’ is also available, even though it may result in a loss of

Historic Tax Credits that contribute a significant amount of capital to the project.

7. Is the purpose of the variance based exclusively upon a desire to serve the

convenience or profit of the property owner, or other interested party(s)?

Setback:

No. The requested variance does not primarily serve the convenience or profit of the

applicant. Setbacks are inconsistent with the dominant development pattern in the

neighborhood where majority of taller buildings have no setbacks after reaching the

height of 75 feet.


9 Docket 026-16


Yes. While the requested variance will not grant an increase in the square footage of the

development that would be possible if the permitted height of 125’ is applied across the

full development site, the applicant’s desire to maintain this full “legally available bulk”

is driving the need for the height and a number of floors variances. The applicant seeks to

relocate this “legally available bulk” on the site from the Calliope Street facade to a

portion of the site along Convention Center Boulevard. The applicant has other options

available to develop the site with restrictions imposed on the part of the project next to

the historic warehouse while maintaining a maximum permitted height of 125 ‘ on the

rest of the site.

8. Will the variance be detrimental to the public welfare, or injurious to other

property or improvements in the neighborhood in which the property is located?

Setback:

No, in terms of the required setback from the property line beyond 75’of building height.

The lack of a setback will not have detrimental effects on other properties in the area or

to the public welfare in general, as development with no setbacks are typical for the area.


No, in terms of maximum permitted building height and the number of floors, the project

will not be detrimental to the public welfare, or injurious to other property or

improvements in the neighborhood. The proposal calls for redevelopment of the vacant

building and a parking lot into a hotel, which will bring activity to the area and benefit

adjacent properties and the neighborhood as a whole.

9. Will the variance impair the adequate supply of light and air to adjacent property,

substantially increase traffic congestion in the public street, increase the danger of

fire, or endanger the public safety?

No. The proposed variances will not impair an adequate supply of light and air to

adjacent property, increase the danger of fire, or endanger the public safety. Submitted

drawings include shadow studies showing that the proposed building would be

sufficiently distant from any structure on adjacent lots to avoid any impairment of light or

air on adjacent parcels or public rights-of-way. Strict adherence to the regulations may,

however, result in a shift of building mass closer to the highway overpass, which can

reduce access to light and air and elevate noise for the development itself.

Granting the requested three variances waivers would have no impact on traffic and

would not endanger public safety. The project contemplated under the proposed variance

will comply with all building codes, fire codes and other applicable regulations.


10 Docket 026-16

Staff Recommendation

Based on the analysis presented in this report, the staff believes that the requested waivers of the

maximum building height and the maximum permitted number of floors fail to meet

standards 2, 3, 5, 6 and 7 of the Standards for Variance of Article 14, Section 14.6.4 of the

Comprehensive Zoning Ordinance, in that:

• Literal interpretation of the ordinance will not deprive the applicant of rights

commonly enjoyed by other properties in the district;

• The proposed variance requests are the result of the actions of the applicant;

• The proposed variance will alter the essential character of the locality;

• There is no demonstrable hardship, and

• The variance is based exclusively upon a desire to serve the convenience or profit of

the property owner.

Therefore, the staff recommends DENIAL of the requested maximum building height and the

maximum permitted number of floors variances.

Based on this report, the staff believes the request does satisfies the nine criteria as they pertain

to the requested 20 foot setback/step-back variance required for building height over 75 feet.

Therefore, the staff recommends APPROVAL of the requested variance, subject to the

following three (3) provisos:

1. Prior to the issuance of a building permit by the Department of Safety and Permits,

the applicant shall submit revised site, floor, and architectural elevation plans of the

subject site for review and approval by the Historic District Landmarks Commission,

and subsequently for review and approval by the Board of Zoning Adjustments staff.

These plans shall be the plans for which the building permit is issued.

2. The applicant shall restore the sidewalks and curbs on all street frontages located

within the public right-of-way adjacent to the site, subject to the review and approval

of the Department of Public Works.

3. The applicant shall plant street trees in the public right-of-way adjacent to the site,

subject to the review and approval of the Department of Parks and Parkways.


BZA 026-16 Zoning Base Map - 1148 S. Peters Street


BZA 026-16 Sanborn Map - 1148 S. Peters Street


City of New Orleans Property Viewer

Override 1

March 4, 20160 0.035 0.070.0175 mi

0 0.06 0.120.03 km

1:2,257


S

W E

N

THAT PORTION OF GROUND, together with all of the buildings and improvements thereon, and all of the rights, ways, privileges, servitudes, appurtenances and advantages thereunto belonging or in anywise appertaining, situated in the FIRST DISTRICT of the City of New Orleans, State of Louisiana, in SQUARE NO. 27, bounded by Erato, South Peters, South Front and Gaiennie Streets, designated as one-half of Square 27 on a blueprint of survey made by Frank Waddill, C.E., dated April 19, 1920, annexed to an act before John C. Davey, Jr., Notary Public, dated June 5, 1920, according to which said portion measures 307 feet, 1 inch, 6 lines front on Erato Street, 159 feet, 11 inches, 6 lines in depth and front on South Front Street, 159 feet, 11 inches in depth and front on South Peters Street, 307 feet, 0 inches, 1 line in width to the rear, dividing it from the balance of said Square. All as per blueprint of survey made by Gilbert & Kelly, Surveyors, dated December 7, 1949, a copy of which is annexed to act of sale passed before Charles D. Marshall, Notary Public, dated December 28, 1949, and as per blueprint of survey made by Gilbert, Kelly & Couturié, Inc., Surveying and Engineering, dated May 23, 1977, a copy of which is annexed to an Act passed before Moise W. Dennery, Notary Public, on July 20, 1977, and recorded at C.O.B. 744, folio 364.

Together with all track, and the rails and beds thereof, switch tracks, switch track agreements and railroad agreements, and specifically, all rights under the contract between Illinois Central Railroad Company and Crane Company dated March 3, 1921, and all rights existing under any permits or ordinances of the City of New Orleans concerning same.

The municipal address of the property is 1148 South Peters Street, New Orleans, Louisiana.


7 March 2016 1148 S Peters Variance Page 5

Height and Number of Stories: Strict adherence to the regulation would result in a demonstrable hardship,

as it would force a “lose-lose” decision upon the owner. If the owner complies with the existing zoning, and builds to 125’ along Calliope Street, the owner will lose Historic Tax Credits, which are available to other properties in the district and contribute a significant amount of capital to the project. If the applicant pursues Historic Tax Credits without the requested variance, a significant portion of the site’s developable area would be unavailable to the owner.

HDLC ARC does not support a scheme that strictly adheres to the regulation.

HDLC support is required for development, and their lack of support would be a hardship upon the owner.

Strict adherence to the regulations would result in a taller building adjacent

to the highway overpass, causing compromised access to light and air and elevated noise and air pollution along the Calliope Street façade.

Standard 7 The request for the variance is not based primarily upon a desire to serve the

convenience or profit of the property owner or other interested party(s). The requested variance does not primarily serve the convenience or profit of

the applicant. The requested variance does not grant an increase in the square footage of the development. The applicant seeks to relocate the legally available bulk on the site from the Calliope Street façade to a portion of the site within 70’ of Convention Center Boulevard. This variance is required for the development to comply with the demands of the multiple regulatory agencies having jurisdiction over the project. Furthermore, the requested variances mitigate hardships caused by the adjacent highway overpass, provide access to light and air as enjoyed by other properties, and enhance the historic character of the CBD-6 neighborhood by limiting development height adjacent to existing historic buildings.

Standard 8 The granting of the variance will not be detrimental to the public welfare or

injurious to other property or improvements in the neighborhood in which the property is located.

