Mid-City Neighborhood Organization

This week’s Code Enforcement Hearings appeared to be a win for Mid-City, even though some residents left, frustrated, because they had to wait so long to testify. MCNO is working with other neighborhood organizations to urge the city to fine tune the process.

In the meantime, below are the results of this week’s code enforcement hearings, links to past results, and a link to the list of upcoming “reset hearings.” These occur when an owner has gotten a 30 or 60 day reprieve and his case is being re-heard. If you have evidence on these properties – either against or in favor of the owner – it is especially important that you submit it to MCNO or the city in advance. As a reminder, please always cc code@mcno.org on any code enforcement communications you have with City Hall.

For a complete listing of the properties that went to court this week, search return to last week’s post, entitled “Code Enforcement Docket This Week” and tagged under News. For a listing of properties that were previously heard, along with the results, click here (District A) or (District B).

A number of reset cases are coming up in the next few weeks. We ask residents with an opinion (for or against) to contact City Hall and express your thoughts. For a full list of reset cases, skip to the bottom of this email.

301 S. Alexander: This property, owned by community action group ACORN, received a 30 day reset during which no fines will be levied. The case will be heard again in 30 days.

635 N. Scott: Guilty; 30 days to remediate before fines kick in retroactively.

637-39 Salcedo: The court sent the notice to the wrong property address, therefore the case is being renoticed and reheard.

736 S. Salcedo: Guilty; owner was given 45 days in which to remediate before fines kick in retroactively.

2932 Conti: Owner asserted he had an award letter from the Road Home under the Small Renter’s program, but could not produce it. He was given a 60-day reset during which time he must produce the letter and make minimal improvements or he could be fined.

3016 Bienville: This property had previously came before code enforcement. The judge rendered a conditional judgement, which means if the situation is not remediated in 30 days, the fines kick in retroactively.

3914 Palmyra Street: Guilty; owner has 30 days to remediate or will be charged a $500 one-time fine, $75 in court costs, and $300 per day, retroactively, until remediation is completed or property is sold.

4220 Orleans Avenue: Guilty; will be charged a $500 one-time fine, $75 in court costs, and $300 per day until remediation is completed or property is sold.

4318-20 Bienville Street: The court awarded the owner a 60-day reset during which time no fines will be levied. His case will be evaluated again in 60 days.

Address Dir Street Street 2 Case # Date Time
3820 Banks Street 09-00407 7/30/2009 9:15
1729 Bienville Street 08-000217 8/26/2009 9:15 AM
4318 Bienville Avenue 09-00097 7/29/2009 9:15 AM
4400 Bienville Avenue HCEVU-09-00098 & 99 7/22/2009 9:15 AM
4515 Canal Street 09-00687 7/22/2009 9:15 AM
4218 S. Carrollton Avenue Hcevu-009-00124 7/28/2009 9:15
3016 Cleveland Ave. 08-0002118 7/22/2009 1:15 PM
3116 Cleveland Avenue 08-0002116 7/28/2009 1:15 PM
3514-16 Cleveland Avenue 08-0002009 8/12/2009 9:15 AM
218 S. Gayoso Street 08-0002048 7/22/2009 9:15 AM
238 S. Jefferson Davis 08-0002121 7/29/2009 9:15 AM
2904 Orleans Ave. 09-00951 7/29/2009 1:15 PM
3300-02 Palmyra Street 08-0002026 7/29/2009 9:15 AM
4622-24 Palmyra Street 09-00724 7/28/2009 1:15 PM
4622-24 Palmyra Street 09-00723 7/30/2009 1:15 PM
3236 PalmyraSt. Street 08-0002120 7/22/2009 1:15 PM
619 Scott Street 09-00962 7/29/2009 1:15 PM
304 S. Telemachus Street 09-00465 7/29/2009 1:15 PM
308 Telemachus Street 08-0001997 8/12/2009 9:15 AM
3433 Tulane Avenue 09-00215 8/19/2009 9:15 AM
4051 Tulane Avenue 09-00220 7/30/2009 9:15 AM
3003-05 Tulane Avenue 09-00214 7/30/2009 9:15 AM
3801-03 Ulloa Street 09-00469 7/22/2009 1:15 PM
3815-17 Ulloa Street 09-00470 8/19/2009 1:15 PM

WE NEED YOUR INPUT!!!

