Dillard Neighborhood, Planning District Six

Dillard Neighborhood Planning District 6 Rebuilding Plan Dillard Neighborhood, Planning District Six

Introduction Table of Contents Approximately 100 days after Hurricane Katrina Basic assumptions also formed the basis for the Acknowledgements Introduction 2 struck, Motion M-05-592 was unanimously neighborhood rebuilding plan: With grateful appreciation the planning team passed by the City Council of New Orleans. This 1. That a flood protection system will be A. Dillard Neighborhood would like to thank all the residents of motion ensured that community-based, designed to withstand future catastropic Location & History 3 District 6 who participated in this planning neighborhood-by-neighborhood planning would loss from a 1 in 100 year storm and that Recovery Vision & Goals 5 process and without whose participation this be central to decisions associated with the this is a commitment by the federal Planning Process 5 plan would not be possible. recovery of the most devastated areas of New government. Neighborhood Concerns 6 Orleans. The City Council was adamant that the Project Directory people most impacted by the storm would play a 2. That stringent building codes will be B. Pre-Hurricane Katrina central role in defining the future of their implemented to further limit wind Neighborhood Existing Conditions 9 City of New Orleans communities. Overall, 47 of the 73 damage. Land Use and Zoning 9 neighborhoods delineated by the City’s Planning C. Ray Nagin, Mayor Pre-Katrina Demographic Profile 10 Commission have had plans prepared as part of 3. That the basic urban structure of the city Income & Household Characteristics 10 New Orleans City Council: this process. is sound and that rebuliding will respect Recreation, Parks and Open Spaces 12 this structure; and Oliver M. Thomas, President Roadway Hierachy and Jurisdiction 12 The City Council charged a team of consultants Arnie Fielkow, Vice-President Housing, Architecture 13 overseen by Lambert Advisory & SHEDO with 4. That there is an organized, coherent and Shelley Midura, District A Historic Preservation 13 assisting neighborhoods flooded by Hurricane operable hurricane evaluation program. Stacy S. Head, District B Katrina in developing revitalization plans that are James Carter, District C C. Hurricane Katrina thoughtful and can be implemented, for This section presents the Dillard neighborhood, Cynthia Hedge-Morrell, District D Neighborhood Impacts 15 incorporation into a citywide recovery and one of seven within Planning District 6. This Cynthia Willard-Lewis, District E Residential Damage Assessment 15 improvement plan to be submitted to the State district-wide section of this report presents data, Commercial Damage Assessment 15 of Louisiana and federal funding agencies. This information and projects that impact the entire Project Management: Infrastructure Damage Assessment 15 document is one of forty-two (42) neighborhood district. This section discusses those projects as Parks & Open Space 16 Lambert Advisory, LLC plans that meet that mandate well as specific neighborhood projects to the Community Facilities 16 Paul Lambert Dillard neighborhood. SHEDO, LLC 2 D. Neighborhood Rebuilding Scenarios 17 Shelia Danzey Neighborhood Re-population 18 City Planning Commission: Overall Planning Consultant: E. Neighborhood Recovery Plan 19 Planning District Strategic Initiatives 20 Designations Bermello-Ajamil & Partners, Inc. Plan Elements Alfredo C. Sanchez, AIA, AICP Key Recovery Projects 21 Hewitt-Washington, Inc. Land Use and Zoning 23 Lonnie Hewitt, AIA Transportation and Public Transit 23 Parks, Open Space and Neighborhood Planner: Landscape Architecture 23 Housing, Architecture 23 Hewitt Architects Historic Preservation 23 Lonnie Hewitt, AIA

F. Implementation and Funding Strategies 25

Images from left to right:

A: Entrance Feature - Dillard Neighborhood B: New Orleans Public Library - District 6 C: Gentilly Heights Vascoville City of New Orleans Neighborhoods Rebuilding Plan

A. Dillard Neighborhood

General Location and History semi-public uses. There is also a multi-family apartment complex with the remainder of the The New Orleans City Planning Commission neighborhood made up of single-family defined boundaries of the Dillard homes. neighborhood is Mirabeau Avenue to the north, Interstate 610 to the south, Elysian Sugar Hill neighborhood forms the southern Fields Avenue to the east, and Paris section of the Dillard neighborhood and is Avenue/Pratt Drive to the west. The western generally bounded by Gentilly Boulevard to boundaries were slightly altered in this the north, Florida Avenue to the south, planning process. The area between Virgil Elysian Fields Avenue to the east, and the Boulevard is included in the Filmore London Avenue canal to the west. The neighborhood and the western boundary in neighborhood is bisected by Interstate 610 3 this report is Virgil Boulevard. Additionally, whose construction destroyed trees and the Planning District 6 boundary was homes along Benefit Street. Perry Roehm extended south of I-610 to Florida Avenue to park and ballfield is located in the southern include all of the Sugar Hill neighborhood section of the Sugar Hill neighborhood. The association. Four neighborhood groups neighborhood is concentrated with single and comprise the Dillard neighborhood: duplex homes. The neighborhood developed in response to Dillard University opening its 1. Gentilly Heights East, campus in 1935. 2. Sugar Hill, 3. Virgil Park, and Virgil Park is located on the west side of the 4. Vascoville. London Avenue canal and is generally bounded by Virgil Boulevard to the north, Gentilly Heights East forms the north eastern Interstate 610 to the south, the London section of the Dillard neighborhood. The Avenue canal to the east, and Paris Avenue subdivision is generally bounded by Mirabeau to the west. The neighborhood is primarily Avenue to the north, Gentilly Boulevard to residential with over 60% of its residential the south, Elysian Fields Avenue to the east, structures including single and two-family and St. Anthony Street to the west. This structures. neighborhood is home to the Gentilly Shopping Center located at the intersection The Vascoville neighborhood is located of Elysian Fields Avenue and Gentilly immediately adjacent to and north of Dillard Images from left to right: Boulevard. The Norman Mayer Regional University. It is primarily a single-family Library and several cemeteries are located in residential development. A: Shot-Gun Typical Resdience this neighborhood. Thus, much of its land B: Typical Residential use is made up of institutional/public and Dillard Neighborhood, Planning District Six

Images at left:

A-B: Dillard University

Dillard University’s campus comprises When Dillard University opened in 1935 Planning District 6 Neighborhoods & Neighborhood Associations approximately 100 acres within its namesake on its current campus, the Sugar Hill neighborhood. Dillard University moved to its neighborhood developed. Dillard University present campus site in 1935 but was was formed from a merger of Straight founded in 1930. Its buildings are some of University (established by the American the most beautiful structures in the districts. Missionary Association of the Congregational The student population pre-Katrina was Church in 1869) and Straight College and 2,000 students. According to the planning Union Norman School (later changed to New charrette, the university has plans to expand Orleans University) in 1930. Initially, both and build about 1,000 new student institutions provided elementary, secondary, residences and academic buildings collegiate, and professional instructions. 4 Alexander Milne, a Scottish footsman, who Dillard instituted the first speech department landed in the United States just before 1776, in an African American university, the first made a fortune in the hardware business and undergraduate general education curriculum brick making. Believing the city would in the south, the first college in Louisiana to expand to Lake Pontchartrain, he bought a offer a nationally accredited collegiate large amount of swampy real estate program in nursing, and the first among throughout the Gentilly area. By 1830 he historically Black colleges and universities owned most of the lakeshore. Development and any university in south central United of the area north of Gentilly was slower than States to offer a Japanese studies program. other areas to develop until the London Avenue canal and subsequent Paris Avenue The Norman Mayer library opened in 1949 Canal were dug in the 1930s. Lift pumpssoon with only 7,000 volumes. The library was followed in 1945 making the area more named after a New Orleans cotton broker conducive to development. Prior to then, whose wife bequeathed her and her sparse residential development started in husband’s entire estate, over one million 1905. dollars, to educational and charitable institutions. Approximately $250,000 from Throughout the 1800s however, the that estate was used to build the library. Pontchartrain Railroad operating on present- Prior to Hurricane Katrina, the library housed day Elysian Fields carried crowds from the over 30,000 books. city to the Milneburg resort that had developed along Lake Pontchartrain in the The Mount Olivet Cemetery and Mausoleum, area of present-day Lake Terrace and Lake located on Norman Mayer Avenue, is the Oaks. final resting place for some of New Orleans’ most noted. Henry Roeland Byrd, better City of New Orleans Neighborhoods Rebuilding Plan

