1042-60 Magazine St.

District: Warehouse District - Full Control

Owner: The National World War II Museum Inc.

HDLC Staff: Dennis Murphy

Rating: Contributing & Unrated

Applicant: A Alfortish III Lester

Permit #: 23-24888-HDLC

Description: Demolition of an existing Contributing rated two-story warehouse building to grade for new construction of a 31,550 SF two-story museum and storage building.

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.
The importance of the building or structure to the tout ensemble of the area: Sanborn map and newspaper research indicates the building was constructed around 1908 for the New Orleans Foundry & Iron Company, within the period of significance for the local historic district (1820 to 1958). This original structure included the two-story portion facing Magazine Street, which originally had a sheet-iron clad façade and was open to a rear yard at the ground floor. Although that business was short lived, it served similar purposes until the mid-1920s as the H.O. Stace Iron Works, and later as the Service Machine Works, with residential units on the second floor. Reflecting the change in technologies and the increasing popularity of the automobile, the space was taken over by Charles Fush & Company in 1928, which performed auto, truck, and wagon manufacturing, painting and repairs. The two large gabled warehouses behind the original two-story portion were added later, after 1951. This large warehouse space was well-suited to industrial and automotive uses, housing the Phil Meraux Tire Service in the 1970s and Simplex Grey Marine and Darr Engine Service beginning in the 1980s, and remains in use to this day.
The alternatives to demolition that have been explored by the applicant: No alternatives to demolition have been provided by the applicant.
The special character and aesthetic interest that the building or structure adds to the local Historic District: The building itself is relatively simple and lacks visual interest as the original façade has been removed and replaced with a simple stucco with minimal detailing. 6-over-6 wood windows still exist at the upper floor and appear to be older than the openings at the ground floor. Although the building is unembellished, it's original scale and massing are still apparent and indicative of the building's historic foundry and automotive uses. Additionally, the structure contributes to the Warehouse District's original character and history as a neighborhood comprised of both larger industrial buildings and smaller, more modest warehouse structures.

The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: It would not be difficult to reproduce the building due to its lack of decorative exterior detailing and original building materials. Although the brick party walls and interior structure remain and could not be reproduced using today's construction methods, the front façade and roof covering materials are not original and could easily be replicated. In addition, the two rear warehouses that form most of the building's square footage are more recent additions that utilize contemporary materials and construction techniques.
The condition of the building or structure: HDLC Inspector Daniel Syal performed an interior and exterior visual inspection on September 28, 2023 and found the overall building to be in fair condition. This is the same condition noted in a February 2022 inspection report as part of a previous application for demolition. The masonry party walls are in fair condition, however, there are areas where mortar joints are substantially deteriorated and in very poor condition, particularly along the John Churchill Chase Street side. The front wall appears to be in poor condition and improperly framed. A failing gutter and gaps around some window frames at the front elevation is causing water intrusion at the interior, including deterioration of rafter tails and incidences of mildew at the stucco. However, the roof structure appears structurally competent and the interior spaces were mostly dry. The concrete slab appears to be in fair condition, with some cracks noted, but no signs of extensive spalling. The interior heavy timber structure appears to be in good condition. The two rear warehouses have not been well-maintained, but are built with sturdy materials and remain in good condition despite minor roof leaks.

Staff Recommendations:

Modest warehouse structures such as this, although lacking in decorative detailing, are an important resource in maintaining this district's original character and history as an industrial area in which these types of commercial buildings were common. Staff would also like to note that there is general concern that the continued demolition of warehouse buildings within the Warehouse District 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 district. While Staff is hesitant to recommend approval for demolition, in this particular case, the existing building lacks substantial historic integrity. Much of the original building fabric on the exterior has been removed or replaced, particularly the original front façade, of which Staff has found no photographic record. Given the building's overall condition and lack of remaining original materials, Staff has no objection to the request for demolition to grade and recommends the Commission vote to ratify the ARC recommendation for conceptual approval of the proposed redevelopment. If demolition approval is granted, any historic building fabric remaining should be salvaged and donated so that it may be reused elsewhere.

Staff Recommendations:
- Demolition to grade: No Objection
- Ratification of ARC recommendation for conceptual approval: Approval

Previous ARC Recommendations:

09/19/23: The ARC voted to recommend conceptual approval with the final details to return for additional ARC review once further developed. The ARC also agreed that:

The use of differentiated brick colors and bonds creates an interesting composition, successfully breaks up the façade, reflects the interior program, and appropriately relates the overall scale of the building to its surrounding historic context.
The larger window openings shown as pilaster-to-pilaster in Option 1 are preferred because the proportions work better with the façade composition and appear more contemporary compared to the smaller punched-type openings in Option 2.
Windows shown in Option 1 without mullions are preferred, however, some may be necessary to achieve glass panel sizes that can be impact rated. The ARC recommended the applicant consider eliminating the vertical muntins at the 2nd floor and from above the canopy at the 1st floor, so they appear less traditional. They also noted that a horizontally-oriented muntin aligned with the canopy could be utilized to reduce the overall glass panel sizes.
The tall and narrow windows at the left of the 2nd floor should be reconsidered so they better relate to the overall facade composition and adjacent openings. The narrow windows shown in Option 1 are less successful than Option 2 because the proportions are too small, the ratio of window to wall is too low, and the relationship of the openings to the surrounding recessed area between pilasters is not as successful.
The proposed window film is not necessary to create the effect of layering in the façade and clear glass is typically the most appropriate option for glazing within local historic districts.
The proposed metal canopy is an interesting façade element, and the detailing appears to be appropriate.
A context drawing should be included for the next review showing the proposed building at-scale with the surrounding existing buildings on the block face.