07 C14H-2024-0154 - Adam School Staff Report — original pdf

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City of Austin ZONING CHANGE REVIEW SHEET CASE NUMBER: PR-2024-021145; GF-2024-043942 HLC DATE: November 6, 2024 PC DATE: November 19, 2024 CC Date: APPLICANT: Collette Bell HISTORIC NAME: Adam School WATERSHED: Shoal Creek ZONING CHANGE: DMU to DMU-H COUNCIL DISTRICT: 9 ADDRESS OF PROPOSED ZONING CHANGE: 1304 Guadalupe Street STAFF RECOMMENDATION: Grant the proposed zoning change from downtown mixed use (DMU) to downtown mixed use-historic landmark (DMU-H) combining district zoning. QUALIFICATIONS FOR LANDMARK DESIGNATION: architecture, community value, and historical associations. HISTORIC LANDMARK COMMISSION ACTION: Recommend the proposed zoning change from downtown mixed use (DMU) to downtown mixed use-historic landmark (DMU-H) combining district zoning (9-0). PLANNING COMMISSION ACTION: CITY COUNCIL ACTION: CASE MANAGER: Kalan Contreras, kalan.contreras@austintexas.gov NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Central Austin Community Development Corporation, City of Austin Downtown Commission, Downtown Austin Alliance, Downtown Austin Neighborhood Assn. (DANA), Friends of Austin Neighborhoods, Historic Austin Neighborhood Association, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Old Austin Neighborhood Association, Preservation Austin, SELTexas, Save Our Springs Alliance, Shoal Creek Conservancy, Sierra Club, Austin Regional Group, West Downtown Alliance, Inc. BASIS FOR RECOMMENDATION: § 25-2-352(3)(c)(i) Architecture. The property embodies the distinguishing characteristics of a recognized architectural style, type, or method of construction; exemplifies technological innovation in design or construction; displays high artistic value in representing ethnic or folk art, architecture, or construction; represents a rare example of an architectural style in the city; serves as an outstanding example of the work of an architect, builder, or artisan who significantly contributed to the development of the city, state, or nation; possesses cultural, historical, or architectural value as a particularly fine or unique example of a utilitarian or vernacular structure; or represents an architectural curiosity or one-of-a-kind building. The Adam School at 1304 Guadalupe Street is a rare intact example of early Austin folk architecture. In her 2024 narrative of the building’s architectural significance, applicant Collette Bell describes the building’s importance as a vernacular structure in Austin, constructed at the very start of the railroad era: The school was built as a simple Pre-railroad Folk style dwelling located at the corner of Guadalupe and, formerly, Walnut Street…The building uses forms and architectural patterns reflecting longstanding vernacular and folk traditions. Before the arrival of the railroad in Austin in 1871, building methods and forms typically were passed down through hands-on teaching and apprenticeships, often reflecting regional customs or traditions brought to the US by immigrants…1304 Guadalupe Street is a rare and remarkably intact 155-year-old vernacular City of Austin structure. It exemplifies the simple beginnings of Austin's pioneer past. It is an excellent example of the simplicity of early architectural endeavors built with local materials…[it] maintains its original frame construction and its original configuration, except for a narrow run along the back of the building thought to have been built in the 1920s when indoor plumbing was added. It has a central area, then smaller rooms on the north and south ends of the structure which could have accommodated a gathering area and two small classrooms.1 § 25-2-352(3)(c)(ii) Historical Associations. The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historical importance that contributed significantly to the history of the city, state, or nation or represents a significant portrayal of the cultural practices or the way of life of a definable group of people in a historic time. 1304 Guadalupe and its next-door neighbor, 1306 Guadalupe, have been intertwined for over 140 years; 1306 Guadalupe was designated in September 2023. The small frame building at 1304 