The official District 4 Planning Meeting is Wednesday, April 22, from 6-9pm at Jesuit High School.

On Friday, March 20, planning firm Goody Clancy posted the Draft Master Plan. The proposed land use map for District 4, which includes Mid-City, is here.

The Draft Master Plan is a goldmine of information on the city and its historic and current physical environment. However, MCNO needs your input to determine whether the proposed land uses are appropriate for our neighborhood. They do not match up completely with the land uses proposed by the citizen-guided Lambert Plan.

Specifically, Goody Clancy proposes “low-density multi-family” for all the residential areas of Mid-City other than a small area on the City Park side of Bienville and Carrollton. “Urban Mixed-Use” is proposed for the Tulane Corridor and the Lindy Boggs site. For Canal, “Neighborhood Mixed-Use” is proposed.

After speaking with planners from Goody Clancy at length on Friday, March 27th, and examining the Land Use document posted with the Draft Plan, we have determined the following:

1. “Low-density multi-family” allows up to 36 residential units per acre;

2. Neighborhood mixed-use allows a mix of uses (e.g. residential and commercial), with a FAR (floor to area ratio) of 2.0. FAR is a measurement of the number of floors allowed compared to the amount of space the building takes up on the lot. For example, a two-story property that takes up half of a lot would have a FAR of 1.0. A FAR of 2.0 allows a two-story building that occupies the entire lot, or a four-story building that occupies half of the lot.

3. Urban mixed-use allows a mix of residential and commercial, with a FAR of up to 8.0. That allows a building of up to 8 stories if it consumes the entire lot, or 16 stories if it consumes half the lot.

If we do not provide sufficient input to Goody Clancy, the final land use and zoning will not reflect our desires!!!

Please attend the Neighborhood Meeting on April 6 and provide your input, then plan to attend the District 4 meeting on April 22!!!!!

Jennifer Farwell
Vice President
MCNO

Just received this invite from Domain Companies for their grand opening events on March 10th; they asked that I pass it on to area residents. I spoke to one of the Domain partners today, and he said they started moving tenants into the Preserve already and are about to start moving into the Meridian. The are 70% pre-leased at the Preserve. This was positive news.

Tuesday, March 10, 2009
1:15 PM – TOUR OF THE MERIDIAN, 750 S. Jefferson Davis Parkway
2:15 PM – TOUR OF THE PRESERVE, 4301 Tulane Avenue
(Meet at entrance on S. Alexander between Tulane & Ulloa)

3 PM – RIBBON CUTTING CEREMONY AT THE PRESERVE
(Meet at entrance on S. Alexander between Tulane & Ulloa)
Please join us for live music and refreshments after the ceremony as we thank all of the community members who have helped reach this important milestone in the recovery of our city.
RSVP to Anna Koehl at BMF
email: akoehl@ontargetwithbmf.com
or call: (504) 524-3342
Please specify which events you plan to attend.

ATTENTION NEIGHBORS:

The Mid-City Neighborhood Organization
Requests Your Attendance
at a Public Meeting
MONDAY, NOVEMBER 10, 6:30 PM
Grace Episcopal Church (3700 Canal St.)

To Give Input on a Proposed, 54-Unit, Mixed-Income Housing Development
that is funded largely with public grants and tax incentives.
It Will Front on Bienville Street and Be Bounded By
N. Salcedo Street, N. Rendon Street, and Conti Street

The Legal Notice Published in the Times Picayune Follows:
Notice to Public: BPBM, LLC is making an application for Housing Tax Credits and LRA/OCD Piggyback funds, with the Louisiana Housing Finance Agency and LRA/OCD to develop Bienville Square, a new construction Mixed Income development consisting of 50 new apartment units. The project will also include an on-site community center which will provide social services, including after school programs, adult education program, and computer training. The site is located in the 3100 block of Bienville Street, New Orleans, Louisiana 70119. The site is bounded by Bienville Street, North Salcedo Street, North Rendon Street, and Conti Street. The total cost of development will be $11.285,750 and will be funded with approximately $3,527,350 in investor equity generated from the sale of tax credits, $6,100,000 in CDBG LRA/OCD Piggyback funds, and $1,658,400 in private equity and deferred developer fee.
Published in The Times-Picayune 8/10. Updated 8/10

REPRESENTATIVES OF THE DEVELOPER, THE BANKER,
AND THE ARCHITECT WILL BE PRESENT TO DISCUSS THE PLANS.

