4.3 - Green and White Grocery HZ Application_2024 — original pdf

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Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Applicant: John Lopez Cazares Date:1/31/24 Project Name: Green and White Grocery Project Street Address: 1201 E. 7th St. Existing Zoning: TOD-NP Area to be Rezoned: .1495 Acres Proposed Zoning: TOD-H-NP Qualifications for Landmark Designation: Architecture, Historical Association, & Community Value Owner information: John Lopez Cazares 1201 E. 7th Street Austin, Texas 78702 (512) 472-0675 Application Prepared by: Matthew Medina (Preservation Austin) & JuanRaymon Rubio (City of Austin Historic Landmark Commission) ___________________________________________________________________________ Qualifications for Landmark Designation 1201 E. 7th St. meets the qualifications for Local Historic Landmark designation based on the following criteria: Architecture, Historical associations, and Community Value. Architecture Green and White Grocery is a one-story wood frame building sited on the northwest corner of the block. The store is approximately 44’ by 74’, and has its main facade along E. 7th St. The store has had multiple additions since its initial construction in 1938. Sanborn maps, historic photos, and oral histories have helped determine the building’s growth over time, although some additions and modifications appear to have happened without documentation. The store was originally half the size and depth and likely received a rear addition in 1944 and a store enlargement in 1950.1 Subsequent additions to the end of the building after 1965 resulted in its current state. Today, the store is defined by its Craftsman style characteristics including decorative wood brackets and exposed rafter rails beneath the primary roof structure and the first-story awning, and a large clipped gable roof, also known as a jerkinhead roof. The building features composite siding at the exterior walls, asphalt composition shingles, and aluminum doors and windows. The main facade has a classic “Green & White Groc.” sign painted green with custom tube lighting letters. The west elevation has no windows, and the east elevation has a few hopper 1 Norverto, Lopez. “Building Permit.” 44660, Austin, Texas, 1950, Austin History Center. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. clerestory windows. A portion of the west elevation is defined by a rubble stone wall that extends along Waller St. towards the detached residence. The stone wall has entrance steps to the house and backyard. It appears in historic photos from the 1940s. The rear elevation has a protruding dormer at the southeast corner with a private store entrance. Changes to the building since the 1960s include removal of crenelated parapet roof, infilled door and windows, and painted murals on the front and side elevations. Local graffiti artist, Federico Archuleta, painted two of his iconic stencils onto the walls that read “Paz y amor ¡Por favor!” and “Til death do us part”. Behind the store is a two story wood frame house built in 1948. The house has historically been listed as 607 Waller St. It is a simple building with craftsman style features including gabled roofs, covered front porch, and exposed rafter tails. The house has a concrete block foundation, wood siding, and asphalt shingle roofing. The rear elevation has two garage doors and access to a separate unit. Oral history from John Cazares indicates that several family members lived in the house since its original construction. At one point, the family rented out the house and divided it into separate units. The house has been converted back into a single-family unit. Norverto Lopez continued building residences on his land at 1203 E. 7th, and a large multi-unit apartment complex at 604 Waller St. (Green & White Courts). The old complex and other houses have been demolished. The rear house at 1203 E. 7th St. remains intact and is owned by another family heir. The Green and White Grocery Store and house are two structures that represent a historic live/work/grocery pattern of development in the neighborhood. Located across the street from the City of Austin and National Register listed Briones House, and a mere five-minute walk from Our Lady of Guadalupe Church, Green and White continues to be one of the many East Austin institutions that are emblematic of the longstanding Mexican American community. Historical Associations Green and White Grocery is eligible for historic designation for its long-standing association with Norverto T. Lopez, wives Maria de Jesus Lopez and Margaret Lopez, and their descendants, notably the Cazares Family. Norverto came from a large family based