A.4.0 - 1204 E 6th St — original pdf

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A.4 – 1 ZONING CHANGE REVIEW SHEET CASE NUMBER: TBD HLC DATE: October 25, 2021 PC DATE: APPLICANT: Historic Landmark Commission (owner-opposed) HISTORIC NAME: Zakrison-Sandoval House WATERSHED: Waller Creek NEIGHBORHOOD PLAN: East Cesar Chavez ADDRESS OF PROPOSED ZONING CHANGE: 1204 E. 6th Street ZONING CHANGE: TOD-NP to TOD-NP-H COUNCIL DISTRICT: 3 STAFF RECOMMENDATION: Staff finds that the house meets the criteria for landmark designation and thus recommends the proposed zoning change from TOD-NP (transit-oriented development – neighborhood plan combining district zoning) to TOD-NP-H (transit-oriented development – neighborhood plan – historic landmark combining district zoning). However, the house is in poor condition, which the Commission should consider in determining whether to recommend historic zoning. Repair of underlying issues would require considerable removal and replacement of historic building materials, which would affect the house’s architectural integrity and ability to convey its significance under that criterion. Should the Commission choose to release the permit, the staff recommendation is to require completion of a City of Austin Documentation Package. QUALIFICATIONS FOR LANDMARK DESIGNATION: Architecture and historical associations HISTORIC LANDMARK COMMISSION ACTION: PLANNING COMMISSION ACTION: DEPARTMENT COMMENTS: The East Austin Historic Resources Survey (Hardy Heck Moore, Inc., 2016) recommends this house as a potential landmark as well as a contributing resource to the potential East Sixth Street Historic District, which is recommended eligible for local or National Register designation. CITY COUNCIL DATE: ORDINANCE READINGS: ACTION: ORDINANCE NUMBER: CASE MANAGER: Kalan Contreras, Elizabeth Brummett PHONE: 512-974-2727, 512-974-1264 NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Capital Metro, Del Valle Community Coalition, East Austin Conservancy, East Cesar Chavez Neighborhood Association, East Cesar Chavez Neighborhood Plan Contact Team, East Sixth IBIZ District, El Concilio Mexican-American Neighborhoods, Friends of Austin Neighborhoods, Greater East Austin Neighborhood Association , Guadalupe Association for an Improved Neighborhood, Guadalupe Neighborhood Development Corporation, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Neighbors United for Progress, Plaza Saltillo TOD Staff Liaison, Preservation Austin, SELTexas, Sierra Club, Austin Regional Group, Tejano Town BASIS FOR RECOMMENDATION: Architecture: The building is a good example of a Folk Victorian house. It is a one-story wing-and-gable house with traditional cornice returns and eave detailing at gable end, a partial-width inset front porch with shed roof supported by chamfered columns with molding, a split transom window above the front door, and 4:4 paired and single wood windows throughout. A.4 – 2 The house has experienced significant foundation and other structural movement; see the structural report provided by the applicant (separate) and staff’s site visit photographs at the end of this report. The site slopes from the alley down to E. 6th St., directing stormwater runoff toward the house. Soil deposits have built up and partially buried the back corner of the house and porch addition. The foundation is failing, and floors throughout the house slope in various directions. Walls are out of plumb, most noticeably with separation of a wall and the ceiling in the central entry hall. The porch roof has rotten joints and decking. Archival photos show the porch’s jigsawn trim, which is not extant. Although the paint has failed, the siding largely is in good condition, with rot or warping present in isolated areas. The front door is missing. Many windows are racked, with broken glass and damaged muntins. A number of windows in the house were previously repaired or replaced, and the muntin sizes and profiles do not match. Historical Associations: The house at 1204 East 6th Street is associated with specific families, the Zakrisons and Sandovals, as well as demographic shifts that defined East Austin’s transition from the nineteenth to twentieth centuries. The