known as Professor Longhair and world use town center anchoring the retail needs and Capitalize on neighborhood assets residents, businesses, and civic famous singer and pianist is buried at Mount image of the neighborhood and community. organizations who have come together to Olive. Walter C. Wright, educator and Negro • Build upon the city-wide institutional form one united voice dedicated to league baseball player and historian is also strength of Dillard University to preserving and improving our historic buried at Mount Olive as is Louis Westerfield, Neighborhood Recovery Goals strengthen the neighborhoods Gentilly neighborhoods.” the first tenured African American law • Provide pedestrian and activity linkages professor at Ole Miss University and the first There are a variety of neighborhood recovery between the different institutional and The GCIA has worked as an “umbrella” dean of its law school. Mr. Westerfield grew goals: retail elements of the neighborhood organization for the 22 neighborhood up in the Fischer Housing development and associations within the planning district. received his law degree from Loyola Rebuild and improve the neighborhood to Design beautiful open spaces, parks and Further, the GCIA initiated rebuilding the University. exceed pre-Hurricane Katrina levels: improve pedestrian connectivity to neighborhoods in December 2005 when the neighborhood assets and destinations: first public meeting was held. 5 The Hebrew Rest cemetery, located on • Preserve and enhance the character of Subsequently, several committees were Pelopidas Street, is the largest of several the Dillard neighborhood’s residential • Create beautiful open spaces that formed to work toward rebuilding Planning Jewish burial grounds in New Orleans. The areas through the enhancement of the respond to the demands of their District 6. These committees include: Jewish people have made a significant impact different residential areas within the location on various aspects of the city’s culture and neighborhood • Enhance existing neighborhood parks • Land Use and Zoning, commerce including support to Dillard • Provide a variety of housing • Improve pedestrian connectivity within • Infrastructure and Environmental University as well as the New Orleans opportunities the neighborhood Quality Museum of Art, and establishment of • Through the recovery process enhance • Restore the Neutral Grounds of Elysian • Economic Revitalization and institutions at Tulane University and Touro the quality of life of the Dillard Fields Development Infirmary. neighborhood • Education Re-Development. • Improve and enhance the existing streets, sidewalks and infrastructure Planning Process and The tireless effort of residents has resulted Recovery Vision and Goals system serving Dillard Neighborhood Participation in several reports and recommendations for rebuilding. All of the committees’ Vision Design attractive and vibrant retail Community Organization and recommendations are included in this centers Reconstruction Efforts rebuilding plan. The vision for the recovery of the Dillard In November 2005, the Gentilly Civic neighborhood is one of a neighborhood • Restore the Gentilly Shopping Center to Improvement Association (GCAI) was Additionally, a charrette was held in composed of low rise residential to include single become a community asset through the officially formed as a nonprofit entity with Planning District 6 in April of 2006. family homes and two family homes where inclusion of mixed uses and public the Louisiana Secretary of State. The Proposed projects or concepts of the appropriate, verdant vegetation with supporting spaces and the creation of a town mission statement of the GCIA reads as proposed projects that residents want to Images from left to right: infrastructure reflective of its pre-Katrina center follows: undergo further study are also included in conditions, a vibrant university environment this rebuilding plan. A-B: Typical Residential Structures framing the reconstruction of the main retail “We, the Gentilly Civic Improvement C: St. Anthony Avenue area of District 6 as vibrant and exciting mixed Association, are a diverse group of The University of New Orleans’ College of Dillard Neighborhood, Planning District Six

Urban and Public Affairs (now the School of primary purpose was to introduce the team consultant team attended the weekly development at Elysian Fields and Gentilly Urban and Regional Studies) has also members, present the planning process meetings of the GCIA Land Use and Zoning Boulevard. played a significant role in the rebuilding anticipated for the rebuilding planning committee to stay informed and maintain a (B) Revitalizing all parks and green space planning efforts. The spring 2006 semester effort, and discuss recovery planning dialogue with residents regarding the and connecting some areas via bike/walking capstone studio class was dedicated to efforts already underway. various projects being discussed as well as trails. developing a plan for rebuilding the recommendations made in the planning Planning District 6 area. Graduate level • July 15 District-Wide Meeting – charrette report. The full report of the (C) Creating an overlay zoning district along planning students performed field work The consultant team presented an update committee is included in the appendix of Gentilly Boulevard and Elysian Fields that assessments, surveys and developed to residents of Planning District 6 including this document. would improve landscaping, signage, recommendations and projects toward projects discussed at the neighborhood lighting, and parking. rebuilding. UNO is also administering a mail level as well as projects proposed in the • Neighborhood Association Meetings 6 survey of all pre-Katrina residents in the planning charrette. The primary purpose Members of the consultant team attended (D) Creating a streetcar line along Elysian planning district area. Finally, UNO’s was to discuss the projects in terms of and made presentations to many of the Fields from the lake to the river. School of Urban and Regional Studies is residents concerns, issues and Planning District 6 neighborhood currently conducting a mail survey of all opportunities. associations. Additionally, the consultant (E) Redeveloping school sites which are not residents in the planning district. team administered a simple questionnaire coming back possibly into community • August 26 District-Wide Meeting – to aid in documenting specific concerns and centers and/or elderly housing. While results of the survey are not At the third district level meeting the assets of each neighborhood as well as available at this time, the survey will consultant team presented all projects and discuss the broader planning projects Issues/concerns identified by provide valuable information toward the overall strategy for rebuilding. Projects recommended as a result of the planning participants include: rebuilding including re-population, were functionally organized in terms of charrette. The specific questions are as interests in the Lot Next Door program, infrastructure, green/open space and follows: • Broken street lights interest levels in relocating within the same recreation facilities, community facilities • Catch basins/drains clogged with debris or a nearby neighborhood, and reasons including schools and community facilities. 1. Please number and rank in order of • Conditions of streets (potholes), that may be the cause for residents not importance (#1 being most important to sidewalks returning, to name a few. • September 23 City-Wide least important) issues/concerns within • Crime Neighborhoods Meeting – your neighborhood. • Flooding under I-610 Public Outreach Efforts At city-wide meeting for all “flooded” • Illegal dumping of garbage/debris The public outreach effort carried out by neighborhoods in which presentations of all 2. Please list and rank in order of • Lack of full utility and garbage this planning effort consisted of the the projects that compose the city of New importance the positive assets or attributes collection services following district-wide and neighborhood Orleans Neighborhoods Rebuilding Plan. At of your neighborhood. • Lack of medical services Images from left to right: level meetings: this meeting the final list of projects for • Lack of services (grocery store) each of the neighborhoods of Planning 3. Please provide us with your • Levee protection A: Sugar Hill Sign • June 10 District-Wide Scoping District 6 were presented. input/feedback on the following projects • Low water pressure B: St. Anthony Avenue at Sugar Hill Meeting – The consultant team conducted that have been discussed in the planning • Maintenance of properties – grass, C: Elderly Housing - Sugar Hill an initial scoping meeting and presentation • Weekly Land Use and Zoning forums/meetings for the planning district: trash, house gutting D: Gentilly Heights Vascoville at St. to residents of Planning District 6. The Committee Meetings – Members of the • Missing street signs Anthony Avenue (A) Creation of a “town center” mixed-use City of New Orleans Neighborhoods Rebuilding Plan