in Austin. He was one of nine siblings and had three children: Carlos, Olga, and Gertrude. His wife Susie [Maria de Jesus] tragically passed away when their children were young, and Norverto later remarried to Margaret Lopez. Gertrude “Gertie” Lopez would go on to marry Travis County commissioner and famous Mexican-American politician Richard Moya. Olga and John L. Cazares, met when Cazares worked at Green and White Grocery. They both had attended Palm School and were members of Our Lady of Guadalupe Church. Together they had six children; John Jr., Leonard, David, Anna, Suzie, and Paula. History of Green and White Grocery and the Lopez/Cazares Family Norverto T. Lopez and wife Maria de Jesus Lopez first purchased the 1201 block of East 7th Street on March 28th, 1936, for the total sum of eight hundred and seventy five dollars, with a Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. two hundred dollar down payment.2 The legal description of the land purchase for 1201 East Seventh street address is stated in Travis County Deed Record 545 as, “Lot No. 1, Block No. 1, Outlot No.3, in Division “A”, city of Austin, Travis County, Texas.”, purchased from the Harris-Wilson company specializing in real estate, insurance, loans and rentals.3 A full two years after his initial land purchase, in March of 1938 Mr. Lopez would finish paying a commission to craftsman W.E. Watson whose task was to “construct, erect, finish complete and deliver in a true workmanlike manner, a one-story frame store building and integral living quarters, according to plans and specifications agreed upon by and between the said parties hereto.”, and also to be finished within just thirty working days.4 The completion of the store by W.E Watson marks the birth of one of Austin’s longest standing businesses. The East Austin population continued to expand as a result of the city plan and East 7th street became an area of commercial expansion. As the Great Depression began, jobs became scarce, yet East Austin developed into a “self-reliant and industrious community” in spite of segregation.5 Green and White is evidence of this economic expansion in East Austin, and the arising need for grocery and food service in that area. The store was opened directly along an expanded line of city bus routes down East Seventh street that began service in 1933.6 Continuous growth is a common theme among much of the store’s history from its founding in the late 1930’s through the 1970’s. A 1938 statesman article reporting on a robbery at 1201 East Seventh, described as “N. T. Lopez’ store [where] the front glass was broken, and the prowler reached his arm through to remove the money drawer. All the burglar got were eight candy bars and a dozen 3-cent stamps.”, which dates the first evidence of a merchant operation for Norverto in any capacity.7 The 1940 census shows the Lopez household had grown with the addition of Maria Olga Lopez who was just five years old, and the address listed is 609 Waller Street.8 Today, the house behind the store is 607 Waller Street. It is unclear if the store had a side entrance for residential use, or if the house was divided into two addresses. The census also confirms significant operation of the store by 1940 because the occupation of Norverto is listed as “Merchant”, and that the house was “owned”, also listing the number of hours worked the week prior to the reporting of the census data as a substantial eighty six hours worked.9 In April of 1941, the first public mention of the Green and White grocery was a Fluffo brand advertisement for “pure vegetable shortening” made by Proctor and Gamble. The advertisement lists “Green and White Grocery, 1201 East Seventh '' as one of the 130 participating stores handing out a “Free Recipe” for a “mouth-melting economical hamburger dinner” with the purchase of the vegetable 2 Norverto T. Lopez contract and travis county deed record 545, pg. 103-105 Travis County (Tex.). Clerk's Office. Travis County Deed Records: Deed Record 545, book,1936-06/1936-09; (https://texashistory.unt.edu/ark:/67531/metapth1536489/m1/110/?q=Norverto%20Lop ez: accessed January 24, 2024), University of North Texas Libraries, The Portal to Texas History, https://texashistory.unt.edu; crediting Travis County Clerk’s Office. pg. 103-105 3 Ibid. 4 Travis County (Tex.). Clerk's Office. Travis County Deed Records: Deed Record 566 - Mechanics Liens, book, 1937-08/1938-05;(https://texashistory.unt.edu/ark:/67531/metapth1564415/m1/421/?q=travis%20count y%20deed%20record%20566: accessed January 26, 2024), University of North Texas Libraries, The Portal to Texas History, https://texashistory.unt.edu; crediting Travis County Clerk’s Office. 415-417. 