A.1 - 1 ZONING CHANGE REVIEW SHEET April 27, 2020 HLC DATE: CASE NUMBER: C14H-2020-0020 PC DATE: APPLICANTS: Neema and Pedram Amini HISTORIC NAME: Majors-Butler-Thomas House WATERSHED: Boggy Creek ADDRESS OF PROPOSED ZONING CHANGE: 1119 E. 11th Street ZONING FROM: CS-1-H-NP-NCCD to CS-1-NP-NCCD SUMMARY STAFF RECOMMENDATION: The application is to remove historic zoning from the property. Staff cannot recommend the proposed zoning change to remove H zoning from this parcel without a plan for the landmark house and seeks guidance from the Commission for exploring courses of action. The applicant has provided substantial evidence of the long-term deterioration of the existing house, indicating that the house has been rendered unusable without an imprudent investment of funds for restoration and rehabilitation, and will therefore seek demolition of the house if the requested zoning change is recommended and ultimately approved by the City Council. QUALIFICATIONS FOR LANDMARK DESIGNATION: The Majors-Butler-Thomas House was designated as a historic landmark in 2015 for its significance in architecture and historical associations. The original staff report and supporting materials are appended to this report. HISTORIC LANDMARK COMMISSION ACTION: PLANNING COMMISSION ACTION: DEPARTMENT COMMENTS: The house was designated as a historic landmark by the City Council in 2015. Since then, it has failed several inspections relating to maintenance of the property and the owners were denied their tax exemption for this property last year. ACTION: ORDINANCE NUMBER: CITY COUNCIL DATE: ORDINANCE READINGS: 1ST 2ND 3RD CASE MANAGER: Steve Sadowsky NEIGHBORHOOD ORGANIZATION: Organization of Central East Austin Neighborhoods BASIS FOR RECOMMENDATION: The applicants seek to remove the historic landmark designation (H) zoning from the property based upon its deteriorated condition and infeasibility to repair, restore, and rehabilitate. While staff recognizes the condition of the house, and agrees with the assessments contained therein, the designation of the property as a historic landmark was known to the current applicants, who are the prospective buyers of the property. The condition of the house has worsened since the time of initial designation of this house, as it PHONE: 974-6454 A.1 - 2 has remained vacant. Staff seeks further evaluation of ways the historic landmark house can be incorporated into the applicants’ proposal for the property or other alternatives to eventual demolition of the structure. Rehabilitation of this house in accordance with the Secretary of the Interior’s Standards for use as a non-homestead property may also qualify for state and federal tax credits to …
600 N Pearl Street Suite S1900 Dallas, TX 75201 (855) 349-6757 Texas Registered Engineering Firm 20170 Project No. 16596 February 14, 2020 Re: Structural Review of Existing Residence 1119 E 11th Street Austin, TX 78702 Dear Pedram Amini, As requested, personnel of GreenWorks Engineering and Consulting have completed a structural review of the address referenced above on February 11, 2019. The purpose of the observation was to collect information and provide information about the current state of the structure. For the purposes of this report, the house faces north. The house is a single-story wood framed structure built in 1916. The foundation system of the house is a pier and beam with a perimeter skirt. The house has had at least (2) additions constructed at the rear of the residence. All the information gathered was from the visual evaluation and no destructive or invasive testing was performed. Introduction: Observations: Roof: The roof of the house is a hip roof, with a gable roof over the kitchen addition, and a flat roof over the family room addition. The roof is composed of 2x4 rafters spaced at 24 inches on center. The roof is covered with composition asphalt shingles. There is a visible dip in the north side of the hip roof, as viewed from the exterior of the house. There was some water damage noted on the wood shakes at the south face of the hip roof as viewed from the attic. There was noticeable separation between the roof and the ceiling. The rafters at the kitchen addition have been excessively notched over the exterior wall. A portion of the roof framing over the family room has collapsed due to apparent water damage. Ceilings: The ceiling framing is composed of 2x4 joists spaced at 24 inches on center and are oriented in the east/west direction. The ceiling joists bear on the interior wall and both exterior walls. There is a noticeable deflection in the ceiling joists as viewed from the attic. Portions of the ceiling drywall and sheathing have detached from the ceiling joists throughout the residence. The beam on the east Project No. 16596 February 14, 2020 side of the porch has broken and is no longer supporting the roof and ceiling. The base of the guardrails around the porch have deteriorated, and no longer support the rail. Walls: The exterior walls of the living room, bathroom, and kitchen appear …
A.2-1 ZONING CHANGE REVIEW SHEET HLC DATE: April 27, 2020 PC DATE: CASE NUMBER: C14H-2020-0033 APPLICANT: Willy Fischler, owner HISTORIC NAME: Teer-Peterson House WATERSHED: Shoal Creek ADDRESS OF PROPOSED ZONING CHANGE: 2408 Harris Boulevard ZONING FROM: SF-3 to SF-3-H SUMMARY STAFF RECOMMENDATION: Staff recommends the proposed zoning change from single family residence (SF-3) district to single family residence – Historic Landmark (SF-3-H) combining district zoning. QUALIFICATIONS FOR LANDMARK DESIGNATION: Architecture and historical associations. HISTORIC LANDMARK COMMISSION ACTION: PLANNING COMMISSION ACTION: DEPARTMENT COMMENTS: The house is beyond the bounds of the Comprehensive Cultural Resources Survey (1984), but was identified as contributing to the Old West Austin National Register Historic District. ACTION: PHONE: 974-6454 ORDINANCE NUMBER: CITY COUNCIL DATE: ORDINANCE READINGS: 1ST 2ND 3RD CASE MANAGER: Steve Sadowsky NEIGHBORHOOD ORGANIZATION: Pemberton Heights Neighborhood Association BASIS FOR RECOMMENDATION: Architecture: One-story, L-plan, stone-veneered Tudor Revival house two steep front-facing gables, a prominent front-facing exterior stone chimney, a stuccoed gabled bay with false half- timbering containing the principal entry, and a combination of 9:9 and diamond-paned casement fenestration. There is an integral screened porch to the left of the principal block of the house. The house was designed by Charles H. Page, of the prominent Austin architectural firm of Page Brothers in 1930 and completed in 1933. Page designed a rear addition, known as the “Lodge” in 1935, and another addition designed by Austin architects Niggli & Gustafson was completed in 1945. There is a more modern gabled wood carport to the south (left) of the house. A.2 - 2 Historical Associations: The house was designed and built for former state representative and then-chair of the State Board of Control Claude D. Teer and his wife Clara. Teer lived in his home town of Granger until 1927, when he moved his family to Austin. Prior to their residence in this house, the Teer family lived in a rented house on W. 13th Street. The family moved in around 1934. The 1932- 33 city directory shows the family on W. 13th Street; by 1935, they lived at this Harris Boulevard address. Claude D. Teer was born in Arkansas in 1881 but lived as a young man in Granger, Texas. He was elected to the State House of Representatives from Granger in 1919 and served until 1927 with a position on the appropriations committee. While in the legislature, he was active in the Texas Committee on Prisons, …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.1 - 1 APRIL 27, 2020 C14H-1989-0020 and -0021 PLATT AND DITTLINGER BUILDINGS 302-04 E. 6TH STREET Construct a new balcony across the front of the buildings; convert two second-story windows to doors. PROPOSAL PROJECT SPECIFICATIONS The applicant proposes the construction of a wood balcony across the front of both buildings, in accordance with historic photographs. The current awning will be removed for the construction of the balcony. The applicant has based the design and positioning of the balcony on the historic photographs and will recreate the balcony exactly as shown. The applicant further proposes the conversion of two of the second-story windows to doors to allow for access to the new balcony. The applicant proposes to keep the existing original window in place, secure the sashes with a wooden member and interior steel bracing, and then install hinges on the windows so that it will swing in to the building. The applicant asserts that the window will operate securely and will cause no change to the exterior appearance of the building. STANDARDS FOR REVIEW The Secretary of the Interior’s Standards for Rehabilitation are used to evaluate projects on historic landmarks. The following standards apply to the proposed project: 1) A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. Evaluation: Historic photographs indicate the existence of the balcony across both buildings, which is typical for 19th century commercial buildings along 6th Street. The balconies principally provided shade to the sidewalk below; use of the balconies as outdoor space for the businesses is less apparent in historic photographs. However, it is not uncommon for the balconies to have some use, especially on buildings where the windows could be opened to the extent to allow the ingress or egress from the second story to the balcony. 2) The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Evaluation: The applicant maintains that the proposal to convert two windows to doors will not affect the exterior appearance of the building and will not require the removal or alteration of historic features other than changing the way two windows on the second story operate. 