09.6 - 1511 Rainbow Bend - presentation — original pdf

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H I S T O R I C L A N D M A R K C O M M I S S I O N · M A Y 6 , 2 0 2 6 1511 Rainbow Bend Application to Demolish a ca. 1935 Contributing Building Item #10 · PR-2026-030473 Old West Austin National Register Historic District · Council District 10 Presented by Patrick & Charlotte Beathard, property owners p r e s e r v a t i o n @ a u s t i n t e x a s . g o v · C i t y S t a f f : K a l a n C o n t r e r a s 0 2 · T H E I N T E G R I T Y T E S T What §25-2-352 Requires for Integrity § 2 5 - 2 - 3 5 2 · A G E § 2 5 - 2 - 3 5 2 · I N T E G R I T Y I N T E G R I T Y · N P S B U L L E T I N 1 5 More than 50 years old A high degree of integrity Seven aspects of integrity The property must be at least 50 years old. The property must retain “a high degree of integrity, NPS National Register Bulletin 15 defines integrity 1935 — 91 years old. Satisfied. Not at issue. as defined by the National Register of Historic Places, through seven aspects: that clearly conveys its historical significance and does not include an addition or alteration which has significantly compromised its integrity.” The highlighted phrase is the crux of our case. Location · Design · Setting · Materials · Workmanship · Feeling · Association For an architecturally-significant property, the three highlighted aspects — Design, Materials, Workmanship — are most critical. Age is satisfied. Integrity is where the case turns — and Design, Materials, and Workmanship are the aspects we will examine. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 2 / 15 0 3 · W H E R E I N T E G R I T Y F A I L S Certain Aspects of Integrity are Compromised D E S I G N M A T E R I A L S W O R K M A N S H I P Altered Cannot be retained Cannot be restored • 1992 BOA Case C15-92-034: 2nd-story studio addition • Asbestos: friable, regulated ACM in 2nd-floor • Foundation: 2ʺ vertical drop over 15 ft; with exterior stair (no historic-compatibility review) walls, drain wrap, window glazing, and roof deflections 50% beyond code • • Enclosed patio to make garage flashing — must be removed under licensed Cantilevered board-and-batten bump-out over the abatement • Engineer’s caution: leveling “should be limited due to the age of the home and possibility of garage • Lead-based paint: on essentially every original further framing damage” • Wood-clad breakfast addition grafted onto the original wood component, inside and out • Abatement: ACM and lead remediation removes limestone • Wood-clad enclosed patio for sunroom • Shutters, modernized garage doors, decorative metal railings, floor to ceiling single pane glass windows in breakfast room and sunroom Source: City of Austin BOA records · on-site documentation • Limestone: foundation movement is cracking the or encapsulates original 1930s surfaces and original veneer finishes Source: EnviroTex (asbestos & lead) · Greenbelt Structural Source: Greenbelt Structural Services — Feb 2026 — Feb 2026 Design altered. Materials and Workmanship cannot be retained. The integrity threshold of §25-2-352 is not satisfied. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 3 / 15 0 4 · I N T E G R I T Y E V I D E N C E Integrity Degradation (exterior) Additions Additions 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 4 / 15 0 4 · I N T E G R I T Y E V I D E N C E Integrity Degradation (interior) Original Exterior limestone Original chimney brick extended with new color/style to accommodate 3rd story addition [ Photo 2 ] [ Photo 3 ] [ Photo 4 ] [ Photo 5 ] Insert exterior photo Insert exterior photo Insert exterior photo Insert exterior photo 1992 BOA Case C15-92-034 — decision sheet Front elevation: original limestone with additions to right Garage with cantilevered 2nd-story bump- out Original limestone adjacent to wood addition Driveway side: full extent of modernized additions 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 5 / 15 0 5 · 1 9 9 2 A L T E R A T I O N O N T H E R E C O R D Application vs Reality E X H I B I T A · 1 9 9 2 B O A R E C O R D BOA Case C15-92-034 Decision date: June 8, 1992 Variance granted: 5-ft rear setback in lieu of 25-ft required (SF-3 zone) To erect: 2nd-story studio addition with exterior staircase “The stair will not be readily visible from the street or adjacent properties.” — Applicant’s contemporaneous statement, May 1992 BOA application [ Insert street-view photo — exterior staircase visible from street ] The 1992 alteration is documented and visible. It was permitted on a setback variance, with no historic-compatibility review. 