2931 Saint Ann St.

District: Esplanade Ridge - Partial Control

Owner: Gary A. Reimonenq

HDLC Staff: Krista J. Guzzo

Rating: Contributing

Applicant: Lemoine Disaster Recovery

Permit #: 23-28467-HDLC

HDLC Guidelines: 

Section 12, Pages 23-24 of the Guidelines for New Construction, Additions and Demolition states that the demolition of all or portions of historic resources within a local Historic District or Landmark site are considered drastic actions, since they alter the character of the area. Once historic resources or buildings that contribute to the heritage of the community are destroyed, it is generally impossible to reproduce their design, texture, materials, details and their special character and interest in the neighborhood. When reviewing demolition applications at properties located within a Historic District or at a Landmark site, the HDLC uses the following criteria in its evaluations:

• The historic or architectural significance of the building or structure as designated by its “rating”:  Contributing to the district.

• The importance of the building or structure to the tout ensemble of the area:  This building is a single-family, wood-frame shotgun on a brick pier foundation.  Sanborns confirm that the building was constructed between 1896 and 1908. Sometime after 1950, the original a side porch was enclosed and a two-story addition was added to the rear.

• The alternatives to demolition that have been explored by the applicant: New construction of a single family building, by way of FEMA grant funding meant for hurricane disaster recovery. If demolition is denied, Lemoine Disaster Recovery is willing to explore using the grant for the building's rehabilitation.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Reconstruction of the building's craftsmanship and original decorative details would be difficult and unlikely, and potentially cost prohibitive.  Any new construction built in its place, especially within a partial-control district, is unlikely to have similar massing and character or to contribute in the same way to the historic architectural language of the streetscape. 

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The Queen Anne style shotgun retains many of its original details, such as half cove shake, ridge tiles, decorative brackets, full height windows with decorative cornices, port hole gable window, and decorative pane-over-panel door.

The condition of the building or structure: 

 A visual interior and exterior inspection was conducted by the HDLC inspector on November 1, 2023, and the building was found to be in poor condition.  The rearmost addition, which was deemed in Imminent Danger of Collapse by the HDLC inspector and previously approved for demolition, is poorly constructed and not in salvageable condition.  This section of the building should be removed immediately for reasons of safety.  As that area of the building has already been approved for demolition, the condition of the original portions of the building were the inspector’s focus and are the focus of this report.  

The exterior inspection showed that the new asphalt shingle roof was in good condition. The missing gutters at the side elevations create issues with water management. Large sections of missing weatherboards allow for the studs to be exposed to water intrusion and wood destroying insects.   The foundation piers were found to be in fair to poor condition, and the inspector felt that while most could be repaired through repointing, some would require replacement.  The visible sill plates appeared to be relatively new treated lumber and in good condition, although the inspector noted that some additional sill work may be required.  

The interior inspection revealed that the new roof has helped prevent the rapid decay of interior conditions, although the large areas of missing weatherboards do expose those areas to possible water intrusion.  The original roof framing is still present and is in good condition, and the attic space appeared dry.  The exterior bearing walls were entirely reframed, and the new lumber appeared to be mostly competent, although evidence of termite damage and rot were present on the studs.  Due to termite damage, some sections of the top plate are in need of replacement. Some termite damage was observed on the wood flooring, as well.  The inspector shared that when the original side porch was enclosed to increase interior space, an original bearing wall was removed.  Additional exterior wall reframing may be needed to bring the bearing walls into compliance with building code.  Likewise, window openings were missing structural headers, which are required within bearing walls.  

The inspector remarked in his conclusion that the new roof has helped to significantly mitigate the building’s decay. At the time of the inspection, the building was found to be in overall salvageable condition, but that rapid deterioration is expected if the building envelope is not adequately secured.  

Staff Recommendations: Due to the condition and contributing nature of the original front portion of the home, Staff does not believe that full demolition is appropriate. However, Staff is not opposed to partial demolition, beginning three rooms back from the primary façade.  Although the bump-out portion in the center of the structure is original to the building, Staff feels that its poor condition warrants demolition. Likewise, the rear-most portion, already approved for demolition due to the IDC status, still partially remains and should be removed entirely for safety reasons.  The site should be cleared of debris, and the building envelope of the remaining front portion should be secured quickly to prevent further decay.

• Recommendation: Denial of demolition to grade but approval of demolition of rear portion of structure, provided that demolition begins at least three original rooms back from the front wall of the building.