633 Esplanade Ave.

Description: Installation of new minimally visible elevator and dormer roof extension at rear of a Significant rated, three-story, multi-family residential building including change of existing rear balcony access in preparation for sub-division of lots into single new lot of record.

HDLC Guidelines: 

Section 12, Pages 14-19 of the Guidelines for New Construction, Additions and Demolition state that except for camelbacks, most residential additions expand the footprint of an existing building by constructing more space at the rear or side of an existing building. If appropriately designed, additions to existing buildings can provide increased space while maintaining the historic character of the original building and streetscape. In conformance with The Secretary of the Interior’s Standards for Rehabilitation, an addition to a historic building should be subordinate to the historic building and read clearly as an addition. The subordinate appearance of an addition can be achieved through its scale, form, massing, materials and details. Additions to existing properties should not obscure damage or destroy significant architectural material and should be compatible with the design of the property, as well as the neighborhood. Whenever possible, additions should be constructed in a manner that, if removed in the future, the essential form and integrity of the existing building would be intact. When constructing additions to existing buildings, property owners are encouraged to consider the integrity of the existing building and its historic significance. Similar to the principles for new construction, additions should not duplicate historic building details, but should be visually compatible. The HDLC also requires:

• The preservation of the cohesive ambiance of historic buildings and neighborhoods with compatible, sympathetic construction

• Compatible siting, proportion, scale, form, materials, fenestration, roof configuration, details and finishes at all additions

• Construction of additions at secondary elevations wherever possible, subordinate to the historic building, and compatible with the design of the property and surrounding neighborhood

• Construction of additions so that historic building fabric is not radically changed, obscured, damaged or destroyed

Previous ARC Recommendations: 

05/16/23: The ARC voted to recommend conceptual approval with the final details to be worked out at the Staff level. The ARC agreed the brick wall at the back of the central courtyard appears too heavy and this may not be the most appropriate material or design for the screen wall. The ARC recommended the applicant consider a wood louver or similar modern interpretation of the current lattice condition such that is more visually transparent and may provide a visual hint of the access stairs beyond. The ARC also agreed the proposed elevator addition and roof extension would likely not be visible from the street. 

04/18/23: The ARC voted to defer the application for additional review. The ARC also agreed that:

• The proposed elevator addition and roof changes are substantial for the existing building given its Significant rating and despite the limited visibility of this area from the street.

• The applicant should consider alternative strategies, such as the rearrangement of the interior layout so the new elevator would not need to extend to the 4th floor and to reduce its overall impact on the existing historic building fabric.

• The proposed rear stair changes are appropriate, but the solution for the brick wall at the rear of the site could be more inventive.

• The applicant should continue to study and refine the proposed design and consult with SHPO for additional feedback prior to the next ARC review.

Context Photos:

Current Drawings:

Previous Drawings - 04/18/23:

Overhead View:

Sanborn Maps:

HDLC Marigny Building Survey:

Street View:

HDLC Guidelines: 

12: 14-19 – Guidelines for New Construction, Additions and Demolition