3) …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.10 - 1 APRIL 27, 2020 C14H-1982-0014 LAGUNA GLORIA 3809 W. 35TH STREET PROPOSAL Replace roofing on the villa; repair/replace deteriorated wood elements, including window screens, powerwash the windows and stucco exterior, and replace awnings. This proposal is an application for a heritage grant. PROJECT SPECIFICATIONS The applicant proposes to replace the existing shingled roof with a new shingled roof, and the flat membrane roof with a new membrane roof. The applicant further proposes to repair and paint deteriorated wooden elements on the structure, including the decorative wood window screens, and replace any wooden elements that are too deteriorated to repair with a replica of the existing feature, power-wash the stucco and windows, replace awnings, and design new ADA walkways as part of a greater plan for landscape modifications at a later date. Staff asked the applicant to provide the answers to the questions below: their answers are in green. 1. What is the roof replacement material, and has there been a determination that the roof is failing in its entirety or whether the existing materials can be repaired (assuming that it is a historic roof)? Please see the attached bids from Lone Star Roofing for details regarding the roof replacement materials. The existing roof has deteriorated significantly and additional patch repairs are no longer a viable option for the existing roof, which has led to significant leaks in multiple locations across the interior of the Villa. Also, please reference the attached Plans and Specifications document, which includes pictures of the failing roof, which clearly has extensive patching, on page 5. 2. Do you have a plan for the ADA walkway and other accessibility features that are being proposed? I have talked with Laurie Limbacher about this, but to my knowledge, I can't remember seeing a plan yet. Please see the attached Plans and Specifications document, which includes a preliminary plan for the ADA walkway on pages 6 and 7. At the time the museum submitted the application for the Heritage Tourism Grant, our budget for the ADA walkway included design fees, as the plans had not been drawn in detail at the time of submission. In addition, the narrative in the application indicated that further study of the landscape, as well as investigation into permitting, would be necessary after the award had been made in order to move forward with …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.10 - 1 APRIL 27, 2020 C14H-1982-0014 LAGUNA GLORIA 3809 W. 35TH STREET PROPOSAL Replace roofing on the villa; repair/replace deteriorated wood elements, including window screens, powerwash the windows and stucco exterior, and replace awnings. This proposal is an application for a heritage grant. PROJECT SPECIFICATIONS The applicant proposes to replace the existing shingled roof with a new shingled roof, and the flat membrane roof with a new membrane roof. The applicant further proposes to repair and paint deteriorated wooden elements on the structure, including the decorative wood window screens, and replace any wooden elements that are too deteriorated to repair with a replica of the existing feature, power-wash the stucco and windows, replace awnings, and design new ADA walkways as part of a greater plan for landscape modifications at a later date. Staff asked the applicant to provide the answers to the questions below: their answers are in green. 1. What is the roof replacement material, and has there been a determination that the roof is failing in its entirety or whether the existing materials can be repaired (assuming that it is a historic roof)? Please see the attached bids from Lone Star Roofing for details regarding the roof replacement materials. The existing roof has deteriorated significantly and additional patch repairs are no longer a viable option for the existing roof, which has led to significant leaks in multiple locations across the interior of the Villa. Also, please reference the attached Plans and Specifications document, which includes pictures of the failing roof, which clearly has extensive patching, on page 5. 2. Do you have a plan for the ADA walkway and other accessibility features that are being proposed? I have talked with Laurie Limbacher about this, but to my knowledge, I can't remember seeing a plan yet. Please see the attached Plans and Specifications document, which includes a preliminary plan for the ADA walkway on pages 6 and 7. At the time the museum submitted the application for the Heritage Tourism Grant, our budget for the ADA walkway included design fees, as the plans had not been drawn in detail at the time of submission. In addition, the narrative in the application indicated that further study of the landscape, as well as investigation into permitting, would be necessary after the award had been made in order to move forward with …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.11 - 1 APRIL 