Working Paper 7

BioDistrict New Orleans

Refined Alternative Plans
February 2011
2 Working Paper 7 Table of Contents February 2011

Table of Contents

Section:
01 02 03
Task 7 Overview Refined Alternative Public Comments
Plans

07 12 29
Format of the Public Alternative A: General Comments
Meeting Civic/Institutional
Development Focus 30
Alternative A Comments
16
Alternative B: 32
Neighborhood Alternative B Comments
Development Focus
35
19 Alternative C Comments
Alternative C:
Strategic Node 37
Development Focus Alternative D Comments
23 39
Alternative D: Previous Public
Baseline Development Comments
Focus

26
Plan Comparison
 3

04
Appendices

43
Appendix A:
Stakeholder Sign-In
Sheets

45
Appendix B:
Maps: Stakeholder
Mark-ups
Acknowledgement
49
Appendix C:
Technical Comments: The AECOM team would like to acknowledge
Consultant Team the GNOBEDD Board and staff for their input and
engagement during this Task. This report has also been
developed in coordination with the entire AECOM
team. The team includes: EDAW / AECOM, AECOM
Economics, AECOM Transportation, Bright Moments,
Cannon Design, CBRE, Chester Engineers and The
Ehrhardt Group.
4 Working Paper 7 Table of Contents February 2011

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 5

Section 01:
Task 7 Overview
6 Working Paper 7 Task 7 Overview February 2011

BioDistrict New Orleans. The Louisiana Superdome, New Orleans Arena and key existing and proposed
institutional developments are shown in blue.

Task 7 Overview: Refined Alternative Plans
The purpose of Task 7, Refined Alternative Plans, was to
evaluate and refine the alternate plan concepts created
during the Task 6 physical planning workshops. The
elements identified in these 10 plans were aggregated
into four alternatives, each with a different development
focus. These plans were presented for public comment at
an open community meeting on Saturday, January 15, 2011.
The meeting was held from 9 a.m. - 12 noon at Jesuit High
School on Carrollton Avenue, and was attended by almost
40 people. Stakeholder sign-in sheets can be found in
Appendix A.
The four alternatives were also subject to a multi-disciplinary The public was asked to draw directly on the plans and /
technical review by the AECOM Team; these comments
regarding transportation, utility infrastructure, and market
economics can be found in Appendix C.
.
7
Format of the Public Meeting
The public meeting used a combined presentation/small
group feedback format. James McNamara, President and
CEO of the BioDistrict New Orleans, began the meeting with
an overview of the BioDistrict’s history, responsibilities and
goals. Bill Vitek of AECOM followed this introduction with a
presentation of the four alternatives, which are detailed in
Section 2 of this working paper.
Following this presentation, the public was invited to
discuss each plan in small groups; plans of each alternative
were put on four tables, with a facilitator at each table.
or discuss their ideas and concerns with the facilitator.
Comments from these discussions are contained in
Section 3.
8 Working Paper 7 Task 7 Overview February 2011

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 9

Section 02:
Refined Alternative
Plans
10 Working Paper 7 Alternative Plan Concepts February 2011

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 11

Alternative Plan Concepts

The following pages show the four alternative plans that emerged from conceptual plans produced in the Task 6 physical
planning workshops. Each alternative explores a different development focus, and the four plans together offer a spectrum of
development densities. The four plan foci are: civic/institutional, neighborhood, strategic node, and baseline. All alternatives
look to the future land use plan adopted in the city’s 2030 Master Plan to guide development options.

The four alternative plans explore varying levels of civic, retail, park and residential uses.
12 Working Paper 7 Alternative Plan Concepts
Alternative A: Civic/Institutional Development Focus
Summary:
Alternative A focuses development energy in the riverside
portion of the BioDistrict, emphasizing civic and institutional
expansion as a catalyst to revitalize this area and the central
business district and to bring additional employment into
the area. A new allied Health Sciences Campus located in
the former Charity Hospital complex is a key driver of the
redevelopment in this area. The shared campus would be
used by UNO, SUNO, Dillard, Xavier, LSU, Tulane and other
institutions related to biotechnology/biomedical fields of
study. A new civic center with a renovated and expanded
City Hall, redesigned Duncan Plaza and new municipal
courts is also proposed in this area. The resulting increase
in daytime activity from both of these two signature
developments will promote additional complementary retail
and commercial development to serve this expanding pool
of consumers.
Future expansion is shown for LSU and Tulane Medical
School. A redesigned Phase II of the University Medical
Alternative A Illustrative
February 2011
Center is shown lakeside of Claiborne between Tulane Avenue
and Canal Street. The redesign maintains the existing street
grid, focuses development on Tulane Avenue and Canal
Street to reinforce an urban feel and includes a central park
space that aligns with the central greenway/pedestrian mall
proposed by Tulane’s master plan.
A conceptual plan for a neuroscience / sports medicine center
is located on the corner of Claiborne Avenue and Poydras
Street. This use and associated plaza creates a gateway to the
redesigned Claiborne Avenue. A large park with a recreation
center is adjacent to this research complex and along I-10.
In addition to serving as a recreational amenity for the
neighborhoods in and around the BioDistrict, the park would
also help manage stormwater runoff from rainstorms and
flood events.
The area bounded by Tulane Avenue and Galvez, Broad, and
Poydras streets is redeveloped with multifamily residential,

