Case Study: Holy Cross Adaptive Reuse Redevelopment
Once a thriving school, this historic campus was flooded for over 3 weeks after Hurricane Katrina in 2005. Eventually, all of the buildings were demolished except for the oldest and most historic building on the campus, which was the Administration Building, a mix of offices and classrooms. The once historic building sat vacant and deteriorated for over 15 years, during which time the property lost its zoning, which was for a Conditional Use as a school, due to the long period of vacancy.
Today, Phase 1 of the Holy Cross campus redevelopment is complete—the historic building has been transformed into modern studio and one-bedroom apartments, meeting a growing demand for quality housing while preserving its rich architectural legacy. The next phases are in planning and design, and will consist of new construction of residential buildings, similar in scale to the historic building.
(image credit: Abandoned Southeast, Leland Kent)
Navigating complex challenges—from securing new multi-family zoning to stabilizing a severely dilapidated structure—required innovative solutions. Achieving a zoning designation required close coordination with the New Orleans City Planning Commission, elected officials, and neighborhood stakeholders. Strict State Historic Preservation Office (SHPO) and National Park Service (NPS) preservation guidelines shaped the Perez design approach, ensuring that the building’s historic character remained intact, and allowed the developer to access historic tax credits to partially finance the project.
Meanwhile, the building was in severe disrepair—sections had collapsed, and unsafe conditions made access nearly impossible. The beginning of the design and construction process included careful and strategic demolition and stabilization of the structure, in order to safely access and assess the building. Some of the existing wood framing was saved, but much of it had to be replaced, and strengthened by adding steel beams. Deep study of the masonry walls, 3 wythes thick, revealed cracks and deterioration that had to be addressed. Every part of the masonry in the building had to be carefully tuckpointed, using historic grout mixes that would not damage the old soft bricks that were 100+ years old. Piles installed to support the new elevator had to be coordinated with the Orleans Levee District and US Army Corps of Engineers, due to the project’s proximity to the Mississippi River levee.
Each challenge was met through close collaboration with the Developer, who was also the General Contractor, the Engineers, and the various Federal, State, and Municipal authorities having jurisdiction.
The original design for the project called for two- and three-bedroom units, but a market study revealed a stronger demand for smaller studio and one-bedroom units. Adapting to these findings, the final design shifted to studio and one-bedroom apartments, ensuring alignment with current housing needs for the area, while maximizing the building’s potential.
This project embodies our commitment to revitalizing historic buildings, breathing new life into communities, and ensuring the past has a place in the future.
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