HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS NOVEMBER 1, 2023 PR-2023-115579; GF-2023-130954 812 WEST ELIZABETH STREET 33– 1 PROPOSAL Demolish a ca. 1890 house. ARCHITECTURE RESEARCH One-story T-plan Folk Victorian house with asbestos shingle siding, 1:1 wood windows, a partial-width porch supported by Classical columns, and a front-facing bay window. Details include a jigsawn frieze board and cedar shingles at gable ends. The house at 812 West Elizabeth Street was estimated to have been built around 1890 by the 2016 Bouldin Creek Neighborhood historic resource survey. It appears to have been part of a “homestead” owned by the Click family, who appear to have moved back and forth from their South Austin property to their ranch in Dripping Springs until the 1920s, when they moved permanently to Austin. George Harvey and Sarah Josephine Click were both children of Texas pioneers. They lived on their family’s South Austin property, surrounded by their children and in-laws, for much of their lives. The house at 812, occupied by both the elder Clicks and later rented by their pastor, appears to be the oldest on the block. Newspaper research showing that Myra Click Clayton purchased and developed surrounding lots during the late 1930s. During the 1950s, the home was owned by Inez Piper and her husband Clifford, a painter. The couple divorced in 1960. Later that year, sales clerk Consuelo Sanchez and Air Force serviceman Robert Martinez married and moved into 812 West Elizabeth Street. PROPERTY EVALUATION The 2016 Bouldin Creek Neighborhood survey lists the property as a high priority. Designation Criteria—Historic Landmark 1) The building is more than 50 years old. 2) The building appears to retain high to moderate integrity. The survey notes that modifications took place in 1930, during the period of significance, though asbestos siding and screens appear to have been added later in the twentieth century. Non-original window awnings have been removed. 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: a. Architecture. The building is constructed in the Folk Victorian style. b. Historical association. The property appears to be associated with the Click family, ranchers and early South Austin residents. history or prehistory of the region. c. Archaeology. The property was not evaluated for its potential to yield significant data concerning the human d. Community value. The property was not evaluated for its …
812 W. Elizabeth Historic Bouldin Neighborhood Touchstone According to the City GIS data in 2023, the lot was originally part of the “South Heights” subdivision of 1893. The oldest reference to its build date is 1910 in TCAD property data. The oldest reference in a City Directory is 1918 - Morrison & Fourney. Note, street access to the residence may have been W. Gibson St. In 1918 little to no development is cited west of Sth 2nd. Street The Click family had long ties to early 19th century Texas settlements e.g. Click TX. (See CoA historic review of 812 W. Elizabeth). The last Click family member (Myra Click-Clayton) was there until 1939 PASTOR NAMED BY NEW CHURCH: CHURCH LEADER The Austin Statesman (1921-1973); Nov 11, 1936; ProQuest Historical Newspapers: The Austin American Statesman pg. 3 In 1939 the house at 812 W. Elizabeth was rented to Pastor J.L. Holcomb who ministered the Capitol Heights Baptist Church First at 1002 W. Milton St. circa 1936 Secondly at 1500 Bouldin Ave. circa 1938 Church Celebrates Today The Austin American (1914-1973); May 8, 1938; ProQuest Historical Newspapers: The Austin American Statesman pg. 9 Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. Lastly, directly across the street from 812 W. Elizabeth. circa 1939 Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. In 1965 the Capitol Heights Baptist Church moved from W. Elizabeth St & Bouldin Ave to become Fairview Baptist Church at 5606 Sth 1st St. Mission To Open Its Doors The Austin Statesman (1921-1973); Jan 29, 1966; ProQuest Historical Newspapers: The Austin American Statesman pg. 2 Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. After Capitol Heights Church left a new congregation entered Bouldin. One that reflected the Spanish speaking residents of the area. Rev. Elso Garcia ministered the “El Salvador Baptist Church” and offered Sunday services in Spanish. Sunday School & Church Union was in English. Future plans included a kindergarten & nursery school. The 1980 SW Bell Directory listed the Emanuel Temple Spanish Assembly of God across from 812 W. Elizabeth Street. Among the families that lived in and around 812 W. Elizabeth, they enjoyed an era when unfurnished houses were abundant in South Austin. From August 25, 1940 American Statesman Classified column, rent at 812 W. Elizabeth was $20.00 In 1939 rent houses near 812 W. Elizabeth were …
