33.1 - 1101 Garner Ave - Presentation — original pdf

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1101 Garner Avenue ITEM NO. 20 – NOVEMBER 1, 2023 HLC Background Current Owner acquired property in December 2021 ◦ Only 5 days of due diligence period ◦ Inspection obtained indicated home was built in 1974 Inspection revealed significant work required on roof, foundation, plumbing, and electrical systems Significant time and money invested to make the house habitable, but not sustainable without major renovation Additional problems and items for renovation identified by tenant and not revealed in inspections Estimate that up to $1,000,000 required for renovation to market standards Demolition and redevelopment sought as a more feasible alternative Original Property Historically planned as a small lot subdivision with smaller homes on 4- lots Original home was 1-story with garage [Hand-drawn blue box was added later] Substantial Alterations after 1984 A second story of different design and materials was added (1986) Carport and garage added (possibly 1996) Rock wall and fences added (2016) – not original construction as noted in report BOA Variance for carport and garage addition (2016) No Apparent “Long-standing” and “significant” historical associations According to the staff report, it appears the Cummins sisters, who originally haled from Dallas and Wichita Falls, lived there for less than 10 years of the 85- year history of the house. There is no long-standing association with property While admirable for being women business owners in the 1940s, there is no indication that their work was of “historic importance that contributed significantly to the city, state, or nation” Report indicates that a better association with the Cummins sisters’ business would be 912 Congress where the shop was located. 912 Congress is a historic landmark zoned CBD-H Property Includes Additions and Alterations that have “significantly compromised its integrity.” The 1986 second story addition is less than 15 feet from the façade and begins at the gable of the original roof and is actually higher than the original gable Addition does not appear to meet Historic Design Standards The 1986 addition is of an entirely different design with different materials and is visible from both Dexter St. and the intersection with Garner Ave. and Dexter St. The portico is visible from Garner The 2016 Rock Wall (which was not original) obstructs the view of the front of the building Views From Dexter and Garner Rock Wall 2023 – GOOGLE EARTH 2013 – GOOGLE EARTH Summary Cummins sisters were admirable women business owners in early 1940s, but there is no record that they were persons of “historical importance.” Their contributions to Austin are better associated with the already historically zoned 912 Congress Avenue where their woman owned business was located. The Cummins sisters lived in the house for less than 10 years and thus had no “long-standing association” with the property. The property has been substantially altered beyond what is considered compatible according to the Historic Design Standards, with different design and materials that compromise its integrity. Historic zoning is opposed by the landowner, and therefore a high bar is established for historic designation.