• Mosquito control 19, June 17, August 26 recreation and open space, and economic • Noise from the interstate • Indian Village Association – July 12, development elements. • Open ditch drainage/street flooding July 20, August 3 Recommendations of the plan elements for • Implementation of the Wisner Boulevard since the storm • Gentilly Heights East Association – July Planning District 6 included the following: shared lane/designated bicycle path. • Public services 17 • Identification and designation of practical • Re-population • Vascoville Association – July 17 • Continuation of its existing land use pattern bicycle routes throughout the area and • Security – police and fire protection • Lower Gentilly Association – July 18, in which residential development is 6 install bike racks and at institutions and • Vacant houses/properties and July 27 uniformly distinctive, separated from other around neighborhood commercial areas. businesses – conditions • Sugar Hill Association – July 24 uses with commercial development patterns • Vacant shopping center • Lake Oaks Association – July 26 located at major nodes and along major • Improvements to intersection design, • Virgil Park Association – July 28 corridors. signalization and pedestrian safety at • Lake Terrace Association – August 1 Elysian Fields/Gentilly Boulevard, Elysian 7 Assets/opportunities identified by • Paris Oaks Association – August 2 • Reduction of commercial spot zoning Fields/I-610 and at Chef Menteur Highway participants include: • Edgewood Park Association – August 5 activities to strengthen residential areas and in the area of the Gentilly Shopping Center. • Convenience – access to other areas, • Oak Park Association – August 7 concentrate commercial activity at existing public transit • Gentilly Terrace & Gardens – August 16 nodes including the regional level shopping • Implementation of a commuter rail system • Convenient/nearby bank, post office • Bancroft Park Association – September areas at Elysian Fields Avenue/Gentilly with a stop near SUNO between Slidell and • Didn’t flood before the hurricane 11 Boulevard and on Chef Menteur Highway. downtown New Orleans. • Good public transit The plan also recommended sub-area • Good schools nearby Outreach efforts by the consultant team studies for these two commercial • Coordination and cooperation with the • Home ownership of the area were made to all neighborhood developments to improve traffic circulation, University of New Orleans to re-open • Low traffic associations. In many instances the improve quality of life problems, improve access to the lakefront through the • Nearby park (Perry Roehm) neighborhood associations were not yet the type of retail offered and the overall Research and Technology Park including • Neighborhood character meeting as a group but attending the appearance shared cooperation and responsibilities • Neighborhood quietness regular monthly meetings of the GCIA between UNO and the Orleans Levee • Neighbors are returning and/or weekly meetings of the Land Use • Continuation of small clusters of Board. • Neighbors/families and Zoning Committee. neighborhood services and shops. • Older and self supported residents • Utilization of green space to separate and • Development of recreational facilities along • Proximity to schools and colleges Additionally, the consultant team discussed screen more intense development from the Peoples Avenue rail corridor. • Single-family homes the planning effort with the four higher adjoining residential areas. • Walking area learning institutions to gain a better understanding of rebuilding intentions. • Monitoring of the large institutional uses (UNO, SUNO, Dillard and New Orleans The following are the neighborhoods Baptist Theological Seminary) to ensure a and meeting dates: Pre-Katrina Planning Efforts harmonious balance with adjacent residential areas. Growth of the The 1999 New Century New Orleans Master Plan • Pontilly Neighborhood – April 29, May institutional uses should be monitored. included land use, transportation, parks, Dillard Neighborhood, Planning District Six

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B. Pre-Hurricane Katrina Neighborhood Existing Conditions

Land Use and Zoning and built as a typical strip center. Residents want the area to redevelop with The Dillard neighborhood is composed of a improved retail and service number of land uses and zoning categories establishments. that include institutional in the areas occupied by Dillard University, single family The shopping center was in decline prior in the northern core of the neighborhood to Hurricane Katrina. The shopping center and commercial and multi family along the was also the subject of much discussion in Elysian Fields corridor. The predominant the planning charrette to create a “town land use designation within the Dillard center”. The present C-1 zoning of the Neighborhood is residential. site allows for retail and the inclusion of residential under the RM-4 requirements. 9 The Dillard neighborhood is mixed with Additional design controls will be required single family residences which comprise to ascertain that the future town center approximately 28% and single/two-family meets the expectations of the duplex homes which comprise 35% of the neighborhood and the community. total 553 acres of the neighborhood. Most of these duplex homes are located in the Commercial activity is also located on the Sugar Hill and Virgil Park subdivisions. Sugar Hill area along Elysian Fields south These two neighborhoods are adjacent to of I-610. This commercial center is a Dillard University and supply housing to the typical strip type development. student population. One apartment/multi- family complex is located in Gentilly Zoning Heights East subdivision and also supplies housing to the student population of Dillard Zoning within the Dillard neighborhood University. closely resembles the existing land use with the exception of the southern area of Commercial Development Areas the Sugar Hill neighborhood. While this area is zoned for heavy industry it has The largest commercial activity of Planning redeveloped as single family residential. District 6 is located in the Dillard Residents consistently expressed a desire neighborhood area where the Gentilly to maintain their single-family and duplex Shopping Center is situated at the residential zoning. Images from left to right: intersection of Elysian Fields Avenue and Gentilly Boulevard. The shopping center is As noted previously, the Gentilly Shopping A: New Orleans Public Library - Norman approximately 25 acres in size. To date a Center site should be studied further for Mayer Branch small dollar type retail store has re-opened mixed-use development. The sub-area Above: Planning District 6 Land Use - Dillard Neighborhood Dillard Neighborhood, Planning District Six

study should consider possible zoning neighborhood was predominantly African amendments, if necessary, to this American, 89.7% with 8.2% white and commercially zoned area. This is discussed 2.1% all other. This was an increase from further in the rebuilding plan section of the 1990 Census report of race when just this report. less than 85% of the population was African American, 14% was white and Dillard University is located on Gentilly 1.3% was other. Compared with Planning Boulevard in the Dillard neighborhood. District 6 as a whole the 2000 African Land use designation for the university American population was nearly 69% with campus is institutional as to be expected. approximately 27% white and The zoning for the university is RM-4 a approximately 4.5% all other. 10 multi-family zoning category that allows the inclusion of university campuses. Age and Gender

Gender breakdown of the 2000 population Pre-Katrina Demographic of the Dillard neighborhood as reported by Profile the Census Bureau was nearly 43% male and 57% female. This did not change Population significantly from the 1990 census. Gender breakdown for Planning District 6 as a According to the 2000 U. S. Census, the whole was 45.7% male and 54.3% female total population of the Dillard in 2000. In terms of age cohorts reported neighborhood comprised nearly 15% of the in the 2000 census, the Dillard total Planning District 6 population. The neighborhood breaks down as follows: 2000 population of the Dillard • 5.9% under the age of 5 years, neighborhood was 6,440 persons. The • 14.5% 6 – 17 years, neighborhood experienced a decrease in • 26.2% 18 – 34 years, population from 1990, 6.10%. A similar • 18.2% 35 – 49 years, loss in population also occurred in the • 17.0% 50 – 64 years, and decade of 1980 to 1990, 6.36%. Compared • 18.2% 65+ years. to other neighborhoods of Planning District 6, only three of the seven neighborhoods Income and Household experienced a population increase between Characteristics 1990 and 2000 (Filmore – 3.37%, Gentilly Terrace – 10.75%, St. Anthony – 9.72%). In terms of household income, the Dillard Above: Planning District 6 Zoning - Dillard Neighborhood neighborhood ranked the lowest of the The 2000 racial composition of the Dillard Source: City of New Orleans, Mayor’s Office of Technology, GIS Department seven neighborhoods comprising Planning City of New Orleans Neighborhoods Rebuilding Plan

