12.0 - 1614 Preston Ave — original pdf

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HISTORIC LANDMARK COMMISSION Applications for Permits in National Register Historic Districts September 2, 2026 HR-2026-101908 Old West Austin Historic District 1614 Preston Avenue 12 – 1 Proposal Construct a two-story addition at a contributing property. Project Specifications 1) Remove or cover existing stone exterior cladding, demolish front porch, and remove existing windows. 2) Construct a second floor addition above the existing house, doubling the footprint. Architecture This house is a single-story, stone clad residence with an inset porch and modest decoration at the corner of Preston Avenue and Jefferson Street. The front elevation is dominated by a large picture window at the rear of the porch and a broad low-pitch gable roof above. The house is set slightly above grade on an elevated foundation, with the stone cladding extending to the ground. At the side street, a two car garage is present behind the house and attached to the main house by a non-original conditioned space. Research For at least the first two decades after its construction, this property was owned by pastors from the University Christian Church in Austin. There is no record that this was ever designated as an official residence, and deed details show that each of the pastors owned the property outright. It is likely that the first owners, Lawrence & Letha Bash, sold the property upon the installment of Dr. William Gibble to the same position, at which point the former owners moved. 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: Residential additions 1. Location The second story addition extends roughly the entire floorplate of the ground floor, approximately doubling the square footage of the property. A small setback from the front of the house is proposed at the first floor of roughly the same depth as the porch. There is no setback proposed at the street-facing side of the property. 2. Scale, massing, and height By doubling the size of the house, the addition does not propose a similar scale to the existing. There are examples of other properties in the district having large additions constructed above or to a side of the main building, but this proposal is very apparent without setbacks or being pushed back from the front as much as possible. 3. Design and style This proposal removes or covers the existing first floor cladding and creates a unified appearance between original and the addition, making the project appear more as new construction than an addition. While there are designs similar to what is being proposed elsewhere in the district, they typically supplement, rather than overtake, the original design. 4. Roofs The proposed roof form is hipped, which will entirely eliminate the character-defining front gable. A metal roof is proposed throughout, which has been proposed and installed elsewhere in the district. 12 – 2 5. Exterior walls Exterior walls are all to be clad in stucco, which is an acceptable material in this historic district. However, covering or removing the original stone is not in keeping with the design standards. Standard 5.2 calls for differentiating the exterior wall materials of an addition from the historic. 6. Windows, screens, and doors All new windows, both in fixture and location, are proposed on all sides. The size and shape of these windows are generally found in the district, and decorative shutters are present at many houses, often at the front facades. However, the quantity and spacing of the windows, particularly at the Jefferson Street elevation, do not meet the standards in their rhythm and pattern between the two floors. Additionally, the front of the ground floor features 8 foot tall windows, which exaggerate the height of the building, especially in concert with the overall height added by the second floor addition. 7. Porches and decks A second floor porch is proposed at the front of the property, which is not recommended by Standard 7.1. 9. Attached garages and carports A reconstructed garage is proposed at generally the same location as the existing. It will be similar is size and massing, and will reuse the existing driveway, which is appropriate. Summary The project does not meet the applicable standards. Department Comments This application will time out on November 16, 2026. Property Evaluation The property contributes to the Old West Austin National Register district. 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 does not meet two criteria for landmark designation: a. Architecture. The building is a good example of original asymmetrical architecture found in this district. b. Historical association. The property does not appear to have significant historical associations. 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 does not 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. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. Staff Recommendation Consider postponing the public hearing to October 7, 2026 and invite the applicant to the September 10, 2026 meeting of the Architectural Review Committee. Otherwise, comment on plans for the addition and release the application, strongly encouraging the applicant to retain as much original exterior material as possible, including stone wall cladding and front windows, and integrate them into the proposed design. Additionally, consider pulling the second floor addition back from the street-facing elevations as far as possible and utilize other portions of the rear yard as a way to increase conditioned space. Location Map 12 – 3 Property Information Photos 12 – 4 Google Streetview, 2024; front of house (from Preston Ave., top) and side of house (from Hefferson St., bottom) Occupancy History City Directory Research, August 2026 12 – 5 1959 1957 1955 1952 1949 Lawrence & Letha Bash, owner; pastor at University Christian Church Same as above Same as above Same as above Address not listed Historical Information The Austin American (1914-1973); Austin, Tex.. 30 May 1954: C3. 12 – 6 The Austin Statesman (1921-1973); Austin, Tex.. 22 Oct 1958: 3. (left) and The Austin Statesman (1921-1973); Austin, Tex.. 02 Sep 1959: 19. (right) The Austin Statesman (1921-1973); Austin, Tex.. 26 May 1965: A12. Permits 12 – 7 Sewer tap permit, 1950