NEIGHBORS AND INTERESTED INDIVIDUALS ARE ENCOURAGED TO ATTEND, ASK QUESTIONS, AND EXPRESS THEIR OPINIONS.

On Friday, July 11, MCNO Housing attended a briefing regarding the Lot Next Door (LND) program. At this time, we only have the information in hard copy format, but as soon as we get a digital version we will post it on the MCNO Web site.

In the meantime, here is the synopsis:

NORA has identified over 2000 homeowners, citywide, who are eligible to purchase Road Home Buyout (RHB) or previously blighted, expropriated properties through the LND program. Only those residents on either side of a property will be eligible you will NOT be notified or be eligible to acquire RHB properties behind you.

Letters will be going out to those homeowners this summer. If you receive a letter and are interested, please contact NORA as soon as possible and copy housing@mcno.org with your email so we can update our database. There is also a Letter of Interest you must send to NORA via email or regular mail within 30 days of receipt of the letter. We will post that document on MCNO.org as soon as we have the digital file. We will also have copies available at the next neighborhood meeting on August 5.

You MUST have a current homestead exemption to be eligible, so if you have lost yours since Katrina but are now eligible and have not refiled, you should do so immediately. Also, notify NORA of that fact when you send them your letter of interest. If you have purchased another property and are taking the exemption there, you will not be eligible for the LND program. You also must be up to date with any taxes and code enforcement fines/liens for all properties you own anywhere in Orleans Parish to be eligible. If you are behind and pay these taxes or fines this summer, keep your receipts to show NORA as the records may not be updated right away.

If you purchase a property, you must file with the city to alter the dimensions of your property (and pay associated fees) and hold the property for a minimum of five years before you can resell it. If there is a home on the property, you will need to renovate it or be prepared to face code enforcement fines from the city. If you take possession of one of these properties, you may be eligible for greening and fencing credits to offset the cost of beautification and site improvements.

If you wish to tear the property down, it will have to go through the normal demolition review process unless you can prove that it is in imminent danger of collapse. If you renovate it, you can make it a rental. However, be aware that if it was originally zoned as a double or single and was converted into a multiplex before Katrina, it will now have lost its non-conforming use and NOT be eligible to be renovated as a multi-unit property. (This is true for all abandoned properties. Please inform MCNO Housing and the City of New Orleans Safety and Permits Department of suspected non-conforming renovations ASAP.)

These properties will be sold at fair market value (FMV), and the new owner will be required to pay $1000 in closing costs. Upon receipt of your letter of interest by NORA, the agency will order an appraisal and send it to you. At that point, to reserve the property you must pay a 20% deposit within 60 days. (You can also release your interest if the appraisal is higher than you want to pay for the property.) As soon as NORA acquires ownership of the property, you will pay the FMV of the property, less any credits you receive.

If you are interested in acquiring a property you believe is blighted and you do not receive a letter, please send the information and address to housing@mcno.org. We are currently amassing a list of properties that we want NORA to expropriate. Provided the property meets the city’s blight criteria, we will include your request in our list. Also, if you know ANYONE who is interested in acquiring an abandoned or blighted property, please encourage them to email housing@mcno.org. NORA has a very limited budget and will be more willing to acquire a property for resale to a resident if it has confidence that it will be able to recoup its outlay quickly. WE NEED RESIDENTS TO GET THE WORD OUT ABOUT THE ABILITY TO PURCHASE BLIGHTED PROPERTIES SO WE CAN GET THESE HOMES BACK INTO COMMERCE!!!!!

If you have further questions specific to the Lot Next Door program, please direct them to lotnextdoor@noraworks.org. This is all the information MCNO Housing has at this time. If you have any other questions related to MCNO’s housing recovery programs, or want to notify us of problem properties in your area, please feel free to contact us.

The July 7 general membership meeting had a main agenda to address housing issues. Virginia Blanque, VP of MCNO effectively facilitated the meeting. The valuable content and contact information as provided by the several speakers is herein summarized for the benefit of people who were unable to attend. (The equally important topics of the security district work midcitysecuritydistrict.org by Angela Brenneke and reports of armed robberies are not covered as this summary is only on housing.)