Alternative A Key Development Areas
mixed use, and research and development facilities to
complement adjacent institutional land uses. Research and
development uses are adjacent to LSU to enhance potential
synergies between the two uses. Multi-story higher density
residential is adjacent to the existing multi-family residential
along Broad Street. Retail and mixed use buildings front
Tulane Avenue with retail on the ground floor with either
residential or office above.
Neighborhood redevelopment in Mid-City is limited, with
a modest amount of attached single family units fronting
on and east of Broad Street. A new public space, sized to
accommodate community gatherings and events, fronts
a combined library and community center to act as both
a visual terminus to Banks Street and to provide a buffer
on the existing neighborhood and VA Hospital. A series
of recreational fields and associated park space is also
proposed across the street from Warren Easton High School.
Neighborhood redevelopment is also limited in Gert Town.
Key elements include the reopening of the Gert Town
13
elementary school, replacement of the existing cement factory
with park space, and the creation of a mixed use “village”
across from the Xavier campus. The future buildout of Xavier
University is also shown on the plan.
A bioscience manufacturing “business park” is located in the
existing light industrial area uptown of I-10 and riverside of
Jeff Davis Parkway. Both new buildings and reuse of existing
buildings are proposed in this area and are arranged around
a new central park that connects into the greater greenway
system proposed in the plan.
New parkspace and enhancements of existing parkspace
are a key element of this plan. In addition to the new parks
mentioned above a new “Rails to Trails” multiuse trail links
Xavier and Gert Town with the other institutions in the
BioDistrict.
14 Working Paper 7 Alternative Plan Concepts February 2011

Key Elements:
• City Hall Revitalization and associated
redevelopment of Duncan Plaza.
• A new Allied Health Sciences Campus in the
former Charity complex.
• A new design for Phase II of the University
Medical Center Campus.
• Expansion of Tulane Medical School.
• Neuroscience / Sports Medicine Center.
• Civic Center node with library and community
center at Broad Street and Tulane Avenue.
Street Connectivity and Enhancements
• New Gert Town / Xavier Village development.
Street Connectivity & Enhancements
• Reconfiguration of I-10/Claiborne Avenue
The roadway framework is similar in all four alternative
interchange.
concept plans. All major arterial roadways receive enhanced
• Claiborne Avenue at grade. streetscapes, with an emphasis on sidewalk continuity and
• Rails to Trails multiuse trail between Xavier/Gert regular street trees.
Town and LSU and the other institutions in the
BioDistrict A significant component of this plan is the redesign of
Claiborne Avenue. The intersection with I-10 has been
• Large park between I-10 and Poydras Street with
reconfigured to limit the number of on/off ramps and the
a recreation center and playing fields
elevated portion of I-10 over Claiborne Avenue has been
removed. This allows Claiborne Avenue to become a signature
street knitting together the riverside and lakeside ends of the
BioDistrict. It also allows for the assembly and development
of currently underutilized lands that are located under the
network of on/off ramps. Finally, the lakeside of Poydras is
redesigned into a street similar in character to the segment
riverside of Claiborne Avenue in front of the Superdome.

Tulane Avenue transitions to a ‘Smart Street’, with both

above-and below-ground improvements. At the street level,
the street section will change from three vehicular lanes in
each direction, to two lanes and a bike lane separated by a
median. Complementary behind-the-curb improvements
will establish an attractive, safe, inviting pedestrian realm.
These enhancements align with those recommended by the
 15

Regional Planning Commission’s studies for the redesign

of the corridor. Below-ground upgrades will allow remote
monitoring and real-time assessments of underground utilities
such as sewer, water, electric and fiber optic.

Unique to this plan is the roundabout at the new eastern

terminus of Banks Street, creating a focal point and entry
feature for the new library and community center. In tandem
with this modified intersection, two blocks of Banks Street
is removed to allow parcel aggregation for the library and
community center.

Pedestrian Connections
The enhancement of streets throughout the BioDistrict
with improved sidewalks allows for improved pedestrian
connectivity throughout the area. The large network of
greenspace and the creation of a new “Rails to Trails” multiuse
trail between Xavier and Gert Town with the other institutions
in the BioDistrict also creates new primary and secondary
linkages for pedestrian movement that currently do not exist.

Pedestrian Connectivity
16 Working Paper 7 Alternative Plan Concepts
Alternative B: Neighborhood Development Focus
Summary:
Alternative B seeks to leverage public investment in the form
of neighborhood-scale amenities as a means to community
revitalization. LSU, Tulane, UMC and other area institutions
are left to develop on their own. The main development
shown on the riverside portion of the BioDistrict is the
renovation of City Hall and Duncan Plaza, similar to
Alternative A. A large plaza is located across from the
Superdome to help create a gateway to Claiborne Avenue.
The plaza can to be used for pre-game and other events
throughout the year. The plaza connects to a regional park
along I-10 that offers both active and passive recreational
uses. The Times-Picayune building is proposed to eventually
redevelopment into a community recreation center.
Stormwater management features are incorporated into the
park as well.
Alternative B Illustrative
February 2011
Within Mid-City, a small pocket of existing retail and
commercial is enhanced to create two blocks of ‘Main Street’
character, as a place for residents to meet and socialize.
A new park and townhomes and duplexes are proposed
between Rocheblave and Broad streets to serve as a
transition from the VA to the rest of Mid-City. Nearby and
across Jeff Davis Parkway, an active-use park with athletic
fields is created to serve the adjacent re-opened elementary
school, Warren Easton High School, and the community at
large.
Development in the area bounded by Broad, Poydras and
Galvez streets and Tulane Avenue, as well as Gert Town/
Xavier, and the existing light industrial zone are similar
to what is proposed in Alternative A. Please refer to that
concept for details.
 17

Alternative B Key Development Areas

Key Elements:
• City Hall Revitalization.
• A large central park with recreational facilities and
civic gathering space adjacent to Superdome.
• New recreation fields adjacent to existing schools.
• Strategic infill of small-scale neighborhood
commercial uses.
• Reconfiguration of I-10/Claiborne Avenue
interchange.
• Claiborne Avenue at grade.
• Multimodal connector between Xavier/Gert Town and
other institutions in the BioDistrict.
18 Working Paper 7 Alternative Plan Concepts February 2011

Street Connectivity & Enhancements

The roadway framework is similar in all four plans; please
see the description of streetscape enhancements and
Tulane Avenue ‘Smart Street’ upgrades in the Alternative A
description.

