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Our Lady of Good Counsel

Adaptive reuse of a former school into 22 apartment units and strategic use of historic tax credits.

Category Living
Adaptive Reuse + Modernization

Size 29,767 SF

Location New Orleans, LA

Year 2017

Opportunity

Designed in the Spanish Colonial Revival style in 1926 for use as a parochial school on the Our Lady of Good Counsel Parish campus, the property languished in plain sight for over thirty years. Originally three floors of classrooms with a large auditorium in the rear, the building shell was intact, but the interiors had been partially demolished. The building was gutted after damage from Hurricane Katrina in 2005 and purchased in 2015 for redevelopment.

Through careful and strategic intervention, the historic details and character of the building were maintained, allowing the creation of 22 one- and two-bedroom apartments with additional amenities including a pool, pavilion, and a dog run.

Strategy

TPA's strategy for converting the Louisiana Avenue building into apartments focused on leveraging the existing architecture and historic elements to maximize unit count and benefit from historic tax credits. Classrooms were transformed into high-ceiling apartments with abundant natural light, and salvaged wood was used to create screen walls inspired by the building’s historic brick pattern. A new mezzanine floor in the auditorium allowed for additional residential space and parking while maintaining natural light and security. Exposed brick and attic rafters were preserved to maintain the building's character and comply with historic tax credit requirements. The project also incorporated permeable paving and rain gardens to meet New Orleans' new stormwater management requirements, mitigating street flooding.

Outcome

The transformation of this historic building into modern residences not only preserves its architectural heritage but also brings lasting value to New Orleans. By thoughtfully restoring and repurposing the existing structure, the project reduces urban blight and reinvigorates a significant landmark, creating 22 high-quality, light-filled apartments that honor the building’s original design. Retaining historic elements like exposed brick, rafters, and salvaged wood not only enriches the character of the units but also qualified the project for historic tax credits, offsetting a substantial portion of the construction costs.

For residents, the design offers unique living spaces with high ceilings, abundant natural light, and a secure, private environment. The inclusion of modern amenities, such as parking, a pool, and stormwater management systems, adds practical benefits for tenants while addressing community concerns. Permeable paving and rain gardens fulfill the city’s environmental goals by reducing stormwater runoff and helping to alleviate neighborhood flooding. This project stands as an example of how sensitive design can preserve history, support the environment, and meet the needs of contemporary urban living.


TPA recognized that the existing stairs, corridor, and classroom layout in the Louisiana Avenue building were well-suited for the building’s new use as apartments. To take advantage of available historic tax credits and maximize unit count, special consideration was given to preserving existing elements wherever possible.

Existing partitions dictated unit layouts within reason, allowing classrooms to be converted into apartments with high ceilings and abundant natural light. Screen walls were created to provide light and air to lofted spaces while maintaining privacy. The screens used salvaged wood from the building and drew inspiration from the historic exterior brick pattern.

A new mezzanine floor was added to the former auditorium to create space for parking below and residential units above, providing access to natural light and increased security. The framing for the former auditorium balcony was incorporated into a loft level within the units. Careful code review informed a layout designed to reduce the loss of existing windows and to preserve operability of windows wherever possible, allowing natural light into the building, even in the stairwells.

Existing brick was left exposed wherever possible to provide character while still complying with historic tax credit requirements. In the mezzanine units, the attic rafters were left exposed to create an open feel and highlight the original structure.

It is also one of the earliest projects to comply with the City of New Orleans’ New Storm Water Management Plan requirements. The site features permeable paving and lush rain gardens that reduce water run-off that contributes to prevalent street flooding.

Construction

Awards

Garden District AssociationRenovator's Award, 2017

The Team

Peter Trapolin

Allie Turek

Related Projects

May & Ellis

The Academy

800 Magazine Street

Our Lady of Lourdes School & Convent Study

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New Orleans, LA 70130
info@trapolinpeer.com
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