1436-38 Harmony St.

(Under Previous Demolition Fine Ordinance)

District: Garden District - Partial Control

Owner: Edie Pitt

Rating: Contributing

Applicant: Edie Pitt

Description: Retention of partial roof demolition at a Contributing rated, one-story rear accessory building without a Certificate of Appropriateness.

HDLC Guidelines:

Section 12, Pages 23-24 of the Guidelines for New Construction, Additions and Demolition, state 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. As a result, the HDLC rarely considers the demolition of Significant or Contributing buildings or structures within a local Historic District or on a Landmark site to be an appropriate option.

12: 23-24 – Guidelines for New Construction, Additions and Demolition

Retention Items:

Partial Roof Demolition: Approval with a minimal fine
- Fine Range: $1,000 to $10,000

Staff Recommendations:

Based on Sanborn map research, the existing primary residential building and rear accessory were both constructed at approximately the same time between 1896 and 1907, within the period of significance for the local historic district. Based on this, the rear accessory structure is likely a Contributing rated structure.

The applicant has noted the rear accessory roof was damaged during Hurricane Zeta (October 2020) and that Safety & Permits advised them that the roof replacement could be completed without a building permit. However, it is unclear if the scope provided to that department was for simple replacement of sheathing and metal roofing, or for the more involved scope of work to construct a new second-floor addition on the existing accessory. Because this completed work is structural in nature, drawings would likely have been required by Safety & Permits for the building permit review, and this would have triggered the HDLC partial roof demolition review prior to commencement of the work.

However, an application was never submitted and approximately 75% of the previous roof structure was removed to accommodate the new second-floor addition. The applicant has noted that drawings for this addition are not available to provide. Staff initially became aware of this work from a neighbor complaint in May 2021. HDLC completed a site inspection at that time, confirmed the rear accessory roof was demolished without approval, and issued the current owner a citation for working without a CofA. The applicant did not address this violation or contact HDLC Staff until February of this year when they contacted Safety & Permits to inquire about getting it resolved. Staff then worked with the applicant and they confirmed they would like to seek retention approval.

While the existing rear accessory building is only partially visible from the street, it is considered a Contributing rated structure and a substantial amount of its original historic roof fabric was removed and the roof form was altered. However, Staff would likely have recommended no objection to the request had it been reviewed in advance. Based on this, Staff recommends the Commission vote to approve the retention request and recommends the Commission vote to levy a minimal fine for this unpermitted demolition. Because this work was completed prior to August 1, 2022, it is subject to the previous demolition fine structure of $1,000 to $10,000.

Case History:

02/13/2023: Owner contacts Safety and Permits via email to address the open HDLC violation on the property. HDLC Staff confirms with owner that retention approval is required for partial roof demolition at rear accessory. Application for retention submitted.
05/25/2021: HDLC completes site inspection of property and confirms rear accessory roof was demolished. Property cited by HDLC for working without a Certificate of Appropriateness and citation letter is sent via certified mail to current owner.
05/12/2021: Neighbor complaint received that roof structure of rear accessory building was demolished and replaced with new second floor addition without a building permit or HDLC approval.