Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 8, 20178:10 AM Aspen S. Nero FW: Former Zara's at Prytania and Josephine - zoning From: Beth Strickland [mailto:beth.strickland@gmail.com] Sent: Monday, August 07, 2017 5:19 PM To: CPCinfo Subject: Former Zara's at Prytania and Josephine - zoning Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I own a home and live a few blocks from the 2042 Prytania location and I very much support a zoning change that will put that corner back into commerce. Thank you! Beth Strickland 1702 Prytania St. New Orleans, LA 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 7, 20173:15 PM Aspen S. Nero FW: Former Zara's at 2042 Prytania and Josephine Street From: Shelley Talbot [mailto:smtalbot@gmail.com] Sent: Monday, August 07, 2017 2:59 PM To: CPCinfo Cc: Karon Reese Subject: Former Zara's at 2042 Prytania and Josephine Street Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I own a home one block away on Josephine Street since 2012. I very much support a zoning change that will put that corner back into commerce. I feel this is vital for our neighborhood. Thank you for your consideration. Sincerely, Shelley Talbot 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 1, 2017 8:32 AM Aspen S. Nero FW: 2042 Prytania Zoning From: fritz westenberger [mailto:fritz.westenberger@gmail.com] Sent: Monday, July 31, 2017 5:01 PM To: CPCinfo; Karon Reese Subject: 2042 Prytania Zoning Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. My partner and I renovated a home 4 blocks away in 2014, and have lived here since then. There is no place in walking (or biking, for many) distance to find quality produce, groceries or wine, and I feel this kind of accessible commerce is desperately needed for urban areas to remain vibrant. The Lower Garden District in general, as a bridge between the placidly residential Garden District and the bustling Warehouse/Arts District, and this Prytania location specifically, are perfectly suited to this kind of corner business that enhances the quality of life for those in the area. Thank you, Fritz Westenberger 1709 Coliseum St New Orleans, LA 70130 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Wednesday, August 2, 2017 3:55 PM Aspen S. Nero FW: Property at 2042 Prytania From: john marziotti [mailto:johnmarziotti@gmail.com] Sent: Wednesday, August 02, 2017 3:32 PM To: CPCinfo Cc: Christine Carbo; Karon Reese Subject: Property at 2042 Prytania Dear City Planning Commission: We are writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. We own a home close to this at 1325A Josephine just one block away. We also own a condominium in the Warehouse district at the Cotton Mill. We very much support a zoning change that will put that corner back into commerce. Thank you for your consideration. John and Christine Marziotti 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 7, 201712:21 PM Aspen S. Nero FW: Former Zara's...property at 2042 Prytania - support for zoning change to HU-MU From: terryv847@aol.com [mailto:terryv847@aol.com] Sent: Monday, August 07, 2017 10:34 AM To: CPCinfo Subject: Former Zara's...property at 2042 Prytania - support for zoning change to HU-MU 1139 3rd St. New Orleans, LA 70130 8.7.17 Dear City Planning Commission: I am writing to request your support for a zoning change for the property located at 2042 Prytania Street, the former Zara s grocery store, to HU-MU. I live at 1139 3rd St, 70130, just 8 blocks away. In addition I own a condo at the Carol Condominium (2100 St Charles Avenue) just 1 block away. I would like to see a zoning change that would put that corner back into commerce. I would especially like to see a grocery store that was able to sell packaged wine and beer in that spot. Thank you for your consideration. Sincerely, Theresa M. Voorhies 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 1, 2017 8:33 AM Aspen S. Nero FW: Zoning Change Request for 2042 Prytania From: Karon Reese [mailto:karonreese@hotmail.com] Sent: Monday, July 31, 2017 7:01 PM To: CPCinfo Subject: FOR: Zoning Change Request for 2042 Prytania Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I own two homes very close to this property. I own one home just a block away on Josephine where a member of my family has continuously lived since 2008. My personal residence is just 2.5 blocks away. I very much support a zoning change that will put that corner back into commerce. Thank you! Karon Reese 1409 St. Mary St. New Orleans, LA 70130 Karon. Thank you, Karon Reese Broker inhab Real Estate, Licensed in Louisiana c: 504.400.8558 o: 504.232.1934 f: 504.483.8077 inhabrealestate.com 1222 Annunciation St, Sent from my iphone 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 1, 2017 8:33 AM Aspen S. Nero FW: 2042 Prytania - support for zoning change to HUMU From: Steve Striffler [mailto:striffler@hotmail.com] Sent: Tuesday, August 01, 2017 7:33 AM To: CPCinfo Subject: 2042 Prytania - support for zoning change to HUMU Dear City Planning Commission, I write in support of a zoning change for the property at 2042 Prytania to HUMU (formerly Zara's grocery store). I own two properties, one that is 1.5 blocks from the store (where I lived for years), and another that is 2.5 blocks away (where I live now). This request is a zoning change in name only. 2042 Prytania has been a commercial property in the form of a grocery store (with liquor sales) for as long as anyone can remember. My understanding is that the current owners purchased the property and lost the conditional use for a grocery store because the building was technically vacant (of a business) while they were doing renovations. Quite clearly, they could have slapped some paint on the building, rented it quickly, and kept the conditional use. Fortunately for the neighborhood, they did a major renovation to a building that desperately needed it. Given the wonderful renovation, I can only assume that the current owners spent hundreds of thousands of dollars with the expectation that this is a commercial property they could rent to a business a reasonable assumption given that we all knew this was a Zara s on a strip of Prytania that has other businesses. Please vote for this zoning change. This seems only fair for the owner, and (despite some fear mongering that is going on) the vast majority of the neighbors in the area would love to have another business we can walk to. Sincerely, Steve Striffler 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 