518 Spain St.

District: Faubourg Marigny - Full Control

Owner: Robert M Hirt

HDLC Staff: Dennis Murphy

Rating: Contributing

Applicant: Jonathan Drennan

Permit #: 25-29377-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:  Sanborn map research indicates that the existing building was constructed sometime between 1896 and 1908, within the period of significance for the local historic district. The building first appears on the 1908 Sanborn map as a one-story residential structure and appears to be partially converted to commercial use between 1937 and 1950, before being reverted back to residential use at an unknown later date. The building retains its original style, scale, massing, roof form, and footprint. In its current condition, the structure continues to contribute to the tout ensemble of the surrounding historic district.

• The alternatives to demolition that have been explored by the applicant: The applicant initially intended to repair and renovate the existing building, and a Certificate of Appropriateness for this work was issued on July 17, 2025. Following further investigation, the applicant determined that the building’s condition was more deteriorated than initially understood and subsequently submitted a demolition application. 

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on the building’s limited height, footprint, remaining architectural features, and overall deteriorated condition, it is unlikely that reproducing the structure today would be more expensive or difficult than maintaining it in its current form. It is not clear what percentage of original material could be feasibly salvaged during a renovation. While the use of equivalent materials in contemporary construction may increase costs, the building’s overall form and detailing are relatively simple and could be replicated.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The single-shotgun residential building retains much of its original Italianate-style exterior character-defining features, including wood weatherboards, drop-lap siding, two masonry chimneys, ornamental wood door and window trim with pedimented heads, decorative wood brackets, double-hung 4-over-4 and 6-over-6 wood windows, and paired multi-lite French doors. Some of these elements may represent later period embellishments; however, together they contribute to the building’s overall historic character and its compatibility with the surrounding local historic district.

• The condition of the building or structure: An interior and exterior inspection is conducted by HDLC Building Inspector Haley Klundt on September 29, 2025. The building is determined to be in very poor condition.

At the exterior, the front façade retains many of its original architectural elements and details, which appear to be in fair to good condition. The wood weatherboards on the side elevations show signs of deterioration, with several missing boards at the right side toward the rear, leaving portions of the interior exposed. The stucco at the front masonry chain wall is cracked, the metal awnings over the left-side door and window openings are deteriorated, and sections of the soffit on the left side are sagging. The corrugated metal roof is in poor condition, and two masonry chimneys remain in place. Brick piers in the crawl space beneath the building are deteriorated, with the front portion supported by a combination of CMU blocks and broken pieces of 6x6 wood posts. The floor joists exhibit major cracking throughout the structure. The deteriorated rear addition shows substantial vegetation growth and reveals the building’s bargeboard construction.

At the interior, many original architectural elements remain, including double-hung 6/6 wood windows, original fireplace mantels, and wide plank floorboards. However, the floor system is failing throughout, with noticeable movement and soft spots indicating compromised structural integrity. The floors and walls in the first two rooms show significant wood rot. The third room exhibits heavy termite frass and damage extending from the floors to the ceiling, along with visible water damage. The third and fourth rooms are of bargeboard construction and lack wall studs along the right-side elevation, resulting in insufficient structural support and several visible openings to the exterior.

Overall, the front façade appears salvageable. However, the structural integrity of the foundation and floor system is extensively compromised. The building shows evidence of minimal maintenance and severe termite damage. Portions of the framing are substandard, rendering the structure unsafe and insufficient for habitation. Substantial reconstruction would be required to make the building habitable. Despite the potential to preserve select architectural features, the overall condition of the structure makes it an appropriate candidate for demolition to grade.

• The future utilization of the site: The applicant has stated their intention to salvage as much of the existing historic building fabric as feasible and to incorporate these materials into a forthcoming new construction proposal that will replicate the existing building’s form, massing, type, and detailing. However, this redevelopment application has not yet been submitted.

Staff Recommendations: 

A renovation application to restore the building and address existing Demolition by Neglect violations was submitted shortly after the current owner purchased the property. However, following further investigation, the applicant determined that the building’s condition was more deteriorated than initially understood and subsequently submitted the current demolition application. The applicant has stated their intention to salvage as much of the existing historic building fabric as feasible and to incorporate these materials into a forthcoming new construction proposal that replicates the existing building’s form, massing, type, fenestration, and exterior detailing. However, this redevelopment application has not yet been submitted.

While the building was constructed within the period of significance for the local historic district and retains much of its original style, scale, massing, roof form, and footprint, HDLC inspection determined the overall condition to be very poor. Given the extensive deterioration observed at the exterior walls, floor, and roof systems, as well as the substandard wall framing, ad-hoc foundation repairs, and general structural instability, Staff has no objection to the request for demolition to grade, with the proviso that the demolition Certificate of Appropriateness shall not be issued until redevelopment plans have been submitted and recommended for approval by the ARC and Commission. Staff further recommends that the front façade be retained if the current building setbacks can be maintained; otherwise, the applicant should make every feasible effort to salvage and incorporate as much of the original historic material as possible into the redevelopment, including doors, windows, brackets, and drop-lap siding.

• Staff Recommendation: No objection, with the proviso that the demolition CofA will not be issued until redevelopment plans have been submitted and approved by the ARC and Commission. Additionally, the front façade should be retained if the current building setbacks can be maintained; otherwise, the applicant should make every feasible effort to salvage as much of the original historic material as possible for incorporation into the redevelopment.