5 Ibid. 6 Ibid. 7 “Hijacker Loots Another Store”, Austin American Statesman, March 14, 1938. https://www.newspapers.com (Accessed January 11, 2024). 8 Year: 1940; Census Place: Austin, Travis, Texas; Roll: m-t0627-04149; Page: 10B; Enumeration District: 227-44 9 Ibid Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. shortening.10 This is evidence of Green and White’s connection to the larger Austin business community. Just two years later, the store was listed in a wartime advertisement by Lipton’s Noodle Soup prompting people to bring their “Waste Fats to be used for Gunpowder Against the Axis!”. Green andWhite was one of forty-six participating companies that acted as repositories for community members.11 Long before the days of massive conglomerates like Target and Whole Foods that now take up the first block of East Fifth St., Green and White developed into a large grocery store. The Lopez family’s sustained success led to a $1,500 expansion of the store in 1944, and another $2,000 addition to the store in 1950.12 All of the historic building permits list the contractor as “owner”, however it’s likely one or all of the additions were most likely done by his brother Trinidad Lopez, who is listed as a “carpenter” in the “House Building” industry on the 1950 US Census.13 Green and White was likely one of the bigger groceries in East Austin, and is certainly one of a handful remaining. By the mid-1950’s, Green and White Grocery was a well run profit machine for Norverto, who decided to expand his Green and White brand to include an apartment complex right across the street from the store on the other side of Waller Street. Norverto announced his plans to Austin in a statesman article that detailed a “10-unit $50,000 tourist court with facilities for expansion to 20 units in the future-will be constructed in the 1100 Block of East Seventh within the next three months.” in June of 1954.14 One historic photo from the family appears to show construction of the courts. The configuration of the courts are shown in a 1965 Sanborn Map. The tourist courts had newspaper advertisements that highlighted “NEW KITCHENETTE apartments with washing facilities. Bus, convenient to Bergstrom field and downtown.”15 The bus routes were a key part of influencing the growth of East Austin commerce and needs. As Mr. Lopez focused on other business endeavors, he looked to his son-in-law and daughter for help. John A. Cazares, who began working at the store at the age of 16 in 1946, married Olga Lopez on August 21st, 1955.16 The local newspaper indicated a changing of the guard at Green and White grocery, when the “bridegroom” was described as “a graduate of Austin High School and is now manager of the Green and White Grocery in Austin.” Another remodel in 1965 cost Norverto $12,000, and “closed up one corner to create a room; [with] new shingles on exterior walls; [and] re-roof with comp shingles”.17 This would be the last that Norverto would work on the Green and White Grocery as he passed away peacefully at the 10 “Fluffo Pure Vegetable Shortening”, Austin American Statesman, April 12, 1941. https://www.newspapers.com (Accessed January 11, 2024). 11 “World War II Lipton Noodle Soup Ad”, Austin American Statesman, September 24, 1943. https://www.newspapers.com (Accessed January 11, 2024). 12 Norverto, Lopez. “Building Permit.” 26419, Austin, Texas, 1944, Austin History Center; Norverto, Lopez. “Building Permit.” 44660, Austin, Texas, 1950, Austin History Center. 13 National Archives at Washington, DC; Washington, D.C.; Seventeenth Census of the United States, 1950; Year: 1950; Census Place: Austin, Travis, Texas; Roll: 647; Page: 1; Enumeration District: 256-118. 14 “Tourist Court Planned Here”, Austin American Statesman, June 13, 1954. https://www.newspapers.com (Accessed January 11, 2024). 15 “NEW KITCHENETTE”, Austin American Statesman, June 12, 1955. https://www.newspapers.com (Accessed January 11, 2024). 16 “Miss Maria Olga Lopez Bride of John A. Cazares”, Austin American Statesman, September 1, 1955. https://www.newspapers.com (Accessed January 11, 2024). 17 Ibid. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Brackenridge hospital on April, 3, 1971.18 A Travis Central Appraisal District property search shows that Olga Lopez Cazares was given ownership of the Green and White grocery at 1201 E 7th, with the same legal description as the initial land purchase in 1938.19 John A. Cazares Sr. maintained a close relationship with the Lopez family, and was a pallbearer for Norverto’s brother Trinidad, when he passed away in 1973.20 John Cazares Sr. continued to operate the store with his family, and he became known throughout the community for providing jobs and feeding his neighbors. The store became especially popular during Christmas time, when the family sold thousands of homemade tamales. Cazares Sr. retired in 1993 and turned the business over to his son John Cazares Jr. In 1996, Cazares Jr. transitioned the store from groceries to a botanica, supplying candles, charms, and other spiritual goods. Cazares Jr. decided to keep the store name, both out of convenience but also because of its historic importance. However, “the Botanica” has become the unofficial name for the store. Cazares Sr. passed away in 2012. His obituary includes several stories of how he filled in as a father figure for many youth and how he helped support Latino politicians, including Gonzalo Barrientos, former state senator from Austin. Three generations of East Austinites have seen the Green and White Grocery through financial constraints of World War II and beyond. Although the neighborhood has changed drastically from the 1950s, Green an White Grocery Continues to be a landmark institution that has served the community and survived due to the hard work, determination, and fortitude of Norverto T. Lopez, his family, and their descendants. Community Value Green and White Grocery is also considered eligible for historic designation under the criterion of community value. An exponential number of East Austin residents remember buying groceries, food (especially tamales), and religious items at Green and White for more than seventy years after the store first opened its doors to the neighborhood. When the store first opened, Norverto Lopez and his family served the East Austin community tacos and hamburgers. As the decades flew by, the Lopez family formed a growing enterprise of historic businesses. Their longstanding association with operation of the store has helped to anchor the changing community for over 80 years. Green and White Grocery developed into a cultural center for the community of East Austin, greatly contributing to the value that is placed on East Austin today. The store's successful service to the segregated Mexican-American demographic was likely influenced by a deep connection to the community, and an emerging market for Mexican goods that rapidly grew in East Austin. By the 1980s, Green and White had become the go to spot for anyone in Austin looking for Mexican Herbs, homemade tamales, breakfast tacos, tripe for Menudo, and Mexican chocolate. Green and White grocery employed many Mexican-American 18 Norverto Trevino Lopez, Texas Department of State Health Services; Austin Texas, USA; Texas Death Certificates, 1903–1982 19 “Travis Central Appraisal District Property Search,” Stage.travis.prodigycad.com, accessed January 26, 2024, https://stage.travis.prodigycad.com/property-detail/192881/2023. 20 “Trinidad T. Loped Obituary”, Austin American Statesman, April 16, 1973. https://www.newspapers.com (Accessed January 11, 2024). Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. members of the East Austin community. Much of the staff were from East Austin. An Austin Statesman article includes an anecdote about Elena Sanchez who had worked at the store for at least 30 years by 1989. The legacy of Norverto continued on as Cazares Sr. was seen as a beacon of help in his community, assisting those who needed support. He gave credit to customers who could not always afford to pay at that moment and arranged grocery deliveries for elderly customers. He also conducted additional services for people at his store, including cashing their social security checks. During the height of the Chicano movement in Austin, as the first Mexican American politicians were being elected to city and state offices, Gonzalo Barrientos campaigned at Green and White Grocery. Local leaders recognized the store was an important cultural hub run by a prominent East Austin community member. Green and White Grocery is also a case study of the historic commercial development in East Austin after the 1928 Koch and Fowler Plan. The plan for city development systemically segregated Austin’s minority population through oppressive city districting, imitating other popular southern segregationist policies for urban development.21 The effects of this plan were swift. Most of the City’s Hispanic population resided in East Austin, specifically south of 8th street, with a concentration along E Cesar Chavez Street, formerly East 1st street.22 The economic conditions of the great depression made employment scarce and a trend of “self-employment” arose in the community. Through perseverance, businesses opened to serve within the confines of the segregated district.23 21 “City of Austin Historic Resources Survey, Final Report Volume I.”, Hardy∙Heck∙Moore Inc., October 24, 2016, Austintexas.gov. I-64-88. 