27, 2020 C14H-2007-0040 PARRISH-FLEMING HOUSE 1410 NORTHWOOD ROAD PROPOSAL Consideration of remediation proposal. PROJECT SPECIFICATIONS The applicant replaced the windows in the house without a Certificate of Appropriateness. The house historically had 1:1 windows with decorative wooden screens simulating a 6:6 pane configuration. The applicant replaced the deteriorating windows on the house with 6:6 windows with no screens. The Commission directed the applicant to prepare a plan for remediating the conditions for consideration by the Commission. The applicant has the original screens, which he is having re-finished and painted green (as original) for re- installation on the house at the suggestion of a commissioner for a possible resolution of this situation. STANDARDS FOR REVIEW The Secretary of the Interior’s Standards for Rehabilitation are used to evaluate projects on historic landmarks. The following standards apply to the proposed project: 1) Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Evaluation: The applicant states that the existing windows were deteriorated beyond repair, leading to his decision to replace them. The applicant’s proposal is to re-install the existing screens on the house to re-create the historic look of the house. Behind the screens, the new 6:6 windows will remain. The project meets the applicable standards. COMMITTEE RECOMMENDATIONS Not reviewed since the last Commission meeting. In a previous meeting, the Committee did not recommend a solution to the problem; at the Commission meeting, the proposal to re-install the existing or replica screens was offered to the applicant but without a motion to direct this course. The applicant still had the screens and is proposing to refinish and re- install them. STAFF RECOMMENDATION Staff recommends approval of the proposal. This is certainly not an ideal situation, but the fact that the applicant retained the screens and will re-install them over the new windows seems to be an appropriate measure to resolve the situation. B.11 - 2 Google streetview photo - 2014 E-mail from the applicant, April 9, 2020: Steve, The original screens are off to get repaired and fitted properly. Using all the original wood etc...except for a few pieces that were rotted through. …
SITE PLAN GENERAL NOTES 1. 2. 3. 4. 5. 6. clarification. All spot elevations to be verified in field prior to construction. Notify MHOA of any discrepancies. Benchmark to be verified with architect prior to construction. Do not scale the drawings. If a specific dimension is not given, contact MHOA for GC is responsible for protecting and repairing additional damage arising during both demolition phase and new construction phase on existing partitions, finishes, and building elements that are to remain. Tree protection fencing is required for all existing trees 19 inches in diameter (60 inches in circumference) within the limits of construction. Fencing should protect the entire critical root zone (CRZ) area. Fencing is required to be chain-link mesh at a minimum height of five feet. A 6-inch layer of mulch within the entire available root zone area is required for trees which have any disturbance indicated within any portion of the critical root zone. Refer to General Requirements for additional information associated with, but not limited to: submittals, shop drawings, samples, cutting and patching, coordination and staging, protection of work. SITE PLAN KEYNOTES 21.01 Fire riser, refer to MEP. e r u t c e t i h c r A f O e c i f f O u s H l e a h c i M m o c . e c i f f O u s H 3 0 3 4 6 0 7 . ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 ì n Y m a e T n g s e D i t n a t l u s n o C ETSI ER I C M D A R C H H A E L H.H I T S U G E R E C T S A S T A 2 1 9 4 4 T E FO XE T l a e S 01/09/2020 l b u C s t r o p S n w o p tU 2 0 7 8 7 X T E 0 0 2 1 i t s u A h 6 t n , . e S t t e S t i m r e …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.12 - 1 APRIL 27, 2020 Un-numbered UPTOWN SPORTS BAR 1200 E. 6TH STREET Restoration of a historic building with heritage grant funds; addition of a rear patio and rooftop railing. PROPOSAL PROJECT SPECIFICATIONS The applicant proposes the restoration of the Uptown Sports Club at the corner of 6th and Waller Streets in East Austin. This ca. 1906 building is probably one of the best-known abandoned buildings in the city. Originally a meat market and bakery owned by a Swedish immigrant, Frank Zakrison, with his daughters, the building became a tavern later. The applicant proposes a restaurant use for the site, with restoration of the existing structure. Existing doors and windows will be restored or replaced with exact replicas. Infilled door and window openings will be restored with either existing historic fabric where it exists, or a replica of an existing feature. The exterior masonry will be cleaned and treated; the signature picket awning on the building will be restored; any elements too deteriorated to be repaired and restored will be replaced in-kind. Painted sections of the masonry exterior will be restored. A new patio will be built on the north (back) side of the building along Waller Street; the patio will have a wood and steel canopy and the infill of an existing arch will be removed and a new steel window and door system will be installed in the existing arch. Mechanical equipment will be installed on the roof with a 42” steel guardrail enclosure. The building is not yet designated a historic landmark, but has been determined eligible for listing on the National Register of Historic Places by the Texas Historical Commission. STANDARDS FOR REVIEW The Secretary of the Interior’s Standards for Rehabilitation are used to evaluate projects on historic landmarks. The following standards apply to the proposed project: 1) A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. Evaluation: The proposed restaurant use of the building does not require changes to the building to accommodate this new use. 2) The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Evaluation: The applicant proposes the restoration of the …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.2 - 1 APRIL 27, 2020 C14H-2010-0040 PAULSON-SING HOUSE 1705 WILLOW STREET Demolish the existing detached garage and construct a two-story ADU at the rear of the property. PROPOSAL PROJECT SPECIFICATIONS The applicant proposes to demolish the existing detached garage and construct a two-story ADU in its place. The proposed ADU will have a footprint of 744 square feet and will open on the alley at the south end of the property. The new building will be approximately 30 feet behind the back wall of the historic house and will be just over 26 feet tall. The proposed ADU will have hardi-plank siding with a horizontal pattern except for a two-story section of vertical hardi-plank siding in a board-and-batten pattern to the right of the round-arched door (complementing the round-arched door on the main house). The ADU will have a composition shingle roof in a cross-gabled configuration and Fibrex windows. A one-bay garage will face the alley to the right of the entry door. STANDARDS FOR REVIEW The Secretary of the Interior’s Standards for Rehabilitation are used to evaluate projects on historic landmarks. The following standards apply to the proposed project: 1) A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. Evaluation: Many historic houses in East Austin have secondary dwelling units. The proposed ADU fits a historic pattern of settlement in the neighborhood. 2) The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Evaluation: The proposed ADU will be set back approximately XX feet from the back wall of the house, preserving the spatial context of the historic house. The back wall of the ADU will face the back wall of the house so it will have a complementary relationship to the context of the house. 9) New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Evaluation: The proposed ADU is separated from …
HISTORIC LANDMARK COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS B.3 - 1 APRIL 27, 2020 C14H-2006-0016 NORWOOD TOWER 114 W. 7TH STREET Replace infilled sections of the ground-floor wall on the alley (south) elevation with new glass and opaque materials. PROPOSAL PROJECT SPECIFICATIONS Four former openings along the south (alley) ground flor elevation of the building have been infilled over time with plastered CMU and architectural glass blocks. In the first two bays in from the street, the applicant proposes to remove the plastered infill to reveal the original window frame and glass, and install low-E glass. In the remaining bays along the alley, the applicant proposes to remove the existing infill (glass block and CMU) and fill the bay with a bronze frame to match existing window frames on the building and a combination of low-E glass, clear glass, and Kalwall, a translucent but opaque panel. STANDARDS FOR REVIEW The Secretary of the Interior’s Standards for Rehabilitation are used to evaluate projects on historic landmarks. The following standards apply to the proposed project: 1) The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Evaluation: It is unclear when the glass blocks were installed in the building, but they are likely not original. The removal of the glass blocks and replacement with glass and Kalwall will not impugn the overall character of the property. 2) Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. Evaluation: The applicant will be restoring two previously-covered windows towards the street side of this elevation. 4) Changes to a property that have acquired historic significance in their own right will be retained and preserved. Evaluation: It is not clear when the glass blocks were installed; they do not constitute a significant architectural feature of the building that should require retention. 5) New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property …
