838 Lowerline St.
District: Carrollton - Partial Control
Owner: Les Bon Temps Ventures, LLC
HDLC Staff: Krista J. Guzzo
Rating: Contributing
Applicant: Zach Smith Consulting and Design
Description: Retention of demolition of more than 25% of the primary façade at a multi-family residential building without a Certificate of Appropriateness.
HDLC Guidelines:
Section 12, Pages 23-24 of the Guidelines for New Construction, Additions and Demolition, state 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. As a result, the HDLC rarely considers the demolition of Significant or Contributing buildings or structures within a local Historic District or on a Landmark site to be an appropriate option.
Retention Items:
Retention of demolition of over 25% the primary façade: Grant retention with a low to moderate fine.
Fine Range: $0-$482,535
Staff Recommendations:
A Stop Work was posted at the property by the HDLC on April 12, 2023 for the removal of the wood windows and installation of vinyl windows at the primary façade, constituting 27% demolition of the primary façade. The wood windows fall under the removal of historic materials in the demolition definition. The applicant had previously reached out to staff to discuss appropriate window replacement options and was informed that the removal of the wood windows with a different material, muntin pattern, or window type would be considered demolition of the primary façade. Staff recommends a low to moderate fine, as the work was done without a CofA at the primary façade and Staff had directly communicated the relevant HDLC demolition definition.
Case History:
4/12/23: HDLC Inspector finds that the original windows have been removed and replaced with inappropriate windows.
8/10/22: Staff informs applicant that the windows on the façade must remain wood, with a muntin pattern to match the existing windows; and that removal and replacement with inappropriate windows (more than 25% of the façade's original materials) would constitute façade demolition.
8/9/2022: Applicant reaches out to ask Staff what window replacement options would be appropriate.
Comparison Photos:
Façade with Original Windows
Façade with Replacement Windows
Demolition Calculation:
838 Lowerline Calculation.pdfStaff/Applicant Email Communications:
838.pdfAssessor's Information:
Street View:
Public Comment:
838 Lowerline_public comment.pdf