2119-21 Chippewa St

Description: Retention of inappropriate windows and trim, inappropriate door and transom, inappropriate handrail, and non-constructed portions at a Non-Contributing rated, two-story, two-family residential building in deviation of Certificate of Appropriateness.

HDLC Guidelines: Section 8, Pages 7,9, 13 - HDLC Guidelines for Windows and Doors

Staff Recommendations:

2119-2121 Chippewa Street is a new construction residential building located in the Lower Garden District. Following the review and conceptual approval of the HDLC Architectural Review Committee (ARC) and HDLC NO Commission, the final drawings were approved at the Staff level and a Certificate of Appropriateness (CofA) was issued 11/6/2022 (#20-39875).

An HDLC final inspection for the property was failed on 8/5/2022 for several items in deviation of the approved drawings. The failed final inspection included, the installation of inappropriate windows, window aprons, a non-constructed front stair and door with transom, installation of an inappropriate door at recessed entry, construction of an inappropriate handrail, and exposed CMU. The applicant agreed to resolve several outstanding issues prior to the meeting including the removal of the window aprons, applying stucco to the exposed areas of CMU, and correcting components of the wood handrails. The remaining items are to be reviewed for retention.

In late 2021, a mid-construction inspection noted that inappropriate flush-mounted windows had been installed at the new construction residence. Following discussions at the Staff level, the inappropriate windows were removed and Andersen 400 Series wood clad double-hung windows were approved as replacements. The Andersen 400 Series windows come with several options for muntin type and configuration. Unfortunately, the grilles between the glass option was selected and installed. The installed windows are recess mounted into the plane of the wall and follow the HDLC guidelines for new construction windows in all other areas except how the glass is divided. The applicant has completed a mockup of external wood muntins (see below) that will be applied to the windows to simulate a true divided lite window. Because the window is high quality, Staff recommends that this solution be approved. Due to the limited visibility of windows toward the rear of the building, Staff recommends this application only be implemented at windows that are visible from the public right of way.

Per the approved drawings, the recessed entry at the right-side elevation was to have a 7'0" door with an approximately 18-19" transom above. The elevation drawings included a traditional style door with a roughly 60/40 ratio of pane to panel. The as installed condition includes a door with a 80/20 pane to panel ration, uncharacteristic of proposed door style. In addition, the transom is much smaller compared to the approved drawing and does not fit proportionally in height to a traditional transom. Staff recommends that the door be replaced with a more appropriate door. Although the transom is incorrect proportionally, Staff leaves the retention of that items at the discretion of the Commission.

The last retention item is a portion of the building that was not constructed as per the approved set of drawings. The front façade of the building closest to Chippewa Street included a brick stair and door with transom. Not included in the original proposal, the ARC made a specific proviso to include, "a door and steps at the front of the building." This requirement is typical for new construction projects as nearly all New Orleans residences address the street in some way. Because the interior floor plan includes a bedroom at this location, the applicant decided to not follow this requirement. The as constructed condition includes a window at the location of the proposed door without the brick stair. Staff recommends that the brick stair be constructed at the front façade as per the previously approved drawings. Due to the use of the front room Staff suggests that the opening at the stair be a blind opening or have fixed shutters.

Items for Retention:

• Windows - retain windows with applied exterior muntins to simulated divided lites.

• Recessed entry door - install new door with pane to panel ration closer to the approved 60/40.

• Transom above recessed entry door - at the discretion of the Commission.

• Door and stair at front - construct brick stair as per approved drawings and provide door opening which can be non-functional.

Context Photos:

HDLC Approved Drawings:

Approved and As Constructed Conditions:

Street View: