3012-3014 Lowerline St.

District: Carrollton - Partial Control

Owner: Devon Sweeney

HDLC Staff: Jesse Stephenson

Rating: Contributing

Applicant: Arbac Properties Inc

Permit #: 23-10022-HDLC

Description: Demolition of a Contributing rated, two-family, raised-basement residential building to grade.

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.

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: FEMA survey research indicates the original single-shotgun type building was estimated to have been constructed around 1915-1925, however, it appears on the 1929-1940 Sanborn map as part of the robust housing stock that occupied parcel number 459 in the early 20th century.
The alternatives to demolition that have been explored by the applicant: Construction of a parking lot.
The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: While reproduction might not be cost-prohibitive, recreation of historic details such as columns, windows, doors, sidelights, grand staircase, and trim would be difficult and unlikely. Furthermore, this building is a one of two bungalows of eight that remain as front facing on Lowerline. It retains it's single story massing and craftsman details. Any new construction or parking lot built in place of 3012 Lowerline would likely not share this building's same massing, roofline and character, which could alter the streetscape considerably.
The special character and aesthetic interest that the building or structure adds to the local Historic District: The raised basement bungalow retains it's massing, Greek key gable vent trim, wood front doors, gable finial, sidelights, fanlight transoms, rear chimney, narrow weatherboards and grand staircase indicative of the period in which it was constructed.

The condition of the building or structure: HDLC Staff conducted an interior and exterior inspection on May 2, 2023 and found the building to be in fair condition.

The wood framed structure rests on a masonry chainwall with an asphalt shingle roof. Thick vegetation covered the left sides of the building up to the primary façade. Wood weatherboards were present. At the locations of missing weatherboards vegetation was penetrating the building's envelope. Newer vinyl windows were present at side elevations and appeared to be in good condition. Where the roofing material wasn't covered in vegetation the shingles appeared to be in fair condition but would likely need to be replaced as part of the building's rehabilitation. The walls appeared plumb and level as the building was not racked or leaning. Some weatherboards were missing or showed signs of rot but there was no wide spread failure of exterior bearing walls.

The interior of the building showed signs of sporadic mold growth throughout related to presumed plumbing leaks and compromises in the building envelope. The overall competency of the roof structure and it's ventilation has allowed the main interior level and attic to remain dry. Visible dimensional lumber and old growth framing at basement level were in good condition. Termite frass and wings but the inspection report did not note widespread termite damage. The masonry chain wall had some cracks suggesting building settlement rather than failure.

Staff Recommendations:

The raised basement bungalow retains it's scale, massing, siting, and roof form. The front façade retains the front doors, sidelights, transoms, gable finial, gable vent, narrow plank weatherboards, and original building character intent. The building is in fair condition and appears to be structurally sound and reasonably watertight. Currently there is constant discourse regarding the lack affordable housing by advocates, residents, and the New Orleans City Council. The demolition of this building would remove the potential for four (4) residential units to come back in to commerce simply to provide parking as part of a plan to raze a total of 3 historic properties.

For the aforementioned reasons Staff cannot recommend approval of the demolition of the building.