Action Alert! Habana Outpost at Vieux Carre Commission Meeting TOMORROW (Wednesday, 9/4/13)

[lunanola]

The following is being sent as a courtesy on behalf of VCPORA:

T O M O R R O W
Habana Outpost – Possible Final Vote by Vieux Carre Commission

  TODAY  Wednesday, September 4  1:30 p.m. 
City Council Chambers

** PLEASE ATTEND**

(note:  this is the most recent drawing made available.  There have been slight modifications to the project that are not reflected here.)

After months of meetings by the VCC, mostly at the Architectural Committee, the proposed project at the corner of Esplanade and N. Rampart will go before the full commission on Wednesday, September 4 at 1:30 p.m. in City Council Chambers

VCPORA has been tracking this project ever since it was first announced last summer.  After much review, research and consideration, we voted to oppose the project for three reasons:  architectural changes we believed to be inappropriate; consolidation of properties and obliteration of historic property lines; and concerns that the operation of the establishment might not conform to city requirements.

Over the past few months, the developer has worked with the VCC staff and made modifications the plans, but nothing substantive that responds to our concerns.  It still involves the consolidation of 2 properties and the use of a third via an easement.  Its legal seating capacity is still well over 400, most of that outside.  The overarching issue about the intensity of the proposed use and its effect on the surrounding area have not been addressed. 

What makes this meeting so important, more important than any of the previous meetings, is that for the first time, the commission will be considering whether to approve the requested change of use.  That may not be a term familiar to many people so let us explain:  when the VCC considers requests to change the use of a property, - vacant to residential, retail to cocktail lounge, etc. – there must be a special hearing.  Even in cases where the proposed use is in compliance with the zoning code, the VCC must look at additional criteria.  Below is the text of Section 8.1 of the city’s Comprehensive Zoning Ordinance.

No occupancy permit shall be issued by the Director of Safety and Permits, for any change in the use of any existing building until and unless a special permit shall have been issued by the Vieux Carré Commission, except that where no change of exterior appearance is contemplated such permit by the Vieux Carré Commission shall not be required. Where any change in exterior appearance is contemplated, the Vieux Carré Commission shall hold a hearing, and if it approves such change, it shall issue a special permit to continue the same use, or for any other use not otherwise prohibited in this district, subject to the following conditions and safeguards:

1.  The historic character of the Vieux Carré shall not be injuriously affected.
2.  Signs which are garish or otherwise out of keeping with the character of the Vieux Carré shall not be permitted.
3.  Building designs shall be in harmony with the traditional architectural character of the Vieux Carré.
4.  The value of the Vieux Carré as a place of unique interest and character shall not be impaired.

This project comprises three parcels.  It is an outdoor commercial venue in an almost exclusively residential section of the French Quarter.  Its sheer size, spread over three lots, is out of character for the neighborhood, and that is one reason that the VCC routinely denies applications to consolidate multiple lots into single lots of record.  More importantly, the outdoor nature, and in particular the second floor outdoor use, is completely out of character for this historic neighborhood.  Such an establishment would be idea for another location, one in a more commercial area, or not surrounded by dense historic residential uses.  But the nature of this business, which the applicant has suggested would include outdoor movies, weddings, and other special events, and its current and potential capacity – almost all of which would be outdoors – would absolutely injure the historic character of the Vieux Carre and impair its value as a place of unique interest and character. 

In our opinion, this project does not meet the standards set forth in Section 8.1.

Let us be clear:  our opposition is not to a restaurant at this location; it is to the specifics of this proposed establishment at this location.