502 Frenchmen St

Description: Appeal of ARC recommendation for denial of new rooftop penthouse addition as part of a renovation of a Significant rated, three-story, mixed-use building.

HDLC Guidelines:

Section 12, Pages 12-13 of the Guidelines for New Construction, Additions and Demolition state that rooftop additions are often proposed as a way to increase the square footage and floor area ratio of existing buildings in New Orleans. This method of adding space to buildings has predominantly occurred in the Central Business District (CBD) since the early 1980s, where conversions from commercial and warehouse buildings to residential uses are common. The HDLC now receives requests for rooftop additions outside of the CBD on buildings of different styles and uses, and in predominantly residential neighborhoods. The HDLC believes it is important that the historic integrity of these structures and areas be maintained. It is equally important that additions, when appropriate and permitted, contribute to the character of the area and respect the design and context of the building and its streetscape. When reviewing rooftop additions, the HDLC considers all applications on a case by case basis. The HDLC Guidelines prohibit the construction of rooftop additions on Significant rated buildings. An approved rooftop addition at one location should not be considered as a precedent or be construed to mean that new proposals will automatically be approved. Factors considered by the HDLC in its review include:

• The significance of the building or site;

• The location of the building and site;

• The height of the existing building, the proposed addition and surrounding buildings;

• The visibility of the proposed addition;

• The architectural treatment of the proposed addition and its compatibility with the existing building – It should not be obtrusive or detract from the architecture of the existing building or the surrounding local Historic District, streetscape or adjacent buildings.

Staff Recommendations:

Staff recommends the Commission vote to uphold the the ARC recommendation for denial of the penthouse addition because it is inconsistent with the HDLC Guidelines for rooftop additions, will negatively impact the significance and visual integrity of the existing historic building, and because the addition will be highly visible from several surrounding public rights of way.

• Staff Recommendation: Denial

Previous ARC Recommendations:

07/19/2022: The ARC voted to recommend denial of the application. The ARC also agreed that the design revisions presented were an improvement over the previous iteration. The additional setback of the penthouse helps to decrease its overall visibility, but it remains a highly visible addition from various points in the surrounding public right of way. The ARC also noted that the existing roof form is directly related to the historic use and typology of the building and that the proposed addition would eliminate this historic condition. The ARC also agreed the proposed penthouse addition does not retain the character-defining feature of the roof form, would negatively impact the significance and visual integrity of the existing building. Additionally, the ARC noted they cannot recommend approval for the penthouse because it does not meet the HDLC Guidelines which specifically prohibits rooftop additions on Significant rated buildings.

11/16/2021: The ARC voted to recommend denial of the application because the installation of rooftop additions on significant rated buildings is prohibited by the HDLC Design Guidelines. The ARC also agreed that:

• The location of the relocated HVAC equipment is an improvement and it does not appear that they will be visible from a surrounding public right of way.

• The door and window openings on the rooftop addition are vulnerable to the elements and a small canopy or overhang at this location could be useful in keeping them protected from water intrusion. Additionally, it is preferred that this type of element be integrated into the overall penthouse design now rather than added in the future as this may also increase the overall visibility of the penthouse. The ARC recommended installing a simple 18” projecting horizontal element above the doors and windows for this purpose or by further recessing the windows and doors more deeply into the wall depth.

• In terms of the color and materiality of the rooftop addition, darker colors are better than lighter colors and a less reflective surface is preferable. The ARC also recommended considering an alternative material other than stucco for the rooftop addition so that it is further differentiated from the existing historic structure, for example, metal panels.

• The rooftop addition should be further set back from the Esplanade Avenue side so that it becomes less visible from the Avenue.

• The ARC reiterated that they believe the rooftop addition will be highly visible from both Elysian Fields Avenue and Decatur Street and that as such it was not an appropriate addition to the existing Significant rated structure.

10/19/2021: The ARC voted to defer this application for additional review. The ARC agreed that the proposal had been improved by setting the penthouse addition further back on the existing historic structure. The ARC also recommended:

• The mechanical equipment indicated at the roof of the penthouse may be visible from the surrounding streets and should be relocated to the lower roof such that they are not visible.

• Wind-driven rain could pose a problem for the penthouse door and window openings and the ARC recommended considering simple awnings or an overhang for cover.

• Reducing the 11'-9" overall height of the penthouse addition so that it is less visible from the surrounding streets.

• The applicant should include some additional analysis of the view from Chartres Street for the next design review.

• The ARC reiterated that they cannot make a recommendation for approval for the proposed work because the HDLC Design Guidelines prohibit the installation of rooftop additions on Significant rated structures and this application will require additional review and approval from the full Commission.

12/15/2020: The ARC voted to defer this application for additional review. The ARC noted they cannot make a recommendation for conceptual approval because the Design Guidelines (12:13) do not permit the construction of rooftop additions on Significant rated buildings. They recommended the applicant consider revising the design such that the rooftop addition is not visible from any surrounding public right of way, and as such would not require HDLC approval. The ARC also requested the applicant receive NPS (application Part 2) comments and feedback before returning for additional design review.

Case History & Previous Commission Actions:

03/09/2022: Applicant submits appeal of 11/16/2021 ARC recommendation for denial. The Commission votes to defer the application for 30 days per the applicant request.

04/06/2022: The Commission voted to deny the appeal request. Applicant submits City Council appeal of Commission denial. City Council requests applicant revise proposal to meet previous ARC recommendations and re-submit for re-review.

08/03/2022: The Commission voted to defer action on this application until the following meeting, as per the applicant request.

Current Context Photos with Updated Rooftop Mock-Up:

Previous Context Photos:

Current Drawings:

Previously Reviewed Drawings (Commission) - 4/6/2022:

Previously Reviewed Drawings - 11/16/2021:

Previously Reviewed Drawings - 10/19/2021:

Previously Reviewed Drawings - 12/15/2020:

HDLC Faubourg Marigny Building Survey:

Street View:

Written Public Comment:

HDLC Guidelines:

12: 12-13 – Guidelines for New Construction, Additions and Demolition