7, 2017 12:21 PM Aspen S. Nero FW: Support for zoning change to HU-MU for property at 2042 Prytania From: Dr. Voorhies [mailto:voorhies@sbsdocs.net] Sent: Monday, August 07, 2017 11:03 AM To: CPCinfo Subject: Support for zoning change to HU-MU for property at 2042 Prytania To: Cpcinfo@nola.gov Subject: Support for zoning change to HU-MU for property at 2042 Prytania 8.7.17 Dear City Planning Commission: I am writing to request your support for a zoning change for the property located at 2042 Prytania Street, the former Zara s grocery store, to HU-MU. I live at 1139 3rd St, 70130, just 8 blocks away. In addition I own a condo at the Carol Condominium (2100 St Charles Avenue) just 1 block away. I would like to see a zoning change that would put that corner back into commerce. I would especially like to see a grocery store that was able to sell packaged wine and beer in that spot. Thank you for your consideration. Sincerely, Rand M. Voorhies, MD 1139 3rd St. New Orleans, LA 70130 1
Henry Howard Hotel T 504-313-1577 2041 Prytania E info@henryhowardhotel.com New Orleans, LA 70130 henryhowardhotel.com August 12, 2017 To: City Planning Commissioners (via Email) 1300 Perdido Street, 7 TH Floor One Stop Shop New Orleans, LA 70112 CPCINFO@NOLA.GOV From: Henry Howard Hotel/Fitz Hotel Group, 2041 OPS LLC Re: Objections to Proposal to change zoning from HU-RD2 to HU-MU Property Address: 2042 Prytania Street, New Orleans, LA 70130 Property Owner: 2042 Prytania, LLC/Robert Blum, Elizabeth Blum, Najeeb Thomas Docket Number: ZD-076-17 Hearing Date: August 22, 2017 Dear Commissioners: Please add this letter as supplement to our opposition letter of July 19, 2017. As you are well aware, zoning is intended to protect and preserve the integrity of our neighborhoods with minimal impact on nearby properties. Granting this MU application would permit Commercial STRs 365 days per year for five units and would be detrimental to our neighborhood in terms of parking, noise, and littering. Additionally, the possibility of permitted commercial establishments like a social club, micro-distillery, and micro-brewery with a HU-MU spot zone on this corner would forever impact the fabric of this historic neighborhood. Spot zoning was meant to be discouraged under the new CZO. Despite the fact that the owners of the 2042 Prytania Street property told the neighbors at the neighborhood NPP meeting that they want long-term residential tenants in the upstairs apartments, it seems their intent was always Commercial STRs. In fact, the Blum s attorney was mentioned in an Uptown Messenger article: The reasoning behind having the HU-MU classification, according to Webre, is because in addition to having the grocery store on the bottom floor of the building, the Blums intended to convert the top floor into a residential area and the HU-MU would be the most likely to allow that. http://uptownmessenger.com/2017/06/new-neighborhood-grocery-at-former-zaras-location-on-prytanianeeds-rezoning-to-proceed/ ). However, while a MU designation is not necessary for long-term residential units, the units are apparently renovated and furnished for short-term renters (See attached Airbnb photos) and are likely operating beyond the 90 day limit under their current licenses in the HU-RD2 zoning district. Please keep in mind that this property was purchased along with the property next door at 2034 Prytania Street which has six additional units under renovation. One can expect the owners will be back seeking rezoning to accommodate their desire for Commercial STRs at that location as well (NOLA Assessor legal description: 1. SQ 204 LOTA 2. PRYTANIA 60X120 3. 6/APTS 4. SOLD/W2042 PRYTANIA 5. SEE 412102901 CONSIDERATION).
Sticking with their request for the highest level MU zoning change in our residential neighborhood makes us believe they are determined to have Commercial STRs and causes us great concern about a zone that affords any number of establishments that would upset the current fabric of the neighborhood and possibly set a spot zoning precedent for additional negative changes well into the future. A grocery store is no guarantee; the space will likely be leased to whatever business can afford the rent. Please consider what it would be like to have a 7-11 or micro-distillery next to your family home. This is a two-family residential neighborhood and absentee property owners should not be given a higher zoning to the detriment of others. The Henry Howard Hotel is zoned HU-RD2 with a conditional use that we worked hard to keep and that we work within. Additionally, we consider ourselves good neighbors and caretakers of an historic 1860s building important to the neighborhood and the city. Please understand that it is not our intention to discourage an appropriate business from being a part of the neighborhood, but there are other paths to that end that do not include a permanent zoning change. We take the responsibility of being part of a residential neighborhood seriously. Please support us, and the entire neighborhood, as we oppose this MU spot zoning change. Respectfully submitted, Eric Fitzgerald, Owner Cheryl Fitzgerald, Owner Kyle Fitzgerald, Owner Maggie Fitzgerald, Owner Michael Fitzgerald, Owner Barbara Fitzgerald, Owner
Cc: Mr. Robert D. Rivers, Executive Director, New Orleans City Planning Commission, rdrivers@nola.gov Mr. Stephen Kroll, Planning Administrator, New Orleans City Planning Commission, skroll@nola.gov Ms. Aspen Nero, City Planner, New Orleans City Planning Commission, asnero@nola.gov Ms. Brooke Perry, Principal City Planner, City Planning Commission, BTPerry@nola.gov Dr. Jared E. Munster, Director, Department of Safety & Permits, jemunster@nola.gov Mr. Edward J. Horan, Zoning Administrator, Department of Safety & Permits, ejhoran@nola.gov Attachments: Airbnb Listings Apt A https://www.airbnb.com/rooms/10468835?guests=2&adults=2&location=new%20orleans%2c%20la&s=7exrqqju Apt B https://www.airbnb.is/rooms/10468281 Apt C https://www.airbnb.com/rooms/10468786 Apt D https://www.airbnb.com/rooms/10468728?guests=2&adults=2&location=josephine%20st%20new%20orleans%207 0130&s=xtBVFJRt Apt E https://www.airbnb.com/rooms/10468884
