Holy Cross Neighborhood, Planning District Eight
A. Holy Cross Neighborhood
Location and Geographic Boundaries
Recovery Vision and Goals
Planning Process and Neighborhood Participation
Planning Efforts Pre-Hurricane Katrina
B. Pre-Hurricane Katrina Neighborhood Existing
Conditions
Population Characteristics
Land Use and Zoning
Transportation
Recreation and Open Space
Housing
Architecture and Historic Preservation
C. Hurricane Katrina Neighborhood Impacts
Extent of Flooding
Property Damage Assessment
Commercial Property Damage Assessment
Institutional Property Damage Assessment
Parks and Open Space Damage Assessment
D. Planning Approach
Key Issues
Opportunities
Basic Planning Assumptions
Principal Redevelopment Strategies
Rebuilding Scenarios
Housing
St. Claude Commercial Corridor
Waterfront Mixed-Use Zone
Light Industry
Project Priority Phasing
Project Priority Assumptions
Project Priority Funding Matrix
G.
Strategic Interventions
H. A Community Vision for the Future of the
Holy Cross Neighborhood

City of New Orleans
Neighborhoods Rebuilding Plan the early 1800’s with the significant activities including the establishment of the Louisiana
Sugar Refinery in 1831 and the Jackson Barracks dating from 1833.
The Holy Cross Neighborhood is a subdistrict of the Lower Ninth Ward (Planning District 8), a community in the southeast quadrant of the City of New Orleans on the northern bank of the
Mississippi River. In the initial community meeting held at the Holy Angels Church the residents in attendance made it clear to the planning team that although distinctive in some ways, Holy Cross was a part of the Lower Ninth
Ward and that the planning should reflect that fact. The Lower Ninth Ward is bounded on the west by the Inner Harbor Navigational Canal
(the Industrial Canal), the north by the
Viavant/Venetian Islands, the east by the
Louisiana National Guard’s Jackson Barracks and
St. Bernard Parish, and on the south by the
Mississippi River.
By 1834, large plantations had been subdivided into narrower lots. The neighborhood’s isolation from the downtown made it a mecca for Irish,
Germany and Italian immigrants as well as freed
African Americans who had worked the plantations. These groups cultivated truck farms growing produce that was sold to restaurants and at markets in New Orleans. The catholic population grew rapidly over this period leading to the development of St. Maurice Chapel in the mid-1800’s. The Brothers of the Holy Cross had a long history in the area first taking over St.
Mary’s orphanage on the current site of the Holy
Cross School in 1849 and expanding the facilities creating St. Isadore’s College by 1890. By 1912 much of the campus expansion, use and name changes had been completed creating the Holy
Cross School as it currently exists.
Most of the historic residential development in the Holy Cross Neighborhood was completed by the late 1800’s with the exception of the truck farms that continued in operation until they were phased out in favor of ranch homes and apartment houses in the 1950’s. By the 1980’s all of the plantation structures had been destroyed but enough of the neighborhood’s historic fabric had been preserved to warrant the listing of the Holy Cross Neighborhood on the
National Register in 1986.
Although the Lower Ninth Ward is relatively cohesive neighborhood, the Holy Cross
Neighborhood does have some distinct qualities that distinguish it from the Lower Ninth Ward
Neighborhood. For that reason, this rebuilding plan created two subdistricts north and south of
St. Claude Avenue, the commercial corridor of the District. The Holy Cross Neighborhood is the area south of St. Claude Avenue. The balance of the Lower Ninth Ward will be included in the
Lower Ninth Ward Neighborhood component
(the north of St. Claude Avenue).
Two events significantly impacted the physical characteristics of the neighborhood Holy
Cross/Lower Ninth Ward neighborhoods. Erosion along the Mississippi led to the construction of the levee in 1912 and need to create a shipping connection between the Mississippi and Lake
Pontchartrain led to the construction of the
Industrial Canal in 1920. While both actions led to the creation of significant green space, the canal also increased the neighborhood’s isolation from the rest of the City.
Settlement of the Holy Cross Neighborhood was established on the natural levee of the
Mississippi River first as Indian settlements and
French fortifications and later as sugar plantations. Development of this area dates to
Unlike the rest of the Lower Ninth Ward, the
Holy Cross Neighborhood has a more diverse land-use pattern and architectural style. The predominant architectural style is the shotgun but there are also Creole cottages, side halls, bungalows and brick Italianate structures.
Larger institutional structures also grace the neighborhood including the Holy Cross Campus,
St. Maurice Catholic Church, the Semmes
Excerpt from Norman’s Chart of Lower Mississippi - 1858
School, the Steam Boat Houses. It is the historic quality of many of the structures that had kept the Holy Cross neighborhood from experiencing the levels of abandonment seen in the balance of the Lower Ninth prior to Katrina. This unique housing has drawn residents particularly artisans to Holy Cross.
The diverse land uses of Holy Cross originally referred to as “downtown”, is representative of its separation from the rest of New Orleans.
This community had major commercial enterprises include the Deslonde Plantation, slaughterhouses, and the Jourdan Brickyard as well as traditional nineteenth century establishments such as farming, corner stores and religious and educational institutions. By the mid-twentieth century, the network of corner stores had given way to the concentration of commercial activity on St.
Claude Avenue. Industrial activity located along the Mississippi River and the Norfolk Southern rail lines diminished due to changes in shipping and manufacturing operations resulting in job loses and property abandonment.
In recent years, the neighborhood survived by attracting professionals to affordable urban living in an historically significant area. As a result, the neighborhood was not as affected by the decline of industrial activity during the mid to late twentieth century as the balance of the
Lower Ninth Ward. The population did decline but not as drastically as the balance of the
Lower Ninth Ward. There were a few pockets of troubled housing including sections of Lazardi and Forstall but for the most part the neighborhood’s historic building stock was maintained.
Holy Cross School
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Holy Cross Neighborhood, Planning District Eight
4
The principal objective for the city-wide
Rebuilding Plan is to “work with the neighborhoods to develop revitalization plans that are rational, thoughtful, can be implemented, and formed into a citywide recovery plan for submission to state and federal funding agencies.” To this end, the
Rebuilding Plan established a vision for the recovery and a series of goals that serve as the foundation of the Plan.
Vision
Although the Holy Cross Neighborhood experienced significant damage, its location on the natural levee of the river spared it from the levels of devastation from Hurricane Katrina and the resultant storm surge that flattened much of the rest of the Lower Ninth Ward.
Most of the Neighborhood's assets remain in tact including a rich architectural history, intact infrastructure and a balance of land uses that are stable and sustainable. It also occupies a prominent location on the Mississippi River with viable industrial activity. A major arterial (St.
Claude) provides direct access to downtown to the west and to St. Bernard Parish to the east.
Holy Cross is also a mixed income neighborhood with housing that serves a wide range of incomes. These factors make earlier recovery more likely. Repopulation of the Holy
Cross Neighborhood should not be as long nor should it require as many resources as other areas of the Lower Ninth Ward. However, it still will need substantial assistance to maintain its rich cultural and economic diversity.
The early recovery of this neighborhood is essential as a symbol of the impending rebirth of the entire Lower Ninth Ward. And with a high percentage of rental units, the Holy Cross
Neighborhood can provide more immediate housing opportunities to former residents who want to return to the Lower Ninth but will need more time to rebuild in the more heavily damaged areas to the north.
Several neighborhood groups are participating in restoration programs that utilize contemporary green design standards.
Supplemented by an environmentally sustainable infill housing strategy and combined with the upgrading of the streets and utilities, the rebuilding of the Holy Cross
Neighborhood will offer important examples for the recovery of the entire Lower Ninth
Ward.
Some Common Goals for Holy
Cross/Lower Ninth Ward
• Develop a plan for a Sustainable Recovery
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• Establish a rational and equitable timetable for re-building
• Incorporate the best ideas agreed upon in previous studies, including the New Century
New Orleans Master Plan, that remain relevant today.
• Acknowledge and build upon the
Neighborhood’s history and sense of community.
• Develop a plan that not only addresses problems created by Katrina but also those identified before the storm.
• Establish a planning process that involves as many neighborhood residents and stakeholders as possible including former residents that have been relocated.
• Implement infrastructure improvements that provide residents and property with the maximum possible protection from future natural disasters.
• Create new economic and cultural activities for neighborhood residents and visitors that may be attracted to the Lower Ninth Ward.
• Strengthen the social, physical and economic connections between the Lower Ninth Ward and its neighboring communities
• Improve transit connections and service reliability.
• Expand recreational opportunities for all age groups.
• To the extent possible, restore and preserve the Neighborhood’s historic and cultural assets.
Although prior to the storm the Holy Cross
Neighborhood had many established community based organizations including the
Holy Cross Community Development
Corporation and the Holy Cross Neighborhood
Association among others, the forced evacuation of the neighborhood and subsequent long period of abandonment limited the participation in the planning process. The Holy Cross Neighborhood
Association noted that all but 60 of the neighborhoods 6,000 residents fled the City after Hurricane Katrina.
Those who have remained appear determined to rebuild utilizing sustainable design and restoration practices. The recovery plan provides an overall framework for the restoration of the Neighborhood. Within that framework the Plan advocates for the infill and new construction that is innovating, utilizes sustainable design principles, is affordable and is compatible with the historic scale and character of the Neighborhood.
A series of highly publicized community meetings beginning in early May at the Holy
Angels Church have been held with some residents traveling hundreds of miles to participate. In addition to the Holy Cross
Neighborhood Association and the HCCDC, groups such as the Neighborhood
Empowerment Network Association have also been involved in the planning process and have been making residents aware of opportunities to rebuild. The plan reflects input from these residents and organizations that have generously given time and energy to the planning process.