Granting of the variance will not be detrimental to the public welfare or

injurious to other property or improvements in the neighborhood. The proposed use is permitted as-of-right and is consistent with current development patterns in the neighborhood. The requested variance will cause no increase in density or intensity of use beyond that permitted by zoning. Shifting the height towards convention center Boulevard will have no


7 March 2016 1148 S Peters Variance Page 6

negative impact on the public or other property or improvements in the neighborhood.

The proposed variance has the support of members of the Warehouse

District Neighborhood Association and the HDLC ARC. Standard 9 The proposed variance will not impair an adequate supply of light and air to

adjacent property, increase substantially the congestion in the public street, increase the danger of fire, or endanger the public safety.

The proposed variance will not impair an adequate supply of light and air to

adjacent property, increase substantially the congestion in the public street, increase the danger of fire, or endanger the public safety. Submitted drawings include shadow studies showing that the proposed variance has no negative light and air impact on adjacent parcels or public rights-of-way, and actually increases access to light and air for the swimming pool of the adjacent hotel when compared to a development that complies with the 125’ height limit along Calliope Street. Similarly, provided sightline studies demonstrate that the proposed variance has no negative impact on sightlines from adjacent residential properties. The project contemplated under the proposed variance will comply with all building codes, fire codes and other applicable regulations.

Please do not hesitate to contact our office with any questions. Sincerely, Jason Richards, AIA Senior Associate Cc David Hecht, 1148 Partners LLC Encl Site Plans, Photographs, Floor Plans and Elevations Square Map Current Survey HDLC ARC Recommendation Letter dated 26 Feb 2016 NPP Summary Report

P:\2015_Projects\15105_Halpern Hotel Development\08 Agencies\06 BZA\16_0307 BZA Letter FINAL.docx


1148 SOUTH PETERS STREET - PROPOSED HOTELBOARD OF ZONING ADJUSTMENTS07 MARCH 2016

AbRi design + developMent

AJAX Holdings

esKeW+dUMeZ+Ripple ARCHiteCtURe. inteRioR enviRonMents. URbAn stRAtegies


ESkEw+DUMEZ+RIpplE ARCHiteCtURe. inteRioR enviRonMents. URbAn stRAtegies1148 SOUTH pETERS STREET - pROpOSED HOTEl | 07 MARCH 2016

AERIAL PHOTOGRAPH - WAREHOUSE DISTRICT

SITE

ARTS / WAREHOUSE DISTRICT



BIRD’S EYE VIEW - WAREHOUSE DISTRICT

SITESITESITE

tRACAge AppRoved At 184’

MARRiott At 145’pontCHARtRAin eXpRessWAy At +/- 115’ WtC At 399’Hilton At 350’

HARRAH’s pARKing gARAge At 125’

eMbAssy sUites At 165’



CONVENTION CENTER BOULEVARD ELEVATIONS

SITE HAMpTON INN MISSISSIppI RIVER HERITAGE pARk

pARkING GARAGE HYATT plACE MARRIOTT

HARRAH’S pARkING GARAGEOMNI RIVERFRONTMARRIOTT

JUlIA ST. NOTRE DAME ST. GIROD ST. lAFAYETTE ST. pOYDRAS ST.

CAllIOpE ST. GAIENNIE ST. JOHN CHURCHIll CHASE ST. ANDREw HIGGINS ST JOSEpH ST.N & S DIAMOND ST.



ExISTING WAREHOUSE - ExTERIOR PHOTOGRAPHS



zONING ANALYSIS

CBD-6

CBD-3OS-N

OS-N

SITE

OS-N

CBD-4

MU-2

HU-MU

HU-MU

HU-RD2

CBD-2

CBD-2

pRoJeCt AddRess

1148 s peteRs st

neW oRleAns, lA 70130

boUnding stReets

s peteRs stReet, gAiennie st (side), Convention

CenteR blvd, CAlliope st

Zoning

Cbd-6

URbAn CoRe neigHboRHood MiXed-Use distRiCt

ARtiCle 17. CentRAl bUsiness distRiCts

tHe Cbd-6 URbAn CoRe neigHboRHood intensity

MiXed-Use distRiCt is intended to pRovide foR A

doWntoWn neigHboRHood enviRonMent WitH

A MiX of HoUsing types, sUppoRting ResidentiAl

seRviCes And CoMMeRCiAl Uses Conveniently

sitUAted WitH RespeCt to eMployMent

oppoRtUnities. tHe Cbd-6 distRiCt is intended

to ACCoMModAte A HigHeR ConCentRAtion

of CeRtAin CoMMeRCiAl Uses tHAn tHe Cbd-5

distRiCt, And is pARtiCUlARly sUited foR tHe

WAReHoUse distRiCt.

fUtURe lAnd Use

dCn-MU

(MiXed-Use doWntoWn CoRe neigHboRHood)

HistoRiC distRiCts

WAReHoUse distRiCt (UndeR fUll CbdHdlC

ContRol)

nAtionAl RegisteR of HistoRiC plACes

UppeR CentRAl bUsiness distRiCt

neigHboRHood ConseRvAtion distRiCt

sUbJeCt to neigHboRHood ConseRvAtion

distRiCt AdvisoRy CoMMittee (nCdAC) RevieW

foR deMolition AppliCAtions

ConditionAl Use (eXisting)

non-ACCessoRy pARKing (oRdinAnCe 21827)

site AReA

~49,120 sf

HeigHt liMit

75’ & 6 stoRies At stReet edge

125’ & 10 stoRies set bACK 20’

open spACe ReqUiReMent

All toWnHoUse And MUlti-fAMily dWellings in

tHe Cbd distRiCts sHAll pRovide At leAst one-

HUndRed tWenty (120) sqUARe feet of UsAble

on-site open spACe peR dWelling Unit.

stebACKs

none

MAXiMUM fRont yARd setbACK 5’ (ConditionAl

Use ReqUiRed if > 5’)

loAding

100,000-200,000 sf = 2 loAding spACe

>250,000 sf = 3 loAding spACes

veHiCle pARKing

none ReqUiRed

biCyCle pARKing

CoMMeRCiAl

1 peR 5,000 sf of RetAil

50% of spACes CoveRed



mASSING STRATEGIES

MAXIMUM

MAXiMUM AlloWAble bUilding envelope

MINIMUM

eXisting site WitH sURfACe pARKing

MEDIUM

RenovAte eXisting bUilding WitH inteRnAl

seRviCe RoAd;20’ setbACKs Above 75’

69’-11”

75’-0”

125’-0”

75’-0”

125’-0”

69’-11”

“l”

Hold edge of bloCK; CReAte inteRioR

CoURtyARd

ATRIUM

eXtRUde Up to 125’;Hold edge of bloCK

“I”

Hold edge of bloCK;RespeCt tHe sCAle of tHe

eXisting bUilding;Align CoRniCes

69’-11” 69’-11”69’-11”

125’-0”125’-0”

175’-0”



mASSING STRATEGIES

69’-11”69’-11”125’-0”

175’-0”

69’-11”

ZONING

20’ SETBACkS ABOVE 75’MISAlIGNED GUESTROOM FlOORS

215,000 GSF(NIC pARkING)

“I”

AlIGN MASS OF BUIlDING TOwARDS C.C. BlVD.SHIFT HEIGHT AwAY FROM HISTORIC CORE OF NEIGHBORHOOD

AlIGN CORNICE wITH EXISTING wAREHOUSE


“l”

AlIGN UppER MASS OF BUIlDING TOwARDS CAllIOpE AND C.C. BlVD.HOlD URBAN EDGE

CREATE INTERIOR COURTYARD


125’-0”



mASSING STRATIGIES

“l” sCHeMe - soUtH West peRspeCtive “i” sCHeMe - soUtH West peRspeCtive


EskEw+DumEz+RipplE Architecture. interior environments. urbAn strAtegies1148 sOuTH pETERs sTREET - pROpOsED HOTEl | 04 ApRil 2016 REVisiONs

massing strategies

184’-0”TRACAGE

145’-0”MARRIOTT

95’-0”HAMPTON INN

85’-0”MCCNO70’-0”EXISTING BUILDING

20'-0"