Guadalupe was constructed around 1877. Its original use was as a private school run by Theresa Adam, daughter of German immigrant Augusta Adam. The historic zoning application describes this lot’s unique history: Augusta Adam, a German immigrant, reached Texas by way of Indianola. She was from a wealthy German family decimated by economic losses and war with Prussia. Augusta's husband, father, and brothers were killed in the war. She joined some one million Germans who immigrated to America during the 1850s. Departing Indianola, she came to Austin by oxcart in 1857. With her were her two young daughters, Mary and Theresa. Her belongings were primarily silver pieces and other valuables, the remains of her family's fortune. At the time of her arrival, Austin was in a growth spurt. Between 1850 and 1860 the population increased from 629 to 3,494…she used a portion of the proceeds from her valuables to purchase Lot 5 and Lot 6 of the Original City of Austin. The family home was constructed at 1403 W. 14th Street (later demolished) …By 1868, a stucco and tan brick cottage was in place at the north end of Lot 5 (Now 1306 Guadalupe). On September 11, 1876, the Hertels sold Lot 5 to Theresa Adam, Augusta's unmarried granddaughter…The frame house constructed on the south end of Lot 5 became Adam School, where Theresa Adam Ziller taught… A University of Texas master's thesis by Willie Madora Long contains the following information: "Five new schools opened in September 1877. Ms. Theresa Adams (sic) opened a school for young ladies and small girls…" In a 1961 interview, Mr. Robert L. Ziller (Grandson of Augusta Adam Ziller) refers to the frame structure on the south portion of Lot 5 as follows: "This was built sometime later for a private school, which was taught by Theresa and was one of the first private school buildings in Austin. The exterior of the building is just as it was built."2 § 25-2-352(3)(c)(iv) Community Value. The property has a unique location, physical characteristic, or significant feature that contributes to the character, image, or cultural identity of the city, a neighborhood, or a particular group. 1304 Guadalupe Street is part of a duo of vernacular buildings from the 1860s and 1870s; their entwined histories are inextricably tied to the Adam family, women’s history, and German history in Austin. The twin structures—and their legacy of enterprising women in Austin--have anchored the corner of Guadalupe and 14th Streets for more than 140 years. It was unusual in the mid-19th century for women to immigrate alone and to start a new life for themselves and their families; Augusta Adam did just that. Her daughter, Theresa Adam Ziller, carried on her spirit of boldness by purchasing property in her own right and starting her own business, another rarity for women in the 1870s. Not only was Adam Ziller an early woman entrepreneur, but she also continued her career as a teacher with AISD after converting her schoolhouse to a rental dwelling; her position as an established educator appears to have made an impression on the earliest days of Austin’s public education system. 1 Bell, Collette. “1304 Guadalupe Street.” Historic zoning application, 2024. 2 Bell, 2024. City of Austin PARCEL NO.: 0210021311 LEGAL DESCRIPTION: GUADALUPE HEIGHTS BLK 156 LOT 5B (B) ESTIMATED ANNUAL TAX EXEMPTION (non-homestead, not capped): AISD $1,096.55 COA $1,137.50 TC $777.36 TC Health $256.93 Total $3,268.34 APPRAISED VALUE (2024): Land: $1,020,640; Improvement: 0; Total: $1,020,640 PRESENT USE: Office DATE BUILT/PERIOD OF SIGNIFICANCE: 1877; 1877-1974 INTEGRITY/ALTERATIONS: High. The few major exterior changes to the building occurred within the period of significance and do not significantly affect the building’s main elevation. The shed-roof front porch does not alter the building’s essential form, nor do the rear bathroom and porch extensions. Original materials and fenestration elements have been restored. PRESENT OWNERS: James and Katherine Ray, 518 CLIFF DR AUSTIN TX 78704-1413 ORIGINAL OWNER(S): Augusta Adam OTHER HISTORICAL DESIGNATIONS: Contributes to West Downtown NRHD Historical Narrative 1304 Guadalupe Austin, Texas Summary The Augusta Adams Ziller School was built as a