An AirBnB listing promoted 6 bedrooms, sleeps 18 even though the rules state a maximum of 10 is allowed. Please thoroughly read When a Grocery Store Becomes an AirBnB. Uptown Messenger/Owen Courreges: When a Grocery Store Becomes an AirBnb http://uptownmessenger.com/2017/06/owen-courreges-when-a-grocery-store-becomes-an-airbnb/article Owen Courreges: When a grocery store becomes an AirBnB Posted by UptownMessenger.com at 11:48 am city government, opinion Jun262017 A screen shot of a five-unit AirBnB listing at the corner of Prytania and Josephine. (via airbnb.com) Owen Courrèges In the Federalist Papers, James Madison famously ruminated on the necessity of government. [W]hat is government itself, but the greatest of all reflections on human nature? Madison asked rhetorically in Federalist No. 51. If men were angels, no government would be necessary. It is because men are not angels (indeed, far from it) that we need the controls imposed by government. Even those laws that are overly restrictive and burdensome usually find their origins in the inability of citizens to do the right thing. Case in point: Across the street from my home in the Lower Garden District is the old Zara s Supermarket located at 2042 Prytania Street. By early 2014, Zara s had fallen on hard times. The business folded and the tenants in the upstairs apartments moved out. In July of 2014, the Zara s building was sold to a corporate entity owned by Robby and Liz Blum. The following March, the Blumsmet with the Coliseum Square Association to announce plans to renovate Zara s and open up another fullservice grocery in the location. They came up with a name Garden District Grocery and explained the concept in relative detail. Renovations, however, went slowly. The planned grocery never opened, although by the beginning of 2016, the major work appeared to be completed. It was at that time I began to notice what the Blums had done with the five apartments in the upstairs. Instead of leasing them, they began hosting them as short-term rentals on AirBnB. I was not pleased with this development, but didn t make a stink. Even when rowdy tourists would hang around on the upstairs porch into the wee hours on weekends, I avoided confronting anyone about it. After all, who wants to antagonize their neighbors?
Well, the Blums did. Despite the Blums promises of opening up a new grocery themselves, lease signs popped up in the storefront in mid-2016. The Corporate Realty listing pitches the possibilities broadly: Convenience Store, Mixed Use, Restaurant. This is certainly not what was pitched to the Coliseum Square Association. The Blums also ostensibly decided that they could control all the parking adjoining their property, and to Hell with the people that actually live nearby. Despite having two freight zones that have not served any useful purpose in over three years, the Blums also decided that an old curb cut adjoining their building was, in fact, a driveway, and began demanding that people be ticketed who parked along it. I wrote a column about the problem earlier this year when someone else s vehicle was ticketed. Afterwards, I received two tickets myself. I complained to one of the Blum s workmen who was renovating the property next door. He brusquely admitted to calling parking enforcement and boasted that they could have anybody ticketed due to what he described as their political clout. I complained to Liz Blum directly, but received the brush off. Ultimately, I contacted the head of parking enforcement and explained the situation. The tickets were dismissed. Around this same time, the city s short-term rental law went into effect. On May 15, 2017, the Blums applied to the city for five unrestricted commercial short term rental permits. The city rejected the applications because the property is zoned HU-RD2, a residential classification. The applications were then converted to temporary permits, which are only valid for a total of 90 days per calendar year. Based on my personal observation of guests regularly entering and leaving and a review of their availability on AirBnB, it would appear that the units have likely already exceeded the 90 day limitation yet they continue to be regularly occupied. Whether due to their short term rental application or some other factor, the Blums were tipped off to the fact that they lacked any kind of commercial zoning. On May 25, 2017, they filed to begin the process of applying to have the zoning changed to HU-MU. Just this past Tuesday, Nicole Webre, a consultant representing the Blums, appeared before the Coliseum Square Association to make the pitch for the zoning change. Webre claimed that the intention was still to have a grocery, and that the broad HU-MU classification was necessary because it offered the most potential in terms of allowing residential on the top floor and commercial on the bottom floor. The Coliseum Square Association was skeptical, but still voted in favor of a motion endorsing a change to a more restrictive commercial zoning classification, HU-B1. Another public meeting will take place on site on June 26, 2017 at 6:00 p.m. Of course, the idea that the Blums want to offer residential in the upstairs is belied by the fact that they re using the old apartments as AirBnB rentals. Moreover, there does not appear to be any particular reason why the plan for a grocery would pan out. The space is presumably slated for lease to whoever can afford the rent. I m on the record as being generally opposed to restrictive zoning, but I also understand that the foregoing experience is part of where the drive for strict land use controls arises. When property owners act in a generally un-neighborly manner, it s natural to prefer that they be constrained, especially when they come to the city hat in hand. It s also human nature to be selfish. I won t begrudge anybody who wants to make the most economically advantageous use of theirproperty. However, that drive has to be tempered with a healthy regard for those around you. It would be easier for both myself and my other neighbors if the Blums were angels; then they could be trusted to act properly without supervision. Regrettably, angels are surely lacking here. Owen Courrèges, a New Orleans attorney and resident of the Garden District, offers his opinions for UptownMessenger.com on Mondays. He has previously written for the Reason Public Policy Foundation. ---------------------------------------------------------------------
