411 Andrew Higgins Dr.

District: Warehouse District - Full Control

Owner: Dixie Mill Supply Properties LLC

HDLC Staff: Dennis Murphy

Rating: Contributing

Applicant: Erika Gates

Permit #: 23-33996-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: Sanborn map, historic photograph, and newspaper research indicates the structure was likely constructed between 1950 and 1953, within the period of significance for the local historic district (1820 to 1958). Although the estimated date of construction is toward the end of the period, the building is likely still considered Contributing rated. Additionally, its building form, use, construction method, massing, roof form, materials, and siting are consistent with other historic industrial and commercial building typologies that were previously common in the area. It also appears to have retained its original scale, massing, siting, roof form and footprint to this day, and continues to contribute its unique texture, presence, and character to the tout ensemble of the surrounding historic district.

• The alternatives to demolition that have been explored by the applicant: None have been indicated. Beginning in August of this year, the Department of Code Enforcement began citing the property for various minimum property maintenance violations related to the condition of the overall site and the existing masonry and metal structures. The citation notes the metal warehouse building must be maintained to be structurally sound and in good repair, with all metal surfaces painted to inhibit additional rust and deterioration. Rather than seeking to repair and maintain the historic structure, the applicant is instead requesting approval to demolish it to grade as a means of alleviating some of these Code Enforcement violations.

• The special character and aesthetic interest that the building or structure adds to the local Historic District: The simple, utilitarian, one-story, open-air steel truss-frame warehouse accessory structure appears to have changed little since it was first constructed almost 70 years ago. It was likely built to support the expanding needs of a business that operated out of the one-story masonry building beyond. The structure is an enduring example of the kinds of later industrial and commercial building typologies which were previously abundant in this area due to its proximity to the riverfront and the activity of the port, but which are increasingly no longer extant. The structure is highly visible from the surrounding public right of way and appears to have retained its original commercial typology, industrial form and materials, and other architectural details which physically reflect the historic social, cultural, and commercial activities and attitudes of the area at the time it was built.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on its utilitarian steel-frame construction, relatively simple materials and methods, and minimal exterior cladding and decorative ornamentation, the building would likely not be difficult or more costly to reproduce today. However, it would likely be difficult or impossible to reproduce its historic texture and details, or to recreate its special character and interest in the neighborhood. As land values in the area continue to increase over time, it will likely become less financially feasible to maintain or reproduce similar one and two-story, low-intensity use warehouse buildings like this in the future. Additionally, the continued demolition of these types of warehouse buildings may threaten the viability of the district at-large to maintain its historic status as more of the structures which contribute to the area's unique texture, scale, rhythm, and historic uses are destroyed. 

• The condition of the building or structure: HDLC Staff completed an exterior visual inspection of the building from the public right of way on December 21, 2023 and determined it to be in fair to good condition. Overall, the structure appears to be stable and durable without distress and there were no missing, leaning, compromised, or otherwise deteriorated structural elements visible. Some instances of vegetation growth were observed, but could be easily remedied. Much of the steel structure is oxidizing with rust, however, the individual elements appear to remain competent and functional from the street and could likely be cleaned and painted to remain. The current corrugated metal roof cladding appears to be in poor condition, and light was observable from the underside through the roof at various locations, likely indicating that substantial repair or full replacement may be necessary. Overall, however, it appears that the current structure could reasonably be re-adapted or incorporated into a redevelopment proposal or other re-use plan for the site, such as a covered exterior amenity area for eating, drinking, or other commercial functions.

Staff Recommendations: 

Because the current historic structure appears to be competent and durable, and could likely be modestly repaired and retained, Staff feels that full demolition to grade for the purpose of reducing Code Enforcement fines would be an extreme and inappropriate action. Additionally, the HDLC Design Guidelines recommend exhausting all attempts to reuse a historic resource before considering demolition, such as through stabilization, sale of the property, or adaptive reuse. There are many examples in other historic districts around the world of creative and successful adaptive reuses of similar industrial structures which both serve to preserve their unique historic, architectural, and cultural importance while also enhancing the special character and economic growth of their respective historic contexts. Staff would also like to note that there is general concern that the continued demolition of warehouse structures such as this will inevitably undermine and negatively impact the visual perception of the area and the public's understanding of the unique social, cultural, economic, and architectural history of the Warehouse District. Based on these factors, the fair to good condition of the structure and building elements today, and the HDLC Design Guidelines, Staff recommends denial of the request for demolition to grade. Staff also encourages the applicant to work with the HDLC and Code Enforcement to develop a plan to appropriately address the current violation items at the property moving forward. 

• Recommendation: Denial