03.1 - C14H-2025-0086 - 1712 Rio Grande St - Application — original pdf

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ZONING APPLICATION FOR ZONING FILE NUMBER(S) TENTATIVE CC DATE CITY INITIATED YES NO YES NO ROLLBACK DEPARTMENT USE ONLY APPLICATION DATE TENTATIVE ZAP/PC DATE CASE MANAGER APPLICATION ACCEPTED BY PROJECT DATA OWNER’S NAME: PROJECT NAME: PROJECT STREET ADDRESS (or Range): ZIP COUNTY: If project address cannot be defined, provide the following information: ALONG THE SIDE OF APPROXIMATELY Frontage ft. (N,S,E,W) Frontage road FROM ITS INTERSECTION WITH Distance Direction TAX PARCEL NUMBER(S): Is Demolition proposed? Cross street If Yes, how many residential units will be demolished? Unknown Number of these residential units currently occupied**: Is this zoning request to rezone a parcel that contains an existing mobile home park with five or more occupied units?** If Yes, how many? Type of Residential Unit: SF, duplex, triplex, townhouse/condo, multi-family, manufactured home: Number of Proposed Residential units (if applicable): If Yes, how many of the following: 1 Bedroom Affordable 2 Bedroom Affordable 3 Bedroom Affordable 4 or more Bedroom Affordable Unknown ** If 5 or more, tenant notification may be required and a certified form may be required with your application (LDC 25-1-712). Tenants must receive notification at least 270 days before the application is eligible for final ordinance readings by City Council. AREA TO BE REZONED: ACRES OR SQ FT Existing Zoning ___________ ___________ ___________ Existing Use ___________ ___________ ___________ Tract # # of Acres/SF ___________ ___________ ___________ ___________ ___________ ___________ Max # of Res Units Per Acre ___________ ___________ ___________ Proposed Zoning ___________ ___________ ___________ Proposed Use ___________ ___________ ___________ Tract # ___________ ___________ ___________ Proposed # of Acres/SF ___________ ___________ ___________ Max # of Res Units Per Acre ___________ ___________ ___________ Proposed Total # of Units Per Acre ___________ ___________ ___________ Name of Neighborhood Plan: Page 7 of 19 rev 05/12/2023 RELATED CASES ZONING NEIGHBORHOOD PLAN AMENDMENT (YES / NO) FILE NUMBER: ACTIVE ZONING CASE (YES / NO) FILE NUMBER: RESTRICTIVE COVENANT (YES / NO) FILE NUMBER: SUBDIVISION SITE PLAN (YES / NO) (YES / NO) FILE NUMBER: FILE NUMBER: PROPERTY DESCRIPTION (For the portion affected by this application) Provide either subdivision reference OR metes & bounds description. 1. SUBDIVISION REFERENCE: Name: Block(s)_____________ 2. METES AND BOUNDS (Attach two copies of certified field notesFILE NUMBER: DEED REFERENCE OF DEED CONVEYING PROPERTY TO THE PRESENT OWNER: VOLUME: SQ. FT: PAGE: OR DOCUMENT # or ACRES Is this a SMART Housing Project? Yes No If residential, is there other Tax Credits or Local/State/Federal funding? Yes No OTHER PROVISIONS IS A VARIANCE TO THE SIGN ORDINANCE BEING REQUESTED? Yes IS PROPERTY IN A COMBINING DISTRICT / OVERLAY ZONE? Yes No No TYPE OF COMBINING DIST/OVERLAY ZONE (NP, NCC, CVC,WO, etc) NATIONAL REGISTER DISTRICT? URBAN RENEWAL ZONE? Yes No IS A TIA REQUIRED? Yes No TRIPS PER DAY: Yes No GRID NUMBER (S) WATERSHED: WATER UTILITY PROVIDER: WASTEWATER UTILITY PROVIDER: ELECTRIC UTILITY PROVIDER: SCHOOL DISTRICT: OWNERSHIP INFORMATION WS CLASS: TYPE OF OWNERSHIP SOLE If ownership is other than sole or community property, list the individuals, partners, principals, etc. below or attach a separate sheet. COMMUNITY PROPERTY CORPORATION PARTNERSHIP TRUST Page 8 of 19 rev 05/12/2023 Outlot 20,Division EZONING OWNER INFORMATION SIGNATURE: NAME: 5 Colinas LLC FIRM NAME: 5 Colinas LLC TELEPHONE NUMBER: for STREET ADDRESS: 2705 Bee Cave Rd, Ste 230 CITY/STATE/ZIP: Austin, TX 78746-5685 AGENT / PRINCIPAL CONTACT (If applicable) (If app SIGNATURE: NAME: Dave Anderson FIRM NAME: Drenner Group PC TELEPHONE NUMBER: (512) 807-2900 STREET ADDRESS: 2705 Bee Cave Rd, Ste 100 CITY/STATE/ZIP Austin, TX 78746 CONTACT PERSON: Dave Anderson TELEPHONE NUMBER: (512) 807-2900 Page 9 of 19 rev 05/12/2023 ZONING SUBMITTAL VERIFICATION My signature attests to the fact that the attached application package is complete and accurate to the best of my knowledge. I understand that City staff review of this application is dependent upon the accuracy of the information provided and that any inaccurate or inadequate information provided by me/my firm/etc., may delay the review of this application. PLEASE TYPE OR PRINT NAME BELOW SIGNATURE AND INDICATE FIRM REPRESENTED, IF APPLICABLE. INDICATE FIRM REPRESE 07/23/2025 Date Signature re Si Signatu Signatu Dave Anderson Name (Typed or Printed) Drenner Group PC Firm INSPECTION AUTHORIZATION As owner or authorized agent, my signature authorizes staff to visit and inspect the property for which this application is being submitted. PLEASE TYPE OR PRINT NAME BELOW SIGNATURE AND INDICATE FIRM REPRESENTED, IF APPLICABLE. 07/23/2025 Date re Si Signatu Signatu Signature Dave Anderson Name (Typed or Printed) Drenner Group PC Firm Page 10 of 19 rev 05/12/2023 ZONING ACKNOWLEDGMENT FORM concerning Subdivision Plat Notes, Deed Restrictions Restrictive Covenants I, Dave Anderson (Print name of applicant) have checked the subdivision plat notes, deed restrictions, and/or restrictive covenants prohibiting certain uses and/or requiring certain development restrictions i.e. height, access, screening etc. on this property, located at: 1712 Rio Grande Street, Austin, Texas 78701 (Address or Legal Description) If a conflict should result with the request I am submitting to the City of Austin due to subdivision plat notes, deed restrictions, and/or restrictive covenants, it will be m y responsibility to resolve it. I also acknowledge that I understand the implications of use and/or development restrictions that are a result of a subdivision plat notes, deed restrictions, and/or restrictive covenants. I understand that if requested, I must provide copies of any and al l subdivision plat notes, deed restrictions, and/or restrictive covenants as information which may apply to this property. (Applicant's signature) (Date) 07/23/2025 POSTPONEMENT POLICY ON ZONING HEARINGS  Sets a postponement date and time at the City Council hearing so that renotification of residents and property owners is not necessary.  Limits the time a hear ing can be pos tponed to two months for both proponents and opponent s, unless otherwise approved by Council so that renotification of residents and property owners is not necessary.  Allows only one postponement for either side, unless otherwise approved by Council.  Requires that all requests for postponements be submitted in writing to the director of the Planning and Zoning Department at least one week prior to the scheduled Council meeting. The written request must specify reasons for the postponement.  The Director of the Planning and Zoning Department shall provide a recommendation regarding the validity of the postponement request as the Director deems appropriate.  Eliminates the automatic granting of a postponement of the first request.  Authorizes Council to consider requests that are not submitted timely. Council action December 12, 1996 Page 11 of 19 rev 05/12/2023 City of Austin - Historic Preservation Office Historic Zoning Application Packet A. APPLICATION FOR HISTORIC ZONING PROJECT INFORMATION: DEPARTMENTAL USE ONLY APPLICATION DATE:__________________ FILE NUMBER(S) _____________________________________________ TENTATIVE HLC DATE: TENTATIVE PC or ZAP DATE:_________________ TENTATIVE CC DATE:_________________ CASE MANAGER _______________________________ APPLICATION ACCEPTED BY:________________________________________ CITY INITIATED: YES / NO ROLLBACK: YES/NO BASIC PROJECT DATA: 1. OWNER’S NAME:________________________________________________________________________________ 2. PROJECT NAME:________________________________________________________________________________ 3. PROJECT STREET ADDRESS (or Range): __________________________________________________________ ZIP__________________________ COUNTY:______________________________________ IF PROJECT ADDRESS CANNOT BE DEFINED ABOVE: LOCATED ____________ FRONTAGE FEET ALONG THE N. S. E. W. (CIRCLE ONE) SIDE OF ______________________________________ (ROAD NAME PROPERTY FRONTS ONTO), WHICH IS APPROXIMATELY _______________________________________ DISTANCE FROM ITS INTERSECTION WITH _________________________________________ CROSS STREET. AREA TO BE REZONED: 4. ACRES _________________ (OR) SQ.FT._______________ 5. ZONING AND LAND USE INFORMATION: EXISTING ZONING EXISTING USE __________ __________ __________ __________ __________ __________ TRACT# (IF MORE THAN 1) ________ ________ ________ ACRES / SQ. FT. PROPOSED USE PROPOSED ZONING _______________ _______________ _______________ _____________ _____________ _____________ ____________ ____________ ____________ RELATED CURRENT CASES: (YES / NO) 6. ACTIVE ZONING CASE? 7. RESTRICTIVE COVENANT? (YES / NO) (YES / NO) 8. SUBDIVISION? (YES / NO) 9. SITE PLAN? FILE NUMBER: ______________________________________ FILE NUMBER: ______________________________________ FILE NUMBER: ______________________________________ FILE NUMBER: ______________________________________ Adopted December 2012 6 5 Colinas, LLCMalcolm and Margaret Reed House1712 Rio Grande, Austin, TX78701Travis13,348.000.3064GO-ETOD-DBETODGeneral office0.3064/13,348.00General office/ResidentialGO-ETOD-DBETOD-H 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. Adopted December 2012 10 Mete and Bounds included in this document1712 Rio Grande, Austin, TX 78703 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. Adopted December 2012 11 1712 Rio Grande, Austin, TX 78703 Historical Narrative Malcolm H. and Margaret Badger Reed House 1712 Rio Grande Street Austin, Travis County, Texas Summary The Malcolm H. and Margaret Badger Reed House is a two-story home located at 1712 Rio Grande Street and sits across the street from the Jacob Lamour House. The Travis County Appraisal District estimates that the house was constructed in 1900, but further research reveals Reed moved to Austin in 1908, purchased the land on Rio Grande Street in 1910 the first appears at the site’s address in the Austin city directories in 1912, The home is illustrated on the 1922 Sanborn Fire Insurance Maps. Malcolm and his wife Margaret lived at 1712 Rio Grande until 1929. The home’s period of significance is 1910-1975, which corresponds to the years in which it was occupied by the Reed family, followed by three fraternal organizations associated with the University of Texas at Austin and then converted into an apartment building and subsequently to office space. Malcolm Reed moved to Austin in 1908 and made it his permanent home. M.H. Reed & Company, with associates E.G. Beschoff and G.E. Bryson, were initially major wholesale dealers of cedar timber in Central Texas as well as one of the state’s largest buyers and sellers of pecans and eventually became one of the leading cotton exporters in the state, with offices in five foreign countries. The home’s massing and detailing are representative of the Prairie style with distinctive features and finishes. Typical features include a low-pitched roof, usually hipped, overhanging eaves, porches and façade detailing emphasizing horizontal lines with massive square porch supports as depicted in the Reed House. This home style originated in Chicago. According to Virginia Savage McAlester, vernacular examples were spread widely by pattern books and popular magazines, most of which were built between 1905 and 1915.1 Character-defining features of the Reed House include a hipped roof and an off-center entrance, a conspicuous focal point of the façade. Referred to as an American Foursquare, the building has a simple square plan.2 The interior still has some of its window and door trim, flooring and historic doors and windows. Much of the interior was destroyed by two different fires and has subsequently been divided, first for use as apartments and later as office space. Statement of Significance The Malcolm H. and Margaret Badger Reed House demonstrates architectural significance as an example of the Prairie style, popular from 1900-1920 and somewhat unique in the Judges’ Hill neighborhood that developed west of downtown Austin. The house is also significant in the category of Historical Associations, for its association with Malcolm H. Reed, who was one of Austin’s brightest luminaries and a contemporary of E.H. “Commodore” Perry and George W. Littlefield. The home was later occupied by different fraternal organizations affiliated with the University of Texas at Austin. The house was divided into multiple apartments about 1949, housing several occupants including future Governor of Texas Dolph Briscoe. Architectural Description The Malcolm H. and Margaret Badger Reed House is sited at the corner of Rio Grande Street and 18th Street in Austin’s Judges Hill neighborhood. The site is large at 13,348 square feet. The house sits squarely in the middle of the lot and quite elevated from the street with eight steps leading from the public sidewalk. A concrete wall 1 Virginia Savage McAlester and Lee McAlester, “Modern Houses – Prairie, 1900-1920.” A Field Guide to American Houses (New York: Knopf, 2015). Pg. 552. 