2502 Jefferson Ave.

District: Uptown - Partial Control

Owner: Blue Orleans LLC

HDLC Staff: Jesse Stephenson

Rating: Contributing

Applicant: Jared Bowers

Permit #: 23-22040-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

• The importance of the building or structure to the tout ensemble of the area:  FEMA survey research indicates the original raised basement cottage was constructed from 1920-30, however, it appears first on the 1951 Fire Insurance map. At some point in the 20th century the front porch was enclosed as evidenced by the remaining craftsman rafter tails  at the ridge line. 2502 Jefferson is a book end of an entirely intact block of raised cottages that are indicative of the era in which they were constructed.

• The alternatives to demolition that have been explored by the applicant: New construction of a single family building.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: While reproduction might not be cost-prohibitive, recreation of historic details such as wood windows, massing, and craftsman details would be difficult and unlikely. Any new construction or parking lot built in place of 2502 Jefferson  would likely not share this building's same massing, roofline and character, which could alter the streetscape considerably.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  While altered with an encapsulated front porch 2502 Jefferson retains it's massing, craftsman details, wood windows, narrow weather boards, gable vents, and trim.

• The condition of the building or structure: 

HDLC Staff conducted an interior and exterior inspection on October 6, 2023 to be in fair condition.

On the exterior the building was slightly unlevel on the Magnolia Street façade. However all weather boards were in good condition and were maintaining the building envelope. The roof of the building appeared to be in fair condition but seemed to be reaching the end of it's lifespan. There were also very few signs of damage from wood destroying insects.

The interior of the building was climate controlled and still habitable with a solid building envelope. On the basement level the concrete slab poured at grade was not level and had several large cracks. The wood framing members were in good condition and didn't show signs of damage from wood destroying insects. The door frames on the primary level showed signs of wracking suggesting common foundation settlement. All interior finishes and flooring were well maintained.

Staff Recommendations: 

Foundation settlement is common for a building of this age and style. Though this condition should be addressed through shoring and leveling, it does not appear to be an imminent hazard. Given the excellent condition of the building envelope, rehabilitating this building is certainly feasible. For the aforementioned reasons, Staff recommends denial of the demolition to grade.

• Recommendation: Denial