City of New Orleans
Neighborhoods Rebuilding Plan
Source: 2002 Parks Master Plan
Although the Lower Ninth Ward as a whole had been in decline prior to Hurricane Katrina, the
Holy Cross Neighborhood had been making progress toward reversing that trend. Reasons for the physical decline included the 1980’s real estate bust,federal repeal of the renovation tax credits and impacts from the widening of the
Inner Harbor Navigational Canal. The
Neighborhood’s proactive measures including aggressive mitigation planning with the Army
Corp of Engineers regarding the canal widening, discussions with the Port of New Orleans regarding the long term use of the riverfront and implementation of a infill housing program by the HCCDC were starting to have a positive impact.
In addition to the actions referenced above, several other planning and revitalization efforts were already in place. These initiatives include the 1999 Land Use Plan, the New Century New
Orleans 2002 Parks, Recreation and Open Space
Master Plan, the 2004 Transportation Plan, and the 2005 Lower 9th Ward Strategic
Improvement Zone Plan. In addition, the City
Planning Commission initiated the Riverfront
Vision 2005 Planning process and the University of New Orleans College of Urban and Public
Affairs Citizen based planning effort of 1995 provided valuable insight into the residents’ specific concerns and goals.
The 1999 Land Use Plan summarized community concerns by proposing a series of modifications to existing land use categories. Perhaps the most significant component of the Plan is recognition of the changing economics related to use of the riverfront. The decline of industrial activity on the levee offers an opportunity to introduce a mixed-use zoning category allowing for a flexible mix of residential, commercial, office and light manufacturing uses. This urban mixed-use zone would allow for more intensive development along the River providing stimulus to redevelop abandoned buildings and deteriorating wharves.
Retail uses supporting both neighborhood and regional demands, would be focused on the major arterials, St. Claude and N. Claiborne.
The long term use of Jackson Barracks in the institutional use category envisions its continuation as a National Guard station with a vocational training facility and light industry as additional optional uses. The presence of numerous neighborhood churches was cited in the 1999 Plan and the need for restrictions on this use to ensure harmonious co-existence with residential neighbors was articulated.
The Parks Master Plan of 2002 evaluated the existing open space opportunities in the Lower
Ninth Ward against the (then) current population trends. It was determined that the neighborhood parks were overburdened and in need of upgrading and expansion, particularly in the eastern section of the neighborhood.
The Parks Master Plan recommendations include:
• Another park in the Holy Cross Neighborhood so children would not have to cross a major roadway to find a playspot.
• Expanded green space and recreational opportunities along the riverfront
• Improved landscaping to the neutral grounds and other major corridors,
• Expansion of the Delery Street Riverfront
Playground.
The 2004 Transportation Plan acknowledged the general perception that the Lower Ninth Ward is somewhat isolated from the rest of the City and poorly served by mass transit. This situation is exacerbated by operations of the St. Claude and
N. Claiborne Bridges over the Industrial Canal that continually frustrate drivers and lengthen commuting times. The neighborhood streets are also deteriorating and many areas do not
Cross Neighborhoods. The objective is to
“employ strategies of land acquisition, rehabilitation, development, code enforcement, land banking, community engagement, transparent tracking technology and partnerships” to revitalize targeted neighborhoods in transition or decline.
The City’s Strategic Improvement Plan recognizes a series of existing conditions that provide opportunities for revitalization including vacant and abandoned properties and underutilitzed commercial property. Potential government interventions including increased police surveillance and code enforcement, and expanded service such as healthcare. have sidewalks.
As a result several recommendations were proposed:
The Riverfront Vision 2005 addresses opportunities created by fundamental changes in the maritime industry and the resultant restructuring and consolidation of port operations. The adaptive reuse of facilities nolonger needed for industry makes possible the development of less intrusive non-maritime uses that could improve the residential quality of the Neighborhood. The Riverfront Vision advances several ideas including the continuation of the Riverfront Promenade and increased accessibility to the river’s edge. It also proposes the renovation of existing maritime facilities for residential and commercial development
5
• Extend the Desire trolley line along St. Claude to St. Bernard Parish and expand bus service to the neighborhood.
• Proceed with the high level bridge at Florida
Street and develop a mitigation plan for the
Industrial Canal lock and bridge reconstruction projects.
• Extend a pedestrian and bicycle path
(incorporated in the new St. Claude bridge) through Holy Cross to St. Bernard’s Parish
• Address parking waivers for institutional uses in the neighborhood. Improve and expand mass transit services to the community and extend dedicated bike path.
The Lower 9th Ward Strategic Improvement
Zone is part of a City wide neighborhood revitalization strategy applying multiple planning and funding resources would be applied to distressed and blighted neighborhoods. This
Zone is bounded by the Industrial Canal to the west, Dauphine Street to the south, Tupelo
Street to the east and N. Claiborne Avenue to the north, and focuses on revitalization opportunities along the St. Claude Avenue corridor in both the Lower Ninth Ward and Hoy
Specific recommendations include:
• Maintaining the existing viable industrial component of the neighborhood.
• Change zoning of the area from the Industrial
Canal to Flood Street to Park and Recreation use.
• Re-evaluate zoning for heavy industrial sites from Flood St. to Jackson Barracks to facilitate green space and mixed-use or residential development.
• Provide a pedestrian connection linking the levee open space to Jackson Barracks
• Improve the pedestrian and bike path along the Riverfront from Flood to Delery
Street.
• Create pedestrian access points at Deslonde,
Andry, Alabo and Delery Streets.
• Provide a safe bicycle and pedestrian crossing as part of the rehabilitation of the St. Claude
Bridge over the Industrial Canal.

