417 Girod St.

District: Warehouse District - Full Control

Owner: Gore-St Tammany LLC

HDLC Staff: Dennis Murphy

Rating: Contributing 

Applicant: Robert Cangelosi

Permit #: 24-30115-HDLC

HDLC Design 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 (but altered).

• The importance of the building or structure to the tout ensemble of the area: Sanborn map research indicates the original buildings were constructed sometime between 1908 and 1940, within the period of significance for the local historic district. 630 Constance Street appears to have retained most of its original scale, massing, façade composition, materials, roof form and footprint to this day. However, 628 Constance Street was substantially repaired/reconstructed previously around 1991, and the façade was altered when an original window opening was removed as part of this work. 

• The alternatives to demolition that have been explored by the applicant: The applicant agreed to investigate the feasibility of retaining and repairing the existing walls to remain, however, a structural engineer's letter was submitted indicating this is likely not feasible given the construction and current condition of the walls.

• The special character and aesthetic interest that the building or structure adds to the local Historic District: While the most elaborate detail on the front elevation of these two modest and utilitarian warehouse/storage structures is a simple soldier course of brick at the opening lintels, their type, scale, style, roof form, and material texture do contribute to the tout ensemble of the surrounding historic Warehouse District. The two structures are also 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 difficulty or impossibility of reproducing such a building or structure because of its design, texture, material, or detail: Based on the size of the building's footprint and lack of exterior architectural elements and detailing, it would likely not be more expensive or difficult to reproduce the building today rather than maintaining it in its current form. 

• The condition of the building or structure: HDLC completed an exterior visual inspection of the buildings on November 14, 2024, and determined both to be in fair to good  condition from the street. On the exterior, the brick and mortar joints at the front elevations appear to be in good condition. The wall visible at the left side of 628 Constance Street is deteriorated with the a large portions of delaminating stucco, missing or deteriorated mortar joints, and vegetation growth. At the interior, the roof was previously determined to be in very poor condition after the applicant provided photo documentation demonstrating substantial deterioration and localized failures, and a CofA was issued to remove it in order to allow safe access to these buildings to determine the necessary repair scope of work. Additionally, a structural engineer's letter has been submitted indicating the construction and current condition of both building's walls are not considered to be structurally sound.

Previous ARC Recommendations: 

11/19/24: The ARC voted to recommend conceptual approval of the proposed redevelopment with the final details to be worked out at the Staff level. The ARC also agreed that:

• The preferred option is that every effort be made to repair, stabilize, and maintain both existing brick exterior walls, including their appearance and the proportions of their separate garage doors and openings. 

  • • The ARC noted that this could potentially be done by working from the back of the wall and by retaining as much of the original brick material as possible. 

    • The garage doors can be fixed in place and do not need to remain operable.

• However, if it is determined that both walls are structurally unsuitable or unfeasible for repair and replacement is required, the proposed replacement utilizing stucco over CMU is acceptable.

  • • At 630 Constance, the current deteriorated brick wall can be replaced with the proposed stucco over CMU, and the existing garage door and opening do not need to be maintained as this may create a false sense of history at this area.

    • At 628 Constance, the current deteriorated brick wall should be retained and repaired to match the existing condition, if feasible. If replacement is necessary, the ARC agreed this portion of the wall can also be replaced with the proposed stucco over CMU with the existing garage door opening proportions to remain. 

Staff Recommendations: 

While these two warehouse buildings were constructed within the period of significance for the local historic district, they are considered altered based on previous repair and replacement work that has been completed. Additionally, the Commission previously granted approval for demolition to grade of 628 Constance in 1991, however, it appears that it was repaired and altered rather than demolished. Based on these factors, and because the ARC has reviewed the proposed redevelopment plan and has recommended conceptual approval, Staff has no objection to the request for demolition to grade and recommends the Commission also vote to ratify the ARC recommendations for the redevelopment. 

Staff Recommendation: No Objection to demolition and Approval of the ARC recommendations for the redevelopment