Board of Zoning Adjustments Staff Report Monthly Meeting Monday, January 08, 2018

Transcription

1 Board of Zoning Adjustments Staff Report Monthly Meeting Monday, January 08, 2018 Docket Number: Prepared by: Nicolette P. Jones Applicant or Agent: OM S4 LLC Property Location: Henriette Delille Street Zip: Bounding Streets: Henriette Delille St., St. Anthony St., Marais St., Pauger St. Zoning District: HMC-2 Historic Marigny/Tremé/Bywater Commercial District Overlay District: EC Enhancement Overlay District Historic District: Faubourg Marigny Local Historic District Planning District: 4 Existing Use: Mixed-Use (Retail Store/Two- Square Number: 386 Family Residence Proposed Use: 5 Commercial Short Term Rental Lot Number: A Units Request Citation: This request is for variances from the provisions of Article 10, Section 10.3.A (Table 10-2) and Article 22, Section 22.4.A (Table 22-1) of the Comprehensive Zoning Ordinance. Request: This request is to permit the renovation of three existing buildings into five commercial short-term rentals with insufficient open spaces ratio and insufficient off-street parking. Requested Waiver: Article & Section Required Provided Waiver Article 22, Section 22.4.A (Table 22-1) Off-Street Vehicle and Bicycle Parking Requirements Article 10, Section 10.3.A (Table 10-2) Open Space Ratio 10 0 (2 grandfathered) Project Description: The subject lot, Lot A, is a corner lot with frontage on Henriette Delille Street and St. Anthony Street. The lot has a width of feet along Henriette Delille Street and a depth of approximately along St. Anthony Street. The lot has a total area of approximately 5,038 1 BZA

2 square feet. The property is located within the Faubourg Marigny Local Historic District 1 and an HMC-2 Historic Marigny/Tremé/Bywater Commercial District. The lot is developed with three main structures: a single-story historic double residence, a singlestory small commercial store, and another single-story commercial corner store structure which was previously a two-family residence according to historic Sanborn maps. The applicant plans to renovate the existing buildings, converting them to five commercial short term rental units with a combined total of 17 guestrooms. The property is located in the HMC-2 District where a commercial short term rental is a permitted use. 2 There is no minimum lot width or depth requirement of the HMC-2 District. The minimum lot area requirement is 600 square feet per commercial short-term rental unit. 3 The proposal exceeds this minimum requirement. There are also no minimum yard requirements in the HMC-2 District. Figure 1. Existing Site Henriette Delille Street The applicant proposes renovating the single-story commercial structure at the corner of the property along St. Anthony Street with a second-story addition, with one 4-bedroom rental unit on the second floor, and another 4-bedroom rental unit on the first floor. The structure would measure approximately 32-6 in height which is below the 50 maximum of the HMC-2 1 The property is under full jurisdiction of the HDLC. The applicant received conceptual approval for the proposed renovation at the December 7, 2017 HDLC meeting. 2 Commercial short term rentals are also subject to the use requirements of Article 20, Section 20.3.LLL. 3 Commercial short term rentals are classified as residential land uses within the zoning ordinance and are considered dwelling units for density purposes per Article 20, Section 20.3.LLL.1(f). 2 BZA

3 District. This building is currently set to both the Henriette Delille Street and St. Anthony Street front property lines. It is setback 3-2 from the rear property line. The applicant proposes squaring off the building at an existing lean-to addition, thereby maintaining the same rear yard setback. The floor plans show a covered balcony projecting from the proposed second floor, but it is not clear from the site plan if the balcony would project into the public right-of-way Henriette Delille Street The applicant proposes renovating the existing single-story commercial structure in the middle of the property into one 3-bedroom commercial short term rental unit with a camelback addition. The existing building is setback 1-8 from the corner structure at St. Anthony Street and 2-4 from the structure at the Pauger Street side of the property. This middle building is also set to the front property line at Henriette Delille Street. The building has an unpermitted rear addition which is setback 6 from the rear property line. Aerial imagery shows that the addition was constructed sometime in The proposed renovation to this structure would maintain the same front and side building lines; however, the rear of the structure would be shortened, providing a 12-5 rear yard setback. The proposed height of the structure including the second story addition would be Henriette Delille Street The applicant proposes renovating the existing single-story, two-family residence at the Pauger Street side of the property into two 3-bedroom commercial short term rental units. The existing structure is also set to the Henriette Delille Street front property line, set back 3 from the Pauger Street side property line, and set back 3-4 from the rear property line. There is currently a billboard that projects above the roof of this structure; its base columns are attached at each side of this residence. The applicant proposes to maintain the existing footprint of the existing structure, but proposes adding a camelback second story at the rear of the building and removing the existing attached billboard. The height of the building with the proposed addition would measure 30-9, which is below the 50 maximum of the HMC-2 District. Figure 2. Proposed Elevation. 4 The Zoning Administrator of the Department of Safety and Permits verified that the addition is not grandfathered to the site as it has not exceeded the 10 year period of prescription set by state statute for historic districts. 3 BZA

