A.1.0 - 2708 Scenic Dr — original pdf

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A.1 ZONING CHANGE REVIEW SHEET PC DATE: N/A HLC DATE: June 28, 2021 CASE NUMBER: PR-2021-061096; GF-2021-066980 APPLICANT: Historic Landmark Commission (owner-opposed initiation) HISTORIC NAME: N/A WATERSHED: Lake Austin ADDRESS OF PROPOSED ZONING CHANGE: 2708 Scenic Drive ZONING CHANGE: LA, SF-3-NP to LA, SF-3-NP-H COUNCIL DISTRICT: 10 STAFF RECOMMENDATION: Since the house appears to have lost significant character-defining features over the years, staff cannot recommend historic zoning. While the overall form of the original building is consistent with Roessner's design ethos, this particular example does not appear to display the level of detail that defines his other residential work. The roof and some windows have been replaced and the roof pitch potentially altered; the existing standing-seam metal roof was installed after the period of significance. A ca. 1967 secondary unit is immediately adjacent the original and connected by a walkway; this site change may have altered the original building’s relationship to the topography as designed by Roessner. Both appear to be missing materials present in Roessner’s extant midcentury residential work elsewhere in Austin (e.g., specialty glass, exposed rafters, handmade metalwork and brick, natural limestone, indoor-outdoor Saltillo tile, and other textural accent materials). HISTORIC LANDMARK COMMISSION ACTION: N/A PLANNING COMMISSION ACTION: N/A DEPARTMENT COMMENTS: N/A CITY COUNCIL DATE: N/A ORDINANCE READINGS: N/A CASE MANAGER: Kalan Contreras NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets, Austin Neighborhoods Council, Central West Austin Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Neighborhood Empowerment Foundation, Preservation Austin, SELTexas, Save Barton Creek Assn., Save Historic Muny District, Sierra Club, Austin Regional Group, TNR BCP - Travis County Natural Resources, Tarrytown Alliance , Tarrytown Neighborhood Association, West Austin Neighborhood Group BASIS FOR RECOMMENDATION: N/A BASIS FOR INITIATION: See attached staff report for further research. Architecture. The building is an example of Mid-century Modern/Contemporary architecture. It was designed by midcentury Austin architect Roland Gommel Roessner; however, the building does not appear to retain character-defining features of Roessner’s work and appears to have been modified. There is no evidence that Roessner designed the 1967 secondary unit. Historical association. The property is associated with Ethel and Robert McGinnis. PARCEL NO.: 0121060525 ORDINANCE NUMBER: N/A PHONE: 512-974-2727 ACTION: N/A A.1 LEGAL DESCRIPTION: LOT A MCGINNIS SUBD & ABS 313 SUR 8 GILBERT D J ACR 1.020 ESTIMATED ANNUAL TAX ABATEMENT: $8,500 (owner-occupied); city portion: $2,500 (capped); county portion: $2,500 (capped); AISD portion: $3,500 (capped). APPRAISED VALUE: $2,462,789 PRESENT USE: Single family residence CONDITION: Fair PRESENT OWNERS: ORSINI LLC DATE BUILT: ca. 1955, 1967 ALTERATIONS/ADDITIONS: The secondary building was added in 1967, according to aerial images and TCAD. There are no associated City permits. A 1986 roof remodel appears to have altered the slope and material of the roof, and several windows have been replaced. Other modifications as noted by applicant include: “Annex, skybridge, chimney, basement addition, aluminum retrofit windows, attempted waterproofing and drainage system, stone veneer on basement north wall” (See backup item A.1.2). ORIGINAL OWNER(S): Robert C. and Ethel McGinnis OTHER HISTORICAL DESIGNATIONS: None HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JUNE 28, 2021 PR-2021-061096; GF-2021-066980 2708 SCENIC DRIVE A.1 PROPOSAL Demolish a ca. 1952 house and ca. 1967 secondary unit. ARCHITECTURE The primary building is a two-story mid-century Modern house clad in vertical wood siding and stone veneer, with fixed and sliding aluminum full-height and clerestory windows, flat-roofed breezeways, a low-pitched side-gabled roofline, double-width stone chimneys, and balconies and skybridge with metal handrails. The secondary building features vertical wood siding and clerestory windows with a covered porch. Both buildings’ multi-level designs responds to the hillside topography of the site. RESEARCH The house at 2708 Scenic Drive was built for attorney Robert C. McGinnis, Sr. and his wife, philanthropist Ethel Clift McGinnis, in 1952 by noted Austin architect and University of Texas luminary Roland G. Roessner. During his time in the house, Robert McGinnis was president of the Bar Association, a member of the State Judicial Qualifications Commission, and an instructor at the University of Texas, where his father had previously served as dean of the School of Business Administration. Ethel Clift McGinnis devoted her life to promoting charitable causes. During her tenure at 2708 Scenic Drive, McGinnis directed the Pan-American Roundtable, the Volunteer Bureau of Austin, and the Austin International Hospitality Commission. As part of her work, McGinnis hosted dozens of events at her riverside homes, opening its doors to