39-41 Allard Blvd.

District: Parkview - Partial Control

Owner: Gregory P Romig

Rating: Contributing

Applicant: Alyssa Wernet

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: 41 Allard Blvd. is a contributing rated building in the Parkview Historic District. Constructed in ca. 1890, the raised Queen Anne frame cottage fits within the late ninetieth, early twentieth century development of the Parkview area. The building retains several stylistic features associated with the Queen Anne style including its decorative front porch. Overall, the building adds significantly to the tout ensemble of the Parkview district as well as the surrounding block of Allard Blvd. 

• The alternatives to demolition that have been explored by the applicant: The petition for increase in wall height is in lieu of requesting full demolition. 

• The special character and aesthetic interest that the building or structure adds to the local Historic District: The Queen Anne cottage retains several character defining features at the exterior. Although it is unclear when the building was raised, Sanborn maps indicate it took placed before 1940. Although altered in this manner, the building retains its overall asymmetrical shape and form. In addition, the residence maintains its decorative front porch columns, balustrade, and spindlework frieze. The front façade also features an offset gable with textured shingle siding and circular gable window. The building also retains its original one over one wood windows throughout. The Queen Anne stylization of building presently adds to its overall aesthetic interest making the building integral to the Parkview district. 

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on the building's age and Queen Anne style, the original design would be extremely difficult to reproduce accurately through contemporary construction. Furthermore, the material and detail that complement the building's style would only act as a historicist reconstruction rather than being of the time period in which the existing building was completed. 

• The condition of the building or structure: HDLC Inspector Alex Nassar performed an inspection at the building on November 14, 2022. At that time, the building was determined to be in good structural condition. Although termite and wood rot damage were noticeable in areas, it was unclear how extensive the damage was. However, it was noted that the condition of the building did not warrant demolition. Following this advice, the property owner revised their approach to focus on a path toward rehabilitation. At the request of the HDLC, the owner performed selective interior demolition to determine the overall extent of termite and wood rot damage throughout. 

Alex Nassar performed another inspection on February 23, 2023 to survey areas revealed through interior demolition. The most current inspection determined that the building has existing termite damage throughout the main floor that likely occurred prior to the building being raised (before 1940). Although the termite damage is existing and not active, areas of the wall structure will require restructuring and/or sistering. The raised basement portion of the building was determined to be in fair condition but is in need of obvious repairs.  Approximately 50% of the existing structure at the ground floor has existing termite damage. The front two (2) rooms at the left side elevation of the basement area require significant structural remediation. It was noted that the damage on the main floor does not correspond with ground floor damage. See full demolition inspection report below for additional details. 

Staff Recommendation: 

Presently, the building has been determined to be in fair condition with specific areas of the building requiring more rehabilitative work than others. The current proposal involves the restructuring of more than 50% of the exterior walls to accommodate raising the existing basement. The existing floor to ceiling height of the basement is 6'6". The proposed height is 10'0" with a base-flood elevation of 3'4". The proposed work essentially creates a situation in which the existing main floor becomes a second story with the addition of a full story beneath, reading as the main entry and front façade. In addition, 36% wall demolition and approximately 40% roof demolition are proposed to accomplish this change. Overall, the proposed exterior alterations to raise the building significantly impact the existing building. Demolition definition number four (4) explicitly denotes this situation. The HDLC prefers proposals that accommodate square footage through the construction of rear or side yard additions rather than raising existing buildings. For that reason, Staff recommends denial of the proposed demolition. 

• Staff Recommendation: Denial of proposed wall demolition for increase in building height.