4 The HMC-2 District requires a maximum floor area ratio (FAR) of 2.2, a minimum open space ratio of 0.30 for residential and mixed-uses, and requires that 15% percent of the lot area be permeable open space. The applicant intends for every portion of the lot not developed with a structure or containing mechanical equipment to be permeable open space. Therefore, the total permeable open space provided would measure 783 square feet, which is approximately 15.5% of the lot area and meets the requirement. The proposed FAR would be 1.44, below the maximum permitted of the HMC-2 District. The proposed open space ratio is 0.20, and does not meet the requirement of the HMC-2 District. The property currently provides an open space ratio of 0.22; however, this ratio is not grandfathered to the site because it factors in the illegal addition to the center building which was constructed without permit in According to a historic survey of the site, the property previously provided an open space ratio of 0.33 which would have been compliant with the standard of the zoning ordinance. The applicant therefore is requesting a waiver of 0.10 of the open space ratio requirement of Article 10, Section 10.3.A (Table 10-2). Off-Street Parking Commercial short-term rentals are required one parking space per two guestrooms per Article 22, Section 22.4.A (Table 22-1). The building at Henriette Delille Street would have two 4-guestroom units and would be required 2 spaces per unit. The building at 1805 Henriette Delille Street would have one 3-guestroom unit and would be required 2 spaces. Finally, the building at Henriette Delille Street would contain two 3-guestroom units and would be required 2 spaces per unit. In total, the site would be required 10 off-street parking spaces. The site is grandfathered 2 spaces because it currently provides no spaces and the existing twofamily would be required 2 spaces. The commercial buildings are not currently required offstreet parking because they measure less than 3,000 square feet in floor area and are exempt from parking requirements per Article 22, Section 22.5.A.5. Therefore, the proposal necessitates the provision of 8 off-street parking spaces; the applicant does not propose providing any off-street parking, and is seeking a waiver of the entire requirement. Surrounding Development The subject property fronts Henriette Delille Street where it branches off and begins from St. Claude Avenue in the Marigny neighborhood. The property is located within an HMC-2 Historic Marigny/Tremé/Bywater Commercial District. This district covers most parcels with frontage on St. Claude and St. Bernard Avenues. There are three blocks of Henriette Delille Street also zoned HMC-2 District where it intersects near St. Bernard Avenue. The rest of Henriette Delille Street in the Treme neighborhood is residentially zoned. Lots in the area range in size. Several lots with frontage on Henriette Delille, St. Claude Avenue, and McShane Place are atypically shallow in depth because of the re-orientation of several side-street-facing lots toward St. Claude Avenue in order to face the major corridor. Other lots are atypically shallow or irregularly shaped because of the curvature of McShane Place which has caused irregularly shaped squares. Historic Sanborn maps show that the subject property was once developed with dwellings that fronted St. Anthony Street. These dwellings were likely demolished and replaced with the existing properties at the site sometime between 1908 and BZA

5 Uses along St. Claude Avenue are mixed with residential, institutional, and commercial land uses located adjacent to one another. Along two blocks of Henriette Delille Street, between St. Bernard Avenue and St. Claude Avenue, the land uses are primarily residential. Most lots are developed with historic single- and two-family residences that stand one or two stories tall. These structures primarily include traditional shotgun homes. The property directly adjacent to the subject property on its Pauger Street side is a historic school structure which was recently converted to a multi-family residence for elderly inhabitants. Most residential structures in the surrounding district are built to or near front and side property lines as is a characteristic development pattern of historic neighborhoods. The staff noted that as a result of the age and density of the area, it is not common for historic residential properties, or smaller historic commercial properties to provide off-street parking. The recently converted school building-to-residence provides a side yard parking lot which swings around the subject property and includes a means of ingress and egress from both Henriette Delille and St. Anthony Streets. Because of the prevalence of irregularly shaped lots in the area, the staff also noted that it is very common for developments to cover most of their respective lots, providing minimal if no open space. Using aerial imagery, the staff surveyed 52 surrounding properties within the HMC-2 District. Of the 42 developed parcels, 20 appear to be built with insufficient open space. These properties include both residential and commercial land uses. Figure 3 below shows the surrounding properties with insufficient open space. The blue notation indicates commercial land use, while the red indicates residential land use. Figure 3. Developments in the area with insufficient open space, commercial land uses (blue), residential land uses (red). 5 BZA

6 Impact and Analysis According to the Comprehensive Zoning Ordinance, the Board of Zoning Adjustments must consider the following criteria in order to determine what impact the requested variance would have on adjacent properties if it were approved. The procedure affords an applicant relief from the strict requirements of the zoning law when unnecessary hardship or practical difficulty exists. 1. Do special conditions and circumstances exist which are peculiar to the land, structure, or building involved which are not applicable to other lands, structures, or buildings in the same zoning district? Yes. There do exist unique and unusual circumstances related to the site which are not applicable to other properties in the HMC-2 District. The subject property consists of a corner parcel which has been re-oriented to front along Henriette Delille Street and face St. Claude Avenue. Several other nearby properties have a similar condition, and as a result are typically shallower and smaller in area than other lots on the squares with frontage on other interior streets. Being only in depth, the three buildings would have to shorten beyond their existing footprints in a manner inconsistent with the dimension of other shotgun properties, in order to be compliant with the open space ratio and parking requirements. Although there is a special condition related to the site, the staff does not believe this condition justifies the requested waiver of the open space ratio and the large waiver of parking. The site previously provided sufficient open space ratio prior to the construction of the unpermitted addition onto the middle property. It should also be noted that if the site were to be used for only commercial purposes, then the proposed provision of open space ratio would meet the minimum requirement for commercial use at Moreover, if the properties were to continue to be used as mixed-use or if they were all converted to solely commercial properties, the existing parking deficiency would be grandfathered to the site, or no parking would be required if each building was used for commercial purposes. The conversion of the site to multiple short-term rental units at a greater density level than exists currently greatly increases the minimum parking requirement attached to the site. 2. Will the literal interpretation of the provisions of the ordinance deprive the applicant of rights commonly enjoyed by other properties in the same district? Yes. As it relates to the proposed waiver of open space, literal interpretation of the ordinance would deprive the applicant of commonly enjoyed rights. As mentioned previously in this report, there are several residential properties nearby within the HMC-2 District that do not appear to provide the required open space ratio. See Figure 3. No. As it relates to the proposed waiver of off-street parking, literal interpretation of the ordinance would not deprive the applicant of commonly enjoyed rights. It is common in the area for residential properties in the HMC-2 District to be constructed with singlefamily or two-family historic shotgun or Creole cottage residences. They are typically 6 BZA

