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Historic Preservation Seminar Spring 2010
The Bauer Farmstead Guadalupe River State Park
Historic Structure Report
THE UNIVERSITY OF TEXAS AT SAN ANTONIO
COLLEGE OF ARCHITECTURE
501 WEST DURANGO BOULEVARD
SAN ANTONIO, TX 78207
Table of Contents
Table of Contents
1. Introduction
2. Acknowledgements
3. Historical Background and Significance
4. Physical Description
5. Chronology of Development and Use
6. Condition Assessment
7. Review of Codes and Laws
8. Resource Values and Preservation Objectives
9. Physical Work and Preservation Treatment Recommendations
10. Design Ideas For New Use
11. Bibliography
Appendices
A: Martha Doty Freeman, History of Guadalupe River State Park, 1997
B: Lynn Osborne Historical Report, 1975
C: Dennis Cordes Office Memorandum, October 18,1983
D: Planning Session Findings
E: Deed Records
F: Texas Parks and Wildlife Department Drawings
Introduction 1.1
Introduction
The following Historic Structure Report for the Bauer Farmstead documents the
site’s history and its current state. The Bauer Farmstead is important and holds
significant value because of its rich history. Construction on the Bauer Farmstead
began in the 1850s. German immigrants constructed the Bauer house using an
imported tradition of a log room with an adjacent fachwerk room. Because
both of these rooms are still standing, the importance of the Bauer House
revolves around its historical beginnings. The Bauer Farmstead has survived
various owners, moderate remodeling, and vacancy. Therefore, the Bauer
Farmstead has become a symbol of not only its time, but a symbol of survival.
The Bauer Farmstead represents architectural and historical values that date
back to German immigration into Texas. The Bauer Farmstead also represents
multiple cultural values.
With the help of the Texas Parks and Wildlife Department, the current owner of
the Bauer House, the University of Texas at San Antonio has developed ways in
which the Bauer House can be rehabilitated for other uses.
The purpose of this Historic Structure Report (HSR) is to:
1. Discover and document the house’s history and current condition.
2. Define and evaluate the house’s significance.
3. Identify the values and future rehabilitation options for the Bauer
Farmstead.
When conducting an HSR, it is important to have an interest in careful
documentation and the appropriate treatment of significant historic structures.
Completing a HSR before any treatment is begun is imperative. When done
correctly, a HSR can help ensure the history, significance, and condition of a
property are thoroughly understood and taken fully into consideration during
treatment selection and determination of work recommendations. Additionally,
the HSR can be an important resource for future research.i It is important to note
that this particular HSR deals with more than the actual Bauer structure; we have
thought about and included recommendations on the entire Bauer Farmstead.
This particular HSR is to be used as the basis for future work, education, and
preservation integrity of the Bauer Farmstead. By preparing this HSR as both a
paper document and website, we hope to present the information below in a
useful manner. Hopefully, this will help future researchers and historic
preservationists working on the Bauer Farmstead and similar sites.
The goal of this HSR was to initiate an interest in preserving a historic house, to
offer potential compatible uses and to examine the possibilities of those uses.
This HSR is a foundation of research that hopefully others will build upon and
perhaps learn from. We also hope the work done on the Bauer House will
Introduction 1.2
encourage other people to become more involved in historic preservation
efforts at this site within the Guadalupe River State Park.
i Deborah Slaton, “The Preparation and Use of Historic Structure Reports,”
Preservation Brief 43. http://www.nps.gov/history/hps/tps/briefs/brief43.htm
Acknowledgements 2.1
Acknowledgements
This report was done not only as a purposeful research on the Bauer Farmstead but also
as a learning experience for graduate students in historic preservation and architecture
at UTSA.
This HSR was made possible by the following:
University of Texas at San Antonio Spring 2010 Graduate Seminar in Historic Preservation:
Amy Estes
Rossana Luke
Courtney Widacki
Derrik Godwin
Casey Johnson
Adriana Munoz
Professor William Dupont
The Texas Parks and Wildlife Department, specifically Denis Gerow, Cynthia
Brandimarte, Scott Taylor and Chris Dooley who provided assistance in our efforts in
documenting the Bauer Farmstead and proposing rehabilitation.
The Friends of the Guadalupe River State Park and Honey Creek State Natural Area,
specifically Tom Anderson and Bryden Moon who provided historical photographs of
the Bauer residence retrieved from the Holfheinz family and provided ideas during the
facilitated planning session.
Martha Doty Freeman, who introduced us to her research, and made available all her
information on the Bauer Farmstead.
Denis Cordes, who had previously studied the property and whose research, report,
drawings and findings, were essential to our project.
Historical Background and Significance 3.1
Historical Background and Significance
Designated a State Archeological Landmark on June 28, 1983, by the Texas Historical
Commission, the Bauer Farmstead is of regional significance for its associations with
nineteenth century German immigration to Texas and methods of traditional European
building techniques, specifically the farmstead's inclusion of fachwerk construction.
Martha Doty Freeman has extensively documented the historical background of the
Guadalupe River Start Park in her report, A History of Guadalupe River State Park and
Honey Creek Natural Area. The Texas Parks and Wildlife Department published this
report in 1997. Freeman's publication includes information about the Philipp Bauer
Farmstead, which is located within the Guadalupe River State Park. Selected passages
of Freeman's History are included as an appendix to this report. Therefore, this section
does not undertake to repeat Freeman's research, however it contains a summary
based on her work and other sources.
In 1854, Philipp Bauer emigrated from Prussia to Texas. He was encouraged to move to
America by a fellow Prussian named Marie Peters; Marie had moved to Texas with her
family two years earlier. In their correspondence, she told Bauer there was plenty of
work for skilled carpenters in Texas. In 1855, the year after Bauer arrived, he and Marie
were married.1
Figure 1: Marie & Philipp Bauer (From Rivers,
Ranches, Railroads and Recreation: A
History of Kendall County Texas)
Historical Background and Significance 3.2
Philipp & Marie Bauer were two of thousands of German immigrants that came to
America during the middle part of the 1800s. There was an influx of immigration to the
United States during the 1840-60s with a peak during the 1850s.2 During the 1840s, the
social, economic, and technological conditions in Germany, combined with the
availability of lands in the frontier Texas, created an idea climate for population
expansion in Texas (Figure 2).
Figure 2: United States Distribution of Population & Railways in 1850 (The University of Texas at Austin. From the Cambridge Modern History
Atlas, 1912.) Red dot added to indicate Bauer Farmstead location.
Historical Background and Significance 3.3
Germans arrived in Texas as early as the 1830s to settle in Austin County and by the year
1850, they numbered five percent of the total population, which is a conservative
count. The Handbook of Texas history states:
The majority of immigrants were farmers with a modest experience in trades. [The Germans] were ambitious farmers and artisans who believed their futures were cramped by the social and economic system at home. They were not poverty- stricken and oppressed. Indeed, they were able to afford the substantial cash investment required in overseas migration.3
The Republic of Texas made colonization contracts with various individuals to establish
colonies in the republic and receive payment in land. Bauer arrived in Texas in the year
of 1854, and by this time, the Homestead Act of 1854 reduced homestead grants to 160
acres from 320 acres and required a residence of three years. The policy of offering
homestead grants was extended in 1866 and 1870 and under the Constitution of 1876.
The amount of land disposed of under the pre-emption and homestead laws of Texas
was recorded at 4,847,136 acres.
Bauer made a preemptive land claim for 160 acres in 1856, located in present day
Kendall County. The Bauers began to live on the tract of land in August of 1856. During
the time between 1856 and 1878, Philipp Bauer may have built three structures,
including the present historical structure. According to an oral interview with Philipp
Bauer's grandson Arnold, there were two were log structures that have not survived,
and the third was the Bauer Farmstead.4
The location of the Bauer Farmstead is approximately 25 miles NW of the Balcones
Escarpment in the southeastern portion of the Edwards Plateau. The location is in the
Balcones Fault zone, bordered by rolling Blackland Prairies to the east and the rugged
limestone Hill Country to the west. The zone where the Bauer Farmstead is located is a
geologic break that has a significant effect on the soils, flora, fauna, water, and
Historical Background and Significance 3.4
settlement (Figure 3). Freeman notes that “early nineteenth century settlers favored the
limestone because it was relatively soft and easily shaped when first cut, hardening
upon exposure to air.”
Figure 3: Geologic and
Hydrologic Provinces
Affecting the Edwards
Aquifer, Central Texas,
July 1986.
(State of Texas Maps)
Red dot added to
indicate Bauer
Farmstead location.
The climate in this area is warm and arid. The weather in the region is characterized by
precipitation extremes. The Bauer Farmstead is located in Region 7b (Figure 4). This
region of Texas contained large and small ranches that supported goats, sheep, and
cattle, as well as small crops. The common cattle found in this locale were Hereford
cattle, because they are excellent foragers. The grazing conditions were favorable,
unless there was a drought.
Figure 4: Agricultural Regions of Texas,
1960. (Farming in Texas Bulletin) Red dot
added to indicate Bauer Farmstead
location.
Historical Background and Significance 3.5
By mid nineteenth century, the ties between central Texas communities were
developed further, when New Braunfels and Fredericksburg were linked by way of road
and trails. Two rail lines which traversed Comal County and skirted the Balcones
Escarpment, helped add boundary and definition to the context area. Texas markets
began to be more accessible because of these rail lines, which helped ranchers
prosper (Figure 5).