Of note, councilwoman Stacy Head recently called for the closure of "problem bars, corner stores and drug houses" that are worsening the crime problem, according to an article posted online (http://www.nola.com/politics/index.ssf/2017/07/nola_votes_2017_new_orleans_co.html). Zara s corner grocery store at the 2042 Prytania Street location was wrought with problems for the neighborhood, including noise, loitering, littering, rodent and pest infestation, and drug use. Some neighbors have told us that they are worried that the sale of packaged liquors will mean the neighborhood will have to face these problems all over again. HENRY HOWARD HOTEL 2041 PRYTANIA STREET
Aspen S. Nero From: Sent: To: Cc: Subject: Martin Manion <manion.martin@yahoo.com> Sunday, August 13, 201711:23 PM Robert D. Rivers; Stephen K. Kroll; Aspen S. Nero Brooke Perry; CPCinfo; Julie S.; SHELLEY LANDRIEU; cjstrachan@gmail.com PSR - Supplemental Opposition to Zoning Change - Docket No. ZD-076-17 TO: City Planning Commissioners (via email) 1300 Perdido Street, 7th Floor New Orleans, LA 70112 re: Hearing Date: August 22, 2017 - Docket No. ZD-076-17 -Opposition To Zoning Change from HU-RD2 to HU-MU -Property Address: 2042 Prytania Street, New Orleans, LA 70130 -Property Owners: 2042 Prytania, LLC / Robert Blum, Elizabeth Blum and Najeeb Thomas FROM: Prytania Street Rowhouses Homeowners Association (PSR HOA) 2105-2119 Prytania Street New Orleans, Louisiana 70130 Dear Commissioners: Please add this supplemental letter to our original opposition dated July 17, 2017. We are writing to oppose the application by 2042 Prytania, LLC for a zoning change from HU-RD2 to HU-MU. MU is considered the highest level of spot zoning and is totally unnecessary to bring commerce back to this property as described by the new owners at their June 26, 2017 NPP meeting. The MU zoning designation is permanent, (will remain with all future sales of the property), and is a broad over-reach for the intended use of the renovated building. Many neighbors would like a corner grocery store to return to this corner but mistakenly believe the "MU" zoning change is the only option for this to happen. Most of the permitted and conditional use businesses allowed under the MU zoning designation are not compatible with our highly residential RD2 (two-family residential) district. MU inhibits owners of the Prytania Street Rowhouses from the normal use and enjoyment of their homes in an RD2 district, and will create egregious, unacceptable and on-going nuisance issues including sales of packaged alcoholic beverages, unlimited hours of operation and commercial (STRs) rentals 365-days-per-year. Further, limited 1
available parking, increased traffic congestion, noise and litter abatement are all residual annoyance concerns that are likely to be experienced on a daily basis! The ultimate purpose of zoning is to protect and stabilize the historical composition of a neighborhood while allowing rational commerce to coexist peacefully with neighboring property owners and residents. PLEASE DENY the MU zoning upgrade application for 2042 Prytania, LLC and require the new owners to work with the CPC Staff, adjacent property owners and neighborhood associations to achieve their publicly stated goal of re-opening a neighborhood corner grocery store without a permanent zoning change. Sincerely, Prytania Street Rowhouses HOA Martin Manion President cc: -Coliseum Square Association -Garden District Association -St. Charles Avenue Association 2
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 14, 2017 8:37 AM Aspen S. Nero FW: opposition From: Michael [mailto:mgab816@gmail.com] Sent: Saturday, August 12, 2017 7:45 PM To: CPCinfo Subject: opposition TO: City Planning Commissioners - via email: CPCINFO@NOLA.GOV 1300 Perdido Street, 7th Floor New Orleans, LA 70112 re: Hearing Date: August 22, 2017 - Docket No. ZD-076-17 FROM: Opposition To Zoning Change from HU-RD2 to HU-MU Property Address: 2042 Prytania Street, New Orleans, LA 70130 Property Owners: 2042 Prytania, LLC / Robert Blum, Elizabeth Blum and Najeeb Thomas Dear Commissioners: I am writing to oppose the application by 2042 Prytania, LLC for a zoning change from HU-RD2 to HU-MU. MU is considered the highest level of spot zoning and is totally unnecessary to bring commerce back to this property as described by the new owners at their June 26, 2017 NPP meeting. The MU zoning designation is permanent, (will remain with all future sales of the property), and is a broad over-reach for the intended use of the renovated building. In brief, most of the permitted and conditional use businesses under the MU designation are not compatible with our highly residential RD2 (two-family residential) district. MU prevents other property owners from the normal use and enjoyment of their homes in an RD2 district, and will create egregious, unacceptable and on-going nuisance issues including sales of packaged alcoholic beverages, unlimited hours of operation and commercial (STRs) rentals 365-days-per-year. Further, limited available parking, increased traffic congestion, noise and litter abatement are all residual annoyance concerns that are likely to be experienced on a daily basis! 1
The ultimate purpose of zoning is to protect the historical fabric of a neighborhood while allowing rational commerce to naturally coexist with neighboring property owners and residents. PLEASE DENY the MU zoning upgrade application for 2042 Prytania, LLC and require the new owners to work with the adjacent property owners (and neighborhood associations) to achieve their publicly stated goal of re-opening a neighborhood corner grocery store. Sincerely, Ruth Burke Sent from my iphone 2
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 14, 201711:12 AM Aspen S. Nero FW: 2042 Prytania Zoning Change Opposition From: Kyle Fitzgerald [mailto:kylepfitzgerald@gmail.com] Sent: Monday, August 14, 2017 9:53 AM To: CPCinfo Subject: 2042 Prytania Zoning Change Opposition I am writing to state my opposition to the Zonnig Change at 2042 Prytania (The Zara Property). The Zoning change would undoubtedly change the neighborhood for the worse. There are also unintended consequences that could decrease the safety and calm of the area. Please support us, and the entire neighborhood, as we strongly oppose this MU spot zoning change. Thank you, Kyle Fitzgerald 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 14, 201711:12 AM Aspen S. Nero FW: OPPOSITION to Change in Zoning for 2042 Prytania From: Maggie Fitzgerald [mailto:maggie@fitzhotelgroup.com] Sent: Monday, August 14, 2017 10:03 AM To: CPCinfo Subject: OPPOSITION to Change in Zoning for 2042 Prytania Dear Commissioners, I am writing to state my strong opposition to the zoning change at 