7 built to the front property line and close to both side yards. As a result, most are grandfathered the one or two off-street parking spaces, and parking, if needed, typically occurs on street. The subject property is also grandfathered two parking spaces. Commercial short-term rentals are not a common land use within the area, currently or have they been historically. Furthermore, the staff found no examples of other variances granted of the off-street parking requirement for short-term rentals. Therefore, there are no common property rights enjoyed by others in the district of such an extensive parking deficiency. 3. Do any special conditions and circumstances result from the actions of the applicant or any other person who may have (or had) an interest in the property? Yes. While the applicant has not created the unique condition of the site, which is its uniquely shallow depth as a result of its re-orientation toward the commercial thoroughfare, the applicant s action of renovating the three buildings as well as his changing the property s use to multiple commercial short-term rental units has created the newfound deficiencies and the need for variances. As mentioned previously, the site is grandfathered two parking spaces; thus, in its current operation as a mixed-use (commercial/residential) development, the site is currently compliant with the parking regulations. The site would also not be required to provide off-street parking if the buildings were to be used for commercial purposes, since commercial uses in the HMC-2 District less than 3,000 square feet in area are exempt of the off-street parking requirements. The site would also meet the 0.20 minimum open space ratio requirement if the buildings were to be used for commercial purposes. It is the applicant s proposed action of expanding the footprint of the properties as well as his interest in changing the use of the property which have caused the need for variances. 4. Will the granting of the variance confer on the applicant any special privilege which is denied by this ordinance to other lands, structures, or buildings in the same district or similarly situated? No. As it relates to the proposed waiver of open space, the granting of the variance would not confer on the applicant a special privilege. As mentioned previously in this report, there are several residential properties nearby within the HMC-2 District that do not appear to provide the required open space ratio. Moreover, most corner properties in the few adjacent blocks surrounding the site, with conditions similar to the subject property, appear to be built in such a way as to cover most of the site, providing minimal if any open space. Most of these properties are historic single or two-family residences, and have been grandfathered these deficiencies of open space. Yes. As it relates to the proposed waiver of off-street parking, the granting of the variance would confer on the applicant a special privilege. Most properties in the area consist of single-family, two-family, and small-scale commercial uses. The majority of residential properties are historic and are grandfathered either one or two off-street parking spaces, as is the subject property. Most of the commercial uses in the area do not provide off-street parking, but on account of their size, are not required off-street parking. 7 BZA

8 The applicant proposes changing the use of the property to a commercial short-term rental with a total of 17 guest rooms and with a parking requirement of 10 spaces. A commercial short-term rental is not a common historic or current use in the area, nor is the associated proposed parking deficiency. Thus, the granting of the proposed waiver of 8 off-street parking spaces would indeed grant a special privilege to the applicant which is not experienced by other properties in the area. The staff found only one recent request for an off-street parking waiver in the HMC-2 District since the adoption of the new CZO. 5 This request, however, was for a multi-family development in a warehouse. There have been no off-street parking waiver requests for commercial developments or commercial short term rentals. 5. Will the variance(s), if granted, alter the essential character of the locality? No. As it relates to the proposed waiver of open space, the granting of the variance would not alter the essential character of the locality. The staff found that it is very common for developments to cover most of their respective lots, providing minimal if no open space. As such, the variance, if granted, would not create any deviation from this development norm. Yes. Though it is common for residential and commercial uses in the area to not provide off-street parking, there is no real precedent for commercial short term rentals with such an extensive parking deficiency as proposed. The staff would thus argue that the requested parking waiver, if granted, would set a precedent for future requests for waivers, which in sum would alter the character of the locality. 6. Will strict adherence to the property regulations result in a demonstrable hardship upon the owner, as distinguished from mere inconvenience? No. Strict adherence to the property regulations would not result in a demonstrable hardship upon the owner. The property has historically provided the required open space prior to the construction of the illegal addition onto the center property. The applicant could also use the property as commercial and the proposed ground floor footprint of the buildings would supply the needed 0.20 open space ratio. As it applies to the request for off-street parking, the applicant is currently able to use the buildings as a mixed-use development without a variance; thus, the requested variance of 8 spaces is not related to actual hardship. 7. Is the purpose of the variance based exclusively upon a desire to serve the convenience or profit of the property owner, or other interested party(s)? 5 BZA Yes. As mentioned previously in Question 6, the site has historically supplied sufficient open space; therefore, the applicant is able to use the property and meet the requirements of the ordinance. The requested variance of open space is based on the applicants desire to expand the footprint of the property, which is based on convenience and profit. So too is the requested waiver of off-street parking. As mentioned previously, the site is 8 BZA

9 currently legally non-conforming in regards to off-street parking compliance. The site is grandfathered 2 parking spaces, and can therefore continue to operate as a mixed-use development. The site could also operate as solely commercial and would likely not be required to provide off-street parking because of the HMC-2 District exemption. The applicant s desire to convert the property into five commercial short term rental units with 17 guest rooms has prompted the need for variances and this request. 8. Will the variance be detrimental to the public welfare, or injurious to other property or improvements in the neighborhood in which the property is located? No. The requested variances would not result in these impacts. 9. Will the variance impair the adequate supply of light and air to adjacent property, substantially increase traffic congestion in the public street, increase the danger of fire, or endanger the public safety? No. The variance of open space would not greatly impact the supply of light and air to adjacent property, as the proposed building footprints are similar in dimension to what is provided by surrounding properties. The buildings would remain setback from each other in the same amount, and if renovated with fire-rated material in compliance with the building code, should not increase the danger of fire. Yes. The proposed variance of off-street parking would not result in the light/air/fire impacts, but could increase traffic congestion by increasing the demand for parking on the public street. Staff Recommendation Based on this report, the staff finds that the requested variance from the provisions of Article 10, Section 10.3.A (Table 10-2) fails to meet three (3) of the nine (9) criteria of the Standards for Variance of Article 4, Section 4.6.F, in that: The actions of the applicant have created the special circumstances which have resulted in the need for variances; Denial of the variances will not result in a demonstrable hardship; and The purpose of the variance is based exclusively on the convenience and profit of the applicant. The staff also finds that the requested variance from the provisions of Article 22, Section 22.4.A (Table 22-1) fails to meet all of the seven (7) of the nine (9) criteria of the Standards for Variance of Article 4, Section 4.6.F, in that: Denial of the variances would not deprive the applicant of commonly enjoyed rights; The actions of the applicant have created the special circumstances which have resulted in the need for variances; Granting the variance will confer on the applicant a special privilege; 9 BZA

10 Granting the variance will alter the essential character of the locality; Denial of the variance will not result in a demonstrable hardship; The purpose of the variance is based exclusively on the convenience and profit of the applicant; and Granting the variance could increase traffic in the public street. Therefore, the staff recommends DENIAL of the requested variances. 10 BZA

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15 CBD DRAWN BY Rohan Dawra Existing Building Photos DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x Structural Renovation Henriette Delille St. New Orleans, LA Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA / LC THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. CLIENT ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. ENGINEER AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. ISSUE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. PROJECT THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE

16 LEFT SIDE RIGHT SIDE THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. 3'-2" 6'-0" THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. REAR SIDE 6" 3'-8" 3'-4" ST. ANTHONY AVE 78.10' ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. 3'-0" EXISTING ZONING INFO: ZONING/DISTRICT: HMC-2 LOT DIMENSIONS: 78 W x 63 D LOT AREA: 4,914ft² LOT COVERAGE: 4,142ft² OPEN SPACE: 772ft² (16%) THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. PARKING: 0ft² EXISTING FLOOR AREA: 4,142ft² MIN. SETBACKS: 0-0" FRONT SIDE 0-6 REAR SIDE 0-0" LEFT SIDE 3-0" RIGHT SIDE HEIGHT: ~27-0" CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA ISSUE DRAWN BY CBD / '-4" 1'-8" PROJECT Structural Renovation Henriette Delille St. New Orleans, LA DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 1 EXISTING SITE PLAN SCALE - 3/16" = 1'0" HENRIETTE DELILLE ST. FRONT SIDE SITE PLAN INFORMATION TAKEN FROM J.J KREBS SURVEY JAN Existing Site Plan 3 SITE SURVEY 03

17 LEFT SIDE L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. ST. ANTHONY AVE 3'-2" THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. IMAGINARY PL RIGHT SIDE 27'-4" MUNICIPAL NO & 1803 PERIMETER OF BUILDING 10" 60'-10" 5'-0" 10" 10" 12'-5" THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. REAR SIDE 17'-0" 78.10' A/C UNITS MUNICIPAL NO PERIMETER OF BUILDING 1'-0" 51'-9" 1'-0" 3-4 IMAGINARY PL 28'-0" MUNICIPAL NO & 1809 PERIMETER OF BUILDING ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. 3'-0" 60'-4" PROPERTY LINE THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. PROPOSED ZONING INFO: ZONING/DISTRICT: HMC-2 LOT DIMENSIONS: 78 W x 63 D LOT AREA: 4,914ft² LOT COVERAGE: 4,105ft² (-57ft²) OPEN SPACE: 829ft² (+ 57ft²) (17%) PARKING: 0ft² (no change) FLOOR AREA: 6,932ft² (+2,790ft²) MIN. SETBACKS: 0-0" FRONT SIDE (no change) 3-2 REAR SIDE (no change) 0-0" LEFT SIDE (no change) 3-0 RIGHT SIDE (no change) HEIGHT: ~37-0" (+11-0 ) CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA ISSUE DRAWN BY CBD / DEMOLITION ESTIMATE: SQUARE FOOTAGE: EXISTING - 4,142ft² REMOVED - 507ft² REPLACED - 360ft² ROOF: PROJECT Structural Renovation Henriette Delille St. New Orleans, LA REMOVED - 507ft² REPLACED - 360ft² DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 1 PROPOSED SITE PLAN SCALE - 3/16" = 1'0" HENRIETTE DELILLE ST. FRONT SIDE SITE PLAN INFORMATION TAKEN FROM J.J KREBS SURVEY JAN ENCROACHMENTS: PUBLIC PROPERTY: 1803 BALCONY 1807 STAIRS 1809 STAIRS GENERAL NOTES: OWNER SHALL SEEK APPROVAL FROM THE DEPARTMENT OF PROPERTY MANAGEMENT FOR ALL ENCROACHMENTS ON/OVER PUBLIC PROPERTY, WHETHER EXISTING OR NEW. Proposed Site Plan 04

