4025 Baudin St.

District: Mid-City - Partial Control

Owner: Bryan Gonzales

HDLC Staff: Chad Spurlin

Rating: Contributing

Applicant: Seattle Chartres Properties LLC

Permit #: 25-29030-HDLC

Description: Demolition of Contributing rated, one-story, two-family residential building to grade.

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: 4027 Baudin Street is a frame, one-story, double shotgun residence located in the Mid-City Historic District. The estimated date of construction is ca. 1890, placing it within the period of significance for the surrounding area. Currently, the building maintains its original form and several original features. Although the front porch was reconfigured between 1908-1940, the front façade includes original doors with transoms, full height windows, and drop lap siding. The front-facing gable also maintains original fish scale siding. Another notable original feature is the building's side porch at the right-side elevation. Although this area no longer serves the building in that purpose, the jogged wall form remains. Overall, the building remains as a good example of a turn-of-the-century double shotgun residence with enough historic integrity to be important to the district.
The alternatives to demolition that have been explored by the applicant: None.
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 minimal exterior architectural elements, it would likely not be more expensive or difficult to reproduce the building today rather than maintaining it in its current form. It is not readily apparent what percentage of original material may be salvaged during a renovation. Using equivalent materials in contemporary construction may be costly, but the overall form and detailing is relatively simple and could be replicated.
The special character and aesthetic interest that the building or structure adds to the local Historic District: The residence's historic integrity at its front façade adds to the overall aesthetic interest of the building. The remaining original full-height windows and doors combined with areas of historic siding provide contextual understanding to the building's special character. Additional porch modifications have unfortunately stripped the shotgun of its original/altered front porch. In addition, side elevation window openings remain but have been filled with modern windows. Although unsympathetic changes have been made, the location and original form of the building remain. When compared against neighboring buildings it is discernible that 4027 Baudin predates many in its surrounding block. The remaining historic details not only add to the aesthetic interest of the residence, but also provide context clues to the development of the area, informing on the special character of the greater Mid-City district.

The condition of the building or structure: An interior and exterior visual inspection was completed on September 26, by the HDLC inspector. The building appeared to be in good structural condition, but the roofing is in poor condition, allowing the interior to deteriorate.

At the exterior, improperly boarded windows, missing or deteriorated weatherboards, and missing soffit boards are allowing the building to deteriorate. The wood frame building sits on masonry piers, but is likely below Base Flood Elevation, requiring raising and reshoring.

The interior of the building has been gutted, exposing wall studs, ceiling joists, and rafters that are in good condition. The floors are deteriorated due to the building envelope being open. A new roof and weatherboards should be installed to seal the building envelope to prevent further deterioration.

Staff Recommendations:

Overall, there is no evidence suggesting that the structure is beyond rehabilitation. Reshoring and raising the building is not common and would be an additional expense, but not prohibitively expensive. Considering the historic character and structural integrity of the building HDLC Staff recommends denial of a full demolition to grade.