5807 Royal St

Description: Retention of failed final inspection items including installation of visually prominent tankless hot water heater, installation of inappropriate porch decking, flush-mounted gable vent, window pediment trim, and change of size and location of window openings at new construction of an 1,800 SF one-story, single-family residential building in deviation of a Certificate of Appropriateness.

HDLC Guidelines:

Section 10, Pages 8-9 and 11 of the Guidelines for Site Elements state that WALL MOUNTED EQUIPMENT and systems subject to HDLC review include all mechanical, electrical, plumbing and telecommunication elements mounted on a building or located on a parcel that are visible from a public way, inclusive of required electrical and plumbing connections. This includes all roof-mounted equipment, exterior wall-mounted equipment and ground-mounted equipment. The Guidelines require that mechanical equipment, including tankless hot water heaters must be installed in a visually unobtrusive, and rationally organized manner. Similarly, exposed wall-mounted electrical conduit, piping, irrigation systems, meters and devices should be minimized.

Section 09, Pages 1, 4-5 and 11 of the Guidelines for Porches, Galleries and Balconies state that the rich architectural character of New Orleans is distinguished by its collection of porches, galleries and balconies. Porches, galleries and balconies are typically one of the most visible elements of a building; they are key elements in determining its style, and play a significant role in its appearance and that of the streetscape. Historically, PORCH DECKING was typically installed as wood tongue and groove boards laid perpendicular to the front building wall. The Guidelines also note that the replacement of tongue and groove porch decking with an alternate material is not permitted.

Section 12, Pages 1, 10-11 of the Guidelines for New Construction, Additions and Demolition state that The HDLC does not require that historic properties be “copied” in new construction, but encourages that new construction be examples of high-quality design and sympathetic to its distinctive surroundings. TRIM AND DETAILS include the moldings, decorative elements and features of a building that are secondary to major surfaces such as walls and roofs. Historically, trim and details were often installed to serve functional needs. Over time, they were later modified to enhance the building type and style. Trim is not only decorative, but it often serves to infill or provide a transition between different materials or building elements such as walls and windows. The trim and details of new construction should be used to accomplish purposes similar to those used historically, both functionally and decoratively. When installed, trim and details should create a unifying effect on a building and should be compatible with the context of the neighborhood. It is generally appropriate to construct a new building with details and trim that complements historic neighboring trim and details and to install trim and details appropriately scaled to the building type and style. It is generally inappropriate to apply details and trim that are stylistically incompatible with the new building.

Section 08, Page 20 of the Guidelines for Windows and Doors state that the arrangement, size and proportion of WINDOW and door openings are key components of a building's style and character. As a result, the modification or addition of window or door openings, particularly on more prominent building façades, is discouraged. This includes the infill of all or part of an opening to make it smaller or to visually remove it. It also includes increasing the size of a door opening to provide a larger opening for a display window, garage or other use. Section 12, Page 9 of the Guidelines for New Construction, Additions and Demolition state that it is generally appropriate to use similar proportions, sizes, locations and numbers of windows and doors as adjacent sites and to install stylistically compatible windows and doors at new construction with those found on existing neighboring buildings. It is generally inappropriate to construct a building that does not maintain the proportions and patterns of windows and doors as adjacent sites or to install window or door types that are incompatible with the surrounding local Historic District or setting.

Case History & Previous ARC Recommendations:

08/17/2021: The ARC voted to recommend conceptual approval with the details to be worked out at the Staff level. The ARC also agreed that:

• The applicant should confirm the base flood elevation.

• All windows must be recess mounted and must have 5/4” x 4.5” wood trim casings, drip caps and wood sills.

• The proposed pediment window trim at the front façade appears out of scale with the proposed building and the ARC recommended reducing the size of the trim or removing them.

• The plans and elevations must be coordinated so that they match.

• The double-transom type windows proposed for the right-side elevation should be replaced with normal height windows.

• The applicant should work with Staff to further refine the building details.

10/06/2021: The Commission voted to grant conceptual approval with the details to be worked out at the Staff level.

10/12/2022: HDLC fails the final inspection due to multiple items in deviation of the approved drawings.

10/14/2022: Application submitted for retention of failed final inspection items.