18 LEFT SIDE RIGHT SIDE L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. 1,594ft² THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. REAR SIDE 858ft² 1,689ft² ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. GENERAL NOTES: 1. SMOKE DETECTORS SHALL BE PROVIDED OUTSIDE SLEEPING AREAS AND INSIDE EACH BEDROOM AS REQUIRED BY SEC. R314 IRC 2012 ED. 2. APPROVED CARBON MONOXIDE DETECTORS SHALL BE PROVIDED OUTSIDE EACH SEPARATE SLEEPING AREA FOR ANY DWELLING WITH AN ATTACHED GARAGE OR FUEL-FIRED APPLIANCES 3. BATHROOM VENTILATION: TOILET ROOMS AND BATHROOMS TO BE MECHANICALLY VENTILATED IN ACCORDANCE WITH SECTION 1507 OF THE IBC 2012 ED. 4. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD AS PER SECTION R302.7 OF THE IRC 2012 ED. 5. EXTERIOR WALLS LESS THAN THREE FEET FROM PROPERTY LINES MUST BE FIRE RESISTANCE RATED AT ONE HOUR WITH EXPOSURE FROM BOTH SIDES AS REQUIRED BY R302.1 IRC 2012 ED. AS AMENDED BY THE CITY OF NEW ORLEANS 6. WHEN FLOOR ASSEMBLIES ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY SECTION R302.3, THE SUPPORTING CONSTRUCTION OF SUCH ASSEMBLIES SHALL HAVE AN EQUAL OR GREATER FIRE-RESISTANCE RATING. SECTION R IRC WINDOW & GLASS NOTES: 1. ALL WINDOW SIZES ARE APPROXIMATE AND/OR SELECTED BY OWNER. VERIFY WITH WINDOW MANUFACTURER FOR AVAILABLE SELECTIONS AND SIZING. 2. ALL GLASS IN EXTERIOR DOORS AND WINDOWS TO BE DOUBLE GLAZED. CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA / WINDOWS IN BUILDINGS LOCATED IN WIND BORNE DEBRIS REGIONS SHALL HAVE GLAZED OPENINGS PROTECTED FROM WIND BORNE DEBRIS. WOOD STRUCTURAL PANELS WITH A MIN. THICKNESS OF 1/2" AND MAX SPAN OF 8 FEET SHALL BE PERMITTED FOR OPENING PROTECTION IN ONE AND TWO STORY BUILDINGS. PANELS ISSUE DRAWN BY CBD SHALL BE PRECUT TO COVER THE GLAZED BILLBOARD COLUMN (4) OPENINGS WITH ATTACHMENT PROVIDED. 4. IMPACT RESISTANT GLASS TO MEET ASTM E-1886 AND E-1996/WMDA HALLMARK PROGRAM. 5. *EGRESS WINDOW TO HAVE NET CLEAR OPENING OF 5.7 SQUARE FEET MIN.* 6. W I N D O W S I N S T A L L E D I N B A T H T U B ENCLOSURES, LESS THAN 60 FROM THE FLOOR, REQUIRE SAFETY GLAZING IN ACCORDANCE WITH SECTION R OF THE IRC 2012 ED. 7. WINDOWS INSTALLED IN STAIR ENCLOSURES AND WITHIN 5 FT. OF BOTTOM OF STAIRS REQUIRE SAFETY GLAZING PER R , IRC 2012 PROJECT Structural Renovation Henriette Delille St. New Orleans, LA ED. DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 1 EXISTING 1ST FLOOR PLANS - 4,142ft² SCALE - 1/4 = 1'0" REMOVED FRONT SIDE PLUMBING NOTES 1.GENERAL CONTRACTOR RESPONSIBLE FOR PROVIDING DESIGN/BUILD PLUMBING SERVICES FOR PROJECT. 2. WORK TO COMPLY WITH ALL APPLICABLE CODES. WORK TO BE COORDINATED AND REVIEWED FOR COMPLIANCE WITH DESIGN REQUIREMENTS PRIOR TO INSTALL. 3. ALL WORK SHALL BE PERFORMED BY LICENSED INDIVIDUALS TO PERFORM THEIR SAID WORK, AS OUTLINED BY LAW. 4. SEE FLOOR PLAN FOR BASIC PLUMBING FIXTURES. NOT ALL EQUIPMENT AND FIXTURES A R E S H O W N O R N O T E D, P L U M B I N G CONTRACTOR TO PROVIDE ALL NECESSARY PARTS AND EQUIPMENT FOR COMPLETE INSTALLATION. 5. HOT WATER AND DRAIN PIPES SHALL BE INSULATED OR OTHERWISE CONFIGURED TO PROTECT AGAINST CONTACT. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER LAVATORIES. Existing Floor Plans 05

