14910.3 youth rebuilding new orleans...

ESKEW+DUMEZ+RIPPLEARCHITECTURE

YOUTH REBUILDING NEW ORLEANS ST. ANN & N WHITE STREET MASTER PLAN

2015 DAY OF SERVICE PROJECT | YOUTH REBUILDING NEW ORLEANS ESKEW+DUMEZ+RIPPLE ARCHITECTURE. INTERIOR ENVIRONMENTS. URBAN STRATEGIES 2

CONTENTS

1.0 Project Information

1.1 About Eskew+Dumez+Ripple MLK Day of Service

1.2 About Youth Rebuilding New Orleans

1.3 About the Project

2.0 Engagement Strategy

2.1 Neighborhood Survey

2.2 Personas

3.0 Neighborhood Context

3.1 Walking distance diagram

3.2 Green space map

3.3 Public services map

3.4 Enlarged contextual map

4.0 Property Proposals

4.1 Vacant lot - address?

4.2 2751 St. Ann Street


4.4 Corner store - address?

1.0 PROJECT INFORMATION

1.1 About the Eskew+Dumez+Ripple MLK Day of Service

As part of Eskew+Dumez+Ripple’s commitment to building

community the fi rm developed a skills-based service program to

benefi t community organizations in the New Orleans region. This

program seeks to support leaders within our practice and community

in impacting social problems through design excellence. Each year

the program makes the entire Eskew+Dumez+Ripple staff available

for one work day to community focused initiatives. Through this

design-marathon stakeholders participate in a collaborative design

process tailored to their particular design challenge. This exchange

of knowledge benefits Eskew+Dumez+Ripple in constructing

a deeper understanding of community needs and benefi ts the

partner organization in further realizing their mission through

design excellence.


Youth Rebuilding New Orleans is a one of a kind among non-

profi t volunteer organizations. New Orleans youth created us,

we’re organized by youth, and our efforts are directed at bettering

the lives of our city’s youth. Many young people who wanted to

volunteer to help rebuild New Orleans after Hurricane Katrina

were turned away by other non-profi ts because of the liability

associated with reconstruction work. Instead of accepting this

rejection, a committed group of teenagers decided they would

fi nd a way to help the New Orleans community recover.

We know that when it comes to volunteer organizations, New

Orleans is not lacking, but our devotion to young people and

education sets us apart. Although we have grown exponentially

from the initial days following Hurricane Katrina, our vision and

founding principles have remained the same. Our mission is to

reduce blight by rebuilding distressed and foreclosed homes while

engaging local youth in the recovery and rebirth of the New

Orleans area.


Youth Rebuilding New Orleans and Eskew+Dumez+Ripple

teamed up on Martin Luther King Jr. Day 2015 to re-imagine a

neighborhood block in Bayou St. John. The team collaborated

to inform the redevelopment of fi ve blighted properties on the

corner of St. Ann Street and N. White Street to contribute to

the recovery and resilience of the community. Three of the fi ve

properties contain structures in various states of extreme disrepair

and the remaining two are currently vacant. After researching

and engaging with neighbors and YRNO staff and volunteers, the

team developed multiple options for each property that may serve

the needs of the organization and community.

All documents produced in this package are for visioning purposes

only and are not intended for construction.

1.0 Project Information

1.1 About Eskew+Dumez+Ripple MLK Day of Service



2.0 Neighborhood Context

2.1 Walking & Driving Distance Diagram

2.2 Green Space Map

2.3 Public Services Map

2.4 Enlarged Contextual Map

2.5 Zoning Research

3.0 Engagement Strategy


3.2 Personas

4.0 Property Proposals

4.1 2754 St. Ann Street (open lot)

Option 1 fl oor plan





Option 4+5 fl oor plan

4.2 2751 St. Ann Street (garage)

Option 1 1st fl oor plan

Option 1 2nd fl oor plan

Option 1 section & interior view

Option 2 1st fl oor plan

Option 2 2nd fl oor plan



Option 2 fl ood plan

4.4 2801 St. Ann Street (corner store)

Option 1 fl oor plans




2.0 NEIGHBORHOOD CONTEXT

2.1 Walking & Driving Distance Diagram

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2.2 Green Space Map

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2.3 Public Services Map

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2.4 Enlarged Contextual Map


2.5 Zoning Research

1896 Sanborn Map 1909 Sanborn Map 1940 Sanborn Map

The City of New Orleans is currently undergoing modifi cations

to the Comprehensive Zoning Ordinance (CZO). Projects are

continuing to be reviewed under the current ordinance and

permitted projects under construction will not need to conform

with the new zoning. At this time, there is not a known date for

when the draft zoning ordinance will be in effect.

Current zoning requirements

Under the current zoning, the YRNO properties are located in the

RD-3: Two Family Residential District. In addition to single and

two-family dwellings, permitted uses in this area include public

parks, parkways and playgrounds, and private gardens.

The current bulk and height restrictions are as follows:

Maximum Height:

Minimum depth of front yard:

Minimum total width of side yards:

Minimum width of each side yard:

Minimum depth of rear yard:

Minimum lot width x minimum lot

depth, residential:


depth, non-residential:

Maximum Height:

Minimum depth of front yard:

Minimum width of each side yard:

Minimum depth of rear yard:


depth, residential:


depth, non-residential:

Maximum lot coverage:

40 Feet

Average of block

20% of actual lot width,

max. requirement is 12 feet

3 feet each

20 feet

30 feet x 90 feet

100 feet x 100 feet

35 Feet

Average of block

3 feet each, 5 feet non-

residential

20% of lot depth or 15

feet, whichever is less

30 feet x 90 feet

50 feet x 90 feet

40%

New Comprehensive Zoning Ordinance

The most recent draft zoning ordinance names this area HU-RD2:

Historic Urban Two-Family Residential District. Permitted

uses in the draft zoning include single and two-family dwellings,

parks and playgrounds, and agriculture. Conditional uses include

community and cultural centers, and neighborhood commercial

establishments. The establishment can be an art gallery and

studio, day care center, offi ce, restaurant, personal services, or

retail. This establishment is subject to some restrictions in order to

keep it small and pedestrian-focused. For example, the gross fl oor

area for the establishment is limited to 3,000 square feet and the

hours of operation are limited to 6 am through 10 pm.

The draft CZO bulk and height restrictions are as follows:


WHAT DOES THE NEIGHBORHOOD NEED? WHO LIVES IN THE NEIGHBORHOOD?

Most Important

Neutral

Very Important

Least Important

Important

Not needed

What types of new buildings are needed?

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Single family/Two-family home

Of ce Space

Coffee shop

Restaurant

Corner Store

Community Center

What types of open spaces are needed?

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Community Gardenfor growing food

Open play spacefor children

Area that helpsmanage ooding

Event/Festival Space

Event/Festival Parking

How long have you lived in your current home?

Less than1 year44%

1-5 yrs37%

55-10 yrrsss6%

Over 10 yrs13%

How many people live in your household by age group?

Under 1317%

13-188%

19-3550%

35 and over25%

How often do you go to a park?

Often56%

SSometimess38%

Rarely6%

Rent50%

Own50%

Do you rent or own your home?

The team’s engagement approach included a survey of the

neighborhood and development of personas. This enabled the

team to understand the desires and needs of those living in the

neighborhood under the project’s reduced time line.


YRNO volunteers administered a door to door survey of neighbors

within 3 blocks of the properties over the course of one week

leading up to the Day of Service. The survey asked specific

questions about what neighbors would like to see developed on

the vacant lots and rebuilt on the blighted properties. The survey

also collected general demographic data about respondents.

The survey revealed a strong desire for more single family or

two-family homes in the neighborhood and open play space for

children. Of those who responded to the survey most had lived in

the neighborhood for less than 5 years, though half rented and

half owned their home. Over half of the respondents said they

went to the park often and one quarter had members of their

household who were under 18.

3.0 ENGAGEMENT STRATEGY


3.2 Personas

A persona is a character description of a fi ctitious person based

on data about different stakeholder groups. Personas are useful

in helping a design team translate otherwise disparate data about

stakeholders to relatable experiences and needs. The domain the

team is working within acts as a lens to highlight the attitudes and

context information that are relevant to the design project.

The team developed personas representing a teacher homeowner,

long-term neighbor, YRNO organization staff, and YRNO youth

volunteer to help guide design solutions based on the needs of

these stakeholders. Through these descriptions the design team is

able to better understand various relevant perspectives to inform

the design process. These personas then serve as a sounding

board to test design ideas and evaluate if they are meeting the

needs of the target stakeholders.