125’-0”“L” SCHEME PARAPET

175-0”“I” SCHEME PARAPET

184’-0”TRACAGE

145’-0”MARRIOTT



20'-0"



180’-0”

“l” scheme - Axonometric

69’-11”69’-11”

125’-0”

160’-0”

rooftop

Amenities

lobby

2 commerciAl

restAurAnts

bAllroom &

meeting room

guestroomslobby

commerciAl

restAurAnt

guestrooms

“i” scheme - Axonometric

“l” scheme - south elevAtion “i” scheme - south elevAtion

rooftop

Amenities

lobby

2 commerciAl

restAurAnts

bAllroom &

meeting room

guestrooms

lobby

commerciAl

restAurAnt

guestrooms



massing strategies

184’-0”TRACAGE

145’-0”MARRIOTT



40'-0"

20'-0"

74'-0"



184’-0”TRACAGE

180’-0”

145’-0”MARRIOTT



40'-0"

20'-0"

74'-0"



“l” scheme - site section “i” scheme - site section

“l” scheme - bAkery condominiums perspective “i” scheme - bAkery condominiums perspective

visible portion of neW construction visible portion of

neW construction



SOLAR ANALYSIS - fALL AND SPRING EqUINOx (SEPTEmEBER 21 AND mARCH 21)

9:00 Am

ExISTING SITE “l” sCHeMe “i” sCHeMe




12:00 Pm

ExISTING SITE “l” sCHeMe “i” sCHeMe




ExISTING SITE

3:00 Pm

“l” sCHeMe “i” sCHeMe


1148 SOUTH pETERS STREET - pROpOSED HOTEl | 07 MARCH 2016 ESkEw+DUMEZ+RIpplE ARCHiteCtURe. inteRioR enviRonMents. URbAn stRAtegies

“i” sCHeMe - SITE PLAN 64’0’

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“i” sCHeMe - PERSPECTIVES



fACADE DESIGN ITERATIONS - “I” OPTION

ARCHiteCtURAl pReCendents

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“i” scheme - building section 32’0’

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LOBBYLOBBY

GUESTROOMS8 FLOORS (08-15)


GUESTROOMS3 FLOORS (02-04)150 SPACES

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RESTAURANT / BAR

LIGHTWELL

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EAST ELEVATION32’0’



SOUTH ELEVATION32’0’



WEST ELEVATION32’0’



NORTH ELEVATION32’0’



GROUND fLOOR32’0’

SIGNATURE RESTAURANT

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TYPICAL GUESTROOm fLOOR WITH PARKING GARAGE32’0’

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PARKING

LIGHTWELL

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hotel

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amenity

meeting space

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BALLROOm AND mEETING ROOmS32’0’

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BALLROOM

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FITNESSCENTER MEETING ROOMS

B.O.H.

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40'-0"

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160’-0"160’

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hotel

public space

amenity

meeting space

back of house

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TYPICAL GUESTROOm fLOOR32’0’

TERRACE

LIGHTWELL

TERRACE

40'-0"

20'-0"101'-0"

160’-0"160’

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124'-0" 62'-0"

hotel

public space

amenity

meeting space

back of house

parking


P R O J E C T N P P R E P O R T

Date of Report 4 March 2016 Project Name 1148 South Peters Street – Proposed Hotel Overview This report provides results of the implementation of the Project

Neighborhood Participation Program for property located at 1148 S Peter Street between S Peters Street and Convention Center Boulevard at Calliope Street. The applicant is submitting an application for variance from the setback and height provision of the Comprehensive Zoning Ordinance. This report provides a summary of contacts with citizens, neighbors, public agencies, and interested parties. Opportunities have been provided to learn about and comment on the proposed plans and actions. Comments, sign-in lists, petitions, letters, summary sheets and other materials are attached.

Contact Clayton Randle and David Hecht Abri Design + Development 800 Common Street, #200 New Orleans, LA 70112 (504) 500-1897 [email protected] Neighborhood Meetings The following dates and locations of all meetings where citizens were invited

to discuss the applicant’s proposal. Sign-in lists are attached. Comments are summarized at the end of this report. 1. February 18, 2016: Meeting with members of the Warehouse District

Neighborhood Association (WDNA) at the New Orleans Downtown Marriott at the Convention Center, 859 Convention Center Blvd, seven people in attendance.

2. March 3, 2016: NPP Meeting at the Hampton Inn & Suites New Orleans Convention Center, 1201 Convention Center Blvd, five people in attendance.

Correspondence The following dates summarize the communications and outreach made to

the neighborhood: 1. November 17, 2015: Meeting held with Kurt Weigle of the Downtown

Development District (DDD) to review the project. 2. February 1, 2016: Meeting held with Councilmember Latoya Cantrell to

discuss the project and neighborhood outreach. 3. February 13, 2016: Email sent to Troy Dupuis, contact for the Warehouse

District Neighborhood Association (WDNA) introducing the project. Initiation sent to WDNA meeting held Feb 18, 2016.

4. February 19, 2016: Meeting held with Tim Hemphill and Bob Johnson of the Convention Center to discuss the project.

5. February 23, 2016: postcards mailed to addresses within 600 ft. radius of the proposed project site. Addresses and sample postcard attached.


4 March 2016 1148 S Peters NPP Page 2 Results There were approximately 300 persons/addresses invited to the community

meeting. See summary below: Summary of concerns, issues and problems:

1. Concerns about Drop-off for hotel at new construction along Convention Center Boulevard.

2. Desire for public access to amenities contained in the hotel. 3. General concern (not related to this project) about bus queuing along

South Peters Street for Conventions. 4. Desire to make a more walkable neighborhood. 5. Request for “green” landscaping in and around the project 6. Concern that the building mass on Convention Center Boulevard align

with the existing Hampton Inn. 7. General acknowledgement that elective parking provided by the applicant

is welcome. How concerns, issues and problems will be addressed:

1. Drop-off will be addressed either through pull-off similar to Omni Riverfront, or through dedicated use and re-allocation of the parking lane similar to the Downtown Marriott at the Convention Center.

2. Rooftop amenities will be available for public access. Ground floor amenities will be designed for public use, and not specific to the hotel.

3. Hotel drop-off for hotel at existing building will eliminate buss queuing in front of this property. General discussion about future potential linear park along Convention Center Boulevard.

4. Project will activate currently abandoned parking lot and provide day and night-time amenities reinforcing the desire for a more walkable neighborhood.

5. All site areas shall be landscaped, including site within the project boundary. The Owner intends to work with the City to improve the area of land adjacent to the site for the public’s benefit.