simple Pre-railroad Folk style dwelling located at the comer of Guadalupe and, formerly Walnut-Street in downtown Austin. At the time 1304 Guadalupe was built, the area that is now the University of Texas was a native American camping site. The building is a contributing building to the newly designated West Downtown Historic District. The building uses forms and architectural patterns reflecting longstanding vernacular and folk traditions. Before the arrival of the railroad in Austin in 1871, building methods and forms typically were passed down through hands-on teaching and apprenticeships, often reflecting regional customs or traditions brought to the US by immigrants. Buildings classified as folk-influenced typically do not include ornamentation or detailing influenced by another style. The small frame building at 1304 Guadalupe was constructed in about 1877. Its original use was as a private school run by Theresa Adam, daughter of a pioneering female immigrant to Texas. 1304 Guadalupe and its next-door neighbor, 1306 Guadalupe, have been intertwined for over 140 years; 1306 Guadalupe was designated as historical in September 2023. Each has its beginning whenAugusta Kohn Adams immigrated to the United States, and ultimately to Austin, in 1857 with two young daughters. She had lost her father and husband and hoped to make a new life for her children in America. Basis for historical designation 25-2-352(3)(c)(i) Architecture- The property embodies the distinguishing characteristics of a recognized architectural style, type, or method of construction; exemplifies technological innovation in design or construction, displays high artistic value in representing ethnic or folk art, architecture, or construction represents a rare example of an architectural style in the city; serves as an outstanding example of the work of an architect, builder, or artisan who significantly contributed to the development of the city, state or nation; possesses cultural, historical or architectural value as a particularly fine or unique example of a utilitarian or vernacular structure; or represents an architectural curiosity or one of-a-kind building. 1304 Guadalupe Street is a rare and remarkably intact 155-year old vernacular structure. It exemplifies the simple beginnings of Austin's pioneer past. It is an 1 excellent example of the simplicity of early architectural endeavors built with local materials, prior to the arrival of the railroad in Austin in 1871. 25-2-352(3)( c)ii) Historical Associations. The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historic importance which contributed significantly to the history of the city, state or nation; or represents a significant portrayal of the cultural practices or the way of life of a definable group of people in a historic time. Augusta Adams Mrs. Adam, a German immigrant, reached Texas by way of Indianola. She was from a wealthy German family which had been decimated by economic losses and war with Prussia. Augusta's husband, her father, and her brothers were killed in war. She joined some one million Germans who immigrated to America during the 1850's. Departing Indianola, she came to Austin by Oxcart in 1857. With her were her two young daughters, Mary and Theresa. Her belongings were primarily silver pieces and other valuables, the remains of her family's fortune. At the time of her arrival in 1857, Austin was in a growth spurt. Between 1850 and 1860 the population increased from 629 to 3,494. A 445.4% increase in the population within the city's limits. Augusta used a portion of the proceeds from her valuables to purchase Lot 5 and Lot 6 of the Original City of Austin. The family home was constructed on Lot 6, (1403 West Fourteenth Street). Augusta made this her home and that of her new husband, Herman Hertel, along with Theresa and Mary, and, eventually, their husbands and families. This structure was later tom down and is now a parking lot. Augusta Adam (Mrs. Hertel) had purchased an interest in Lot 5 (now 1304 and 1306 Guadalupe) from a Mary Kohn, who received Lot 5 in 1870, from a Louis Dohme, whose ownership came by way of the Republic of Texas. By 1868, a stucco and tan brick cottage was in place at the north end of Lot 