Figure 5: Houston and Texas Central Railway, 1871. (Rand M. Naly & Co, Chicago)
Red dot added to indicate Bauer Farmstead location.
As cattle numbers began to change and fluctuate, barbed wire began to be
developed. The first wire with points was invented 1867, while the barbed wire was
invented in 1874.5 Both of these were in production during the time cattle trade was at
its peak in the 1880s. The barbed wire found on the Bauer property indicated that there
was use of this material, but it is unclear as to what period of time this was used and if it
Historical Background and Significance 3.6
affected his cattle market. According to Freeman's History, Bauer began with 10 cows
in 1857 and by 1862 the number of cattle had risen to 38.
The outbreak of the Civil War probably slowed the Bauer's progress. Kendall County
suffered considerable economic hardship during the Civil War and throughout the
Reconstruction period. The war slowed growth at a significant rate; between 1864 and
1866, Kendall County as a whole experienced a 52 % loss in property tax receipts. By
1880, the county began to show improvements and population rose from 1536 in the
1870s to 2763 in the 1880s and the number of farms rose from 197 to 419. The amount of
improved land rose from 3617 acres in the 1870s to 22452 in the 1880s. Census and tax
records show the Bauer family following this pattern of increasing their land and
livestock holdings after Reconstruction.
As stated previously, Bauer made a preemptive land claim for 160 acres in 1856. Philipp
and Marie began to live on the tract of land in August of 1856. Phillip and Marie Bauer
had five children. Their eldest child, Ernst, inherited the property after Phillip and Marie
died. Phillip died in 1902 and Marie died in 1905. Ernst continued to farm and ranch
until his premature death in 1920; his widow Rosa and their children continued to live
there until 1932.
In 1932, property ownership was transferred from Rosa Bauer to J. P. and Sue Fuesler.
The Fueslers apparently did not move to the house, instead he was designated on the
tax records as a non-resident owner. J.P. Fuesler was a full time resident of Houston,
where he was an officer for Anderson, Clayton and Co., a cotton merchant company.
The Fueslers did not hold onto the Bauer land for very long.
In 1934, property ownership was transferred to Max Hofheinz. Max Hofheinz appears to
have continued the pattern of non-residential ownership. He lived full time in Boerne,
Texas. The Hofheinz family held onto the track of land for thirty-seven years, until heirs
transferred property ownership to J. David Bamberger in 1971.
Historical Background and Significance 3.7
J. David Bamburger offered his track of land to the Texas Park and Wildlife Department
in May of 1974. At the July 1974 meeting of the Texas Parks and Wildlife Commission,
the committee decided to move forward with the creation of a regional park situated
on the Guadalupe River and purchased the property.
As early as 1973, planners with the Texas Park and Wildlife Department wanted to be
able to offer outdoor recreational facilities to the quickly developing southwest Texas
residents. The Department teamed up with Texas Tech University to gather information
on water-based recreational resources in San Antonio and the surrounding areas. The
results argued for a large state park to be located by the Guadalupe River, west of
Interstate 35.
The Bauer Farmstead is one of three remaining German farms located within the
present day Guadalupe River State Park. In a 1975 report, historian Lynn Osborne noted
that, "Perhaps the best example of the acculturation of the German immigrants can be
seen in the architecture, where the evidence of the German influence remains today."6
It was very common for German immigrants to initially build log cabins and then once
established, to replace these cabins with more involved German-style dwellings of
stone and fachwerk.
According to the Texas State Historical Association, Texas architecture can be
organized into six periods: Indian or pre-colonial (to 1682), Spanish colonial-Mexican
(1682–1835), Republic-antebellum (1835–61), Victorian (1861–1900), Early twentieth
century (1900–1941), and Modern (1941–90). The Bauer House falls under four periods –
from Republic-antebellum (1835–61) through Modern (1941-61).7 One of the notable
aspects of the Bauer Farmstead is the architectural evidence of the four periods. As
Osborne stated, "…the Bauer house displays the progression of construction methods
and additions to the structure over its years of occupancy."8 The Bauer House type was
likely initially built as a basic double-pen house (Figure 6) with or without a fireplace.
Observation of physical evidence has not yet revealed a fireplace.
Historical Background and Significance 3.8
Figure 6: Major Types of double-
pen houses in Texas. (From Terry
Jordan's Texas Log Buildings: A Folk
Architecture)
The size and type of homes built were largely dependant on the available materials
and the knowledge and skills of the builder/s. Juniper Trees, often called Cedar, were
abundant in the area of the Bauer Farmstead. Cedar was the primary material
available in Kendall County in the 19th century (Figure 7). Cedar was a preferable
wood, in terms of its natural resistance to moisture and insects. Average square foot per
log pen was largely influenced by size of tree, as shown. 9 With this in mind, Lynn
Osborne's 1975 report suggests that the Bauer Farmstead was larger than normal
because of the unusually long juniper/cedar logs that Mr. Bauer used (Figure 8).
Figure 7: Type of wood used in log construction
in Texas. (From Terry Jordan's Texas Log Buildings:
A Folk Architecture) Red dot added to indicate
Bauer Farmstead location.
Historical Background and Significance 3.9
Figure 8: Isolines for average square footage per log pen in Texas. (From Terry Jordan's Texas Log Buildings: A Folk Architecture) Red dot added to indicate Bauer Farmstead location.
According to the Texas State Historical Association, during the Republic-antebellum (1835–61) period: In regions where trees were available, log cabins were common to Anglo- American settlements as well as those of some European immigrants. Both single-crib and double-crib houses were common. Ordinarily, log cabins had only a single story, but occasionally attics were included. In any instance, porches ordinarily extended along the south side of dwellings; porch roofs shaded the walls and provided a protected space. A fireplace was usually placed at a gable end of dwellings. Regardless of type, cabins were assembled with horizontal logs, sometimes hewn or partially hewn. Logs were notched together at corners utilizing several types of joints. Spaces between them were filled with wooden chinks, rocks, or moss and mud. Roofs were finished with boards, shakes, or shingles. Though no type of log construction can be specifically attributed to any particular ethnic group, Fachwerk structures were peculiar to German settlements. Fachwerk consisted of hewn frameworks joined with mortise and tenon joints, secured with treenails (wooden pegs). Panels formed by the framework were infilled with either brick or stone nogging, but some openings were framed for doors and windows.10
Historical Background and Significance 3.10
The cedar was utilized in the Bauer Farmstead to create the framework or fachwerk in
part of the house. There is also evidence of nogging, chinking, and types of log
notching as described in the Texas Historic Association excerpt above (Figures 9,10 &
11).
Figure 9: Log wall with unusually wide chinks, filled
with hewn, mortared stones. (From Terry Jordan's
Texas Log Buildings: A Folk Architecture)
Figure 10: Mud bricks or "nogging" infill located on floor at the Bauer Farmstead, February 13, 2010.
Historical Background and Significance 3.11
Figure 11: Most common types of log corner notching in Texas. (From Terry Jordan's Texas Log Buildings: A Folk Architecture)
There are numerous examples of fachwerk construction in the Texas Hill country due to
the large numbers of German immigrants, including many who were skilled in trades,
including construction.11 At least twenty of these buildings are protected in some way
by local conservation associations. The Bauer Farmstead, however, is one of only two
properties owned by the Texas Parks and Wildlife that contain this type of construction.
Unlike other existing properties containing fachwerk that have been disassembled and
moved, or have experienced development around them, the land that was farmed
and ranched for decades by the Bauer Family are relatively undisturbed. This elevates
the significance of the Bauer Farmstead, as few buildings from this period remain in their
context, with the full cultural landscape intact and a protected viewshed.
Historical Background and Significance 3.12
1 Freeman, Martha Doty. A History of Guadalupe River State Park and Honey Creek Natural Area. Austin: Texas Parks and Wildlife, 1997. 2 The U.S. Census Records 3 Jordan, Terry J. http://www.tshaonline.org/handbook/online/articles/GG/png2.html (accessed 13 February 2010.) 4Osborne, Lynn. "Historical Report- Guadalupe River." (1975) 5 McCallum, Frances T. TSHA. Available from http://www.tshaonline.org/handbook/online/articles/BB/aob1.html (accessed 13 February 2010.) 6 Osborne, Lynn. "Historical Report- Guadalupe River." (1975) 7 Robinson, Willard B. Available from http://www.tshaonline.org/handbook/online/articles/AA/cmask.html. Internet;(accessed 14 February 2010.) 8 Osborne, Lynn. "Historical Report- Guadalupe River." (1975) 9 Jordan, Terry. Texas Log Buildings: A Folk Architecture. Austin: University of Texas Press, 1978. 10 Robinson, Willard B. Available from http://www.tshaonline.org/handbook/online/articles/AA/cmask.html. Internet;(accessed 14 February 2010.) 11 Von-Maszewski, W.M. Handbook and Registry of German-Texan Heritage. Austin: German Texas Heritage Society, 1978.
Physical Description 4.1
Physical Description Summary The Bauer Residence is a single story, rectilinear residence with an attic. The plan
includes four rooms and a closet. The crawl space and the attic/loft were not
accessed. The house has a porch on the east and south façade. The main entrances
are located on the south façade. The primary construction type is log and fackwerk
typical of mid-nineteenth century German vernacular architecture of the region.