6. The building mass will align with the east and west faces of the Hampton Inn.

Concerns, issues and problems not addressed and why:

1. n/a End of Report

P:\2015_Projects\15105_Halpern Hotel Development\08 Agencies\07 NPP\NPP Report.docx


Notification Postcard Example


Boland Marine & Manufacturing Co Inc 1000 Tchoupitoulas St New Orleans LA 70130Labuzan Ronald L 200 West 64Th Place Englewood CA 90302Savvaides Apostolos 1107 So Peters St. Unit 119 New Orleans LA 70130Branstetter Robert M Jr Et Al. 1107 So Peters St Unit-125 New Orleans LA 70130Federal Fibremills Condominium Association 1107 South Peters Street New Orleans LA 70130Blanche Mark O 2624 Albans Road Houston TX 77005Kemmerly Kevin D 2028 E Lakeshore Baton Rouge LA 70808Behari Vishnu N 9008 Ashville Dr Pensacola FL 32514Smith Charles D 1107 South Peters St Unit 211 New Orleans LA 70130Zuniga Albert F Sr Albert F Zuniga,Jr. 1107 So Peters St Unit-212 New Orleans LA 70130Laine Joseph A 1107 So. Peters St New Orleans LA 70130Kruebbe Gwendolyn L 1107 South Peters Street Unit 225 New Orleans LA 70130Russo Robert J 23 Samana Drive Miami FL 33133Dugas Louis P 1107 So Peters Street Unit-318 New Orleans LA 70130Scandurro Dewey M 1107 S Peters St Unit 319 New Orleans LA 70130Smith Katherine H 1107 So Peters Street #104 New Orleans LA 70130Bush Cerise J Francine S Bush 1107 So Peters St Unit-108 New Orleans LA 70130Jaramillo Francisco E 1107 S Peters St Unit 114 New Orleans LA 70130Valentino Mario P 1107 So Peters Street Unit-201 New Orleans LA 70130Healy George W, IV 1323 28Th Ave Gulfport MS 39501Whitford Douglas E 1107 S Peters St #214 New Orleans LA 70130Tejirian Greg M 1107 So Peters St Unit 223 New Orleans LA 70130Dugal John C 237 Highway 182 Sunset LA 70584Gurtner Giorgio D 1107 So Peters Street Unit 228 New Orleans LA 70130Fernandez Donna M 1107 So Peters St Unit 305 New Orleans LA 70130Wappel Christopher M 1107 So Peters St Unit 312 New Orleans LA 70130Braun Philip A III 1107 S Peters St #315 New Orleans LA 70130Messer Thomas S 114 Bedford Road Hattiesburg MS 39402Gusman-Normand Barbara 1107 So Peters St Unit 401 New Orleans LA 70130Williams Leslie Jr 1107 S Peters St Unit 411 New Orleans LA 70130Cgcd Enterprisesllc 416 Gravier Street New Orleans LA 70130Fairbank Joan C 1107 So Peters St Unit-110 New Orleans LA 70130Blakeman Linden C 700 Menard St Thibodaux LA 70301Mullen William C 1107 S Peters St Unit 117 New Orleans LA 70130Mc Donald Patrick F 1107 S Peters St Unit 124 New Orleans LA 70130Restivo Andrew V 1107 So Peters St Unit 202 New Orleans LA 70130Trahan Gregory 7426 Silverhorne Dr. Maurice LA 70555Burns Catherine M 1107 So Peters St Unit-216 New Orleans LA 70130B & J Martin Inc 18104 W. Main Street Galliano LA 70354Di Natale Paola B P. O. Box 405 32 South Main Street Tumbauersville PA 18970Manalac Joana B 1107 So Peters Street Unit-323 New Orleans LA 70130Judge Lisa M 1107 So Peters St Unit 402 New Orleans LA 70130Lamid Rudy S Et Al 1107 So Peters Street #408 New Orleans LA 70130Lazes Richard 19401 Old Jetton Rd Ste 101 Cornelius NC 28031Marshall Daniel A Jr 1107 S Peters St Unit 420 New Orleans LA 70130Cummings Sean B Et Al 441 Gravier Street Lotf-5 New Orleans LA 70130Touchdown Holdings Limited Partership P.O. Box 7 St Joseph LA 71366-0007Lamid Burlini T 7243 Brookwood Dr. Mandeville LA 70471-7443Parulekar Sangeeta 1107 S. Peters St. Unit 116 New Orleans LA 70130Denny Kerry L 1107 South Peters Street Unit-118 New Orleans LA 70130Spinner Harold M 1107 So Peters Street Unit-123 New Orleans LA 70130Russo Robert J 1107 So Peters St Unit 127 New Orleans LA 70130Finley Diane 1107 So Peters St Unit 128 New Orleans LA 70130Federico David M 1107 So Peters St Unit 227 New Orleans LA 70130Pankey Edward A 1107 South Peters Street Unit-302 New Orleans LA 70130Andras Patrick 1107 So Peters St Unit-311 New Orleans LA 70130Benfer Randy L 1107 So Peters St. Unit 313 New Orleans LA 70130Arhant, LLC 8 Oak Alley Metairie LA 70002Igbinosun Osazonamen 1107 S. Peters Street # 321 New Orleans LA 70130Waller Janet M 2307 Allen Dale Pl. Montgomery AL 36111Breaux Phillip B 16 Oak Pl New Iberia LA 70563Fewell James L 1107 So Peters St Unit 512 New Orleans LA 70130The Gibson Familytrust 408 N Sunset Blvd. Gulf Breeze FL 32561

Properties and Owners within 600 feet


Spain Timothy J 1107 So Peters Street Unit 523 New Orleans LA 70130Curry James M 1107 So Peters Street Unit-525 New Orleans LA 70130Krejci Scott J 1111 So Peters St Unit 110 New Orleans LA 70112Rojas-Rowley Nuria 2032 Lakeshore Bl. Slidell LA 70461Saunee Norma S 1111 So. Peters St. Unit 203 New Orleans LA 70130Hillman Billy W Jr 426 Highway 308 Thibodaux LA 70301Lowe Jennifer L 1111 S Peters St #212 New Orleans LA 70130Perez David M Peter J Wheaton 1111 So Peters St Unit-224 New Orleans LA 70130Juan Lopez 1111 South Peters St #306 New Orleans LA 70130-0043Kempton Ronald S Jr 1111 S Peters St Unit 307 New Orleans LA 70130Lawrence Stephanie A 1111 S Peters St Unit 414 New Orleans LA 70130Ehret Royce I Jr 711 1/2 Second St Gretna LA 70053Plummer Andrew M 450 John Churchill Chase Unit 206 New Orleans LA 70130Williams Daniel J 450 John Churchill Chase Unit 302 New Orleans LA 70130Tom Nicholas S 450 John Churchill Chase Unit 502 New Orleans LA 70130Rabe Erling P Jr 450 John Churchill Chase Unit 503 New Orleans LA 70130Patel Sukeshy B 450 John Churchill Chase Unit 505 New Orleans LA 70130Rabe Erling P Jr 450 John Churchill Chase 503 New Orleans LA 70130Augustin Russell A 610 John Churchill Chase #02 New Orleans LA 70130Robinson Industries, Inc, La. 100 N. E. 21St Street Miami FL 33137Smith Jay S 1107 S Peters St Unit 501 New Orleans LA 70130Trujillo Robert 1107 So Peters St Unit-510 New Orleans LA 70130Maatouk Lenora C 1312 Valley Dr Longview TX 75601Henry Julia D 1111 S Peters St Unit 108 New Orleans LA 70130Madere Carolyn M 1111 S Peters St Unit 209 New Orleans LA 70130-0035Penska Erik J Et Al 1111 So Peters St Unit-210 New Orleans LA 70130Brody Charles J 1908 Nassau Blvd Charlotte NC 28205Landry David 1214 Parasol Place Pensacola FL 32507Jones Kelli M 7250 Franklin Ave #715 Los Angeles CA 90046Scoggins Christina 1111 S Peters St #404 New Orleans LA 70130Woodsum David A 1111 So Peters Street Unit-408 New Orleans LA 70130Revocable Trust Of Josephine Taffare 6887 Antinori Ln Boynton Beach FL 33437Tsuda Ryan Y 1111 So Peters St. Unit 413 New Orleans LA 70130Hsia Daniel S Et Al. 1111 S. Peters St. Unit 418 New Orleans LA 70130Trenticosta Etal Nicholas J 2710 Constance St New Orleans LA 70130Davis Henry R II 1130 Tchoupitoulas Street New Orleans LA 70130Soong Herman C 17960 Club Viea Dr Baton Rouge LA 70810Hoffman Joseph A Jr 1107 So Peters St #428 New Orleans LA 70130Spieler Bradley M 1107 S Peters St Unit 507 New Orleans LA 70130Genco Properties, LLC 1905 Hickory Ave New Orleans LA 70123Glorioso Properties LLC 815 Baronne Street New Orleans LA 70113Miller Charles E Jr 1111 So Peters Street Unit-214 New Orleans LA 70130Kennedy David H 1111 So. Peters St. Unit 223 New Orleans LA 70130Cox Van L 1525 Silliman Dr Baton Rouge LA 70808Scoggins Christina A 1111 South Peters Street Unit-311 New Orleans LA 70130Douglass Daniel F 1111 So Peters Street Unit-315 New Orleans LA 70130David Anton 1111 South Peters Street Unit-406 New Orleans LA 70130Bakery Apartmentspartnership C/O Hri 400 Lafayette St Suite 110 New Orleans LA 70130Maria Claudia Miccio 450 John Churchill Chase #201 New Orleans LA 70130Hemelt Frank C Et Al 4620 Kent Av. Metairie LA 70006Francis Clarence V Sr 726 Tolson Blvd Lafayette LA 70508-5820Creech Katharine C 127 Madison Av. #201 Memphis TN 38103Mallik Harminder S 5220 Cleveland Place Metairie LA 70003Hoffmann Donald L P. O. Box 1327 Folsom LA 70437Parker Beverly M 1107 S Peters St Unit 328 New Orleans LA 70130Kyle William W Patti A Luke 319 Westover Drive Birmingham AL 35209Chou Victor H 1107 So Peters St Unit 421 New Orleans LA 70130Christian Seth I 1107 So Peters Street Unit 423 New Orleans LA 70130Vizard Anthony J Suzanne Vizard 1107 So Peters St Unit 424 New Orleans LA 70130Gibbs Linda S Et Al 1107 S Peters St Unit 429 New Orleans LA 70130Chawla Jagdish R 1107 So Peters St. # 502 New Orleans LA 70130Garner John S 332 S Diamond St New Orleans LA 70130Turla Maria T 1107 South Peters Street Unit-509 New Orleans LA 70130Germain Amy S 1107 So Peters St Unit 511 New Orleans LA 70130