2 McAlester. Pg. 551. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 12 establishes the boundary of the property. A second concrete walkway provides a landing before the next set of fourteen sweeping stairs with decorative metal railing that lead to the grand porch of the house. The home’s detailing is typical of the Prairie Box or American Foursquare with a simple square plan. As described by Virginia Savage McAlester, the distinguishable hipped metal roof with a prominent roof dormer, expansive off-center porch with massive masonry column supports and wide stair approach give weight and stature to the building. A concrete belt course visually separates the basement from the first floor and further grounds the building and accentuates its horizontal lines. The expansive front porch originally ran the length of the house as evidenced by early photographs. The southeast corner was enclosed at some unknown time after 1940 after Delta Tau Delta fraternity moved to their new home at 2801 San Jacinto Blvd.3 Frank Lloyd Wright is solely credited with creating Prairie style architecture, opening his own practice after working for the renowned firm of Adler and Sullivan. The ornamentation of Prairie style is defined more by its horizontal lines, indoor-outdoor living spaces and open interiors. The east or primary elevation presents with eight concrete steps leading from the public sidewalk to a second walk or landing that meets another set of 13 steps, flared and also concrete, with metal railings, not original to the house. A semi- or walk-out basement is visible on the primary elevation. It is separated from the main floor by a smooth concrete belt course, further anchoring the house and emphasizing its horizontal profile. The belt course differentiates between the painted concrete basement and the pale-yellow brick of the main house and upper stories. The basement fenestration remains with the exception of one window replaced by a door and walkway near the south side of the stairs for access to the basement. The hipped porch roof is supported by substantial brick columns with limestone banding and an arched opening at the east and at the north end of the porch. The original balustrade on the north end of the porch is intact. It consists of square brick balusters and is crowned with a limestone top rail that extends to a low limestone- capped brick column at the corner of the porch. Passing through the arched opening at the top of the stairs visitors reach a welcoming front door with sidelites adorned with beveled leaded glass dating back to at least the 1930s and transoms above each sidelite and the door. A second entrance adjacent to the front door replaces an original window. The south end of the porch has a flat roof and was enclosed after 1940. The windows mimic the upper cottage sash and single pane lower sash pattern of many of the windows in the house but are grouped with two large windows separated by smaller units at each end and in between the larger units. The unit also displays a heavier trim between the large windows. A variegated brick, also in pale yellow tones distinguishes the enclosed porch from the rest of the masonry. The second floor is set back behind the porch roof. The fenestration on the upper floor is symmetrical with a center double hung upper sash cottage window flanked by two pair of windows on each side. A sunroom walled with 8-lite casement windows sits at the southeast corner of the building and runs most of the length of the south elevation and dies into the addition at the rear of the building. A prominent dormer has two small double hung cottage style windows with 15 square lites in the upper sash. The pair are topped with an arched solid- pane transom. A small casement window and addition with one horizontal muntin is tucked behind the south side of the transom and is a later addition. On the south elevation, below the sunroom, there are four sets of double hung cottage style windows with each with matching sidelites. Evidence of the brick porch balustrade still exists under the windows. The windows flank a door with sidelites and a transom with decorative muntins. L-shaped stairs with metal railings that match the 3 Earlier photographic evidence provided by Delta Tau Delta illustrates the brick railing was still in place through 1939 when the fraternity occupied the home. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 13 front stair railing lead from the door to the walkway, and more stairs connect to the public sidewalk. Parking spaces at the southeast corner of the property were added for the building’s use as office space. A significant addition protrudes from the west or rear elevation. The concrete stucco addition extends to the third floor and around the southwest corner. The addition has a flat composition roof at the second floor. An awkward arched opening tops a utilitarian glass door and two pair of 8-lite casement windows on the first floor match the windows that make up a portion of the second story on this elevation. Two gables finish off the third floor with a random fenestration pattern. The only original part of the house visible on the rear elevation is the northwest corner which is recessed from the addition. One smaller window on each floor of the original house flank the north end of the addition. The first-floor window is anchored with a substantial lintel. Both windows have limestone sills. The semi-basement on the west end of the north elevation is obscured by a concrete wall and gate. Two separate doors allow access at the basement level. Simple single-pane or 1/1 double hung windows make up the basement fenestration on this elevation. Steps with a midpoint landing lead to a multi-lite door with a bottom panel and transom above and provides access to the first floor. The door is protected by a shed roof awning with oversized decorative wrought iron brackets. Three first-floor windows are double hung with cottage style upper sashes and single pane lower sashes. One smaller window by the door allowed light for an interior staircase that is no longer extant. The windows all have limestone lintels and sills. The second