Holy Cross Neighborhood, Planning District Eight
Population
% Black
Housing units
Home Ownership
Mean Home Value
1980
6,482
2,369
54%
$36,000
1990 2000
6,101
77%
2,385
47%
$50,500
5,507
87.96%
2,340
$57,050
% change
-10%
-1.89%
11.48%
1980
557,515
55%
226,055
36%
$62,700
1990
496,938
2000
484,674
% change
-2.47%
62%
225,573
36%
$89,100
67%
215,091
$130,000
-4.65%
31.46%
6
Although the Holy Cross Neighborhood is part of a Lower Ninth Ward clearly in decline and one of the poorest areas in the City, it was more stable than the rest of the Ward (Planning District 8).
While the Ward showed a population decline of
18.3 % from 1980 to 1990, Holy Cross had only a 6.2% decline. The Holy Cross Neighborhood also had a more diverse population, 77% African
American versus 90% for District 8 as a whole.
Average household income from the 2000 census for Holy Cross was $20,560, far above the average for Lower Ninth Ward ($14,303 in
2002). The neighborhood was becoming more proactive regarding abandoned property through the initiatives of the Holy Cross CDC and the Holy Cross Neighborhood Association to renovate existing housing stock.
Although the Holy Cross Neighborhood is better positioned to rebound from Hurricane Katrina then the balance of the Lower Ninth Ward, residents still will require substantial assistance since before Katrina 25% of the families living in the Holy Cross Neighborhood lived below the poverty level (2000 US Census).
The Lower Ninth Ward including the Holy Cross
Neighborhood is primarily a residential community with nearly 70% of its land area devoted to housing. Commercial activity is focused on St. Claude and N. Claiborne with corner retail dispersed on secondary corridors including Dauphine and Alabo. The neighborhood is not well served by retail which is limited to automobile related service establishments, convenience retail and fast food establishments mostly located on St. Claude
Avenue.
Industrial uses in the Holy Cross Neighborhood are located primarily on the waterfront and to a minor degree on the eastern end of St. Claude.
Industry on the River has declined as restructuring and consolidation of port operations has shifted maritime industrial uses to areas better suited to accommodate contemporary shipping needs (Riverfront Vision
2005). However, the City and community appear to have agreed upon a unified vision of the waterfront’s development potential as a mixed-use residential, commercial, and entertainment destination.
Planning District 8
Present Land Use or
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Source: City of New Orleans – 1999 Land Use Plan
Socrates
Pa tte rso n
L e g e n d
Existing Land Use
Residential - Single-Family
Residential - Single/Two Family
Residential - Multi-Family
Residential/Marine Commercial
Commercial
Industrial/Vacant Industrial
Institutional/Public and Semi-Public
Non-Urban/Wetland/Undeveloped Area
Parkland/Recreation/Open Space
0 60 120 180 240
1:8,000
Meters
Institutional uses have a significant influence on the Holy Cross Neighborhood particularly the
Holy Cross College for which the neighborhood was named. In addition, the Jackson Barracks,
St. Maurice Church and School, the Semmes
School and numerous smaller religious institutions contribute to the life of the neighborhood. The future of the Holy Cross
College (School) is of particular concern to the neighborhood due to both its size and uncertainty about the potential reuse of the site should the institution be relocated. Since the closest community facilities of scale are the
Mississippi River Levee looking West
Andrew Pete Sanchez Community Center and the Martin Luther King, Jr. Magnet School both located on N. Claiborne, the reuse of a significant portion of the Holy Cross College for a public purpose would be of interest to the
Neighborhood residents. The abandoned
Semmes School is also a potential resource as a community facility.
Existing zoning follows the current low density residential land use pattern with commercial zones on the crosstown corridors and industrial zones on the riverfront. A summary of the zoning categories is as follows:
RD –Residential Two Family Zone that allows detached and attached two family units including townhouses.
RM – Residential Multi-Family Zone that allows low rise and mid rise housing with a maximum height of 75 feet.
RO - General Office in Residential Zone
C-1 - Commercial Zoning allowing low density retail and office use.
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EXISTING MAJOR STREET PLAN
Source: As approved by the City Planning Commission, June 22, 1993
Transportation Element of the Master Plan
Prepared by: The City Planning Commission
March 2004
MAP 3

City of New Orleans
Neighborhoods Rebuilding Plan
N. Claiborne Avenue Bridge over Industrial Canal
B-1 – Business
LI - Light Industrial
HI – Heavy Industry
Two major arterials connect the Lower Ninth
Ward to the rest of New Orleans and to St.
Bernard Parish. Until the 1950’s, St. Claude
Avenue (Route 46) had been the only connection back to the City and remains the major commercial corridor of the Lower Ninth. N.
Claiborne Avenue also provides east-west connection through the district.
These two roadways are subject to the operations of the Industrial Canal which often results in delays and frustration for the Lower
Ninth Ward residents resulting in some of the longest travel to work times in the City.
Drawbridge operations also cause disruption to bus service. Plans for a high span bridge at
Florida Street, another east west corridor on the northern most end of the district, have been developed to provide access to Interstate 10 but these plans are currently on hold pending a determination of the overall post-Hurricane
Katrina needs. Interstate 10 can also be accessed by traveling east through St. Bernard
Parish to Route 47 North.
The local roadway system in the Lower Ninth
Ward suffers from substandard construction and deferred maintenance, the Holy Cross
Neighborhood included. Many of the streets do not have sidewalks and curbs and storm drainage is channeled through open trenches.
Previous long term capital plans called only for the reconstruction of St. Claude leaving the rest
St. Claude Avenue of the district with this substandard street system for the foreseeable future.
The 2004 Transportation Master Plan proposed the extension of bike routes through the District specifically along the River levee. The phased plan would create bike lanes on Caffin linking to
Dauphine in the near term with long term extensions to Tupelo and Florida.
The Lower Ninth is served by an Inter-Parish bus and local bus routes. Streets serviced include St.
Claude, N. Claiborne, Galvez and Rochblane.
Long term plans called for an extension of the
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Delery Street Playground
Desire trolley line on St. Claude to St. Bernard
Parish. Concept plans for a “Crescent City
Express” that would provide regional service on the N. Claiborne Corridor are also being developed. These mass transit lines are extremely important to the Lower Ninth Ward residents who have had to depend more on automobile use for commuting because of the unreliability of the bus service. A fixed light rail system with a set schedule coordinated with the
Industrial Canal operations would reduce auto dependency and increase the desirability of living in the Holy Cross/Lower Ninth Ward .
46
39
Interstates or Expressways
State Highways
Major and Minor Arterials
Collector and Local Streets
Bridges
Railroads
Bus Route
Inter-Parish Bus Route
Streetcar Line
Institutional uses
Industrial Uses
Parks
Proposed Improvements
Proposed Streetcar Line
Proposed Long Term
Streetcar Line Extension
Proposed Bike Routes (Phase 1)
Currently Planned Federal Aid
Road Project
<
Improve Access
Bridge
Improvement Corridor
Potential Riverfront Development /
Study Area
N
PLANNING DISTRICT 8
Transportation Element of the Master Plan
Prepared by: The City Planning Commission
March 2004
MAP 26
Although the Holy Cross Neighborhood has direct access to the Mississippi River levee for open space uses, the neighborhood overall lacks sufficient and conveniently located neighborhood parks and playgrounds to meet its needs. Of particular concern is that neighborhood children must cross a major arterial (St. Claude Avenue) to reach recreational facilities. The problem is further compounded by the corresponding lack of open space amenities in the rest of the Lower Ninth
Ward. The resulting damage from flooding has resulted in opportunities to create some new open spaces in the Neighborhood.
Claiborne Avenue at the foot of the bridge as the location for the Katrina Memorial Park.
The Lower Ninth Ward Neighborhood is a diverse community of largely single family and two family homes with pockets of multi-family dwellings along Egania and Burgundy. As the area was originally part of plantations that were later subdivided into smaller lots to accommodated truck farms, the neighborhood was not developed to the density of many of the central neighborhoods of New Orleans. The farming community eventually gave way to an influx of African Americans and immigrant laborers in the late 1800’s and with it the development of single family and duplex homes in the shotgun style. Predominantly single story, single family housing continued as the neighborhood expanded to the east and north.
Most of the Holy Cross neighborhood was developed by the early 1900’s.
7
Although the lot coverage here creates a much less dense neighborhood when compared to the rest of New Orleans, the small sites with a high percentage of building coverage and the large percentage of the population under 18 still placed increased burdens on the neighborhood park system. As a result the NO Parks and
Recreation Department had determined in the
2002 Master Plan that the existing parks needed improvements and additional neighborhood parks were needed.
Other open space resources are the St. Claude and N. Claiborne Neutral zones. But they are poorly maintained and the St. Claude Neutral ground is further encumbered by the presence of an underutilized rail spur.
The neutral grounds are important community amenities and a source of pride. It is significant that the Lower Ninth Ward Homeowners
Association selected the neutral ground of N.
As industrial activity declined, the residential neighborhood experienced a notable increase in abandoned and adjudicated properties.
Increased disaffection with urban living, changing maritime operations and the desegregation of New Orleans’ schools all contributed to the neighborhood’s decline. The creation of the Historic District and efforts to restore and rehabilitate older homes have combined to stabilize the neighborhood in recent years.