2042 Prytania (the old Zara property). Granting their MU application would permit Commercial STRs 365 days per year for five units and would be detrimental to our neighborhood in terms of parking, noise, and littering. Additionally, the possibility of permitted commercial establishments like a social club, micro-distillery, and micro-brewery with a HU-MU spot zone on this corner would forever impact our historic neighborhood. Spot zoning was meant to be discouraged under the new CZO. The zoning change would undoubtedly change our quiet neighborhood for the worse and could decrease the safety in the area. Please support us, and the entire neighborhood, as we oppose this MU spot zoning change. Best, Maggie Fitzgerald Co-Owner, Henry Howard Hotel (2041 Prytania) 512.293.9745 --- Maggie Fitzgerald The Fitzgerald Hotel Group NYC Henry Howard Hotel New Orleans henryhowardhotel.com 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 14, 201711:12 AM Aspen S. Nero FW: 2042 Prytania Zoning Change Opposition From: Eric Fitzgerald [mailto:eric@fitzhotelgroup.com] Sent: Monday, August 14, 2017 10:19 AM To: CPCinfo Subject: 2042 Prytania Zoning Change Opposition I am writing to state my opposition to the Zonnig Change at 2042 Prytania (The Zara Property). The change would be detrimental to our neighborhood in terms of noise, parking, and littering. There are also unintended consequences that could forever impact the fabric of this historic area. Please support us, and the entire neighborhood, as we strongly oppose this MU spot zoning change. Thank you, Eric Fitzgerald 1
Aspen S. Nero From: CPCinfo Sent: Monday, August 14, 201711:13 AM To: Aspen S. Nero Subject: FW: Oppose change 2042 -----Original Message----- From: Lauren Mabry [mailto:lauren@huntermabry.com] Sent: Monday, August 14, 2017 10:51 AM To: CPCinfo Subject: Oppose change 2042 To whom it may concern, Commercial STRs and the potential for permitted and conditional uses that would be horrible for the neighborhood cause me to oppose the spot rezoning application for 2042 Prytania Street. Please confirm receipt. Best, Lauren Mabry Sent from my iphone 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Monday, August 7, 2017 12:21 PM Aspen S. Nero FW: Support for zoning change to HU-MU for property at 2042 Prytania From: Dr. Voorhies [mailto:voorhies@sbsdocs.net] Sent: Monday, August 07, 2017 11:03 AM To: CPCinfo Subject: Support for zoning change to HU-MU for property at 2042 Prytania To: Cpcinfo@nola.gov Subject: Support for zoning change to HU-MU for property at 2042 Prytania 8.7.17 Dear City Planning Commission: I am writing to request your support for a zoning change for the property located at 2042 Prytania Street, the former Zara s grocery store, to HU-MU. I live at 1139 3rd St, 70130, just 8 blocks away. In addition I own a condo at the Carol Condominium (2100 St Charles Avenue) just 1 block away. I would like to see a zoning change that would put that corner back into commerce. I would especially like to see a grocery store that was able to sell packaged wine and beer in that spot. Thank you for your consideration. Sincerely, Rand M. Voorhies, MD 1139 3rd St. New Orleans, LA 70130 1
August 13, 2017 Mr. Bob Rivers: CPC Executive Director Via email: rdrivers@nola.gov Re: 2042 Prytania Street Zoning Change Request to HU-MU Dear Mr. Rivers: We live at 1207 Josephine Street and have been here for more than 40 years. We also own a mixed use (commercial/residential structure) 1111 St. Mary Street. We are very familiar with the project at 2042 Prytania (corner Josephine) and oppose the zoning change to HU-MU with the following comments: No Short Term Rentals: We strongly object to any short term rentals by AIR BNB or any other operator that would increase transient visitors and decrease more permanent residence in apartments. Alcohol Sales: The previous owner, Zaras, sold liquor without consumption on the premises. We oppose any future sales unless a good neighbor agreement restricting sales and consumption after 10pm. Please deny this request for zoning change and advise the owners to come to a more equitable arrangement with neighbors. Sincerely, Donald and Eugenia K. Maginnis 1207 Josephine Street New Orleans, Louisiana 70130 damarcht@aol.com geniedt@yahoo.com cc: Councilmember District B LaToya Cantrel, Councilmember-at-Large Stacy Head and Jason Williams
Louis & Mary Len Costa 1420 Euterpe Street New Orleans, LA 70130 kickshaw@bellsouth.net (504) 232-7780 August 12, 2017 Re: 2042 Prytania Street 1) Opposition to Proposed Zoning Change Request to HU-MU 2) Support for Conditional Use Neighborhood Commercial Establishment and a Good Neighbor Agreement Mr. Bob Rivers: CPC Executive Director Via email: rdrivers@nola.gov Dear Mr. Rivers: A change in zoning at 2042 Prytania Street to HU-MU would permit a substantial number of undesirable uses that would be detrimental to the Lower Garden District. We would, however, support the continued use of the property as a food store with a package liquor license. As the property owners state that their interest is in leasing the property to conduct such an establishment, the neighbors and the property owners would all be well served if the property were granted a conditional use as a Neighborhood Commercial Establishment with certain waivers for square footage above 3,000 and a license for package alcohol sales. If there is an interest in on-premise consumption to serve wine and beer by the glass with on premise food sales and wine and beer tastings, this should be allowed only if the property owners agree to a Good Neighbor Agreement to the effect that on premise consumption would be limited accordingly and that the establishment would close no later than 10:00 PM every evening. These options would give the current owners what they want without possible uses in the future that would be very detrimental to the neighborhood. A second issue is the five Short Term Rentals (STRs) currently operated on the upper floors. With a change to HU-MU, these STR units would be allowed to operate 365 days per year instead of 90. This also would be detrimental to the neighborhood. Other Lower Garden District neighbors have found that these five units were permitted as STR s with the city on May 15, 2017. As of August 6, 2017, just 84 days since permitted, it was found that 225 reviews of these units were posted on AIRBNB. It is now 6 days later. It is extremely likely that the 90-day limit has been reached.
