2320 Tulane Ave

District: Mid-City - Partial Control

Owner: Warren Gardner Jr.

Rating: Contributing

Applicant: William Gardner

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: Formerly D&D Printing, 2320 Tulane Avenue is a vacant two-story commercial building constructed in 1941. Per the FEMA Survey record, the date of construction was provided by the owner (in 2008). As seen on the 1940 Sanborn Map (below), a one-story, frame, double shotgun residence was located at this address prior to the construction of the current building. The cinder block building has a faux stone clad façade with aluminum windows surmounted by a flat roof. Although several architectural elements have been altered throughout the building's history, aspects of its 1940s aesthetic remain intact. Although a contributing building to the Mid-City historic district, 2320 Tulane does not significantly impact the tout ensemble of the surrounding context. Alterations over time and its lack of a definitive style lessen its overall importance to the district.

• The alternatives to demolition that have been explored by the applicant: None are known at this time. In May 2018, the rear carport addition was approved for demolition by the HDLC NO Commission.

• The special character and aesthetic interest that the building or structure adds to the local Historic District: Prior to the demolition of the existing double shotgun at 2320 Tulane, municipal square 548 was comprised of mostly residential buildings, many fronting Tulane Avenue. As the area transitioned into a car-centric commercial corridor, the residential buildings began to disappear. The current cinder block building at 2320 Tulane is an example of this change. Although the building does retain several original architectural features, aspects of the storefront have been removed or altered. Overall, the building does not have a definitive style and lacks in character defining features and aesthetic interest. The dilapidated appearance of the building also negatively impacts its importance within the district.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on the size of the building's footprint and minimal exterior architectural elements, it would likely not be more expensive or difficult to reproduce the building today rather than maintaining it in its current form. It is not readily apparent what percentage of original material may be salvaged during a renovation. Using equivalent materials in contemporary construction may be costly, but the overall form and detailing is relatively simple and could be replicated.

• The condition of the building or structure: An interior and exterior inspection was performed on September 19, 2022 by HDLC Inspector Daniel Syal. The inspection revealed that the exterior and interior walls of the building are in good condition and do not appear to be compromised in any way. However, the building's roof has not been replaced or properly weatherproofed following damage during Hurricane Ida. This lack of attention has resulted in water-related damage throughout the interior at sheetrock and areas of flooring. Interior wood framing members were found to be in good condition despite water intrusion. In addition to the compromised roof, a fire in the front-most portion of the building caused superficial damage but did not cause major structural damage. The inspection noted, "Overall, the building is in sound structural condition and is not beyond repair. However, if the building envelope is not secured and made watertight, structural conditions will deteriorate rapidly." The full demolition inspection report is included below.

Staff Recommendations:

Although a contributing building in the Mid-City historic district, 2320 Tulane Avenue lacks overall aesthetic interest and special character architecturally. However, that alone does not justify its demolition. As noted in the inspection, the building is structurally sound and could be renovated provided that work be completed to make it weathertight. It is unclear what the redevelopment intentions are for the site if demolition is allowed. Staff leaves the decision to the discretion of the HDLC Commission.