Speakers and Topics

Jennifer Farwell MCNO Housing Chair: The MCNO housing survey–Progress and call for volunteer surveyors

Carla Gendusaoffice of Stacy Head: New measures to return abandoned/blighted property to commerce by fining property owners

Margaret Doyle-Johntson –Office of Arnie Fielkow mdjohnston@cityofno.com: The resource of at-large council as a route for enforcements of code and housing laws

Darren Martin — HANO Community Relations damartin@hano.org: The “Housing Choice Voucher Program” rights, rules and responsibilities of tenants, owners, HANO, and neighbors.

Miles Trapolin: New approaches to force landlords to shut down rental properties that house criminals

The MCNO housing survey is a comprehensive evaluation and photographic record of all 3700 residential properties in our boundaries. It is creating a database that will eventually monitor and track progress and problem resolution for a variety of quality of life issues. Its first “task” is to help us identify blighted and/or abandoned housing that is adversely impacting resident’s quality of life. For this project, having all the properties documented helps put the blighted properties into context so that we can determine patterns of both blight and recovery and target heavily the recovering blocks where people working to rebuild. The MCNO housing program is connected to the efforts of the City Council on code enforcement sweeps, the New Orleans Recovery Authority (NORA) and real estate development and marketing of properties. We believe that we (MCNO) offer a path to collectively access city resources and prioritize code enforcement efforts, to collaborate with NORA in marketing property they now own and to encourage home buyers to move into Mid City. The MCNO housing survey sets criteria for volunteers to record the condition of houses in Mid City. Coordinated follow up activities to contact owners and apply code laws will follow from an accurate neighborhood-wide database. WE NEED MORE SURVEYORS. We also need better sources of owner addresses as some tax records are not reliable. Contact info is housing@mcno.org.

Ms. Margaret Doyle-Johnston spoke on behalf of Councilperson Arnie Fielkow on the importance of using the office of Council at Large to support our housing recovery efforts. The city employees and elected officials are all accessible by their Internet connected BlackBerries and that is the best way to get a response. Follow-up and action are enhanced by contacting the appropriate District Council Person and the Councilperson at Large. Every person at the meeting was given Ms. Doyle-Johnston’s business card.

Carla Gendusa from Councilperson Stacy Head’s Office spoke about the recently passed ordinance which created a legal process to “return abandoned housing to commerce”. The approach is for a citizen or MCNO to report houses that are abandoned, the code enforcement office will contact the owner and schedule a hearing. The hearing will result in either 1) a resolution of the code violation within 30 days or fines up to $500 per day, 2) assessment of the fines on the property tax bills, and 3) eventual liens on property and judgments that can lead to Civil Court auctions of property.

The speaker from HANO seemed to draw the highest level of response from our members in attendance. Several persons commented on rental houses that they believe are a problem and they suspect that the renting of the houses is through the Housing Choice Voucher Program. Darren Martin effectively described the “partnership” nature of the Section 8 housing program. The agreements between the tenant, landlord, and HANO are designed to 1) “train” tenant applicants on what the community expects from residents living in their neighborhood, 2) set lease agreements that prohibit sub renting or voucher use while residing in another place, 3) require property owners to provide rental units that meet minimum defined standards for human habitation, and 4) provide a path to remove tenants/landlords from the program who violate the agreements. Much more information should be read at hano.org or hud.gov for people who believe that problem houses in their neighborhood should be reported. Since the addresses of all property under the HANO Voucher program are confidential, the best approach is to report ALL problemscalls to police for suspected tenant criminal activity, code violations/blight conditions, and suspected violation of lease agreements to HANO, just in the event that these properties are Section 8 rental units. Mr. Martin agreed that he would acknowledge the emails and his intended follow up if the reported addresses were under the voucher program. damartin@hano.org

Miles Trapolin reported on his extensive work with the City Council that has led to a means to remove rental property from the neighborhood if neighbors can demonstrate a history of criminal activity at an address. A group of 7 neighbors can now file a civil suit against an owner who has a history of renting to persons engaged in drug or other felony crimes. The key to success is that neighbors get documentable evidence of reports of criminal activity on or immediately near to an addresspolice reports, arrest records, complaints. The group of 7 neighbors who feel that the property is adversely affecting their property can file a suit and the owner can suffer the consequence of a penalty that includes removal of the property from rental use for six months and a day to longer. The six month penalty will end the non conforming use on many problem properties presented rented as 4 plexes or even 8 plexes in areas where two family zoning applies. Ms. Trapolin provided copies of the types of letters that she has sent in documenting property with a history of criminal activity.