Mr. Bob Rivers: CPC Executive Director August 12, 2017 Page Two As the minimum stay is 3 days, if you assume each time the apartments were rented the renter posted a review, the apartments had occupancy of 105 to 180 days grossing an estimated total of $104,265. This already exceeds the city permit for 2017. It is not clear how they have been allowed to have so many rental days but, given flexibility to operate 365 days by HU-MU, it would appear that these units would be occupied 365 days a year as the financial incentives are strong for exceeding the 90- day limit. Neighbors have also noted that the reviews mention noise and late arrivals in the other units, partying on the balconies and parking within a block. Within the neighborhood, these STR occupants are taxing the parking and the quiet enjoyment of near-by residents. We join with our neighbors in opposing the change to HU-MU zoning because: It is a serious over-reach to accomplish the owners stated goal and the neighbors willingness to have a neighborhood food store at 2042 Prytania; and it would allow STR operation 365 days per year in our HU-RD (Historic Urban Two Family Residential) neighborhood. Please deny any zoning request and recommend that the owners additionally work with the Permit Office and with the neighborhood through a Good Neighbor Agreement to achieve their stated goal of opening a grocery store by obtaining a conditional use as a Neighborhood Commercial Establishment. Sincerely, Louis and Mary Len Costa CC: Councilmember LaToya Cantrell, Councilmember-at-Large Stacy Head, Councilmember-at-Large Jason Williams, Shelly Landrieu, Julie Simpson, Martin Manion, Barbara Fitzgerald, Jacob Gardner, Keen Kelly, Micah Fincher, Hilton Bell, Stephen Kreller, Tina Scott, Anne Cutler Mason, Garrison Neill
Anne Cutler-Mason 2039 Coliseum Street New Orleans, LA 70130 916-397-9734 August 9, 2017 New Orleans City Planning Commission 1300 Perdido Street New Orleans, LA 70112 RE: Zara's Grocery Renovation Dear members of the New Orleans City Planning Commission: I'm writing to amend my support for a zoning change to allow the former Zara's Grocery to once again operate as a market. I continue to support the Blum's in their endeavor to bring a market back to our neighborhood, however upon learning more about HU-MU Historic Urban Mixed-Use zoning, I no longer support that designation. Instead, I support conditional use as a Neighborhood Commercial Establishment with waivers for square footage above 3,000 and a license for on-premise alcohol sales and consumption. This would allow the current owners to bring back the neighborhood market without opening up the property to future uses that could be detrimental to the neighborhood. I ask that you please deny their zoning request for HU-MU designation and work with the Permit Office and neighborhood to obtain conditional use as a Neighborhood Commercial Establishment instead. I care very much about the Lower Garden District and want to protect the charm and character that brought us here. Sincerely, Anne Cutler-Mason
Andrea St. Paul Bland Cygnette 3, LLC 1421 Josephine Street New Orleans, LA 70130 andrea@cygnette.com (504)201-1600 August 8, 2017 Re: Opposition to Proposed Zoning Change Request for 2042 Prytania Support For Conditional Use Neighborhood Commercial Establishment Mr. Bob Rivers: CPC Executive Director Via email: rdrivers@nola.gov Dear Mr. Rivers: After further review, I would like to supplement my opposition letter of July 10, 2017. I have spoken to many of the neighbors and all support the view that they would love to see a grocery store return to 2042 Prytania; I support this view as well. There has also been a lot of confusion and misleading information circulated that the only means to this end is a zoning change to HU-MU. This is the reason various neighbors have sent support letters. They would not support HU-MU allowed uses like a micro-brewery, or a social club which could happen with this zoning change. A safer designation for the protection of the Lower Garden District would be a conditional use as a Neighborhood Commercial Establishment with certain waivers for square footage above 3,000 and a license for on premise alcohol sales and on premise consumption. This gives the current owners what they want without forever changing the possible uses in the future to options that could be very detrimental to the neighborhood. A Neighborhood Commercial Establishment would not interfere with the owners current commerce on the second floor that includes five Short Term Rental Units (STR s). This second issue STRs, would be dramatically affected by the HU-MU proposal. With a change to HU-MU, the five STR units on the second floor would be allowed to operate 365 days per year instead of 90. This would be VERY, VERY detrimental to the neighborhood. These five units were permitted as STR s with the city on 5/15/17. Today, August 6, 2017, just 84 days since permitted, there have 225 reviews posted on AIRBNB. As the minimum stay is 3 days, if you assume each time the apartments were rented the renter posted a review, the apartments had occupancy of 105 to 180 days each grossing an estimated $104,265.
