320 St Joseph St

District: Warehouse District - Full Control

Owner: 320 St Joseph LLC 

HDLC Staff: Dennis Murphy

Rating: Non-contributing 

Applicant: Studio Bka LLC 

Permit #: 22-10612-HDLC

HDLC Guidelines: 

Section 12, Pages 1-11 of the Guidelines for New Construction, Additions and Demolition, state that when reviewing New Construction, the HDLC requires:

• The preservation of the cohesive ambiance of the local Historic District through compatible, sympathetic construction.

• Compatible siting, proportion, scale, form, materials, fenestration, roof configuration, details and finishes.

• Maintaining the appropriate historic contextual setting within the surrounding neighborhood.

• Use of materials and techniques that are compatible with the surrounding neighborhood.

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, the HDLC uses the following criteria in its evaluations:

• The historic or architectural significance of the building or structure as designated by its “rating”: Non-Contributing.

• The importance of the building or structure to the tout ensemble of the area: Sanborn map research indicates the existing warehouse building was likely constructed sometime between 1908 and 1950. The HDLC Central Business District Building Survey notes the building is non-contributing rated.

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

• The special character and aesthetic interest that the building or structure adds to the local Historic District: The corrugated metal panel-clad warehouse building is relatively simple and utilitarian, and is reflective of the industrial building type that was common in the district due its proximity to the waterfront and its intended use to house commercial or light industrial businesses in support of commerce at the port. Like most other buildings of this type and age in the area, it is built out to the front and side property lines. The current building appears to have retained its original type, scale, massing, roof form and footprint to this day. Other exterior architectural features and details remain, such as several operable multi-light steel windows, a large steel armature hoist that extends over the public right of way for loading and unloading goods, however, it is unclear if the door and window openings on the façade are the original size and locations. While the current existing warehouse building connects through from St. Joseph to North Diamond Street at the rear, the depth of the lot proposed for demolition and redevelopment ends mid-way such that the back portion of the existing building (fronting North Diamond Street) will remain on a separate lot of record following demolition and redevelopment.

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on the relatively small footprint, use of simple materials and construction methods and minimal decorative ornamentation, this building would likely not be difficult or more costly to reproduce today. However, as land values within the district continue to increase over time, it will likely become financially infeasible to maintain or reproduce single-story, low-intensity use warehouse buildings like this in the future.

• The condition of the building or structure: HDLC Staff performed an exterior visual inspection from the public right of way on April 14, 2022 and determined the building to be in fair condition. Some deterioration of the building's metal cladding was noted in addition to some damaged/deteriorated and improperly boarded windows. While the metal roof is only minimally visible from the surrounding public right of way, aerial photographs appear to indicate it is in good to fair condition with only one visible area of deterioration toward the center which appears to have been temporarily addressed. The applicant has also noted that they are in the process of evaluating the structural framing to confirm its composition and loading capacity. The floor slab is generally in poor condition, including an area of partial collapse at the St. Joseph Street side where under slab drainage appears to have washed out the fill. Additional photos have been provided by the applicant demonstrating the building's condition at the interior.

Staff Recommendations:

The ARC recommended conceptual approval of the redevelopment plans with the details to be worked out at the Staff level. However, the Commission must also vote to determine whether or not demolition of the existing warehouse structure is an appropriate action to allow for the proposed new residential infill construction. Staff would also like to note that there is general concern that the continued demolition of warehouse buildings within the Warehouse District, even those noted as non-contributing rated, 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 this unique district. Based on this, Staff cannot recommend approval of the proposed demolition. However, based on the non-contributing rating of the building, Staff has no objection to the demolition application, with the reservations noted above.

Previous ARC Recommendations: 

05/17/2022: The ARC voted to recommend conceptual approval of the redevelopment plans with the details to be worked out at the Staff level. The ARC also agreed that the revised proposal has improved proportions and is more cohesive.

04/19/2022: The ARC voted to defer this application for additional review. The ARC also agreed that:

• The massing and proposed three-bay strategy are appropriate for the site, however, the overall design appears to lack a holistic approach.

• The central bay shown in the alternative façade option works better with the left and right bays shown in the preferred option and the applicant should reconsider the overall composition.

• There should be more consistency with the window opening sizes and proportions across the façade at the second floor.

• The central steel windows shown in the preferred option could be appropriate on this building provided they are implemented across the façade.

• The proposed garage doors can take a more industrial approach.