East Austin Historic Resource Survey identifies these demographic changes as indicative of and affected by the general development patterns precipitated by the arrival of the railroad and the implementation of segregationist planning in the 1920s and 1950s. The house appears to have been constructed around 1885 according to city directories. Sanborn Fire Insurance maps show that it retains its footprint circa 1894. Frank Torrens, a German carpenter and woodcarver, is the earliest known occupant of the house. He lived at 1206 East 6th Street, known then as East Pecan Street, between 1885 and 1888. After Torrens’ death, it briefly served as a boardinghouse. Baker and shopkeeper Frank Zakrison, his wife Emma, and daughters Lillie and Anna Zakrison were the home’s earliest long-term residents. They moved in between 1888 and 1903. The family had previously lived above their bakery at 412 East 6th Street; by 1903, Frank Zakrison had sold that location and purchased a bakery and meat market in the same block at 1200 East 6th Street. City directories indicate that the Zakrison daughters worked in the bakery alongside their father, and that the family rented living space in their home to other bakery employees. Census records show that the Zakrison family immigrated from Sweden during the 1870s. 1206 East 6th Street was occupied by another Swedish family, the Malmbergs, at the turn of the century. 1206 eventually became a commercial building housing a tortilleria during the mid-twentieth century. This contextual evidence speaks to a close-knit community of recent Swedish immigrants during the early twentieth century and illustrates the later demographic shift from European immigrants to Mexican American families and businesses in the general area. In 2020, the Zakrisons’ bakery at 1200 East 6th Street (later known as Uptown Sports Club) was the subject of an application for the Federal and Texas Historic Preservation Tax Credit programs. The application seeks to establish the building’s eligibility for individual listing on the National Register of Historic Places. It provides contextual information for the surrounding block and suggests that 1204 East 6th Street contributes to the historic bakery’s integrity of setting. “East 6th Street is a main commercial corridor and east–west thoroughfare currently experiencing rapid development,” notes the application. “The 1200 block of East 6th Street…currently remains free of this largescale development and retains several late‐nineteenth century buildings, though it [contains] a number of vacant lots […] Despite the loss of some of the surrounding historic fabric, East 6th Street has retained its historic role as a major commercial and transportation artery for the city. Additionally, the street’s mixed commercial and residential use and character have been preserved.” The report’s narrative context statement further reveals that both 1204 and 1200 East 6th Street are part of a historic development and demographic pattern that has been largely lost elsewhere in the area: “Development along East 6th Street seemed to loosely follow a pattern: residences stood in the middle of the block and commercial and/or industrial buildings occupied corner lots… Businesses of the era were small and locally owned… European immigrants owned and operated the bulk of these small businesses, and they oftentimes lived at, or near their work.” 1200 and 1204 East 6th Street offer interrelated examples of both property types and their spatial and associational relationships to each other, the streetscape, and the overall demographic makeup of the area. After the deaths of their parents, Anna and Lillie Zakrison inherited the house. It was then rented out until 1944. Directories show that the Sandoval family occupied the home from 1941 to 1944. Flavio C. Sandoval was a prominent Mexican American grocer who operated at least two stores at 1103 East 6th and 1200 Rosewood Avenue. The block’s overall shift from European to Mexican American businesses and residents is explored further in the National Register evaluation for 1200 East 6th Street, specifically how “segregationist policies enacted in 1928 changed East Austin’s demographics