Holy Cross Neighborhood, Planning District Eight
Camelback House Example Single Shotgun Houses Example Double Shotgun House Example
Initially developed as plantations with sugar being the major crop, there are no remaining plantation structures that recall those earliest days. The community is still rich with turn-ofthe century architecture and cultural facilities contributing to its designation as a National
Historic District.
8
Most current residential structures relate to two periods of development. The mid-1800’s saw the development of Holy Cross as a farming community with truck farms providing produce to New Orleans restaurants and markets. Farm houses of Eastlake, Italianate and Bracket style were developed along with Creole cottages and shotgun style homes.
The farming community was transformed by the influx of African American and immigrant laborers seeking jobs in the local industries. The development of the affordable housing and institutions to meet this growing population followed. It was during this period that St.
Maurice Church was constructed (1857) and during a twenty year period from 1859 to 1879 the Holy Cross College was developed.
Additional expansion occurred in the early 20th century.
Most residential development in Holy Cross was complete by the late 1880 with the exception of some farm properties that were re-developed much later to accommodate ranch style homes and apartment buildings. The neighborhood’s historic fabric has remained largely in tack.
Several individual structures warrant recognition. The St. Maurice Church (1857) was designed in the Spanish Mission style and the church complex expanded in 1902 when the convent building for the Sisters of Perpetual
Adoration, designed by German architect Albert
Diettel, was built. Two streamboat houses built on Egania Street by Captain Milton Doullut
(1905 and 1913) also grace the district and were designated as the city’s first two landmarks. had hipped roofs and minor overhangs over the front. Styles evolved with varying roof styles including gable ends, with multiple bay singles and multi-family houses know as shotgun doubles. Many of these styles can be found in the Lower Ninth Ward along with adaptations like the Camelback.
The Jackson Barracks, which constitutes the eastern border of the Holy Cross Neighborhood, is also on the National Register of Historic
Places. Originally established in the 1820’s, the
Barracks occupied its current site in 1834 and includes a magnificent collection of antebellum brick military quarters. The Barracks have been used for a multitude of purposes over the years including a staging area for the Mexican
American War, Civil War Barracks for both Union and Confederate Troops, billeting quarters for
Lt. Col. George Armstrong Custer’s Company L of the 7th Cavalry and for the Buffalo Soldiers, and most recently as headquarters for the
Louisiana National Guard.
Of particular note is the predominance of the shotgun style homes that can be found in the
Holy Cross Neighborhood. The Shotgun Style refers to a floor plan where all of the rooms are arranged directly behind one another. The structures are wood frame with weatherboard siding set on brick piers. The style originally
St. Maurice Church

City of New Orleans
Neighborhoods Rebuilding Plan
Example of building assessed in Good condition
Hurricane Katrina created a 15 foot storm surge that shot up the industrial canal and began overflowing the levee walls by 5 feet. The overflow led to a failure in the levee in two locations sending a torrent of water into the
Lower Ninth and destroying a majority of the homes north of N. Claiborne and west of Tupelo.
Flood water depths ranged from over thirteen feet on the Florida and Tupelo Street corridors to several feet on St. Claude Avenue.
The Holy Cross Neighborhood owes its survival from Post-Katrina Flooding to the fact that it sits higher in elevation than the balance of the
Lower Ninth Ward and was not flooded as severely.
Winds from Katrina caused extensive damage to nearly all of the overhead telephone and power lines, the street lights and street signs. Many trees were uprooted, particularly along the St.
Claude and N. Clairborne neutral grounds. Many streets already in poor condition were further undermined with buckling pavement and sidewalks.
The impacts from Hurricane Katrina and Rita on the Lower Ninth Ward Neighborhood were unparalleled relative to the damage sustained in other New Orleans neighborhoods. The Holy
Cross Neighborhood was far more fortunate as the housing stock received less damage. Where most of the structures north of St. Claude will have to address the 1984 Base Flood Elevation criteria before reconstruction can occur, the buildings in the Holy Cross Neighborhood can readily apply for building permits where repairs should not exceed the 50% rule.
Residents still have significant challenges to overcome, magnified by the lengthy period before they were permitted to return to their homes to initiate repairs. Utilities including power and water were not restored until the beginning of the summer of 2006 and many homes remain without power today.
Based on a windshield survey conducted by the design team in June of 2006, It is estimated that few of the Holy Cross Neighborhood’s 1,500 pre-
Katrina structures are damaged beyond repair.
Flooding of the first floor did occur in most buildings requiring repairs to the electrical systems and interior walls but structural damage appears limited. Wind damage was extensive, especially to roofs and glazing. But few structures in the area will have to be raised in order to respond to the FEMA Base Flood
Elevation guidelines.
St. Claude Avenue is the commercial corridor for the Lower Ninth Ward. All of the businesses located along this corridor sustained considerable flood and wind damage. Only a few of the convenience retail, fast food restaurants and automobile repair and servicing operations have reopened. The Walgreen’s pharmacy on St. Claude remains closed and its future status will be a barometer of the progress of the Lower Ninth Ward’s recovery.
Example of building assessed in Fair condition
Example of building assessed in Poor condition
All of the major institutions in the Holy Cross
Neighborhood sustained flood damage and were closed. Most remain closed with repairs probably contingent on the pace of repopulation of the Neighborhood. The Holy
Cross School has reopened but is operating out of trailers. St. Maurice Church is closed as are the many churches that service the district.
9

Holy Cross Neighborhood, Planning District Eight
Jackson Barracks
10
The State of Louisiana recently announced that
Jackson Barracks would undergo a $200 million restoration, securing its future in the Holy
Cross/Lower Ninth Ward Neighborhoods. The initial announcement indicated that the redesigned Barracks would include support services for the adjacent neighborhood possibly including a healthcare facility, but the preliminary Master Plan as currently shown indicates uses related to National Guard operations only.
The primary public parks and open spaces in the
Holy Cross Neighborhood are limited to the levee open space and the Delery Street Riverfront
Playground. Both sustained little damage from
Hurricane Katrina. The Sam Bonart Playground located just north of St. Claude in the Lower
Ninth Ward Neighborhood is used by the Holy
Cross residents but remains closed. It is in an area that received significant flooding so significant repairs are required.

