2300 Upperline St.

District: Uptown - Partial Control

Owner: John and Elizabeth Logan

HDLC Staff: Chad Spurlin

Rating: Contributing (but altered)

Applicant: Port Studio

Permit #: 26-09100-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 (but altered)

• The importance of the building or structure to the tout ensemble of the area:  FEMA research indicates that the single-story bungalow was constructed between 1920 - 1930, towards the end of the period of significance for the Uptown local historic district. To further pinpoint the construction date, local newspaper research referenced the property as early as 1939, outside of the period of significance. 

• The alternatives to demolition that have been explored by the applicant:  The renovation of the primary structure and demolition of the later at-grade additions was explored. However, Zoning restrictions relating to Base Flood Elevation have prompted the request for full demolition.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: The modest massing and footprint of the building would not be difficult to recreate, however unlikely with modern living standards and current market expectations.

The original massing was highly altered when the front porch was enclosed. The architect discovered that the roof form was altered while enclosing the porch, creating a awkward condition that prevents the proper shedding of water. Minimal architectural details are currently visible on the exterior. It is undetermined if any of the historic material are concealed by the existing aluminum siding and soffit trim.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The modest bungalow is a typical building typology to the Uptown historic district. However, 2300 Upperline lacks much of the character defining features of the style and is not currently contributing to the aesthetic interest of the area. The 2300 block of Upperline contains relatively few historic structures, and the prevalence of non-contributing buildings weakens the cohesiveness of the streetscape.

• The condition of the building or structure: 

An exterior and interior inspection took place on January 22, 2026 and found that the vacant single-story bungalow appeared to be in good condition. HDLC staff recommended exploratory demolition and a supplemental interior visual inspection was performed on February 26, 2026. The additional inspection found the subflooring in poor condition but rehabilitation was feasible.

HDLC Staff appreciates the willingness & patience of the applicant to explore opportunities to rehabilitate the structure. The Floodplain Administration requires that the portions of the building to remain must be raised due to the extensive renovation plans proposed. Unfortunately, a third party structural engineer found that raising the existing structure is "not advisable." They also found that that "a majority of the structure would need to be sistered or replaced." The architect clarified that the front two rooms - which the HDLC would typically require to remain in a partial demolition - are structural unsound "from the roof to the foundation."

Staff Recommendations: 

For the forementioned reasons, which are expanded upon in the documents provided by the applicant, and because the building's massing and details have been highly altered, HDLC Staff does not object to the demolition to grade.

• Recommendation: No objection