District 6 in 2000. In 1990, it was the third In terms of poverty, Dillard neighborhood lowest ranked neighborhood in terms of was much higher than all but one mean household income. The neighborhood within Planning District 6. neighborhood experienced a loss in mean According to the 2000 Census, over 19% of household income between 1990 and 2000, the population within the neighborhood 8.09% and a loss between 1980 and 1990, was living below the poverty rate. In 10.62%. While median household income comparison, Planning District 6 as a whole is a better measure for typical income of had nearly 15% of the total population an area, it is not available at the living in poverty. neighborhood or district level. The Population % Change Regional Planning Commission adjusted Housing Characteristics 1980 1990 2000 1980 - 1990 1990 - 2000 the mean household income reported here City of New Orleans 557,515 496,938 484,674 -10.87% -2.47% 11 to reflect constant 1999 dollars. This The neighborhoods of Planning District 6 Planning District 6 48,047 43,926 44,164 -8.58% 0.54% constant dollar measure is reasonable for have a significantly high occupancy rate Dillard 7,324 6,858 6,440 -6.36% -6.10% comparative purposes over time. when compared to the city of New Orleans. Filmore 6,681 6,712 6,938 0.46% 3.37% Further, of the occupied housing units, all Gentilly Terrace 9,827 9,560 10,588 -2.72% 10.75% The number of households reported in the neighborhoods within Planning District 6 Lake Terrace/Lake Oaks 2,955 2,542 2,147 -13.98% -15.54% 2000 U. S. Census for Dillard neighborhood have a significantly higher owner Milneburg 6,287 5,708 5,640 -9.21% -1.19% was 2,551, down 1.54% from the 1990 occupancy rate than that of the city as Pontilly 8,927 7,630 7,017 -14.53% -8.03% Census. In the prior decade, the number of whole, 71.8% and 46.5%, respectively. St. Anthony 6,046 4,916 5,394 -18.69% 9.72% households had declined less than 1%. Source: City of New Orleans data from www.gnocdc and US Census Bureau; Planning District 6 and sub-areas data from According to the 2000 Census, the Dillard According to the 2000 Census, the Dillard Regional Planning Commission neighborhood households comprised neighborhood was the lowest of all seven 14.83% of the total households within neighborhoods occupancy rate of Planning Planning District 6. District 6. Again, this is to be expected 5 & under 6 - 17 Years 18 - 34 Years 35 - 49 Years 50 - 64 years 65+ Years with a major university in the City of New Orleans 8.4% 18.3% 25.9% 21.9% 13.8% 11.7% The U.S. 2000 Average household size neighborhood. The Dillard neighborhood Planning District 6 7.0% 16.4% 22.6% 22.3% 15.6% 16.2% within the Dillard neighborhood was the owner occupancy rate for 2000 was 56.7% Dillard 5.9% 14.5% 26.2% 18.2% 17.0% 18.2% second smallest of all seven neighborhoods while Planning District 6 as a whole was Filmore 6.7% 15.4% 17.9% 23.1% 17.7% 19.2% that comprise Planning District 6, 2.39 71.8%. The majority of the 2,775 housing Gentilly Terrace 7.6% 18.7% 20.7% 25.6% 15.3% 12.1% persons per household. Considering this units in the Dillard neighborhood were Lake Terrace/Lake Oaks 3.3% 11.7% 31.3% 16.7% 14.2% 22.8% neighborhood is home to Dillard University built prior to 1959, 66.9%. Between 1960 Milneburg 7.9% 17.7% 21.5% 22.6% 15.5% 14.8% it is to be expected that it would have a and 1969, approximately 455 housing units Pontilly 7.4% 16.5% 21.0% 21.6% 15.0% 18.6% small average household size. The average were built. In the following three decades, St. Anthony 7.3% 15.7% 27.8% 22.3% 13.2% 13.7% household size for the entire planning approximately 463 housing units were district was 2.52 persons as reported in built. Source: City of New Orleans data from www.gnocdc.org and US Census Bureau; Planning District 6 and sub-areas data from Regional Planning Commission the 2000 Census. Dillard Neighborhood, Planning District Six

2000 Real Mean Household Income % Change Total 1980 1990 2000 1980 - 1990 1990 - 2000 Housing Occupied Owner Renter City of New Orleans Units Housing Occupied Occupied Planning District 6 $49,878 $45,343 $46,040 -9.09% 1.54% City of New Orleans 215,091 87.5% 46.5% 53.5% Dillard $41,943 $37,489 $34,458 -10.62% -8.09% Planning District 6 18,442 93.2% 71.8% 28.2% Filmore $79,554 $66,410 $58,319 -16.52% -12.18% Dillard 2,775 93.6% 56.7% 43.3% Gentilly Terrace $38,375 $38,379 $42,492 0.01% 10.72% Filmore 2,822 96.2% 84.6% 15.4% Lake Terrace/Lake Oaks $104,178 $104,531 $113,660 0.34% 8.73% Gentilly Terrace 4,515 93.3% 69.6% 30.4% Milneburg $43,467 $36,324 $42,541 -16.43% 17.12% Lake Terrace/Lake Oaks 713 96.6% 95.1% 4.9% Pontilly $48,798 $39,178 $42,917 -19.71% 9.54% Milneburg 2,362 92.9% 71.3% 28.7% St. Anthony $40,082 $35,655 $38,533 -11.04% 8.07% Pontilly 2,642 94.2% 82.2% 17.6% Source: City of New Orleans data from www.gnocdc and US Census Bureau; Planning District 6 and sub-areas data from St. Anthony 2,613 87.4% 60.0% 40.0% Regional Planning Commission Source: City of New Orleans data from www.gnocdc.org and US Census Bureau; Planning District 6 and sub-areas data from Regional Planning Commission Households % Change 1980 1990 2000 1980 - 1990 1990 - 2000 Mobility and Transportation amount of real green space calculated in the neighborhood is lower than reality. Planning District 6 17,757 17,001 17,205 -4.26% 1.20% According to the U.S. 2000 Census figures, Dillard 2,576 2,591 2,551 0.58% -1.54% the majority of the Dillard population use Filmore 2,356 2,648 2,736 12.39% 3.32% private vehicles for their transportation. Of Roadway Hierarchy and Gentilly Terrace 4,360 4,083 4,231 -6.35% 3.62% the total households, 20% of these Jurisdiction Lake Terrace/Lake Oaks 809 846 671 4.57% -20.69% households do not have a vehicle while Milneburg 2,409 2,228 2,204 -7.51% -1.08% 12% rides public transit to work. While As noted by many residents the area is Pontilly 2,686 2,447 2,493 -8.90% 1.88% there is a great dependency on automobile convenient and accessible to other areas of St. Anthony 2,561 2,158 2,319 -15.74% 7.46% for travel, the neighborhoods central the city. Interstate 610 provides Source: Planning District 6 and sub-areas data from Regional Planning Commission location within the city of New Orleans and convenient access to all of Planning District 12 the potential availability of transit to reach 6 with entrance/exit ramps nearby the destinations within the city could lower this Dillard neighborhood on Elysian Fields Average Household Size % Change Avenue. Elysian Fields Avenue and Gentilly dependency on automobile traffic. 1980 1990 2000 1980 - 1990 1990 - 2000 Boulevard are two primary arterial streets Planning District 6 2.62 2.51 2.52 -4.20% 0.40% Transit routes operated by the Regional providing access to the Dillard Dillard 2.63 2.44 2.39 -7.22% -2.05% Transit Authority in the area of the Dillard neighborhood. Elysian Fields Avenue is the neighborhood include Paris Avenue, only street to run from the Mississippi Rive Filmore 2.80 2.52 2.51 -10.00% -0.40% Mirabeau Avenue, Gentilly Boulevard, to Lake Pontchartrain. Gentilly Terrace 2.25 2.34 2.50 4.00% 6.84% Elysian Fields Avenue and Franklin Avenue. Lake Terrace/Lake Oaks 2.93 2.52 2.50 -13.99% -0.79% Transit is a very important public service to Access to the neighborhoods is from Milneburg 2.59 2.56 2.56 -1.16% 0.00% residents and students of Planning District Elysian Fields Avenue and Gentilly Pontilly 3.23 3.05 2.76 -5.57% -9.51% 6. All four institutions of higher learning Boulevard to local streets including Paris St. Anthony 2.36 2.28 2.33 -3.39% 2.19% are served by transit lines. A significant Avenue, St. Anthony Street, Mirabeau Source: Planning District 6 and sub-areas data from Regional Planning Commission share of residents utilizes public transit to Avenue, and Florida Avenue which also go to and from work. comprise the boundaries of the four neighborhood groups within the Dillard Tota Housing Housing Age neighborhood. These local collector Units (2000) 1990 - 2000 1980 - 1989 1970 - 1979 1960 - 1969 1959 - earlier Recreation and Open Space streets are also connected to other areas Dillard 2,775 0.8% 9.4% 6.5% 16.4% 66.9% of Planning District 6 and offer easy access Filmore 2,822 5.5% 11.2% 6.8% 21.6% 54.9% The Dillard neighborhood is home to Perry within the neighborhoods. Gentilly Terrace 4,515 2.0% 2.2% 5.6% 13.4% 76.8% Roehm Park and ball field. Residents Lake Terrace/Lake Oaks 713 3.1% 5.7% 16.9% 34.1% 40.2% appreciate the green space and want the Milneburg 2,362 1.8% 3.9% 5.0% 14.6% 74.7% Pontilly 2,642 1.8% 3.5% 6.2% 19.2% 69.3% park and its facilities restored. It should be St. Anthony 2,613 1.6% 1.4% 3.6% 15.3% 78.1% noted, the city’s land use classification Source: Regional Planning Commission system includes cemeteries within its open space category and therefore the actual City of New Orleans Neighborhoods Rebuilding Plan

Housing, Architecture and Historic Preservation

Housing

The Dillard neighborhood is mixed with single-family residences which comprise approximately 28% and single/two-family duplex homes which comprise 35% of the total 553 acres of the neighborhood. Most of these duplex homes are located in the Sugar Hill and Virgil Park subdivisions. 13 These two neighborhoods are adjacent to Dillard University and supply housing to the student population. One apartment/multi-family complex is located in Gentilly Heights East subdivision and also supplies housing to the student population of Dillard University.

Images from left to right:

A-D: Typical Single-Family Residences Dillard Neighborhood, Planning District Six

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C. Hurricane Katrina Neighborhood Impacts

Extent of Flooding All properties that experienced greater than 50% damage are now required to Parts of the Dillard neighborhood were meet the new base flood elevation severely flooded. Areas adjacent to requirement of three feet above the Gentilly Boulevard or Gentilly ridge were highest existing adjacent grade (HEAG). spared deep flood water. The northern and The HEAG of any individual property must southern areas of the neighborhood be measured and documented by a received the highest flood waters of seven registered professional engineer or land to eight feet and higher with the highest surveyor and listed on a property survey flood waters parallel to I-610. or elevation certificate.

Residential Properties Damage The New Orleans City Council recently 15 Assessment adopted by ordinance the Federal Emergency Management Agency’s (FEMA) Field reconnaissance performed by the city advisory base flood elevation (BFE). The of New Orleans of each residential new BFE requires homes that were structuredetermined the extent of damage damaged more than 50% to raise the caused by flooding in the aftermath of structure a minimum of three feet above HurricaneKatrina. The damage assessment the HEAG. For those residential structures was utilized by the city of New Orleans for that were in compliance to the 1984 BFE the purposes of issuing permits to requirements and where the floor homeowners for rebuilding. Residents are elevation is above three feet, raising of provided the opportunity to challenge the the structure is not required, and thus city’s damage assessment. grandfathered in under the 1984 BFE.

Within the Dillard neighborhood a substantial number of homes were deemed Commercial Properties Damage to be at least 50% damaged. Properties Assessment north of Gentilly Boulevard, the Gentilly ridge, suffered the greatest damage with Although the major commercial area of the most being assessed in the city of New Dillard neighborhood, the shopping center and Orleans latest evaluation at over 50 %. retail area at the intersection of Gentilly Residential structure south of Gentilly Boulevard and Elysian Fields, was spared deep Images left to right: Boulevard in the Dillard Neighborhood flood waters, the depth of flooding was enough fared better with substantial number of to enter the commercial buildings that were at A: Damage to Stuart Bradley School homes being less than 50% damaged. sidewalk level. B: Damage to Residence Above: Planning District 6 Flood Damage - Dillard Neighborhood Source: City of New Orleans, Mayor’s Office of Technology, GIS Department Dillard Neighborhood, Planning District Six

Images from left to right:

A: Francis W. Gregory Junior High School B: Elysian Fields Blvd.

Planning District 6 Damage Assessment Infrastructure Damage of damaged and destroyed street signs, Assessment traffic signs and signals, evacuation routes, etc. The infrastructure damage assessment was limited to drive-by field reconnaissance Street Lights conducted by the planning team and Individual installations sustained damage discussed with residents of the from wind, flooding, etc. Repairs are being neighborhoods. made incrementally

Street Conditions Elysian Fields Avenue, Gentilly Boulevard Parks, Open Space Damage 16 and segments of Paris Avenue, St. Anthony Assessment Street and Florida Avenue in the area of the Dillard neighborhood are in relatively Perry Roehm Park and baseball field is good condition. Localized damage located in the southern area of the Sugar occurred on most if not all streets serving Hill neighborhood of Dillard. The park was the specific neighborhoods. severely flooded by Hurricane Katrina and is currently being utilized as a trailer park. Drainage Structures and Manholes Repetitive flooding has not occurred within the Dillard neighborhood, however, Community Facilities Damage residents repeatedly noted during Assessment meetings that clogged catch basins are Norman Mayer Library located on Gentilly causing street flooding during periods of Boulevard was flooded and damaged by rainfall. All catch basins need to be Hurricane Katrina and will not re-open in cleaned. its current location. Dillard University also received extensive damage but has re- Signage and Way- Finding opened its campus this semester. There Numerous street signs and way-finding are no public schools located in the Dillard signs, including traffic signs were neighborhood. destroyed by Hurricane Katrina. These signs need to be replaced for safety reasons that not only address traffic movement but also way-finding for emergency vehicles. The city of New Orleans is moving forward in negotiations with FEMA to provide for the replacement City of New Orleans Neighborhoods Rebuilding Plan

At left: Current Configuration of Buildings at Gentilly Shopping Area

D. Neighborhood Rebuilding Scenarios

The neighborhood rebuilding scenarios for shopping and neighborhood experience. the Dillard neighborhood address the The shopping center was in decline prior future development of the residential to the hurricane and residents have a areas, the future development of the desire to improve its level of retail institutional uses, and the commercial services. areas. 2) Town Center Concept - Rebuild the Residential Areas – Residents have shopping center as a mixed use project expressed a desire to rebuild their incorporating open spaces, mixed uses to community in the same fashion for the include residential, retail, and offices in residential areas, as it was before order to provide both a city and Hurricane Katrina; substantial single family neighborhood asset. 17 homes in the areas designated as single family areas and maintaining duplex homes The proximity of this site to Dillard as well. These of course will have to University, a well traveled corridor along comply with the Advisory Base Flood Gentilly Boulevard and Elysian Fields Elevation requirements for properties Boulevard offer a unique opportunity to damaged over 50%. make this a reality. This project is further explained in the proposed projects section Commercial Areas – The major commercial of this plan. area, the Gentilly Shopping Center and the surrounding commercial areas present two Institutional Area -- The institutional area rebuilding scenarios on which the of the community, Dillard University is community and the neighborhood has being rebuilt according to its internal expressed itself under two scenarios as master plan. follows:

1) Rebuild as Before - Rebuild the strip shopping center. This is not the preferred rebuilding scenario for this commercial area. During various public meetings members of the neighborhood and the Image; community at large have expressed their desire to see a new type of building pattern A: Current Configuration: Gentilly created in this major site that is in close Shopping center proximity to Dillard University and offers the opportunity to create a unique Dillard Neighborhood, Planning District Six

Neighborhood Re-Population population in the Dillard neighborhood as compared to the city of New Several factors indicate that the individual Orleans, 18.2% to 11.7%. This larger neighborhoods that comprise the Dillard age group over 65 years of age may neighborhood will re-populate as time choose not to return to the progresses including; neighborhood. The Dillard neighborhood and District 6 in general • The commitment of residents in are addressing this issue through the participating in this planning effort and proposal and evaluation of land use working with the GCIA in rebuilding changes to accommodate elderly their individual homes and the entire housing developments including 18 community; assisted living facilities. • The significant number of trailers located on individual properties; • The rapid implementation of Early • The resurgence, commitment and Action projects to further aid in participation of residents in their repopulation through the provision of individual neighborhood association basic services, retail opportunities, meetings; clean and rebuilt parks and recreation • The return of Dillard University to its areas, and improved infrastructure, s campus; ignage, streets and sidewalks. • Neighborhood geographical characteristics where it is a point of destination within the city of New Orleans with clearly defined boundaries, linked to the city’s traditional urban grid and the major expressway access routes serving the region.