floor has three pairs of the same double hung windows with decorative upper sashes. The middle pair is larger. One of the windows on the west end has been lengthened by adding another sash at the bottom. All second-floor windows meet the cornice at the head and have lintel sills. A gabled dormer with a pair of windows that match the dormer on the east juts from the roof of the north elevation. A multi-lite arched opening sits above the pair. A small window to the west of the dormer is part of the addition and will be removed. The majority of the original windows are double hung, most with upper sashes of small-pane geometric patterns or “cottage” window glazing and single pane bottom sashes. Other window types include 1/1 double hung in a portion of the basement, and multi-lite casements at the top floor and in the addition at the back elevation. A large exterior staircase sticks out as an unwanted appendage at the southwest corner of the building. Many of the windows meet a modest cornice at the eaves of each floor. The eaves have a relatively modest overhang in comparison to many Prairie-style houses. The house was originally designed as an American Foursquare and modified later, enclosing a portion of the front porch and adding additional square footage at the rear of the house. On December 27, 1925, a defective furnace started a fire that practically destroyed the interior of the house before the fire department could bring the blaze under control.4 The Reeds thanked the firefighters with a gigantic “feed” of oysters, coffee, pie and other menu items.5 The home suffered another fire in 1932 when it was inhabited by the Hillel Foundation. Two University of Texas students jumped from the second floor, narrowly escaping death. A faulty furnace was again given as the reason for the blaze. The entire interior of the house was reportedly destroyed.6 While it seems unlikely any original materials in the house exist, much of the trim, doors, windows and baseboards may date back to the 1930s, leaving some historic materials in the building. 4 Will Rebuild: Reed Home Suffers Fire Damage. The Austin Statesman. Dec. 28, 1925. Pg. 2. 5 Folks, Facts Fancies. The Austin Statesman. Dec. 29, 1925. Pg. 8. 6 Hillel Foundation Home Damaged. The Austin Statesman. January 4, 1932. Pg. 8. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 14 The interior of the house has been divided many times since 1930 to accommodate university fraternal organizations, apartments and later office space. The main staircase was removed from the living room. A more utilitarian staircase was added at the back of the building. Currently, the first floor has two fairly open spaces with the rest of the floor divided into small office areas. The ceilings have been modified to include a drop-down mechanical chase that runs along the perimeter of the larger rooms. The second and third floors and the basement are divided into a surprising number of small offices, breakrooms and bathrooms. The interior of the building is well maintained but does not represent the historic interior in any way. The new owner plans bring back some of the historic detailing and modify the interior layout to better represent its storied past. List of Architectural Modifications Date Unknown 1925 1932 Pre 1935 Ca. 1935-1961 1949 After 1961 Ca. 1969 Ca. 1970-2000s Interior staircase removed. Parking lot added at rear of building. Fire destroys much of the home’s interior. Malcolm and Margaret Reed rebuild. Fire again destroys the complete interior of the home. Front porch enclosed for additional square footage Enclosure of south wing. Window adjacent to main entry replaced with door. Residence converted to student apartments. Back addition constructed. Apartments converted to office space. Various changes to layout; HVAC added. Historical Associations Architect Unknown Charles Page (1876-1957) A similar house at 1410 Rio Grande was designed by architect Charles H. Page for Edmund and Ellen Sneed Byrne in 1907. Coincidentally, Malcolm’s brother, David Reed and his wife Laura Moses Reed, purchased the home in 1915. Like his brother, David became a prominent civic leader and successful businessman in Austin with interests in cattle, oil and even a partnership in the Driskill Hotel. He was an Austin school board member and served on the first city council under the city manager form of government.7 While the architect of the Malcolm H. and Margaret Badger Reed House is unknown at this time, it is not inconceivable to consider that Charles Page was also the architect of the property. The houses share some similarities in design, including a hipped roof, massive wraparound porch with arched openings and limestone capped masonry balustrade (currently partially enclosed at 1712 Rio Grande), stairs leading to an off-center entrance and a prominent dormer on the primary elevation. Both houses have double hung windows with decorative “cottage” upper sashes and single pane glazing in the bottom sash. The house at 1410 Rio Grande was completed in 1907 and incorporates elements of Mission Revival style with a Sullivanesque cornice, terracotta roof tiles, Elgin brick, Richardsonian-Romanesque arches and Prairie-style porches. Like the Bryne-Reed House, the Malcolm H. and Margaret Reed House employees some of the same stylistic features including the arches and large porches. The Reed House has some simpler detailing but showcases its grandeur from its perch on a raised yard bounded by a stucco wall and further elevated by a partially below ground 7 Humanities Texas. History of the Byrne-Reed House. https://www.humanitiestexas.org/about/byrne-reed/history. Accessed May 22, 2025. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 15 basement which emphasizes the overall height of the building and is offset by a concrete belt course further showcasing its stature from the street. The geometric “cottage” paned windows and grand porch with its arched openings give the home a handsome and stately presence. One could imagine the Reed House as quite the gem situated among other more classically traditional homes along Rio Grande Street in 1910. Henry Bowers “Hal” Thomson (1882-1974) Unsupported credit has been given to Henry Bowers “Hal” Thomson as architect of the Reed residence at 1712 Rio Grande. Thomson was a native Austinite who attended the University of Texas at Austin and continued his studies at the Massachusetts Institute of Technology where he received his master’s degree in architecture. Thomson explored the architecture of Europe before returning to Texas in 1907 and establishing his practice in Dallas. Thomson ultimately became a society architect, designing homes for some of Dallas’ most elite citizens.8 Hal Thomson designed a Neoclassical style home for his uncle Horace Alexander Thomson at 900 W. 17th, just around the corner from Malcolm Reed’s Rio Grande residence (1909). The elder Reed’s were contemporaries and businessmen in the same industries so Malcolm Reed would have known the young Hal Thompson. In fact, Hal Thompson designed Reed’s next house at 2407 Harris Blvd. in 1929, a magnificent Italian Renaissance Revival style, an aesthetic in keeping with Thomson’s training and upon which he built an outstanding career in Dallas. Reed’s Prairie-Style home on Rio Grande employs a completely different architectural language like none of his projects before or since. Thomson’s connection to 1712 Rio Grande may only be speculation because of Reed’s professional connection to the Thomson family and Hal Thomson’s design of the Malcolm H. and Margaret Badger Reed Estate at 2407 Harris Blvd. Malcolm Hiram Reed9 (1876-1945) Born February 22, 1876, at Gabriel Mills in the Pilot Knob community in Williamson County, Texas, capitalist and businessman Malcolm Reed was the second child and first son of pioneers Dora Connell and Thomas Selden Reed. Malcolm’s grandfather, David Clark Reed (1814-86), moved to Texas in 1852, first to Austin and then to Williamson County. Malcolm’s father, born in Fulton, Arkansas, across the Red River from Hope, was a schoolteacher and merchant. He purchased a general mercantile store in Bertram, Texas, in 1888 when the railroad bypassed Gabriel Mills. T.S. moved to Beaumont in 1899 and opened the T. S. Reed Grocery Company on Jan. 1, 1900. He took Malcolm and his brother David Cleveland into the Bertram business as T.S. Reed & Company until 1914, when T.S. left the Bertram business to David. He was also involved in banking in Bertram, beginning in 1898. T.S. Reed visited Austin frequently and died in 1924. 10 Medora Connell Reed (1857-86) was born in Milam County, Texas, to a prominent pioneer Texas family. Malcolm attended high school in Bertram, Hill’s Business College in Waco, and began his career working in his father’s general mercantile store in Bertram in 1893. He was sent to Marble Falls to sell a stock of goods and remained in Marble Falls for 15 years, at first as T.S. Reed & Company and later as M.H. Reed & Company. Malcolm married Marble Falls resident Margaret ‘Maggie’ Badger in 1898. Malcolm organized and served as president of Home State Bank in Marble Falls until two years before his death and was the owner of Marble Falls Water & Light Plant in 192011. In 1908, he moved to Austin, which he made his permanent home. M.H. Reed & Company, with associates E.G. Beschoff and G.E. Bryson, initially a major wholesale dealer of cedar timber in Central Texas as well as one of the state’s largest buyers and sellers of pecans, became one of the 8 Our history: The Architect. Historic Aldredge House. https://www.aldredgehouse.org/the-architect 9 From an unidentified book, pages 198-201, in Reed file, Austin History Center 10 Reed, T.S., vertical file, Austin History Center. 11 Standard Blue Book, Texas Edition, 1920. A.J. Peeler & Co., Standard Blue Book Publications, San Antonio. Photo pg. 33; “M.H. Reed,” pg. 208. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 16 leading cotton exporters in the state, with offices in five foreign countries. According to Sue Brandt McBee,12 he liked to describe himself as being “in the cedar post business.” Reed invested widely in minor interests that included real estate, oil properties and a pipeline as well as extensive farm and ranch acreage across Texas. After the decline of the cotton business in the 1930s, Reed devoted substantial time to oil investments, mainly royalties, and to Pecos Producers, Inc., which managed his production in the Yates Pool. He negotiated a 300,000-acre transaction with the heirs of George W. Littlefield for the South Plains project known as Littlefield Lands. Working through his Yellow House Land Company (1923-1942) and Plains Investment Company, Reed purchased, divided into 1200 tracts, and resold to settlers the 177-acre farming tracts carved out of the Yellow House Ranch in Lamb and Hockley counties. The Yellow House enterprise played a key role in the settlement of the South Plains of Texas, bringing in excess of $10 million to Reed and his associates. 13 Reed was a member of Central Christian Church, Austin Country Club (past president), a long-time member of the Austin Rotary Club, and an original member of the local Red Cross Board. He served as president of the Austin Chamber of Commerce in 1927, and from 1919 to 1932 was active in the Texas Cotton Association, serving as its president in 1923. He was a patron of the Texas Fine Arts Association and the Smithsonian Institution. A Mason since 1897 in his Marble Falls days, Reed was Worshipful Master 1903-1904 and was honored with 33rd degree as a York Rite and Scottish Rite Mason and Shriner in 1919. He was a potentate of the Ben Hur Temple in Austin in 1930. At one time Reed held membership in the New York Stock Exchange and in the Chicago Board of Trade. During WWI Reed handled finance campaigns in Austin and Travis County for the American Red Cross, serving as chair of several civilian relief committees and drives. His favorite recreation was golfing.14 Malcolm divorced his first wife and remarried in 1936 at the age of 60. His bride was 22-year-old Arkansan, Roberta Farrish Purvis (1914-2005), a graduate of the University of Texas, where she was a classmate of Malcolm’s daughter. The newlyweds escaped to Europe for a one-year, round-the-world honeymoon—to flee, some say, gossip about their ‘scandalous’ marriage.15 Malcolm Reed died in his sleep of a heart ailment in 1945 and was buried in Memorial Park. His widow placed clarion bells in the Central Christian Church in his memory.16 An environmentalist and philanthropist, Roberta Crenshaw’s later contributions to the city in some measure continued the legacy of Malcolm Reed. The Badger Connection Malcolm Reed’s first wife, Margaret ‘Maggie’ Badger (-1940), known to her family and neighbors as “Mama Reed,” was the daughter of Brandt Badger, a well-known figure in business circles of Burnet County and adjacent counties. The Badger family moved from Gonzales to Burnet County around 1882. Maggie’s brothers 12 McBee, Sue Brandt, “Reed Hall: On the Brink of Change,” Austin Homes & Gardens, May 1980. vol. 1, no. 11. page 28-36. 