5. Now 1306 Guadalupe, the cottage is still in its original configuration as well as maintaining its original stucco and brown brick exterior. An interesting note about 1306 Guadalupe is that, early on, Mary Adam taught school there. Records show that Ima Hogg, daughter of future Governor James Hogg, was a pupil of hers. 2 Theresa Adam -Ziller. On September 11, 1876, the Hertels sold Lot 5 to Theresa Adam, Augusta's granddaughter. At that time Theresa was unmarried. Her age in the 1875 census was listed as 26. She later married William Ziller, whose family has a rich history as prominent figures in early Austin. Theresa's sister Mary also married a Ziller brother, August. August was active in state and local governments. A photo taken in 1884 shows him as Chief of the Austin Fire Department. 25-2-352(3)(c)(iv) Community Value. The property has a unique location, physical characteristic, or significant feature that contributes to the character, image or cultural identity of the city, a neighborhood, or a particular group. Adams School. The frame house constructed on the south end of Lot 5 (1304 Guadalupe) became Adam School, where Theresa Ziller taught. The school must have been built after 1868. Tax Records "Prior to 1879", p. 53 in the Austin History Center shows the south half of Lot 5 as Adams (sic) School. A University of Texas Master's Thesis by Willie Madora Long contains the following information: "Five new schools opened in September 1877 .... Ms. Theresa Adams (sic) opened a school for young ladies and small girls .... " Thus, 1877 is the probable date for construction of the frame building on the south end of Lot 5, now 1304 Guadalupe, where Theresa Adam operated "Adam School." The cottage at 1306 appears on the 1873 Koch map of Austin. The map shows no structure at that time on the south portion of Lot 5. In a 1961 interview, Mr. Robert L. Ziller (Grandson of Augusta Adam Ziller) refers to the frame structure (1304 Guadalupe) on the south portion of Lot 5 as follows "On the same lot is a frame building now occupied by Dr. George Francis as a dental clinic. This was built sometime later for a private school (which was taught by Theresa and was one of the first private school buildings in Austin). The exterior of the building is just as it was built." Tax Records "Prior to 1879", p. 53 in the Austin History Center shows the south half of Lot 5 as Adams (sic) School. A University of Texas Master's Thesis by Willie Madora Long contains the following information: "Five new schools opened in September 1877 .... Ms. Theresa Adams (sic) opened a school for young ladies and small girls .... " 3 Thus, 1877 is the probable date for construction of the frame building on the south end of Lot 5, now 1304 Guadalupe, where Theresa Adam operated "Adam School." Ms. Theresa's school must have closed by 1882, when she is listed as a teacher in the Austin public schools. Subsequent Uses of 1304 Guadalupe. The January 1894 Sanborn's map of Austin lists 1304 Guadalupe as a dwelling. The Austin City Directory of 1905 shows W. F. Robinson, an engineer with Swift Packing Company, as residing at 1304 Guadalupe. Over the years, 1304 Guadalupe has been used as a small residence, a dental office, a private advocacy group's office, and as an interior design studio. For a period prior to 1996, Lot 5 (1304 Guadalupe, as well 1306 Guadalupe) were in the ownership of the Scottish Rite Bodies and the Scottish Rite Learning Center of Austin, Inc. In 1996, following a successful lawsuit to confirm the legitimacy of Mr. Amon Burton's right to exercise an option to purchase Lot 5 and its two buildings, Mr. Burton and his spouse Carol then purchased Lot 5 and almost immediately formed Walnut-Guadalupe Joint Venture with Katherine and James (Jim) Ray to own the two buildings and pay off a loan on the property. The loan was paid off in 2005. Thereafter, the property was subdivided with the southern portion (1304 Guadalupe) separated from the northern portion (1306 Guadalupe). The current owners of 1304 Guadalupe are James F. (Jim) and Katherine Bennett Ray who have their own ties to Texas history. Katherine Bennett served as Director of Administration for the Texas Constitutional Revision Commission (1973) and the Texas Constitutional Convention (1974). James F. (Jim) Ray was Executive Director of the Texas Constitutional Revision Commission and Texas Constitutional Convention (1973- 1974). Their historic work to revise the Texas Constitution was done with a leave of absence from their previous positions as Director of Administration (Mrs. Bennett) and Executive Director (Mr. Ray) of the Texas Advisory Commission on Intergovernmental Relations (T ACIR), a state agency charged to conduct research on issues of importance to Texas. They both returned to the TACIR in their previous capacities following the conclusion of the Constitutional Convention in 4 1974, Mr. Ray left theTACIR in September 1977 to marry Katherine Bennett and to begin his own management consulting ·practice, Ray Associates, Inc., in Austin. Mrs. Ray worked in the consulting business with her husband on nights and weekends until she joined Ray Associates, Inc., as Vice President in 1981. The Rays' consulting practice focused on service primarily to local governments in Texas. In addition to serving their local government clients, they managed by contract the Texas Association of Regional Councils from 1977 to 2005 (28 years, with Mr. Ray as Executive Director), the Texas Recreation and Park Society for 10 years (with Mrs. ·Ray as Executive.Director), and the Emergency Management Association of Texas for two years. Mr. Ray's consulting specialty was public policy and Mrs. Ray's consulting specialty was in the fields of finance and human resources and leadership training. In 1996, the purchase of 1304 Guadalupe, under the umbrella ofWalnut Guadalupe Joint Venture with Amon and Carol Burton, coincided with an expansion of Ray Associates, Inc., and the need for additional office space. Ray Associates, Inc., had been operating out of offices located at 508 West 12th Street and 1305 San Antonio Street (about one and one-half blocks apart), and 1304 Guadalupe Street was separated from their offices on San Antonio Street only by a parking lot between the two buildings. The Rays restored 1304 Guadalupe to its original beauty, removing the dropped acoustical tile ceilings to reveal 12-foot ceilings and repaired the wood floors that needed repair, endeavoring to keep the interior colors and wallpaper to colors and patterns appropriate to the 1800s, and installed antique furniture, with inset sinks, as fixtures in the bathroom and small kitchen areas. The Rays used 1304 Guadalupe as an extension of their offices from 1996 through 2007, then leased the property to Robert L. Kamm, an attorney and lobbyist from 2008 to March 2020, then to Mr. Kamm's assistant Jocelyn Dabeau from March 2020 to March 2024. 1304 Guadalupe Today. 1304 Guadalupe maintains its original frame construction and its original configuration, except for a narrow run along the back (west) side of the building thought to have been built about 100 years ago in the 1920s when indoor plumbing was added. It has a central area, then smaller rooms on the north and south ends of the structure. Conceivably, this could have accommodated a gathering area and two small classrooms. 5 Austin History Ce ·1ttli City of Austin-Historic Preservation Office Historic Zoning Application Packet F.2 Historical Documentation-Occupancy History Occupancy Research for 1304 Guadalupe St. Austin, TX 78701 Year 1877-78 1879-80 1885-86 1889-90 1895-96 1900-01 Occupation Deputy City Tax Assessor Deputy City Tax Assessor Deputy City Tax Assessor Deputy City Tax Assessor Deputy City Tax Assessor Deputy City Tax Assessor 1909-1910 Owner/Occupant Theresa Adams(wid)August Xiller August Ziller August Ziller August Ziller August Ziller August Ziller 1905 Jonathan Simmons Charles Bonte 1914 Charles Bonte 1920 Miss Anna Randolph 1924 J.C. Denny 1929 J.C. Denny 1933 Mrs. I.L. Denny, G.R. Ezelle 1937 Paul Bolton 1942 Ralph S. Rowntree 1947 Orion P. Wilkins 1952 Thelma Coffey 1957 Nordyke's Maternity 1962 Not Listed 1967 Jack Scheib Furniture 1971 Jack Scheib Furniture 1975 Nicholson Interiors 1980 Nicholson Interiors 1996-2007 2008-2020 2020-2024 Ray & Associates Bob Kamm Jocelyn Dabeau Fireman Fireman Daughter of Cyrus Halbert State Treasurer Hotel Clerk Hotel Clerk Unknown News Editor