38 – 1 HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JANUARY 10, 2024 PR-2023-151263; GF-2023-161708 1711 NEWTON STREET PROPOSAL ARCHITECTURE RESEARCH Renovate ca. 1915 church to create a duplex. Replace existing windows and doors with aluminum-clad windows in existing openings. Add new horizontal basement windows. Partially demolish and remodel back house. Gabled church building with horizontal siding, square steeple tower with hipped roof, and vertical two-light windows at secondary elevations. Exposed rafter tails are visible beneath the eaves of its seamed metal roof, and a double concrete stairway leads to its gabled entryway. According to the 2016 Bouldin Creek Neighborhood Survey, St. Annie’s African Methodist Episcopal Church was built around 1915. In a 2016 article by Alberta Phillips, the author notes the church’s importance to the area as a “[remnant] of a once-thriving black community of freed slaves who lived in this area following the Civil War and into the 1950s. Today, a handful of structures, including at least two African American churches, are all that is left of the so-called Brackenridge community.”1 Notably, Willie Wells of the Negro League and National Baseball Halls of Fame was laid to rest after services at St. Annie’s, his neighborhood church. Phillips notes the 2016 survey conducted by historian Terri Myers of Preservation Central, Inc., explaining the significance of the Brackenridge neighborhood: The Brackenridge community, during its apex, comprised nearly half of the Bouldin Creek neighborhood. It was one of Austin’s first freedmen communities named for the former all-black Brackenridge School on Elizabeth Street, near the Texas School for the Deaf. Like other African-American communities, Brackenridge was redlined in the 1930s to prevent banks from making home and business loans to residents.2 In 2016, Myers—a long-serving member of the Historic Landmark Commission—requested initiation of historic zoning for the church, though the designation did not take place at that time.3 PROPERTY EVALUATION The 2016 Bouldin Creek Neighborhood Survey lists the church building as a high priority and contributing to a potential historic district. The survey does not address the pastor’s house separately. 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 meets two criteria: a. Architecture. The building is a good example of twentieth-century vernacular religious architecture. b. Historical association. The property is …
1704 T E E R T N S O T W E N 1705 1707 1709 1708 1800 W ANNIE STREET T E E R T N S O T W E N 1711 W ANNIE STREET 206 1702 1704 1706 1708 VICINITY MAP N.T.S GENERAL NOTES SUBMITTAL INFORMATION PROJECT: 1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES, REGULATIONS, ORDINANCES AND STANDARDS HAVING JURISDICTION. IF THERE ARE ANY QUESTIONS OR CONFLICTS CONCERNING COMPLIANCE WITH SUCH CODES, ORDINANCES, OR STANDARDS, THE CONTRACTOR IS RESPONSIBLE FOR NOTIFYING THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION. ALL NECESSARY PERMITS, LICENSES, CERTIFICATES, TESTS, ETC. SHALL BE PROCURED AND PAID FOR BY THE CONTRACTOR (OR OWNER IF HE DESIGNATES). REFER TO SPECIFICATION "GENERAL CONDITIONS" SECTION FOR CLARIFICATION ON FEE RESPONSIBILITIES. 2. CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL CONTRACT DOCUMENTS, FIELD CONDITIONS AND DIMENSIONS FOR ACCURACY AND CONFIRMING THAT THE WORK IS BUILDABLE AS SHOWN AND MEETS ALL APPLICABLE CODES BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS REGARDING THESE OR OTHER COORDINATION ISSUES, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION OR RELATED WORK. 3. THE CONTRACTOR SHALL CERTIFY SIZE AND LOCATION OF ALL REQUIRED OPENINGS FOR STRUCTURAL, MECHANICAL, ELECTRICAL, AND PLUMBING WORK AND EQUIPMENT WITH TRADES INVOLVED. 4. THE GENERAL CONTRACTOR AND EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING EXISTING CONDITIONS AT THE JOB SITE BEFORE SUBMITTING PROPOSALS. SUBMISSION OF PROPOSALS SHALL BE TAKEN AS EVIDENCE THAT SUCH INSPECTIONS HAVE BEEN MADE. CLAIMS FOR EXTRA COMPENSATION FOR WORK THAT COULD HAVE BEEN FORESEEN BY SUCH INSPECTION, WHETHER SHOWN ON CONTRACT DOCUMENTS OR NOT, SHALL NOT BE ACCEPTED OR PAID. 5. ALL MATERIALS FURNISHED UNDER THIS CONTRACT SHALL BE NEW UNLESS OTHERWISE NOTED. ALL WORK SHALL BE GUARANTEED AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF (1) YEAR AFTER THE DATE OF SUBSTANTIAL COMPLETION OR ACCEPTANCE OF THE WORK. THE CONTRACTOR SHALL REPAIR OR REPLACE, AT HIS OWN EXPENSE WHEN ORDERED TO DO SO, ALL WORK THAT MAY DEVELOP DEFECTS IN MATERIAL OR WORKMANSHIP WITHIN SAID PERIOD TIME. 6. ALL EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S PUBLISHED RECOMMENDATIONS FOR SERVICE INTENDED. THE INSTALLATION OF ALL EQUIPMENT SHALL BE MADE BY EXPERIENCED CRAFTSMEN IN A NEAT, WORKMANLIKE MANNER. ALL MATERIALS, TOOLS, COSTS, AND SERVICES NECESSARY TO COMPLETELY INSTALL ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK SHALL BE PROVIDED …