19 LEFT SIDE RIGHT SIDE L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. 61'-0" UP BEDROOM 1 BEDROOM 2 THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. 27'-4" 1,662ft² UP THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. REAR SIDE 825ft² BEDROOM 1 14'-10" UP 51'-9" UP 28'-0" 1,689ft² BEDROOM 1 BEDROOM 1 ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. 60'-4" THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. GENERAL NOTES: 1. SMOKE DETECTORS SHALL BE PROVIDED OUTSIDE SLEEPING AREAS AND INSIDE EACH BEDROOM AS REQUIRED BY SEC. R314 IRC 2012 ED. 2. APPROVED CARBON MONOXIDE DETECTORS SHALL BE PROVIDED OUTSIDE EACH SEPARATE SLEEPING AREA FOR ANY DWELLING WITH AN ATTACHED GARAGE OR FUEL-FIRED APPLIANCES 3. BATHROOM VENTILATION: TOILET ROOMS AND BATHROOMS TO BE MECHANICALLY VENTILATED IN ACCORDANCE WITH SECTION 1507 OF THE IBC 2012 ED. 4. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD AS PER SECTION R302.7 OF THE IRC 2012 ED. 5. EXTERIOR WALLS LESS THAN THREE FEET FROM PROPERTY LINES MUST BE FIRE RESISTANCE RATED AT ONE HOUR WITH EXPOSURE FROM BOTH SIDES AS REQUIRED BY R302.1 IRC 2012 ED. AS AMENDED BY THE CITY OF NEW ORLEANS 6. WHEN FLOOR ASSEMBLIES ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY SECTION R302.3, THE SUPPORTING CONSTRUCTION OF SUCH ASSEMBLIES SHALL HAVE AN EQUAL OR GREATER FIRE-RESISTANCE RATING. SECTION R IRC WINDOW & GLASS NOTES: 1. ALL WINDOW SIZES ARE APPROXIMATE AND/OR SELECTED BY OWNER. VERIFY WITH WINDOW MANUFACTURER FOR AVAILABLE SELECTIONS AND SIZING. 2. ALL GLASS IN EXTERIOR DOORS AND WINDOWS TO BE DOUBLE GLAZED. 3. WINDOWS IN BUILDINGS LOCATED IN WIND BORNE DEBRIS REGIONS SHALL HAVE GLAZED OPENINGS PROTECTED FROM WIND BORNE DEBRIS. WOOD STRUCTURAL PANELS WITH A MIN. THICKNESS OF 1/2" AND MAX SPAN OF 8 FEET SHALL BE PERMITTED FOR OPENING PROTECTION IN ONE AND TWO STORY BUILDINGS. PANELS SHALL BE PRECUT TO COVER THE GLAZED CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA ISSUE DRAWN BY CBD / BEDROOM 3 OPENINGS WITH ATTACHMENT PROVIDED. 4. IMPACT RESISTANT GLASS TO MEET ASTM E-1886 AND E-1996/WMDA HALLMARK PROGRAM. 5. *EGRESS WINDOW TO HAVE NET CLEAR OPENING OF 5.7 SQUARE FEET MIN.* 6. W I N D O W S I N S T A L L E D I N B A T H T U B ENCLOSURES, LESS THAN 60 FROM THE FLOOR, REQUIRE SAFETY GLAZING IN ACCORDANCE WITH SECTION R OF THE IRC 2012 ED. 7. WINDOWS INSTALLED IN STAIR ENCLOSURES AND WITHIN 5 FT. OF BOTTOM OF STAIRS REQUIRE SAFETY GLAZING PER R , IRC 2012 PROJECT Structural Renovation Henriette Delille St. New Orleans, LA ED. DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 2 BEDROOM 4 PROPOSED 1ST FLOOR PLANS - 4,312ft² SCALE - 1/4 = 1'0" UP UP 17'-0" FRONT SIDE UP UP UP PLUMBING NOTES 1.GENERAL CONTRACTOR RESPONSIBLE FOR PROVIDING DESIGN/BUILD PLUMBING SERVICES FOR PROJECT. 2. WORK TO COMPLY WITH ALL APPLICABLE CODES. WORK TO BE COORDINATED AND REVIEWED FOR COMPLIANCE WITH DESIGN REQUIREMENTS PRIOR TO INSTALL. 3. ALL WORK SHALL BE PERFORMED BY LICENSED INDIVIDUALS TO PERFORM THEIR SAID WORK, AS OUTLINED BY LAW. 4. SEE FLOOR PLAN FOR BASIC PLUMBING FIXTURES. NOT ALL EQUIPMENT AND FIXTURES A R E S H O W N O R N O T E D, P L U M B I N G CONTRACTOR TO PROVIDE ALL NECESSARY PARTS AND EQUIPMENT FOR COMPLETE INSTALLATION. 5. HOT WATER AND DRAIN PIPES SHALL BE INSULATED OR OTHERWISE CONFIGURED TO PROTECT AGAINST CONTACT. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER LAVATORIES. Proposed 1st Floor 06 Plans

