302 Olivier St.

Staff Recommendations: 

Constructed in ca. 1880, 302 Olivier Street served the Algiers Point community in variety of ways throughout its history. Originally constructed as a Masonic Lodge, the two-story vaguely Greek and Colonial Revival building also served as the 4th Recorder's Court and a police station. The historic photograph (below) shows the original window and door configurations as well as the side addition that housed the police station. Like many large buildings across New Orleans, 302 Olivier St. was redeveloped into an apartment building in the 1940s. At some point between 1937-1950 the building's right-side one-story addition was demolished. 

In 2022, a structural renovation permit was issued to completely renovate the building. Work reviewed and approved by the ARC and Commission included the removal of existing fanlight doors at the front façade, removal of front gallery column bases, and construction of right-side elevation gallery. This project intended to bring the building back to a more original appearance at the exterior. In December 2023, a final inspection was failed due to serval deviations from the previously approved plans. The applicant has agreed to address several items including the removal of light kits from exterior fans, detailing the right-side gallery as per the approved drawings, removal of Hardie Plank trim and installation of wood trim and corner boards where installed, and correcting front façade column capitals and trim. The applicant is seeking retention of replacement wood windows at side elevations, Hardie Plank cladding and trim at front façade giant order columns, and doors without transoms at the new first floor of the right-side elevation gallery. 

Per the approved drawings and window restoration contract, the existing ganged and triple-ganged, double-hung wood windows were to be repaired as necessary. Per the applicant, the windows were unable to be repaired and were rebuilt instead. This change order was not reviewed or approved by Staff. The final inspection revealed that new windows did match the existing window location and configuration, but deviated in size, dimension, trim, and mullion size. As seen in the historic photograph, the existing windows are not original to the building and were likely installed when the building was converted into apartments in the 1940s. However the new windows have sashes that are smaller than the existing windows, Hardie Plank trim, and significantly smaller mullions. In most window retention cases, windows are inappropriate vinyl or mounted incorrectly. The new windows at 302 Olivier St. are wood windows with true divided lites and are mounted correctly in the existing openings. Staff leaves the decision at the discretion of the Commission. 

Existing wood trim including window trim, cornerboards, and column trim was noted as to remain on the approved drawings. Trim throughout was removed and replaced with Hardie Plank trim. As per the drawings, the HDLC only allows Hardie Plank trim at new construction buildings and not where wood trim existed before. The applicant has agreed to remove Hardie Plank and install wood trim as needed. A major portion of the renovation project included work to the giant order columns at the front façade two-story gallery. Existing brick bases were removed to recreate an original appearance. At this time, the columns were to be reconstructed as per the approved detail. The reconstructed columns were clad in Hardie Plank, a detail the applicant is seeking retention of. Hardie cladding and trim is not allowed at existing wood columns as the material does not accurately replicate wood. Hardie cannot be ripped down to dimensions that match wood. This condition often results in highly visible seams as well as noticeably modern detailing. Staff recommends denial of retention of Hardie cladding at columns and notes that capitals shall be added to match the existing condition. 

Another major item of the scope of work included the construction of a one-story gallery at the right-side elevation. Five (5) new door openings were approved at the right-side elevation for access to the covered space. All approved doors were to be surmounted by transoms. Due to framing issues that can be further explained by the applicant, three (3) transoms at the first floor were not installed. These doors are new to the building and did not replace existing door openings. The doors match in header height and lite configuration. Staff has no objection to the retention of non-installed transoms at right-side elevation doors.