244 Olivier St., 600-604 Pelican Ave.

Staff Recommendations: 

244 Oliver Street is a large two-story frame building located at the corner of Pelican Avenue in Algiers Point. Although the date of construction is unknown, the building is included on the 1883 Robinson Atlas and was likely constructed in the 1870s. Sanborn Fire Insurance research (see below) revealed that the building originally operated as a store at the ground level with a dwelling unit above. 244 Olivier St. operated as a drugstore through at least 1937 and sported a one-story. low-lying awning that spanned the full length of the building. By 1950. the building had lost its awning and no longer operated in a commercial capacity, but had been redeveloped into apartments. This configuration remains today. 

Several unsympathetic alterations were made at the first floor of the building. A mezzanine level was constructed at the interior, prompting window and door openings in unexpected locations at the street-facing elevations. In 2022, a structural renovation permit was issued to address much needed repairs and bring the building back to a more original appearance. This work included the removal of existing windows and installing new windows and openings to align with corresponding windows at the second floor.  The proposed exterior alterations were reviewed and approved by the HDLC ARC and Commission. The approved plans (see below) included selective wall demolition at areas of new openings. Exploratory demolition at the interior was conducted to assess the overall condition of the wall structure. The approved area of wall demolition amounted to approximately 18% of the existing wall structure. 

In late November, Staff received emails from the project architect and owner concerning excessive exterior wall demolition at the rear wall and left-side elevation. Staff met on site to assess the demolition and remaining existing wall structure. Although the wall demolition had already taken place, the meeting was a good faith effort to ensure that future work to the existing wall structure consisted of sistering rather than replacement. The meeting also assisted in understanding the condition of the remaining first and second story wall structures. Following the on site meeting, the project architect revised demolition sheets to reflect the excessive demolition as well as additional demolition that was required for new window openings. This demolition resulted in approximately 39% wall demolition, still under the 50% threshold. On December 6, 2023, however, a Stop Work was placed at the property for excessive wall demolition at the right-side, Pelican Avenue facing elevation. This excessive demolition moved the total to 43%. 

From the outset of the project, it was the understanding and opinion of the Staff that wall demolition was local to new openings only. It is unclear what the condition of the rear and left-side elevation walls were prior to demolition. Observations made during the on site meeting confirmed that the remaining first and second floor wall structure required demolition at new openings and areas of selective damage only; not wholesale replacement. Unfortunately, additional demolition occurred, further reducing the amount of existing/original wall structure. 

Due to the size of the building, the amount of exterior wall demolition amounts to 43%, below the threshold to levy fines for the work. However, this deviation in cumulative demolition coupled with work following an on site meeting requires retention review of the Commission. Staff recommends approval of retention of excessive demolition as the wall structure has already been replaced. It is important to note that if exterior wall demolition at the front façade exceeds 25% or additional wall demolition pushes the total over 50%, significant fines could be incurred. Any future work to existing wall structure shall be reviewed and approved by HDLC Staff prior to commencing work.