City of New Orleans
Neighborhoods Rebuilding Plan
Several issues related to pre-storm and current existing conditions directly impact the reconstruction of the Holy Cross Neighborhood and also offer opportunities to space future development.
including its proximity to downtown, an infrastructure that for the most part remains intact, a community that wants to rebuild and existing housing that can be restored and improved including the use of sustainable building technologies, methods and materials.
• Although Katrina and Rita caused a great deal of damage to the community and its infrastructure, there were many problems prior to the storm that resulted in the Lower Ninth
Ward (including Holy Cross) experiencing a significant decline in population.
• Many housing units in the area were below contemporary standards and regularly experienced flooding due to an inadequate drainage system.
• The street system, already in poor condition, is now in substantially worse condition.
• Transportation connections are unreliable due to the Industrial Canal operations. Truck traffic on residential streets in the neighborhood is a source of friction.
• Many of the existing neighborhood schools were in poor condition prior to the storm and were under-performing academically.
• The neighborhood lacks adequate options for quality shopping and has limited public services.
• Opportunities for jobs and economic development within the Lower Ninth Ward are limited.
• Recreational opportunities are not evenly distributed nor do they meet the needs of every age group.
Despite the many problems facing the Holy
Cross Neighborhood, there are also many assets
Other opportunities include:
• The rebuilding of the Holy Cross/Lower Ninth
Ward neighborhood presents opportunities to improve the quality of life in the district including new options for infill housing at a variety of income level.
• Existing and future school buildings can be programmed to serve multiple functions including after school activity centers, spaces for community meetings and events, public libraries, computer resource centers and emergency shelters.
• Strategic public sector investments including strengthened levees, improved public transportation, new schools and parks and open spaces can enhance current property values and encourage new private investment in the neighborhood.
• A successful resolution of the Industrial Canal locks and crossings is crucial to providing better improving Port activities and expanding job
• Investment in the waterfront areas not only opens new opportunities for housing, commercial activities and recreation but also creates jobs and bolster tourism.
• The recently released $200 million rebuilding plan for Jackson Barracks provides additional opportunities to bring needed services to the
Lower Ninth Ward.
The planning and rebuilding of the Holy Cross
Neighborhood will require considerable outside assistance. Key planning assumptions include:
• Accomplishing all of the recommendations proposed on the Sketch Plans will require.
• Rebuilding will require several phases.
• Significant Federal and State funding will be required for infrastructure improvements.
• State and Federal subsidies will be required to help residents re-build and to attract private developer interest.
• New housing and most rehabilitated housing will have to meet Federal and State flood elevation standards.
• Incentives will be provided to property owners to rehab their homes consistent with the revised
FEMA standards and the City of New Orleans
Building Code.
• Institutional uses proposed in the Plan include new and rehabilitated schools, more social service and other community facilities including healthcare facilities, additional open space and recreation facilities.
• The Mississippi River and New Orleans Canal system represent both economic and recreational assets.
• Transit service to the Holy Cross/Lower Ninth
Ward neighborhoods will be improved to relieve reliance on automobiles including the possibility of streetcar service.
11
• New construction in the areas of the neighborhood most damaged present new land use options and opportunities to develop new housing types at varying densities.
• The rebuilding process should include the introduction of commercial and light industrial uses to increase employment and economic development.
• The Plan assumes that it is possible to achieve better visual and physical access to the Jackson
Barracks.
• The proposed plan is capable of a build-out of enough housing to attain (if desired) a population approaching the nearly 27,000 persons that lived in the area in 1980.

Holy Cross Neighborhood, Planning District Eight
• The flood protection system will be reconstructed to withstand future catastrophic loss from a 1 in 100 year storm.
12
• Stringent Building codes will be implemented to limit wind damage and flooding below the
Base Flood Elevation.
• The basic urban infrastructure is sound (Storm and sanitary drainage systems as well as street patterns). Future development will respect that basic infrastructure but there will also be opportunities for modifications to accommodate new land uses and building typologies.
• The City of New Orleans will take steps necessary to improve public safety in the Lower
Ninth Ward Neighborhood including creation of a police substation.
• The City will accelerate its vacant and adjudicated property program and site clearance program to create an environment that will entice residents to return to the Lower Ninth.
• The City, State and Federal Government will formulate policies and implement actions to facilitate the clean-up and maintenance of the public realm and private parcels in order to create a healthy environment, project an image of cleanliness and order and further aid the community in the rebuilding process.

The Community Participation Process combined with a review of pre-Katrina planning documents highlighted many deficiencies in the neighborhood and suggested potential solutions. Following the initial May 13, 2006 community meeting, the planning team did windshield surveys of the area and began to generate planning ideas. On June 17, 2006, initial “Sketch Plan” options were presented to indicate how the Holy Cross and Lower Ninth
Ward neighborhoods could be redeveloped.
The Sketch Plans addressed a broad range of issues including:
• Strategies for rebuilding housing at a variety of densities.
• Opportunities to expand retail option.
• Opportunities to upgrade the neighborhood’s major arteries to boulevards serving both the
Holy Cross Neighborhood residents and area commuters.
• Leveraging existing resources to improve and expand open space and recreational opportunities.
• Repositioning abandoned and underutilized properties and buildings to create special use areas.
• Alternatives to minimize nuisance factors between different land uses such as light industry and residences.
The Lambert Advisory/Stull and Lee, Inc.
planning process assimilated planning activities, post-Hurricane Katrina conditions, and feedback received from the community participation process to shape rebuilding strategies for the
City of New Orleans
Neighborhoods Rebuilding Plan
13
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Holy Cross Neighborhood, Planning District Eight
Limited Restoration - Substantial rehabilitation and substantial infill
Primarily New Construction - Major infill but limited opportunities for rehabilitation
Intensive New Construction - New urban pattern
14 High Restoration - Substantial rehabilitation with minor infill neighborhood. These strategies establish distribution, density and phasing for a wide range of land-uses including housing, commercial retail, institutions and light industry necessary to create a healthy and sustainable community.
Surveys were distributed at the community meetings to discern the residents’ priorities for the rebuilding effort. Survey results predictably indicated that housing and restoration of utilities were the highest priorities and consequently received the most attention in this plan.
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A review of the Lower Ninth Ward post-
Hurricane Katrina (as shown on Figure Ground
Diagrams) shows that the Holy Cross
Neighborhood sustained less damage from the storm this led to the design team’s initial observation that the planning approach for the
Holy Cross Neighborhood should focus primarily on conservation, historic restoration and infill.
Based on post-Hurricane Katrina conditions, it is assumed that the Holy Cross Neighborhood can come back faster than the rest of the Lower
Ninth Ward.
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Four potential redevelopment categories were created and overlaid on the Lower Ninth Ward including Holy Cross, to more definitively define a range of redevelopment strategies from primarily restoration to more aggressive reconstruction. The levels of treatment applied to these categories were considered in the development of a phasing plan. The phasing plan assumes that the areas requiring primarily restoration, particularly those portions of the
Holy Cross and Lower Ninth Ward
Neighborhoods with higher incidences of home ownership, can be repopulated more quickly with relatively fewer resources. Conversely, the areas where the damage was more extensive
(in some cases total) the phasing plan assumes will require a longer period of time to rebuild and certainly at a greater cost.
The four categories are as follows:
• High Restoration – these areas have the greatest number of existing structures that survived that can be restored under the new
FEMA guidelines. The few vacant parcels could be developed with infill housing of a compatible style or distributed to adjacent property owners under the City’s Lot Next Door Program.
• Limited Restoration – These areas retained a critical mass of housing that can be restored, retaining the existing parcel and building pattern. Infill housing on the vacant parcels could be either single or possibly multi-family typologies. Alternate uses such as corner convenience stores might also be possible on streets carrying higher traffic.
• Primarily New Construction – These areas retain few restorable properties but enough to justify retaining the existing street and block patterns. Parcel sizes could be adjusted to create larger lots for either larger single family or some duplex housing. New parcels and buildings would still follow the neighborhood pattern with orientation perpendicular to the street.
• Intensive New Construction – These areas have many blocks where no dwellings survived.
Here alternative street layouts and parcelization can be considered to allow for lower densities, more public open space, even alternative uses to support job creation or service functions.
In the Holy Cross Neighborhood, early intervention measures would focus on creating the pubic improvements necessary to support private endeavors, i.e., creating mixed use waterfront zone. It is assumed that these special projects would provide an additional impetus for existing residents to reinvestment in their properties.
Conceptual massing studies were prepared to represent the various approaches. The “Type A
– Substantial Rehabilitation with Minor Infill” would apply to most of the Holy Cross
Neighborhood.
The City, State and Federal Governments have created several funding and assistance programs to help Gulf Coast residents rebuild. These housing initiatives are particularly relative to the
Lower Ninth Ward where little value may remain on existing properties.
This rebuilding plan has incorporated the public programs to create a number of housing initiatives. These initiatives are presented in the overall policy element of the plan and issued under separate cover. Indicated below is a summary of these policies:
LOT NEXT DOOR
The principal thrust of redevelopment programs and policies that encourage the speedy

