1534 Saint Louis St.

District: N/A

Owner: Taghrid S Mousa

HDLC Staff: Wendy Cargile

Rating: Landmark

Applicant: Zella May

Permit #: 25-29126-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”: The building became a Designated Landmark on Dec. 11, 2009.

• The importance of the building or structure to the tout ensemble of the area:  The Landmark nomination of the building was based on its cultural and historical significance. The building, referred to as Joe Victor's Saloon, is a two-story, masonry corner building dating from the middle of the 19th century. The building is one of the last remaining structures from the Storyville neighborhood. 

• The alternatives to demolition that have been explored by the applicant: See case history.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: The form and massing of the building would not be difficult to reproduce, but the materiality and history of the building cannot be recreated.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  As one of the few remaining historic structures of Storyville, the building continues to represent the neighborhoods early development. Its historic form, materials, and massing stand in strong contrast to the surrounding new construction, warehouses, and RV park.

• The condition of the building or structure: An interior and exterior inspection took place on May 14, 2025. This report describes the most historic parts of the building.  The rear single-story addition is in poor condition and does not appear to contribute to the historic significance of the building.

The vacant 2-story commercial building appeared to be in poor structural condition. The structural masonry building sits at grade and has wood framed interior walls, ceilings and roof structure. The R-panel metal roof appeared to be intact and in functional condition. However, visibility was limited, and an accurate assessment of the physical condition and age of the roof was not possible. 

The building is covered in stucco which showed signs of significant deterioration throughout. There were several areas on the exterior of the building that showed signs of water rot and wood destroying insect damage where the stucco was delaminating from the building. Significant vertical cracks were visible on the exterior faces of the masonry walls which indicates major structural compromise. The windows were in fair condition and appear to be functional, however none appear to be historic wood windows. The building has extensive Demolition by Neglect conditions which, if allowed to continue to deteriorate, could cause a state of imminent collapse of the building. The building is on a corner lot and close to both street adjacent property lines.  A collapse of the building poses a significant threat to public safety in its current condition.

The interior of the building was accessible at the time of the inspection. The building is in very poor condition and is not habitable. The building has been gutted exposing the structure. There was mold, wood rot and insect damage visible on the exposed wood throughout. The masonry walls were crumbling and would likely require total reconstruction. There was evidence of moisture intrusion throughout, with holes in the exterior through the masonry walls and roof. The space did not appear to have been conditioned for some time.  

Overall, the building is in very poor condition, showing signs of neglect and a compromised building envelope.  The building has an intact metal panel roof which may be salvageable. Rehabilitation of the interior of the building, as a habitable space, would likely be very costly and particularly difficult due to the deteriorated condition of the primary structural elements of the building.  Renovating the building is likely cost prohibitive. Additionally, the exterior stucco finish of the building needs to be removed and reinstalled to modern building standards.  Demolition of the building may be required as it relates to the building’s structural and otherwise physical condition.  This building is not a good candidate for rehabilitation. 

Staff Recommendations: 

It is unusaul for a Landmark building to be brought before the Commission with a request for demolition, and Staff recognizes the rarity of such an application. However, the interior and exterior inspections revealed the extent of the deterioration of the building. There is very little of the historic structure that remains intact. The masonry has failed above every opening; several corners of the building have failed and show extensive cracking at the exterior. The wood framing shows extensive termite damage, shown further with the large termit nest in the rafters.

 While a renovation is technically possible, the extent of the deterioration would require dismantling and rebuilding nearly the entire masonry envelope and replacement of a substantial amount of the framing. The level of intervention necessary to stabilize and renovate the structure far exceeds what would be considered practical or commercially viable, particularly in the buildings location.

The adjacent site further complicates any potential renovation. The building next door is an active warehouse, with constant heavy truck traffic. Vibration and impact concerns are ongoing, and an 18-wheeler previously has backed into the building, creating a large opening in the already deteriorated masonry wall. These factors pose significant challenges not only to any renovation efforts but also to the long-term preservation and safety of the building. 

While Staff acknowledges the building’s age and its cultural significance, the combined masonry failure, structural deterioration, reconstruction requirements,  external industrial conditions, and life safety concerns place the building beyond feasible rehabilitation. With great resignation, Staff recommends no objection to the demolition.

• Recommendation: No objection.