Hurricane Recovery » In New Marigny

Why are New Orleans 20 historic districts on the National Trust Endangered List?

By Kevin Mercadel

Kevin Mercadel speaking the 11 Most Endangered press conference in front of a Home Again House belonging to the Alexander Family in New Marigny, on May 6, 2006. Photo: Mary Fitzpatrick

The National Trust for Historic Preservation and Preservation Resource Center of New Orleans staged a press conference at the New Marigny National Register District home of Samuel Alexander, one of 10 homes in the Trust's HOME AGAIN! New Orleans program, to announce that all 20 National Historic Districts in New Orleans are on the Trust's 2006 endangered list. Speaker Kevin Mercadel, formerly with Preservation Resource Center and now program officer in the Trust's New Orleans field office, perfectly articulated the reasons why New Orleans historic neighborhoods are threatened. Parts of his speech are excerpted here.

Almost 20 years ago, the National Trust declared the French Quarter as one of the 11 Most Endangered Sites. Today, all would readily acknowledge the wisdom of that decision – in particular those who acknowledge tourism as a cornerstone of our present economy.

Since the flood waters receded in September, 2005, historic neighborhoods that were not fortunate enough to escape damage have been under an ongoing and relentless assault. Hence, the need for a new designation of "11 Most Endangered" for the historic neighborhoods of our city. This is why we are here today.

The assaults are physical:

  • A policy of no tarps for hard roofs by the Army Corps of Engineers, because to do so requires a slower construction technique. Most of the roofs in historic neighborhoods, however, are hard roofs.
  • Misinformed insurance adjusters who advise homeowners to remove their plaster walls and tell them their insurers will not replace slate roofs.
  • Well-meaning volunteers gutting homes who unnecessarily remove walls, windows, doors and flooring simply because they are dirty. This will double and triple the cost of repairs for homeowners.

The assaults are governmental:

  • Reduction of staff at HDLC (Historic District Landmarks Commission) and VCC (Vieux Carre Commission), which makes the enforcement of existing rules and regulations regarding historic neighborhoods impossible. In New York City the ratio of preservation staff to historic buildings is one per 400; in New Orleans, it is now one per 4,000.
  • Confusing declarations on the recent FEMA Flood Advisory leave homeowners utterly bewildered whether or not to raise their homes, and they are concerned about the effect it may have on their streetscape.
  • An unwillingness on the part of local authorities to take responsibility for the salvaging of historic architectural details from buildings that have collapsed or need to be demolished, as required by existing city ordinances.

Some of the assaults defy categorization:

  • Proposed demolition of structurally sound buildings
  • Daily thefts of architectural detail

Gustavo Giovannoni, an Italian architect, planner, engineer and historian – responsible for the conservation of the city of Rome in the early 20th century – understood the significance of saving the minor architecture of the city. What he called "the non-monuments which constitute the architectural prose of everyday life" could have been referencing New Orleans. Everyday, we hear how "unique" our city is; we hear it said that our "neighborhoods are the heart and soul of the city." But, do we fully appreciate the full significance of our uniqueness? A city is more than a physical container; it is the living social culture of its inhabitants. Nowhere else in our country is there such a density of historic "non-monuments." And, they are endangered.

Home Again houseHome Again House belonging to the Alexander Family in New Marigny. Photo: Mary Fitzpatrick

This neighborhood, New Marigny/St. Roch, is a neighborhood where I spent a good portion of my youth. Many relatives live nearby and many family events were held just around the corner. It is a neighborhood of working men and women, Creole craftsmen and construction workers, teachers and service workers, musicians and artists – the people who make up the "heart and soul" of the city. The homes here are modest homes, primarily single and double shotguns, Arts and Crafts, Creole cottages – non-monuments.

The National Trust and Preservation Resource Center currently are working on 10 homes to demonstrate the viability of these homes and neighborhood, and the determination of the people of these neighborhoods. Our target neighborhoods are New Marigny and Holy Cross. We also are working in South Lakeview, Mid-City and Treme. We are convinced that with modest assistance, both financial and technical, these neighborhoods can be revived and residents can return to familiar surroundings, places that look and feel like home. The homes in these historic neighborhoods can be repaired much less expensively and more quickly than demolishing and building anew. We intend our efforts to serve as a catalyst for similar endeavors by government, nonprofits and homeowners.

This home, at 2120 Spain, is but one example of what we are talking about. It is the home of the Alexanders. They had several feet of water inside their hom, and roof damage. Already, they have repaired their tile roof and made electrical repairs on their own. Currently we are seeking bids for the remaining repairs for which the National Trust and PRC will provide technical and financial assistance.

"New Orleans faces today a major choice. Landmarks and historic neighborhoods can be preserved for decades and centuries. But one momentary lapse in safeguarding them can result in irrevocable loss. Destruction of our historic neighborhoods is avoidable, unnecessary, and largely irreversible – and that would be tragic. The choice before us is urban change by destruction or urban change by integration with the past.

Rather than unoccupied blocks and unrepaired homes, these neighborhoods can once again thrive. But a genuine focus on the intrinsic value of these homes and neighborhoods for their owners, and on their significance for the economic development of our city as a whole is necessary. What is required is an ethic of urban development in which saving the past is an integral part of planning for the future.