538 First St.

District: Irish Channel - Full Control

Owner: Thomas Foster Jr.

HDLC Staff: Wendy Cargile

Rating: Contributing

Applicant: Troy Hamm

Permit #: 25-03440-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: Based on Sanborn map and FEMA research the building was constructed between 1840-1850 and first appears on the 1887 Sanborn map, within the period of significance for the district. The building retains its original massing and footprint, as well as wood door and window trim, and large brick chimneys. However, most of the original wood windows and doors have been removed, though the historic openings appear to be unchanged.

• The alternatives to demolition that have been explored by the applicant: A renovation permit application was submitted in 2022, but the permit was never issued and has since expired. 

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: The massing and footprint of the building would not be difficult to recreate. However, the detailing and craftsmanship would not compare to the historic building.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  This building is one of four historic one and two-story residential buildings on the block and continues to contribute to the character of the neighborhood in its massing, form, and detailing. Though it is the last unrenovated building of the four. 

• The condition of the building or structure: An interior and exterior visual inspection of the property took place on March 25, 2025 by an HDLC Inspector. The building was found to be in poor condition and the rear portion of the building appeared to be in very poor condition. At the exterior, the building had vinyl siding, missing gutters and downspouts, and some evidence of termites indicating structural deficiencies. The building appears to be straight and plumb and the roof appears to be in good condition. At the interior, some remediation work has happened including new sheetrock that was not complete. Where the structural members are exposed there were signs of termites and water intrusion. Areas of the floor were soft and joists appeared compromised. Overall, the inspector found that the building appeared to be salvageable. However, certain areas of the building would need to be completely replaced or restructured. The oldest, front, portion of the building appeared to be in significantly better condition that the rear portions. The rehabilitation of the building, including the demolition of the rear and majority of the interior would likely be an expensive undertaking. 

Staff Recommendations: 

The owner has received an administrative judgement from Code Enforcement that states, that demolition is ordered due to the violations on the property and is the reason for the request for full demolition to grade. To be clear, this statement came from the adjudication hearing officer. However, staff feels that the original front two rooms of the building could be rehabilitated, but if renovations do not commence soon, the building will beyond repair. Staff recommends the demolition of the rear portions of the building to grade and the renovation of the front two original rooms of the building, but leaves the recommendation at the discretion of the Commission. 

• Staff Recommendation: Discretion of the Commission.