O'brien Michael D 3670 Jean Lafitte LA 70067Wp Of Louisiana, LLC 1174 Yorktown Dr Slidell LA 70461Kelton Stephen B P O Box 28 Houma LA 70361Zacharia Varghese 39823 River Oaks Drive Ponchatoula LA 70454Solmon Elliot 450 John Churchill Chase St 307 New Orleans LA 70130Tobias Max N Jr 450 Johnchurchill Chase Unit# 403 New Orleans LA 70130Boettner Mary V 450 John Churchill Chase Unit 404 New Orleans LA 70130Grenn Robert E 1107 So Peters St Unit 519 New Orleans LA 70130Jambon Rentals, LLC 20804 Highway 1 Golden Meadow LA 70357Comeaux James G 1107 So Peters St # 524 New Orleans LA 70130Zoller Jonathan K 100 Mclaws Street Savannah GA 31405Mackay Sharon B 1018 Creatwood Circle S. E. Smyrna GA 30080Dupuis Troy A 1111 South Peters Street Unit-111 New Orleans LA 70130Schellhaas Kip J 1111 So Peters St. Unit 213 New Orleans LA 70130Wakeman John M 830 Goodgoin Rd Ruston LA 71270Gerone Oscar C 1111 S Peters St #221 New Orleans LA 70130Mcguire William B Jr 1111 So Peters St Unit 402 New Orleans LA 70130Allard Park LLC 31 Allard Blvd New Orleans LA 70119Tchoupitoulas Studios, LLC 1519 Camp Place New Orleans LA 70130Ehret Royce I Jr 711 1/2 Second St. Gretna LA 70053Winoski Gerard J Sr. 450 John Churchill Chase Unit 202 New Orleans LA 70130Ittiara Shaun 450 John Churchill Chaes Unit 305 New Orleans LA 70130Robinson Tanya M 450 John Churchill Chase Unit 308 New Orleans LA 70130Lawson Floyd T 3332 Highway 1 Raceland LA 70394Bethala Vasanth K 202 Dutton Crt Slidell LA 70461Banner Clyde G II 133 Lighthouse Dr Jupiter FL 33469Roth Elizabeth H 121 N Post Oak Unit 1805 Houston TX 77024Wild Laurianne G Et Al. 610 John Churchill Ch St #10 New Orleans LA 70130Perrin Keith M 610 John Churchill Chase St. Unit Ph3 New Orleans LA 70130Federico Meghan N 1107 South Peters Street Unit-107 New Orleans LA 70130The Lyons/Harris Living Trust 1107 S Peters St # 226 New Orleans LA 70130Avsar Sadri M 114 Mill Creek Rd Warrior AL 35180Baronne Benjamin J 529 Beaulieu Dr Lafayette LA 70508Appleford John, Jr 1111 South Peters St Apt. 219 New Orleans LA 70130Rowley Nuria R 2032 Lakeshore Bl South Slidell LA 70461Reddy Abhita T 450 John Churhchill Chase #208 New Orleans LA 70130Mathew Roshin C 450 John Churchill Chase Unit 303 New Orleans LA 70130Gattuso Development, Inc. 39 Beaureguard Dr Gretna LA 70053Reynaud Scott D 1101 Tchoupitoulas St. Studio 1101 New Orleans LA 70130Schneider Aaron A 1111 S Peters St Unit 222 New Orleans LA 70130Ezell Mary B 610 John Churchill Chase Loft-6 New Orleans LA 70130Lyon Alyssa C Et Al 13 English Turn Ct New Orleans LA 70131Matthew Charles Eskind 2010 Irrevoca 610 John Church Hill Chase 12 New Orleans LA 70130Mead Charles M 1635 Woodridge Pl Birmingham AL 35216Spieler Bradley M 1107 S Peters St #507 New Orleans LA 70130Sangisetty Arunavathi T 610 John Churchill Chase Unit 11 New Orleans LA 70130Zuniga Albert F 1657 Iberia St Franklin LA 70538Nodier Alicia R 1101 Arabella St New Orleans LA 70115Bankston & Associates LLC 8708 Jefferson Hwy Ste A Baton Rouge LA 70809Venture Int'l Holding Company Generations Hall 310 Andrew Higgins Bl New Orleans LA 70130State Of Louisiana-Dotd 1201 Capitol Access Rd. Baton Rouge LA 70802State Of Louisiana-Ccc 2001 Victory Park Dr New Orleans LA 70114Campbell Rentals, LLC 9173 Belle Fleurs Cove Germantown TN 38139Wierzbicki Derek A Et Al 3812 Wimbleton Court Bedford TX 76021Smith Jay S 1107 S Peters St #501 New Orleans LA 70130Hamrick Kenneth M 1107 So. Peters St. Unit 508 New Orleans LA 70130Candal Francisco J 1201 Williamsburg Dr Slidell LA 70461Sepko Andrew E Jr Etal 1111 S Peters St Unit 309 New Orleans LA 70130Justfarr, LLC 6246 Louisville St New Orleans LA 70124Cash James A 1111 S Peter St 314 New Orleans LA 70130Willhoit Louis E Jr 450 John Churchill Chase Unit 301 New Orleans LA 70130Draper Regina R 450 John Churchill Chae #304 New Orleans LA 70130Solomon Elliot 450 John Churchill Chase Unit 307 New Orleans LA 70130Davis Virginia B 610 John Churchill Chase St. Unit Ph2 New Orleans LA 70130


