6-4-2024: Public comment on June 5 N.O. HDLC hearing—New Business Demolition Application 2428 Napoleon Ave.: “Demolition of a Contributing rated education building to grade.”
June 4, 2024
Historic District Landmarks Commission
1300 Perdido Street
New Orleans, LA 70112
Re: Public comment on June 5 N.O. HDLC hearing—New Business Demolition Application 2428 Napoleon Ave.: “Demolition of a Contributing rated education building to grade.”
Dear Commissioners:
Louisiana Landmarks Society was pleased to see that Our Lady of Lourdes School was included in the Our Lady of Lourdes Parish Complex (2400 Napoleon Avenue), as nominated to the National Register of Historic Places on April 7, 2022. The School, which post-dates the Church and Rectory by 30 years, was nevertheless rated as a contributing building because of its social and educational importance to the community throughout the history of the Parish—an innovative and forward-thinking determination that would allow the building to be eligible for historic tax credits. It was a critical prerequisite and component for the School’s $28 million redevelopment as affordable senior housing, proposed by Providence Community Housing in 2021. Needless to say, many of us who have followed the School’s development closely were disappointed when the affordable housing project fell through. However, the credits were potentially available also for the “Mad Men”–themed hotel redevelopment announced in 2023 by a group of private investors afterwards incorporated as 2428 Napoleon Ave, LLC.
It was just two years ago that the School was granted the prestigious contributing-rated status. The demolition of the property is now proposed to make way for a Specialty Grocery. Unfortunately, the current developers seem uninterested in the adaptive reuse of even a part of the building – along with the historic tax credits. It seems contradictory for one developer to actively seek the nomination of a building to the National Register of Historic Places—and for another to propose the demolition of the same building in short order.
A building is either historic or it is not. To declare it notable (i.e. historic) one month, then shortly after, when it is not convenient for the developer, negate the listing and plan for total demolition is disingenuous. Historic designation should not be used as a convenience, nor should it be treated as a whim. There is much at stake. We are aware that SHPO has stated that the demolition of the School building could jeopardize the listing and tax credits for the other buildings in this complex.
Demolition is an extreme and irreversible act, particularly for a site listed on the National Register. According to the CZO, “in considering an application for the demolition of a landmark or a building in an historic district, the following shall be considered: (1) The historic or architectural significance of the building. (2) The importance of the building to the "tout ensemble" of the district. (3) The special character and aesthetic interest that the building adds to the district. (4) The difficulty or impossibility of reproducing such a building because of its design, texture, material or detail. (5) The future utilization of the site.” The criteria for demolition of the school building has not been met.
Louisiana Landmarks Society notes that the design of this “Specialty Grocery” is better than others we have seen. For example, the parking lot aisles seem to align with the street exits/entrances hopefully reduces the chaos of some parking lots. The porticos, with their repetition of archways mimicking the Our Lady of Lourdes church building, are noteworthy; and these are appreciated, along with the defined portals, and the incorporation of ramps into the design. And yet, as rendered in this design, the building turns its back on Napoleon Avenue, presenting instead an artificial front façade—so that the presence of a portico on this major thoroughfare is merely implied—and nothing more. We also note a lack of the required transparency and windows on the Napoleon Avenue façade. Page 2} Louisiana Landmarks Society
The CZO (Art. 12.3.B.1.b) states that “structures on a corner lot shall be built to the corner.” In addition, the building shall (1.a) “provide a clearly identifiable entry from the public sidewalk at the front (primary street) elevation.” Although the developer may prefer to treat Freret Street as the front elevation, it is clear to all that the majestic tree-lined boulevard of Napoleon Avenue is the primary street, as evidenced by the orientation of the adjacent structure, the Our Lady of Lourdes church building, with its main entrance fronting Napoleon Avenue.
Louisiana Landmarks Society is also concerned with the traffic and congestion already existing in that area. Mr. Sherman acknowledged it and stated in the CPC hearing on May 28, 2024, “…we are requesting to exceed the maximum parking ratio so that we can provide sufficient parking for our specialty grocer and for the community – to be a good neighbor.” He also stated “This parking lot will be used by folks at the church – that the church has no onsite parking. Also all the restaurants that are really thriving on Freret Street – they will certainly overflow.” Here Mr. Sherman is suggesting that that the site can provide parking relief for the already overstressed Freret Street commercial corridor. However, we doubt that will be the case, as the operating hours of the store will probably conflict with prime restaurant hours –as well as the possibility of shared parking with the event venue at the former church building next door, which has no parking. We must also assume that the parking lot be will used for truck deliveries when the store is closed.
When another Specialty Grocery was being proposed on Tulane Avenue, the adjective Mr. Sherman emphasized to describe the amount of traffic that would be generated and the parking needed was the word “stunning.” We think that applies here. For instance, a typical Trader Joe’s store (known as a Specialty Grocery) usually desires about 120 parking spaces. If this Specialty Grocery is similar, it will be starting off with a deficit – not a surplus to supplement the needs of the neighborhood.
This site is adjacent to the Ochsner-Baptist Hospital (2700 Napoleon Avenue), Emergency Room, and medical offices. Louisiana Landmarks Society is concerned that the traffic patterns generated by the Specialty Grocery development will conflict with those of the Ochsner-Baptist Campus. While public discussion has centered on traffic congestion and parking problems at the development site; the impact of the Specialty Grocery traffic on emergency and other medical services has never been mentioned.
It is our understanding that a traffic study was not required by the CPC for this conditional use. However, in the interest of public safety, we request that the City undertake a traffic study to assess optimum traffic plans, particularly if the Specialty Grocery is dependent on heavy automobile traffic for its business. The study should include the hospital, emergency room and its future plans, medical offices nearby, the burgeoning restaurant and business needs on Freret Street and the surrounding area, the event venue at the old church building and its needs for staff and guests, and the Specialty Grocery’s customers and delivery schedule and needs.
With that, Louisiana Landmarks Society asks, prior to consideration of the application for demolition of this historic building, that the developer consider finding a way to incorporate at least part of the building into its design. We also ask that a traffic study be performed to understand the true impact of this car-oriented, suburban-style Specialty Grocery, and to determine if it is appropriate for this prestigious Napoleon Avenue location. Until more information is available, please deny this demolition request.
Thank you for your consideration.
Sincerely,
Sandra Stokes
Chair of Advocacy