Unique to this plan is a raising of I-10, in order to allow more

visual and physical connectivity and permeability between
the uptown and downtown portions of the BioDistrict.
Raising I-10 would also allow for parking underneath
for the Justice Center and Research and Development
Manufacturing “business park.” Similar to Alternative A, the
portion of I-10 above Claiborne Avenue is dropped to grade.
The I-10/Claiborne Avenue intersection (and associated Street Connectivity and Enhancements

highway ramps) is redesigned to an at-grade roundabout.

Another key connection is the creation of a multimodal

connector which would link Xavier and Gert Town with other
institutions in the BioDistrict. The corridor would include a
dedicated “bioscience shuttle”, multiuse bike and pedestrian
trail.

Pedestrian Connections
Similar to Alternative A, the enhancement of streets
throughout the BioDistrict with improved sidewalks allows
for improved pedestrian connectivity throughout the area.
The creation of a new multimodal connector between Xavier
and Gert Town with the other institutions in the BioDistrict
also creates new primary and secondary linkages for Pedestrian Connectivity
pedestrian movement that currently do not exist.
 19

Alternative C: Strategic Node Development Focus

Summary:
Alternative C directs redevelopment to a number of highly of two new nodes in the BioDistrict. The node at Canal Street
active, pedestrian-oriented nodes. These nodes have and Claiborne Avenue emphasizes an institutional/civic
been located at key intersections within the BioDistrict character. Phase II of UMC has been redesigned to maintain
and are defined by a five-minute walking radius. This the existing street grid and enhance pedestrian connectivity.
system of nodes offers the opportunity to create distinct The node at Poydras Street/Claiborne Avenue focuses energy
on the Superdome and proposed neuroscience sports center
character areas within the larger BioDistrict, and to create
gateways and identity features specific to these new micro-as anchors. A new civic center is proposed riverside of these
neighborhoods. two nodes. The City Hall has been moved into the block that
is currently Duncan Plaza. This creates three new blocks of
Similar with the previous alternatives, the I-10 Claiborne potential downtown commercial development along Poydras
Avenue intersection has been redesigned and the overhead Street. A smaller Duncan Plaza is redesigned to fit the new
I-10 connection along Claiborne Avenue removed. Claiborne design of City Hall.
Avenue is now a signature street with new roundabouts/
gateway features located at the intersections with Poydras Two nodes are located along Tulane Avenue – at Broad Street
Street and Canal Street. These roundabouts are the center and Jeff Davis Parkway. The node at Broad Street is anchored

Alternative C Illustrative
20 Working Paper 7 Alternative Plan Concepts
Alternative C Key Development Areas
by a new commercial retail on two corners, the existing
courthouse and a renovated school. A small roundabout is
located at Broad and Banks street to serve as a gateway to
both the Mid-City neighborhood and the revitalized retail
along Broad Street towards Canal Street. The node at Jeff
Davis Parkway is anchored by a new grocery store located
riverside of Tulane Avenue at Jeff Davis Parkway. Retail and
multi-family residential is also located within this node.
No new development is shown within the historic core of
the Mid-City neighborhood. Another node is located at
the redesigned intersection of Carrollton and Washington
avenues. This node acts as gateway to both Gert Town and
Xavier University.
Another key element of the plan is the transformation of the
rail yard associated with the Union Passenger Terminal into
a signature park for the community. Single-family housing
anchors the uptown end of the park providing ‘eyes’ on
February 2011
the park for increased security and safety. The park will be a
large amenity for the entire BioDistrict as well as the former
BW Cooper housing development which is currently being
redeveloped.
Similar to Alternative B, a multimodal connector corridor with
a bioscience shuttle and multiuse trail for both bikes and
pedestrians links Xavier University and Gert Town with the
other institutions in the BioDistrict.
Beyond the nodes identified, much of the proposed
development is similar to the alternative concepts previously
described. It should be noted that this scheme
also identifies numerous areas of potential future
development, well beyond the 20 year program
currently foreseen for the BioDistrict. As such, this
scheme can be viewed more as a capacity study for
the BioDistrict.
 21

Key Elements
• City Hall Redevelopment.
• Institutional gateway at Canal Street and Claiborne
Avenue.
• Poydras Street gateway anchoring the Superdome
and neuroscience sports center.
• Redevelopment at Broad Street and Tulane Avenue.
• Neighborhood commercial redevelopment at Jeff
Davis Parkway and Tulane Avenue.
• New gateway to Xavier University and Gert Town.
• Reconfiguration of I-10/Claiborne Avenue
interchange.
• Claiborne Avenue at grade.

Street Connectivity & Enhancements

The roadway framework is similar in all four plans; please see
the description of streetscape enhancements and Tulane
Avenue ‘Smart Street’ upgrades in the preceding Alternative
A description.

Unique to this plan is a ‘town-green’ type treatment of the

Banks Street/Broad Street intersection, creating a focal point
for the node development in this area.

Two new streetcar alignments are proposed to link the

different areas within the BioDistrict. One line has the
following alignment: Tulane Avenue, Claiborne Avenue,
Street Connectivity and Enhancements
MLK Boulevard, Washington Avenue and Carrollton Avenue.
The second line connects to the funded streetcar line that
will soon be running down Loyola Avenue. From there it
runs down MLK Boulevard, Washington Avenue, Carrollton
Avenue, and Canal Street. These streetcar lines would bring
reliable, accessible transit opportunities to the BioDistrict.

Like Alternative B, this plan raises I-10 to promote BioDistrict

connectivity at grade. I-10 structure over Claiborne
Avenue is also dropped to grade, with a streamlined I-10/
22 Working Paper 7 Alternative Plan Concepts February 2011

Claiborne Avenue intersection to allow greater parcel area

for a regional park at the southwestern quadrant of this
intersection.

