509 Exposition Blvd.

Staff Recommendations: 

On August 23, 2024 an application was filed for the renovation of 509 Exposition by Guns Modern Architecture. The intended scope included 100% removal of the roof structure and the removal of the remaining architectural elements from the primary façade. On December 5, 2024 the HDLC Commission voted to deny the roof and façade demolition application (Property Summary Report can be found here). The denial was appealed to New Orleans City Council. Prior to the appeal being heard by the Council drawings were submitted to the Council person’s office that retained more of the historic openings on the primary façade. On December 5, 2024 New Orleans City Council overturns the HDLC Commission denial. On February 11, 2025 a complete construction set of documents was sent to HDLC Staff based on the City Council comments. On February 11, 2025 a Certificate of Appropriateness was issued. On March 14, 2025 a new set of construction documents was submitted by Fox Design that no longer reflected the comments of the council motion. The Council person’s office was contacted for comment and approval. On March 21, 2025 an inspection was conducted after a neighbor complaint. The HDLC Staff inspector found that the roof was intact and that framing was occurring on the interior of the barge to support the new second floor. On March 31, 2025 the council person’s office confirms that the changes are within the intent of the Council motion. The new set was stamped by HDLC Staff on April 8, 2025. Due to zoning issues a fourth set was cobbled together to address concerns from Safety and Permits. The set was stamped by HDLC Staff on April 29, 2025. The permit event for S&P notes that the RNVN permit was issued on May 16, 2025. On June 8, 2025 HDLC Staff inspected the interior and exterior of the property and noted a significant deviation in the scope of work as all exterior walls had been reframed. On June 9, 2025 the Department of Safety and Permits issued a zoning violation.

Staff has reviewed the applicant submitted documentation (below) and would agree that adding another story and a half would necessitate the reframing of the first floor to properly carry the new load. HDLC Staff was in consistent communication with the applicant(s) during the process and was not alerted of the necessity to reframe the building until the HDLC received neighbor complaints. Staff recommends approval of the demolition in deviation of a CofA with a Tier 2 fine.