Rubenstein Joshua L 610 John Churchill Chase Unit Ph4 New Orleans LA 70130Zeringue Michael P 610 John Churchill Chase Loft 7 New Orleans LA 70130Ton Lynda R 9087 Hwy 23 Belle Chasse LA 70037Gibbs Jimmie N 1111 So Peters St Unit-206 New Orleans LA 70130Scott Mace 1107 S Peters Unit 220 New Orleans LA 70130Hamel Timothy R 971 Shoreham Road Grosse Pointe MI 48236Kenney Arthur J III 1107 S Peters Stunit 217 New Orleans LA 70130Rlj III - Hg New Orleans Convention C/O Rlj Capital Partners III LLC 3 Bethesda Metro Center Ste 1000Bethesda MD 20814King Meghan N Etal 1107 S Peters St #207 New Orleans LA 70130Robertson Chris W Sr P O Box 2037 Little Rock AR 72203Jayanetti Don L Etal 1107 S Peters St #528 New Orleans LA 70130Graffagnini Mark J 1111 So Peters St Suite #102 New Orleans LA 70130Schneider Aaron A 1111 So Peters St Unit 222 New Orleans LA 70130Addison James D 450 John Churchill Chase #205 New Orleans LA 70130Ripoll Charles H 7800 Southwest Pkwy # 910 Austin TX 78735Petbjerk Trust 416 Coventry Lane Minneapolis MN 55435Townsend Joseph E 610 John Churchill Chase Unit 8 New Orleans LA 70130-4007Holton Holding, LLC 121 Commerce Gretna LA 70056Godfrey John S 610 John Churchhill Chase St #16 New Orleans LA 70130Bruno Joshua L 147 Carondelet Street Suite 1137 New Orleans LA 70130Driscoll Elton Sr 1111 So. Peters St Unit 305 New Orleans LA 70130Schneider Louis C 610 John Churchill Chase St Loft 20 New Orleans LA 70130Schiers Joseph C 1111 S Peters St Unit 217 New Orleans LA 70130Stafford John R 286 Audubon St New Orleans LA 70118Ffm416, LLC 13801 E Yucca St. Scottsdale AZ 85259Waguespack Philip J 7641 Copperfield Ct Baton Rouge LA 70808Bridges Pamela R Mr Walter M Hamilton 2059 Ramsey Dr Baton Rouge LA 70808The Rocco Detomo Jr Revocable Living1835 N Highway A1a #502S Indialantic FL 32903Glasser Avery M 1107 So Peters Street Unit-415 New Orleans LA 70130Constantino Dennis K 10338 Rustic Oak Dr Baton Rouge LA 70810Micklin Garrett D 1111 S. Peters St. Unit 204 New Orleans LA 70112Cantwell Vernon S 1111 S Peters Apt 412 New Orleans LA 70130-1712Krlin Ryan M 1107 S Peters Unit 301 New Orleans LA 70130Pounds Kirt M 415 35Th St New Orleans LA 70124Johnson Lisa J Et Al 450 John Churchill Chase St #402 New Orleans LA 70130Barshay Properties LLC 2518 Ocean Ave Brooklyn NY 11229Lobos Luz M 1107 S Peters St 120 Cb New Orleans LA 70130Koshy Anita M 450 John Churchill Chase Unit 207 New Orleans LA 70130Edward Lee Family Investment Compa 501 Louisiana St Westwego LA 700941148 South Peters LLC 936 Topaz St New Orleans LA 70124The City Of New Orleans 1008 N Peters St Suite 300 New Orleans LA 70116Naghavi Babak 1107 S Peters St Unit 329 New Orleans LA 70130Batista Ana M 409 Homestead Ave Metairie LA 70005Bre Nola Property Owner, LLC 345 Park Avenue 42Nd Floor New York NY 10154Condo Master Owner Howcott Virginia B Etal 610 John Churchill Chase St Lft 9 New Orleans LA 70130Shanks Richard C 5300 Memorial Drive Suite 800 Houston TX 77007Bassett Jeffrey M 1311 Katherine Dr Opelousas LA 70570Campbell Douglas R 1107 S Peters St Unit 517 New Orleans LA 70130Robert Jefferson D 1111 So Peters St Unit 405 New Orleans LA 70130Boettner Mary V Etal 450 John Churchill Chase #504 New Orleans LA 70130Manuel Nicholas P 139 Kincaid Lane Boyce LA 71409Amfac Parking, LLC 416 Gravier St New Orleans LA 70130Mcneely Timothy P 610 John Churchchill Chase St # 18 New Orleans LA 70130Sepko Karen L 920 Poeyfarre St Unit 201 New Orleans LA 70130Buatt Louis E 1107 S Peters St Unit 113 New Orleans LA 70130Mcnabb Toni L 13375 Hwy 73 Ste I Geismar LA 70734Cinwick, LLC 2255 Glades Rd Ste 234W Boca Raton FL 33431Perry John B 419 Starling Dr Slidell LA 70461Hill Jonathan D 1111 S Peters St #308 New Orleans LA 70130Hinds David R Sr P O Box 1926 Lake Charles LA 70602Lovett Brian J 1107 So Peters St Unit 203 New Orleans LA 70130Dalton Andrew Leblanc Revocable Livi 405 Oak Alley Houma LA 70360Benoit Debra S 120 Royce St Houma LA 70364


Bhatnagar Deepa 450 John Churchill Chase St Unit 407 New Orleans LA 70130Mankinen Richard W 1201 Joseph St New Orleans LA 70115Kingsdorf Benjamin 1111 So Peters Street Unit-415 New Orleans LA 70130Vidal John P 1111 S Peters St #417 New Orleans LA 70130New Orleans Exhibition Hall Authority 900 Convention Center Blvd New Orleans LA 70130Serou Gordon P, Jr 1013 Race St New Orleans LA 70130Occupant 1111 S Peters St New Orleans LAOccupant 1148 S Peters St New Orleans LAOccupant 1122 Tchoupitoulas St New Orleans LAOccupant 1149 Tchoupitoulas St New Orleans LAOccupant 1157 Tchoupitoulas St New Orleans LAOccupant 1221 S Peters St New Orleans LAOccupant 1201 S Peters St New Orleans LAOccupant 1169 Tchoupitoulas St New Orleans LAOccupant 1040 S Peters St New Orleans LAOccupant 1041 S Peters St New Orleans LAOccupant 1107 S Peters St New Orleans LAOccupant 1153 Tchoupitoulas St New Orleans LAOccupant 1134 Tchoupitoulas St New Orleans LAOccupant 1066 Tchoupitoulas St New Orleans LAOccupant 350 John Churchill Chase St New Orleans LAOccupant 1215 S Peters St New Orleans LAOccupant 1217 S Peters St New Orleans LAOccupant 1201 Convention Center Blvd New Orleans LAOccupant 1130 Tchoupitoulas St New Orleans LAOccupant 416 Erato St New Orleans LAOccupant 1225 S Peters St New Orleans LAOccupant 1205 Tchoupitoulas St New Orleans LAOccupant 436 Erato St New Orleans LAOccupant 1200 S Peters St New Orleans LAOccupant 1239 Tchoupitoulas St New Orleans LAOccupant 1081 Tchoupitoulas St New Orleans LAOccupant 1001 Convention Center Blvd New Orleans LAOccupant 1131 Tchoupitoulas St New Orleans LAOccupant 432 Erato St New Orleans LAOccupant 1132 Tchoupitoulas St New Orleans LAOccupant 1227 Tchoupitoulas St New Orleans LAOccupant 1119 Tchoupitoulas St New Orleans LAOccupant 619 Thalia St New Orleans LAOccupant 1163 Tchoupitoulas St New Orleans LAOccupant 450 John Churchill Chase St New Orleans LAOccupant 1127 Tchoupitoulas St New Orleans LAOccupant 1071 Tchoupitoulas St New Orleans LAOccupant 1128 Tchoupitoulas St New Orleans LAOccupant 615 Erato St New Orleans LAOccupant 300 Thalia St New Orleans LAOccupant 1000 Tchoupitoulas St New Orleans LAOccupant 28821 Tchoupitoulas St New Orleans LAOccupant 28814 Thalia St New Orleans LAOccupant 28815 Thalia St New Orleans LAOccupant 1116 Tchoupitoulas St New Orleans LAOccupant 28817 Tchoupitoulas St New Orleans LAOccupant 1112 Tchoupitoulas St New Orleans LA