Exterior
The construction materials for the exterior of the building include wood siding, plaster,
limestone, sheet metal, wood trim, wood frame windows and wood doors. There are
different types of wood siding used throughout the exterior of the house, including:
shiplap, clapboard and a double horizontal teardrop type1.
This analysis was done visually and physically from ground level and with handheld
tools. All field investigations were surface observation from the ground without aid of
ladders or lifts. None of the various non-destructive evaluation methods, such as
infrared photography or sonar were utilized. Tools used in the investigation were limited
to binoculars, tape measures, screwdriver (slot head), flashlights, and digital cameras.
The roof is a divided into four sections (see drawings). The primary section of the roof
that covers the majority of the residence is a gable roof with east-west ridge. The other
three roofs are single pitched that were constructed off of the east and west facades.
The primary section of the roof is composed of a wood deck substrate with wood
shingles covered with corrugated metal panels. The roof on the east façade is
composed of corrugated metal panels secured to exposed wood rafters. The roofs on
the west façade are composed of a wood deck substrate with corrugated metal
roofing.
1 Standard Patterns (Portland, OR, 2001), 10-12.
Physical Description 4.2
Interior
The interior construction materials include plaster, gypsum wall board, beaded board,
wood paneling, wood trim, wood flooring, wood frame windows and wood doors.
Note: All dimensions recorded are true dimensions unless otherwise noted as nominal
dimension lumber.
Site Description
Summary
The site of the Bauer Residence is located on the Guadalupe State Park grounds. The
site is heavily vegetated with a large open pasture located to the south of the
residence. The Guadalupe River is located south of the residence adjacent to the open
pasture that has been terraced with dirt berms. The immediate landscape around the
residence has been moderately cleared and has remains of multiple fence lines. The
site has a steady mild slope that continues until the Guadalupe River. The Bauer
Residence is located south of the crest of a hill that is composed of large rocks and dirt.
Physical Description 4.3
Overall Site Aerial
1
2
3
4
Notes
1. Dirt entry road
2. Bauer Residence
3. Open pasture
4. Guadalupe River
Physical Description 4.4
Bauer Residence Site
7
6
5
9
8
10 1
11
12 2
13
3
4
8
Notes
1. Open concrete water retainer
2. Field rubble wall and drop off
3. Drainage ditch
4. Entry road
5. Dirt berm and barbed wire
fencing
6. Exposed metal and PVC pipe
7. Wood and corrugated metal
storage structure
8. Wind Mill
9. Above ground closed
concrete water retainer
10. Below ground open concrete
water retainer
11. Wood fence constructed of
small timber and metal wire
12. Metal panel and metal post
fence
13. Rock retaining wall
Physical Description 4.5
General Site Notes
• The site is littered with archaeological debris including items such as:
o Old rusted cans
o Metal work
o Farm tools
o Old tires
o 19th and 20th century building materials
Field Notes and Survey
February 13th, 2010 at 11:00am
Physical Description 4.6
Exterior Description Overview
There are ten wood frame windows of different sizes. All windows are double-hung
except for two. There is a sliding window and a casement window. All windows except
one are secured with a 2”x6” nominal lumber, a piece of plywood and a carriage bolt.
There are five wooden exterior doors of different types and sizes. Three of the doors
have an exterior screen door and two of them have an interior screen door.
Types of wood siding and ceiling boards1
Method used to secure windows
Physical Description 4.7
Exterior Description
South Façade
The South façade is composed of three parts: the west section, the central
section and the porch on the east side.
The west section at room 106 has a 5” shiplap wood siding with a white paint
coating that follows the shape
of pattern 109. There is a 29”
four-panel wood door painted
white with a white ceramic
doorknob. The door has a
screen door with wood frame
on spring-loaded hinges. The
section has a sheet metal skirt
embossed with an ashlar
pattern. Paint discoloration shows evidence of former construction, now removed.
Physical Description 4.8
The central section has a plaster finish with a peach colored coating. There is a
5” wood baseboard painted dark green. This section has a limestone foundation.
There are three windows. The westernmost window is a 44”x27” six over six
casement wood frame window and it has 1”x4” wood trim. The middle window is
a 34”x52”3/4 six over six double-hung wood frame window with 1”x3” wood trim.
The easternmost window is 34”1/2x53”1/2 six over six double-hung wood frame
window with 1”x3” wood trim.
There are two doors on this section. The door to the west is 34” wide four-panel
wood door with a round metal doorknob. The door to the east is also 34” four-
panel door but it has a white ceramic doorknob. Both doors are painted white,
have 1”x3” wood trim and have a six panel screen door with a wood frame on
spring-loaded hinges.
West Façade
Physical Description 4.9
There are three facades facing west: the west wall of room 101, the west wall of
room 106 and the south porch. Both walls have the same 5” shiplap wood siding
painted white that follows the shape of pattern 109.
The west wall of room 101 has a
limestone foundation. There is a
27”x23” sliding six light wood
frame window with 1”x6” wood
trim. There is a metal flashing
strip on top of the window. There
is a 6” wood corner board.
The west wall of room 106 has a
sheet metal skirt embossed with an ashlar pattern. There is a 24”1/4x55”1/2 four
over four double-hung wood frame window with 1”x4” wood trim. There are 6”
wood corner boards on both sides of this section.
North Façade
West façade of room 101
Physical Description 4.10
There are three facades facing north: the east porch, the central section and
the north wall of room 106.
The east porch has a 3” saw tooth wood siding and a sheet metal skirt embossed
with an ashlar pattern, the same as the sheet metal surrounding room 106.
The central section has two types of wood siding, a 6” butt joint wood siding w/o
overlap of typical clapboard painted white with pattern 109. This is the only
section on the house where the siding has a butt joint. The wood siding extends
all the way to the current grade.
There are two windows on this section. The one to the east is a 24”1/2x28” two
over two wood frame window with 1”x3”1/2 wood trim. This window has been
removed and it is sitting in room 103. It has a missing glass pane. The one to the
west is a 25”x28”1/2 two over two wood frame window with 1”x4” wood trim. This
window has been removed and it is sitting in room 103.
There are two wood batten doors on this section. The one to the east is 29” wide
and the one to the west is 25”3/4 wide. Both doors have 1”x3” trim, have a green
coating and an interior wood frame screen door.
The central section has a gutter
attached by a wire nailed to the
roof. This section has 3”1/2 wood
corner boards.
The north façade of room 106
has a 5” shiplap wood siding
with a white paint coating
that follows the shape of
pattern 109. It has two 6” wood corner boards.
North façade of room 106.
Physical Description 4.11
There is one 25”x55”1/2 four over four double-hung wood frame window with
1”x6” wood trim. This window is open and unsecured. There is a strip of metal
flashing on top of the window.
East façade
The east façade consists of two parts: the south porch and the main house
section.
The south porch section has a
beaded board ceiling with a
light green coating. Where the
south porch meets the east
porch, there is a missing strip of
the beaded board that shows
the shiplap wood siding installed
underneath.
Physical Description 4.12
Surrounding the porch there is a sheet metal skirt embossed with an ashlar
pattern as seen around room 106.
The house section has two types of siding. There is a 5”1/2 double teardrop wood
siding with a white coating that follows the shape of pattern 117 up to the line
where the porch roof meets the wall. From where the porch roof meets the wall
up to the roof, there is a shiplap wood siding with a white coating that follows
pattern 109. There are vertical wood planks beneath the double teardrop siding
on the east wall of room 104. There is one 6” wood corner board on the north
end of the wall.
Rooms 103 and 104 have a
limestone foundation. From the
south end of the wall to where
the porch deck meets the wall,
there is a 5” wood baseboard
painted dark green.
There are two windows on this
section. The one to the south is
a 37”1/2x54” six over six
double-hung wood frame window with 1”x4” wood trim. The one to the north is a
27”x46” six over six double-hung wood frame window with 1”x3”1/2 wood trim.
There is a strip of metal flashing on top of the window on the east wall of room
103.
There is a gable window opening exposed and unsecured. Laying on the ground
below there is a 27”1/4x44”1/2 batten wood shutter that might have been
covering the opening.
Change in siding
Physical Description 4.13
Floor Plan Redrawn in CAD from 1982 TPWD drawing by Robert
Marx
Physical Description 4.14
Interior Description Overview
The interior construction materials include plaster, gypsum board, beaded
board, wood paneling, wood trim, wood floor, rolled flooring, wood frame
windows and wood doors.
Interior Description
Room 101
Layout
On the south wall, there is a wood batten door that leads to room 105. On
the west wall, there is a two over two sliding window with window
treatments. On the north wall there is a batten door with a wood frame
Physical Description 4.15
screen door that leads to the outside. On the east, there is a built-in
cabinet and a hallway that leads to room 103.
Walls
On the south wall, the sheathing has been removed and there are
exposed mud bricks. In the southwest corner of the room, there is a
cabinet with wood shelving supporting the brick chimney with a round
hole into the chimney flue. The east, west and the north walls are
sheathed in gypsum wallboard coated with a pink textured paint. The
south, north and west walls have a 3 feet high wainscot with 5” wide
boards. On the east wall, there is a built-in wood cabinet painted white
with shelves.