1704 T E E R T N S O T W E N 1705 1707 1709 1708 1800 W ANNIE STREET T E E R T N S O T W E N 1711 W ANNIE STREET 206 1702 1704 1706 1708 VICINITY MAP N.T.S GENERAL NOTES SUBMITTAL INFORMATION PROJECT: 1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES, REGULATIONS, ORDINANCES AND STANDARDS HAVING JURISDICTION. IF THERE ARE ANY QUESTIONS OR CONFLICTS CONCERNING COMPLIANCE WITH SUCH CODES, ORDINANCES, OR STANDARDS, THE CONTRACTOR IS RESPONSIBLE FOR NOTIFYING THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION. ALL NECESSARY PERMITS, LICENSES, CERTIFICATES, TESTS, ETC. SHALL BE PROCURED AND PAID FOR BY THE CONTRACTOR (OR OWNER IF HE DESIGNATES). REFER TO SPECIFICATION "GENERAL CONDITIONS" SECTION FOR CLARIFICATION ON FEE RESPONSIBILITIES. 2. CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL CONTRACT DOCUMENTS, FIELD CONDITIONS AND DIMENSIONS FOR ACCURACY AND CONFIRMING THAT THE WORK IS BUILDABLE AS SHOWN AND MEETS ALL APPLICABLE CODES BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS REGARDING THESE OR OTHER COORDINATION ISSUES, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION OR RELATED WORK. 3. THE CONTRACTOR SHALL CERTIFY SIZE AND LOCATION OF ALL REQUIRED OPENINGS FOR STRUCTURAL, MECHANICAL, ELECTRICAL, AND PLUMBING WORK AND EQUIPMENT WITH TRADES INVOLVED. 4. THE GENERAL CONTRACTOR AND EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING EXISTING CONDITIONS AT THE JOB SITE BEFORE SUBMITTING PROPOSALS. SUBMISSION OF PROPOSALS SHALL BE TAKEN AS EVIDENCE THAT SUCH INSPECTIONS HAVE BEEN MADE. CLAIMS FOR EXTRA COMPENSATION FOR WORK THAT COULD HAVE BEEN FORESEEN BY SUCH INSPECTION, WHETHER SHOWN ON CONTRACT DOCUMENTS OR NOT, SHALL NOT BE ACCEPTED OR PAID. 5. ALL MATERIALS FURNISHED UNDER THIS CONTRACT SHALL BE NEW UNLESS OTHERWISE NOTED. ALL WORK SHALL BE GUARANTEED AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF (1) YEAR AFTER THE DATE OF SUBSTANTIAL COMPLETION OR ACCEPTANCE OF THE WORK. THE CONTRACTOR SHALL REPAIR OR REPLACE, AT HIS OWN EXPENSE WHEN ORDERED TO DO SO, ALL WORK THAT MAY DEVELOP DEFECTS IN MATERIAL OR WORKMANSHIP WITHIN SAID PERIOD TIME. 6. ALL EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S PUBLISHED RECOMMENDATIONS FOR SERVICE INTENDED. THE INSTALLATION OF ALL EQUIPMENT SHALL BE MADE BY EXPERIENCED CRAFTSMEN IN A NEAT, WORKMANLIKE MANNER. ALL MATERIALS, TOOLS, COSTS, AND SERVICES NECESSARY TO COMPLETELY INSTALL ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK SHALL BE PROVIDED …
HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS NOVEMBER 1, 2023 PR-2023-087312; GF-2023-101917 701 SPARKS AVENUE 4– 1 PROPOSAL Demolish a ca. 1925 house and ca. 1937 secondary structure. ARCHITECTURE One-story Spanish Colonial Revival house with stucco exterior, flat roof with crenellated parapet and hipped roof with terra cotta tile, a partially glazed entry door flanked by simple sidelights, a curved entry porch supported by Classical columns, and 1:1 wood windows with 6:1 screens. The secondary apartment is two stores, also stucco, with double wood garage doors and 1:1 wood windows. RESEARCH The house at 701 Sparks Avenue, originally addressed as 101 Sparks Avenue, was built in 1925 for Knox Thomas and Sallie Rogers Johnson by contractor Marvin Gordon McGaugh. McGaugh built four other Spanish eclectic homes on spec in the Harris Park neighborhood and narrowed his contracting scope to roofing only in the later half of the 1920s. The Johnson house was the only residence built specifically for a client.1 The rise of Spanish Eclectic and Mission Revival buildings in the area aligns with Harris Park’s development as a whole; their popularity arose when Hugo Kuehne designed his own nearby home in the style and followed Kuehne’s early involvement in development of Eastwoods Park.2 Knox T. Johnson, son of long-term postmaster and City Clerk John O. Johnson, began his career in Austin as a farmer, but moved into cement and pavement construction. Johnson completed multiple large municipal contracts during the early twentieth century as Austin’s booming economy drove infrastructure improvements. Along with partner Wallace R. Miller—father-in-law of Austin Mayor Tom Miller—Johnson formed Johnson and Miller in 1913. 3 In an informal survey by Austin concrete historian Kelly Dickens, the surveyor notes that Johnson-stamped curbing is among some of the oldest remaining in town. According to Dickens, only 9 Knox T. Johnson stamps remained in 2014.4 Sallie Rogers Johnson was the daughter of Travis County pioneer Ed Rogers5 and aunt to St. Louis Cardinals manager and second baseman Rogers Hornsby, a Hall-of-Famer earning the third-best batting average in history and accolades as the best right-hand hitter of all time.6 After Sallie Johnson’s death in 1942, the family moved away and the house at 701 Sparks spent several years as a rental property. By the 1950s, Virginia Harris, who worked as secretary to the Texas State Board of Insurance Commissioners, had purchased the home. She lived there for at least 10 years. …