Organization Name: Downtown Development DistrictPoint of Contact: Kurt WeiglePhone Number: 504-561-8927Email: [email protected] Address: 201 St. Charles Avenue, Ste. 3912City: New OrleansZip: 70130

Organization Name: Warehouse District Neighborhood Association

Neighborhood Organizations


Point of Contact: Troy DupuisPhone Number: 504-523-2439Email: [email protected] Address: 1111 S. Peters Street #111City: New OrleansZip: 70130

Organization Name: Prytania Corridor Business & Professional OrganizationPoint of Contact: Dennis HiltonPhone Number: 504-523-6556Email: [email protected] Address: 1748 Prytania StreetCity: New OrleansZip: 70130

District "B"LaToya CantrellCity Hall, Room 2W101300 Perdido StreetNew Orleans, LA 70112Phone: (504) 658-1020Fax: (504) [email protected]

Council Member



soutH east PersPectiVe



soutH West PersPectiVe



nortH east PersPectiVe


From: WarehouseDNA <[email protected]>

Sent: Saturday, September 29, 2018 11:47 AM

To: Emily R. Hernandez

Subject: ITEM 14 - Docket Number: 026-16 Applicant or Agent: Sherman Strategies,

LLC, 1148 South Peters, LLC

Attachments: 1148 S Peters BZA letter from WarehouseDNA.pdf; 320 Gaiennie National

Park Service.pdf; 2015-02-18 864 s peters.pdf; 864 S Peters National Park

Service.pdf

Please see the attached letter and attachments in opposition to renewal of the expired variance for

1148 South Peters St

Troy Dupuis

Warehouse District Neighborhood Assoc


September 29, 2018

Board of Zoning Adjustments

Docket Number: 026-16 Applicant or Agent: Sherman Strategies, LLC, 1148 South Peters, LLC

The renewal of the variance for 1148 South Peters Street should be denied

The variance was granted on April 16, 2016. A one year extension would bring it to April 16, 2018. The

variance has already expired.

Many incorrect statements were given by the applicant during the original hearing.

The claim the property is unique as to be close to the bridge and greater zoning allowed by the

Convention Center is incorrect.

Due to the spot zoning (unique zoning for the benefit of one owner) of 1100 Annunciation St, two other

properties are next to the bridge and a higher zoning area.

The project at 1148 South Peters claimed they needed additional height to get approval for historic tax

credits. We believe this is also no correct. The applicant provided no examples of projects where a

higher height was allowed and tax credits were granted. They have also provided no written support

from the NPS or State agency in support of their variance.

The Hampton Inn directly next door went through the whole NPS process and was granted the tax

credits. The Hampton Inn was also not allowed to go higher in height than the old building. Attached is

the record of their NPS approval.

A more recent example of denying greater heights is attached as a letter from the IRS denying the

credits for 864 S Peters St.


We are glad the applicant is willing to restore the old Crane Building and should get the tax credits to do

so. We’ve also seen the applicant has applied to have the property subdivided. This may allow them to

fix the old building with the tax credits and build their new project within current zoning (without the

height variance) without impacting the tax credits available to the existing structure.

The applicant also claimed they wanted the extra height to get above the bridge. In measuring the

heights of the bridge at South Peters Street and at Convention Center Blvd, the following values were

obtained.

The height of the bridge at S Peters is 81 ft

The height of the bridge at Convention Center Blvd is 103 ft

The current zoning without variance allows a height of 125 ft. This allowed height already clears the

bridge.

The city went through a long process to establish the zoning height with numerous meetings and

reviews. The BZA staff respected this and was for denial of the variance. The City Planning Staff was at

the BZA meeting and was against the waiver.

The whole process of establishing these heights was greatly triggered by the 1100 Annunciation Project

and its unwanted tripling of the height around historic buildings. The BZA approval of the 1148 South

Peters variance was a great insult to all those that went through years of the process.

The applicant kept claiming that the HDLC approved the additional height. The applicant had to be

correct a few times at this incorrect statement by CPC Staff as the HDLC can do no such thing.

Many developers complained about the 65 ft height limit in other areas of the district but as you see

when you drive around, many projects are building at this height. The 125 ft height in the area of 1148 S

Peters is in general twice the height of most of the historic buildings in the area. This height zoning

should also be given a chance to work. If the project had stayed at 125 ft, there would’ve been no

opposition as we have not opposed the height of those that build to the 65 ft in other areas.

Granting additional time for this variance will continue to be a slap in the face to the residents of this

neighborhood that participated in the zoning update and it will feel like 1100 Annunciation St all over

again with endless deadlines exceeded and the true insult of the City creating a spot zoning.

Again, all the issues the applicant claimed are not correct and the original staff report should be used.

The new staff report was not available at the time of this submittal.

Troy Dupuis

President

Warehouse District Neighborhood Association


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Re

United States Department of the Interior

NATIONAL PARK SERVICE1849 C Street, N.W.

V/ashington, D.C. 20240

February 18,2015

864 South Peters Street, New Orleans, LouisianaPrdectNumber: 30374

Dear

I have concluded my review of your appeal of the decision of Technical Preservation Services(TPS), National Park Service, denying certification of the rehabilitation of the property citedabove. The appeal was initiated and conducted in accordance with Department of the Interiorregulations (36 C.F.R. part67) governing certifications for federal income tax incentives forhistoric preservation as specified in the Internal Revenue Code. I thank

and for meeting with me in Washington on December 16,2014,and for providing a detailed account ofthe project.

After careful review of the complete record for this project, including commentssubmitted after the appeal meeting, I have determined that the proposed rehabilitation of 864South Peters Street is not consistent with the historic character of the property and the historicdistrict in which it is located, and that the project does not meet the Secretary of the Interior'sStandards for Rehabilitation (the Standards). Therefore, the denial issued on December 2,2014,by TPS is hereby affirmed.

The two-story warehouse (built 1900 - 1901) at 864 S. Peters St. was certified as conhibuting tothe significance of the National RegisterJisted Upper Central Business District on May 2,2014.The proposed rehabilitation of this "certified historic structure" was found not to meet theStandards owing to the planned construction of a five-story addition on the adjacent vacant lot;the new construotion would connect to the property under review, and would use the roof of thehistoric building for tenant amenities.

I concur with the assessment of TPS that the proposed new addition is incompatible with thehistoric character of 864 South Peters Street, and with its environment. Its construction wouldbring the project into conflict with Standard 9. Standard 9 states: "New additions, exterior


alterations, or related new construction shall not destroy historic materials that characterize theproperty. The new work shall be dffirentiatedfrom the old and shall be compatible with themassing, size, scale, and architecturalfeatures to protect the historic integrity of the property andits environment."

The primary, character defining element of the entire block bounded by South Peters, St. Joseph,Fulton, and Julia Streets, is that it is comprised entirely of two-story, masonry warehousebuildings. The block is nearly intact in its historic context except for the empty lot on which thenew construction is proposed, which was also a two-story warehouse until its loss followingHurricane Katrina. I have determined that inserting a five-story building in this particularlocation would overwhelm the scale and massing of 864 South Peters Street as well as theremaining two-story structures on the block, thus damaging the historic integrity of the property,its immediate environment, and the surrounding historic district.