Also consistent with Alternative B, this plan proposes the

creation of a multimodal connector which would link Xavier
and Gert Town with other institutions in the BioDistrict. The
corridor would include a dedicated “bioscience shuttle”,
multiuse bike and pedestrian trail.

Pedestrian Connections
Similar to the previous alternative concepts, the
enhancement of streets throughout the BioDistrict with
improved sidewalks allows for improved pedestrian
Pedestrian Connectivity
connectivity throughout the area. The creation of a new
multimodal connector between Xavier and Gert Town with
the other institutions in the BioDistrict also creates new
primary and secondary linkages for pedestrian movement
that currently do not exist.

Alternative D: Baseline Development Focus
Summary:
Alternative D offers a conservative development approach,
with limited redevelopment in the riverside and uptown
portions of the BioDistrict. This alternative is also distinct in
that it does not propose the redesign of I-10 and Claiborne
Avenue.
Institutional expansion at Tulane Medical School and LSU
arranges itself around urban green spaces, in order to
provide increased amenity to the public realm as well as the
institutions themselves. As in Alternative A and B, City Hall
is redesigned and revitalized, with additions to the existing
building creating an urban street edge along Poydras Street.
Duncan Plaza is also redesigned in this option.
By maintaining the existing I-10 ramp configuration, land
assembly for new research and development related
buildings is limited to between Broad and Galvez streets
just downriver of I-10. Poydras Street has limited street
Alternative D Illustrative
23
enhancements in this area. Development opportunities in
the area bounded by Tulane Avenue and Broad, Galvez, and
Poydras streets is similar to that shown in the other alternative
concepts with a mixture of higher density multi-family
housing, mixed-use and research and development buildings.
Improved existing and new park spaces are proposed in this
area to serve as an amenity for area residents.
Much of the remaining development in this scheme is limited
to strategic infill parcels along key arterials. Expansion of
Xavier University is limited to the area bounded by I-10,
Jeff Davis Parkway, Carrollton and Washington avenues.
Development within Gert Town seeks to create a mixed-use
edge joining Xavier University and the community, providing
flexible spaces that may be used by both. Development in the
manufacturing business park is similar to that proposed in the
previous concepts.
24 Working Paper 7 Alternative Plan Concepts February 2011

Alternative D Key Development Areas

Key Elements:
• City Hall Redevelopment.
• Institutional expansion centered around urban
greens.
• Enhanced open space along Washington Avenue
Canal and old rail spur in Gert Town.
• Claiborne Avenue at grade.
 25

Street Connectivity & Enhancements

The roadway framework is similar in all four
plans; please see the description of streetscape
enhancements and Tulane Avenue ‘Smart
Street’ upgrades in the preceding Alternative A
description.

No changes to I-10 or Claiborne Avenue are

included in this alternative. However, the
overpasses for Jeff Davis Parkway and Broad Street
are significantly enhanced through widening to
increase safety and “friendliness” for pedestrian and
bicyclists and help knit together both the uptown
and downtown portions of the BioDistrict. Similar
to Alternative A, a new “Rails to Trails” multiuse trail Street Connectivity and Enhancements

is also proposed that links Xavier and Gert Town

with the other institutions in the BioDistrict.

Pedestrian Connections
Similar to the previous alternative concepts, the
enhancement of streets throughout the BioDistrict
with improved sidewalks allows for improved
pedestrian connectivity throughout the area. The
creation of a new “Rails to Trails” multiuse trail
creates a strong pedestrian/bicycle connection
between Xavier and Gert Town with the other
institutions in the BioDistrict.

Pedestrian Connectivity
26 Working Paper 7 Alternative Plan Concepts February 2011

Plan Comparison

Summary:
The table below shows the desired program, as established in Task 4 Programming. Numbers shown as ‘desired program’
represent aggregated 5-, 10- and 20-year numbers, represented as square feet.

AltA AltB AltC AltD

DesiredProgram
Civic/Institutional Neighborhood Node Baseline
Residential 2,116,000 1,809,000 2,272,500 2,209,500 963,000
DU&1200SFgross 1763 1508 1894 1841 803
Retail 155,000 314,000 320,500 626,500 447,000
Office,R&D,Mfct 1,600,000 3,544,500 1,730,500 5,240,000 3,601,000
Office 1,417,500 408,000 1,573,500 1,156,000
academic 1,180,500 327,000 904,500 939,000
other 237,000 81,000 669,000 217,000
R&D 1,687,500 901,500 3,126,000 1,990,000
Office&Lab 1,260,000 2,721,000
SportsRehab 427500 405,000
Manufacturing 439,500 421,000 540,500 455,000
Hotel 55,000 0 0 126,000 0
TOTAL 3,926,000 5,667,500 4,323,500 8,202,000 5,011,000

AdditionalElements
Civic n/a 250,000 86,000 247,500 40,000
Park,acres 20 76 122 64 55

Notes
1.Includesrecreationcenters(allAlts)andnewtownhall(AltC)
2.ResidentialSFdoesnotincludetownhomes.
3.ResidentialnumbersincludeGertTown/Xaviervillage.
4.AltB:Alternateresidentialproductmixof1,215,000SF(1012DU)and132townhomes.
5.AltA:Alternateresidentialproductmixof1,431,000SF(1192DU)and96townhomes
6.Assumedheightsareasfollows:residential,3;retail,1;office,2;R&D,3;Manufacturing,1;Civic,1;Hotel,3
 27