701 SPARKS AVENUE OBSERVATIONS EXTERIOR • Several Modifications to the Residence • Exterior Stucco May be Beyond Repair • Underlying Deterioration • Roofing Concerns MODIFICATIONS Rear Addition - Note changes in architecture • Shed roof added later • Double Entrance Different Windows Side Entrance • Added later • Note decorative posts • Modern roof • Different Architecture • Stamped Concrete ROOF SYSTEM • Clay Tile Mansard • Flat Roof • Altered Parapet Flashing requires tile removal EXTERIOR CLADDING Evidence of water infiltration throughout the cladding indicating a high likelihood of wood deterioration Ponding water and likely wood framing deterioration and decay behind the stucco (red circles) SUMMARY original design. • Multiple modifications over time would require removal to restore the residence to its • The clay tile roof and wall flashing modifications would require a replicant tile. • The stucco is well beyond its service life, requiring significant removal and replacement. • Observations of wood decay beneath the exterior cladding were noted at multiple locations, indicating widespread framing repairs would be required.
Hi, I am Rahim Javanmardi, owner of the property at 701 Sparks Avenue. I would like to thank all of you for the wonderful and community changing work that you do to keep our city safe and beautiful for us, the residents. I am sending you an email to you concerning the property because I feel as though I did not properly explain the situation during the previous hearings. After I purchased the property in last may, I had my contractor file for a demolition permit. During the review we learned that City Historical staff required the building be sent to the Historic Landmark Commission with a recommendation for Historic designation. Had I known this would happen, I would have never purchased the property. To me this recommendation is puzzling, as house is in terrible condition. I have gone to additional expense to provide you with expert reports verifying the condition. The professional house inspection was very thorough: 1. Foundation failure, floors destroyed by leaking roof, exterior walls 2. Systems not functional, plumbing, electrical, mechanical. 3. The house full of mold, and the basement with a foot or water and cracked. mold throughout. These contractors’ reports which I have provided to staff are: 1. NSPECT- property inspection report detailed in a 14 MB report 2. AllNation Restoration LLC: mold restoration (building in too bad a condition: “Remediation or restoration will not be possible” 3. Distinctive Remodeling LLC: A “low ball estimate for very basic work”. This contractor did not deal with the mold, or give any warranty that his work would result in a livable house. 4. I sent the inspection report to my banker and his letter states that the bank will not provide a loan for the restoration to the existing structure. I have gone to additional expense to get an additional bid taking into account all the information I have received. This contractor has advised that the only elements of the existing structure that might be able to be reused would be the concrete perimeter beam foundation, a few structural foundation members, and the bricks to repair and rebuild the chimneys. The roof would be modified to insure positive drainage. The resulting house would be a close reproduction. His estimate for this work for the restoration rebuild is $1,280,087.00 which will result in a Code approved house with a full warranty. His recommendation is to demolish the …
Inspector: Vincent Giovanniello, Nspect of Central Texas Inc Cover Page Nspect of Central Texas Inc 701 Sparks Ave, Austin, TX PROPERTY INSPECTION REPORT FORM Rahim Javanmardi Name of Client 701 Sparks Ave, Austin, TX 78705 Address of Inspected Property Vincent Giovanniello Name of Inspector Name of Sponsor (if applicable) 9/6/2023 Date of Inspection 7322 TREC License # TREC License # PURPOSE OF INSPECTION A real estate inspection is a visual survey of a structure and a basic performance evaluation of the systems and components of a building. It provides information regarding the general condition of a residence at the time the inspection was conducted. It is important that you carefully read ALL of this information. Ask the inspector to clarify any items or comments that are unclear. RESPONSIBILTY OF THE INSPECTOR This inspection is governed by the Texas Real Estate Commission (TREC) Standards of