Ceiling
The ceiling is covered with beaded board that runs east west painted
white. There is a small wood strip at the juncture of the wall and ceiling.
Floor
The floor has a sheet of flooring material set over a wood floor. The rolled
sheet product might be linoleum. It has a different pattern than the
flooring in room 106. There is a 5” baseboard painted white. The floor is
covered with debris and excrement. There is a window screen on the
floor.
Physical Description 4.16
Room 102
Layout
On the hallway between room 101 and 103, there is a wood batten door
that leads to room 102. On the north wall of the hallway, there is a two
over two wood frame window that has been removed and it’s resting on
the floor.
Walls
Southern walls within the closet exhibit exposed nogging from the log
construction. Walls are covered with wood planks with different widths.
There is some shelving on the east wall of the room.
Physical Description 4.17
Ceiling
The ceiling is covered with two different materials, beaded board that
runs east west painted blue and the same type of wood boards that
cover the ceiling in room 106 also painted blue.
Floor
The floor is covered with debris and animal excrement.
Room 103
Physical Description 4.18
Layout On the south wall, there is a wood shutter door that leads to room 104. On
the west wall, there is a hallway that connects room 103 with 101. On the
north wall there is a batten door with a wood frame screen door that
leads to the outside and a two over two wood frame window with a
missing glass pane. The window has been removed and is resting on the
floor. On the east wall, there is a six over six double-hung wood frame
window.
Walls
All walls are sheathed in gypsum wallboard coated with a pink textured
paint that is slightly lighter than the one in room 101. There are two holes
on the wall on the southeast corner of the room, likely made by previous
investigators.
Ceiling
The ceiling is covered with face nailed beaded board that runs east west
painted white as seen in room 101. There is a small wood strip at the
juncture of the wall and ceiling.
Physical Description 4.19
Floor
The floor has 23” tapering (at the widest point) puncheon boards running
east west. There is a 5” baseboard around the room. The floor is covered
with debris, animal excrement and a broken piece of glass. On the floor
there is a window and a window screen.
Room 104
Physical Description 4.20
Layout
On the south wall, there is a six over six double hung wood frame window
and a four panel wood door that leads to the south porch. On the west
wall, there is a wood batten door that leads to room 105. On the north
wall, there is a shutter wood door that leads to room 103. On the east wall,
there is a six over six double hung wood frame window.
Walls
All walls are covered with plaster. The plaster in this room has a rougher
finish than the plaster in room 105. There are diagonal and vertical cracks
on the plaster around doors and windows. Windows and doors have a 3”
wood trim that is flushed with the wall.
Ceiling
The ceiling has an exposed wood frame that runs north south and is
painted brown. The joists are true 5”x5” and appear to be hand sawn.
Floor
The floorboards run east west and vary in widths. The floor is face nailed
with rectangular nails that run north south. The floor is painted gray but the
paint goes around a rug placed on the floor. Around the room, there is a
baseboard with eased edges.
Physical Description 4.21
Room 105
Layout
On the south wall, there is a six over six, double-hung window to the
southwest and a four panel exterior wood door to the southeast that
leads to the south porch. On the west wall, a five horizontal panel wood
door leads to room 101. On the north wall, a wood batten door painted
white with a standard hinge wall mounted leads to room 102. On the east
wall, a 37” wood batten door painted white with a standard hinge jam
mounted leads to room 105. The window on this room has been removed
from the wall and is resting on the floor against the west wall.
Physical Description 4.22
Walls
All walls are covered with ½” thick plaster. There are vertical and
horizontal cracks on the walls. There are miscellaneous nails driven into the
walls. There is wood trim around the doors of various widths and a wood
baseboard painted white.
Ceiling
The ceiling has an exposed framing with 2”x5”1/2 joists. The ceiling is
painted blue.
Floor
This room’s flooring consists of 5” wood boards running full length north to
south attached with face nails. The wood has patterns of discoloration
possibly from a rug setting on top or else a coating applied outboard of
the rug. There might have been a repair on three boards on the north end
of the room close to the threshold to room 102. There is a 3” step into room
101.
Physical Description 4.23
Room 106 Kitchen
Layout
On the south wall, a four panel exterior wood door leads to the south
porch. On the west wall there is a four over four double hung window.
Against the west wall, there is a counter with cabinets, a bench and a
small storage area. On the north wall there is a four over four double-hung
window and a folding table. On the east wall, a 29” wide five horizontal
panel wood door leads to room 106.
Physical Description 4.24
Walls
The east wall is covered with yellow wallpaper. All other walls have a
vertical 3”1/2 wood plank finished with a yellow paint coating. The walls
have a wood baseboard painted white.
Ceiling
The ceiling is covered with the same wood paneling as the walls and runs
north to south. The ceiling slopes and is painted blue. There is a small
wood strip at the juncture of the wall and ceiling.
Floor
The floor has a sheet of flooring material set over a wood floor. The rolled
sheet product might be linoleum and has a tile pattern.
Built-ins and storage.
Against the west wall there is a counter on the southwest corner, a small
storage closet on the northwest corner and a bench in between the
cabinet and the closet.
The counter has two cabinets above and two cabinets below. The
counter is 47”x39” and 38” high. It is covered with a grey sheet material
and perhaps a plastic laminate and has a 1” metal trim attached with
face screws. The cabinets are painted white and have metal pulls.
The bench is 68” long, it is painted white and has storage
underneath.
Physical Description 4.25
The storage closet is 48” wide and is painted yellow. It has wood shelving
on the south side and a closet on the north side with a wood batten door
painted white. Above the shelving, there is a brick chimney with a round
hole into the chimney flue.
A wood frame with a red coating attaches the folding table to the wall.
The table surface is covered with the same grey material as the counter
and has the same 1” metal trim.
Wall and ceiling details Interior door leading to room 105
Folding Table
Physical Description 4.26
Structure Floor and Exterior Decking / Wall Ceiling and Roof Framing The structure assessment is divided into multiple sections:
Decking
• Foundation • Floor Joist and Sill (Interior and Porch)
Interior framing (categorized by room #)
• Walls Roof Framing
• Ceiling • Framing • Sheathing
The 3D model is used as reference only and does not represent the current condition of the Bauer Residence. All drawings we reproduced for clarification by the provided documents from the Texas Parks and Wildlife Department (Dennis Cordes).
Physical Description 4.27
Framing Plan Redrawn in CAD from 1982 TPWD drawing by
Robert Marx
Physical Description 4.28
South Elevation Decking Square Footage
• House: Apx. 840 sq. ft. • Covered Porch: Apx. 425 sq. ft.
Foundation
• 4-5 courses of limestone and mortar foundation around the
perimeter of the exterior walls of rooms # 101-105 (O.C.) and the southern edge of “deck b.” (See reference in Figure 1.1)
• 15 cedar post located under the deck framing of room # 105-106, that range from 9-12” in diameter
• Cedar blocks under room # 104, not directly observed during site inspection.
• Limestone blocks located below door # 13 &10.
(
Limestone blocks located below door # 13 &10 on east deck.
Reference: limestone and mortar foundation
Physical Description 4.29
Sills and Floor Joists
Interior
• (4) Cedar 6” X 6” nominal sill around perimeter of limestone and mortar foundation
• Cedar 6” X 6” nominal floor joist o (10) floor joists running N-S spaced 2’-8” O.C. room # 101-103 o (7) floor joists running E-W spaced 2’-6” O.C. room # 104 o (4) floor joists running E-W various spacing room # 105
• (4) 1-1/2” X 5-1/2” floor joists running N-S spaced 2’-6” O.C. room #
106
Looking down on post @ southern porch
Looking below southern porch
Physical Description 4.30
Porch Deck A (east facing room # 104)
• (4) 1-1/2” X 5-1/2” floor joists running N-S spaced 2’-6” O.C. • (4) 1-1/2” X 5-1/2” floor joists running E-W spaced 2’-6” O.C.
Deck B (south facing room # 104/105) • (2) Cedar 6” X 6” nominal floor joists running N-S various spacing • (2) Cedar 6” X 6” nominal floor joists running E-W spaced 2’-6” O.C. • Joist connect to cedar 6” X 6” sill located above limestone and
mortar foundation
Deck C (South facing room # 106) • 2 X 4 construction running E-W spaced 2’6” O.C.
Reference: Interior sill and floor joists
Southern post below deck
East porch joist and post
Connection detail at SE corner of east deck
Physical Description 4.31
Decking and Floors
Interior
• 1-1/2” X 5-1/4” floor decking running E-W room # 101 • 1-1/2” X 3-1/4” floor decking running E-W room # 102 • Cypress slabs room # 103 • 1-1/2” X 5-1/4” floor decking running E-W room # 104 • 1-1/2” X 5-1/4” floor decking running N-S room # 105 • 1-1/2” X 3-1/4” floor decking running E-W room # 106
Deck A (east facing room # 104) • 1-1/2” X 3-1/4” floor decking running E-W
Deck B (south facing room # 104/105) • Random width cypress decking running N-S
Deck C (south facing room # 106)
• 1-1/2” X 5-1/4” floor decking running N-S
Reference: Porch sill and floor joist
Porch sill and floor joist
East porch decking
Physical Description 4.32
Interior Framing Walls Room # 101-103 (North room)
• The wall structure consist of 4” X 4” nominal posts 24” O.C., with a true 6”X6” sill with mortise and tenon joinery.
