10.0 - 1106 Rio Grande St — original pdf

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HISTORIC LANDMARK COMMISSION Applications for Permits in National Register Historic August 5, 2026 HR-2026-076168 West Downtown Historic District 1106 Rio Grande Street 10 – 1 Proposal Repair and rehabilitate a ca. 1876 school building. Project Specifications 1) Repair and paint exterior stucco. Wholesale stucco repair is not proposed, only in areas where damage has occurred or where window/door replacement will take place. 2) Patch repairs to the existing roof structure and coatings to prevent further damage and water infiltration. 3) Replace existing downspouts and exterior fire stairs. 4) Replace windows and doors with fixtures more typical for the era and style of architecture. Architecture The property is a 1876 three-story school building. It had additions in 1895, 1896, 1916, and 1926, and was remodeled (with the introduction of a drop ceiling and air conditioning possibly coming at this time) in 1949. It retains integrity of its original design and is in good condition. Design Standards The City of Austin’s Historic Design Standards (March 2021) are based on the Secretary of the Interior’s Standards for Rehabilitation and are used to evaluate projects in National Register districts. The following standards apply to the proposed project: Repair and alterations 1. General standards Repairs are in keeping with the City of Austin design standards and best practices from the National Park Service. In areas including exterior stucco and roof repair, it will be performed in minimally invasive ways with in-kind or appropriate materials. Where replacement material is proposed, it will either be in service of better performance (exterior fire stairs and downspout) or to go back to a design more closely matching the historic (window replacement). 3. Roofs Slope and material will be retained. Where work is proposed to repair and patch, it will not be visible from the street. 4. Exterior walls and trim Stucco will be patched around areas where there is existing damage, or where new windows and doors are to be installed. All material will be painted and will have a finished, uniform appearance. 5. Windows, doors, and screens Windows, which were likely replaced at the time a drop ceiling and central air conditioning system was installed, are proposed to be replaced with fixtures that feature full glazing throughout the existing openings. It is recommended that, if any photos showing the historic windows are located, that the design of replacements be based on these sources. However, the designs as shown in the permit application are appropriate for the existing openings. In some locations, a film to resist forced entry is proposed on the windows, which does not take away from the overall appearance. Some existing metal doors are proposed to be replaced as well, to allow for easier and safer egress. Institutional buildings 1. General standards All proposed work is appropriate to the building as a historically educational facility, and the scope of work proposed 10 – 2 will not change how the building may be experienced from the street. Summary The project meets the applicable standards. Department Comments This application will time out on October 19, 2026. Property Evaluation The property contributes to the West Austin National Register district. It is also a Recorded Texas Historic Landmark, designated in 2013. Designation Criteria—Historic Landmark 1) The building is more than 50 years old. 2) The building appears to retain high integrity. 3) Properties must meet two criteria for landmark designation (LDC §25-2-352). Staff has evaluated the property and determined that it may meet two criteria for landmark designation: a. Architecture. The building is a good example of late 19th century institutional, and specifically, educational architecture present in the city. It follows similar expansion campaigns to other, similar schools, but is notable for how intact the original design remains. b. Historical association. The property appears to have significant historical associations, as a center of primary and secondary education in West Downtown Austin. c. Archaeology. The property was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. d. Community value. The property may possess a unique location, physical characteristic, or significant feature that contributes to the character, image, or cultural identity of the city, the neighborhood, or a particular demographic group, pending further research by staff. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. Architectural Review Committee Feedback Scope of work is appropriate. When work is completed, consider application to become a historic landmark. Staff Recommendation Comment on plans for alterations and release the application. Location Map 10 – 3 Property Information Photos 10 – 4 Permit application, 2026