City of New Orleans
Neighborhoods Rebuilding Plan redevelopment of neighborhoods, must match various government powers and financing tools to the local housing and real estate market conditions.
A key question will be how to most effectively encourage the redevelopment of homes and residential lots that fall into public ownership.
The “Lot Next Door” program is one of a series of proposed housing policies which have been developed as part of the Neighborhoods rebuilding plan and takes direct aim at some of the particular market hurdles that slow the redevelopment of many of these properties.
In its simplest form the Lot Next Door program will offer homeowners who are committed to redeveloping their homes the ability to purchase publicly owned adjoining properties prior to these properties being offered to any other buyers. This option would be provided should the property end up in public ownership either through the adjudication process or through the sale of the property to a public entity through the Road Home or other public acquisition program.
ELDERLY MODERATE INCOME
CONDOMINIUM ROAD HOME TIE-IN
What has become quite apparent through the neighborhood planning process is that senior households have some of the longest ties to the community and have been some of the strongest voices for rebuilding and returning to the City. Sadly they also face some of the most significant challenges to redeveloping or rebuilding their homes.
Historically, dealing with contractors, permit inspectors, lenders, etc. has proved particularly challenging for many elderly households.
Additionally, there are a substantial number of areas of the City including Lakeview, and areas of Gentilly, among others, where rebuilding homes with damage in excess of 50 percent will require total reconstruction at three feet above grade or the Base Flood Elevations whichever is greater. Many of these homes will have to be raised close to one story making them a difficult housing product type for people with physical frailties.
Elderly homeowners are clearly a special case with specific needs, and currently there are no programs targeted to this subgroup of homeowners.
A targeted elderly homeowner program is needed which will allow elderly households to tie their Road Home grant to senior specific elevator multi-story condominium projects. There has been wide support for dedicated multi-family senior housing product in many parts of the City, but particularly in areas where younger homeowners have aging parents living nearby.
In some cases, there may be a need to increase the grant amount or provide low interest loans to the household if there is a gap between the value of the buyout (and insurance proceeds) and the market value price of the condominium unit.
EXPANSION OF HOME PURCHASER
ASSISTANCE PROGRAMS/
LOT WRITE DOWN PROGRAMS - USE OF
REVOLVING FUNDS
One of the principal questions that has come up again and again in our neighborhood meetings is the issue of how are properties that end up in public ownership either through the adjudicated or buy back process are going to be resold in the market . While the Lot Next Door program provides one method for recycling the lots in the market, there are going to be numerous lots that are not acquired by next door neighbors that are going to have to be sold on the open market.
Assuming that there are few new regulations associated with developing housing (i.e. some requirement that certain units must be homeownership vs. rental) it is likely that the value placed on many properties for sale will determine how quickly that property will be rebuilt for housing. Additionally, and realistically, there are a variety of neighborhoods throughout the City, where reducing the cost of a lot or unit to essentially zero will not be enough to insure the redevelopment of the property. These are generally those neighborhoods prior to
Hurricane Katrina where land values were quite low and homes were not built unless there was significant targeted public assistance related to construction.
Given varying market factors influencing the redevelopment of housing in different neighborhoods, there are a variety of strategies that will have to be employed with regard to the sale of lots acquired through the acquisition program on the open market. These strategies include the following:
All Neighborhoods Policy #1 – To the extent possible, multiple adjacent lots within blocks and lots within adjacent blocks should be sold to experienced for-profit and not-for-profit builders who have the management and financial capacity to undertake multiple home redevelopment projects concurrently.
All Neighborhoods Policy #2 – For those lots that find their way into public ownership, the lots should be sold back into the market at market cost based on some form of Fair Market
Value/Appraisal Assessment. In some neighborhoods, the fair market value may be zero or close to zero, however there needs to be a formal process in place to determine the value of any given property. The principal reason why the public sector should not sell lots in the market at below market value is that the sale of a large number of lots owned by government at below market will naturally drive down the value of properties sold in private transactions.
Revolving Funds from Higher Income
Neighborhood Property Sales to Properties in
Neighborhoods where Values are Lower – There are a number of neighborhoods in New Orleans, where there were high concentrations of blighted and adjudicated properties prior to
Hurricane Katrina. Here the market value of many single family scattered properties is nearly zero. In these cases, it will be necessary to write down the construction cost of units so they are affordable to families below median incomes and in turn structure the redevelopment of these properties. No matter the program or structure, in order to appropriately serve low and moderate income families, either in rental or forsale housing, will cost significantly more than is currently available in the system. Therefore,it is necessary to establish policies that recycle the sales proceeds from housing in neighborhoods where the market value for housing exists to neighborhoods where there is little or no existing land value and therefore significant subsidy is required. In this way, the City will be using the proceeds from public to private sales of lots in higher income neighborhoods to assist the redevelopment of housing in the low income areas.
For the Residents of the Holy Cross
Neighborhood, rebuilding their homes has been the number one priority. This seemed highly achievable as conditions in the Holy Cross
Neighborhood after the flooding created the impression that the flood damage was manageable and a more rapid recovery might be achieved. Rapid is a relative term and certainly the pace of funding, efforts to create a safe environment for reinvestment and reoccupation (particularly completing the levee repairs) and the restoration of utilities has been much slower than expected.
15
Once utilities and basic infrastructure services are restored, the most significant issue that will affect the housing rebuilding process is complying with flood zone restrictions, both for rehabilitation and new construction. All housing requiring a building permit must address the FEMA Base Flood Elevation guidelines. A matrix of housing typologies was prepared to show some of the rebuilding options and how each responds to critical contextural and design factors.
For the Residents of the Holy Cross
Neighborhood, rebuilding their homes has been the number one priority. This seemed highly