13 Dunn, Roy Sylvan, “Malcolm Hiram Reed,” The New Handbook of Texas, V. 5, 1996, p. 502. 14 Standard Blue Book, Texas Edition, 1920. A.J. Peeler & Co., Standard Blue Book Publications, San Antonio. Photo pg. 33; “M.H. Reed,” pg. 208. 15 Before they left, the couple purchased eight acres of land in West Austin for a new home, Reed Hall, a Tudor Revival mansion completed in 1937. Malcolm and Roberta had two daughters, Roberta Purvis Reed Burns (1938-2001) and Lucy Burford Reed Hibberd (1941-). She remarried twice, first to Fagan Dickson (divorced) and then to Charles Edward Crenshaw, father of famed golf pro Ben Crenshaw. An environmentalist and philanthropist, Roberta Crenshaw donated her 51% interest in the Paramount Theatre to a non-profit corporation. She founded the Austin Ballet Society, created Reed Park by donating six acres along Taylor Slough, and donated 20 acres of parkland along the Colorado River. She was a member of the Austin Parks Board for 12 years, serving as chair from 1964 to 1969, when she helped develop the original plans for the beautification of Town Lake. Roberta bought several hundred of the first blooming trees for the north shore of the lake. She served as a director and trustee of the National Recreation and Parks Association, was an honorary member of the Austin AIA, and a founder of the Austin Environmental Council. 16 Obituary, Malcolm Reed, Austin American Statesman, December 12, 1945. Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 17 Walter H. and Robert Badger operated a wholesale mountain cedar business and mercantile business, Brandt Badger & Sons, with their father in Marble Falls. Walter H. Badger (1865-1940) is credited with building the cedar post business in Central Texas.17 He moved from Marble Falls to Austin in 1908 and was a director at American National Bank. Along with his brother Robert and Malcolm Reed, Walter was one of the chief partners who developed the Yellow House Ranch beginning in 1923; he became the manager of the project and was instrumental in developing the town of Littlefield. The partnership purchased the famous George W. Littlefield Yellow House Ranch, originally part of the XIT Ranch in the Texas Plains, and formed the Yellow House Land Company in 1929, and later the Plains Investment Company, which Badger served as president. The three Badger siblings owned homes on the same block of Speedway in Austin in the 1920s; all three homes are City of Austin Historic Landmarks.18 Malcolm Reed Jr. lived at one of the homes, 4110 Avenue E (Speedway), from 1924 until 1943. Fraternal Organizations B’nai B’rith Hillel Foundation Founded in 1927, Texas Hillel at The University of Texas at Austin’s mission is to enrich the lives of Jewish undergraduate and graduate students so that they may enrich the Jewish people and the world. Texas Hillel students, professionals and volunteer leaders are dedicated to creating a pluralistic, welcoming and inclusive environment for Jewish college students, where they are encouraged to grow intellectually, spiritually and socially. Texas Hillel helps students find a balance in being distinctively Jewish and universally human by encouraging them to pursue tzedek (social justice), tikun olam (repairing the world) and Jewish learning, and to support Israel and global Jewish peoplehood. Texas Hillel is committed to excellence, innovation, accountability and results.19 Delta Tau Delta Delta Tau Delta is a values-based organization. Our mission and values are offered to the public as a representation of the core values contained in our Ritual. All Delt men live by a common mission: “Committed to Lives of Excellence.” All programs offered by the Fraternity reflect our values and are designed to help the men of our Fraternity reach the level of excellence for which we all strive. The four fundamental principles of Delta Tau Delta are Truth, Courage, Faith and Power. Truth is vital in the relationship between an organization and the outside world. If an organization cannot be trusted, it will perish. Truth begins within the organization. In order to truly become brothers, men must be truthful to themselves and to one another. They must hold one another accountable. Courage takes heart. Those who are courageous thrive. As you navigate through life, you will be confronted with many difficult decisions. Courage helps a leader understand the best option and take it, regardless of the popularity of that choice. Courage has a distinct relationship with truth. One must know the truth in order to stand for it. Faith is belief. Faith grows and develops and changes. It means trusting yourself and believing your actions are appropriate and right. Faith will help you trust decisions made and believe that information told to you is correct. A lack of faith drives a wedge through an organization and through friendships. 17 Obituary, Walter H. Badger, Austin American Statesman, January 13, 1940. 18 City of Austin Historic Landmark files: Robert T. Badger House (C14H-95-0007), Bailey-Houston House (C14H-87-0007), and Walter Badger House (C14H-93-0021). 19 From organization website - About the Texas Hillel Foundation at the University of Texas at Austin. https://texashillel.org/about/ Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 18 Power begins as inner strength. Power is a combination of talents and inherent abilities and wisdom. It is increased when the power of many individuals is united through an organization or a brotherhood. The power of an organization, when combined with courage, faith, and truth, leads one into the future and ensures success.20 Pi Kappa Alpha In December of 1919, eight University of Texas students, all members of Pi Kappa Alpha from other colleges, formed the Pi K A Club in order to work in unison towards procuring a charter for a chapter of Pi Kappa Alpha at the University of Texas at Austin. Petition was formally made to the Grand Council, and the charter was quickly granted. George B. Marsh, the Regional Pike Vice President, presided over the installation ceremony, and Beta Mu was formally ushered in on March 20, 2920, the following men comprising the charter membership: Howard Corbett Buckly, Ruben Washington Gray, Bertram Hedick, Caradine Ray Hooton, Frank H. Lancaster, John L. McCollough, D.H. Meek, H. Bascom Thomas, Jr. At the time of the