and ultimately the characteristic of the area’s businesses.” Fermin G. and Cristina Sanchez occupied the house from 1947–1959; they were first listed as renters and later as owners. Fermin Sanchez worked as a construction worker and laborer. The shift from renter to owner was a significant achievement for many middle- and working-class Mexican Americans in segregated East Austin, as limited opportunities for property ownership and earning potential existed for nonwhite families in the early- to mid-twentieth century. A.4 – 3 PARCEL NO.: 0205070110 LEGAL DESCRIPTION: LOT 10 BLK 1 OLT 3 DIVISION A ESTIMATED ANNUAL TAX ABATEMENT: $3,236; city portion: $903. APPRAISED VALUE: $568,655 PRESENT USE: Vacant; the applicant proposes to relocate or deconstruct and salvage materials from the ca. 1885 house. CONDITION: Poor PRESENT OWNERS: M. Cater Joseph 2402 Marlton Austin, TX 78703 DATE BUILT: ca. 1885 ALTERATIONS/ADDITIONS: Rear additions of various ages ORIGINAL OWNER(S): Frank Torrens (occupant per Austin City Directories) OTHER HISTORICAL DESIGNATIONS: None LOCATION MAP A.4 – 4 PROPERTY INFORMATION Photos A.4 – 5 East Austin Historic Resource Survey, H-H-M, Inc., 2016. A.4 – 6 Ca. 1980 survey photo showing missing jigsawn trim at porch. Source: Texas Historical Commission via UNT Portal to Texas History, https://texashistory.unt.edu/ark:/67531/metapth674436/. Note: see additional photographs from October 11, 2021 staff visit to property at end of report. Occupancy History City Directory Research, August 2021 1959 Fermin G. and Cristina P. Sanchez, owners Cement worker Joe C. Sanchez, renter Engraver, Austin American Statesman Fermin G. and Christine P. Sanchez, owners Fermin G. and Cristina P. Sanchez, owners Fermin G. Cristina Sanchez, renters Laborer Fermin G. Cristina Sanchez, renters Laborer 1957 1955 1952 1949 1947 Fermin G. Cristina Sanchez, renters A.4 – 7 Construction worker Mateo Sanchez, renter Dishwasher, White Pharmacy Jose Sanchez, renter Flavio C. and Apolonia Sandoval, renter Grocer, 1103 E 6th St Benny Sandoval, renter Gregoria Sandoval, renter Clerk Lupe Sandoval, renter Operator, Hill’s Beauty Shop Refugia Sandoval, renter Clerk, F.C. Sandoval Rosalio Sandoval, renter Selsa M. Sandoval, renter Student at University of Texas Susie Sandoval, renter Flavio C. and Apolonia Sandoval, renters Grocer, 1103 E 6th St Flavio C. Sandoval, Jr. Grace Sandoval Packer, Capital Candy Co. Guadalupe Sandoval Refugio M. Sandoval Marcelino Sandoval Laborer Selsa Sandoval Susie Sandoval Student K. C. Mobley, renter Lon and Dorothy Bradshaw, renters Trucker George and Carrie E. W. Foster, renters Lillie Zakrison, owner Clerk, State Board of Control Anna Zakrison Frank R. and Emma C. Zakrison, owners Lillie Zakrison Stenographer Frank and Emma Zakrison, owners Lillie Zakrison Frank and Emma Zakryson, owners Lillie Zakryson Frank and Emma Zakryson, owners Lillian Zakryson Clerk, State Board of Control 1944 1941 1939 1937 1935 1932 1929 1927 1924 1922 Frank Robert and Emma Christine Kihlberg Zakrison, owners Lillie Zakrison, renter Stenographer A.4 – 8 Frank and Emma Zakryson, owners Lillie Zakryson Clerk, State Board of Control Anna Zakryson Frank and Emma Zakrison, owners Baker, 1200 ½ E. 6th St. Anna Zakrison Frank and Emma Zakrison Baker, 1200 ½ E. 6th St. Anna Zakrison Frank Zakrison Baker Lillie Zakrison Annie Zakrison Joseph Bonilla, renter Baker, Frank Zakrison Frank Zakrison Bakery, 1200 E 6th St. Anna Zakrison Lillie Zakrison Frank Zakrision Bakery Anna Zakrison Clerk, Frank Zakrison Lillian Johanna Zakrison Albert Ludwig, renter Baker, Frank Zakrison 1920 1918 1916 1914 1912 1910 1909 1906 1905 1903 1897 Frank Zakrison, owner Proprietor, East Austin Bakery, 1200 E. 6th St. Annie Zakrison Clerk, Frank Zakrison *Address change to 1206 E 6th St* Frank Zakrison Proprietor, bakery, 1200 E 6th St. Annie Zakrison Richard Hartenstein, renter Driver, Walter Tips 1206 E. 6th St. Frank R. Zakrison, owner Proprietor, East Austin Bakery, 1200 E. 6th St. Anna Zakrison 1206 E. 6th St Frank Zakrison Bakery, 1200 E. 6th St. Annie Zakrison Clerk, Frank Zakrison Ernest Ludwig, renter Barber, S. A. Glaser Address not listed. Frank Zakrison (proprietor, Old Texas Bakery, 