2400 Gravier St.

District: Mid-City - Partial Control

Owner: Nathan C. Harper

HDLC Staff: Krista J. Guzzo

Rating: Non-Contributing

Applicant: Airlanzo Wells

Permit #: 23-07968-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”:  Non-Contributing

• The importance of the building or structure to the tout ensemble of the area:  The building's poor condition and heavily altered form do not contribute to the streetscape. 

• The alternatives to demolition that have been explored by the applicant: None are known

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Very little of the original form and detail of the building remain, due to changes in the roofline, removal of original finishes, and removal of all original openings.  Due to the building's compromised condition, reproduction of the original building's appearance would essentially constitute new construction.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The slight suggestion of the building's original double-shotgun form remotely suggest the building's original appearance, but no aesthetic interest remains, and the building's poor condition and appearance arguably detract from its surroundings.

• The condition of the building or structure: An HDLC Inspector assessed the building on January 3rd, 2024, and found the building to be, overall, in poor condition.  On the exterior, the Inspector reported that while portions of the roof are adequately tarped, the shingles are in poor condition and in need of replacement, and a large amount of vegetation is present.  Bulges in exterior walls are apparent, particularly around the garage doors, which suggests structural framing deficiencies.  The siding, which is mostly plywood, appears to be in good condition.  The masonry chain wall is in poor condition, and mortar loss and degradation of bricks is apparent throughout.  

On the interior, termite damage and frass were found throughout.  The wood paneling that covers the wall structure disallows assessment of the condition of the framing beneath; however the bulges present in the exterior siding suggest the framing's compromised state; however, finishing materials would need to be removed in order to make a fully informed determination.  The headers above the garage doors appear to be undersized and incompetently tied into the surrounding framing.  The section of the sill that was visible to the Inspector was heavily deteriorated due to termite damage.  Likewise, the ceiling joists show severe termite damage throughout, and extensive mold growth on the plywood ceiling suggests a major roof leak.  The concrete slab of the building is in poor condition, and settlement, cracks, and spalling were noted throughout.  

The Inspector concluded that a rehabilitation of the building would be exceptionally costly, and that large amounts of the building's framing would require replacement due to the extent of rot and termite damage that have occurred.  Due to the disrepair and heavily modified state of the structure, its rehabilitation would essentially constitute new construction.  

• Staff Recommendation: This building, originally a double shotgun, has been heavily altered over time.  The wood frame on masonry chain wall construction first appears within the 1895 Sanborn Maps, with a dwelling on one side and a shop on the other.  Alterations to the structure's roofline and primary façade, as well as additions and the loss of original openings and architectural details, now render the building's original form virtually unrecognizable.  

Given the poor condition of the building, the amount of modification to the building, the nearly unrecognizable architectural form and style, and the building's Non-Contributing classification, Staff recommends approval for the building's demolition.

• Recommendation: Approval