Related Challenges

Challenges to re-population that need to be and are being addressed by the community and in the plan include:

• The larger percentage of elderly Above: Concept of reconfiguration of buildings to the street with parking in the rear City of New Orleans Neighborhoods Rebuilding Plan

E. Neighborhood Recovery

On a district-wide level, the GCIA in the proposed projects section of this levee problems to responsible Establish transparent and accountable Infrastructure and Environmental Quality report. agencies. governance system to set objectives, track committee addressed all infrastructure and • Institute system of technical oversight progress, verify completion and assess public services/utilities projects including: Levees, Flood Walls and Storm Surge for flood protection projects. Require lessons learned. Protection Improvements/Projects the U.S. Army Corps of Engineers • Street Repair Improvements/Projects, Policy Recommendation – retain an independent board of Assure adequate funding is provided for • Street Lighting Restoration Projects, consultants to review adequacy of objectives and assure outlays are properly • Traffic Control Restoration Projects, Institute a system of accountability and interim and permanent flood spent. • Sidewalk Repair transparency for drainage system operations protection repairs and improvements. Improvements/Projects, and system failures. Establish a clear protocol for residents and • Neutral Grounds Restoration Establish transparent and accountable Street Repair Improvements/Projects governmental agencies to report and track Improvements/Projects governance system to set objectives, track Policy Recommendation -- The report complaints and problems. 19 • Drainage Improvements/Projects, progress, verify completion and assess recommends the institution of a system of • Levees, Flood Walls and Storm Surge lessons learned. accountability and transparency be • Repair, replace and maintain conduits Protection Improvements/Projects, Assure adequate funding is provided for implemented for all public works projects so for storm water drainage. Construct • Coastal Wetlands Projects objectives and assure outlays are properly as to keep residents informed as repairs subsurface drainage in neighborhoods • Garbage Collection, and spent. progress and are scheduled. where it does not currently exist. • Transit Service Projects. Establish a clear protocol for residents and • Repair, replace and maintain pumps as governmental agencies to report and track Additionally, with regard to street necessary. A copy of the complete report can be found complaints and problems. improvements the following are • Build safe houses for drainage pump on the Gentilly Civic Improvement recommendations of the Infrastructure and personnel. Association: www.gcia.us. Specific • Repair/upgrade all breached levees and Environmental Quality committee: • Install gutter barriers to prevent street recommendations are included in this flood walls. runoff from entering buildings. Neighborhood Recovery Plan. Repair of basic • Install flood gates on London Avenue • Implement a pavement management • Perform storm water management infrastructure and restoration of basic public and on Industrial Canal at Lake system to prioritize street analysis to create holding ponds or services are of the highest importance to Pontchartrain. improvements. subsurface basins in open spaces to residents of the Dillard neighborhood as well • Relocate London Avenue Canal pumps • Lower streets by removing years of retain flood waters away from streets as the community at-large. station to northern end at Lake accumulated patches and resurfacings. and residences. Implement storm Pontchartrain. • Reassess functional classifications to water best management practices. The following are specific infrastructure • Implement competent system for secure federal funding for roadway • Enforce the Louisiana Discharge recommendations from the committee report reporting/recording complaints repair funding. Elimination System Storm Water that are beneficial to all residents not just at concerning flood protection. Stream- Pollution Prevention Plans for all Images from left to right: the neighborhood level, planning district line and improve telephone and Drainage Improvements/Projects construction sites greater than one level, but are beneficial city and region wide. website systems for reporting problems Policy Recommendation – Institute a system acre. All other recommendations that evolved from and complaints. Provide awareness of accountability and transparency for A: Gentilly Shopping Center the committee were discussed with residents training and publications to inform lay drainage system operations and system Coastal Wetlands Projects B: Dillard University during the planning process and are included people on hour to identify and report failures. • Provide emergency federal resources Dillard Neighborhood, Planning District Six

for repairing hurricane-damaged community initiative continue in order to the Dillard residents. It is also important to Lot Next Door Program wetlands. keep a constant watch and pressure for support and obtain the support of the largest The principal thrust of redevelopment • Achieve Coast 2050 objectives by action and improvements. institution in Dillard, Dillard University. programs and policies that encourage the directing a larger share of oil/gas speedy redevelopment of neighborhoods, revenues to coastal restoration and link Close cooperation will result in a benefit to all must match various government powers and levee funding to wetlands. Strategic Initiative No. 3 the neighbors and the surrounding financing tools to the local housing and real Maintain Communication, Dialogue and neighborhoods. estate market conditions. In addition to the above infrastructure and Monitoring of Levees, Flood Walls and public services/utilities projects, the Dillard Storm Surge Protection A key issue will be to most effectively Neighborhood Recovery Plan proposes a Strategic Initiative No. 5 encourage the redevelopment of homes and series of strategic initiatives to address Improvements/Projects Implement Housing Recovery Initiatives residential lots that fall into public ownership. 20 reconstruction of the damaged community The Infrastructure and Environmental Quality This is a major concern in District 6. assets including: committee report calls for the repair/upgrade It is important to implement housing recovery of all breached levees and flood walls, initiatives to encourage the local The “Lot Next Door” program is one of a installation of flood gates on the London neighborhood to actively participate in the series of proposed housing policies which Strategic Initiative No. 1 Avenue and Industrial canals at Lake reconstruction process of the properties on have been developed as part of the Manage and Improve the Overall Safety Pontchartrain, and the relocation of the the street where they live, on their blocks and Neighborhoods Rebuilding Plan and takes and Appearance of Neighborhood London Avenue canal pump station to the in their neighborhoods. direct aim at some particular market hurdles northern end of the canal at Lake that slow the redevelopment of many of these Promote the requirement to gut and secure Pontchartrain. It is imperative that this Private citizen activity will be the most properties. damaged homes as well as property upkeep community initiative continue and that important driving force in the recovery of each and maintenance. residents continue to monitor progress and of the neighborhoods of District 6. In order to In its simplest form, the Lot Next Door keep a vigilant watch and maintain pressure provide the required assistance and incentives program will offer homeowners who are for action and improvements. to these private citizens, the city of New committed to redeveloping their home, the Strategic Initiative No. 2 Orleans should implement the following ability to purchase publicly owned adjoining Maintain Communication, Dialogue and housing reconstruction programs: properties prior to these properties being Monitoring with City and State Strategic Initiative No. 4 offered to any other buyers. This option Agencies for Continued Improvements Continue Participation in District Wide Housing Assistance Centers would be provided should the property end up to Utilities and Streets and Clean Up Recovery Efforts Actively support and assist in the inception of in public ownership either through the a “one-stop” housing assistance center for the adjudication process or through the sale of All throughout the recovery process the Neighborhood improvements cannot be benefit of Dillard and District 6 residents. The the property to a public entity through the neighborhood has met with city and state limited to the boundaries of the specific Housing Assistance Centers will provide Road Home or other public acquisition agencies to identify locations of leaking Dillard neighborhood. The recovery of the expedited services for permits, fees, program. water supply pipes, leaking fire hydrants, adjacent neighborhoods will have a direct inspections and general management missing street lights and other community and positive impact on the Dillard assistance. Elderly Housing Road Home Link deficiencies that need to be addressed for neighborhood and will translate into a faster What has become quite apparent through the reconstruction. It is imperative that this recovery and increased property values for neighborhood planning process is that senior City of New Orleans Neighborhoods Rebuilding Plan

