Warehouse District Offices
Contextual new construction and modern adaptive reuse office, retail, and parking in New Orleans’ historic Warehouse District.
Category
Commercial
Adaptive Reuse + Modernization
New Build
Size 68,000 SF
Location New Orleans, LA
Year 2017
Occupying two active corners in the Warehouse District, this project required 48,000 SF of office space, 38,000 SF of parking, and 8,000 SF of commercial tenant space housed within a historic two-story masonry and timber warehouse and new construction infill.
The historic warehouse was constructed in two phases between c. 1900 and 1901. Designed for milling or factory use, the building was cross ventilated by unglazed openings with security shutters. In the 1970s, the building was used as a marine supply distribution center, and anachronistic glass brick and glazing were added to many of the openings. The warehouse has been returned to a period-appropriate appearance and is complemented by new construction in the adjacent lot. Formerly home to c. 1855 “Iron Warehouse” and cleared post-Katrina, the new building takes design cues from the rhythm, materials, and scale of the surrounding context.
Outcome
The design revitalizes the historic warehouse, adding significant value by balancing preservation with modern needs and enhancing the community through thoughtfully curated spaces. For the client, the project delivers functional and adaptable office and retail spaces that support business growth while respecting the site's historic integrity. This adaptive reuse approach honors the neighborhood’s architectural heritage, breathing new life into the Warehouse District and making efficient use of valuable urban space.
The building’s ground-level retail spaces create a welcoming, pedestrian-friendly environment, fostering connections with the community and supporting local commerce. Upper floors provide office environments rich in natural light and collaborative spaces, promoting productivity and well-being. The preserved timber structure and rhythmic façade design celebrate the area’s industrial legacy, bridging the past and present. By addressing parking needs with integrated design elements, the project enhances accessibility without compromising the aesthetic unity of the streetscape. This project exemplifies the transformative power of adaptive reuse, contributing to both the economic vitality and cultural fabric of the neighborhood.
The Exterior
The historic warehouse has been renovated with respect for its original, period-appropriate appearance. Large, unbroken glazing in the upper story mimics the appearance when the openings were originally unglazed for ventilation, and the street-level tenant spaces connect to the active pedestrian life of the neighborhood.
The new construction is complementary in materials, detailing, and rhythm found in surrounding elevations, yet avoids nostalgic historicism in favor of a subtly contemporary aesthetic. Ground floor retail spaces at street-level activate the neighborhood and lift the offices to higher levels for privacy, views, and light.
Reflective glazing in the upper stories reflects the sky and reduces the visual weight of the building. The façades reconcile the human scale of the existing warehouse with the contemporary mid-rise massing of the hotel development across the street.
Over time the changing character of this district from industrial to mixed-use and residential created shortages of parking and office space, which continue to be in demand in this well-located central urban neighborhood. Parking stories use a hit-and-miss brick screen system to facilitate privacy and airflow, signaling the program divisions honestly in the façade. The more solid form at lower floors creates an intuitive and perceptible sense of hierarchy with a contemporary interpretation of a lighter, more refined “attic” atop a “rusticated” base.
The Interior
A central lightwell stairway that serves both buildings is positioned at the seam of the old and the new, but is housed completely within the new construction. This placement reduced floor area and financial expenditure for multiple stairs and prevented unnecessary changes to the historic warehouse during its renovation. It connects the office spaces vertically, providing future roof access, and creates a sense of entry and arrival at the “lobby.”
The Existing heavy-timber warehouse structure was preserved and highlighted in the entry space. The wood of the timber structure is echoed in the material choices throughout the rest of the space. Continuous, uninterrupted circulation reinforces connections across the floor-plate. Misalignments between the grid of the structure and the street grid create opportunities for spontaneous interaction in widened triangular “corridors.”
Private offices with floor-to-ceiling glass walls are clustered in the center of the floor plan, allowing open office space to flow around the perimeter of the building and provide natural daylight. Workstations align with the rhythm of exterior openings, strengthening a sense of place with generous views of New Orleans’ skyline. The mid-height dividers reinforce the idea of the office as continuous and connected while permitting focus and privacy to seated occupants.
An uncluttered ceiling creates a focused work environment, with building systems tucked discreetly and efficiently above a soffit which signals a circulation zone around the core of services. Higher ceilings at the exterior allow greater daylighting, reducing energy needs and connecting occupants to natural circadian changes in light.
Historic Photography
Awards
AIA New Orleans Design AwardsArchitecture Merit Award, 2020