1627 Philip St.

District: Garden District - Partial Control

Owner: Scott Taranto

HDLC Staff: Dennis Murphy

Rating: Non-Contributing

Applicant: Rodney Ratliff

Permit #: 23-14955-HDLC & 23-19450-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”: Non-Contributing.

• The importance of the building or structure to the tout ensemble of the area: Sanborn map and newspaper research indicates the existing building was likely constructed between 1907 and 1950, and it first appears in a 1951 Times Picayune rental advertisement. While this estimated date of construction is within the period of significance for the district (1832-1959),  the building's  overall style, form, massing, materials, roof form, and lack of exterior decorative architectural detailing distinguish it from other older buildings in the area and it does not appear to contribute to the tout ensemble of the surrounding district. Based on this, the building is likely considered Non-Contributing rated.

• The alternatives to demolition that have been explored by the applicant: None are known.

• The special character and aesthetic interest that the building or structure adds to the local Historic District: While the two-story wood-framed and stucco-clad residential building has some remaining 6-over-6 wood double-hung windows, it appears to lack a definitive architectural style and appears to be without historic building fabric and exterior architectural detailing typical of other historic buildings in the area. The scale, massing, footprint, details and style do not appear to contribute to the overall character of the surrounding historic district. 

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: It would not be prohibitively difficult or expensive to reproduce the building based on the type of construction and its modest detailing and ornamentation. 

• The condition of the building or structure: HDLC Staff conducted an exterior visual inspection of the building from the public right of way on June 13, 2023 and determined it to be in poor to fair condition. It appears the property has suffered from deferred maintenance by the previous owner, and the property was cited by for Demolition by Neglect in 2023 for deteriorated windows, soffits/fascia, stairs. porch decking, window trim, stucco and fencing. These violation conditions are all still present today.

• The future utilization of the site: The submitted redevelopment plans for the site following demolition include the new construction of 4,750 SF 2-1/2-story, single-family residential building which the ARC reviewed and recommended for conceptual approval at the July 18, 2023 meeting.

Previous ARC Recommendations:

07/18/23: The ARC voted to recommend conceptual approval with the final details to be worked out at the Staff level. The ARC agreed the design had improved since the previous review and the overall scale is appropriate for the corner site. The ARC noted the front and rear porch roofs should be reduced in pitch to at least 4:12 so that the overall roofs appear smaller, less visible from the street, and easier to flash during construction. The ARC also noted these porch roofs could utilize standing seam metal roofing. The ARC requested the applicant continue to reconsider the rhythm and placement of window openings on the Philip Street side so there is more regularity and alignment between floors. The ARC also noted that the proposed dormers are unusual and are not considered appropriate. They recommend the applicant consider skylights at the roof as an alternative to the proposed dormer windows.

06/20/23: The ARC voted to defer the application for additional review. The ARC also agreed that:

• Additional window openings should be added to the left side of the building, particularly toward the front elevation of the building.

• The arrangement of window openings on the right side of the building should be reconsidered so that there is a more regular alignment between openings on different floors. 

• The proposed third floor adds too much massing to the building and should be eliminated or reconsidered so that it is better integrated into the overall massing. For example, the applicant could consider installing dormer windows at the roof to bring daylight to the interior, in lieu of the proposed transom-style windows creating a 1/2 story upper floor condition instead of a full third story.

Staff Recommendations:

The existing building was likely constructed toward the end of the period of significance for the surrounding historic district and its overall style, materials, scale, massing, footprint, roof form, and other exterior architectural features and details do not appear consistent with other Contributing rated buildings in the area and is considered Non-Contributing rated. Based on this, Staff recommends the Commission vote to approve the request for demolition to grade and to ratify the Architectural Review Committee recommendation for conceptual approval of the proposed new construction.

• Staff Recommendation: No objection to demolition to grade and approval of proposed new construction