203 Walnut St.

District: Uptown - Partial Control

Owner: Daniel M Sellers

HDLC Staff: Chad Spurlin

Rating: Contributing

Applicant: Daniel M Sellers

Permit #: 26-24731-HDLC

Description: Retention of the demolition of the exterior wall structure in excess of the approved threshold at a Contributing rated, one-story, single-family residential building.

Retention Items:

Demolition: Approve
- Fine Range: Tier 1

Staff Recommendations:

At its September 4, 2025, meeting, the Commission denied the proposed partial demolition of the roof structure to accommodate a second floor addition. Following the meeting, the proposed renovation was revised so that the scope of demolition fell within the allowable limits established by the HDLC; therefore, a Certificate of Appropriateness was not required.

On July 15, 2026, the applicant/owner notified HDLC staff that the original wood framing had sustained severe deterioration from wood-destroying insects, resulting in a partial collapse of the building. Following a visual site inspection by HDLC staff the next day, the HDLC requested that the remaining structure be temporarily braced to allow for a more thorough assessment of the building's condition. During this period, additional demolition and reframing of the building occurred. A supplemental visual inspection was conducted on August 14, 2026, at which time HDLC inspectors determined that the remaining portions of the original building exhibited a significant amount of termite damage.

The owner is now requesting retention of the full demolition of the exterior wall framing, along with minimal reframing of the roof structure in isolated areas. Where feasible, the owner proposes to salvage and reuse original materials, including the cypress siding, wood flooring, windows, and doors.

Case History:

08/21/26: Owner submitted an application for retention of demolition in excess of approved drawings, per HDLC staff's request.
08/14/26: HDLC inspectors performed a supplemental visual inspection and determined that "the remaining original portion of the building exhibited a significant amount of termite damage."
08/13/26: Applicant submitted structural reports, dated 4/4/26 & 8/13/26, to HDLC staff. The April inspection report noted "considerable damage" throughout and "strongly recommended" exploratory demolition of interior wall finishes to evaluate the structural integrity of the building. The supplemental August inspection noted that "deterioration is not limited to isolated members" but impacts "interconnected load-bearing systems" of the building.
07/17/26: Emergency bracing permit issued.
07/16/26: Owner submitted a permit application for emergency, temporary bracing and shoring of deteriorated framing, per HDLC staff's request.
07/15/26: Owner reached out to HDLC staff after "discovering severe termite damage and structural deterioration" of the structural framing. HDLC Inspector, Haley Klundt, visited the site.
04/19/26: Building permit issued, allowing renovation to begin.
03/24/26: HDLC staff reviewed revised drawings and determined that an HDLC Certificate of Appropriateness was not required because the proposed roof and exterior wall structure demolition was less than 50%.
03/02/26: Interior demolition permit issued.
02/26/26: Department of Safety & Permits received an interior demolition permit application for non-structural demolition for exploratory removal of interior wall and ceiling finishes to expose the existing framing and building systems. HDLC review not required for this scope.
09/04/25: The Commission voted to defer action of the demolition of more than 50% of the roof structure. The Commission requested that the applicant meet with HDLC Staff to work toward a solution that would lower the percentage of demolition and possibly be Staff level approvable.
08/20/25: Applicant submitted a structural renovation permit application.

HDLC Inspection Photos - 8/14/26:

HDLC Inspection Report - 8/14/26:

203 Walnut St Demolition Request Inspection Results.pdf

Applicant Provided Structural Report - 8/13/26:

203 Walnut_Office Depot Scan 08-13-2026_09-57-41-358.pdf

HDLC Inspection Photos - 8/14/26:

Applicant Provided Photos - 7/15/26:

Applicant Provided Structural Report - 04/10/26:

203 Walnut_Inspection Report (203) (2).pdf

Revised Drawings - 03/24/26:

203 Walnut_Sellers Residence Revision Set 1.pdf

Previously Approved Drawings - 03/24/26:

203 Walnut St- HDLC and RCC Stamped.pdf

Assessor's Records:

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