• There is no insulation or moisture barrier visible on either corner of the north wall, black felt noggin construction paper is found behind plank sheathing boards in center section between exterior doors.
Physical Description 4.33
Room # 104 (Log room)
• All of the walls are created from hand hewn logs that vary from 8”-12” thick on both sides throughout the room.
• The walls are covered with a coating of plaster.
“Log Room” # 104
NW connection detail
Photo in between north wall
Physical Description 4.34
Room # 105 (Entry)
• The north, south, and west walls are traditional Texas “ fachwerk” created from wood farming filled in with adobe brick and covered with a plaster coating
• A metal lath and plaster supported on wood furring strips now covers interior wall surfaces (north and south)
Exposed Fachwerk
Brick scale reference
Physical Description 4.35
Room # 106 (Kitchen)
• The walls are constructed with a 2” X 4” stud wall 24” O.C. • There is no insulation or moisture barrier visible on any walls of room. • A brick flue and chimney is located 6’-6” above finish floor on the west
side of the room.
Reference: kitchen room
Physical Description 4.36
Roof Framing Ceilings
• The ceilings create a loft space in the attic. • Roof joists are exposed to the interior space and span N-S to log
wall that is fastened to a plate.
“Loft Space” in attic
Physical Description 4.37
Roof Framing
• As observed with binoculars looking thru the east gable window opening, the roof rafters overlap each other on above the log / fachwerk room to accommodate the structure found above the north room and porches (as found on Denis Cordes drawings)
Roof framing
Physical Description 4.38
Roof Sheathing
• The roof has corrugated sheet metal, possibly tin as exposed sheathing, covering existing wood shingles.
• A rain gutter is found attached on the north façade roof and sheathing is attached to it
Corrugated tin roof sheathing
Physical Description 4.39
Roof The roof consists of four sections including:
1. Main Gable 2. East Porch Pent Roof 3. Shed Roof to West 4. Small Porch Roof at Room 101
The roofing materials consist of wood shingles cover with tin corrugated metal panels. The corrugated metal panels are fastened to furring strips nailed on top of the wood shingle roof. The wood shingle roof is fastened to wood planks set on top of a timber rafter frame. 2 1 2 3 5 1 4 4 Notes
1. Corrugated metal panel roof on top of wood shingles secured on a wood substrate
2. Brick Chimney 3. Corrugated metal panel roof on a wood substrate 4. Corrugated metal panel roof on top of wood frame joist 5. Corrugated metal panel cap
Physical Description 4.40
Field Notes and Survey February 13th, 2010 at 11:00am.
Chronology of Development and Use 5.1
Chronology of Development and Use
The Bauer Farmstead chronology of development and use was informed by the
research and review of historical documents and by site visits completed in February
and March of 2010. The crawl space and attic/loft were not accessible for either site
visit. As previously noted, the history of the Bauer Farmstead begins in 1856, when Philipp
Bauer filed a preemption claim for 160 acres. The Homestead Act of 1854 reduced
homestead grants to 160 acres and required a residence of three years. The policy of
homestead grants was continued under acts of 1866 and 1870.1 As indicated in Martha
Doty Freeman's report, Philipp and Marie Bauer moved to Survey 172 (Figure 1) in 1856.
It is difficult to establish where Philipp Bauer and his family first resided on the property,
since the scope of this report does not allow for archeological investigations.
Ms. Freeman notes that the value of the 160 acres doubled by the mid 1860s and the
number of livestock also increased, possibly suggesting that the first period of
construction of the Bauer Farmstead began in the 1860s. However, other reports
suggest that before building the extant Bauer Farmstead in 1878, Bauer had
constructed two log cabins on the property.2 Construction dates of 1856 – 59 are
possible, but not definitive, dates for construction primarily because the Bauer Family
had to be living in some sort of structure on site. Philipp Bauer was described as having
carpentry skills and the existing structure is primarily hand-built of materials readily
available on site or nearby. Alternatively, the house could have been built over multiple
years, perhaps started in late 1850’s and finished later, as time and money was
available. Finally, it remains a possibility the construction of the Bauer Farmstead
construction did not begin until the 1870's, although use of fachwerk was much less
common after the Civil War.3 Without using dendrochronology (scientific dating
method based on tree rings) and/or locating further records and living descendants,
we cannot date the exact year that construction began. Instead, we will refer to the
period of 1856–1902 as the first period of construction, 1903–1932 as the second period
of construction, 1932–1974 as the third period of construction, and 1974 to present day
as the current period.
Chronology of Development and Use 5.2
Figure 1. 1856 Survey
Chronological Overview
1856–1902 Philipp and Marie Bauer and son Ernst (and for at least part of this time
period it was likely also occupied by their other children Bertha, Otto, Louisa and
Emma.) The Bauer Family used the house as their residence and used their surrounding
acreage for agriculture and livestock. The first period of construction includes the east
log room, the west fachwerk room, the south porch and the narrow north room. These
rooms have the same perimeter foundation. The roofing material was likely cypress or
cedar shingles. The loft, which was located above the east log and west fachwerk
rooms, appears to have been accessed from the south porch.
1903–1932 Second Bauer Generation occupation. Inherited by eldest son Ernst and
Sketch A, 1856 – 1902 Period. consruction at north side is mortise & tenon without nogging.
Chronology of Development and Use 5.3
family. Wife Rosa and children sell in 1932. Family continued to use the house as
residence. Land was used for agriculture and livestock. Based on Lynn Osborne’s 1975
interview of Arnold Bauer, the second period of construction includes the kitchen
(Figure 2), and the east porch additions (Figure 3) and the enclosure of the west end of
the south porch. Surviving physical evidence indicates the ceiling of this porch
enclosure blocked access to the loft. Osborn's 1975 report states that remodeling was
completed on the north side of the home some time after 1914, but before Ernst Bauer's
death in 1920. The below pictures (Figures 1 – 4), which probably date between 1929 –
1935, show a metal roof, likely covering the shingle material from the first period of
construction, still present today. These photographs are undated, however the type of
car in the photo, probably a 1929 Model A Ford, indicates that they were taken after
1929. Note that Figure 2 photo is earlier than Figure 5, based on tree growth. All five of
these photos were apparently Hofheinz family processions. Brydon Moon, member of
the State Park’s Friends Group, provided them following the 26 March 2010 planning
session. The same photos are also in TPWD archives, labeled “1921,” according to
TPWD architect Dennis Gerow.
Figure 2. Bauer House (viewing north side of house), ca. 1934
Chronology of Development and Use 5.4
Figure 3. Bauer House (viewing east side of house), ca. 1934
Figure 4. Bauer House (viewing south side of house), ca. 1934
Chronology of Development and Use 5.5
Figure 5. Bauer House (viewing north side), ca. 1950?
Compare tree growth with Fig. 2, especially new tree east of house.
Sketch B, 1903 – 1932 Period
Chronology of Development and Use 5.6
1932–1974 This forty-two year period encompasses three property transfers and
changes to the house likely occurred during this era, including routine maintenance,
between when the second Bauer generation departed and the Texas Parks & Wildlife
took possession of the property. The Hofheinz family was the primary owners during this
forty-year period. At some point during these years a window was added to the north
wall (visible in Figure 5, but not present in Figure 2), the southwest enclosure to the
southern porch (as shown in Figure 4), was removed (see Sketch C and Figure 6). The
enclosure was gone by 1974 when the Texas Parks and Wildlife took ownership.
Sketch C, prior to 1974.
- Removal of South Enclosure after 1930’s and prior to 1974
- Window added at north wall ca. 1940’s.
- Front steps shown are not there today and not shown in 1982 TPWD drawings
Chronology of Development and Use 5.7
Figure 6. Southwest corner enclosure removed. Image from 3-22-10.
1974–present Site has been vacant since the Texas Parks & Wildlife acquired the
property. Maintenance records were not available to us, and conversations with the
Texas Parks & Wildlife suggest many records of this type were not archived for this
property, especially between 1974-the late 1980s. Observations made during the 2010
site visits suggest that windows were secured, although some coverings have fallen off
(Figure 7). House is fenced off with locks on gates and not currently accessible to the
public (Figure 8).
Figure 7. Kitchen (showing boarded and secured
window treatment.) March 2010.
Chronology of Development and Use 5.8
Figure 8. Bauer House March 2010
1 Texas State Historical Association,"Land Grants", http://www.tshaonline.org/handbook/online/articles/LL/mpl1.html (accessed April 19, 2010). 2 Lynn Osborne Oral Interview with Arnold Bauer, 1975. 3 Texas State Historical Association,"German Vernacular Architecture", http://tshaonline.org/handbook/online/articles/GG/cbg1.html (accessed April 26,2010).
Condition Assessment 6.1
Condition Assessment Overall Overview A general condition assessment of the Bauer residence was undertaken on February
13th, 2010. Observations included the structure and vital building components. The data
was collected using field notes and photographic documentation of conditions
This condition assessment is divided into three sections: structure, exterior and interior.
Analysis was done from ground level and with handheld tools. All field investigations
were surface observation from the ground without aid of ladders or lifts. There was no
material testing such as paint and mortar analysis during our investigation. None of the
various non-destructive evaluation methods, such as infrared photography or sonar
were utilized. Tools used in the investigation were limited to binoculars, tape measures,
screwdriver (slot head), flashlights, and digital cameras.