412 E 6th St.), Anna H. Zakrison (saleswoman for Frank Zakrison), and Gustav Zakrison (farmer) are listed at 412 E. 6th St. A.4 – 9 1895 1893 1891-92 1889 1887-88 1885 1206 E. 6th St. Augusta Clayton (wid. Vernon L.), renter Boardinghouse William E. Clayton, renter Cabinetmaker Catherine Goodman (wid. Patrick), renter John Harwood Shop foreman, M. Paggi William E. Harwood Clerk, A. H. Yarrington 1206 E. Pecan St. Frank Torrens Carpenter and carver, S. W. French & Co. Susan Kelly (wid. John), owner Boardinghouse Note: Frank Zakrison (proprietor of Old Texas Bakery, 412 E 6th St) and Anna H. Zakrison (saleswoman for Frank Zakrison) are listed at 412 E. 6th St. Note: Frank Torrens, Sr. (cabinetmaker and woodcarver) is listed as living in Dallas with Frank Torrens., Jr. (woodcarver). Note: Frank Zachrison, foreman at Charles Lundberg Bakery, is listed at 1205 E 2nd St. 1206 E. 6th St. Frank Torrens, owner Carpenter Biographical Information A.4 – 10 The Austin Daily Statesman, 5/3/1885 and The Austin Statesman, 4/24/1912. Emma C. Zakrison funeral announcement, The Austin Statesman, 1/27/1934; Frank Zakrison funeral announcement, The Austin Statesman, 4/18/1933. The Austin Statesman, 8/6/1941 and 1/19/1944. A.4 – 11 The Austin Statesman, 10/18/1945 and The Austin American, 11/16/1952. The Austin Statesman, 1/24/1953 and The Austin American, 4/30/1961. A.4 – 12 1964 death certificate for Anna H. Zakrison, Ancestry.com 1910 census records for Zakrison family, Ancestry.com. Lillian Zakrison listed as “L. Johanna.” Permits 1940 census records for Sandoval family, Ancestry.com Sewer Tap Permit, 1917 Sanborn Fire Insurance Maps Building permit, 1971 A.4 – 13 Sanborn Fire Insurance Map, 1900 Sanborn Fire Insurance Map, 1894 STAFF SITE VISIT PHOTOGRAPHS 6 A.4 – 14 7 8 9 12 14 13 11 10 20 15 19 22 17 16 21 18 4–5 3 2 Site visit photographs, Historic Preservation Office staff, October 11, 2021. Plan is not to scale. 1 Figure 1. The Zakrisons’ bakery (Uptown Sports, 1200 E. 6th St.) is separated by one lot from the house at 1204 E. 6th St. A.4 – 15 Figure 2. House façade. A.4 – 16 Figure 3. The front porch exhibits areas of rot at the roof joists and decking. The upper edge of the roof does not appear to be appropriately flashed where it meets the house. A.4 – 17 Figure 4. Many windows are racked. While the paint has failed, the siding remains largely in good condition. Figure 5. An isolated area of wood rot may be due to condensate from a window air conditioner. A.4 – 18 Figures 6–7. The site slopes from the alley down to E. 6th St., directing stormwater runoff toward the house. Soil deposits have built up and partially buried the back corner of the house and porch addition. A.4 – 19 Figure 8. The back of the house has multiple additions. Figure 9. Detached outbuilding at the rear of the site. A.4 – 20 Figure 10. The entry hall floor slopes to the left of the image. The right wall has pulled away from the wall and ceiling. A.4 – 21 Figure 11. At the entry hall, the side wall has pulled away from the end wall and ceiling. A.4 – 22 Figure 12. View from the screened porch through the rear hall to the front door. A.4 – 23 Figure 13. The rear hall appears to be an enclosed porch, and the floor deflects from a diagonal ridge where floorboards running different directions come together. A.4 – 24 Figure 14. The outside walls of the dining room and kitchen appear to be exterior walls, since connected and enclosed, though the siding is a different profile than the exterior of the house. A.4 – 25 Figure 15. The floor most significantly out of level is that of the hallway between the dining room and kitchen. A.4 – 26 Figure 16. The front wall of the living room is out of plumb. A.4 – 27 Figure 17. The floor of the living room slopes toward the front of the house. Figure 18. Front bedroom. A.4 – 28 Figure 19. Dining room. A.4 – 29 Figure 20. Kitchen. A.4 – 30 Figures 21–22. Original window sashes have narrow horizontal and vertical muntins (left). Many sashes appear to be replacements with wider vertical muntins (right). City of Austin Historic Resources Survey Contract No. MA 6800 NA160000013 Final Report Volume I October 24, 2016 Prepared for the City of Austin Prepared by