ADAPTIVE REUSE WORK SAMPLES 2018
Contents FIRM PROFILE
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ADAPTIVE REUSEE & HISTORIC REHABILITATION
OUR APPROACH DESIGN PROCESS
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OUR COMMITMENT
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FEATURED WORK
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AWARDS
ADAPTIVE REUSE PORTFOLIO 2018
Firm Profile Founded by Peter Trapolin in 1981, Trapolin-Peer Architects is a creative, detail-oriented team of architects, projects managers, and designers dedicated to bringing the best solutions to our clients while positively impacting the community. We pride ourselves on our exceptional client relationships and our unmatched attention to detail. As a result of this focus, we are leaders in our field. We operate with strong Principal participation throughout the entire design process. Our project managers and designers are committed to customer service, quality design, and the production of detailed construction documents that enable efficient construction progress. The Trapolin-Peer team works in a culture of collaboration and team structure to best serve the client’s goals and project needs. Using a collaborative approach, our skilled team has developed strong relationships with their clients, consultants, and contractors. The firm’s design philosophy includes a thorough planning, regulatory approval, and programming phase to ensure that the client’s needs are exceeded at every level of the project. Principals Peter Trapolin, Paula Peer, Senior Associate Ashley King as well as Associates Gene Guidry, Gabriel Virdure, Shea Trahan and Kevin Barns work with an experienced and creative staff of over 30 architects and interior designers whose successes encompass a wide range of projects including multi-family residential, hospitality, custom residential, education, and municipal project types. Our commitment to quality design has been recognized over the years and has consistently earned us a host of awards and honorable achievements. Trapolin-Peer Architects has earned its reputation by paying special attention to the intricacies of each project, as well as providing superior client services, as well as providing thoughtfully designed, intentionally crafted, inspired solutions.
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ADAPTIVE REUSE PORTFOLIO 2018
2018
Factors Row - completed in 2017 - is a 79,740 Sq. Ft. renovation and envelope preservation of a historic 1869 office building into mixed-use, multi-family units
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Adaptive Reuse & Historic Rehabilitation With a portfolio of 100+ historic renovation projects, Trapolin-Peer Architects (TPA) is considered a top firm in adaptive reuse. All members of the TPA team have training and experience in the approach needed to modify or upgrade existing buildings. Solutions, both creative and functional, are designed sensitively so as not to disrupt the original character of existing spaces. Through the historic rehabilitation of numerous buildings in the Warehouse District of New Orleans, Peter Trapolin and TPA have contributed significantly to the transformation of this previously industrial, waterfront district. The revitalized neighborhood now blends residential, museums, tourism, galleries, commercial, retail, and hospitality. HISTORIC STRUCTURES & MODERN LIVING Existing buildings pose unique challenges such as code compliance upgrades and the inclusion of today’s modern amenity standards. Through experience, TPA has developed solutions to incorporate necessary mechanical, electrical, and fire protection systems into existing buildings without sacrificing a building’s essential architectural or interior character. CERTIFIED REHABILITATION When income-producing historic properties are certified as having met the Standards for Rehabilitation, the property can qualify the owner for city, state, and federal tax benefits. This process involves several steps that require approval at both the state and federal levels. As experts of adaptive reuse, our team sets projects up for success from inception by designing with the standards in mind. Throughout a project’s lifespan, TPA is able to monitor that changes meet this criterion and are documented appropriately.
In order to obtain both state and federal historic tax credits, three-part applications are required. TPA is well versed in the nuances of each. Our existing relationships with the regulating offices and our knowledge of proper documentation and submission protocol keep projects moving smoothly through this intensive process. Once successful, site owners are able to monetize the tax credits to help them fund construction. Federal tax credits can offset up to 20% of renovation/preservation costs, while the State level allows 20%. 1. Part 1 applications are used to evaluate the historic significance of a given building and confirm that it qualifies as a “certified historic structure” for the purposes of the tax credit. This involves gathering information about the building and property from public records with the specific intention of determining the building’s date of construction, its original appearance, and the dates of various modifications. Using the existing drawings and additional on-site verification, TPA prepares floor plans for submission use. Photographs are taken of existing conditions for submission documentation. If appropriate the team conducts a pre-demolition walkthrough of the property with representatives of the State Historic Preservation Offices (SHPO) and National Park Service (NPS) to review the historic renovation approach. 2. Part 2 applications describe in detail the scope of planned rehabilitation work (treatment of windows, placement of partitions, treatment of interior trim and finishes, façade repair, HVAC design, etc.) and therefore can only be submitted after preliminary rehabilitation drawings have been prepared. During this process,we meet with a State Historic Preservation Officer to walk through the building and review the proposed changes. Obtaining SHPO input early in the process helps to inform our work and identify any elements of historical importance that they feel should be retained. 3. Part 3 applications document a project after it’s completion. We photograph and submit built conditions to both SHPO and NPS to verify that the project has been built according to the Secretary of Interior’s Standards.
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ADAPTIVE REUSE PORTFOLIO 2018
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Our approach to adaptive reuse and historic rehabilitation is a creative integration of historical research, building assessment, and contextual design. Because each project presents with unique challenges, is important to us that we first gain understanding of the special approach needed to modify or upgrade existing buildings and then sensitively design solutions that will not disrupt the character of the existing spaces. Our team applies its expertise and passion to create thoughtfully designed, intentionally crafted, inspired solutions for each of our historic renovation and adaptive reuse projects.
1. ASSESSMENT OF HISTORIC SIGNIFICANCE We begin by identifying the defining characteristics of a given structure and, if applicable, help owners and stakeholders navigate the process of historic resource recognition, evaluation, and approvals to create iconic places. 2. EVALUATION OF EXISTING SYSTEMS Most old buildings do not comply with regulations pertaining to fire safety and related protective measures. A thorough survey of any old building up for renovation should be undertaken to confirm the structural integrity and constructional quality of the building fabric. A code review of the existing circulation, rated wall and floor/ceiling assemblies is critical to informing what would be needed to repurpose the existing building with a new use and comply with prevailing building regulations. 3. ADAPTIVE REUSE OF EXISTING SPACES AND SYSTEMS Following the initial assessment and evaluation, we then begin to imagine how those features might creatively serve new purposes. We seek the best ways to respect a building’s original character, but allow for new additions or modifications with a contemporary design approach. Our work honors a site’s past while supporting the present and innovating for the future. . 4. RENOVATION OF OCCUPIED AND UNOCCUPIED BUILDINGS The transformation potential extends beyond the existing structure. Our design approach unveils new opportunities for older spaces, breathing life into abandoned sites, and bringing renewed vitality and opportunity to entire neighborhoods and communities.
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Design Process Establish Vision We consider the design process to be a journey, in which teamwork, collaboration, communication, relationships and shared vision are critical. Our goal is to not only to create beautiful and successful projects, but foster and maintain the shared passion and vision that makes the project rewarding for the whole team. During this kickoff phase, Trapolin-Peer engages the owner in discussions, thoughts, and explorations of the project’s scope, purpose, and functionality, as well as project requirements including budget and schedule. Together, we develop and refine a “vision” for the project, a shared concept that guides us through the all phases of design. Concept Design During the Concept Design Phase, our architecture and interiors teams become fully immersed in the project’s vision. Working alongside the client, a plan is created to deliver on both the needs and aspirations for the space. Trapolin-Peer takes into consideration the programming and operations of a space, pitches fresh ideas, and asks the hard questions that provide a clear design direction. Our team creates the story of the building and sources core mood imagery that will drive the look and feel of the project. This phase also includes the creation of floor plans and the exploration of basic massing studies. Regulatory Analysis / Schematic Design In order to identify and meet the regulatory requirements, Trapolin-Peer performs an in-depth analysis of the applicable codes pertaining to each unique project. A road map is laid to navigate the approvals process and identify the specific conditions that need met. The regulatory process is comprehensively outlined to best inform the design requirements as each project moves forward. Further spatial and material form is extrapolated from the initial Concept Designs. In this phase, floor plans are layered with circulation, spatial studies, adjacencies, and programmatic function. This is also when coordination of major components of the engineering systems begin. Design Development / Permit Set Design Development consists of a deeper dive into the detailed design of the building. By the end of this phase, designs are reviewed for adequate scope by project leadership and any necessary feedback is given. This facilitates the incorporation of more complex or nuanced features. Our team performs Life Safety and Code studies to prepare the building drawings for permitting. Working with the regulatory agency requirements, Trapolin-Peer and the other consultants will implement agency feedback into the drawings in order to meet compliance. Construction Documentation Construction Documentation takes the developed design and commits it to a form of drawings used by a builder. These drawings set forth, in detail, how the building components will come together and outlines the project scope using specifications, diagrams, and technical details along with the coordinated material provided by the project consultants. Construction Administration Trapolin-Peer continues architectural services through the entirety of the project to ensure quality of construction. We observe site conditions, provide valuable assistance to builders, and diligently respond to questions from the contracting team in order to ensure the design standards originally set forth are met.
left: early design sketches for Warehouse District Offices 11
A living green wall obscures the parking garage at 1100 Annunciation. Perforated metal panels allow jasmine to grow and cover the faรงade.
Our Commitment As a signatory of the AIA 2030 Commitment, Trapolin Peer Architects has integrated into our practice an ambitious sustainable and resilientdesign process. As one of 462 participating architecture firms, few of which based in Louisiana, a commitment has been made to prioritize and evaluate energy performance and carbon reductions in the design of new buildings, developments, and renovations. Our team has experience designing buildings across the certification spectrum and energy codes - from LEED, WELL, Spirit, etc. to ASHRAE, Energy Star and others. Each TPA project is designed with careful consideration of economic, cultural, and environmental resources. By doing so, our clients are provided long-term cost savings, structures capable of withstanding catastrophes before they occur are envisioned, and the effects of buildings’ waste and emissions on the environment are mitigated. This is done by focusing on efficiency, resiliency, adaptive reuse and wellness. Efficiency Of those analyzed, TPA projects perform at 50% energy use (EUI) reduction compared to the regional median for their building type. All projects, by 2020, will be at 80% below the regional median EUI for their building type, and net zero by 2030. Client budget and need are considered to establish and/or satisfy appropriate energy goals. Resiliency Rebuilding after climatic disaster has informed our design approach. The head-on the complexities of designing for the unpredictable climate of the gulf are addressed and efforts are made to keep storm water out of municipal systems. By raising office standards above code minimum yearly, TPA-projects’ capacity to store storm water will double by 2030. Successful storm water management plans for past projects have utilized bioswales, retention ponds, blue roofs, and underground cisterns. Adaptive Reuse Every building that is saved diverts materials from landfill, utilizes the embodied energy of existing materials, and preserves the cultural heritage of the local area. When a historic renovation is designed with passive systems, it can achieve energy efficiency levels comparable to that of LEEDSilver new construction. Internal resources are being proactively developed to track life-cycle and long-term value vs. initial costs to clients. Wellness Our team seeks to create inspiring spaces that improve the health of all occupants. Early studies maximize daylight, promote physical activity, address on ADA code-compliance, and highlight views of nature and the outdoors. Using our office, which has been repurposed from a pre-turn-ofthe-century warehouse as a Case Study, a comprehensive Post-Occupancy Evaluation system has been developed.
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RELEVANT PROJECT EXPERIENCE
Featured Work 800 Magazine - New Orleans, LA Historic rehabilitation mixed use development; 28,000 sq. ft.; 9 apartments; 3 stories Construction Cost $6.7M, Completed 2013 May & Ellis Co. - New Orleans, LA Historic rehabilitation and new construction mixed use development; 40,000 sq. ft.; 25 apartments; 5 stories Construction Cost $7.3M, Completed 2016 Good Counsel Apartments - New Orleans, LA Historic rehabilitation mixed use development; 30,000 sq. ft.; 22 apartments; 3 stories Construction Cost $6M, Completed 2016 Warehouse District Office - New Orleans, LA Mixed-use renovation and new construction project in the Warehouse District. The program includes 40,000 sq. ft. of corporate office space, a 70-car parking garage, and 16,500 sq. ft. of retail. Trapolin Peer Offices - New Orleans, LA Adaptive reuse and historic renovation of a office space with two ground-floor retail components. 13,000 sq. ft. Est. Cost: $2.6M, Competition Date: 2014 The Marquis- New Orleans, LA Historic preservation, multi-family residential; 61,000 sq. ft.; 19 units Construction Cost $14M, In Progress Southern Hotel- Covington, LA Historic renovation, hospitality; 38,467 sq. ft.; 42 guest rooms Construction Cost: $20M, Competed 2014 Pontchartrain Hotel - New Orleans, LA Historic preservation, hospitality; 108,000 sq. ft.; 106 guest rooms; Construction Cost $6.5M, Completed 2016 The Saint Hotel - New Orleans, LA Historic renovation, Hospitality; 153,000 sq.ft; 166 guest rooms; 9 stories Construction Cost: $20M, Completed 2011 Four Seasons Hotel New Orleans - New Orleans, LA Historic rehabilitation, mixed-use; 854,000 sq. ft.; 341 guest rooms & 92 condominiums; 33 stories Construction Cost $300M, In Construction
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800 Magazine PROJECT TYPE Residential Multi Family, Adaptive Reuse, Historic Rehabilitation, Retail, Hospitality, Interiors STATUS Completed in 2013 LOCATION New Orleans, LA PROJECT SIZE 28,000 sq. ft., 9 Apartments PROJECT COST $6,700,000 800 Magazine, originally constructed in 1844, served as a livery, and later, as an undertaker’s establishment credited with the embalming of Jefferson Davis. Beginning in 1940, it served as home to the American Coffee Company prior to renovation. The building sustained significant structural damage and went through many iterations of re-purposing that gradually defaced its architectural significance. Through the discovery of a single exterior photograph dating 1903, TrapolinPeer was able to extensively restore the structure to its original architectural excellence while converting the interior to house modern residential, retail, and commercial space. The residential component consists of a series of two-story townhouse-style apartments on the second and third floors with a mix of retail on the ground floor. The apartment design is spacious and modern with large terraces and luxurious appointments. The design honors the historic nature of the building through exposed original ceiling joists, beams, columns and exterior brick walls. AWARDS Louisiana Landmarks Society, Award for Excellence, 2014 Associated Builders & Contractors, Excellence in Construction Award, 2014 AIA New Orleans, Honorable Mention, 2017 AIA Louisiana, Award of Merit, 2017 AIA Gulf States Region, Honor Award, 2017 17
ADAPTIVE REUSE PORTFOLIO 2018
After years of alterations, the building no longer bore any resemblance to its original design. Based on the only historic image identified (pictured top left), Trapolin Peer restored the building’s facade to its original glory. The extensive exterior restoration involved the demolition of the third floor facades on the two street frontages and rebuilding the main facade’s ornate brickwork. The third floor had been added in the early 20th century and was composed of terracotta block.
Circa 1903
1982
Mid-Construction 18
Nine residential units are located on the second and third floors. Seven units have living areas located on the third floor with the master, guest bedrooms, and baths located below on the second floor. Designers utilized minimal detailing in order to allow the historic structure to preside. Exterior brick and terracotta walls were left exposed while newly replaced windows mimic the original-steel warehouse windows.
The original 17-foot ceiling of the historic embalming room was carefully restored to create a two-story loft. The design allows the entire ceiling to be viewed from any vantage point.
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ADAPTIVE REUSE PORTFOLIO 2018
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May & Ellis Co. PROJECT TYPE Multi Family Residential, Historic Rehabilitation, Interiors STATUS Completed in 2016 LOCATION New Orleans, LA PROJECT SIZE 40,000 sq. ft., 25 Apartments PROJECT COST $7.3M
These two French Quarter buildings formerly warehoused furniture, with large, deep floor plates suited to furniture display and storage. To adapt these buildings for use as contemporary residences, the design needed to accommodate present life-safety code requirements, new building services, and a logical, clear plan with access to natural light. 25 residential units were created along with ground-floor commercial tenants by carving light wells through the middle of each building. These carry light throughout the building, provide a convenient route for building services, and organize the plan with circulation at the center and residential units. The two buildings were combined into a single lot of record, allowing additional windows to puncture the wall above the roof of the shorter building, further brightening the interior spaces. Great care was also taken to renovate the existing building structure including masonry and stucco repair, retention and repair of existing historic windows, and restoration of bead-board ceilings while introducing a contemporary language for the residential units. AWARDS ABC New Orleans/Bayou Chapter, Excellence in Construction Award, 2016 Louisiana Landmarks Society, Award for Excellence, 2017 AIA Gulf States Region, Honor Citation, 2017 AIA New Orleans, Award of Merit, 2018 21
ADAPTIVE REUSE PORTFOLIO 2018
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The five story lightwell contains the circulation for the residents. The original heavy-timber framing lives side-by-side with contemporary construction methods.
In order to convert the former warehouses into residential units, the design carved lightwells into each building mass to organize the plan and provide evenly distributed natural light.
To increase and even out the perceptual brightness of the lightwells, a reverse gradient pattern mitigates the loss of light as it moves to the bottom of the well.
As the introduction of lightwells reduced the available rentable square footages, two penthouse additions offset the lost area. One penthouse contains building amenities and the other a luxury four-bedroom residence.
Existing beams were painted blue to match the building’s exterior accent color and to highlight the historic elements throughout the building. This creates a visual cue to subtly distinguish the historic structure from new construction.
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ADAPTIVE REUSE PORTFOLIO 2018
Good Counsel Apartments PROJECT TYPE Multi Family Residential, Adaptive Reuse, Historic Renovation, Historic Tax Credit STATUS Completed 2017 LOCATION New Orleans, LA PROJECT SIZE 30,000 sq. ft., 22 Apartments PROJECT COST $6M This site was originally designed in 1926 for use as a parochial school on the Our Lady of Good Counsel Parish campus. It sat vacant for thirty years and was gutted after damage from Hurricane Katrina. The developer acquired the Spanish Colonial Revival style building and its site in 2015 and proposed converting the former school into apartments. In order to design a multi-family project within this district, the project required a conditional use variance. Working with the rehabilitation team, they garnered community support and the project was unanimously approved by the City Council. The development received historic tax credits and was completed in compliance with the Secretary of Interior’s Standards for Rehabilitation. This posed the challenge of creating livable spaces, maximizing the number of units and maintaining original partition locations. In order to achieve this, designers drew from the historic design and thoughtfully reused existing elements. Ultimately, twenty-two units and beautiful, communal outdoor spaces were created. The units’ kitchens even feature accent walls coated in chalkboard paint, a nod to the original classroom space. The Good Counsel Apartments were one of the first completed projects to comply with the City’s Storm Water Management Plan requirements. The site features permeable paving and rain gardens that reduce water run-off. The project won a Garden District Award renovation award.
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In order to comply with historic tax credit requirements, the existing stud walls and former auditorium seating structure needed to remain, posing unique challenges - and solutions - for the unit layouts. Historic stud walls were reimagined as a display feature dividing the kitchen and living spaces in several untis. The former auditorium raked seating structure was encapsulated into a sleeping loft with a custom screen wall that was created using salvaged wood from the building in order to provide light and air while still maintaining privacy. The pattern on the screen was inspired by the historic exterior brick pattern. Existing brick was left exposed wherever possible to provide character and in the mezzanine units, the attic rafters were left exposed to create an open feel and highlight the original structure.
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Warehouse District Offices PROJECT TYPE Office, Adaptive Reuse, New Construction STATUS Completed in 2017 LOCATION New Orleans, LA PROJECT SIZE 68,000 sq. ft. PROJECT COST $14M
This mixed-use historic renovation and new construction project sits prominently at the corner of S. Peters and St. Joseph streets in New Orleans’ Warehouse District. The historic two-story 17,260 square foot masonry warehouse was built in two phases one year apart in 1900 and 1901. The restored masonry and timber structure of the warehouse houses retail space on the ground floor with a lobby connecting to second-floor office space. The new, five-story 67,814 square foot building infills the vacant lot, where the c. 1855 “Iron Warehouse” once stood before it was demolished after Hurricane Katrina, housing ground floor retail, two floors of parking and two floors of office space. A monumental stair connects the two buildings and provides access to a terrace on the roof of the exciting warehouse. A similar rigor, rhythm, and simplicity that can be found in the elevations of the surrounding warehouses was applied to the new building to create a contextual, yet modern, design.
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Trapolin-Peer Office PROJECT TYPE Office, Historic Rehabilitation, Adaptive Reuse, Retail, Interiors STATUS Completed in 2013 LOCATION New Orleans, LA PROJECT SIZE 13,000 sq. ft. PROJECT COST $2,700,000
Trapolin-Peer Architects’ new office space utilized the original building façade and masonry walls of a historic structure in the 800 block of Tchoupitoulas Street to create a modern and collaborative studio space for the firm. This pre-turn-of-thecentury building is one of the few remaining designs in New Orleans by James Dakin, a preeminent architect of that time. Originally a three-story building built in 1846 by Sidle and Stewart, it was first a business for Rowland Redmond and later housed the Royal Broom factory. Most recently it was home to Standard Supply and Hardware. In keeping with the building’s historic and cultural past, the granite sills and masonry walls, common to the Warehouse District, were preserved and exposed as architectural design elements. Behind the preserved façade the ground floor is open to accommodate retail tenant space, while the upper two floors house the firm’s office and design studio. The upper floor of the design studio space is set back from the street and screened from pedestrian view, preserving the scale and character of Tchoupitoulas Street. Inside, the building features wood-accented modern finishes, custom millwork, and architectural lighting that complement the open floor plans of the offices, studio, and conference rooms. Interior glass walls allow natural light to filter from the street through to the interior offices, while a courtyard in the rear brings natural light and views to open studios and work-space. AWARDS Louisiana Landmarks Society, Award for Excellence, 2015 New Orleans Downtown Development District Chairman’s Award, 2014 29
ADAPTIVE REUSE PORTFOLIO 2018
In order maximize the benefits of natural daylighting, the active work spaces of the office (e.g. Conference rooms &studio space) were positioned on the exterior walls. Infrequently or intermittently occupied support spaces (e.g. Copy room and reception desk) form the core. The irregular shape of the lot – a parallelogram – presented a challenge for useful interior organization. Interior partitions are arranged orthogonally to the side party walls, but the offices and workspaces at the front façade and rear party wall are aligned to the angle of tchoupitoulas street. The shift from one grid to the other is absorbed in the support spaces.
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To stay true to the period of significance designated for the use of historic tax credits, the building needed to retain its 2-story façade. In order to accommodate the firm’s staff, a mezzanine floor was added above the studio in plan, increasing the available space for work stations while remaining hidden from the street. The partial floor of the mezzanine in the double-height studio space adjacent to the courtyard allows natural light to reach deep into the building, while providing an open and collaborative work environment, full of natural light from the adjacent courtyard.
ADAPTIVE REUSE PORTFOLIO 2018
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The Marquis PROJECT TYPE Multi Family Residential, Adaptive Reuse, Historic Rehabilitation, Retail, New Construction, Interiors STATUS In Progress LOCATION New Orleans, LA PROJECT SIZE 61,000 sq. ft., 20 Condominiums PROJECT COST $15.5M The Marquis, scheduled to begin construction in 2019, is a 6-story, residential condo building located in New Orleans’ Lafayette Square historic district. The facades of the existing 1920’s warehouse located on site will be restored, with taller construction respectfully held back from the street to respond to the residential and historic nature of the neighborhood. Great care was taken during the design process by including valuable neighbor input to ensure that the building both respects the historical context of the residential neighborhood and provides a contemporary aesthetic to the new adjacent commercial corridor. The building’s “L” shape massing provides both a primary street front with a residential entry and a secondary street front with direct parking garage access. There are 20 condominium units on the upper floors, ranging from 1,000 sq. ft. to 3,200 sq. ft., and varying from 1 to 4 bedrooms. Amenities include a 3rdfloor rooftop pool deck that overlooks the main street and private terraces for condominium units. The interior design of the condominiums provides a spacious, bright, and modern atmosphere for residents. Private terraces and balconies are adjacent to living areas, separated by floor to ceiling glass walls to provide continuous surfaces between interior and exterior spaces. Floating vanities, waterfall edge islands, and marble and glass tile finishes are paired with salvaged wood flooring and restored brick walls from the existing warehouse building to blend the existing and new, historic with the contemporary.
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Southern Hotel PROJECT TYPE Hospitality, Adaptive Reuse, Historic Rehabilitation STATUS Completed 2014 LOCATION Covington, LA PROJECT SIZE 38,500 sq. ft., 42 Guest Rooms PROJECT COST $8.2M
Originally opened in 1907, the Southern Hotel in Covington originally served seasonal visitors. For six decades it welcomed guests to the North Shore of Lake Pontchartrain before closing in the sixties as a victim to changing travel patterns. In the years following, the building housed commercial tenants and St. Tammany Parish government offices before finally falling vacant in the years after Hurricane Katrina. In 2011, despite a severely aged faรงade and years of piecemeal interventions, new ownership recognized the inherent character and possibility of the building. Interior layouts drawn from historical Sanborn maps, echo the original plan with adjustments for modern use. Outside, the team stripped away inappropriate additions and replaced a parking lot with a lush interior courtyard, bounded by the addition of the hotel ballroom. Thoughtful relationships to the street and sidewalk activate the ground floor public spaces, which lift many guest rooms above the street level for privacy and views. With expertise, both in renovation and historic tax credits, Trapolin-Peer Architects worked closely with the owner to offset 40% of the construction costs with Louisiana and Federal subsidies and to restore the gracious character of the original hotel. AWARDS Foundation for Historical Louisiana, Phoenix Award 2014 Louisiana Office of Cultural Development, Award for Preservation, 2015 35
ADAPTIVE REUSE PORTFOLIO 2018
Pontchartrain Hotel PROJECT TYPE Multi Family Residential, Hospitality, Adaptive Reuse, Historic Renovation, Commercial COMPLETED July 2016 LOCATION New Orleans, LA PROJECT SIZE 108,000 sq. ft., 106 Guest Rooms PROJECT COST $6.5M This Moorish/Spanish revival style building was built in 1927 as a luxury apartment building. In the 1940’s, it was converted to an apartment-hotel that, in its heyday, hosted residents and visitors such as Walt Disney, Frank Sinatra, and Rita Hayworth. The most recent renovation aimed to restore it to its former level of elegance while updating its 106 guest rooms and suites to appeal to the modern traveler. At the ground level, the entry sequence was reconfigured to separate the arrival of hotel guests’ from guests of the four bar and restaurant options. An original terrazzo floor discovered during demolition inspired texture motifs and color schemes used on the lobby columns. A new reception desk was created on axis with the main entry serving as a focal anchor for guests as they enter. Luxury suites and extended stay sprawls utilize a design that mirrors the city’s tropically exotic indigenous color schemes and makes nods to the European flair of the city. The famous and historic Caribbean Room was renovated sensitively and the existing kitchen was upgraded into one that supports its reinterpreted menu. At the roof level, the existing residential penthouse was converted into “Hot Tin,” an eclectic bar that takes advantage of the expansive views of Downtown New Orleans and the Mississippi River. AWARDS AIA New Orleans, Honorable Mention, 2018 Louisiana Landmarks Society, Award for Excellence, 2017 36
The Saint Hotel PROJECT TYPE Historic Preservation, Hospitality STATUS Completed 2011 LOCATION New Orleans, LA PROJECT SIZE 153,500 sq. ft., 166 rooms PROJECT COST $20M
Constructed in 1912, this eight-story Beaux-Arts style building last served as a mix-use retail and office building. The revitalization of the building included the restoration of the original exterior façade in accordance with the Secretary of the Interior’s Standards for Rehabilitation in order to utilize Historic Tax Credits. Replicated from historic photographs, the original Canal Street ground floor façade and portions of the Burgundy façade were reconstructed after having been severely altered by previous owners in an attempt to modernize the building. Additionally, all of the existing exterior windows had to be replaced with new openings that not only met the current building codes but also met the Standard’s for Rehabilitation. The once vacant interior shell was developed into a new 166 room boutique hotel, which is now part of the Marriott Autograph Collection. While the sleek guest rooms and eclectic lobby are modern in their design, there are still references to the historic aspects of the building. The original brick walls have been left exposed in the guest rooms, creating a nice contrast to the all-white walls and furniture. Oversize murals of historical photographs accent the 20-foot high wall of the ground floor lobby.
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ADAPTIVE REUSE PORTFOLIO 2018
Four Seasons New Orleans PROJECT TYPE Historic Renovation, Historic Tax Credit, Hospitality, Multi-family residential STATUS In Progress LOCATION New Orleans, LA PROJECT SIZE 825,000 sq. ft., 35 rooms, 80 Condominiums PROJECT COST $364M Designed by Edward Durell Stone in 1964, the World Trade Center building is on the National Historic Register and is a prime example of New Formalism. The existing building is being restored and incorporated into the Four Seasons New Orleans Hotel & Residences. The project consists of a 350 key luxury hotel, restaurants, ballrooms, a pool deck overlooking the Mississippi River, spa services, exhibit space, 76 residential units and a parking garage. The top floors of the 33-story building will include an observation deck with panoramic views of downtown New Orleans and the Mississippi River. The design team is comprised of Cambridge Seven Associates, Woodward Design + Build, and Trapolin Peer Architects. TPA’s role includes the rehabilitation of the historic facade, historic interior elements, as well as facilitating the historic tax credit process. *Renderings by Cambridge Seven Associates
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ADAPTIVE REUSE PORTFOLIO 2018
May & Ellis Mixed-Use Development AIA New Orleans -Award of Merit, 2018 Louisiana Landmarks Society - Award for Excellence, 2017 ABC New Orleans/Bayou Chapter - Excellence in Construction Award, 2016
541 Madison Street, New Orleans Vieux Carre’ Commission - Certificate of Honor, 2008
Pontchartrain Hotel AIA New Orleans - Honorable Mention, 2018 Louisiana Landmarks Society - Award for Excellence, 2017 Eater New Orleans - Design of the Year, 2016 ABC New Orleans/Bayou Chapter - Excellence in Construction Award, 2016
Fontainebleau State Park Louisiana Chapter of the American Society of Landscape Architects Merit Award, 2001
Roberts Fresh Market, St. Claude Louisiana Landmarks Society’s - Award for Excellence, 2018
Emeril’s Delmonico Restaurant Historic Districts Landmarks Commission - Good Neighbor Renovation Award, 1999
The Academy Louisiana Landmarks Society’s - Award for Excellence, 2018 Factor’s Row Louisiana Landmarks Society - Award for Excellence, 2017 The Howard Louisiana Landmarks Society - Award for Excellence 2016 850 Tchoupitoulas,Trapolin-Peer Architects Office Louisiana Landmarks Society’s - Award for Excellence, 2015 New Orleans Downtown Development District - Chairman’s Award, 2014 Southern Hotel Foundation for Historical Louisiana - Phoenix Award, 2014 Louisiana Culture Award for Preservation Heritage, Louisiana Office of Cultural Development, 2015 800 Magazine, New Orleans AIA Louisiana - Award of Honor, 2018 AIA New Orleans - Honorable Mention, 2018 Louisiana Landmarks Society’s - Award for Excellence, 2014 Associated Builders & Contractors - Excellence in Construction Award, 2014 James M. Singleton Head Start Center, New Orleans AIA Louisiana - Award of Honor, 2013 AIA Gulf States Region - Award of Merit, 2013 AIA New Orleans - Award of Merit, 2013 National Guard Readiness Center - Marrero Associated Builders & Contractors - Excellence Award, 2009
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The St. James Hotel CBD Historic District Landmarks Commission - Merit Award, 2001
838 Camp Street Historic District Landmarks Commission - Merit Award, 2001
Louise Day Care Apartments Historic District Landmarks Commission - Honors Award, 1998 City Park Botanical Garden, Educational Pavilion AIA New Orleans - Chapter Merit Award, 1995 Pavilion of The Two Sisters AIA New Orleans Chapter - Merit Award 1995 City Park Carousel Renovation Louisiana Architects Association - Honors Award, 1988 AIA New Orleans Chapter - Merit Award, 1988 AIA Gulf States Region - Honorable Mention, 1988 National Trust for Historic Preservation - Honors Award, 1988 Lafayette Hotel Renovation Louisiana Architects Association - Honors Award, 1985 AIA New Orleans Chapter - Honors Award, 1985 CBD Historic District Landmarks Commission - Honors Award, 1985 825 - 27 Baronne Street CBD Historic District Landmarks Commission - Honor Award, 1985 Le Carre’ Restaurant at the Lafayette Hotel Gambit Architectural - Award for Light Commercial Interior Design, 1985 1729 Coliseum Street, The Stanley House N.O. Historic Districts Landmarks Commission - Honor Award, 1985 Quality Inn Maison St. Charles Louisiana Architects Association - Honor Award, 1984
Awards
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8 5 0 Tc h o u p i t o u l a s S t r e e t New Orleans, LA, 70130 P: 504.523.2772 F: 504.523.3081 i n f o @ t r a p o l i n p e e r. c o m
Students of History. Champions of Progress.