1208 Second St.

District: Garden District - Partial Control

Owner: 1208 Second Street LLC

HDLC Staff: Chad Spurlin

Rating: Contributing

Applicant: Hive Construction LLC

Permit #: 26-01973-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:  The building was constructed between 1910 and 1927, within the period of significance for the Garden District. While not shown on the 1909 Sanborn Map, it was listed for sale in 1927 in the Times Picayune. The 2002 HDLC survey of the district shows the structure much as it appears today and notes it as contributing to the scene. The structure is one of five structures facing Second St in a fully intact block and retains its original massing. 

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

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Originally a two-bedroom raised bungalow with a front porch, sometime after 1950 the porch was enclosed with plate glass windows & transoms between wood pilasters and a heavy decorative entablature. The original brick columns and decorative gable brackets are intact. Reconstruction of the building's craftsmanship and original decorative details would be difficult and unlikely, and potentially cost prohibitive.

• The special character and aesthetic interest that the building or structure adds to the local Historic District:  The structure is a mix of architectural styles, constructed over time. The structure maintains the rhythm of the street as part of the street face. Demolishing the structure to enlarge the neighboring structure’s side yard would create a gap in urban fabric. 

• The condition of the building or structure: A visual interior and exterior inspection was conducted by the HDLC inspector on August 14, 2025, and the building was found to be in very good structural condition.

The exterior of the building is a combination of wood weatherboards and painted brick but is heavily overgrown with vegetation and surrounded by untrimmed trees. The roof was not visible, but 2018 permit indicates a typical asphalt shingle roof. While it is not known if the roof is near the end of its lifespan, there was no signs of water intrusion at the interior. Besides the vegetation, the building envelope has little evidence of deterioration.

The interior of the building appears to have been under a significant renovation that has since stalled. The building layout and interior design has been significantly modified and retains very little, if any, original elements.

Staff Recommendations: 

Overall, the building appears to be in very good condition, showing minimal signs of neglect. Rehabilitation of the interior of the building would not be very costly or particularly difficult as the underlying structure is intact. Immediate action should be taken to remove any vegetation directly on or near the building. While heavily modified on the interior, the building is not a good candidate for demolition.

• Recommendation:  Denial.