Staff Recommendations:

TANKLESS HOT WATER HEATER

The HDLC Guidelines require new wall-mounted building equipment such as tankless water heaters to be located and installed such that all equipment and conduit are minimally visible from surrounding public rights of way. While the HDLC did approve the installation of a water heater at this location, the equipment should have been installed such that the top of the unit was no more than 7'-0" above grade to ensure it is properly concealed behind the wood fencing. Because the equipment was installed high on the wall and is considered visually prominent, Staff recommends denial of the request to retain it and recommends it be lowered on the wall to reduce its visibility from the street.

• Staff Recommendation: Denial

PORCH DECKING

The HDLC Guidelines note that porch flooring was traditionally constructed of tongue and groove boards laid perpendicular to the building wall. The HDLC approved drawings specifically indicate that 5/4" x 4.5" wood tongue and groove decking would be installed at the front porch. However, standard dimensional lumber with eased edges was utilized instead. The detailing at the front porch is important as this is the most prominent and visible portion of the building from the street. Additionally, without the tongue and groove detail, the current porch decking is likely unable to properly shed water. Based on this, Staff recommends denial of the request to retain it and recommends it be replaced with an appropriate tongue and groove porch board.

• Staff Recommendation: Denial

FLUSH-MOUNTED GABLE VENT

The HDLC Guidelines for new construction require building trim and details to be appropriate for the building and the surrounding historic context. The HDLC approved drawings noted the front gable vent must be wood and must be installed recess-mounted with 5/4" wood trim, drip cap and sill as per the standard gable vent detail. The vent installed on the building appears to be an alternative material and is flush-mounted without the proper trim and detailing. Because the gable vent installed is inconsistent with the HDLC Guidelines, deviates from the approved drawings and details, and is located on the most visually prominent elevation of the building from the street, Staff recommends denial of the request to retain it and recommends it be replaced with a typical recess-mounted wood gable vent.

• Staff Recommendation: Denial

WINDOW PEDIMENT TRIM

At their August 17, 2021 meeting, the ARC noted the proposed pediment door and window trim at the front elevation appears out of scale with the proposed building and recommended reducing its size or eliminating it altogether. The final drawings approved by HDLC Staff for construction showed this pediment trim fully removed as per the ARC recommendation. However, the applicant did install a pediment trim, in deviation of the approved drawings, which are exaggerated in scale and appear proportionally and stylistically inappropriate for the building. Because the Guidelines require building trim to be appropriately scaled to the building and not stylistically incompatible, Staff recommends denial of the request to retain it and recommends it be replaced with simple 5/4" x 4.5" wood door and window trim.

• Staff Recommendation: Denial

CHANGE OF SIZE/LOCATION OF WINDOW OPENINGS

At their August 17, 2021 meeting, the ARC noted the proposed transom windows along the right side elevation of the building are not considered appropriate and should be replaced with full-height windows. The final drawings approved by HDLC Staff for construction showed these windows as full height, as per the ARC recommendation. However, the applicant installed transom windows, in deviation of the approved drawings. Because these windows were specifically noted by the ARC to be full-height and because they are visible from the street, Staff recommends denial of the request for their retention and recommends these be replaced with full-height windows to match the other windows on the elevation.

The ARC also recommended approval for two transom windows toward the front, left side elevation, and these were also indicated on the final drawings approved by HDLC Staff. However, during construction, these two windows were not installed on the building, in deviation of the approved drawings. This elevation now appears to have an inappropriately high ratio of wall to windows and the pattern and rhythm of openings does not appear to be consistent or compatible with the surrounding historic context. Based on this, and because this area is highly visible from the street, Staff recommends denial of the request for retention and recommends the applicant install at least one or two full-height or transom type windows at this location to better reflect the approved drawings.

• Staff Recommendation: Denial

Context Photos:

HDLC Approved Drawings - 10/27/2021:

Street View:

HDLC Guidelines:

10: 8-9 – Guidelines for Site Elements

09: 1, 4-5, 11 – Guidelines for Porches, Galleries and Balconies

12: 1, 9-11 – Guidelines for Guidelines for New Construction, Additions and Demolition

08: 20 – Guidelines for Windows and Doors