Holy Cross Neighborhood, Planning District Eight achievable as conditions in the Holy Cross
Neighborhood after the flooding created the impression that the flood damage was manageable and a more rapid recovery might be achieved. Rapid is a relative term and certainly the slow pace of funding, creating a safe environment for reinvestment and reoccupation
(particularly completing the levee repairs) and restoring utilities have exceeded anyone’s expectations.
16 Of particular note is the opportunity to improve these historic properties by incorporating sustainable building technologies. A report on
Sustainable Restoration prepare by Green
Design Advocates in association with the Holy
Cross Neighborhood Association includes valuable guidelines that can maximize restoration opportunities. Recommendations include:
1. Use of long lasting materials in reconstruction and repair to reduce maintenance, long-term costs and environmental impacts. Examples: a. Salvaged Cypress b. Cementicious wood (hardiboard) c. Real Wood Shutters d. Well Designed eaves and gutters e. Long tern roofing materials that meet preservation codes f. Bamboo flooring, grown on vacant lots in the neighborhood g. Concrete countertops
2. Build for resilience, using materials and techniques that increase each building’s ability to withstand and quickly recover from disasters
.
3. While preserving historic architecture, retrofit buildings with energy-efficient improvements and install energy systems that use indigenous materials.
9. To mitigate blight, encourage stricter building code enforcement by Neighborhood 1 (which write citations) and Administrative Adjudication hearing officers (who levy and enforce fines).
4. Continue educating residents about available technology and how it could save them money while saving the planet. Continue to bring in experts to help throughout the recovery process.
5. Increase the mix of available housing with
“resilient diversity” – for example, new options such as co-housing. Provide a variety of housing types to accommodate different income levels and family types.
The ultimate objective is to hasten the restoration and repopulation of a historically significant neighborhood in a manner that protects its historic integrity but also employs new standards of Green Design and sustainability. The Lambert Advisory/Stull and
Lee, Inc. plan recommends sustainable design principles at the neighborhood wide level with greater infill construction and increased density as an example. The plan also supports sustainable design and innovation at the level of individual building designs both restoration and new construction.
6. Provide information on financial assistance and federal/state/local tax incentives for purchasing energy-efficient products and technologies.
A major goal is the restoration of structures in an historically sensitive manner to maintain the integrity of the individual structures and the
Historic Register District status.
7. Contact suppliers of energy-efficient appliances and building materials to determine whether they will offer discount for bulk purchases. If so, aggregate the Ward’s needs – and possible the needs of other parts of the City
– to place bulk orders.
8. Review housing recommendations from past planning exercises and re-adopt those that remain relevant. For example, a recommendation that emerged from a 1995 plan developed with the University of New Orleans called for creating a Housing Renovation
Committee to help residents apply for assistance.
St. Claude Avenue Commercial Corridor
St. Claude and N. Claiborne are the main arteries of the Lower Ninth Ward with St. Claude being the original crosstown corridor. As the public “living room” of the neighborhood, it is the principal accessway into the Lower Ninth
Ward and the front door to the Holy Cross neighborhood. The restoration of this corridor and the neutral ground is critical.
St. Claude Avenue is also a major east west circulation corridor and carries a high volume of regional traffic. It has been recognized in the
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1999 Land Use Plan as the primary commercial corridor for the Lower Ninth Ward and should be redeveloped with neighborhood commercial uses. Because it is a major arterial, regional commercial activities have also been recommended at the Tupelo intersection for example to meet the needs of the adjacent communities. This mixed-use zone could also provide multifamily housing above the ground floor commercial to take advantage of proximity to mass transit and other service located on the corridor.
Finally, St. Claude has a broad neutral zone.
Landscape improvements particularly street trees and lighting would restore St. Claude as a grand boulevard and dramatically improve the public perception of the neighborhood to the substantial number of people who use this crosstown route.
Mixed Use Waterfront District
The 1999 Land Use Plan and the Riverfront
Vision 2005 Plan both recognize that the changing economics of maritime industries create the opportunity for more diverse uses including residential, commercial, and recreational uses in the abandoned heavy industrial district on the Mississippi River. The adaptive reuse of warehouse and manufacturing buildings into live/work space with specialty retail and compatible light industry uses could create a very special destination in Holy Cross.
This not only provides the opportunity to utilize the unique industrial architecture and bring life to an abandoned site. Redevelopment of this area coupled with the improvements planned for
Jackson Barracks could provide additional incentives to restore the other residential and institutional properties in this section of the neighborhood.
A conceptual visualization of the Waterfront
Mixed use Zone has been developed as a part of the plan.
City of New Orleans
Neighborhoods Rebuilding Plan
17

Holy Cross Neighborhood, Planning District Eight
18
Light Industry
The Lower Ninth Ward and the Holy Cross
Neighborhood’s decline can be traced to the closing of industries based along the River and the Industrial Canal and the resultant loss of jobs. With changes in manufacturing and the evolution of light industry – manufacturing and product processing facilities mostly related to high tech have evolved that do not produce the negative environmental effects of traditional industries. With care in design and programming, certain industrial uses can be compatible residential neighbors and sources of jobs and economic development.
The abandoned rail lines and industrial sites in the southeast corner of the Holy Cross
Neighborhood present an opportunity for the development of light industrial uses. It is an area that can be assembled without relocations.
New light industrial development could be designed to buffer the residential areas of the
Lower Ninth from the impacts from existing industrial activity on the River. Truck activity and the resultant impact on the residential community would still have to be mitigated but shipping activities related to contemporary light industrial activity tend to be less intrusive and can be managed. Most importantly, the new use would provide jobs for the Holy Cross residents.
These sites cold also host live/work building typologies as well. These are sites most suited to innovative architecture without as many contextual restraints.
By breaking up the facades, using color and windows and landscaping; these light industrial buildings would be far more compatible with the residential scale of the neighborhood.
The proposed plan could provide 420,000 square feet of light industrial space with the potential of providing 400 jobs

Many factors will affect the timing of the rebuilding and repopulation process including dedication of the necessary resources to repair the public infrastructure and the ability of former residents to rebuild and find jobs. Part of the planning process is to develop a phasing plan whereby public investment can be leveraged and channeled to facilitate private investment and repopulation.
As noted under the Principal Rebuilding
Strategies, the extent of damage has a direct relationship on the rebuilding process – the more severe the damage coupled with ownership patterns, the more likely it will take longer to rebuild. Other factors that will also impact the timetable for rebuilding, notably stakeholder commitments to rebuild. It appears logical that the most likely to rebuild sooner are those who sustained relatively less damage and are also property owners. Owner occupants in the respective categories probably have the most incentive and will to return sooner rather that later.
These factors as well as condition of streets and utilities were analyzed and overlaid to project where rebuilding is most likely to take place.
This analysis was then factored in with assumptions about how quickly the phases of the rebuilding process could proceed, what services are critical to support rebuilding, what areas needed the most help, and when special projects could realistically be implemented.
The result was a series of phasing diagrams and table reflecting a rational rebuilding sequence
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Neighborhoods Rebuilding Plan
19

