3604 Tulane Ave.

District: Mid-City - Partial Control

Owner: 3604 Tulane AV, LLC

HDLC Staff: Krista J. Guzzo

Rating: Contributing (But Altered)

Applicant: Isaac Pinhas

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 to the historic district

• The importance of the building or structure to the tout ensemble of the area:  3604 Tulane was originally a double shotgun, estimated by FEMA to have been constructed between 1895 and 1905 and first appearing on the 1908 Sanborn Maps, within Mid-city's period of significance.  Between 1940 and 1950, the building was raised and additions were added at the rear, as can be seen within the 1950 Sanborn.  The original shotgun form, which can still be detected within the building's later alterations, speaks to the area's history as a working-class residential neighborhood.  Contemporary development along Tulane Avenue has overtaken the historic streetscape, leaving few original residential buildings remaining.  It is important to maintain the history of the area and the story of its early inhabitants through the preservation of contributing architecture.  However, it is recognized by Staff that little architectural value remains due to the scale of alteration over time. 

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

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: It is unlikely that the materials and craftsmanship of the original structure  would be replicated in new construction; however the historic building's appearance has been greatly altered .

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  Few indications of the original architecture remain, outside of the building's roof form and gable window, although the original form is still there, hidden beneath later additions and obscured by a raised basement.  

• The condition of the building or structure: The HDLC Inspector reported that this building is, overall, is in good structural condition and in habitable condition.  It appears to be currently or very recently in use as a workspace and living space. There is no evidence of wood destroying insects or water intrusion.  There was previously a large billboard sign attached to the roof, which was removed following hurricane damage.  The roof has been damaged in the areas where the sign was attached, causing isolated leaks which should be sealed or repaired.  There are some minor but repairable cracks in the CMU  and minor deflection of the right wall.  The weatherboards show no signs of deterioration and appear to be recently installed. The Inspector remarked that the interior of the building appears to be well-maintained.  There is some damage along the center of the ceiling on the first floor, but the reason is unclear, although it may be due to insufficient lateral support across its span, as the first floor has no interior walls. There is some cracking at the interior front wall where the roof of an enclosed porch was removed, but this does not appear to indicate structural failure or imminent collapse of the building.  There is no evidence on the second floor of settlement or deflection of the framing.  

Staff Recommendations: While staff would prefer that the building be repaired to preserve the historic building that has been encapsulated by additions, it has been so obscured by alterations that very little aesthetic historic architectural value remains.

• Recommendation:  No Objection