14.1 - 2406 Rosewood Ave - Proposed Work — original pdf

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CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas DATE WORK COMPLETED: July 2027 Proposed Work The applicant, Topo Development, is an experienced developer in Austin with a portfolio of community-focused creative office and retail developments. The Applicant proposes to adaptively reuse Rosewood School to contain a combination of creative office, retail, and food and beverage uses. All historic phases of construction will be retained and character defining features preserved while later unsympathetic changes reversed. This includes the removal of 1980s modifications to the 1956 addition and restoration of the original breezeway based on remaining historic materials and historic plans. Classrooms in this addition will be adapted to house office tenants. Original corridors will remain in the 1930s building and classrooms adapted to contain new uses. The original boiler building will be activated with a new cafe use and landscaping upgraded as needed. New construction on the site will be compatible with the character of campus. Partial historic plans have been located and will be used to inform rehabilitation decisions. The property is undergoing the process of being placed on the National Register of Historic Places. Additionally, both Part A/Part 1 and Part B/Part 2 have been submitted and approved with Texas Historic Commission and National Park Services for historical tax credits. Work will begin in September 2026 and will be completed in a single phase of work with an approximate completion date in July 2027. No work has begun. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas SITE; 1936, 1956, 1959 (sport court) w/later alterations 2 Existing Condition The functionally related complex encompasses one legal parcel that is bound by Sol Wilson Avenue to the north, Bedford Street to the east, Rosewood Avenue to the south, and Hargrave Street to the west. The lot slopes downward to the south, which has been graded and partially terraced over time (Travis County Appraisal District [CAD] Parcel ID #197732, Legal description: LOT 1-10 AND LOTS 25-29 OF BLK 2 OLT 13 DIV B WILSON S I ACR 1.380, accessed February 8, 2025). Large metal fencing surroundings the property along the sidewalks, and some masonry and concrete retaining walls are present at locations of significant grade change. Primary access to the property is via Sol Wilson Avenue on the north end, and a surface parking lot lines the north end of the building. A square basketball and sport court occupies the northeast corner of the lot. A majority of the school building and its additions are oriented south-southwest, with the exception of the 1956 addition which is oriented south-southeast. A large concrete retaining wall traverses the southern portion of the property where the grade changes. The original 1936 school building, along with its 1930s and 1950s additions occupy a majority of the northern portion of the property, along with the 1940 boiler house and a non-historic-age shed. A grass lawn takes up a majority of the angular, southern portion of the lot. Several large heritage oak trees surround the school building. Proposed Work Landscaping/Hardscaping Existing parking lots will be repaved and restriped as needed. Additional areas of parking will be added at the south end of the site as well as northeast of the 1936-9 building. Concrete pathways will connect parking areas. New landscaping will be simple and compatible with the character of the site, consisting of large areas of grass accented with plantings of trees and shrubs. A courtyard to the north of the 1936-9 wing will surround the boiler house. To mitigate flooding, a rain garden is proposed at the north end of the courtyard. New Construction A new addition will attach to the northwest corner of the 1956 wing. It will contain a 3-story vertical circulation core so that the existing building will not need to accommodate its installation. The circulation core will serve as a hyphen connection between the new addition and the historic building, set back from the south face of the 1956 wing. Each floor will also contain an open office/retail space. Consultation with NPS and THC through the preliminary design process has informed the design of this addition. The addition is compatible in scale and massing with the historic buildings and will be minimally visible from Rosewood Avenue, located at the rear of the 1956 wing. The new building will employ a cream-colored, stacked-bond, Roman brick veneer that is compatible with the midcentury character of the adjacent 1956 wing while being clearly distinct. Metal paneling will clad the exterior of the elevator addition so that it is distinct from the historic building while the remainder of the addition will be brick. Fenestration in the addition will be similar in size and configuration to those of the 1956 wing but not identical. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas ROOF; 3 Existing Condition Flat roofs top the building with a flat parapet with cast stone coping. The roof appears to be in good to fair condition. 1936, 1939, 1951, 1956 w/later alterations Proposed Work The roof will be fully replaced. Tear-off to deck and install a new mechanically fastened 60-mil TPO roof system with insulation, cover board, wood blocking, sheet metal flashing/coping, scuppers, and skylight. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas EXTERIOR WALLS & STRUCTURE; 4 Existing Condition The building is of brick and concrete construction. Non-historic stucco or EIFS clads the 1956 hyphen addition and the south side of the 1956 addition where the breezeway was enclosed in the 1980s. Brick appears to be in good condition and the building seems to be structurally sound with some evidence of settling. Masonry ornament is limited to brick quoins, decorative brick work, and tile accents at the parapets of the 1936 building and 1939 additions. 1936, 1939, 1951, 1956 w/later alterations Proposed Work Extensive structural work is not anticipated. Any structural repairs will be made as needed in such a way that they are not visible from the exterior. Historic masonry will remain and be cleaned and repaired as needed, though extensive repair is not anticipated. Masonry will be cleaned using the gentlest means possible including very low pressure water (not to exceed 300psi) and, only if needed, chemical solvents (Prosocco or equivalent). Cleaning methodologies will be tested in an inconspicuous location prior to proceeding with work to ensure that cleaning will not damage the masonry. Mortar repointing will be performed on an as-needed basis and new mortar will match historic in composition, hardness, and joint profile. Up-close, detail photos of masonry will be provided at project completion. Non-historic EIFS on the south side of the 1956 addition will be removed as part of the restoration of the original breezeway. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas WINDOWS & SKYLIGHTS; 5 Existing Condition 1936 & 1939 Wings Historic photographs indicate that original windows on the 1936 building and 1939 additions were six-over-six, double-hung, wood-frame units that completely filled the window openings. Cast stone sills remain 1951 (cafetorium) w/contemporary replacements elsewhere 1940 Boiler House A multi-light steel window fills an opening on the north side of the boiler building. The bottom sash appears to be operable. Glass has been variously replaced or broken. The opening on the south side has louvers. 1951 Cafetorium The 1951 cafetorium addition retains the majority of the original windows behind paneling. Original windows are multi-light steel systems with awning sashes and concrete sills. Some original window openings contain nonhistoric replacement windows. 1956 Classroom Addition Original windows are two-over-two hung windows (horizontal muntins). Where the 1980s addition was made to enclose the breezeway, window openings were paneled over and majority of the existing windows remain. Exterior windows have been replaced by 2018. Some of these windows have been repurposed as interior windows between offices inside the wing. Proposed Work 1936 & 1939 Wings Existing windows on the 1936 and 1939 wings will remain with minor repairs as needed. One window on the east elevation of the west 1939 addition will be removed so that the opening can be enlarged to accommodate a new exterior door. A series of skylights will run the length of the 1939 corridor, bringing in more natural light while remaining invisible from the exterior. 1940 Boiler House Louvers will be removed from the south window opening. 1951 Cafetorium Existing paneling and furr outs will be removed and any remaining historic windows retained and repaired as needed with any damaged or missing elements replaced in kind. If any windows are discovered to be deteriorated beyond repair or wholly missing, their condition will be documented and these will be selectively replaced with new windows that match existing in configuration, dimension, and profile. Where non-historic windows fill openings, replacement windows will replicate the historic windows, taking details and dimensions from remaining existing windows as well as historic drawings. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas 1956 Classroom Addition Where the breezeway-facing windows have been paneled over, paneling and furr outs will be removed. If historic windows remain, these will be retained and repaired as needed. If any windows are discovered to be deteriorated beyond repair or wholly missing, their condition will be documented and these will be selectively replaced with new windows that match existing in configuration, dimension, and profile. Where non-historic windows fill openings, replacement windows will replicate the historic windows, taking details and dimensions from remaining existing windows as well as historic drawings. Existing exterior windows on the 1956 wing will remain. Two new, narrow, aluminum-frame fixed windows are proposed on each floor of the south elevation of the 1956 wing. These windows fit within the concrete structural skeleton of the building and read as punched openings. The vast majority of the solid brick fill will remain, referencing the original classroom use of the interior. Additionally, the south end of the breezeway will receive an aluminum-frame storefront system which will allow for that space to serve as interior, conditioned space, when paired with an additional storefront to the north. On the east elevation of the 1956 wing, storefront will fill the southern two bays of each floor of the breezeway. The new storefront systems on this building will be slightly recessed from the facade so that the restored breezeway will continue to read as a void. CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas ENTRANCES; 6 Existing Condition Metal slab doors fill all entrances on all wings and additions of the building. Many are partially glazed with windows in the upper half. This type of door is typical for this age of school. 1936, 1939, 1951, 1956 w/later alterations 1936 & 1939 Wings It appears that the original entrance to the school once faced north at the center of the building. Infilled openings suggest a symmetrical arrangement of single doors flanking two windows. The two doors may have been separating the sexes or for entrance and exit. Evidence also suggests the presence of a cantilevered awning over the doors. An entrance at the north end of the east 1939 addition consists of simple concrete steps with a curved pipe railing leading to a single slab door with a mutli-light transom above. A flat awning shelters the landing. A matching entrance is located at the south elevation of this same addition. 1940 Boiler House The 1940 Boiler building has paired partially-glazed slab doors beneath a concrete awning with brick posts. Windows on the doors have been infilled. Louvers appear to have been added to the lower half of one of the doors 1951 Cafetorium Slab doors fill the northeast entrance on the cafetorium addition with a flat awning. A non-historic door system with a slab door and vinyl-framed sidelight and transoms opens at the west side of the north elevation. A slab door is recessed at the top of a run of stairs at the northwest corner of the 1951 addition. The door is partially glazed like others. The original configuration of this entrance is unknown as the exterior appears to be altered. 1956 Classroom Addition Paired partially-glazed slab doors with a transom are roughly centered on the street-facing (east) elevation of the 1956 addition. These are not historic but are compatible. Paired slab doors access the basement level of the 1956 addition beneath a flat, cantilevered awning at the southwest elevation of the wing. The primary entrance is within the 1956 flat roofed, stucco-clad hyphen addition where it connects to the east 1939 addition. Paired metal slab doors with a transom access the interior. Proposed Work 1936 & 1939 Wings The infill on the north elevation of the 1936 wing where the original entrance was located will be removed so that the entrance can be restored closer to its original appearance. Brick will be stored on site for reuse as needed for repairs elsewhere on the building. The design for the new entrance is not identical to the non-existent historic entry, but is inspired by the historic plans and compatible with the character of the building. The entrance will consist of a pair of slab doors with windows at the top. Multi-light sidelights will flank the new doors. Simple, round structural steel columns will support a new CITY OF AUSTIN HISTORIC REVIEW CITY OF AUSTIN HISTORIC REVIEW PROPOSED WORK DESCRIPTION PROPOSED WORK DESCRIPTION Property Name: Rosewood Elementary Property Name: Rosewood Elementary City, County, State: Austin, Travis County, Texas City, County, State: Austin, Travis County, Texas awning over a new canopy patio, at the approximate location of the original slab and awning based on remaining physical evidence and historic plans. The historic entry at the north side of the east 1939 wing will be retained and repaired as needed including the original railings. The awning will be extended so that it shelters the stairs. 1940 Boiler House A pair of doors will fill the opening on the east side of the boiler house. 1951 Cafetorium New doors will be a combination of fully glazed and partially glazed paneled doors in existing openings. 1956 Classroom Addition Existing doors will remain. 2005 Entrance These doors will remain.