11.1 - 607 Pressler St & 1316 W 6th St - Smoot House - Historic Review Application — original pdf

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Historic Review Application For Office Use Only Date of Submission:_________________________________ Case #:____________________________________________ _________________________________________________ Historic Preservation Office approval Date of Approval:___________________________________ Property Address: ______________________________________________________ Historic Landmark Historic District (cid:11)(cid:47)ocal) (cid:49)ational (cid:53)egister (cid:43)istoric (cid:39)istrict (cid:43)istoric (cid:47)andmar(cid:78) or (cid:43)istoric (cid:39)istrict (cid:49)ame:__________________(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66) Applicant Name: _______________________________ Phone (cid:6): _______ Email: _ _ Applicant Address: _________________________(cid:66)_____ City: ____________(cid:66)(cid:66)(cid:66)________ __ State: ________________ (cid:61)ip: _________(cid:66) (cid:51)(cid:79)(cid:72)a(cid:86)(cid:72)(cid:3)d(cid:72)(cid:86)(cid:70)(cid:85)(cid:76)(cid:69)(cid:72)(cid:3)a(cid:79)(cid:79)(cid:3)(cid:83)(cid:85)(cid:82)(cid:83)(cid:82)(cid:86)(cid:72)d(cid:3)(cid:72)(cid:91)(cid:87)(cid:72)(cid:85)(cid:76)(cid:82)(cid:85)(cid:3)(cid:90)(cid:82)(cid:85)(cid:78)(cid:3)(cid:90)(cid:76)(cid:87)(cid:75)(cid:3)(cid:79)(cid:82)(cid:70)a(cid:87)(cid:76)(cid:82)n(cid:3)and(cid:3)(cid:80)a(cid:87)(cid:72)(cid:85)(cid:76)a(cid:79)(cid:86)(cid:17) If you need more space, attach an additional sheet. PROPOSED (cid:58)(cid:50)(cid:53)(cid:46) LOCATION OF PROPOSED (cid:58)(cid:50)(cid:53)(cid:46) PROPOSED MATERIAL(S) 1) (cid:21)) (cid:22)) Submittal Requirements 1. One set of dimensioned building plans. Plans must: a) specify materials and finishes to be used, and b) show existing and proposed conditions for alterations and additions. Site Plan Elevations Floor Plan Roof Plan 2. Color photographs of building and site: (cid:40)levation(cid:11)s) proposed to be modified Detailed view of each area proposed to be modified Any changes to these plans must be reviewed and approved by the Historic Preservation Office and/or Historic Landmark Commission. Applicant Signature: ___________________________________________ Date: ____________________________ (cid:54)ubmit complete application(cid:15) drawings(cid:15) and photos to preservation(cid:35)austinte(cid:91)as.gov. Call (cid:11)(cid:24)(cid:20)(cid:21)(cid:12) (cid:28)(cid:26)(cid:23)(cid:16)(cid:22)(cid:22)(cid:28)(cid:22) with (cid:84)uestions. Design Standards and Guidelines for Historic Properties Adopted (cid:39)ece(cid:80)(cid:69)er (cid:21)(cid:19)(cid:20)(cid:21) (cid:39)esi(cid:74)n (cid:54)tandards and Guidelines for Historic Properties Landmarks and National Register historic district properties If you are making changes to a historic landmark, the project must comply with these standards to receive a Certificate of Appropriateness. If you are making changes to a contributing property or constructing a new building within a National Register historic district, consider the standards below as advisory guidelines: 1. Use a property for its historic purpose or place it in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. Retain and preserve the historic character or a property shall be retained and preserved. Avoid the removal of historic materials or alteration of features and spaces that characterize a property. 3. Recognize each property 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 architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Local historic district properties If you are making changes to a contributing property or constructing a new building in a local historic district, the project must comply with the design standards established for that district to receive a Certificate of Appropriateness. Visit the Historic Preservation Office website to to view your district's design standards: http://www.austintexas.gov/department/ historic-preservation. (cid:58)(cid:75)at (cid:55)(cid:92)pe of (cid:58)or(cid:78) (cid:53)e(cid:84)uires a (cid:38)ertificate of (cid:36)ppropriateness(cid:34) Certificates of Appropriateness (cid:11)COAs(cid:12) are required for exterior changes or additions to historic landmarks, any property pending designation as a landmark, and contributing buildings in local historic districts; or if you are constructing a new building in a local historic district. Work requiring a COA includes: 1. Additions 2. Construction of new buildings, including outbuildings 3. Window and door replacement 4. (cid:40)xterior siding replacement 5. Replacement of roof materials with a different material 6. Site changes such as a pool, deck, fence, or back porch enclosure Ordinary repair and maintenance projects do not require a Certificate of Appropriateness. (cid:41)or more information, see the historic review process charts on the Historic Preservation Office website. Limited Structural Condition Survey – Main House Foundation Smoot House, 1316 West Sixth Street, Austin, Texas 8/9/22 Page 3 of 13 Figure 1 - Depiction of construction sequence as understood by Tsen Engineering (First Floor) Figure 2 - Depiction of construction sequence as understood by Tsen Engineering (Second Floor) FIRST FLOORAREA OF WORKBASEMENTLEVELAREA OFWORKSECOND FLOORAREA OF WORK AS NEEDED. Limited Structural Condition Survey – Main House Foundation Smoot