3016-3018 Lowerline St.

District: Carrollton - Partial Control

Owner: Devon Sweeney 

HDLC Staff: Jesse Stephenson

Rating: Contributing

Applicant: Arbac Properties Inc 

Permit #: 23-10031-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

• 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,  operable 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 3016 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, gable window, narrow plank weatherboards,  operable sidelights, rear chimney, 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. Vegetation was growing on exterior walls near the foundation of side walls and at the masonry and stucco at the primary façade.  Vinyl windows were present at side elevations and appeared to be in good condition. Wood weatherboards were present. At the locations of of the cantilevered sections of the building weatherboards were deteriorated due to lack of stormwater management. Isolated signs of rot and termite damage were noted particularly where weatherboards were missing. Where the building has been insulated showed the most amount of damage to the building framing. 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.  Some rot was visible on sections of the sill where the end grain was exposed likely necessitating replacement. The majority of the wood sills seemed competent with some having already been replaced.

The interior of the building showed signs of sporadic mold growth predominantly where the walls have been insulated. The ground floor level would require the removal of all finish materials. Tile floors were installed over concrete subfloor at ground floor level. The upper levels retain their wood floors, three panel craftsman doors, some mantels, and millwork details with some additions of big box store millwork.

Staff Recommendations: 

The raised basement bungalow retains it's scale, massing, siting, and roof form. The front façade massing, Greek key gable vent, gable window, narrow plank weatherboards,  operable sidelights, rear chimney, grand staircase, 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.

• Recommendation: Denial of the request for full demolition