4.1 2754 St. Ann Street (open lot)

The open corner lot is a 60’ double parcel lot that provided a number of

interesting explorations for the team. Starting from the likely relocation of a

double shotgun, referred to here as the Waffl e House House (WHH), to this

site we ultimately landed on four possible scenarios for the lot(s):

• Maintain the Double Parcel and a generous yard for the new

WHH. (Option 1)

• Maintain the Double Parcel and reserve the interior parcel for a

public green space. (Option 2)

• Separate the two parcels into two 30’ lots, locate the WHH at the

street corner, and sell the vacant second interior lot for revenue.

(Options 3 & 4)

• Separate the two parcels into two 30’ lots, locate the WHH at the

street corner and build new construction at the second interior

lot. (Options 5 & 5.5)

The design team devised six iterations of these four scenarios based on

the unknown state of repair of the WHH as well as considerations for

new construction under the upcoming zoning changes. From community

gardens to pre-fabricated housing, the options presented provide a range of

opportunities for YRNO to develop this unique site as they feel best suits their

mission and practices.

4.0 PROPERTY PROPOSALS


NOT FOR CONSTRUCTION2754 ST. ANN STREET - OPTION 1

ST. ANN STREET

N. W

HIT

E ST

REE

T17' - 0" 26' - 0" 17' - 0"

LIV.

KIT.

BED 1

BATH

BED 2

LIV.

KIT.

BED 1

BATH

BED 2

Option 1

• Locate the new WHH at the corner of the lot.

• Maintain the 60’ wide lot and keep the side yard as a private

side yard.

• Provide one off-street parking space at the rear of the

property,



ST. ANN STREET

N. W

HIT

E ST

REE

T0" 26' - 0" 34' - 0"

PUBLICGREENSPACE

LIVING

KIT.

BATH

BED 1

BED 2

LIVING

KIT.

BED 1

BED 2

Option 2

• Locate the WHH at the corner of the lot.

• Maintain the 60’ wide lot and keep the side yard as open

green space for general public use with deed restriction

public access.


property.



ST. ANN STREET

N. W

HIT

E ST

REE

T26' - 0" 4' - 0" 30' - 0"

72' -

0 3

/4"

11' -

0"

LIV.

KIT.

BATH

BED 1

BED 2

LIV.

KIT.

BED 1

BED 2

SELL LOTFOR

REVENUE

30' - 0" 30' - 0"

Option 3



property.

• Subdivide the 60’ wide lot into two 30’ lots.

• Sell the second inner block lot for additional revenue.



ST. ANN STREET

N. W

HIT

E ST

REE

T26' - 0"

4' - 0"30' - 0"

OPTIONALLOT FORSALE ORFOR NEWCONST.

DINING

BATH

BED 3

LIVING

KIT.

BED 1

BED 2

UTILITYROOM

30' - 0" 30' - 0"

Option 4

• Renovate the WHH into a single family residence.

• Sell the second inner block lot for additional revenue.



ST. ANN STREET

N. W

HIT

E ST

REE

T26' - 0"

4' - 0" 3' - 0"

72' -

0 3

/4"

11' -

0"

24' - 0"3' - 0"

LIV/KIT/DIN

U.T.

BATH

BED 1

BED 2

BATH

BED 3

30' - 0" 30' - 0"

Option 5



property.


• Provide a new construction single family residence with one

off-street parking space at the side yard.

This plan is in compliance with current zoning code.


NOT FOR CONSTRUCTION2754 ST. ANN STREET - OPTION 5.5

ST. ANN STREET

N. W

HIT

E ST

REE

T26' - 0"

72' -

0 3

/4"

11' -

0"

4' - 0" 3' - 0"24' - 0"

3' - 0"

46' -

11"

LIV/KIT/DIN

U.T.

BATHBED 1

BED 2

30' - 0" 30' - 0"

Option 5.5



property.


• Provide a new construction single family residence with one

off-street parking space at the side yard.

This plan is in compliance with the most recent draft of the new

Comprehensive Zoning Ordinance (CZO).

Under the new CZO:

• The footprint of a building may only take up 40% of the lot.

• Provide 3’-0” setbacks from side property lines.

• Provide one off-street parking space at the side of or behind

the structure.


4.2 2751 St. Ann Street (garage)

The lot with the garage structure and the existing apartment had several

challenges associated with it that called for a unique design approach. The

fi rst proposal for this plot is for YRNO to utilize the space for their operations

as a place for storage, bunk space, shower rooms, and a kitchen for volunteers.