At our meeting, discussed the Upper Central Business District, showing images ofhistoric buildings that are taller than two stories. He also showed newer buildings in the area,many of which are much taller than 864 South Peters Street. I acknowledge that not everyhistoric building in the district is two stories, and that other tall new construction has encroachedon the integrity of the district. However, I find that his argument that the surrounding blocks inthe historic district should be used as a rationale for approving this particular project isunconvincing. The fact that other blocks have lost, or have retained less, of their historicintegrity, is not a valid basis for approval.

also noted that the New Orleans central business district zoningrequires a minimumbuilding height for new construction of three stories in this block. However, you are proposing afive-story building, two stories of which will be dedicated to off-street parking, also mandated bycity code. Please note that the regulations governing the program state,"The Secretary'sStandards for Rehabilitation take precedence over other regulations and codes in determiningwhether the rehabilitation project is consistent with the historic character of the property and,where applicable, the district in which it is located." [36 C.F.R. part 67 .7(e)]. Accordingly, theseare not valid arguments for approval.

Further, the regulations also state that, "In situations involving rehabilitation of a certifiedhistoric structure in a historic district, the Secretary will review the rehabilitation projectfirst asit affects the certiJìed historic structure and second as it affects the district and make acertification decision accordingly." [36 C.F.R. part 67 .6(bX6)]. And with respect to this matter, Ifind that the proposed new construction is also at odds with the historic character of the UpperCentral Business District. The portion of the district surrounding 864 South Peters is close to theMississippi River and its significance derives from the low-rise warehouse buildings thatchatacterized the area. This block, intact except for the warehouse lost in Hurricane Katrina, isone of the few remaining blocks that represent the original character of the warehouse district. Inaddition, I note that stated that the New Orleans central business district zoning wasrecently modified to reduce the allowable height limits, an indication that the city recognizes andis taking steps to protect the low-rise character of the area.

The proposed exterior material of the new addition-Corten steel, chosen as a visual allusion toInternational Shipholding Corporation's (ISC's) vessels and to the shipping containers theytransport-would also detract from the historic character of 864 South Peters Street. Althoughyour representatives stated ISC's willingness to change the facade material, I find that changingthe exterior clading would not suffice to bring the overall project into conformance with theStandards.


As Department of the Interior regulations state, my decision is the final administrative decisionwith respect to the December 2,2014, denial that TPS issued regarding rehabilitationcertification. A copy of this decision will be provided to the Internal Revenue Service. Questionsconcerning specific tax consequences of this decision or interpretations of the Internal RevenueCode should be addressed to the appropriate office ofthe Internal Revenue Service.

Sincerely,

John A. Burns, FAIAChief Appeals OfficerCultural Resources

cc: SHPO-LAIRS


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From: poeyferre <[email protected]>

Sent: Thursday, September 27, 2018 1:42 AM

To: Emily R. Hernandez

Subject: Re: ITEM 14 – Docket Number: 026-16 Applicant or Agent: Sherman

Strategies, LLC, 1148 South Peters, LLC

Dear Ms. Hernández,

Thank you , I believe we are in complete agreement of the process.

Regards

Philip Woollam

> On Sep 26, 2018, at 3:20 PM, Emily R. Hernandez <[email protected]> wrote:

>

> Thank you, Mr. Woollam, for elaborating. I will add these comments to the record as well.

>

> If the Board denies the extension request on October 8, then the variances granted in 2016 will

immediately expire as the applicant had not fulfilled the provisos and had not pulled a building permit

and completed substantial construction (or commenced the use). The applicant would either need to

build according to CZO regulations or obtain variances anew (with a new staff review, analysis, and

recommendation).

>

> Emily Ramírez Hernández

> Senior City Planner│New Orleans City Planning Commission

> 1300 Perdido Street, 7th Floor│New Orleans, LA 70112

> (504) 658-7011│[email protected]

>

> Please be advised that all email correspondence is subject to the state’s public records laws.

>

> Resources:

> Check the zoning of a property: property.nola.gov View the

> Comprehensive Zoning Ordinance: czo.nola.gov

>

> -----Original Message-----

> From: poeyferre [mailto:[email protected]]

> Sent: Tuesday, September 25, 2018 3:32 PM

> To: Emily R. Hernandez

> Subject: Re: ITEM 14 – Docket Number: 026-16 Applicant or Agent:

> Sherman Strategies, LLC, 1148 South Peters, LLC

>

> Dear Ms. Hernández,

> Many thanks for taking the time to reply and to elaborate on the current application.

> I do understand that the BZA granted the original application but it is our contention applicant had

given the board incorrect information leading to this grant, against the recommendations of the BZA

staff and the CPC staff. If the current application for an extension were to be denied, then the applicant

would have to commence construction within the time constraints of the original grant or loose the

waiver, correct?

> Since we oppose the waiver, wouldn’t losing the waiver extension, in all practical purposes (unless

they were ready to begin construction immediately, which they claim they are not in this application),


be the same as revocation of the waiver? And the applicant would need to re-apply, thereby fully

opening discussions on the applicant’s reasonings for the waiver, ones we contend are invalid.

> Applicant can build a wonderful building within current zoning height restrictions and we encourage

him to do so… trying to game the system to enhance his profit is the constant battle all neighbors face;

we rely upon civic boards such as BZA to be pro-resident and not surrendering local zoning to outside

investor demands.

> Sincerely

> Philip Woollam

>

>

>> On Sep 25, 2018, at 10:48 AM, Emily R. Hernandez <[email protected]> wrote:

>>

>> Good morning, Mr. Woollam.

>>

>> Thank you for your email. I will add it to the public record for the case. Please note, however, that the

variance has already been granted by the Board; this is an extension request as the applicant has not

finalized the approval.

>>

>> Best,

>>

>> Emily Ramírez Hernández

>> Senior City Planner│New Orleans City Planning Commission

>> 1300 Perdido Street, 7th Floor│New Orleans, LA 70112

>> (504) 658-7011│[email protected]

>>

>> Please be advised that all email correspondence is subject to the state’s public records laws.

>>

>> Resources:

>> Check the zoning of a property: property.nola.gov View the

>> Comprehensive Zoning Ordinance: czo.nola.gov

>>

>> -----Original Message-----

>> From: CPCinfo

>> Sent: Tuesday, September 25, 2018 10:30 AM

>> To: Emily R. Hernandez; Brooke Perry

>> Subject: FW: ITEM 14 – Docket Number: 026-16 Applicant or Agent:

>> Sherman Strategies, LLC, 1148 South Peters, LLC

>>

>>

>>

>> -----Original Message-----

>> From: poeyferre [mailto:[email protected]]

>> Sent: Tuesday, September 25, 2018 4:02 AM

>> To: CPCinfo <[email protected]>

>> Cc: Kristin Palmer <[email protected]>

>> Subject: ITEM 14 – Docket Number: 026-16 Applicant or Agent: Sherman

>> Strategies, LLC, 1148 South Peters, LLC

>>


>> Re: ITEM 14 – Docket Number: 026-16 Applicant or Agent: Sherman

>> Strategies, LLC, 1148 South Peters, LLC

>>

>> As an owner in the warehouse district, I know just how important it is to maintain our height

restrictions which are so vital to the neighborhood, its human scale, its community feeling and its

livability. Allowing any new construction to plead variance on height is the absolute destructive wedge

which, once allowed, will set a new standard for each subsequent applicant This is exactly what our

zoning ordinance was created to avoid.

>> My understanding is the applicant for this variance has provided incorrect information regarding his

property, including:

>> they do not need to go higher to be above the bridge as current zone is high enough, they do not

have approval of the historic tax credit organizations to shift the mass as the HDLC cannot approve the

additional height.

>>

>> If the BZA allows this variance, it is striking a dagger through the neighborhood and making mockery

of all the work so many people have put into creating the zoning ordinance. Each property was carefully

examined and the appropriate zoning applied, let’s keep this intact and not begin to shred it.

>>

>> Please retain the zoning height allowed for this property, as recommended by the BZA staff and city

planning staff, do not change it.

>>

>> Philip Woollam

>

>


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