Section 03:
Public Comments
28 Working Paper 7 Public Comments February 2011

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 29

Public Comments
During the public meeting, facilitators noted questions and
comments that arose during general project discussion, as
well as in regards to each alternative plan. These comments
are summarized below. For consistency with Working
Papers 5 and 6, these comments have been categorized
based on the following eight themes: (1) Jobs; (2) Education;
(3) Housing & Neighborhoods; (4) Community Serving
Facilities; (5) Character & Identity; (6) Parks & Recreation;
(7) Traffic, Parking, Walking and Transit; and (8) Community
Engagement.
General Comments & Questions
Jobs
• No comments or questions.
Education
• No comments or questions.
Housing & Neighborhoods
• A physical survey of vacant and abandoned
properties is needed; using the criteria of lack of
postal or utility service is not necessarily correct.
• Do these plans align with the land use plans (zoning)
already approved by the City? The consultant team
confirmed to the public that this was the case.
• New development is shown where people’s houses
are; we’re concerned that people will be moved
against their will.
• No comments or questions.
Traffic, Parking, Walking and Transit
• No comments or questions.
Community Engagement
• We would like to see community representatives on the
BioDistrict board.
• We would like to be informed of meetings through
non-web based means: radio, television, printed fliers.
The consultant team stated that non-web based means
are used to communicate the meeting information
including yard signs and door hangers, newspaper
notices and flyers.
• Are these plans available on-line? When they are on-
line, we’d like to be able to comment electronically.
Plans can be found on the BioDistrict website.
• It seems like my comments from the previous
meeting have not been incorporated. On this
summary of the last meeting, you should be able to
list everyone’s comments individually.
• We’d like you to attend our neighborhood meeting.
Other
• Why was the BioDistrict identified as 1,500 acres; isn’t that
a lot?

Community Serving Facilities

• No comments or questions.

Character & Identity

• No comments or questions.

Parks & Recreation

30 Working Paper 7 Public Comments February 2011

Alternative A: Civic/Institutional Focus

Alternative A Illustrative with Public Comments

Jobs • Rehab housing money is needed for Gert Town.

• No comments. • Review the 2008 Gert Town plan.
• Want renovation/re-use like Dixie, Falstaff, Blue Plate.
Education
• Walk the neighborhood block by block to create plan.
• We like the idea of reopening the school in Gert Town.
• Will new plans result in a property tax increase?
• Consider opening a Technology School in Gert Town
village.
Community Serving Facilities
Housing & Neighborhoods • We do not want the community center/library shown at
Broad and Banks Streets. Keep the existing community
• No more four story housing.
as is and do not close the street.
• Are the homes moved from the VA site rental or
• Concern regarding blight at Charity Hospital site.
owner-occupied?
• Strengthen existing commercial in the area of Broad and
• Put high-density housing, not a park, adjacent to I-10.
Canal Streets.
 31

Character & Identity

• No comments.

Parks & Recreation

• Connect Jeff Davis Parkway green spaces to Lafitte
Greenway.
• Create pedestrian nodes along Jeff Davis Parkway.
• Parks should be no bigger than one city block.

Traffic, Parking, Walking and Transit

• Maintain the street grid.
• Need to maintain the Amtrak turnaround uptown of
I-10 (shown as bike path in this plan).
• Concerns regarding increased traffic in relation to
the Xavier expansion into the community.

Community Engagement
• No comments.
32 Working Paper 7 Public Comments February 2011

Alternative B: Neighborhood Focus

Alternative B Illustrative with Public Comments

Jobs Avenue and Broad Street, and between Tulane Avenue

• No comments.
Education
• No comments.
Housing & Neighborhoods
• Increase home ownership, not rental.
• There is a new single-family development on Bienville,
between Jeff Davis Parkway and Broad Street. The
homes are all shotgun, but new construction; we’d
like to see that same type of thing to fill in our
neighborhood.
• No more high density, particularly between Carrollton
and I-10.
• We don’t want retail in the neighborhood, we don’t
need it, (particularly as shown on Banks Street).
• We want more single family and double family housing.
• High density should only go on main roads, not within
neighborhoods.
• Existing high density residential is sufficient; it’s only
partially rented; the wait lists are for the subsidized
units, not the market rate units.
• We really want to see architectural standards and
controls that will govern the quality of new buildings in
our neighborhoods.

• We don’t want high density (4+ stories) residential.
High-density attracts a stressed population, and that
increases crime.
• High density should go in the Broad Street/Galvez
Street/Tulane Avenue/Poydras Street area first.
• We don’t like the redevelopment drawn between
Canal Street and Tulane Avenue, between Broad
Street and the VA property. We don’t need a buffer;
we’re fine with single family abutting institutional Parks & Recreation
uses. There are historic homes there, and the VA just • We don’t need any more parks; we have City Park and
moved four historic houses from their property to one
of those blocks.
• Small pocket parks would be okay, but need to be
• Nothing that’s a house now should be anything else,
ever.
• We’d like to see more pedestrian amenities on Jeff Davis
• Gert Town needs single family housing.
• Don’t re-invent Gert Town; look at the 1997 and 2003
plans and just update them.
Community Serving Facilities
• We want big box retail on Tulane Avenue. It can be
anywhere on Tulane, but since the institutions control
properties at the riverside end, it’s more likely to be
near Jeff Davis Parkway or Broad Street. We could
accommodate 5, even 10 big boxes; Wal-Mart, Target.
We need retail and commercial in Orleans Parish;
big box would serve neighboring parishes, too, and
bring them into our neighborhood. The Mid-City
neighborhood organization has discussed big box,
and we all agree.
• Where will parking for the courthouse complex go?
• Direct retail to Carrollton Avenue.
• Broad Street retail is blighted; we need
redevelopment there.
• The commercial along Carrollton Avenue in Gert
Town won’t change; you have it shown yellow, as
residential.
• The concrete plant is willing to relocate, but we can’t
get the job done.
33
Character & Identity
• A portion of Broad Street is designated a Cultural Arts
District; not sure how far the designation goes, it may
extend the whole way to Tulane Avenue. Original art
can be bought tax free, and the historic restoration tax
credit can extend to commercial properties. This would
be a good place for an arts district.
Lafitte greenway.
maintained.
greenway; multi-use trail, seating nodes, etc.
• The park across from the high school is too big, and
takes out street grid.
• The park lakeside of the high school (and downtown of
Canal Street) is okay.
• The park on Broad Street next to the Brewery (between
Gravier and Perdido Streets) is a nice idea.
• Get rid of the park shown between I-10 and Earhart
Boulevard; introduce service and support uses in this
area.
• No one will use the park between I-10 and Earhart
Boulevard, except for drug dealers. It will be unsafe.
• Don’t close any more streets.
• We want you to coordinate with the VA and re-open the
segment of Banks Street that’s been closed between
Rocheblave and Galvez Streets.
• The ‘tailgating plaza’ at I-10, Claiborne Avenue
and Poydras Street is a good idea---lots of people
tailgate—but it would need to be coordinated with the
Superdome management/owners. They like to keep
that kind of activity on their own property.
Traffic, Parking, Walking and Transit
• Keep the street grid.
34 Working Paper 7 Public Comments February 2011