Condition Assessment Data and Analysis
Structural Elements
Piers
• The piers and foundation underneath were not directly observed, but
appear to be engaged and carrying a structural load.
• Mortar loss, as readily observed at south wall, is suspected of failure.
Stone
• The limestone wall supporting the south porch has partially collapsed
leaving a section of the sill plate unsupported.
• The wall has mortar loss and deterioration due to weathering, and possibly
shifting substrate that has caused the structural failure of the wall.
• The roof may have settled or spread slightly due to (or been a cause of)
this foundation wall collapse.
Condition Assessment 6.2
Timber
• The timber columns appear
to be in good condition and
capable of supporting the
structure adequately,
although not engaging
along southern edge where
limestone foundation wall
has partially collapsed.
Framing
• The overall framing of log and fachwerk appears to be in fair condition.
Most of the damage and deterioration is found at the sill plates.
Sills
• The south façade porch sill plate has severe damage and is broken near
the center. It appears to have no structural integrity and is rotten due to
water exposure and fungal attack.
• The east façade porch sill plate has observable deterioration due to
fungal attack caused by excessive exposure to bulk moisture.
• The north wall sill plate has mold caused by excessive moister due to poor
site water runoff, gutter failure, it is exposed to the elements and it is
seated on the ground. The wood shows evidence of rot where visible.
Foundation wall failure
Condition Assessment 6.3
Floor joists
• Interior and exterior floor joists appear to be in good condition and sound
although the joists were not directly observed.
• Exterior floor joists supporting the porches have weathered due to
exposure. The framing joists of the east porch are in very poor condition.
Decking
Interior Decking
• Interior floors and planks
appear to be in good
condition. Most decking
deterioration can be
found on the exterior.
South porch sill plate North wall sill plate
Southeast porch decking
Condition Assessment 6.4
Exterior decking
• Most of the remaining
exterior wood decking has
damage from settlement,
organic growth and
weathering. It has caused
some of the wood to split,
break, unfasten and shift
from the framing.
• Organic agents have
consumed the outer ends.
Exterior Wall
The log structure, wood fachwerk and roof
framing all appears to retain structural
integrity, except as noted.
Fachwerk
• With the exception of a small section
on the south façade of the wall that
has collapsed (the cause unknown),
the fachwerk walls seem to be in
good condition
• There is some deterioration in fackwerk
framing at the north wall.
East porch decking
Fachwerk wall
Condition Assessment 6.5
Log
• The log construction seems to be in good condition. No visible
deterioration at any of the areas left exposed by previous investigations.
Timber
• Interior timber wall
construction is protected
and seems to be in good
condition. Three of the
five exterior columns on
the south porch are in
good condition and
show slight weathering and deterioration especially at the bases.
• The center column and right center column are damaged at the base
due to weathering and erosion.
• The columns have very few soft spots with evidence of prior repair with an
infill pliable material.
Roof
The overall structure on the main
roof seems to be on good
condition. The main roof is
supportive and shows no sign of
immediate failure. There is a slight
bow visible at mid span of the roof
rafters, which appear to be
undersized and spaced wide by
modern standards.
Column damage
Roof joists and decking
Condition Assessment 6.6
There may be a connection between this and partial collapse of south
foundation wall.
Main Roof joists
The roof joists appear to be in good condition and properly fastened to the top
plate.
Roof deck boards
• The roof decks appear to be secure and in good condition. These boards
appear to be extraordinarily wide and which, with bark still visible on outer
edges.
Chimney
• The brick and mortar on the chimney appears to be in good condition.
• The chimney at the west “kitchen” addition leans a bit and shows
evidence of some mortar loss.
Deck A (east facing porch)
• Roof joists on the east porch show signs of weathering due to exposure
Condition Assessment 6.7
Exterior
Metal skirt
The metal skirt is in fair to poor
condition, it is partially rusted due
to oxidation and loose in some
areas due to vegetation growth
and structural movement.
Exterior clapboards
Overall, the exterior clapboards are in poor condition.
• On the south façade, there is damage on the bottom three boards and
the corner board that could be caused from high moisture content that
allowed fungus or/ and insect attack. There are water stains on the top
three boards. The high moisture content in the wood at the roof is due to
roof and site drainage issues. The wood siding is exposed due to loss of
protective paint coverings
Rusted metal skirt
Water stains Wood siding on south façade
Condition Assessment 6.8
• On the east façade, the two top boards are bowing. There are water
stains near the top of the wall from roof leakage. The wood is unprotected
because the paint has worn off. One board is falling off because of the
failure of the fasteners. The north side windowsill has mold growth on siding
due to elevated moisture content in wood.
• On the north façade, the corner board and the bottom three boards are
in poor condition due to excessive moisture. The siding on both lower
corners of the wall has unfastened due to the poor condition of the wood.
The wood is unprotected because the paint has worn off. Both windowsills
have high moisture content because of a lack of gutter. The west side
window has been removed and the opening secured with plywood.
•
•
Water stains on east façade
Detached board Boards bowing
Water damage on the north siding Siding damage on north wall
Condition Assessment 6.9
• On the west façade, the corner board and the bottom three boards have
water damage. The wood is unprotected because the paint has worn off.
The south window sill is in poor condition due to high moisture content.
There is vegetation growth inside the wall coming out through the window
opening. The whole wall appears to have elevated moisture content. The
windowsills have lost all integrity due to fungal attack. There is a high
likelihood of extensive wood damage at this area.
Plaster
• On the south façade, the plaster has cracks from corners of openings,
which is a characteristic of structural movement. These cracks are not
severe, but the cause is unknown.
• There appears to be some delaminating of the outer plaster coat. One
area of fachwerk mud brick has collapsed and has taken the plaster coat
with it.
Damage on west wall siding Vegetation growth on west wall
Condition Assessment 6.10
Porch ceiling
• The beaded board on the south porch ceiling has paint discoloration on
the east side.
• The damage on the ceiling
boards could be attributed
to roof surface failures that
have allowed boards to get
excessively wet.
• High winds may also be a
factor.
• The east porch ceiling is in
extremely poor condition.
Most of the boards have detached due to the exposure to the elements,
lack of roofing material and weather conditions.
East porch ceiling
)
South porch ceiling
)
South porch ceiling
)
Condition Assessment 6.11
Roof
The roofing materials appear to be in fair to poor condition. The wood shingle
roof have been covered with corrugated metal panels, the shingles are
generally intact.
Wood shingle
• The shingles are splitting,
cracked and damaged
from weathering. Expansion
and contraction is a leading
factor on the damage of
wood shingles.
• No mold or fungal growth
evident on wood shingles.
Corrugated metal
• The corrugated metal panels are bent out of shape, perhaps due to high
winds and are becoming unfastened and rusting from exposure, age and
weather.
• Whole sections appear to have become detached and been blown off
the roof by high winds, now lying on the ground near the house.
Soffit
Overall, all the soffits appear to be in
poor condition. On the north facade
the soffit has water damage due to
the lack of a gutter.
Roof damage
West facade soffit
Condition Assessment 6.12
• On the west façade the soffit is falling off and has suffered severe
damage.
Gutter
The gutter on the north façade is in
extremely poor condition. It has rust
that has eaten through the metal
and has become unfastened in
portions causing failure to work
properly. No gutters exist elsewhere
on the building.
Interior
The overall interior is in good to fair
condition. The worst conditions are
from organic debris and animal
feces throughout the rooms, minor
material deterioration and
damage to textiles from exposure
to climatic conditions, insects and
animals. All interior surfaces are
generally filthy, especially the
floors.
Gutter on north façade
Flooring and rug
Condition Assessment 6.13
Flooring
• The linoleum is brittle and is in poor condition due to weathering and
exposure.
• The rugs are deteriorated from exposure to climatic conditions, insects
and animals.
• These items are not salvageable for future use.
Interior Wall Surfaces
• Plaster is in good condition with some minor cracks around doors and
windows, characteristics of from structural movement.
• Gypsum wallboard with paper surfaces has been exposed to water and it
has possible mold growth.
• Wood wallboard, trim and wainscot all are in good condition with
moderate paint chipping and peeling in room 106. (Also damage from
partial disassembly in north room 101)
Ceiling
Ceilings are in good condition with
some minor paint chipping
throughout. There is moderate paint
chipping and peeling in room 106.
Ceiling in room 101 at chimney
displays damaged from fungal
attack, likely due to leaks where
chimney penetrates roof, allowing
wood moisture content to remain elevated for prolonged periods.
Paint damage in room 106
Condition Assessment 6.14
Cabinetry
Countertops are in poor condition,
the metal strip veneer is peeling
and rusting, and the surfaces are
uneven. There is some shelving
missing. The hardware is in good
condition and is still functional.
Windows and doors
Windows
• All window frames, excluding
the kitchen, appear to be in
good condition with some
minor paint chipping and
peeling.
• Functionality of the windows
could not be determined
without removal of
plywood protection. .
• Multiple windows have been removed and still remain inside the house.
Some windows have broken glass panes.
Cabinetry
Boarded window and remaining window
Condition Assessment 6.15
Doors
• Doors are functional and in good condition with the exception of the
screen door on the southwest porch.