In conclusion, this summary is very much abbreviated and is best used as a guide to sources of more detailed information. In one sentence, we the residents must exercise our power to keep problem housing out of our neighborhood by hitting at the wallet those property owners who have either abandoned this neighborhood or are using their substandard properties as income sources and harboring illegal activities. We have the power to stop their violations of laws and rules and improve our quality of life.

[Thanks to MCNO Board Member Ben Claassen for compiling these notes.]

On July 7th at the neighborhood meeting, we will be debuting our housing recovery program, which targets property owners that have not returned with the aim of getting the house back into commerce through a variety of means.

We will be offering information (and asking help) on how you can improve the quality of life in your blocks.

A representative from Stacy Head’s office will be on hand to discuss the new code enforcement fining system, whereby people who do not remediate their properties can be fined and potentially lose their properties. We will also have some building and renovation-oriented companies on hand to provide information if you need it.

Not only are abandoned houses a problem for many of you, but so are owners who are rebuilding illegally and landlords who are renting to unsavory tenants. We will also have information on what you can do about that it was discussed at the last meeting, but we will also discuss it here.

On a separate note, we are surveying the entire of MCNO and identifying houses that have been abandoned as well as those that appear to have been renovated illegally or be in violation of zoning ordinances.

We need YOUR help to identify some of these properties early enough in the process that we can stop it. For example, were you aware that any property not renovated yet has now reverted to its original zoning? That means that if an historic double had been cut up into apartments without obtaining a zoning variance, the landlord cannot now legally come back and make it into a multi-plex again.

If you see this sort of activity going on, we need to know.

PLEASE ATTEND THE JULY 7TH NEIGHBORHOOD MEETING TO LEARN WHAT WE ARE DOING AND HOW YOU CAN HELP!

Spread the word to your neighbors, and bring written lists of the worst offenders in your block, whether it is blight, crime, or suspected illegal building or zoning activity, with brief explanations of the problem. Optionally, email them to housing@mcno.org.

Working together, we can rebuild ALL of Mid City to be the prime neighborhood it deserves to be.

Jennifer Farwell
Housing Chairman
Mid City Neighborhood Organization

Meeting Time and Place:

July 7, 6:30 pm, Grace Episcopal Church, 3700 Canal Street

Mid City Housing Fair May 18 noon-5pm
Map of stops available at the three major tour stops and HERE

(A printable map with all stops on one page will be posted Sunday morning and copies will be available at all major tour stops.)

This Sunday, Mid City will open its houses and its hearts to welcome New Orleans residents and visitors who wish to see the progress in Mid City and learn about its attractive housing and renovation opportunities. At all three major stops, visitors can obtain a copy of the map, as well as information about the benefits of renovating an historic home and flyers listing housing and renovation-related vendors and homes for sale in Mid City (not offering Open Houses).

Doggy Dog World Dog Daycare will give half-off daycare that day to anyone presenting a copy of the map. Ruby Slipper and Bayou Coffeehouse (both listed on the map) are offering food and drink specials.

Major tour stops are:

636 S. Alexander Street
326 N. Jeff Davis Pkwy (Bayou Coffeehouse)
3438 Cleveland Street

Press release follows.
(more…)

If you have a home related business, here is an opportunity to promote it to the community and potential customers. Also if you have a restaurant or beverage outlet, you too can participate. See details below. Deadline to participate is near. Lynn McLean–Member MCNO Economic Development Committee

FOR IMMEDIATE DISTRIBUTION
Monday, April 28, 2008
Contact housing@mcno.org

Mid-City Neighborhood to Hold
Housing and Renovation Fair and Tour

May 18, 11-4pm

New Orleans, Louisiana On Sunday, May 18, from 11-4pm, a Spring Housing and Renovation Fair and Tour will take place in the Mid City Neighborhood. The tour, designed to promote the Mid City Neighborhood as an attractive place to become a homeowner, will have numerous stops hosting special events, informational activities, and instructional demonstrations. Visitors will be able to pick up maps of all tour locations at participating destinations.

