2001-2003 Royal St.

Staff Recommendations: 

The current owner purchased the property in September 2025 and applied for a non-structural and roof replacement permit in March 2026. The renovation application scope description was limited to securing the building, including addressing deteriorated and/or missing portions of the exterior walls. While two existing condition photos were provided, the application did not include sufficient information for review, such as drawings or a signed contract, and no additional materials have been provided to date. Accordingly, the HDLC review remains pending a structural application and complete project documentation, and no CofA or building permit has yet been issued.

On March 19, 2026, HDLC posted a Stop Work order after observing substantial work had commenced, including full removal and initiation of replacement of the Frenchmen Street–side masonry wall, without HDLC or Safety and Permits approval. On April 4, 2026, a second Stop Work order was posted after active roof replacement work was observed, including substantial alteration of roof framing, also without required approvals. Inspection photos are included below documenting the extent of unpermitted roof demolition and reframing at that time; however, Staff notes that the roof contractor did not comply with the April Stop Work order and the roof replacement has since been fully completed.

Partial Exterior Wall Demolition:

It is evident that the Frenchmen Street-side wall had suffered from long-term deterioration, including loss of protective stucco, inappropriate mortar repairs, and localized collapse or removal between 2017 and 2019 (prior to current ownership). However, available documentation indicates that the wall remained largely intact as late as December 2025 and was likely fully removed as part of the extensive unpermitted work undertaken by the current owner. Although the exterior wall demolition is substantial at approximately 28%, this remains below the 50% threshold required to qualify for demolition fines under the partial demolition definition. Based on this, Staff recommends approval of the request for partial exterior wall demolition without a fine.

Partial Roof Demolition:

The submitted scope indicated only replacement of sheathing and asphalt shingles; however, the April 4th inspection photos clearly demonstrate that substantial portions of structural roof framing were removed, replaced, and/or otherwise modified. This work includes widespread alteration through sistering, removal and replacement of some structural framing members, and modification of structural connections and load paths. The inspection photos show possible reconfiguration of rafter spacing and alignment, insertion of new structural members (such as purlins, ties, and bridging), modification and partial reconstruction of upper roof framing at the ridge and truss-like assemblies, and installation of metal connectors and hurricane ties.

While a precise demolition percentage cannot be determined due to the absence of submitted scope materials or drawings and reliance on inspection photos, the work is noted as 50% roof demolition for review purposes, and may be greater.

The building was likely originally constructed as a Creole cottage prior to the 1887 Sanborn map and converted to its current mixed-use configuration between 1908 and 1937. While the original roof form and pitch appear to have been retained, visible joinery within portions of the lower roof framing suggests that some elements may be original historic building fabric; however, the extent of their removal and/or modification cannot be clearly determined from the photos. Staff requested additional documentation of existing conditions at the time of purchase or immediately prior to construction, as well as details regarding the structural roof work; however, to date, only the seven photographs included below, submitted the afternoon before this meeting, have been provided.

Given the age and rating of the building, the extensive structural replacement and modification completed, and the fact this work was undertaken without approval and in violation of an active HDLC Stop Work order, Staff recommends approval of the request for retention of the partial roof demolition and that a fine within the Tier 1 range be levied.