The apartment would be renovated for the second fl oor to provide a dining

area, bathroom and kitchen spaces. Due to the low head height on the

ground fl oor of the existing apartment, it would remain as storage space.

The team’s suggestion is to demolish the concrete block structure allowing

certain remnants to exist as memories of the previous life of the site. The

storefront and existing auto entrance would remain and would allow

volunteers and workers to secure their vehicles or equipment within the

property. The lot would continue to hold its place on the street with a newly

activated storefront. Inside the site boundary a new “pole barn” structure

could be erected that would contain a fl ex space that could be the bunk

house. Also within the new structure dual locker and shower rooms would be

provided. The space between the new structure and the existing apartment

would be an outdoor space for the volunteer groups to use as a gathering

space.

Also provided is a set of plans that shows what could be done if at some point

the structures were to be converted to residential use and sold.



Option 1

• Retain the site and renovate as volunteer housing for YRNO.

• Construct a new bunk house and shower facilities structure

within the shell of the existing garage to maintain current

setbacks.

• Maintain the ground fl oor of the rear apartment as storage.

• Maintain the side yard parking spaces and garage gate to

provide secure parking for volunteer groups.



Option 1

• Renovate the second fl oor of the rear apartment to serve as a

dining facility for volunteers.

• Expand the current kitchen to the existing fi replace.

• Expand the current toilet room to the existing fi replace.



Option 1

• Extend a new shed roof from the new bunk house facility

over parking court.

FLEX SPACEPARKING



Option 2

• Construct a new structure within the shell of the existing

garage to maintain current setbacks. This section would

contain the kitchen, living room, one bathroom, and one

bed room.

• Connect this structure to the existing back apartment with an

enclosed rear staircase.

• Maintain ground fl oor of existing rear apartment as storage.



Option 2

• Renovate second fl oor of existing rear apartment to contain

one bedroom, closet, and one large bathroom.



Described as the jewel of the four YRNO properties, this century old shot gun

will provide a beautiful, yet affordable home for a deserving teacher. The

house’s siting on the 30’ x 100’ lot provides a generous side yard with off

street parking, a luxury in the Bayou St. John neighborhood.

The design team developed two design options for 2753 St. Ann Street. The

fi rst option is a single family home with 3 bedrooms and two baths. The

second option is multi-family with 2 bedrooms and 1 bath in the front with

a studio apartment in the rear. Both design options maintain the integrity

of the historic shot gun while providing a modern functional fl oor plan. The

addition of a side hall under a portion of the existing roof overhang not only

provides privacy for the bedrooms, but also creates a second entry directly

into the kitchen from the driveway.



Living Rm.

Kichen

Bedroom

MasterSuite

Bath

Hallway

courtyard

driveway

porch

HOUSE SF: 1024 SF

ST. A

NN

STR

EE

T

Bedroom

1472 SF



2753 ST. ANN OPTION #2 - 2 Bedroom w/ studio apartment

Living Rm. Kichen Bedroom

MasterBedroomBath

Hallway

courtyard

StudioApartment

driveway

porch

MAIN HOUSE: 1024 SFSTUDIO APARTMENT: 524 SF

ST. A

NN

STR

EE

T

1/8” = 1’-0”


4.3 2801 St. Ann Street (corner store)

This building exemplifi es the New Orleans corner store building typology,

with residential at the rear. The building offers a unique opportunity to

reintroduce a mixed use building to the neighborhood. The options for the

corner store provide the fl exibility to use the historic commercial street front

as a coffee shop, community center, tutoring space, or other public use while

allowing for a later conversion to an entirely residential building.

The property’s rear structure, can be renovated into a one bedroom rental

property. However, due to questions about its structural integrity, it may be

stabilized at a lower cost and used as an accessory structure. The options

for this building include enclosed parking and storage. Another option is to

demolish much of the south west wall (facing the main structure) to create a

covered outdoor space for the homeowners.



REF

.

REF

.

COMMERCIAL

SPACE

COMMERCIAL & 2 BED/1 BATH RESIDENTIAL 3 BED/1 BATH RESIDENTIAL



COMMERCIAL & 2 BED/1 BATH RESIDENTIAL 3 BED/1 BATH RESIDENTIAL

COMMERCIAL

SPACE



VOLUNTEER ACCOMMODATIONS 3 BED/2 BATH RESIDENTIAL

REF.

14910.3 youth rebuilding new orleans...

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