Practice (SOPs), which dictates the minimum requirements for a real estate inspection. The inspector IS required to: use this Property Inspection Report form for the inspection; inspect only those components and conditions that are present, visible, and accessible at the time of the inspection; indicate whether each item was inspected, not inspected, or not present; indicate an item as Deficient (D) if a condition exists that adversely and materially affects the performance of a system or component OR constitutes a hazard to life, limb or property as specified by the SOPs; and explain the inspector’s findings in the corresponding section in the body of the report form. The inspector IS NOT required to: identify all potential hazards; turn on decommissioned equipment, systems, utilities, or apply an open flame or light a pilot to operate any appliance; climb over obstacles, move furnishings or stored items; prioritize or emphasize the importance of one deficiency over another; provide follow-up services to verify that proper repairs have been made; or inspect system or component listed under the optional section of the SOPs (22 TAC 535.233). • • • • • • • • • • • RESPONSIBILTY OF THE CLIENT While items identified as Deficient (D) in an inspection report DO NOT obligate any party to make repairs or take other actions, in the event that any further evaluations are needed, it is the responsibility of the client to obtain further evaluations and/or cost estimates from qualified service professionals regarding any items reported as Deficient (D). It is recommended that …
Rahim Javanmardi 4761 Cat Mountain Dr. Austin, TX 78731 RE: Loan request – 701 Sparks, Austin, Texas 78705 Mr. Javanmardi, Thank you for choosing Kleberg Bank, N.A. for your financing needs. Your loan request has been reviewed and at this time we would consider your request only to construct a new structure at 701 Sparks. We have reviewed the reports you have provided on the current condition of this property. Based on our pre-analysis of your project, when considering the size and bedrooms of the current structure at this property, along with the current lease rates in this neighborhood, the cash flow provided would not support the loan amount you have requested for the improvements to the property. If you did opt to build a completely new structure on this property, the cash flow from a project which would expand the size of the structure and increase the number of bedrooms would likely support the debt service related to this project. This letter does not represent a commitment to lend money. The final approval and closing of the requested loan is subject to documentation that is typical for a transaction of this nature, including that there are no material changes in your income, assets, liabilities and credit; an appraisal that is ordered by and acceptable to the Bank; final underwriting, confirmations, program requirements and disclosures. If you have any questions, please contact me. Thank you for considering the Kleberg Bank, N.A. for your financial needs. Sincerely, Ricardo L. Talavera Jr. Senior Vice President – Commercial Relationship Manager Ric.talavera@klebergbank.com
Allen, Amber From: Sent: To: Cc: Subject: Attachments: Nancy Kinstler Monday, October 30, 2023 12:09 PM Contreras, Kalan; Allen, Amber Ingrid Burton 701 Sparks Ave - Historic Landmark Commission Screenshot 2023-09-01 at 8.29.56 PM.jpeg; IMG_4994.jpeg; IMG_4997.jpeg; IMG_4996.jpeg External Email - Exercise Caution Hi Kalan and Amber, My name is Nancy Kinstler and I am reaching out to you on behalf of the landowners of 705 Sparks Ave. In regards to case PR‐2023‐087312 which is aimed at determining if the buildings on 701 Sparks Ave. should be given historical designation or demolished. The current landowners of 705 Sparks Ave., the lot adjacent to 701 Sparks Ave. have deep roots in this neighborhood. Three generations of the Crockett family have called 705 Sparks Ave. their home and so the family deeply cares about this neighborhood. We understand the current owner of 701 Sparks Ave. wants to demolish the building and put up new apartments which would be detrimental to the character of this neighborhood. In addition, when the current owner clear‐cut all of the trees on 701 Sparks Ave., they also illegally cut down a beloved Heritage Pecan Tree that was clearly on 705 Sparks Ave. The Crockett family home was built around that tree. The landowner of 701 Sparks Ave. has committed a crime against the Crockett Family and the impact of this loss has been deeply felt by everyone in the family. We would like to bring this crime to the attention of the commission members who are considering the preservation or demolition of 701 Sparks Ave. I have attached some photos of the stump of where the beloved Pecan Tree once was and some additional photos to provide context to this matter. I am reaching out to you to find out if there is any way for me to contact the commission members directly to share this with them? The commission members hearing this case are as follows: >> Ben Heimsath, Chair >> Witt Featherston, Vice Chair >> Kevin Koch >> Carl Larosche >> Trey McWhorter >> Harmony Grogan >> Jaime Alvarez >> Roxanne Evans >> Raymond Castillo >> Juan Raymon Rubio >> Tara Dudley 1 I sincerely appreciate your help with this. Thank you, Nancy Kinstler Executive Assistant 317 S. Congress Ave. M m m CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious …
From: To: Subject: Date: Attachments: Ingrid Burton Allen, Amber; Contreras, Kalan HLC Agenda- November 1, 2023- Item #19-701 Sparks Avenue Wednesday, November 1, 2023 1:54:37 PM image002.png image003.png image006.png image007.png You don't often get email from ingridburton@me.com. Learn why this is important External Email - Exercise Caution Hello Commissioner, I would like to communicate my strong opposition to the demolition of the structure at 701 Sparks Avenue. My family originally owned and subdivided the land creating the Harris Park Addition Subdivision in 1924. Since that time, my family has had a presence in this neighborhood and on this street, as my great grandfather built the family home at 707 Sparks Avenue and my grandfather later built his home at 705 Sparks Avenue, immediately adjacent to the subject property. This house has had a long-standing presence in this community and stands out with unique and eclectic design that maintains a great deal of architectural integrity at a prominent corner. The associations with very interesting and historically accomplished people in Austin make a stronger case for why this property should be preserved. I very much support this property being preserved. On a separate note, I have real concern for this structure as this process moves along in determining the eligibility for preservation because the landowner has shown a disregard for rules when they cleared the property of trees, and in the process cut down a Protected and likely Heritage Pecan Tree that was very clearly on my family’s property at 705 Sparks. What is left of the tree measures 24 inches at the base. The tree was surely of a size and species that would have required a permit to remove and I question how many more trees were removed that should have had a permit. The aerial images below show the difference in the tree canopy before and after they cleared the site and there is no record any tree permits were issued by the City of Austin for such clearing. In fact, their survey submitted with the demolition application for 701 Sparks does not show this large pecan tree, indicating that they cleared the property before obtaining the survey that is required with the demolition application that must show trees, including trees on adjacent properties where the critical root zone may be impacted. I understand this Commission’s charge is not directly with trees. However, the actions of this landowner speak …
Allen, Amber From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Follow up Flagged Contreras, Kalan Monday, November 6, 2023 8:33 AM HPD Preservation Ben Heimsath; Witt McCall Featherston; Alvarez, Jaime - BC; Evans, Roxanne - BC; Rubio, JuanRaymon - BC; Koch, Kevin - BC; Dudley, Tara - BC; McWhorter, Trey - BC; Larosche, Carl - BC; Grogan, Harmony - BC; Castillo, Raymond - BC FW: 701 Sparks Avenue From: Lin Team Sent: Friday, November 3, 2023 4:01 PM To: Contreras, Kalan <Kalan.Contreras@austintexas.gov> Cc: Lin Team Subject: 701 Sparks Avenue External Email - Exercise Caution November 3, 2023 To: Members of the Historic Landmark Commission From: Linda Team, Immediate Past President, Eastwoods Neighborhood Association Regarding 701 Sparks Avenue The house at 701 Sparks seems a good possibility for landmark designation, despite the opposition of the owner. It is important to note that the property is composed of two lots, the house and its adjacent side yard, which was always landscaped and covered with trees. For almost a hundred years that has been the “property” and I believe it is important to preserve both the building and the landscape as part of the historic designation. 1 There has never been anything identified as “703 Sparks” as some were saying in the Historic Landmark Commission meeting. The submitted survey shows that the property was composed of two platted lots, but many properties in these older neighborhoods are comprised of more than one lot. I urge you to respect the true nature of the property being designated as a historic landmark. Cc: Kalan Contreras Linda Team CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook or forward to cybersecurity@austintexas.gov. 2