Apartment Rate/Nt # Reviews 3Day Min No Days Min Revenue A $110 60 Yes 180 $19,800 B $110 42 Yes 126 $13,860 C $185 36 Yes 108 $19,980 D $185 35 Yes 105 $19,425 E $200 52 Yes 156 $31,200 675 $104,265 It is not clear how they have been allowed to have so many rental days but, given flexibility in zoning to operate in excess of 90 days, they clearly will. It is also clear that the financial incentives are strong for exceeding the 90 day limit. Many of the reviews mention noise and late arrivals in the other units, partying on the balconies and parking within a block. Within the neighborhood, these short termers are clearly taxing parking and residential quiet enjoyment of our homes. I oppose HU-MU zoning as it would allow STR operation 365 days per year in our HU-RD (Historic Urban Two Family Residential) neighborhood. I oppose HU-MU zoning as it is a serious over-reach to accomplish owners and neighbors joint goal of seeing a neighborhood grocery installed at 2042 Prytania. Please deny any zoning request and recommend that the owners work with the Permit Office and the neighborhood to achieve their stated goal of opening a grocery store by obtaining a conditional use as a Neighborhood Commercial Establishment. Please use zoning as a means to protect our neighborhood. Very Best, Andrea St. Paul Bland CC: Shelly Landrieu, Julie Simpson, Martin Manion, Barbara Fitzgerald, Jacob Gardner, Keen Kelly, Micah Fincher, Hilton Bell, Stephen Kreller, Tina Scott, Anne Cutler Mason, Garrison Neill
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 2017 10:09 AM Aspen S. Nero FW: 2042 Prytania former Zara's I think you are the planner assigned to this is that correct? Thanks! From: Matt Ryan [mailto:therealmattryan@gmail.com] Sent: Monday, August 14, 2017 3:06 PM To: CPCinfo Subject: 2042 Prytania former Zara's I would like to voice my opinion on the change in zoning on 2042 Prytania to MUA. I am vehemently apposed to this. I was president of the Coliseum Square Association in 2009 and 2010 which was right when the discussions of the master plan were taking place. We spent hundreds of hours helping to craft this document so this sort of spot zoning would not occur. MUA is much too dense a zoning to bestow upon this property for the neighborhood in which it sits. The owners had every opportunity to keep the conditional use but chose not to. I think it takes an extreme amount of gall to sleep while a conditional use expires then expect the city to make it all right by making a damaging zoning change. While with CSA I worked a lot with the staff of the zoning department and developed a real respect for the hard work they contribute every day. Thank you! Sincerely, Matt Ryan 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:10 AM Aspen S. Nero FW: Former Zara's at Prytania and Josephine From: David Yancey [mailto:dtyancey@gmail.com] Sent: Monday, August 14, 2017 3:10 PM To: CPCinfo Cc: karonreese@hotmail.com Subject: Former Zara's at Prytania and Josephine Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I live on the same block at 2026 Prytania, and believe that such a zoning change would enrich our neighborhood, facilitate more interaction among neighbors, and strengthen our sense of community in the area. I very much support a zoning change that will put that corner back into commerce. Thank you! David Yancey 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:10 AM Aspen S. Nero FW: HUMU Zoning at Prytania and Josephine From: Tara Loftis [mailto:tara.n.loftis@gmail.com] Sent: Monday, August 14, 2017 3:19 PM To: CPCinfo Subject: HUMU Zoning at Prytania and Josephine Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. Both my home and my business are just 4 blocks away from this location, and I have lived within a several-block radius of this locale since 2009. I very much support a zoning change that will once again allow a grocery store with wine and liquor sales in this location, as I believe the neighborhood and the city as a whole will benefit from this zoning change. Thank you! Sincerely, Tara Loftis 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:12 AM Aspen S. Nero FW: HUMU Zoning at Prytania and Josephine -----Original Message----- From: Elizabeth Ohmer Pellegrin [mailto:elizabeth.ohmer.pellegrin@gmail.com] Sent: Monday, August 14, 2017 10:39 PM To: CPCinfo Subject: HUMU Zoning at Prytania and Josephine Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I work just 4 blocks away from this location. I shop in this area as well as my hair salon is across the street. I very much support a zoning change that will once again allow a grocery store with wine and liquor sales in this location, as I believe the neighborhood and the city as a whole will benefit from this zoning change. Thank you! Sincerely, Elizabeth Ohmer Pellegrin Elizabeth Ohmer Pellegrin (504) 388-2356 cell/text www.nolareiki.com 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:11 AM Aspen S. Nero FW: HUMU Zoning at Prytania and Josephine From: Brittany Voelker [mailto:brittvoelker@gmail.com] Sent: Monday, August 14, 2017 3:52 PM To: CPCinfo Cc: karonreese@hotmail.com Subject: HUMU Zoning at Prytania and Josephine Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I work just four blocks away from this spot and feel very much a part of this neighborhood community. I support a zoning change that will once again allow a grocery store with wine and liquor sales in this location, as I believe the neighborhood and the city as a whole will benefit from this zoning change. Thank you! Sincerely, Brittany Voelker 1
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:11 AM Aspen S. Nero FW: Zoning Change -----Original Message----- From: Met Salih [mailto:met@iridescencehealing.com] Sent: Monday, August 14, 2017 4:21 PM To: CPCinfo Subject: Zoning Change Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. My home is just 4 blocks away from this location, and I have lived within a several-block radius of this locale since 2010. I very much support a zoning change that will once again allow a grocery store with wine and liquor sales in this location, as I believe the neighborhood and the city as a whole will benefit from this zoning change. Thank you! Sincerely, Met Salih 1