• We’d like to see improved streetscape on Pine and

Olive Streets in Gert Town; these two streets are the
center of the community.
• Tulane Avenue and Broad Street need improved
landscaping and sidewalks. Canal Street and Jeff
Davis Parkway are fine.
• Broad Street is a national designated Main Street—
we’d like to enhance it.

Community Engagement
• No comments.
 35

Alternative C: Strategic Node Focus

Alternative C Illustrative with Public Comments

Center and Carrollton Avenue. The form should be

Jobs
walkable and not a typical strip center. This area could
• No comments. also include low-to-mid density housing.
• Existing buildings including the Justice Center and other
Education
governmental buildings should be renovated instead of
• No comments. building new. Work with what we’ve got!

Housing & Neighborhoods Character & Identity

• Concern about environmental issue related to cement •
factory in Gert Town. The plan shows it replaced with
a park which is a good idea.
Community Serving Facilities
• No objection to large format retail along Tulane
Avenue between Tulane Avenue and I-10 and Justice
Keep small scale retail character along Broad Street
between Banks and Canal Streets.
• Large scale multi-family apartments are not needed. They
do not have the character of the existing fabric.
Parks & Recreation
• Like the idea of connected network of greenways/
36 Working Paper 7 Public Comments February 2011

pocket parks throughout the area.
• Concern about large park uptown between I-10 and
BW Cooper housing redevelopment. Many see this as
a potential crime area especially with lack of fronting
uses.
• Like the idea of smaller pocket parks verses large park.
This would help give ownership to the parks and help
maintain the parks.
• A new park along Broad Street is a good idea.
• Park adjacent to Warren Easton High School should
be some sort of public amenity but not necessarily a
park.
• Community gardens should be developed at pocket
parks.
• Use Tax Increment Financing to update blighted
properties within neighborhoods and not big
developers.
• Make sure existing Gert Town studies are
incorporated.
• Make sure land uses adjacent to study area boundary
align.
• There is concern about the economic vitality of all the
nodes identified in the plan.
• Node #4 should be moved from the intersection
of Broad Street and Tulane Avenue to Broad Street
between Tulane Avenue and Canal Street.

Traffic, Parking, Walking and Transit

• Reconnect street grid where possible, people
particularly sighted Banks Street between Broad and
Galvez Streets. Banks Street should reconnect with
Tulane Avenue and become a signalized intersection.
• Round-a-bouts at Claiborne and Carrollton Avenues
will not work. However, the participants did like the
idea of round-a-bouts to calm traffic, facilitate bike/
pedestrian movements and as an entry feature within
neighborhoods.
• Improve pedestrian connections across Jeff Davis
Parkway.

Community Engagement
• Facilitate dialogue between Xavier University
and Gert Town. There was concern about Xavier’s
development within the Gert Town boundary.

Other
• No more tax exemptions for large scale development.
There needs to be help for the small owner to
renovate existing properties.
• Encourage home ownership in area.

Alternative D: Baseline Focus
Alternative D Illustrative with Public Comments
Jobs
• No comments
Education
• Develop a school at lakeside/downtown corner of
Tulane Avenue and Broad Street that has tech tie-in.
Housing & Neighborhoods
• Research and development riverside of Claiborne
Avenue should be phase 1 and lakeside of Claiborne
Avenue should be phase 2.
• Interesting alley that the community likes (Monassis
Place) running between Tulane Avenue and Banks
Street just riverside of Broad Street – keep it and build
37
identity around it. Consider extending Monassis to the
blocks uptown of Tulane Avenue and build into new
development concepts.
• Area uptown of Tulane Avenue between Broad and
Galvez Streets is the right place for higher density
(although some people think the historic neighborhood
character should be restored here instead), relocate
existing homes into vacant lots in Mid-City or lakeside of
corrections complex on same side of Tulane Avenue.
• Include “infill bonuses” in Mid City, much like density
bonuses that developers get. Spread incentives that will
be given to high density developers uptown of Tulane
Avenue into Mid-City (i.e. use them to facilitate infill
compatible with historic district character)
• Good that research and development is backed up onto
38 Working Paper 7 Public Comments February 2011

I-10. Research and development architecture/use not
compatible with livable neighborhoods.
• No high density in neighborhoods uptown of Tulane
Avenue and lakeside of justice complex. High density
OK on Tulane Avenue and Jeff Davis Parkway, but not
interior blocks further off of Tulane/Jeff Davis Parkway.
Maintain historic density there. Infill this area with
usable shotguns from redevelopment area riverside of
Broad Street and south of Tulane Avenue.
Community Serving Facilities
• New “high tech” community center in Gert Town
within proposed park (former cement plant) is part of
CBA.
Character & Identity
• Enhance existing mixed use along Jeff Davis Parkway
in Mid-City.
the flyway.” Bayou Saint John and Jeff Davis Parkway
enhanced with native plants for urban wildlife corridor
balanced with other park uses.
• Include native plant nursery with tree nursery in the
BioDistrict.
Traffic, Parking, Walking and Transit
• Don’t tear down the good parking structure that
currently exists at corner of Canal Street and Claiborne
Avenue.
• Fix intersection at Banks Street and VA. Dump riverside-
bound Banks Street traffic onto Broad Street and make
Banks Street between Broad Street and the VA into
a green street. Interesting alley that the community
like (Monassis Place) running between Tulane Avenue
and Banks Street just riverside of Broad Street. Tie in
greenstreet with this and create an interesting walkable
neighborhood character.