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Holy Cross Neighborhood, Planning District Eight
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City of New Orleans
Neighborhoods Rebuilding Plan and the level of public funding required to realize each project or task. The action plan was divided into three phases: Early Action Plan elements to be realized in a 1 to 3 year period;
Mid-Term Action Plans to be realized in a 1 to 5 year period and Long Term Action Plans to be realized over 1 to 10 years.
Street Reconstruction – Almost all of the neighborhood streets require some level of work
Some have damage dating back to flooding associated with Hurricane Betsy. Many of the streets never had curbs and sidewalks and have open trenches for storm drainage.
Reconstruction of these streets could be deferred in favor of roadways requiring even more immediate attention; however, this community has had to live with substandard streets since long before Katrina. It would be appropriate to proceed with full reconstruction of all of the streets as an early action item. This would also minimize impacts to residents repairing their homes by not having to live through major disruption for a third time in 10 years.
Bringing this neighborhood up to contemporary standards is also a goal of the reconstruction process and as such should include moving utilities underground. The Gulf Coast is prone to experience catastrophic storms that result in significant wind damage. By locating utilities underground, the chances of power outages would be substantially diminished.
Street Lights – Street lights should be replaced
Street conditions survey conducted by design team August, 2006 in conjunction with the street reconstruction as an early action item. Street lighting should be spaced every 100 feet and/or consistent with
City of New Orleans Department of Public Works standards.
reconstruction; additionally other sources of cost identification included the Means Cost Data and our team’s professional experience inside and outside of New Orleans.
Street Trees – Street trees should be planted as part of the street reconstruction process. Street trees were not included initially on the northsouth streets since some of these are short blocks and many do not have sufficient easements and/or lawn area to accommodate the trees. Neutral zone plantings will be included under the St. Claude Improvements.
Street Signs – Most of the street signs were blown away by Hurricane Katrina. As a result, all of the neighborhood streets would get new street signs as part of the early action plan for public safety.
No single source of funding or financial plan will be capable of dealing with the level of capital improvements needed for total redevelopment and reconstruction of all the projects. However, the funding matrix included in this report shows different funding sources that could be made available for specific projects and it should be expected multiple sources of funding will be required in most cases. The ability to obtain these funds will rest with the City of New
Orleans. the State and the Federal Government and neighborhood groups and advisory committees.
21
Project Priorities Funding Matrix
What tie the Neighborhoods Rebuilding Plan to funding are the identification of specific projects and an estimate of initial cost (by project) for each neighborhood. The cost analyses are provided on an order-of-magnitude basis as to the scope and magnitude of the project proposed and the investment required. As such, variations as to the scope of the project could result in variations on the final cost of construction.
Each matrix matches proposed projects with potential funding sources identified in the planning process. While not exhaustive in its scope, it serves as a guide to where funds could originate. A substantial financial commitment by federal and state entities are a vital ingredient in the recovery effort and is needed to provide the necessary economic infrastructure to attract private investment necessary to create stable and vibrant communities.
In the process of the cost analyses, consultations were carried out with the City of
New Orleans Public Works Department to identify general cost guidelines typically used for the calculation of street improvements and
Each funding matrix, based upon consultation with neighborhood residents through the community meeting process, also ranked projects based upon priority of need with regard to recovery: “Early Action/Critical”;
“Mid-Term/Needed”; and “Long Term/Desired”.
This ranking provides a general guide as to what community residents believe are the

Holy Cross Neighborhood, Planning District Eight highest priorities with regard to revitalization and redevelopment.
Finally, there are a variety of items or initiatives listed on the funding matrix where a capital cost cannot be determined without further study, but are important components. These include:
22
• Specific studies to determine the actual cost to governmental entities for certain public/private initiatives. We have noted the cost for executing these studies (only).
• Housing initiatives for which there may be dollars already allocated through the Road
Home, LIHTC, private funding sources, or other sources but where the additional gap in funding is impossible to determine at this point;
• Other policies including land use and zoning regulations which are believed to be in the short and long term interest of the community; and,
• Recurring operations (i.e. expanded police patrols, library operations, park operations, etc.) that either tie to certain capital improvements or are important to the health of the community through the expansion of existing services.
The following is description of the early and mid term projects proposed for the Lower Ninth
Ward Neighborhood Rebuilding Plan.
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City of New Orleans
Neighborhoods Rebuilding Plan
The following is description of the early and mid term projects proposed for the Lower Ninth
Ward Neighborhood Rebuilding Plan.
Strategic Intervention No. 1 - Street
Repair
The Street Repair initiative would be part of multi-pronged approach to support rehabilitation of the Holy Cross/Lower Ninth
Ward Neighborhood. This public investment is needed not only to repair damage from Katrina but to also correct decades of neglect and deferred maintenance dating back to Hurricane
Betsy. The intent is that all of the streets be evaluated and brought to contemporary standards as an early action. This street reconstruction effort should include basic streetscape components such as street signs and lighting, both heavily damaged by the storm. Street trees should also be included as a neighborhood greening/street beautification effort. Particular attention should be given to the Forstall/Lizardi blocks that had been targeted Pre-Katrina.
Strategic Intervention No. 2 – Implement
Housing Recovery Initiatives
The number one priority of the residents of the neighborhood is housing. There are a series of
City, State and Federal initiatives available to the residents that would assist them in that process but the tools to access those initiatives are not yet readily available. The City of New Orleans will need to take active measures to assist the residents and insure that they are actively involved in the rebuilding process.
Claiborne Neutral Ground Upgrades - Katrina Memorial
A first step could be the establishment of a
Housing Assistance Center that would be neighborhood based and would provide up to date information regarding funding and other services available to residents. This center could address such issues as the FEMA grant program, the new Base Flood Elevation requirements, the
City of New Orleans building permit process, the
Lot Next Door Program, and the Road Home
Program.
Strategic Intervention No. 3 – Waterfront
Live/Work Housing
Key to the recovery of the neighborhood is addressing the abandoned industrial area located next to one of the City’s greatest assets, the Mississippi River. No longer needed for proposed plan shows existing structures and property that could be developed in the early action period to create up to 500,000 square feet of mixed use space including (250 to 300 housing units).
Strategic Intervention No. 4 – Levee Park
Expansion
The Mississippi River levee has long been recognized as a valuable open space resource by the community and more recently as an important component of the New Orleans and river walkway. The planned extension of this walkway from Flood Street to Jackson barracks heavy maritime industry, these brick and metal industrial buildings have great potential for reuse as live/work housing and to accommodate commercial activities. New Orleans own warehouse district is an immediate example of what this waterfront area could become. The and St. Bernard Parish should be implemented as an early action item. This would continue pre-Katrina efforts to increase access to the
River and to mitigate the real and perceived isolation of these neighborhoods from the rest of
New Orleans.
The community has long suffered form limited and poor quality retail stores. The plan proposes the creation of new shopping choices with a supermarket, pharmacy and other retail services in a centrally located new “Town
Center” to support returning residents and attract new residents. The stores could also be utilized by commuters using N. Claiborne to access the City. The proposed plan shows a composition of structures providing approximately 145,000 square feet of space.
Former business owners that might wish to return to the Lower Ninth Ward should have the first opportunity to participate in the new “Town
Center”.
Strategic Intervention No. 5 – New
Neighborhood Elementary School
Many of the existing Lower Ninth Ward elementary schools are beyond repair and are remote to the Holy Cross Neighborhood. Private schools such as St. Maurice School may not reopen. A neighborhood based elementary school could be provided in either a new or
Strategic Intervention No. 6 – Jackson
Barracks
The approval of a $200 Million Master Plan to restore Jackson Barracks ensuring its long term presence in the Holy Cross/Lower Ninth Ward neighborhoods is a significant commitment by the State of Louisiana. The Community should have a continued role in the master planning process to insure that the Barracks continue as a good neighbor to the neighborhood. An item that must be addressed is Dauphine Street and how this connection that links Holy Cross with
Arabi is preserved. Other items to be addressed include access to the River, and more engaging design of security fencing and of guard gates. renovated facility. A new K-8 elementary school would be approximately 70,000 square feet and cold accommodate 650 students.
Strategic Intervention No. 7 -
Neighborhood Mixed Use District
The redevelopment of the existing industrial buildings on the banks of the Mississippi River should be complemented by further development of a larger mixed-use district that continues to utilize vacant riverfront industrial land to create housing and jobs. The district could include additional multi-family housing integrated with compatible light-industrial uses, neighborhood parks and festive, public waterfront retail and institutional uses.
23

Holy Cross Neighborhood, Planning District Eight
24
Strategic Intervention No. 8 – Community
Center
In addition to the elementary school, there is the need to provide community facilities including meeting spaces, senior services, youth recreation, etc. This facility could be incorporated into the school complex or in a renovated building.
Strategic Intervention No. 9 – Holy Cross
School
The long term use of the Holy Cross High School and campus is a major concern of the neighborhood. Should the institution relocate, the opportunity is created to re-use the campus for additional housing and/or mixed use development. The existing athletic fields could remain and continue to provide the park and recreation resources the neighborhood desperately needs.

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Neighborhoods Rebuilding Plan
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Holy Cross Neighborhood, Planning District Eight
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City of New Orleans
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