• Hardware is intact and functioning and appears to be salvageable.
Interior door
s
Review of Codes and Laws 7.1
Review of Codes and Laws
Code reviews are required for work that involves changes in elements related to
structural revisions, change of use of buildings, and life safety. Before proceeding with
conservation measures and a possible change of use, the Bauer Farmstead will have to
be reviewed under the most recent International Building Code (IBC) and the
Antiquities Code of Texas.1 The IBC sections that are crucial to the Bauer Farmstead
project are Section 1005, Historic Buildings and Section 1105, Historic Building Sites.
The Bauer Farmstead was designated a State Archeological Landmark2 in 1983,
however it is not currently listed in the National Register of Historic Places. State
Archeological Landmark designation stipulates that the property cannot be removed,
altered, damaged, salvaged or excavated without a permit from the Texas Historical
Commission. This designation encourages preservation and ensures that resources that
cannot be preserved are at least properly documented. Work completed at the Bauer
Farmstead must comply with The Secretary of the Interior's Standards for the Treatment
of Historical Properties (rev.1995), per chapter 26 of the Texas Historical Commission
rules. The work recommended in this HSR is defined by The Standards as “preservation”
for basic stabilization with no use, and falls under the definition of “rehabilitation” for the
proposed new uses.3 Finally, as a facility that will be open to the public, the building is
also subject to the Americans with Disabilities Act.
Contrary to a widely held belief, historic buildings and sites are not exempt from
compliance. The spirit of the accessibility laws can virtually always be met, if carefully
planned, without destroying the historic characteristics of a property. The Texas
Historical Commission (THC) can assist property owners and architects in finding
solutions.4
The U.S. Department of Justice enforces ADA requirements at the federal level. In Texas,
the Texas Department of Licensing and Regulation (TDLR) enforces ADA as it relates to
building design. Rather than use the federal design guidelines, Texas adopted its own
version, the Texas Accessibility Standards (TAS).
Review of Codes and Laws 7.2
Some architectural issues covered by the code include: entrances, door widths,
restroom sizes and fixtures, elevators, service counters, and signs and parking, among
others. TAS requirements apply to newly constructed or substantially renovated
buildings. Publicly owned or leased buildings are covered by the requirements including
education facilities of all levels, both public and private, social service centers and
places of exercise and recreation.
If the construction or alteration projects of the Bauer Farmstead will cost more than
$50,000, the Texas Parks & Wildlife must have architectural plans submitted to TDLR
before construction. Smaller projects are still subject to the law but do not have to
submit plans.
Historic Buildings such as the Bauer Farmstead require less accommodation than new
construction. Historic buildings are expected to comply with the requirements for
altered buildings to the fullest extent possible. If full compliance with the TAS code
would threaten or destroy the historic or architectural significance of the building, then
alternative minimum requirements can be used for that item or feature. A letter from
the THC is required to be submitted with a variance application in this case. Other
variances may be available from TDLR if compliance is economically infeasible,
generally considered more than 20 percent of the project cost. Variances are also
possible if compliance is technically infeasible when, for example, structural members
are in the way, or the space is not large enough to meet the requirements.
The specific conditions of the Bauer Farmstead and the types of log and fachwerk
construction that are present will most likely prevent structural changes to interior
doorways, since the removal of these features would destroy the historical value.
Interior accessibility may be possible however through the exterior doors, and a ramp
may be installed on the northeast corner of the house, which would allow use of the
east and south porches.
Review of Codes and Laws 7.3
1 Texas Historical Commission, "The Antiquities Code of Texas ",
http://www.thc.state.tx.us/rulesregs/RulesRegsPDF/AntiqCode.pdf
2 Texas Historical Commission, "State Archeological Landmarks",://www.thc.state.tx.us/markerdesigs/madsal.shtml
3 National Park Service, " The Secretary of the Interior's Standards for the Treatment of Historic Properties," http://www.nps.gov/history/local-law/arch_stnds_4_2.htm.
4 Texas Historical Commission, "Providing Access to Historic Properties", http://www.thc.state.tx.us/historicprop/hpada.shtml.
Resource Values and Preservation Objectives 8.1
Resource Values and Preservation Objectives
The Bauer Farmstead was first occupied during the 1850s during a time when
German immigrants were moving into Boerne and the surrounding areas. The
Bauer Farmstead has historical, architectural, cultural, and educational values
that need to be conserved.
Evaluation of Features
The historical, architectural, cultural, and educational values of the Bauer
Farmstead can be summarized under three categories:
1. The historical role of German immigrants in the state of Texas.
2. The architectural design of the Bauer House, specifically the log cabin
with the adjacent fachwerk room.
3. The role of the house as a unique resource for the Texas Parks and
Wildlife Department because of the declining number of surviving
fachwerk houses in Texas, only two of which are in state ownership.i
The house’s value does not end with its history and present state, but continues in
the possibilities for contemporary use.
Historical Value
The Bauer Farmstead is historically valuable because of its surviving fachwerk
and log construction. Surviving fachwerk houses in Texas are limited and thus are
valuable because of the technique used in building the houses. The Bauer
Farmstead is a surviving artifact from the mid-19th century when the first phase of
construction began on the house. The house has been left untouched by
modern amenities, which is also significant. Historical lessons can also be learned
from the Bauers, in the way of living with minimal impacts on the earth.
Resource Values and Preservation Objectives 8.2
The Bauer Farmstead is historically valuable because of its intact landscape,
including the viewshed. The uninterrupted viewshed allows visitors to experience
the landscape much like it would have been in the mid 1800s when Phillipp
Bauer first moved onto the property. This gives visitors a sense of authenticity and
it is important to protect this valuable aspect of the Farmstead.
Architectural Value
The Bauer Farmstead is architecturally valuable because it is s ditbobomh
example of fachwerk design. It is an excellent example of the German
vernacular and is extremely important because it is controlled by the state of
Texas. The individual craftsmanship also adds value to the house because of its
uniqueness. The qualities of the physical remains allows for an untouched ruins
value. The fact that the house lacks modern conveniences, like heating or air
conditioning, adds to it’s value. In it’s current form, the house and grounds are a
surviving relic from an earlier time. The Bauer Farmstead also represents various
layers in history, or a diachronic value. There is a scope of history that begins in
the mid 19th century that continues until the early 20th century. The additions and
modifications that were added to the house in the early 20th century are part of
the diachronic value and thus should be preserved along with the rest of the
house.
Cultural Value
The Bauer Farmstead is culturally valuable partly because of local German
heritage in Texas. The authenticity of the Bauer House adds to its cultural value
as well because the house has never had major renovations. The Bauer
Farmstead also offers wonderful cultural learning experiences for all ages. The
cultural landscape of the 19th century use is intact and easily discerned.
Educational Value
Resource Values and Preservation Objectives 8.3
Educational values of the Bauer Farmstead revolve around the future restoration
and rehabilitation of the house. While rehabilitating the house, educational
programs can allow students to learn various tectonic lessons. There is also a
general appreciation of remembering and preserving German immigrate
knowledge through heritage conservation. Through conservation, people will be
able to visit the Bauer House and learn about German heritage. There is also an
evidentiary value to the Bauer Farmstead that includes evidence of an early
German construction type and immigrant life.
Future Values
Through rehabilitation and restoration, the Bauer Farmstead will be able to serve
the Texas Parks and Wildlife Department as one of the recommended options: a
multi-purpose meeting facility, a retreat of some kind, staff residence, or as an
innovative case study. A multi-purpose meeting facility would allow access to
the Bauer Farmstead to various groups. The more people who are able to
experience the Bauer Farmstead means the more people are exposed to the
unique values discussed above. As a retreat, the Bauer Farmstead could fill the
role of weekend lodging, or something more long term. The Bauer Farmstead as
a staff residence would allow a Texas Parks and Wildlife employee to experience
life with a minimal footprint on the earth. Lastly, an innovative case study would
blend restoration with educational experience through students engaged in
service learning preservation projects. Another possible innovative case study
could revolve around sustainability and how the Bauer Farmstead could support
a sustainable life.
Environmental Values
The Bauer Farmstead represents multiple environmental values that need to be
protected. The remoteness of the Bauer Farmstead allows for visitors to get away
from the busy 21st century and experience a different lifestyle. When visitors
come to the Bauer Farmstead, they will interact with the environment much like
Resource Values and Preservation Objectives 8.4
the Bauers did in the mid 19th century. Visitors will be able to experience a night
sky that may be unavailable in urban areas. There is also a potential for
reestablishing the native landscape.
Conclusion
The Bauer Farmstead is significant because of the values associated with it. By
discussing the historical, architectural, cultural, and educational values, one is
able to understand the importance of maintaining and improving the current
conditions of the Bauer Farmstead.
Preservation Objectives
After completing an evaluation of the historical, architectural, and related
values associated with the Bauer Farmstead, we believe it has the potential to
be a comprehensive educational tool for teaching efficiency, sustainability,
conservation, and traditional craftsmanship. The project of conserving the Bauer
Farmstead could benefit the community and students by allowing people to
work on the building through training programs lead by skilled professionals.
