5524 Tchoupitoulas St.

District: Uptown - Partial Control

Owner: Carwash Blues LLC

HDLC Staff: Jesse Stephenson

Rating:  Contributing

Applicant: Jonathan Drennan

Permit #:  23-31172-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:  

• FEMA survey research indicates the double shotgun at 5524 Tchoupitoulas was constructed between 1885 and 1895 and the building first appears on the 1896 Fire Insurance Maps. 5524 Tchoupitoulas is one of three remaining shotgun doubles that remain on the riverside of Tcoupitoulas. The building provides a residential screen to the otherwise industrialized portion of the block and compliments the historic residential fabric on the riverside of Tchoupitoulas.

• The alternatives to demolition that have been explored by the applicant: 

Expansion of the carwash at the rear of the property.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: 

While reproduction might not be cost-prohibitive, recreation of historic details such as it's  trapezoidal massing would be difficult and unlikely. Any new construction of a carwash service buildings built in place of 5524 Tchoupitoulas  would likely not share this building's same trapezoidal massing, roofline and character, which could alter the streetscape considerably.

• The condition of the building or structure: 

HDLC Staff conducted an interior and exterior inspection on November 28, 2023.

Staff Recommendations: 

The wood frame superstructure rests on a masonry chain-wall. The walls are clad in aluminum siding. However, there is likely wood siding under the aluminum as evidenced by the exposure by the windows. The windows are aluminum with glass. Based on the trapezoidal shape of the building it is likely of barge board construction.

The roofing material on the building is corrugated metal and is mostly competent. There are signs of leakage around the valley at each side of the double gables. The masonry chain wall was difficult to inspect because it is covered in aluminum siding and low to the ground. Where visible, the sills were in excellent condition. In one location a beam was used to shim floor joists. Leveling would be required to level and even out the floors.

There were signs of roof failure causing saturation of the walls and flooring but the building was predominantly dry. Some low areas were noted in the flooring suggesting settlement over time. Additionally drywall was cracked around interior openings. The flooring was in good condition. Attic spaces were not available for inspection.  

• Staff Recommendation: 

Buildings in far worse condition have been successfully rehabilitated. This house should be inspected further to reveal more about it's condition and construction style. The purpose of the HDLC is to preserve the architectural integrity and heritage of New Orleans. With that responsibility, the HDLC has a dual responsibility to preserve housing stock. It has been noted by many government officials and the New Orleans City Council that the city of New Orleans has a housing shortage. It is utterly inappropriate at this time to be "City of Yes". For the aforementioned reasons Staff recommends denial of the demolition to grade.

• Recommendation: Denial