households which have some of the strongest A targeted elderly homeowner program is of Key Recovery/Redevelopment open access to the duck ponds located on ties to the community and have expressed needed which will allow elderly households to Parcels and Projects the campus of Dillard University. Residents some of the strongest voices for rebuilding tie their Road Home grant to senior specific would like to have access to these duck and returning to the city, but also face some elevator multi-story condominium projects to The continued monitoring and community ponds again as it provided valuable green of the most significant challenges in be developed throughout the city. There has interest in the major development projects space. Residents want to reestablish their redeveloping or rebuilding their homes. been wide support for dedicated multi-family and parcels identified in Dillard are crucial for relationship with Dillard University. senior housing product in many parts of the the recovery of the neighborhood. Among First, there were many areas of the city which city, but particularly in areas where younger some of the most crucial key recovery C. Landscape Noise Barriers (to be had a high concentration of elderly homeowners have aging parents living projects is the Gentilly Shopping Center and installed) Along I-610 homeowners including District 6 which nearby. its conversion to a town center with mixed When Interstate 610 was built it bisected the sustained substantial damage and which will uses is a Key Recovery project for the Dillard Sugar Hill neighborhood and destroyed require the demolition and reconstruction of In some cases, there may be a need to neighborhood, District 6 and the City of New homes and trees that lined Benefit Street. 21 many homes. increase the grant amount or provide a low Orleans in general. Neighborhood interests Noise barriers were not built in this area interest loan to the household if there is a should monitor and help bring about the along the interstate. Residents want the Historically, the challenges of dealing with gap between the value of the buyout (and construction of these key recovery projects interstate to be noise insulated and contractors, permit inspectors, lenders, etc. insurance proceeds) and the market value indicated below that form part of the landscaped to further reduce noise and has proven particularly overwhelming for price of the condominium unit. Neighborhoods Rebuilding Plan and have provide additional green landscaping. many elderly households after they have been vetted by the neighborhood and the experienced such trauma (physical and community through the public involvement D. Renovate & Re-Open Norman psychological) as has been visited upon other Strategic Initiative No. 6 process. Mayer Library communities after other disasters. Identify and Promote Early Action In addition to providing a vital public service, Projects Proposed Projects Description the Norman Mayer Library also provided Additionally, there are a substantial number of community meeting space for nearby areas of the city including neighborhoods of Early action projects serve to generate A. Restoration of Perry Roehm Park and neighborhood associations. Residents want Planning District 6, among others where community confidence through the Baseball Field the library to be re-opened and to include rebuilding homes with damage in excess of commitment of the public sector to create Perry Roehm Park and Baseball Field is the community meeting space. 50% will require the total reconstruction at investments in the community. Potential only public open space and baseball field in three feet above grade or the Base Flood Early Action projects include identifying the neighborhood. Residents want the park Additionally, the library is sufficient in size to Elevations whichever is greater. Many of adaptive reuse for major facilities that will restored as well as an assessment of house a District-Wide Information Resource these homes will have to be raised close to not be reconstructed to house the functions deficiencies in terms of playground equipment Center. If located at the library the center one story making them a difficult housing that existed prior to Hurricane Katrina, needs, user amenities (i.e., benches, trees, would be at a very convenient location for all product-type for people with physical frailties. improvements to the Neutral Grounds, street landscaping, water fountains, enclosed residents throughout Planning District 6. At improvements and others. facilities). a minimum, this center should house full- Elderly homeowners are clearly a special time professionals offering architectural and group with specific needs, and currently there B. Re-Open Duck Pond Area at Dillard engineering advice in the rebuilding process are no programs targeted to this subgroup of Strategic Initiative No. 7 University and specific to the BFE requirements. The homeowners. Promote/Monitor the Implementation Prior to Hurricane Katrina residents enjoyed information resource center should also Dillard Neighborhood, Planning District Six

Dillard Neighborhood Rebuilding Plan (Below)

provide expedited services for permits, fees, inspections and general rebuilding assistance.

E. Extend Existing St. Anthony Walking Path to Agriculture Street One goal of the plan is to provide improved connectivity and pedestrian mobility within the entire planning district. The St. Anthony neutral ground walking path stops on the north side of the neighborhood boundary at 22 Mirabeau Avenue. Residents want the walking path extended through their neighborhood to connect with Perry Roehm Park thus providing north/south connectivity.

F. Implement City Planning Commission & Regional Planning Commission Pedestrian Improvements Plans previously prepared by the City Planning Commission and the Regional Planning Commission recommended pedestrian improvements to intersections on Elysian Fields Avenue at Gentilly Boulevard and adjacent to the I-610 overpass. These mobility improvements will allow for safer pedestrian improvements to the major commercial center at Elysian Fields which is also a major transit transfer point and to the strip commercial area at I-610.

Additionally, many of the sidewalks throughout the neighborhoods are not in compliance with the Americans with Disabilities Act (ADA). When reconstructed all sidewalks should at a minimum meet ADA standards. City of New Orleans Neighborhoods Rebuilding Plan

G. Restore all Neutral Grounds and I. Covering of Open Ditch Drainage Open addition to restoring pre-Katrina transit through their neighborhood to connect with Create Welcome Signs to ditch drainage still exists within some areas of service, residents recommend Perry Roehm park thus providing north/south Neighborhoods the all of the four subdivisions. Residents commencement of the federal process to connectivity. Prior to Hurricane Katrina Major arterial streets throughout the city have want these open ditches/drainage covered. study construction of either a streetcar or residents enjoyed open access to the duck wide neutral grounds and typically are tree light rail system connecting the French ponds located on the campus of Dillard lined thus offering valued green space. Most Quarter and the lakefront via Elysian Fields University. Residents would also like to have if not all Magnolia trees did not survive the LAND USE AND ZONING Avenue. Elysian Fields Avenue is the only access to these duck ponds again as it had flooding of Hurricane Katrina. Residents have street in the city that connects all the once provided valuable green space. a very strong desire to restore the neutral Land Use and Zoning neighborhoods of Planning District 6 and the grounds of the neighborhoods and further Recommendations/Projects lakefront to the French Quarter and prepare a landscaping master plan that downtown New Orleans. HOUSING, ARCHITECTURE AND includes a tree planting policy. Residents of the Dillard neighborhood want to HISTORIC PRESERVATION 23 maintain their single family Additionally, residents recommended H. Prepare Sub-Area Master Plan for and two-family zoning. They also have a including a rail stop at the Peoples Avenue rail The Dillard neighborhood is comprised of a Elysian Fields/Gentilly Boulevard desire to improve commercial development corridor on Gentilly Boulevard that will also mix of single family and duplex homes in the Shopping Center and want to implement a design overlay serve for hurricane evacuation needs to middle income price range. Housing styles Residents strongly desire to rebuild this ordinance on Elysian Fields Avenue and people without any means of evacuation. and architecture of Planning District 6 are shopping center into a “Town Center” to Gentilly Boulevard. This overlay ordinance is very significant assets to the community. The include mixed uses of residential, improved modeled from the current ordinance housing styles compliment and build upon the (from pre-Hurricane Katrina) retail, implemented on N. Carrollton Avenue in New PARKS, OPEN SPACE AND sense of community and neighborhood entertainment, movie theatre, and offices as a Orleans. While underlying zoning would not LANDSCAPE ARCHITECTURE character that residents value. All regional attraction that is transit and be effected, the goal is to improve PROJECTS neighborhoods of Planning District 6 have pedestrian friendly. This site offers attributes landscaping, signage, lighting, parking and significantly high owner occupancy when of transit oriented development. screening of dumpsters. Restoration of all parks is a high priority. In compared to the city of New Orleans. Reconfigured buildings moving the parking to addition to restoration of existing parks, the rear of the buildings and the building Development of a town center at Elysian residents want to assess the deficiencies of The April planning charrette addressed the closer to the street with adequate Fields and Gentilly Boulevard may require the existing parks in terms of playground issue of housing rehabilitation as follows: landscaping, lighting and amenities are zoning amendments to allow for mixed uses. equipment needs, user amenities (i.e., envisioned. This site was included in the The sub-area master plan should address the benches, trees, landscaping, water “Every resident of Gentilly should be able to planning charrette and residents embrace the zoning requirements for the town center. fountains). return to his or her renovated or replaced concept of a town center, but the home if desired, and should be provided reconfiguration of Gentilly Boulevard was of One goal of the plan is to provide improved effective neighborhood-level assistance to do major concern. The proximity of this site to TRANSPORTATION AND PUBLIC connectivity within the entire planning Images from left to right: Dillard University, a well traveled corridor TRANSIT PROJECTS district. The St. Anthony neutral ground so. At the same time, vacant homes should along Gentilly Boulevard and Eysian Fields walking path stops on the north side of the be made available to new buyers, or A: Utilities Repair Avenue offer a unique opportunity to make Transit service will be a key component of neighborhood boundary at Mirabeau Avenue. selectively consolidated to form sites fro new B: House being restored this a reality. successful development of a town center. In Residents want the walking path extended public squares. Houses should be encouraged across a range of types and Dillard Neighborhood, Planning District Six