chartering of Beta Mu in 1920, two University of Texas faculty members, who were alums of Pi Kappa Alpha, served as early Chapter Advisors: Dr. Leonidas Warren Payne, Jr. (Upsilon, Auburn), Professor of English, and L. Theo Bellmont (Zeta, Tennessee, Director of Athletics. Founded just after the conclusion of World War I, Beta Mu chapter has continuously endured through the Great Depression of the 1930s and through World War II and the 1940s. The fraternity grew in the 1950s. The 1960s and 70s were a tumultuous time in the nation’s history but the culture of Beta Mu persevered and thrived. Beta Mu celebrated it’s 102nd year at UT in 2022. With new committed members and loyal alumni, she will remain forever strong.21 Dolph Briscoe, Jr. (1923-2010) Born in Uvalde, Texas, Dolph Briscoe, Jr. was the only child of Dolph, Sr. and Georgie Briscoe. After graduating as valedictorian, he came to school at the University of Texas about 1939 and resided at 2712 Rio Grande. His was the only apartment on the third floor or “penthouse.” While in Austin, he met Betty Jane “Janey” Slaughter, a fellow student from Austin. The two married in 1942 and continued to reside at 1712 Rio Grande, moving to a basement apartment with more room. Briscoe had a lifelong interest in politics from a young age. After returning from military service in World War II, he ran and served in the Texas House of Representatives from 1948-1957. In 1973, he was elected as the forty-first governor of Texas. He served two terms from 1973 to 1979.22 Current Owners Gene and Robin Shepherd moved to Austin 2002 to raise their three boys. Both graduates of UT Austin, all three sons have or are attending the Forty Acres as well. Gene is the founder and chief executive officer of ATX Energy Partners, LLC. He’s spent the majority of his career in the finance and operations focused on the energy industry. He is a member of the executive council of the Kay Bailey Hutchison Center for Energy, Law & Business and the Engineering Advisory Board of the Cockrell School of Engineering.23 20 From organization website - History of Delta Tau Delta, Gamma Iota Chapter, at the University of Texas at Austin. https://texasdeltalumni.com/delta-tau-delta/ 21 From organization website - History of Pi Kappa Alpha, Beta Mu Chapter, at the University of Texas at Austin. https://texaspike.com/about/#beta-mu-history 22 About Dolph Briscoe Jr. Briscoe Center for American History. https://briscoecenter.org/briscoe-garner-museum/about-briscoe/ 23 Eugene “Gene” B. Shepherd, Jr. The University of Texas at Austin Hildebrand Department of Petroleum and Geosystems Engineering, Cockrell School of Engineering. https://www.pge.utexas.edu/alumnus/eugene-gene-b-shepherd-jr/ Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 19 When their youngest son started college, Robin turned to a new venture, founding 5 birds dwellings, LLC. She offers thoughtfully curated homes in historic neighborhoods that tell the story of Austin. Where others might see a teardown, Robin envisions extending the life of modest-sized homes, maintaining their original footprint and the unique features that define each home. Graceful and sincere in her approach, she’s a visionary, recognizing the properties as part of the fabric of their neighborhoods that can continue to serve people for years with proper care and maintenance.24 The Shepherds plan to rehabilitate the Malcolm H. and Margaret Badger Reed House and use it for the offices of their family foundation. They also aspire to offer office space to nonprofits and two apartments for students attending their beloved University of Texas just down the street. Conclusion Malcolm H. Reed and his first wife Margaret Badger Reed moved to Austin from Marble Falls in 1908. Having already established a business and a bank, Reed evolved into a true titan of industry in Austin in the early twentieth century. He was contemporaries with “Commodore” Edgar Perry and others who shaped an early vision for the city. Their first home in Austin at 1712 Rio Grande, while modest in comparison to their later estate, was stately in its siting and stood out as “modern”, surrounded by the more classical architectural styles along the street. The home’s association with the Reed family and subsequent student housing of former governor Dolph Briscoe makes it an important part of the city’s history and merits its designation as a historic landmark. 24 Preservation Austin Merit Award nomination. 2023 Stewardship Award Winner. https://www.preservationaustin.org/programs/past- preservation-merit-award-winners/2023 Malcolm H. and Margaret Badger Reed House Historic Zoning Application Page 20 Historic Photo, 1940 Malcolm H. and Margaret Reed House 1712 Rio Grande photo courtesy Austin History Center East Elevation Malcolm H. and Margaret Reed House 1712 Rio Grande North Elevation Malcolm H. and Margaret Reed House 1712 Rio Grande South Elevation Oblique view of southeast corner Malcolm H. and Margaret Reed House 1712 Rio Grande South Elevation, ca. 1937 Malcolm H. and Margaret Reed House 1712 Rio Grande photo courtesy of Delta Tau Delta West Elevation Malcolm H. and Margaret Reed House 1712 Rio Grande West Elevation Hell Week 1937 Malcolm H. and Margaret Reed House 1712 Rio Grande photo courtesy of Delta Tau Delta archives Main floor transition from parlor to main living area Malcolm H. and Margaret Reed House 1712 Rio Grande Second floor breakroom Malcolm H. and Margaret Reed House 1712 Rio Grande Second floor Awkward window configuration Malcolm H. and Margaret Reed House 1712 Rio Grande Original Staircase no longer extant Malcolm H. and Margaret Reed House 1712 Rio Grande photo courtesy of Delta Tau Delta Utilitarian stairway Later addition at back of house Malcolm H. and Margaret Reed House 1712 Rio Grande Basement Malcolm H. and Margaret Reed House 1712 Rio Grande Hillel Foundation makes home at 1712 Rio Grande. Malcolm H. and Margaret Reed House 1712 Rio Grande Fire damaged home’s interior twice in 1925 and 1936. Malcolm H. and Margaret Reed House 1712 Rio Grande Delta Tau Delta members pose for group photo inside the house, ca. 1930s Malcolm H. and Margaret Reed House 1712 Rio Grande DTD members gather on the front lawn for a photo, ca. 1930s Malcolm H. and Margaret Reed House 1712 Rio Grande Fraternity brothers perch and plan on the front porch ca. 1940. Malcolm H. and Margaret Reed House 1712 Rio Grande Members of the Pi Kappa Alpha fraternity lived in the house, ca. 1942. Malcolm H. and