2516 Upperline St.

District: Uptown - Partial Control

Owner: Theodora E White

HDLC Staff: Jesse Stephenson

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: FEMA survey research indicates the original single-shotgun type building was estimated to have been constructed around 1910-20, however, it appears on a Fire Insurance map in 1909 as one of the first four houses on the 2500 block of Upperline. Further research of newspaper archives shows the obituary of the deceased owner and funeral notice on October 29, 1907. The historic portion of the building is a four room single shotgun primarily constructed of wood studs, set on brick masonry piers.  Evidence under the building shows masonry foundations for chimneys between the first and second rooms (now one large room), as well as rooms three and four. The chimneys and interior fire places were removed at an unknown date. The four room shotgun had a wood framed two room addition on brick masonry piers built at the rear of the building sometime before 1951 as indicated by Sanborn and Fire Insurance maps, but most likely outside the period of significance.

• The alternatives to demolition that have been explored by the applicant: None on record.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The one-story shotgun has an altered primary façade but retains wooden carved Ionic columns, craftsman rafter ties, gable window, ridge tiles and front porch. The building sides retain the original wood siding, historic window casings, and trim.

• 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 columns, windows, and trim would be difficult and unlikely. Furthermore, this is one of the last buildings on the 2500 block that retains it's single story massing and eclectic craftsman and classical details. Any new construction built in place of 2516 Upperline would likely not share this building's same massing, roofline and character, which could alter the streetscape considerably.

• The condition of the building or structure: HDLC Inspector Daniel Syal performed an exterior and interior visual inspection on January 23, 2023 and found the building to be in poor condition but not in imminent danger of collapse. On the exterior the roof shingle were deteriorated but the overall roof structure was not compromised. The weatherboards in the front of the building are painted and in fair condition. The weatherboards in the rear are missing or deteriorated in some sections of the buildings. The foundation and floor structure on the first third of the building was fair but deteriorates at the rear of the building. The original shotgun structure was likely comprised of four rooms. Signs of wood destroying insects begin in rooms three and four. Later dimensional lumber framing tended to be in worse condition than old-growth member. Rehabilitation of the rear areas would likely require extensive reframing. The floor structure at the rear had many deficiencies.

Staff Recommendations: 

The one-story, eclectic Craftsman retains its scale, massing, siting, and roof form. The only changes to the structure's footprint is the rear addition. The front façade, with the altered window and door, retain the original building character intent. Although the building is in poor condition, a good amount of the contributing portion of the home appears to be structurally sound and watertight and not in imminent danger of collapse , as cited by the Inspector. For this reason, Staff cannot recommend approval of the demolition of the historic front portion comprised of the first two (now combined into one), rooms. The rear addition and contributing third and fourth room, which are in great disrepair, should be removed; but the rehabilitation of the Contributing portion of the building is possible.

• Staff Recommendation: Denial of the request for full demolition, however, Staff would be in support of an application for partial demolition where the front portion of the house that is in better condition is retained with a new addition toward the rear.