prices, including affordable homes.” recovery plan, specifically Strategic Initiative include additional controls and requirements community and their design does not exhibit No. 5 Housing Recovery Strategies. such as front porches, special setbacks and the fact that the homes arrived on-site on Residents and participants of this planning build to lines, location of garages, heights, several trailers. The use of contextually process embraced the above statement. Architecture Design Guidelines for and others. designed pre-fabricated homes for the Housing rehabilitation and the need for Residential Construction neighborhood should not be curtailed, but its professional assistance was made a priority at Commercial Design Guidelines design and aesthetics controlled to ensure a every public meeting. Additionally, residents As the community rebuilds there is a need to fit between the new construction and a expressed concern for the elderly and their develop Architectural Design Guidelines and a Commercial Design Guidelines need to be specific neighborhood’s appearance. rebuilding ability. mechanism for their enforcement in order to developed for the major commercial sectors in assure citizens that new construction will be the Dillard neighborhood. The sub-area Historic Preservation As noted previously, Planning District 6 has a compatible with the existing architectural master plans should also include Architectural 24 high percentage of residents 65 years of age fabric of the neighborhood and particular sub- Design Guidelines which can be enforced as The Dillard neighborhood development and older. areas. part of the Commercial Design Guidelines to pattern begins from the 1930’s. While some ensure that new construction being built in of the older homes may qualify for potential Options discussed during planning meetings The raising of homes to respond to the 1984 the commercial areas will be compatible with historic designation by being over 50 years included limiting a number of single-family Base Flood Elevation or the 3’0” rule of the the vision of the community. Additionally old, substantial areas of Dillard date from the structures to be redeveloped as doubles or Advisory Base Flood Elevation requires strict Commercial Design Guidelines can regulate 1960’s making qualification for historic two-family dwelling units as well as observance to architectural design principles the signage that may be included as part of designation submission to the National redevelopment of former privately operated that will make the new or raised construction commercial retail projects if residents desire Register of Historic Places not feasible. community centers into senior assisted care compatible with existing residential buildings more strict signage regulations than those living or senior housing with age restrictions. in the area. within the urban corridor overlay ordinance. A substantial number of individual houses, however, upon reaching this threshold, and if To review the conversion concept a review of The photographs illustrate recent examples of Use of Louisiana Pattern Book deemed appropriate by the owner, may be existing zoning was performed particularly in buildings being constructed that are raised submitted for consideration based on either light of residents’ desires to maintain existing and where the issue of compatibility with the The Louisiana Speaks Pattern book was architectural or historic significance as residential zoning. A significant portion of the surrounding architectural context is or may be contracted by the LRA to develop design and individual property listings. Dillard University Dillard neighborhood is already zoned for an issue. development guidelines for specific Louisiana buildings date from the 1930’s and as such, duplex homes thus there is ample supply of residential types. some structures may qualify for individual this housing stock. Architectural Design Guidelines and an qualification for historic designation. Architectural Design Review process enforced Prefabricated Homes As part of this Neighborhoods Rebuilding by the city of New Orleans where local design Plan, a number of housing initiatives are professionals and residents sit as reviewers On West End Boulevard a new prefabricated proposed and presented in the overall policy may provide a vehicle for the orderly home was recently constructed; another element of the plan and issued under aesthetic reconstruction of the neighborhood. company is in the process of constructing a separate cover. These have also been Residential Design Guidelines should be pre-fabricated home at the intersection of identified as part of the Strategic Initiatives developed in close cooperation with the Mirabeau Avenue and Franklin Avenue. These recommended as part of the neighborhood residents of Planning District 6 and could homes are attractive addition to the City of New Orleans Neighborhoods Rebuilding Plan

F. Implementation and Funding Strategies

Funding Matrix New Orleans and neighborhood groups and public/private initiatives (for which we advisory committees. have noted the cost of the study); The connection between the Neighborhoods Rebuilding Plan and the Each matrix matches proposed projects • Housing initiatives for which there potential funding sources is graphically with potential funding sources identified may be dollars already allocated through represented by the Implementation Priority through the planning process and while not the Road Home, LIHTC, private funding Matrix. The costs analyses are provided on exhaustive in its scope, it serves as a guide sources, or other sources but where the an order-of-magnitude basis as to the to where funds could originate. Substantial additional gap in funding is impossible to scope and magnitude of the project financial commitments by federal and state determine at this point; proposed and the investment required to entities are a vital ingredient in the construct it. As such, variations as to the recovery effort and will provide the • Other policies, including land use scope of the project could result in necessary economic infrastructure to and zoning regulations, which the 25 variations on the final cost of construction. attract the private investment required to community believed to be in the short and create stable and vibrant communities. long term interest of the community; and In the process of cost analyses, consultations were carried out with the City Each funding matrix, based upon • Recurring operations (i.e. expanded of New Orleans Public Works Department consultation with neighborhood residents police patrols, library operations, park to identify general cost guidelines typically through the community meeting process, operations, etc.) that either tie to certain used for the calculation of street also ranked projects based upon priority of capital improvements or are important to improvements and reconstruction; other need with regard to recovery: “Early the health of the community through the sources of cost identification included the Action/Critical”; “Mid-Term/Needed”; and expansion of existing services. Means Cost Data and our team’s “Long Term/Desired”. This ranking professional experience inside and outside provides a general guide as to what Acronyms communities believe is the most important FEMA: Federal Emergency Management Agency New Orleans. CDBG: Community Development Block Grant priorities with regard to revitalization and HUD: U.S. Department of Housing & Urban Developmen No single source of funding or financial redevelopment. USACE: U.S. Army Corps of Engineers CIP: Capital Improvement Plan plan will be capable of dealing with the LRA: Louisiana Recovery Authority capital improvement needs for total Finally, there are a variety of items or SWB: Sewage & Water Board redevelopment and reconstruction of all initiatives listed on the funding matrix LHFA: Louisiana Housing Finance Agency where a capital cost can not be attached or HANO: Housing Authority of the City of New Orleans the neighborhood projects and needs. HOME: HUD Low Income Housing Program However, the funding matrix included in determined without further study, but the EDA: Economic Development Administration this report shows different funding sources community believed needed to be a central TIF: Tax Increment Financing that could be made available for specific part of the plan. These include: NMTC: New Market Tax Credits BID: Business Improvement District projects and it should be expected that FHWA: Federal Highway Administration layering of multiple sources of funding will • Undertaking specific further studies FTA: Federal Transit Administration be required in most cases. The ability to to determine the actual cost to LDOT: Louisiana Department of Transportation governmental entities for certain NGO: Non-Government Organizations obtain these funds will rest with the City of Dillard Neighborhood, Planning District Six