2123 Soniat St.

District: Uptown - Partial Control

Owner: Sylvia L Chriss

HDLC Staff: Dennis Murphy

Rating: Contributing

Applicant: Richard Lindsay

Description: Retention of partial roof, façade, and exterior wall demolition at a Contributing rated, one-story, single-family residential 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.

Section 12, Pages 23-24, of the Guidelines for New Construction, Additions and Demolition

Retention Items:

Partial Roof, Façade & Exterior Wall Demolition: Approval with a fine
- Fine Range: $1,000 to $27,285 (15% of 2023 assessed building value of $181,900)

Staff Recommendations:

FEMA survey research indicates the existing building was likely constructed between 1900 and 1910 and first appears on the 1909 Sanborn map. While the primary façade has been altered previously, such as a change in the size/location of the original door and window, the overall building appears to have retained some of its original Craftsman style exterior features and details including wood weatherboards, exposed wood rafter tails, terra cotta roof ridge tiles, decorative wood gable window and some historic 6-over-6 wood windows. The building also appears to have retained its original building footprint, massing, siting and roof form.

On September 8, 2022, HDLC Building Inspector Alex Nassar observed work at the site including excessive demolition of the existing building and verified that no building permit or CofA were applied for or issued. HDLC placed a Stop Work Order on the property until the applicant could receive Commission approval for retention of this unpermitted demolition work.

Staff worked with the applicant and advised that drawings would be necessary to complete the HDLC review and would also be required by Safety & Permits for the building permit review. Unfortunately, drawings submitted by the applicant at that time were not sufficient for demolition review and were returned for revision with notes on how to prepare complete updated drawings. After several re-submissions, Staff then worked to complete the review inferentially based on information provided by the applicant and based on site inspection photos taken from the public right of way and confirmed that all three of the partial demolition thresholds were exceeded.

At the front façade, 100% of the original wall framing was removed and replaced. Additionally, the previous porch roof was removed to relocate the front gable closer to the street, encapsulating approximately 24% of the façade. The current proposal also now calls for a new addition at the front yard which will encapsulate 100% of the previous façade. At the exterior walls, approximately 56.6% have already been removed and replaced with new wall framing. The current proposal also now requests the demolition or reframing of all the remaining rear portions of exterior wall. At the roof, while only about 16% has been removed thus far, the plans call for an alteration in the overall roof form that will include the removal and encapsulation of approximately 69% of the existing roof structure.

The applicant is requesting retention approval of the demolition work already completed, as well as additional exterior wall demolition. At this point, the current proposal essentially calls for demolishing and replacing the entirety of the historic building fabric. Based on the Contributing rating of the building and because the applicant did not apply for a building permit or seek HDLC approval prior to commencement of work, Staff recommends the Commission vote to approve the request for retention and additional exterior wall removal and to levy a fine for this unpermitted demolition. Because this demolition was completed after August 1, 2022, it is subject to the current demolition fine structure ranging from $1,000 to $27,285.

Case History:

02/27/23: Application withdrawn from 3/1 Commission meeting agenda, per applicant request, to allow time for new architect consultant to complete additional drawings and to verify the scope of work moving forward.

01/31/23: Application withdrawn from 2/1 Commission meeting agenda due to applicant not completing payment of retention application fee or posting an HDLC required public notice sign.

01/19/23: Applicant submits revised drawings for HDLC review. Staff reviews drawings based on information provided by applicant and site inspection photos and confirms that partial roof, façade, and exterior wall demolition were completed.

10/24/22: Applicant submits revised drawings for HDLC review. Staff confirms drawings are not sufficient for HDLC partial demolition review and returns for revision.

09/22/22: Applicant provides initial drawings for HDLC review. Staff confirms drawings are not sufficient for HDLC partial demolition review and returns for revision.

09/13/22: Applicant submits structural renovation application and HDLC sub-permit for retention of demolition is generated.

09/08/22: HDLC Inspector observes excessive demolition at site and confirms that no building permit or CofA was issued for this work. HDLC and Safety & Permits place Stop Work Orders on the property.