The long-term treatment approach recommended at the Bauer Farmstead will
be to conserve and stabilize the building while also making necessary changes
for functionality and to meet the requirements of possible new uses. This is
rehabilitation by definition, except the intention here is to be sure all changes
display great respect for the resource values described above. Consequently,
upgrades and improvements to Bauer house, such as electrical wiring and
HVAC, are not recommended. Instead, this HSR recommends a very light touch
with minimal restoration, just enough to bring the building to a state of good
repair and safety for users. Decisions are to be guided by the surviving physical
conditions and informed by the historical photos from the mid-20th century. The
resulting physical appearance thus will be the last known period of good repair,
approximately 10 – 20 years before TPWD took ownership in 1974.
Resource Values and Preservation Objectives 8.5
The local community, students, and volunteers might be engaged to do many of
the necessary preservation treatments and repairs to the Bauer house.
Educational programs that offer hands on experience of craftsmanship might be
a possible venue.
Anticipated future uses will need sewage and potable water for Park staff and
visitors/ users. However, these improvements should not be inserted into the
house. A nearby structure will best accommodate needs for new use. At the
planning session on 26 March, TPWD expressed interest in innovative ideas that
might allow the Bauer house to be more sustainable, energy efficient and
perhaps even “off the grid,” meaning self sufficient with regard to electricity and
water use. Site additions for such things as toilets, PV panels, battery storage,
cooking area and water catchments will need to be designed and placed in a
way that will not diminish or compromise the resource values.
This addition to the Farmstead ought to be separate so the existing structure can
maintain the historic appearance and integrity.
The value of the surviving cultural landscape is very high, so roads, historic
vegetation, land forms and features should match the circa 1960 period of
physical appearance for the house. Keeping the landscape, views, and
structures to their historic appearance will allow the public, staff, and volunteers
to enjoy all the resource values expressed above.
The Bauer Farmstead has great potential to be a wonderful and innovative
experience for multiple audiences. The building and grounds have sufficient
surviving integrity for a rehabilitation treatment to support residential or office/
meeting usage with appropriate safety, while retaining the historical feel of the
place.
i Texas Parks and Wildlife Department, http://www.tpwd.state.tx.us/.
Physical Work and Preservation Treatment Recommendations 9.1
Physical Work and Preservation Treatment Recommendations
Preservation Treatment Recommendations Overview
The work and treatment section is meant to provide solutions to the condition
assessment of the Bauer Residence. This section highlights the treatments necessary to
repair the damaged areas, along with helping to extend the life of the house through
proper maintenance. All investigations were surface observations and no laboratory
analysis of materials was conducted.
In order to, appropriately recommend preservation treatments, two categories were
established as basic treatment options for the Bauer Residence. Option (A) has the
intentions of stabilizing and conserving the residence in order to prevent further
deterioration. Option (B), intends to provide the necessary recommendations to bring
the residence to a condition for basic use. Recommendations in option (B) are
consistent with the programs of use discussed elsewhere in this report.
As a general guideline, before any disassembly of the building elements is
implemented, each individual section to be modified should be carefully documented,
numbered and photographed. The intent behind the procedure is to insure reassembly
that is as close as possible to the existing mid-20th century configuration.
Asbestos testing on rolled flooring and lead paint testing on interior surfaces is
recommended. Hazardous materials require special treatment under professional
guidance with proper cleaning up and waste disposal.
Generally noting, all exposed exterior wood materials should be properly prepared
before any paint is applied. All exposed exterior wood should be painted. All wood
damaged by insects or fungus/mold should be replaced according to the
recommendation option prepared for the specific area, before any preparation and
paint is applied. If no recommendation is specified, wood should be replaced to match
existing species, profile and dimensions. Absolutely no power washing processes should
Physical Work and Preservation Treatment Recommendations 9.2
be used to clean or prep any materials on the residence, as this will drive water into the
building materials and damage the earthen bricks, chinking and lime based mortars
and stucco mixes.
Treatment Recommendations:
Site
Road
Option A: Maintain existing dirt road to keep it from
washing out.
Option B: Repair existing dirt access road to be
functional.
Debris and Artifacts
Option A and B: Remove all debris from site that is a
safety hazard, primarily tripping. Preserve artifacts with
the assistance of a professional archeologist. An
archeological survey of the site should be conducted
before any work begins.
Drainage
Option A and B: Repair and then maintain existing dirt
berms to perform properly and detour water run-off
away from the house. Seek the assistance of a
professional civil engineer.
Physical Work and Preservation Treatment Recommendations 9.3
Fence
Option A: Stabilize and secure existing wood fence
around residence to not be a safety hazard.
Option B: Properly repair and restore existing wood
fence around residence to working order. The fence
should be restored to its last period of good condition
with in-kind wood to match historic reference
photographs. Remove fence added under TPWD circa 1995.
Vegetation
Option A: Trim and maintain over grown vegetation
that is impeding on the house including all vegetation
that is near the house. Kill all vegetation that is causing
harm to the structure; specifically including the tree
that is penetrating through the window frame and trim
on the west façade and additional tree that is located
nearest to the west façade.
Option B: Same recommendation stated in (A), and replant vegetation that is
historically appropriate to the site. (See historic photos for reference on mid 19th
century appearance).
Physical Work and Preservation Treatment Recommendations 9.4
House
Foundation and Structure
o Stone Foundation Wall
Option A and B: Rebuild stone foundation wall to historical appearance
with proper historical mortar mix. Finished wall needs to have structural
functionality. A mortar analysis is
recommended by a material
conservation lab before actions are
taken. Full reassembly appears readily
achievable, but utilize stones on site as
necessary to provide any infill needed to
complete the stone foundation wall.
o Timber Sill Plates
Option A and B: Replace and rebuild
deteriorated timber sill plates to match
existing with in-kind wood on the south
and east porches and north façade wall
using historical methods and joinery.
Species identification is needed to identify the timber species and type for
appropriate replacement of any wood. Exposed wood should be properly
prepared and painted. Using traditional methods and joinery will give
educational opportunities to a construction field school. (See section 8,
Values and Objectives).
o Framing
Option A: Inspect and repair damage.
Physical Work and Preservation Treatment Recommendations 9.5
Option B: Same as option A, add insulation that will not cause damage to
historic materials or diminish value.
o Stairs
Option A: Stabilize stairs located on the
southwest of the house that connect to
the south porch. Wood should be
properly prepared and painted.
Option B: Repair stairs and handrails
located on the southwest of the house
that connect to the south porch using historical methods and joinery.
Install historically appropriate handrails with in-kind wood per historic
photograph on all porches using historical methods and joinery for
educational purposes. Wood should be properly prepared and painted.
o Columns
Option A and B: Re-secure timber
columns located on the south and east
porches to historical appearance per
historical photograph and physical
evidence. Timber columns should be
properly prepared and painted.
o Decking
Option A: Disassemble, salvage and
stabilize structurally sound and
undamaged deck boards to deck
Physical Work and Preservation Treatment Recommendations 9.6
framing located on the south and east porches. While decking is
removed, properly inspect the framing on the east porch and make
repairs if necessary. Replace and rebuild the unstable and damaged
portions of the porch decking.
Option B: Same recommendations as stated in (A); however, historically
appropriate methods, joinery, and in-kind wood should be used.
Exterior Walls
o Metal Skirt
Option A: Re-secure historic pressed
metal skirt on all facades for safety. Close
voids with vermin screen where necessary
to allow ventilation while protecting the
crawlspace.
Option B: Address rust condition and
prevent further deterioration. Complete metal skirt where voids are found
with in-kind product if available.
o Wood Siding
Option A and B: Disassemble, salvage and replace bottom three wood
boards at the base of the north, west and east facades to match existing
with in-kind wood. Re-secure wood siding
boards on the north and east façades
that have detached. Do not reuse wood
damaged by fungus or molds. Replace
all wood damaged by fungus/mold or
Physical Work and Preservation Treatment Recommendations 9.7
insects to match existing with in-kind wood. All wood siding should be
properly prepared and painted.
o Fachwerk
Option A: Cover exposed and damaged
fachwerk on the south façade with
marine grade plywood to keep from
exposure and protect from weather.
Salvage debris that has archeological
value.
Option B: Refill and repair fachwerk with historically appropriate mud
bricks. Make new mud brick as needed following historically appropriate
methods and joinery for educational objectives. Install historically
appropriate plaster on the south façade per the historical photographs
and physical evidence to match existing, adjacent plaster.
Windows and Doors
o Windows
Option A: Remove existing protective
plywood covering windows and install
new marine grade plywood reusing
existing hardware and 2x4’s if possible.
Add insect proof vents to plywood for
proper ventilation to mitigate interior
mold growth. Reinstall and secure shutter on the attic opening. If the
shutter has no structural integrity, secure opening as described above,
except surface screwed from the exterior. Keep the old shutter as an
artifact tagged with an identification label and store it within the house.
Physical Work and Preservation Treatment Recommendations 9.8
Option B: Remove boarding on all
windows. Disassembly and inspect all
window parts. Repair and replace any
damaged parts with in-kind materials
and historically appropriate methods
and joinery. Reinstall windows that have
been previously removed and replace all missing and broken glass panes.
o Exterior Trim
Option A and B: Replace deteriorated
wood trim and window sills around and
within all window openings to mitigate
the spread of fungus and mold growth.
o Doors
Option A: Remove damaged screen door
on the south façade, attach an
identification label and store within the
house. