On Oct. 17, the New Orleans Historic District Landmarks Commission voted unanimously to issue the maximum allowable fine of $25,000 to property owner and developer Michael Moore, who illegally demolished a historic shotgun house at 4854 Camp St. in the Uptown Historic District at the end of September.
In addition, the commission denied Moore’s application to retain the demolition, specifying that any new construction on the site will need to closely replicate what was there previously. The HDLC staff report included comments from the agency’s legal counsel, which stated that the New Orleans Code of Ordinances grants the HDLC’s director the right to pursue other penalties for illegal demolitions in a historic district, including making a case for six months of prison time.
“I want to sincerely apologize for the demolition that took place,” Moore told the commission. “I fully understand that proceeding without the proper HDLC approval was a serious mistake and I take full responsibility for it.”
He said he tore down the house since he had concerns about its structural stability.
“It was a bad judgement on my part,” he said.
Commissioner Jennie Cannon West told Moore she was “speechless” that he demolished the home. “I would not like to see you here again,” she said.
The HDLC learned of the illegal demolition on Sept. 23 after Moore was denied permission to demolish the house from the commission and subsequently from the New Orleans City Council, which voted unanimously on Aug. 21 in favor of District B Councilmember Lesli Harris’ motion to uphold the HDLC’s denial. The Preservation Resource Center supported Councilmember Harris’ decision.
Despite alterations to the façade, there was no reason to demolish 4854 Camp St. It was structurally sound and had a largely intact late 19th century interior, with original wood floors, fireplace surrounds and mantels. HDLC staff determined the altered facade could be restored with minimal intervention.
At the July HDLC meeting, the applicant acknowledged that the property could be redeveloped but said it would be easier to start fresh, adding that a new building would be more historically accurate and significant. Further illustrating the applicant’s dismissive approach to the city’s laws, he filed for a new construction permit on Oct. 7, just weeks after demolishing the building without permission.
Moore’s actions show a deliberate contempt for the laws that countless other rule-abiding residents and developers have followed to restore buildings just like the Camp Street shotgun. This building could have been turned into a great home, saving quality historic materials from the landfill.
In 2022, new legislation on the state level increased the maximum fine for unlawful demolitions in New Orleans’ historic districts to $25,000 or 15 percent of the assessed property value — whichever is greater. The PRC helped conduct research behind that legislation and found that other cities around the country respond to illegal demolitions with a range of penalties, from far heftier fines to required reconstruction, and even jail time. Prior to the 2022 legislation, $10,000 was the maximum penalty allowed in New Orleans, but for some developers, that amount had become the cost of doing business.
The PRC agreed with the HDLC decision to deny retention of the demolition and issue the maximum fine. We also encourage the city to continue exploring ways to prevent this applicant from receiving permits to develop this property and determine if restrictions could be placed on the property so that he is not able to profit from illegal activity.
1237 Piety St. (Photo courtesy New Orleans HDLC)
4025 Baudin St. (Photo courtesy New Orleans HDLC)
717-719 Louisiana Ave. (Photo courtesy New Orleans HDLC)
2831 Livaudais St, (Photo courtesy New Orleans HDLC)
518 Spain St. (Photo courtesy New Orleans HDLC)
Demolition applications
In other business, the commission denied demolition of the double shotgun residence at 1235 Piety St. in the Bywater; the applicant indicated he will appeal the decision to the New Orleans City Council. The commission also denied demolition of the double shotgun house at 4025 Baudin St. in the Mid-City Historic District.
In the Irish Channel, the commission approved demolition of the house at 717-719 Louisiana Ave., which was constructed between 1965 and 1975, and deferred the application to demolish 2831 Livaudais St. to allow time for exploratory interior demolition and assess the building’s structural condition.
The commission also approved demolition of 518 Spain St. in the Marigny due to its poor condition, but the Certificate of Appropriateness will not be issued until plans for the redevelopment have been submitted and approved by the Architectural Review Committee and the commission. The commission also asked the applicant to retain the front façade of the building and salvage historic materials where possible.
MaryNell Nolan-Wheatley is the PRC’s Advocacy and Public Policy Research Director.