20 LEFT SIDE RIGHT SIDE THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. L C DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. 60'-9" 10'-0" 5'-6" 10'-4" 10'-6" 2'-8" 2'-8" 10'-0" 6'-0" 3 BEDROOM 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 27'-4" 1,662ft² COVERED BALCONY DN PROPOSED 2ND FLOOR PLANS - 3,083ft² SCALE - 1/4 = 1'0" REAR SIDE 570ft² 17'-0" BEDROOM 2 BEDROOM 3 FRONT SIDE DN 33'-5" DN 28'-0" 868ft² BEDROOM 2 BEDROOM 2 BEDROOM 3 BEDROOM 3 DN 30'-10" THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. GENERAL NOTES: 1. SMOKE DETECTORS SHALL BE PROVIDED OUTSIDE SLEEPING AREAS AND INSIDE EACH BEDROOM AS REQUIRED BY SEC. R314 IRC 2012 ED. 2. APPROVED CARBON MONOXIDE DETECTORS SHALL BE PROVIDED OUTSIDE EACH SEPARATE SLEEPING AREA FOR ANY DWELLING WITH AN ATTACHED GARAGE OR FUEL-FIRED APPLIANCES 3. BATHROOM VENTILATION: TOILET ROOMS AND BATHROOMS TO BE MECHANICALLY VENTILATED IN ACCORDANCE WITH SECTION 1507 OF THE IBC 2012 ED. 4. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD AS PER SECTION R302.7 OF THE IRC 2012 ED. 5. EXTERIOR WALLS LESS THAN THREE FEET FROM PROPERTY LINES MUST BE FIRE RESISTANCE RATED AT ONE HOUR WITH EXPOSURE FROM BOTH SIDES AS REQUIRED BY R302.1 IRC 2012 ED. AS AMENDED BY THE CITY OF NEW ORLEANS 6. WHEN FLOOR ASSEMBLIES ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY SECTION R302.3, THE SUPPORTING CONSTRUCTION OF SUCH ASSEMBLIES SHALL HAVE AN EQUAL OR GREATER FIRE-RESISTANCE RATING. SECTION R IRC WINDOW & GLASS NOTES: 1. ALL WINDOW SIZES ARE APPROXIMATE AND/OR SELECTED BY OWNER. VERIFY WITH WINDOW MANUFACTURER FOR AVAILABLE SELECTIONS AND SIZING. 2. ALL GLASS IN EXTERIOR DOORS AND WINDOWS TO BE DOUBLE GLAZED. 3. WINDOWS IN BUILDINGS LOCATED IN WIND BORNE DEBRIS REGIONS SHALL HAVE GLAZED OPENINGS PROTECTED FROM WIND BORNE DEBRIS. WOOD STRUCTURAL PANELS WITH A MIN. THICKNESS OF 1/2" AND MAX SPAN OF 8 FEET SHALL BE PERMITTED FOR OPENING PROTECTION IN ONE AND TWO STORY BUILDINGS. PANELS SHALL BE PRECUT TO COVER THE GLAZED OPENINGS WITH ATTACHMENT PROVIDED. 4. IMPACT RESISTANT GLASS TO MEET ASTM E-1886 AND E-1996/WMDA HALLMARK PROGRAM. 5. *EGRESS WINDOW TO HAVE NET CLEAR OPENING OF 5.7 SQUARE FEET MIN.* 6. W I N D O W S I N S T A L L E D I N B A T H T U B ENCLOSURES, LESS THAN 60 FROM THE FLOOR, REQUIRE SAFETY GLAZING IN ACCORDANCE WITH SECTION R OF THE IRC 2012 ED. 7. WINDOWS INSTALLED IN STAIR ENCLOSURES AND WITHIN 5 FT. OF BOTTOM OF STAIRS REQUIRE SAFETY GLAZING PER R , IRC 2012 ED. PLUMBING NOTES 1.GENERAL CONTRACTOR RESPONSIBLE FOR PROVIDING DESIGN/BUILD PLUMBING SERVICES FOR PROJECT. 2. WORK TO COMPLY WITH ALL APPLICABLE CODES. WORK TO BE COORDINATED AND REVIEWED FOR COMPLIANCE WITH DESIGN REQUIREMENTS PRIOR TO INSTALL. 3. ALL WORK SHALL BE PERFORMED BY LICENSED INDIVIDUALS TO PERFORM THEIR SAID WORK, AS OUTLINED BY LAW. 4. SEE FLOOR PLAN FOR BASIC PLUMBING FIXTURES. NOT ALL EQUIPMENT AND FIXTURES A R E S H O W N O R N O T E D, P L U M B I N G CONTRACTOR TO PROVIDE ALL NECESSARY PARTS AND EQUIPMENT FOR COMPLETE INSTALLATION. 5. HOT WATER AND DRAIN PIPES SHALL BE INSULATED OR OTHERWISE CONFIGURED TO PROTECT AGAINST CONTACT. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER LAVATORIES. CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA ISSUE DRAWN BY CBD PROJECT Structural Renovation Henriette Delille St. New Orleans, LA Proposed 2nd Floor / Plans

21 THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. ISSUE DRAWN BY CBD L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA / FRONT ELEVATION SCALE - 1/4 = 1'0" DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 PROJECT Structural Renovation Henriette Delille St. New Orleans, LA REAR ELEVATION SCALE - 1/4 = 1'0" Proposed Building 08 Elevations

22 THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. ISSUE DRAWN BY CBD L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED RIGHT ELEVATION SCALE - 3/16 = 1'0" LEFT ELEVATION SCALE - 3/16 = 1'0" THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA / RIGHT ELEVATION SCALE - 3/16 = 1'0" LEFT ELEVATION SCALE - 3/16 = 1'0" PROJECT Structural Renovation Henriette Delille St. New Orleans, LA DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x RIGHT ELEVATION SCALE - 3/16 = 1'0" LEFT ELEVATION SCALE - 3/16 = 1'0" Proposed Building 09 Elevations