Re: Docket No. ZD-076-17 Serving the Lower Garden District Since 1971 Dear Mr. Rivers, City Planning Commissioners, Council Members and CPC Staff, I am writing on behalf of the Coliseum Square Association in regard to the zoning change request from HU-RD2 to HU MU for property address 2042 Prytania St, New Orleans, 70130. The property owners for this address met with the neighborhood and concerned parties at two NPP meetings to announce their request and to receive feedback from neighbors. In summary, a majority of neighbors would like to see a grocery at this corner as had previously operated under a legal nonconforming use. However, there is much concern with the leap in zoning which would allow other uses allowed (by right or conditional use) beyond what neighbors feel would be appropriate for this residential block. It appears there are other avenues to a grocery store at this location, but in light of the fact that there is currently an application for an HU-MU zoning change, the Coliseum Square Association would like to address the potential harmful zoning change issues with a Good Neighbor Agreement which prohibits certain business activities that would normally be allowed in HU-MU. Specifically, we feel that the only acceptable allowed uses at this corner would be a small grocery or restaurant (which is what the owners would like to see there too). We would request that the owners sign a Good Neighbor Agreement that prohibits any uses beyond a grocery or restaurant. Additionally, as the five 500s/f apartments on the second floor previously housed long-term tenants prior to their renovation, an HU-MU zoning allowing unlimited short term rentals is also worrisome, as the owners are currently renting those as such. We would ask that the owners return the opportunity for smaller long-term apartments to be available to neighbors in our area who may not be able to afford larger apartments. Finally, if a grocery store is returned to that corner, we would like to see a restriction on single serve and smaller package liquor for sale. This could all be accomplished through a restrictive Good Neighbor Agreement with covenants which we have asked every other business with potential liquor sales in our neighborhood to enter into with us, in exchange for our support of their requests. To date, the property owners have been unresponsive to requests for a GNA, but hope that the commissioners and council persons will take this into consideration when considering this matter.
Thank you for your time. Julie Simpson President Coliseum Square Association The Voice of the Lower Garden District P.O Box 50024 New Orleans, Louisiana 70150-0024
Aspen S. Nero From: Sent: To: Subject: CPCinfo Tuesday, August 15, 201710:12 AM Aspen S. Nero FW: HUMU Zoning at Prytania and Josephine -----Original Message----- From: Chelsea Bruland [mailto:chelseabruland@gmail.com] Sent: Monday, August 14, 2017 4:52 PM To: CPCinfo Subject: HUMU Zoning at Prytania and Josephine Dear City Planning Commission, I am writing to ask you to support a zoning change for the property at 2042 Prytania, the former Zara's, to HUMU. I have lived 2 blocks away on Polymnia Street since 2010, and I very much support a zoning change that will once again allow a grocery store with wine and liquor sales in this location, as I believe the neighborhood and the city as a whole will benefit from this zoning change. Ever since Zara s closed - I've had to walk to Walgreens to purchase milk when I m running low, or head 12 blocks up to Fresh Market for groceries - neither chains are locally owned and I d rather support local small business. Best, Chelsea Bruland 1439 Polymnia Street, New Orleans. Ph: 310-435-6848 1
August 13, 2017 Mr. Bob Rivers: CPC Executive Director Via email: rdrivers@nola.gov Re: 2042 Prytania Street Zoning Change Request to HU-MU Dear Mr. Rivers: We live at 1207 Josephine Street and have been here for more than 40 years. We also own a mixed use (commercial/residential structure) 1111 St. Mary Street. We are very familiar with the project at 2042 Prytania (corner Josephine) and oppose the zoning change to HU-MU with the following comments: No Short Term Rentals: We strongly object to any short term rentals by AIR BNB or any other operator that would increase transient visitors and decrease more permanent residence in apartments. Alcohol Sales: The previous owner, Zaras, sold liquor without consumption on the premises. We oppose any future sales unless a good neighbor agreement restricting sales and consumption after 10pm. Please deny this request for zoning change and advise the owners to come to a more equitable arrangement with neighbors. Sincerely, Donald and Eugenia K. Maginnis 1207 Josephine Street New Orleans, Louisiana 70130 damarcht@aol.com geniedt@yahoo.com cc: Councilmember District B LaToya Cantrel, Councilmember-at-Large Stacy Head and Jason Williams
Aspen S. Nero From: CPCinfo Sent: Monday, August 14, 201711:12 AM To: Aspen S. Nero Subject: FW: Zoning for 2042 Prytania Street, New Orleans, LA 70130 From: Alberto A Salgado [mailto:albertoasalgado@gmail.com] Sent: Monday, August 14, 2017 10:25 AM To: CPCinfo Subject: Zoning for 2042 Prytania Street, New Orleans, LA 70130 To: City Planning Commissioners (via Email) 1300 Perdido Street, 7 TH Floor One Stop Shop New Orleans, LA 70112 CPCINFO@NOLA.gov Property Address: 2042 Prytania Street, New Orleans, LA 70130 Property Owner: 2042 Prytania, LLC/Robert Blum, Elizabeth Blum, Najeeb Thomas Docket Number: ZD-076-17 Hearing Date: August 22, 2017 Dear Commissioners: Please add this letter as supplement to our opposition letter of August 14, 2017. As you are well aware, zoning is intended to protect and preserve the integrity of our neighborhoods with minimal impact on nearby properties. Granting this MU application would permit Commercial STRs 365 days per year for five units and would be detrimental to our neighborhood in terms of parking, noise, and littering. Additionally, the possibility of permitted commercial establishments like a social club, micro-distillery, and microbrewery with a HU-MU spot zone on this corner would forever impact the fabric of this historic neighborhood. Spot zoning was meant to be discouraged under the new CZO. Thank you, Alberto A. Salgado Sent from my iphone 1