Why does HDLC review demolitions and major alterations?
The demolition and/or extensive renovation of historic structures can negatively impact the character, significance, and authenticity of a historic district. The City of New Orleans has empowered the HDLC to review these applications in order to preserve and maintain the integrity and scale of the local historic districts. Without regulation, the special qualities of historic neighborhoods can be lost through speculative investment, overbuilding, insensitive infill design and loss of community. Demolition review has proven effective in ensuring that the neighborhoods we love are allowed to grow and change in ways that are less damaging.
What does the HDLC consider a demolition?
Demolition means any of the following actions occurring within a five-year period to a building in an HDLC historic district:
- The structural removal, obscuration, or increase in height of any exterior wall altering more than 50% of the total exterior structure, or the restructuring of more than 50% of the structure’s exterior wall area;
- The removal, alteration, or obscuration of more than 50% of the existing roof structure measured in plan view;
- The removal, alteration, or obscuration of more than 25% of the historic materials, as determined by HDLC staff, on the primary façade; or
- The raising of an existing building to create habitable space that complies with the ceiling height requirements set forth in Sec. 26-196.
Definitions
- Exterior Wall means the structural assembly of any wall dividing the exterior of a building from the interior, including structural members, windows, and doors but excluding weatherboards.
- Obscuration means concealing, hiding, encapsulating, or covering a building’s exterior walls, existing roof structure, or historic materials on the primary façade, in whole or in significant part, with new or replacement elements.
- Primary Façade means the front or principal face of a building that can be distinguished from the other faces by its elaborate architectural details, including but not limited to, porches, columns, cladding, doors, windows, trim, cornices, soffits, fascia, railings, and shutters.
If a renovation proposal includes any of the actions listed above it will trigger HDLC review and be forwarded to am HDLC public hearing.
If a proposal includes the demolition of over 50% of the roof but maintains a substantial portion of the historic structure, the HDLC Staff may recommend that the Commission approve the partial demolition.
For more information
How does the HDLC Staff process and review demolition applications?
Once an applicant completes a Demolition (full demolition) or Structural Renovation application (partial demolition) online at the Department of Safety and Permits permitting portal One Stop App, the HDLC staff will review the construction drawings that have been uploaded.
The Staff will determine if the proposed work triggers HDLC review or request additional information. If the proposed work triggers HDLC demolition review, the HDLC Staff will advise the applicant on alternate solutions that could mitigate the negative impact on the historic structure and/or avoid HDLC demolition review. If a proposal triggers HDLC review but preserves a substantial portion of the historic building, the Staff may recommend approval to the Commission.The Staff rarely recommends the demolition of entire Contributing or Significant rated structures.
See examples of approvable rear and camelback additions and examples of what not to do. If you are unsure of your building's rating - you can call the Staff at 504-658-7040 or email us at hdlcstaff@nola.gov.
The HDLC understands that buildings need to be altered and expanded to meet the programmatic demands of modern life. The Staff is here to partner with property owners to assist them in doing so while maintaining the architectural integrity and historic character of the districts.
Can I demolish a shed in my back yard?
HDLC Staff can approve the demolition of non-contributing accessory structures under 1,000 square feet at the Staff level, meaning no Commission hearing is required. If it is larger than 1,000 square feet or is considered a Contributing rated structure, the application will be forwarded to an HDLC Commission public hearing for review.
My building is has termites and is blighted - can I demolish it?
The HDLC will perform an inspection to determine if the building is deteriorated such that rehabilitation would not be feasible. There are hundreds of examples of severely deteriorated and blighted buildings that have been successfully renovated and returned to commerce. Most historic buildings show evidence of some termite damage. Damaged framing and wood building elements can be selectively replaced or reinforced during renovation. The building inspection will guide the Commission in their review of the proposed demolition.
I am considering buying a building and want to know if it can be demolished?
Contact the HDLC Staff at 504-658-7040 or hdlcstaff@nola.gov and we will advise you on the architectural significance and rating of the structure and the HDLC review process that will be required. The HDLC strongly recommends against buying properties in anticipation of demolishing them without prior authorization from the HDLC.
The HDLC also discourages purchasing properties that are not well suited to your needs. If extensive alterations, additions and stylistic changes are required to make a house work for you- it may not be the right purchase.
What if the property is in a National Register Historic District but not in a local historic district. What happens then?
Demolition applications in the National Register historic districts outside of the locally designated HDLC historic districts including New Marigny, Central City, Broadmoor, Gentilly Terrace, South Lakeview, Pontchartrain Park, and South Lakeview are reviewed and decided upon by the New Orleans City Council. You can apply by visiting the Department of Safety and Permits online permitting portal at OneStopApp. For more information, visit the Department of Safety and Permits website regarding the National Register Demolition Review Process.
My building is not in a local historic district or a National Register Historic District. What is the process?
Applications for demolitions in Orleans Parish but outside of Local and National Register historic districts may be submitted to the Department of Safety and Permits via their online portal onestopapp.