Mid-City Neighborhood Organization

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 Gendusa—office 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 problems—calls 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 address—police 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!