House, 1316 West Sixth Street, Austin, Texas 8/9/22 Page 8 of 13 Photo 4 – packing closet at joint Photo 5 – packing closet floor at northwest corner. Daniel reports this is a new separation since last observed in 2018. Photo 6 – view from crawlspace Photo 7 – bathroom at southwest corner Limited Structural Condition Survey – Main House Foundation Smoot House, 1316 West Sixth Street, Austin, Texas 8/9/22 Page 9 of 13 2. West wing addition: Steps separating from front porch and cracking beneath window at west wing addition’s library. Photo 8 3. View of site wall along Pressler Photo 9 – Crack in masonry crawlspace wall beneath library Photo 10 – cracking at entry gate Photo 11 – view of wall, cracking in foreground Limited Structural Condition Survey – Main House Foundation Smoot House, 1316 West Sixth Street, Austin, Texas 8/9/22 Page 12 of 13 Discussion – Main House Foundation Stabilization The cracking in the structure is observed mainly on the west side of the house, nearest to Pressler Street. Pressler street was a lake, then a creek until it was paved in 1958 and the creek was rerouted into an underground conduit. It is likely the soil is loose in the vicinity of Pressler Street due to the original flow of the creek and its alluvial deposits, and the rock shelf, as seen in Photo 6, drops towards the west. Perhaps the construction of the westernmost foundations of the house did not accommodate for the change in bearing material and that is likely the cause of the greater cracking and separations in this area. The site walls that occur between the house and Pressler Street also exhibit signs of movement, and collapse in some areas, which in part may be attributed to improper consideration of the soil on which the walls bear. See Figure 3 for a site plan that shows the relationship between the house, the site walls, and Pressler Street. Figure 3 The geotechnical engineer took four 15-foot to 20-foot-deep borings north along Pressler Street, and three of the four borings (B-1, B-2, B-4) encountered weathered limestone 6 feet below existing grade. However, the boring adjacent to the west wing, B-3, found 20-ft of sandy lean clay and gravelly lean clay. Therefore, upon review of the geotechnical report, it appears that a portion of the west wing was built in a pocket of sandy lean clay fill. These are likely alluvial deposits related to the creek that once existed at surface level on the property. From our observations and review of record reports, it appears that much of the main house is founded on rock/bedrock/weathered limestone. But some of the house appears to be founded in sandy/gravelly lean clay, which may have settled over time. Rock/bedrock/weathered limestone is relatively unmoving compared to sandy/gravelly lean clay; therefore, there will be differential movement between the structural components supported by each. The west portion of the house exhibits this, therefore the level and plumb walls not founded into rock/bedrock/weathered limestone should be underpinned. The out- of-plumb walls that are not founded into rock/bedrock/weathered limestone, such as the brick enclosure at the west wing addition’s bathroom (1st floor) and packing closet (2nd floor) should be considered for reconstruction atop a new pier-supported foundation. AREA OFWORK Limited Structural Condition Survey – Main House Foundation Smoot House, 1316 West Sixth Street, Austin, Texas 8/9/22 Page 13 of 13 Construction Budget Estimate – Main House Foundation Stabilization The conceptual foundation upgrade plan prepared by LOC Structural, dated 5-31-18, is an appropriate starting place for budgeting for the critical underpinning needed. See the table below for updated foundation stabilization cost estimates. Foundation Stabilization at West Wing Addition of House Deconstruct brick enclosure, and salvage bricks for reuse. Excavate soil and install concrete grade beam in segments and in sequence at west wing addition’s Cellar beneath existing masonry wall. Install (6) 18” dia. x 18’ deep piers (4 beneath newly placed grade beam, 2 in open area) Install concrete grade beam on newly placed piers for reconstructed brick enclosure. Reconstruct Brick Enclosure Foundation Stabilization at West Wing Addition of House Subtotal Foundation Stabilization at 1920’s Front Porch Renovation Stair Underpinning Porch and Porch Column Underpinning Foundation Stabilization at the 1920’s Front Porch Renovation Subtotal $45,000.00 $40,000.00 $12,000.00 $6,000.00 $50,000.00 $153,000.00 $20,000.00 $20,000.00 $40,000.00 Contingency – Stone Foundation Underpinning at Remaining Interior/Exterior Brick Walls $150,000.00 Total $343,000.00 Closing/Conclusion This foundation stabilization assessment is the first of many steps needed to preserve the Smoot House for future generations to learn about the Smoots and how Austin existed early in its history. It is also the first of many steps needed to start planning the expansion/renovation of the Smoot House into a celebrated, first-class, and well-used community event center. The recommended next steps are conceptual planning of the expansion, creation of foundation stabilization drawings, and the assessment of the floor and roof framing of the main house. It will be beneficial to progress these steps concurrently as they will inform the other on feasibility and may create efficiency and economy in construction. Sincerely, Tsen Engineering Stephanie Tsen, PE President 8.9.22