The Mid City Neighborhood Organization (MCNO), which is helping to coordinate the event, is currently seeking companies and individuals to participate. The only requirements for application are that participants must either live or have a business in Mid-City and the activity or information offered must be home-related. Restaurants or beverage outlets that wish to offer a related special that day can also receive mention on the map.

Companies outside Mid-City that do a substantial portion of their work in the area will be considered as well. However, participation is limited and all applicants may not be accepted.

If participants have a location where they can hold some sort of event, they will be included on the map. If they wish to provide information only, they can bring a table and set up at one the stops on the tour or optionally, have their name and address listed in a vendor directory.

Types of events/participants sought include:

• Open houses of ready-to-sell properties;
• Individuals or companies who are engaged in renovations of historic homes and would let visitors see what a “renovation in progress” looks like;
• Craftsmen and other construction professionals who talk about or demonstrate their trades. Craftsmen with knowledge of the historic building trades are especially welcome;
• Companies that sell building materials or build/manufacture homes with an historic flavor.

Participants are not required to serve refreshments or give away prizes, but these types of value-added activities will increase visitorship.

The Preservation Resource Center, MCNO, Domain Companies, and numerous housing-related professionals have already committed to participate. If you are interested in participating, please email housing@mcno.org as soon as possible, as the remaining available tour stops should fill this week.

About The Mid-City Neighborhood Organization (MCNO)

MCNO is dedicated to making its neighborhood a rewarding place to live, work and raise a family. For more information about MCNO, including additional community-oriented events and membership information, please visit www.mcno.org.

You’re invited to an afternoon barbecue hosted by Miles Trapolin of the Mid-City Housing Committee, on Saturday, November 10. All you have to do to enjoy good eats and drinks is donate a few hours of your time the morning before the barbecue.

You see, the Housing Committee is staging a survey of the 350+ demolition candidates within the Mid-City Neighborhood Organization boundaries to determine their current status (demolished, renovated, reoccupied, or not) and whether or not the community supports their demolition or salvation. They’ve merged all the available demolition lists, and are mapping the addresses and dividing them into sectors.

They seek 16 volunteers, each of which will take a sector of approximately 25 houses and help evaluate them. This sector can be near your home or any other address you provide. You will be given a simple form to fill out that indicates whether or not a particular house meets or fails a set of criteria. You will also be asked to provide addresses for homes not on the list that you think should be.

As many of you know, too few blighted houses have been torn down and too many salvageable ones have gone by the wayside. This survey will enable us to determine, at a glance, where we stand. From that point, we will be better able to negotiate with the city to make Mid-City even stronger and better.

PLEASE donate a few hours of your time to assist with this effort. It can be a fun family effort, or an interesting morning spent with friends. We are planning to make a morning of it on Saturday, November 10, beginning at 9:30am at Bean Gallery. That will be followed by a barbecue get-together at Miles Trapolin’s house.

If you cannot donate time that morning, we can provide a list before then and you can turn in the results that day or beforehand. If you cannot do a full sector, we can give you half, or even better, you can find someone to split it with.

This is your chance to do something really important for your neighborhood, to express your opinion on a weighty matter, to meet more members and concerned citizens, and to have a great time doing so.

If you can participate, please email Jennifer Farwell at crescentlady@farsight.biz or Miles Trapolin at miles@trapolinlawfirm.com.

The Mid-City Housing Committee is moving its monthly meeting to this Saturday, October 20, at Bayou Coffee House, located at 326 N. Jeff Davis Pkwy.

It’s a bit of a strategy meeting to prioritize and plan how Mid-City Neighborhood Organization should work, moving forward, to encourage the city to tear down more blighted homes and preserve more historic homes.

Also, what efforts we should consider regarding directing the rebuilding process, given that we are outside a Historic Districts Landmarks Commission, and what strategies might help get some of these homes out of the hands of uncaring owners and back into commerce.

At the meeting, we will also preview the Mid-City-specific housing database that gives us a snapshot of what historic homes are threatened — and what blighted ones are being addressed or ignored — for anyone’s perusal.

We welcome any and all input from all Mid-City neighbors on what they would like to see for the future of housing their neighborhood.

If you have ideas, we invite you to join us from 9:30am – 10:00am for the public comment period of the meeting. If nothing else, stop by, say hello, and give Bayou Coffee some business!