Artist Unknown Coffey's Maternity Nordyke's Maternity Furniture Furniture Interior Design Interior Design Consulting Lobbyist Lobbyist Source City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories City Directories Owner Owner Owner City of Austin-Historic Preservation Office Historic Zoning Application Packet f. 1: Historical Documentation-Deed Chronology Deed Research for 1304 Guadalupe St. Austin, Tx 78701 Date Executed Instrument Grantor Grantee Plat Records February 23, 1857 September 11, 1876 September 6, 1876 Monday, November 4, 1929 Letter Patent Warranty Deed Warranty Deed Warranty Deed State of Texas Augusta Hertel and H Fritz and Augusta Tegener Mary Ziller Monday, December 10, 1934 Warranty Deed Robert L. Ziller Ameritrust Texas, N.A. Successor trustee of Trust created under the will of Helen Ziller Tuesday, June 26, 1990 Special Warranty Deed Wednesday October 4, 1995 General Warranty Deed Scottish Rite Learning Center 11-Jun-96 Warranty Deed 11-Jun-96 Quitclaim Deed Steve G. Harren, Trustee Steve Harren dba GOP Investments formerly GOP Investments Augusta Adams Theresa Adam Theresa Adam Robert L. Ziller Helena Ziller Scottish Rite Bodies Steve G. Harren, Trustee Scottish Rite Learning Center T-46 Volume 32, Page 89 Volume 36, Page 235 Volume 442,Page 530 Volume 01945, Page 00473 Volume 11216, Page 00457 Volume 12537, Page 01472 Volume 12706, Page 02259 Scottish Rite Learning Center of Austin, Inc Volume 12706, Page 2262 11-Jun-96 17-Nov-11 Warranty Deed General Warranty Deed Walnut Guadalupe Joint Venture Scottish Rite Bodies and Scottish Rite Learning Center of Austin, Inc. Walnut-Guadalupe Joint Venture Volume 12706 Page, 2276 Permitting and Development Center | 6310 Wilhelmina Delco Drive, Austin, TX 78752 | (512) 978-4000 Property Profile Report Capitol Dominance Overlay Capitol View Corridors: CAPITOL OF TEXAS HIGHWAY Downtown Austin Plan Districts: Uptown / Capital Downtown Density Bonus: FAR - 15 | Max Hgt - 400 Green Building Mandatory: Central Business District/Downtown Mixed Use Residential Design Standards: LDC/25-2-Subchapter F Selected Sign Ordinances Zoning Map Zoning Guide The Guide to Zoning provides a quick explanation of the above Zoning codes, however, the Land Development Information Services provides general zoning assistance and can advise you on the type of development allowed on a property. Visit Zoning for the description of each Base Zoning District. For official verification of the zoning of a property, please order a Zoning Verification Letter. General information on the Neighborhood Planning Areas is available from Neighborhood Planning. Imagery Map General Information Location: Parcel ID: Grid: 1304 GUADALUPE ST 0210021311 MJ23 Planning & Zoning *Right click hyperlinks to open in a new window. Future Land Use (FLUM): No Future Land Use Map Regulating Plan: No Regulating Plan Zoning: DMU Zoning Cases: Zoning Ordinances: Zoning Overlays: C14H-2023-0074 C14H-2024-0154 19990225-070b 20230914-115 Infill Options: Neighborhood Restricted Parking Areas: -- -- -- -- Mobile Food Vendors: Historic Landmark: Urban Roadways: Yes No No No No No No Environmental Fully Developed Floodplain: FEMA Floodplain: Austin Watershed Regulation Areas: URBAN Watershed Boundaries: Shoal Creek Creek Buffers: Edwards Aquifer Recharge Zone: Edwards Aquifer Recharge Verification Zone: Erosion Hazard Zone Review Buffer: Political Boundaries Jurisdiction: AUSTIN FULL PURPOSE Council District: 9 County: TRAVIS School District: Austin ISD Community Registry: Vicinity Map Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Central Austin Community Development Corporation, City of Austin Downtown Commission, Downtown Austin Alliance, Downtown Austin Neighborhood Assn. (DANA), Friends of Austin Neighborhoods, Historic Austin Neighborhood Association, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Old Austin Neighborhood Association, Preservation Austin, SELTexas, Save Our Springs Alliance, Shoal Creek Conservancy, Sierra Club, Austin Regional Group, West Downtown Alliance, Inc. The Information on this report has been produced by the City of Austin as a working document and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. Date created: 10/22/2024