1511 Rainbow Bend — the 1992 exterior staircase, plainly visible from the street today. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 6 / 15 0 6 · A R C H I T E C T U R A L A S S E S S M E N T An Architect’s View of the Additions E X P E R T O B S E R V A T I O N · O N T H E A D D I T I O N S “The majority of the side of the home facing, and visible from, Old Windsor is also an addition that is not aligned with or complimentary to the original architecture. It appears that the quality of design and construction is deficient and misaligned with the original home. From Old Windsor — the primary thoroughfare from which the public will see the home — it appears that none of the original home is visible due to this poorly conceived and poorly executed addition.” The side of the home facing Old Windsor — predominantly an addition. Ryan Street · Ryan Street Architecture Independent expert opinion: the additions are deficient in design, construction, and compatibility with the original 1935 home. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 7 / 15 0 7 · A R C H I T E C T U R A L A S S E S S M E N T Texas Vernacular? E X P E R T R E B U T T A L · O N A R C H I T E C T U R A L S T Y L E “It could be said that it’s a Louisiana Creole home rendered in Texas limestone rather than the typical brick of a Louisiana Creole home. It’s also not wrong to say it’s Texas Vernacular primarily because of the limestone. But it’s not purely a Texas vernacular home because of the obvious strong Louisiana French Creole influence.” Staff finding (highlighted): “a good example of vernacular Texas residential design.” Even the staff’s simple categorization of the property is contested by independent architectural opinion. Ryan Street · Ryan Street Architects 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 8 / 15 0 8 · D U E D I L I G E N C E 3 independent inspections… Before forming a view, we commissioned independent professional assessments of the home in February 2026. Structural Assessment Asbestos Inspection Lead-Based Paint Inspection Greenbelt Structural Services EnviroTex Consulting Services EnviroTex Consulting Services Darren P. Bentz, P.E. Matthew C. Zappa Matthew C. Zappa, Lead Risk Assessor Texas P.E. #141000 Firm Reg. F-22834 TDSHS Asbestos Consultant #105736 Firm #100582 · Lab NVLAP #102061-0 TDSHS Lead Risk Assessor #2071108 Lead Firm #2110714 S i t e v i s i t F eb 2 4 , 2 0 2 6 S ampl ed F eb 2 3 – 2 4 , 2 0 2 6 3 7 2 XRF read i n g s , F eb 2 3 , 2 0 2 6 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 9 / 15 0 9 · W H Y T H E F I N D I N G S C O N V E R G E …point to the same conclusion S T R U C T U R E A S B E S T O S L E A D P A I N T Cannot be safely repaired in place Whole-house abatement before any work Federally-regulated exposure throughout The P.E. concludes the building is not safe and explicitly cautions that leveling “should be limited due to the age of the home and possibility of further framing damage.” Meaningful rehabilitation requires gutting the home down to its compromised frame. Friable, regulated ACM in 2nd-floor walls. ACM in linoleum, sink, drain wrap, window glazing on 2nd & 3rd floors, and roof flashing. No window, wall, or roof can be touched without licensed abatement. OSHA Lead in Construction (29 CFR 1926.62), HUD lead-safe practices, and EPA RRP rules apply to any disturbance of nearly every original wood and painted surface in the home. Taken together, these findings confirmed for us that demolition is the most appropriate course. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 10 / 15 1 0 · T H E E V I D E N C E What 3 Inspections Documented “ Based on the totality of our findings we have determined that the structure is not safe in its current condition. Darren P. Bentz, P.E. · Greenbelt Structural Services · February 2026 S T R U C T U R A L A S B E S T O S L E A D - B A S E D P A I N T • 2ʺ vertical drop over 15 ft of run • 6 of 13 samples positive for asbestos • ~110 positive XRF readings (action level: 1.0 • 50% beyond code deflection limit (2nd-floor) • Friable, regulated ACM in 2nd-floor walls mg/cm²) • 12 ft+ clear spans; wood joists in soil contact (chrysotile) • 13 components testing >10× the action level • Cracking through drywall and exterior limestone • Linoleum, sink soundproofing, drain wrap, • All 3 floors affected — interior and exterior veneer glazing, roof flashing • OSHA, HUD, EPA RRP rules apply to any • TDSHS-licensed abatement required before any disturbance work Three independent reports. Together they mean original Materials and Workmanship cannot be retained. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 11 / 15 1 1 · A N T I C I P A T I N G T H E Q U E S T I O N Demolition by Neglect? § 2 5 - 1 1 - 2 1 7 · T H E D U T Y F E B 2 0 2 6 E N G I N E E R ’ S R E P O R T · T H E M A T C H What the ordinance defines as serious loss The exact conditions, documented Owners of contributing structures in National Register Historic Districts must preserve the building “against decay and deterioration.” The ordinance specifically identifies as prohibited: • • • “deteriorated or inadequate foundations” “defective or deteriorated floor supports” “walls or partitions that split, lean, list, or buckle.” • • Foundation: 2ʺ vertical drop over 15 ft; deteriorated piers in crawlspace Floor supports: deflections 50% beyond code; 12 ft+ clear spans; joists in soil contact • Walls: cracking through drywall and exterior limestone veneer; doors out of square Conditions pre-existed our ownership. Assessment commissioned within weeks of acquiring the property; disclosed to the Commission in our March 16, 2026 letter. The conditions §25-11-217 prohibits are documented here. They pre-existed our ownership, and remediation cannot reverse them without further loss of original fabric. The integrity has already been substantially compromised. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 12 / 15 1 2 · P R O C E S S F R O M H E R E Next Steps 1 Today's request 2 3 Architectural Review Committee Return to the Commission Approval to demolish the existing structure based We will meet with the ARC to discuss design We will come back to the Historic Landmark on the structural, asbestos, and lead-based paint direction for the new residence and incorporate Commission for review and approval of the new findings. its guidance before formal submission. construction plans. Today's vote does not commit the Commission to a particular design — it simply allows us to begin work on one. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 13 / 15 1 3 · W H A T W E P R O P O S E T O B U I L D A New Home that Honors Old Enfield If permitted to move forward, we would approach the site with respect for both the property and the surrounding neighborhood. Our intent is summarized below. Similar Footprint Less Vertical Mass Repurpose Limestone New residence to remain within the general layout Preliminary design will be lower in profile than the and existing foundation footprint. existing structure. Reclaim as much of the original exterior stone as possible — subject to the asbestos and lead constraints — for use in the new home. Preserve Trees Preserve Historic Well Traditional Architecture Driveway location and construction staging will The existing water well will be retained as a Designed to mirror the architectural character of minimize impact on the mature canopy. meaningful element of the property's history. the surrounding Old Enfield neighborhood. 1 5 1 1 R A I N B O W B E N D · I T E M # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 14 / 15 O U R A S K Our Goal Allow us to build something worthy of preserving fifty years from now. Thank you for your consideration. Patrick & Charlotte Beathard 1511 Rainbow Bend · Old West Austin National Register Historic District I t e m # 1 0 · P R - 2 0 2 6 - 0 3 0 4 7 3 · C o u n c i l D i s t r i c t 1 0 · M a y 6 , 2 0 2 6