• Example of what not to do architecturally is at the • Consider transit connection from Tulane Avenue to Jeff
lakeside/uptown corner of Canal and S. Clark Streets. Davis Parkway to Xavier.

• Intersection of Pine and Olive Streets is main corner of • Widen Jeff Davis Parkway overpass over I-10.
Gert Town. Include Gert Town central park near that
intersection. Community Engagement

• Olive Street and Jeff Davis Parkway is gateway to Gert • No comments.

Town.

Parks & Recreation

• Don’t orient park in Research and Development area
along Claiborne Avenue toward Claiborne in this
scenario, back building onto Claiborne Avenue and
orient park to the lakeside. (but current orientation
could help put eyes on Claiborne Avenue underpass).
• New park master plan for Jeff Davis Parkway is
needed.
• Like the idea of connected network of greenways
through the BioDistrict and connected to Lafitte
Greenway/Bayou St. John.
• Consider native plant/biodiversity/urban wildlife
network concept throughout the BioDistrict – “restore

Prior Public Comment
There are some discrepancies between the needs and
desires expressed at this public meeting, and those
expressed at prior public meetings. Approximately 36
people signed in at this public meeting; of this group,
slightly more than one-third of those present had attended
one of the previous public meetings held in September and
November of 2010.
Differences in ‘what we heard’ fall into four broad
categories: parks, community facilities, retail and
housing.
Parks
Prior public input emphasized the need to increase
access to public parks and open space, with 6 of the 10
alternatives produced in the November meetings specifically
mentioning a need for more parks. Stakeholders also
commented that parks should be spread throughout the
neighborhoods, and should offer both active and passive
recreational opportunities.
Most recent comments expressed a reversal of this opinion,
noting that Mid-City has sufficient access to open space
and does not need additional open space. City Park and
Lafitte Greenway were mentioned in particular as nearby,
accessible amenities. Commenters expressed a concern that
no one would maintain new parks, and that homes should
not be removed to create park spaces.
Community Facilities
Participants at prior public workshops identified a need
for more community facilities such as a library and a
community center. These amenities, shown in Plans A and
B, were rejected by stakeholders at the most recent public
meeting. Community members did not communicate
whether these facilities were still desired but the locations
shown were unacceptable, or if the facilities were altogether
unnecessary. Stakeholders did not identify alternate
locations for these facilities.
39
Retail
Prior stakeholder input promoted the revitalization of existing
retail along Broad Street, near Canal Street. Less strongly
supported but also noted was a desire for neighborhood-
serving retail within the neighborhoods, revitalization of
historic retail on Galvez Street between Canal Street and
Tulane Avenue and even a desire for a ‘mom and pop’ grocery
store every four blocks.
Most recent input offers different opinions on both the
location and quantity of retail. Stakeholders very vocally
expressed that retail within the neighborhoods was
unacceptable, and that there was no need for additional retail.
Community members differed on whether retail should be
directed to Broad Street, or if it should simply be concentrated
on Carrollton Avenue, Tulane Avenue and Canal Street.
Housing
Prior public comments underlined the need for affordable,
workforce and senior housing within the BioDistrict.
These types of housing are typically multi-family, multi-story
dwellings, and although not explicitly identified as such in the
most recent alternatives, the multi-family, medium-density
residential development shown in the current plans was not
supported by the community. Stakeholders expressed a fear
that more rental dwellings would bring more crime, and would
also discourage restoration of existing vacant and blighted
single-family dwellings as potential home-owners would
choose to rent instead.
40 Working Paper 7 Public Comments February 2011

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 41

Section 04:
Appendices
42 Working Paper 7 Appendices February 2011

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 43

Appendix A
Stakeholder Sign-In Sheets
Public Meeting
Saturday, January 15, 2011
Addresses and contact information have been removed to protect privacy.
44 Working Paper 7 Appendices February 2011
 45

Appendix B
Maps:
Stakeholder Mark-ups

Alternative A Illustrative with Public Comments

46 Working Paper 7 Appendices February 2011

Alternative B Illustrative with Public Comments

 47

Alternative C Illustrative with Public Comments

48 Working Paper 7 Appendices February 2011

Alternative D Illustrative with Public Comments

 49

Appendix C
Technical Comments: Consultant Team
General Comments
shotgun vernacular buildings; not
remarkable individually but together a
Jobs
consistent historic fabric.
• No comments.
• Re-use of buildings should be emphasized more.

Education • Need a revised vacant/abandoned property plan, along

with a strategy to revitalize.
• No comments.

