2131-2133 Pine St.

District: Uptown - Partial Control

Owner: Summer Fiedler

HDLC Staff:  Chad Spurlin

Rating: Contributing

Applicant: Summer Fiedler

Permit #: 25-23503-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. 

Staff Recommendations: 

According to the building index of New Orleans Architecture, Vol. III, The University Section,  2131-33 Pine Street was constructed in 1914, within the period of significance of  the Uptown local historic district. The raised one-story, Bungalow is a well-preserved example of its style, with its original features, - such as the screen porch, low-pitched gable roof with exposed rafters, & multilight attic window - largely intact. A pair of tapered brick pedestals support short, tapered wood columns supporting a wood beam spanning the screen porch. The multilight entry door and sidelights are approached by wide concrete steps flanked by brick cheek walls and a raised landing. 

Within the partial control historic district, the HDLC only has jurisdiction over demolitions and, in doing so, evaluates proposed renovations based on four criteria. The alterations to the building exceed the allowable limits of all four criteria, and therefore the HDLC considers this proposal a de facto full demolition.

1. Removal of more than 50% of the exterior wall area.

The proposal requests removal of 59% of the existing exterior wall area, including the complete removal of the right side elevation. While the HDLC could approve a modest side addition setback from the front wall (which is indicative of the Bungalow style), extending the front elevation, as currently proposed, compromises the balanced symmetry that characterizes the front facade.

2. Removal of more than 50% of the roof structure

The proposal requests removal of 69% of the existing roof structure for new shed dormer to convert the attic into living space. While this approach has been used at neighboring buildings, the new roof-top addition as proposed is awkwardly attempting to correct the symmetry imbalance created by extending the right-hand side of the building. The new proposed shed roof also destroys the valley connecting the front gable to the main roof form, which is highly visible from Sycamore St. HDLC Staff recommends that a new shed dormer should be centered within the existing footprint of the building, setback from the front gable roof,  and alter less than 50% of the existing roof area.

3. Removal of more than 25% of the historic materials on the primary facade.

The proposal seeks to modify the front facade in two ways: (1.) at the main floor level and (2.) at the raised basement. At the main entry, the proposal removes the porch screening (indicative of the Bungalow style) and demolishes the existing recessed portion of the front wall. While the existing multilight door and sidelights could be salvaged and reinstalled, bringing the front wall into alignment with the rest of the facade destroys the original form & massing of the building and deemphasizes the front porch, a major feature of Bungalow homes. In addition, the proposal requires the demolition of the historic materials of the raised basement. In the Raised Bungalow style, the connection of the raised porch floor to the ground plane is a significant experiential feature of the building, and this proposal seeks to demolish the entry steps. While some of the material, such as the decorative wood feature on the left-hand side of the front facade, could be salvaged and reinstalled, the proportion of it to the  surrounding wall area is compromised once the building is raised. More importantly, the taper of brick pedestal will either be lost or clumsily extended as its height has to increase as the base is rebuilt. 

4. Raising the building to create habitable space.

While the ground floor of the building was previously subdivided into rentable living space, it is not code-compliant. The clear ceiling height is approxiately 6'-9", three inches short of the required 7'-0" clearance. Additionally, the ground floor is at grade and will need to be raised above the base flood elevation to be safely inhabited. The current proposal creates a 9'-0" ceiling height, two feet higher than the required minimum. This increase has significant impacts on the massing of the building, the proportional relationship of the existing four-part multilight window within the field of surrounding brick cladding,  and the destruction of historic materials as previously noted. For HDLC to consider raising the building, more care is required to minimally impact the buildings relationship to the ground and minimize the removal of character defining historic materials.

HDLC Staff has explained to the homeowner on several occassions their concerns with the proposal and suggested options to explore with the architect, without any effect. For all of the forementioned reasons, HDLC Staff strongly recommends that the Commission deny the request to demolish 2131-33 Pine Street.

• Recommendation: Deny