23 THIS DOCUMENT HAS BEEN PREPARED UNDER MY DIRECT SUPERVISION. TO THE BEST OF MY KNOWLEDGE, REQUIREMENTS OF THE APPLICABLE CODES HAVE BEEN MET. I WILL NOT PERFORM PERIODIC OBSERVATIONS DURING THE COURSE OF CONSTRUCTION. THESE DOCUMENTS AND THE IDEAS AND DESIGNS USED HEREIN ARE THE INSTRUMENTS OF PROFESSIONAL SERVICE AND ARE THE PROPERTY OF THOMAS M. SMITH & LAND COVER LLC. NO USE OF ANY PART OF THESE DOCUMENTS IS AUTHORIZED WITHOUT THE WRITTEN PERMISSION OF THOMAS M. SMITH & LAND COVER LLC. ENGINEERING SERVICES DO NOT GUARANTEE COMPETENCE OF THE CONTRACTOR BUILDING THE PROJECT. THOMAS M. SMITH & LAND COVER LLC ACCEPTS NO LIABILITY FOR METHODS USED BY THE CONTRACTOR, NOR ASSUMES RESPONSIBILITY FOR JOB SAFETY AS REQUIRED BY THE LAWS AND REGULATIONS. ISSUE DRAWN BY CBD L C THESE DRAWINGS REPRESENT THE DESIGNERS INTENT ONLY. THE CONTRACTOR IS RESPONSIBLE FOR STRUCTURAL INTEGRITY OF THE PROPOSED DESIGN & FOR COMPLIANCE WITH ALL STATE AND LOCAL CODES. ALL DIMENSIONS ARE APPROXIMATE. FIELD VERIFICATION IS REQUIRED. THESE DRAWINGS ARE PREPARED TO SHOW KEY ARCHITECTURAL ELEMENTS AND SHOULD NOT BE CONSIDERED ALL INCLUSIVE. THEY ARE FOR CONCEPTUAL APPROVAL & PERMITS ONLY. NOT FOR CONSTRUCTION. CLIENT Rohan Dawra ENGINEER Thomas M. Smith P.E Consulting Engineer 6516 Boutall St, Metairie, LA / DRAWING SCALE FOR 24x36 PAPER SIZE. USE 2X SMALLER SCALE FOR 12x18 PROJECT Structural Renovation Henriette Delille St. New Orleans, LA FRONT PERSPECTIVE SCALE - N.T.S Front Perspective 1 10

24 Henriette Delille To the Board of Zoning Adjustments, A variance is being sought for parking and open space requirements due to the existing building footprints. Camel backs additions are being proposed converting existing commercial buildings to residential. In order to meet open space requirements an entire building would have to be removed from the site. The same applies for parking. The proposed renovation would reduce the footprint and increase open space. 1. Special conditions and circumstances exist that are peculiar to the land or structure involved and are not generally applicable to other lands or structures in the same zoning district. The existing buildings and their footprint/setbacks allow for no way to provide off street parking. The existing footprint is below the required open space requirement. 2. Literal interpretation of the provision of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance. Owner would have to demolish and entire building to meet open space requirements and would have to demolish significant portions of existing to provide parking. 3. The special conditions and circumstances do not result from the actions of the applicant or any other person who may have had an interest in the property. The existing footprints of the building, permitted and un-permitted, were made by the previous owner approximately 8 years ago. 4. Granting the variance requested will not confer on the applicant any special privilege which is denied by this Ordinance to other lands or structures in the same district or similarly situated area. The existing footprints of the building are unique to this property and do not reflect any special privilege sought, merely existing circumstances. 5. The variance, if granted, will not alter the essential character of the locality. From a zoning perspective, the essential character will remain exactly the same from the public right of way. Open space will be increased. 6. Strict adherence to the regulations by the property would result in a demonstrable hardship upon the owner, as distinguished from mere inconvenience. The owner would have to demolish or significantly alter buildings already in place to allow for requirements. 7. The request for the variance is not based primarily upon a desire to serve the convenience or profit of the property owner or other interested party(s). As stated previously, The owner would have to demolish or significantly alter buildings already in place to allow for requirements. 8. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 9. The property variance will not impair an adequate supply of light and air to adjacent property, increase substantially the congestion in the public street, increase the danger of fire, or endanger the public safety. The properties are bounded by a street on two sides and a driveway on two sides. It will not engender public safety.

25 Date of Report: December 02, 2017 Project Name: Henriette Delille Overview: This report provides results of the implementation of the Project Neighborhood Participation Program for properties located at Henriette Delille St. The applicant is seeking a variance for parking and opens space requirements. This report provides a summary of contacts with citizens, neighbors, public agencies, and interested parties. Opportunities have been provided to learn about and comment on the proposed plans and actions. Comments, sign-in lists, petitions, letters, summary sheets, and other materials are attached. Contact: Rohan Dawra 123 Brookshire Gardens Dr. Lafayette, LA rohan_dawra@yahoo.com Neighborhood Meetings: The following dates and locations of all meetings where citizens were invited to discuss the applicant s proposal [comments, sign in lists, and other feedback are attached]. 1. November 30th, Henriette Delille St. 4pm 5pm, 4 people in attendance. Correspondence and Telephone Calls: 1. November 14th, 2017 letters mailed to contact list, including homes, apartments neighborhood associations, churches, and schools. 2. November 20th discussed proposal with neighbor via phone call. 3. November 30th one invited neighbor shows to meeting. Supportive of project. Results: There were 175 persons/addresses invited to the community meeting. See summary below: 1. Summary of concerns, issues and problems: Intended property use (phone call) 2. How concerns, issues and problems will be addressed: Intended use is irrelevant to BZA waiver and allowed by zoning. 3. Concerns, issues, and problems not addressed and why: N/A

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