Parks & Recreation

Housing & Neighborhoods
• No comments.
• The three plans are not distinctly different.
• Need to discuss accurate assessment of recorded
property vacancy.
• Retail/commercial nodes which are not on
major spines are difficult to tenant and unlikely
to be successful.
Community Serving Facilities
• No comments.
Character & Identity
• No comments.
• None of the three plans place sufficient emphasis on
preservation of existing neighborhood fabric.
• All three plans preserve (but do not enhance; see
previous comment) existing neighborhoods of Gert
Town and Mid-City.
• Plans should emphasize historic structures.
o Dixie Brewery, Pan Am Building
o Falstaff Brewery
o Churches: St. Mark’s Baptist; St. Joseph
Catholic; Society of Vincent de Paul
o Warren Easton High School
o Galvez Street between Tulane Avenue and
Canal Street---
• Need to discuss replanting tree canopy.
• Redeveloping concrete plant into park would be
difficult.
Traffic, Parking, Walking and Transit
• Existing Tulane Line (RTA) serves almost all of proposed
destinations in BioDistrict; problem is headways and
reliability. These should be improved to address transit
needs.
• The private shuttle between Tulane University and LSU
exist because the public system is insufficient, therefore
it doesn’t really connect with public system.
• Lowering Claiborne is potentially unrealistic.
o Currently, only anticipated downriver of
Canal.
o Upriver of Canal only for transition.
o At-grade Claiborne Avenue would require
discontinuation of passenger rail
because at-grade crossing not possible.
• Cannot eliminate or have negative impact on UPT
without a strategy.
• Parking plan needed; draw parking structures on map.
• Would be useful to show 15 minute walking boundary
of BioDistrict facilities on all plans.
Community Engagement
• No comments.
50 Working Paper 7 Appendices
Alternative A: Civic/Institutional Focus
Jobs
• No comments.
Education
• No comments.
Housing & Neighborhoods
• Increased density would require evaluation
to determine if power, water, sewer and
telecommunications upgrades would be needed.
• Xavier expansion may require expansion of
University’s central plant to include BioDistrict Energy.
• New high density development (including Louisiana
State University, research and development, LSU
student housing, and neuroscience/sports medicine
center) proximate to Entergy Thermal (1661 Gravier,
just riverside of Claiborne Avenue) may make shared
power feasible.
• Broad is not the best place for a retail corridor.
• Not sure that light manufacturing is in the most
appropriate location.
• Mixed use, high-density redevelopment between
Tulane Avenue & Poydras Street, lakeside of Galvez
Street: not in ideal location.
• Residential square foot looks achievable, but average
unit size too large. (currently, 1200 SF gross. 800-
1000 SF gross more likely).
• Office/R&D/Manufacturing square footage is high and Community Engagement
may not be achievable.
Community Serving Facilities
• Block (southeast quadrant of Poydras Street/Galvez
Street intersection) should be site for new coroner’s
office and crime lab. Could extend to Galvez
February 2011
Street(City owns most of land between Broad Street,
Poydras Street, Galvez Street, I-10).
• Church complex (full block) on Canal Street between
Rendon & Lopez is closed; some buildings could be
re-used (library, etc).
• Allied science complex reuse of Charity/Old VA seems
unlikely.
• Retail corridor within University Medical Center
complex: retail is better on Canal Street or Tulane
Avenue.
• Retail SF is high and may not be achievable.
Character & Identity
• No comments.
Parks & Recreation
• Good block for park & rec site: Cleveland/Palmyra/
Rendon/Lopez (block S of church block).
• Good block for park (better than inserting in midst
of manufacturing): (bounded by) Canal, Earhart, Jeff
Davis Parkway, Calliope---only northwestern building
is occupied, all others vacant or abandoned.
• Transforming existing concrete plant into park is
ambitious.
Traffic, Parking, Walking & Transit
• No comments.
• No comments.
 51

Alternative B: Neighborhood Focus

Jobs Parks & Recreation

• No comments. • Transforming existing concrete plant into park is
ambitious.
Education
• No comments. Traffic, Parking, Walking & Transit
• Would need to insert telecommunication duct bank for
Housing & Neighborhoods Tulane to be a Smart Street.
• Increased density would require evaluation
to determine if power, water, sewer and Community Engagement
telecommunications upgrades would be needed. • No comments.
• Xavier expansion may require expansion of
University’s central plant to include BioDistrict Energy.
• New high density development proximate to Entergy
Thermal (1661 Gravier, just riverside of Claiborne
Avenue) may make shared power feasible.
• Broad Street is not the best place for a retail corridor.
Tulane Avenue and Broad Street are better options.
• Retail within neighborhood (on Banks Street): not a
good place for retail.
• Residential square foot looks achievable, but average
unit size too large. (currently, 1,200 gross SF. 800-
1,000 gross SF gross more likely).
• Office/R&D/Manufacturing square footage seems
appropriate.

Community Serving Facilities

• Retail SF is high and may not be achievable.

Character & Identity

• This plan is the most effective of the three in
strengthening neighborhood identity (represented
in urban fabric, edge boundaries and neighborhood
centers) through schools, neighborhood retail and
green space.
52 Working Paper 7 Appendices February 2011

Alternative C: Strategic Nodes Focus

Jobs Parks & Recreation

• No comments. • No comments.

Education Traffic, Parking, Walking & Transit

• No comments. • This plan is the best of the three in providing and
emphasizing connectivity, through the emphasis of
Housing & Neighborhoods main bisecting streets and direction of retail to nodes
• Real Mid-City town center is on Carrollton Avenue, on these streets.
not on Broad Street as drawn. • Would need to insert telecommunication duct bank for
• Increased density would require evaluation Tulane Avenue to be a Smart Street.
to determine if power, water, sewer and .
telecommunications upgrades would be needed. Community Engagement
• Xavier expansion may require expansion of • No comments.
University’s central plant to include BioDistrict
Energy.
• New high density development (including
Louisiana State University, research and
development, LSU student housing, and
neuroscience/sports medicine center proximate
to Entergy Thermal (1661 Gravier, just riverside
of Claiborne Avenue) may make shared power
feasible.
• Residential square foot looks achievable, but
average unit size too large. (currently, 1,200 gross
SF. 800-1,000 gross SF more likely).
• Office/R&D/Manufacturing square footage may not
be achievable.

Community Serving Facilities

• Retail SF is high and may not be achievable.

Character & Identity

• No comments.
 53

Alternative D: Baseline Focus

The consultant team did not review this alternative.