4170-4172 St Ann St.

Staff Recommendations:

4170 St. Ann Street is a double shotgun residence constructed in ca. 1900. One of five identical buildings on the block, the building has reserved detailing and is only three (3) rooms deep. In July 2022, the HDLC NO Commission approved roof demolition over 50% for the construction of a camelback addition. The submitted drawings (see below) did not include wall or foundation demolition. The HDLC Certificate of Appropriateness (CofA) included that demolition beyond the approved scope could result in costly delays and/or fines.

On January 10, 2023, an inspection revealed that significant wall and foundation demolition had taken place at the building. Although it is unclear what percentage of wall demolition took place, it far exceeded the approved scope. The drawings show no exterior wall demolition with the retention of existing windows. The inspection photographs (see below) show the removal of the entire rear wall, the removal of windows and framed openings at side elevations, and the removal of a large number of studs and wall framing members. In addition to wall demolition, the building's foundation was restructured. The building received new sills, new CMU piers, and the replacement of a number of floor joists.

Following communication with the owner, evidence through photographs and videos was submitted showing significant termite damage and wood rot throughout the building. Images furnished by the owner document the severity of the insect damage to structural wall and foundation members. The images show wall studs, floor joists, and sills completely deteriorated from termite damage and wood rot.

Overall, this situation should have included contacting the HDLC to send an inspector to the site to survey the damage and work with Staff to review and approval additional demolition. This process did not take place, and the work proceeded without HDLC approval. Had the property owner contacted the HDLC, it is likely that Staff would have acknowledged the deteriorated condition of the wall and foundation structures and approved replacement. Correspondence with the property owner has revealed that as much original material as possible has been salvaged for reuse (see below).

Based on the documented evidence of significant termite damage and wood rot, it is clear that the existing structure of the building would not have been able to support a camelback addition. Although the property owner should have contacted the HDLC upon discovering the extent of the existing damage, Staff would have agreed that a significant portion of the wall and foundation members were beyond repair. Staff recommends retention of the demolition beyond the approved scope and that no fine be levied. If the Commission moves to levy a fine, Staff recommends that it be moderate.