community members and visitors for regular galas, luncheons, and ceremonies. The primary ca. 1955 building was constructed by Austin architect R. Gommel Roessner. According to a 2015 Historic Preservation Office report, Roessner’s residential designs reflect their landscape, a common mid-century goal: Roessner was a native of Indiana, educated in Ohio, and worked briefly in Florida before joining the faculty of the University of Texas School of Architecture in 1948. Roessner continued his architectural practice while teaching classes at UT, and began the school’s Architectural Residency program, where students worked in the field to gain the knowledge beyond the classroom walls of how to address problems in architecture, meet with clients, and work out practical designs. Roessner applied his philosophy of practicality in architecture to his residential designs in Austin, all of which reflect mid-century Modern goals in integrating a house into its natural landscape, and blurring the division between the outdoor and indoor spaces. Mid-century Modern houses in Austin have been built on hilly lots, with the houses perched on ledges or other topographical feature to allow this integration with the natural environment. Midcentury Modern architects used large expanses of glass so that the outdoor environment became part of the indoor environment – and the outdoors was always a part of the experience inside a mid-century Modern house. However, Roessner also prized his clients’ privacy, so while he used large sections of glass on a house, the glass was positioned so that the privacy of the inhabitants was maintained, while still achieving the goal of blending the outside and inside environments. Source: http://www.austintexas.gov/edims/document.cfm?id=239632 STAFF COMMENTS The McGinnis family has reached out to the Historic Landmark Commission in opposition to historic zoning. Petitions against landmark designation have been initiated by the property owner and the neighborhood. Designation Criteria—Historic Landmark 1) The building is more than 50 years old. 2) The building appears to retain moderate to low integrity. The roof was altered in 1986; other modifications such as window replacement appear to have taken place without permits. There are no permit records for the 1967 secondary building. 3) Properties must meet two criteria for landmark designation (LDC §25-2-352): a. Architecture. The primary building is an example of Mid-century Modern/Contemporary design by Austin A.1 architect Roland Gommel Roessner. The secondary building is designed in a complementary style, but does not appear to have been designed by Roessner. b. Historical association. The property is associated with Ethel and Robert McGinnis. c. Archaeology. The property was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. d. Community value. The property does not possess a unique location, physical characteristic, or significant feature that contributes to the character, image, or cultural identity of the city, the neighborhood, or a particular demographic group. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. STAFF RECOMMENDATION Recommend rehabilitation and adaptive reuse over demolition, but release the demolition permit upon completion of a City of Austin Documentation Package. Since the house appears to have lost significant character-defining features over the years, staff cannot recommend historic zoning. While the overall form of the original building is consistent with Roessner's design ethos, this particular example does not appear to display the level of detail that defines his other residential work. LOCATION MAP A.1 PROPERTY INFORMATION Photos A.1 A.1 A.1 A.1 Applicant, 2021 Street view, 2019  A.1 Occupancy History City Directory Research, May 2021 1959 Robert C. and Ethel McGinnis, owners Powell, Rauhut, McGinnis & Reavley, 702 Brown Building Secretary-treasurer K&M Supply Co. Robert C. and Ethel McGinnis, owners Powell, Wirtz, Rauhut & McGinnis Attorneys-at-law, 702 Brown Building Robert C. and Ethel C. McGinnis Powell, Wirtz, Rauhut & McGinnis Attorneys-at-law, 702 Brown Building Address not listed 1957 1955 1952 Maps 1965 aerial image, taken prior to construction of secondary unit 1977 aerial image showing relationship of secondary unit to main house. Biographical Information A.1 The Austin American (1914-1973); Aug 5, 1956 A.1 The Austin American (1914-1973); Nov 9, 1958 The Austin American (1914-1973); Sep 13, 1959 A.1 The Austin Statesman (1921-1973); Jan 18, 1960 The Austin Statesman (1921-1973); Sep 14, 1960 A.1 The Austin American (1914-1973); Jan 22, 1961 A.1 The Austin American (1914-1973); Nov 5, 1961 A.1 The Austin American (1914-1973); Nov 5, 1961 A.1 The Austin Statesman (1921-1973); Oct 18, 1962 and Jan 25, 1963 The Austin Statesman (1921-1973); Feb 9, 1966 A.1 The Austin Statesman (1921-1973); Apr 14, 1968 The Austin Statesman (1921-1973); Mar 12, 1971 A.1 The Austin Statesman (1921-1973); Nov 10, 1971 The Austin Statesman (1921-1973); Nov 23, 1971 A.1 The Austin Statesman; Dec 26, 1971 A.1 Permits From https://legacy.lib.utexas.edu/taro/utaaa/00040/aaa-00040.html A.1