22 Ibid. 23 Ibid.  City of Austin - Historic Preservation Office Historic Zoning Application Packet F. 1: Historical Documentation - Deed Chronology Deed Research for (fill in address) ________________________________ List Deeds chronologically, beginning with earliest transaction first and proceeding through present ownership. The first transaction listed should date at least back to when the original builder of any historic structures on the site first acquired the property (i.e., should pre-date the construction of any buildings/structures on the site). Please use the format delineated below. For each transaction please include: name of Grantor/Grantee, date of transaction, legal description involved, price, and volume/page number of deed records. If there is a mechanic's lien please copy the entire document. Example: Transaction John Doe to Mary Smith, Lots 1-3, Block B, Driving Park Addition March 13, 1882 $2500 Mary Smith, estate, to Ingrid Jones Lots 1-2, Block B, Driving Park Addition January 12, 1903 Vol. 409, pp. 552-554 Vol. 52, pp. 22-60 Vol./Page (Continue through the present) Adopted December 2012 10 1201 E. 7th St. / 607 Waller St. City of Austin - Historic Preservation Office Historic Zoning Application Packet F. 2: Historical Documentation - Occupancy History Occupancy Research for (fill in address) ___________________________ Using City Directories available at the Austin History Center or other information available, please provide a chronology of all occupants of the property from its construction to the present. For commercial property, please provide residential information on business owner as well. Year 1872-1873 1877-78 Occupant Name and Reference Source A.S. Roberts, Dry Goods and general groceries provisions, e s Congress b Hickory and Ash Streets City Directories A.S. Roberts (Ada), Roberts Dry Goods, r. 610 W. 12th Street, 2. Jones, David W., Wholesale Furniture dealer and carpets, 806 City Directories Congress Avenue Jones, David W. (Martha), Furniture Dealer, r. 312 W. 5th Street, 4. (Continue through the present) Adopted December 2012 11 Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. View of original store, circa 1940s. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. View of the early stand east of the store. The building contains signage for “Green and White Cash Gro.” Circa 1940s. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Family members at the store entrance, date unknown. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. The grocery store during expansion, circa 1950s Note early crenelated roofline. (Source: Cazares Family) Possible view of south facade of the store (rear entrance), date unknown. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Photo across E. 7th Street looking south at the Green and White Grocery in 1958. Note the crenelated roofline of the store. (Source: Portal to Texas History) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. 1900 Sanborn Map showing a small wood framed structure with a blacksmith shop and store on the rear of the lot. These structures were later demolished for construction of the store. 1935 Sanborn Map, which shows the lot prior to Norverto Lopez’s purchase. Note the house at 1203 was constructed or modified from the structure shown in 1900. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. 1965 Sanborn Map. Notice the store/dwelling configuration. Green & White Courts is across Waller St. At this time, the family owned the store, five houses, and the apartment complex. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Norverto T. Lopez and family (Source: Cazares Family) John T. Cazares and (Maria) Olga Lopez, circa 1950s, (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Norverto T. Lopez, circa 1950s. (Source: Cazares Family) Note the family house behind the store. Maria Olga Lopez Cazares (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Possible photo during construction of the Green & White Courts, 1951. (Source: Cazares Family) Cazares family in front of the store, circa 1990s. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. John Cazares Jr. and Maria Olga Lopez Cazares, circa 1990s. (Source: Cazares Family) John Cazares Sr. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. John Cazares Jr. (Source: Cazares Family) Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. Historical Zoning Application: Green and White Grocery, 1201 E. 7th St. 2/2/24, 12:07 AM No_More_Tamales-1:26:96.jpg https://drive.google.com/drive/folders/1Cv5Q1xHI-oQwvUIphCV11eeL4irx8651 1/1 2/2/24, 12:05 AM Service_since_1939-12:14:89.jpg https://drive.google.com/drive/folders/1Cv5Q1xHI-oQwvUIphCV11eeL4irx8651 1/1