Hardy∙Heck∙Moore, Inc. Austin, Texas HHM ID 3614 1204 E 6 ST Jan 2016 Image ID 3619 Jan 2016 Image ID 3620 IDENTIFICATION Street number 1204 Street direction E Street name 6 Street type ST Zip code 78702 Addition / subdivision DIVISION A Neighborhood EAST CESAR CHAVEZ GENERAL EXTERIOR Type Building - Residential - Single-Family House - L-Plan Stylistic influences Folk Victorian Exterior wall materials Horizontal wood board Structural materials Wood ROOF Legal description LOT 10 BLK 1 OLT 3 DIVISION A Zoning code TOD-NP Owner name 1 SANCHEZ JOSE C ETAL Owner city AUSTIN Owner state TX Owner zip code 78702 Parcel ID 192885 Zoning ID 223352 Bays 4 Stories 1 Foundation type Pier-and-beam Description notes None Roof shape Cross-gabled Roof materials Asphalt composition shingles Number of chimneys None visible Chimney locations N/A Chimney materials N/A Chimney features N/A DOORS AND WINDOWS Door types Single door primary entrance Window types Double-hung Door features Screens, Transom light Window materials Wood Window features Historic screens PORCH LANDSCAPE Porch type One story, Partial width Porch support type Chamfered posts Porch roof type Shed Other porch features Squared wood balusters Landscape features Stone wall, metal fence No. of garages None visible No. of sheds None visible Other outbuildings None visible Other associated places None visible Volume IV - Appendix C - Page 55HHM ID 3614 1204 E 6 ST HISTORY Current name None known Current use Residential Year built 1907 Source for year built TCAD Historic name None known Source for historic name N/A Historic use Residential Source for historic use Field estimate Architect None known Source for architect N/A Builder None known Source for builder N/A History notes None Occupant history 1907-1908: Frank R. Zakrison, David Johnson; 1916: Frank Zakrison (baker at 1200 1/2 E 6 St.), Annie Zakrison (clerk Frank Zakrison, boards), Lillie Zakrison (boards); 1920: Frank Zakrison (o, baker), Anna, Emma, and Lily Zakrison; 1924: Frank Zakryson (o); 1929: F. R. Zakrison (o); 1935: Lillie Zakrison (o); 1940: Samuel Porter (blacksmith); 1945: Flavio Sandoval (grocer); 1952: Fermin Sanchez (laborer); 1957: Fermin Sanchez (o); 1962: Fermin Sanchez (o); 1967: Fermin Sanchez (o); 1972: Fermin Sanchez (o) City Directories Source for occupant history INTEGRITY Additions Rear addition PRIOR DESIGNATIONS Prior local designations None Prior NRHP designations None Alterations Roof material replaced Integrity notes None Prior NRHP determinations None Other designations None known Designation notes None PREVIOUS AND RECOMMENDED DESIGNATIONS Previous and recommended local designations Recommended local designations Justification for local recommendation No previous local designations; Recommended eligible as a local landmark; Recommended contributing to a local historic district Recommended eligible as a local landmark, Recommended contributing to a local historic district N/A Previous and recommended NRHP designations Recommended NRHP designations Justification for NRHP recommendation No previous NRHP designations; Recommended individually eligible for the NRHP; Recommended contributing to a NRHP district Recommended individually eligible for the NRHP, Recommended contributing to a NRHP district N/A Local criteria Architecture, Historical Associations Local areas of significance Potential local historic district East 6th Street Historic District 2.6.1.1 Residential Patterns NRHP criteria A, C NRHP areas of significance Community Planning and Development, Architecture Local East 6th Street Historic District NRHP level of significance Potential NRHP historic district Volume IV - Appendix C - Page 56EAST 6TH STREET CITY OF AUSTIN HISTORIC RESOURCES SURVEY – APPENDICES Map showing the potential East 6th Street Historic District, with contributing resources shown in green and non-contributing resources shown in red.* Map identifies IDs, subdivision names, and boundaries of proposed NR/local district. Source: HHM survey data with Google base map, 2016. *Refer to the Recommended Historic Districts text in Section I-7 for information regarding interpretation of these forms. Appendix D – Recommended Historic District Forms V-233