Margaret Reed House 1712 Rio Grande Recognition of the home’s significance in a 1973 newspaper article. Dolph Briscoe, Jr., governor of Texas, lived in the house as a UT student. Malcolm H. and Margaret Reed House 1712 Rio Grande Malcolm H. Reed was a notable figure in Austin’s early history. Malcolm H. and Margaret Reed House 1712 Rio Grande Traffic Impact Analysis (TIA) Determination Worksheet Applicant must complete this worksheet except where noted for TPW Staff. Please submit completed worksheet to the TIA Determination Worksheet portal (https://atd.knack.com/development- services#services/traffic-impact-analysis-determination/) for review and signature. Project Name: Location: 1712 Rio Grande Street Applicant: David Anderson c/o Drenner Group Telephone No: 512-807-2900 Application Type: *Indicates determination is optional Dev. Assessment (Zoning) ✔ Zoning Site Plan Dev. Assessment (Site Plan)* Concept Site Plan* By checking the box below, the applicant acknowledges that City Council has adopted a Street Impact Fee (SIF) program effective December 21, 2020, and that street impact fees will be assessed for any building permit pulled on or after June 21, 2022. For more information on the Street Impact Fee program, please visit www.austintexas.gov/department/street-impact-fee ✔ Applicant acknowledgment of Street Impact Fee program FOR TPW STAFF USE ONLY Tract Acres 0.3064 Zoning Land Use Units** Office 8,663 SF I.T.E. Code 710 Trip Rate Trips Per Day 138 FCE EXISTING: Tract Number 1 Please note that existing trip generation in the above table is applicable only to this worksheet. Existing trip generation for use in transportation studies and SIF calculations shall be determined separately. PROPOSED: Tract Number 1 Tract Acres 0.3064 Zoning Land Use Units** Office 6,627 SF FOR TPW STAFF USE ONLY I.T.E. Code 710 Trip Rate Trips Per Day 109 FCE Single-Family Residential 2 DU 210 FCE 28 **Applicable based on land use (e.g., dwelling units for residential, building square footage for commercial, etc.) NET TRIPS: 0 1 of 2 Revised 03/21/2024 ABUTTING ROADWAYS: Street Name Proposed Access (Y/N) Proposed Number of Driveways ASMP Street Level FOR TPW STAFF USE ONLY A neighborhood traffic analysis (NTA) is required per LDC 25-6-114. The applicant may have to collect current traffic counts. Please contact the Lead Development Review Engineer. A traffic impact analysis is required. TIA scoping is required prior to beginning the study. Please see below for the type of study required; for more information on each study, please refer to Section 10 of the TCM. Full TIA Transportation Assessment (TA) Zoning Transportation Analysis (ZTA) A TIA compliance memo is required. The memo must demonstrate this case complies with the following TIA. Please refer to the City of Austin TIA Guidelines Section 6 for more information. A traffic impact analysis is NOT required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. A Transportation Demand Management (TDM) plan is required. For more information on the contents required in a TDM Plan, please refer to Section 10 of the Transportation Criteria Manual (TCM). The traffic impact analysis has been waived. See notes below. Staff Notes: Reviewed By: Date: More information on study requirements and how to submit can be found online at the TDS customer portal (https://atd.knack.com/development-services#customer-portal/) NOTE: A TIA determination must be made prior to submittal of any Zoning or Site Plan application; therefore, this completed and reviewed worksheet must accompany any subsequent application for the identical project. Changes to the proposed project may require a new TIA determination. This worksheet will remain valid for six months from the approval date above, after which a new TIA Determination Worksheet may be required. 2 of 2 Revised 03/21/2024 One Texas Center | 505 Barton Springs Road, Austin, Texas 78704 | Phone: 512.978.4000 Determination of Planning Commission or Zoning & Platting Commission Assignment Dave Anderson of Drenner Group I, ______________________________________________________ , owner or authorized agent for the following project, Project Name: ____________________________________________________________________ Project Street Address: _____________________________________________________________ 1712 Rio Grande Street, Austin, Texas 78701 Case Number: ___________________________________________________________________ Check One: I have verified that this project does fall within the boundaries of an approved neighborhood plan or a proposed plan as defined in the City of Austin Land Development Code Section 25-1-46(D), see back of this page. Plan Amendment applications can be filed during February for planning areas on the west side of I.H.-35 or July for planning areas on the east side of I.H.-35. Please contact Maureen Meredith in Planning & Zoning Department at (512) 974-2695 or at maureen.meredith@austintexas.gov so she can determine if a plan amendment application is required with your rezoning case. Name of neighborhood plan: ____________________________________________________________ • Note: South Lamar Combined Planning Area (Barton Hills, Zilker, & Galindo) is a suspended planning area and no plan amendment application is required for zoning change applications. Zoning applications can be filed anytime of the year. I have verified that this project falls within the East Riverside Corridor Plan. Zoning changes in this area do not require a plan amendment application and can be filed anytime of the year. Commission assigned: Planning Commission I have verified that this project does not fall within the boundaries of an approved neighborhood plan. Commission assigned: Zoning and Platting Commission I understand if I have not accurately determined if my project falls inside or outside the boundaries of an approved neighborhood plan, I may experience delays in processing my project through the appropriate commission. Owner or Agent Signature: _________________________________________________________________________ Date: ________________ City of Austin | Determination of PC or ZPC Assignment 3/16/2017 | Page 1 of 2 Memorandum To: Intake Division From: Maureen Meredith, Senior Planner Planning Dept. (512-974-2695) Date: July 16, 2025 Subject: 1712 Rio Grande Street The above property is located within the Downtown Area Plan. Since the Downtown Area Plan does not have a Future Land Use Map, a plan amendment application is NOT required. Maureen