1917 Soniat St

District: Uptown - Partial Control

Owner: Kathleen A Grant

Rating: Contributing

Applicant: Anicka Marshall

Description: Demolition of more than 50% of the exterior wall structure of a Contributing rated, one-story, two-family residential building to create additional property line separation distance.

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.

Staff Recommendations:

FEMA survey, Sanborn map and newspaper research indicates the building was likely constructed between 1915 and 1925. While it doesn't appear on a Sanborn map until 1951, a New Orleans States article confirms the residential building was constructed no later than 1918, within the period of significance for the local historic district. The building also appears to have retained its original style, scale, massing, siting, roof form and footprint to this day. Following the Commission denial of the previous demolition to grade request, the applicant revised the scope of work such that only partial exterior wall demolition is now proposed. The applicant is requesting to remove and relocate approximately 81.% of the exterior building walls to accommodate a new rear addition and to bring the left and right side building walls inward by 1'-0" to increase the property line separation distance. There is currently an approximate 2'-0" setback from the existing exterior walls and the adjacent encroaching structure on the left side, and approximately 2'-0" setback from the existing walls and property line on the right side of the building. However, this a very common condition in historic neighborhoods where a majority of structures were built prior to the current code and zoning requirements. While the current existing exterior building walls are in very poor condition due to being left open to the elements following the pause in previous construction activity at the site, their relocation would entail the removal of a radical amount of the original historic building material. Additionally, the proposed change would fundamentally alter the original footprint and massing of the historic building and negatively impact it's perception from the public right of way. Based on this and because there are alternatives to relocating the building walls and ensuring fire safety, such as the installation of fire-rated wall panels, windows, interior sprinklers, etc., Staff recommends denial of the partial exterior wall demolition request.

Staff Recommendation: Denial

Previous Commission Actions:

04/20/2022: Application submitted for demolition to grade.

05/04/2022: The Commission voted to defer action on this application until the next meeting so that the Commission may review the submitted engineer’s report and to allow time for the applicant to consider alternatives to full demolition, such as a more limited partial demolition or renovation of the existing historic building.

06/01/2022: The Commission voted to deny the application for demolition to grade based on the age of the building, its contributing rating, the condition of the structure today, and because much of the original character-defining exterior architectural details remain and the building continues to contribute its type, style, massing and roof form to the surrounding local historic district.

08/24/2022: Revised application submitted for partial exterior wall demolition to create new property line separation distance at left and right sides of building.