January 4, 2024 RE: 812 W. Elizabeth Street Historic Zoning Dear Chair Heimsath, Vice Chair Featherston, and Members of the Historic Landmark Commission, Preservation Austin exists to empower Austinites to shape a more inclusive, resilient, and meaningful community culture through preservation. We write to you today in support of historic zoning for 812 W. Elizabeth Street, initiated for designation at the December meeting of the Historic Landmark Commission. Built ca. 1890, this Folk Victorian home remains as one of the last vestiges of Bouldin Creek’s early development. While the staff report for this case cites the home’s association with the pioneering Click family, in addition to its architectural significance, the chain of renters who lived here throughout the 20th century reveals that the property likely has deeper ties with historic communities of color that should be more thoroughly understood. Bouldin Creek, a modest neighborhood of small cottages and bungalows west of South Congress, was home to substantial Black and Mexican American communities throughout the 19th and 20th centuries. Following the Civil War, many people formerly enslaved on plantations in South Austin remained in today’s Bouldin Creek neighborhood. There they established the Brackenridge freedmen’s community, named for the segregated school located at 319 W. Elizabeth Street, two blocks from the subject property. Following the Mexican Revolution of 1910-1920, Mexican immigration to Austin increased markedly. Around this time, Mexican Americans settled west of South 1st Street, anchored by two Spanish-speaking Catholic churches. 812 W. Elizabeth Street’s past occupants are typical of the neighborhood’s working-class history. A 1935 redlining map declared the entire area to be “Hazardous,” while neighborhoods east of South Congress were labeled “Still Desirable” and “Best.” This assessment was in no small part due to Bouldin’s communities of color (East Austin was similarly assessed as “Hazardous” on this map). These discriminatory real estate practices kept property values accessible, making rentals common. This diverse, working-class heritage is rapidly vanishing. Our research shows that from 2010-2021, 1309 residential demolitions occurred in the 78704 zip code where Bouldin Creek is located. Over this period, 78704 experienced the highest rate of residential demolitions of all zip codes citywide. The northeast corner of W. Elizabeth Street and Bouldin Avenue has already been diminished by the recent demolitions of homes at 816 and 814 W. Elizabeth Street, properties that have since been purchased by the owner of 812 W. Elizabeth Street. We urge the Commission to …
34 – 1 HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JANUARY 10, 2024 PR-2023-151749; GF-2023-156894 1119 TILLERY STREET PROPOSAL Demolish a ca. 1940 house. ARCHITECTURE RESEARCH PROPERTY EVALUATION 1-story cross-gabled house with cutstone veneer, 1:1 windows, and central tapered chimney with applied “H” ornamentation. The house at 1119 Tillery Street was built around 1940. Its early occupants were John Douglas and Daisiebell Henninger. The Henningers were a large extended family who all owned property on Tillery Street, using the large lots mostly for farming. John and Daisy Henninger owned a greenhouse and raised cactus and ducks; their parents and siblings owned and operated the Green Valley Fruit Company. John D. Henninger worked as a gardener and carpenter. 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: a. Architecture. The building is constructed with Minimal Traditional elements and incorporates unique cutstone veneer and the Henningers’ initial at the chimney. 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 was not evaluated for its ability to 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 Encourage rehabilitation and adaptive reuse, but release the permit upon completion of a City of Austin Documentation Package. LOCATION MAP 34 – 2 PROPERTY INFORMATION Photos 34 – 3 Demolition permit application, 2023 Occupancy History City Directory Research, December 2023 1959 John Douglas and Daisy Henninger, owners - carpenter 1955 John D. Henninger, owner 1952 John D. and Daisy Henninger, owners – gardener Daisiebell Henninger Note: Aleen Henninger, widow of John Henninger and mother of J.D. Henninger, listed at 1125 Tillery St.; Henry Henninger at 1124 Tillery; Fred and Ida Henninger at 1127 Tillery, Cecil and Edna Tillinger, proprietors of Green Valley Fruit Co. at 1121 Tillery; Rudolph and Pearl Henninger, florists, at 1131 Tillery …
HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JANUARY 10, 2024 PR-2023-157751; GF-2023-161486 2307 QUARRY ROAD 35 – 1 PROPOSAL Demolish a ca. 1940 house. ARCHITECTURE RESEARCH One-story Tudor Revival house with two-story rear addition and basement. The house at 2307 Quarry Road was built in 1940. Its earliest occupants were Dewey and Velma Knutson. Dewey Knutson was a director at the Comptroller’s Department, and Velma Knuston was a nurse. They sold the house in the mid-1950s to Donald M. and Olwyn Anderson. Donald Anderson was an assistant director of personnel at the University of Texas, and later became the assistant director of the Texas chapter of the American Medical Association. Olwyn Anderson, a talented athlete, worked as a high school tennis coach at Austin High School. PROPERTY EVALUATION Designation Criteria—Historic Landmark 1) The building is more than 50 years old. 2) The building appears to retain moderate integrity. Siding has been replaced 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: a. Architecture. The building is constructed in the Tudor Revival style. 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 Encourage rehabilitation and adaptive reuse, but release the demolition permit upon completion of a City of Austin Documentation Package. LOCATION MAP 35 – 2 PROPERTY INFORMATION Photos 35 – 3 35 – 4 35 – 5 Demolition permit application, 2023 Occupancy History City Directory Research, November, 2023 1959 Donald M. Anderson, owner 1955 Donald M. and Olwyn Anderson, owners – assistant director of Classified Personnel Office, University of Texas 1952 Dewey M. and Velma Knutson, owners – maintenance director, State Comptroller’s Dept.; nurse, Robert Bratton 1949 Dewey M. and Velma Knutson, owners – maintenance director, State Comptroller’s Dept.; nurse, Robert Bratton 1944 Dewey M. and Velma Knutson, owners – employee, State Comptroller’s Dept.; nurse, Dr. S. …
HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JANUARY 10, 2024 PR-2023-157233; GF-2023-161494 3705 BALCONES DRIVE 36 – 1 PROPOSAL Demolish a ca. 1951 house. ARCHITECTURE RESEARCH One- and one-half story Ranch house with Colonial Revival influences, clad in brick with a rambling footprint and 6:6 and 8:8 replacement windows. The house at 3705 Balcones Drive was constructed in 1951. Its first long-term occupants were Stephen E. and Patricia S. Clabaugh and their children. Both Stephen and Patricia Clabaugh were geologists; Dr. Stephen Clabaugh taught at the University of Texas for 33 years and served as chairman of the Geology Department, and Dr. Patricia Clabaugh worked for the US Geological Survey before her marriage and went back to UT for her doctorate after their children entered school. Stephen E. Clabaugh’s obituary notes his professional achievements as a leading Texas geologist and dedicated instructor: He taught at the University of Texas for 33 years. He was the Fred M. Bullard Professor Emeritus in Geological Sciences. He taught physical geology, mineralogy and petrology, metamorphic petrology, and an elementary field geology course, among others. He received the UT Student's Association Award for teaching excellence in 1957. In 1958, he received the Minnie Stevens Piper Award for "outstanding academic, scientific, and scholarly achievement and for dedication to the teaching profession." He served as Department chair from 1962 to 1966. In 1974 and again in 1978, he received UT's Carolyn G. and G. Moses Knebel Distinguished Teaching Award…. He was a member of the Geological Society of America for more than 50 years. In 2006 he was inducted into The Jackson School of Geosciences Hall of Distinction.1 PROPERTY EVALUATION Designation Criteria—Historic Landmark 1) The building is more than 50 years old. 2) The building appears to retain moderate integrity. Windows have been replaced, and parts of the building appear to 3) Properties must meet two criteria for landmark designation (LDC §25-2-352). Staff has evaluated the property and have been reconstructed. determined that it may meet two criteria: a. Architecture. The building is constructed with Styled Ranch influences. b. Historical association. The property is associated with Dr. Patricia S. and Dr. Stephen E. Clabaugh, prominent Texas geologists and University of Texas instructors. 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 was not evaluated for its ability to …
HISTORIC LANDMARK COMMISSION DEMOLITION AND RELOCATION PERMITS JANUARY 10, 2024 PR-2023-158329; GF-2023-161497 2802 PEARCE LANE 37 – 1 PROPOSAL ARCHITECTURE Demolish a ca. 1910 house and outbuilding. One-story rustic cabin with a Craftsman-style, shingle-clad front gable; deep front porch supported by simple posts atop massive, tapered stone piers; 6:6 wood windows; and rustic stone cladding throughout. The lot also contains a small, windowless stone outbuilding, consistent in appearance with Texas vernacular smokehouses or springhouses. RESEARCH As the property was annexed in 1982, historic-age research is largely unavailable from public sources. However, TCAD records indicate that the building’s legal description is Lot 1 of the Leigh Subdivision, with the plat filed in 1968, and that Mrs. Amelia Leigh, wife of the late Horage R. Leigh, owned the property. During the 1940s, the Leighs lived in Gonzales, and during the ‘50s, they lived across the river bend on Mt. Barker Drive. The building is directly adjacent to the Ski Shores marina. Aerial photographs show that the building was associated with small-scale farmland into the 1940s, though TCAD records indicate it was built in 1910. PROPERTY EVALUATION 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, but research on its occupancy and associations is incomplete: a. Architecture. The building is a good example of Texas vernacular architecture, combining classic Craftsman styling with rough rustic stone and unpainted woodwork. b. Historical association. The property was not able to be evaluated for its associations due to limitations on c. Archaeology. The property was not evaluated for its potential to yield significant data concerning the human available public research materials. history or prehistory of the region. d. Community value. The property was not evaluated for its ability to 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 was not evaluated for its ability to possess a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. STAFF RECOMMENDATION Either encourage rehabilitation and adaptive reuse but release the demolition upon completion of a City of Austin Documentation Package, or postpone the public hearing …
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
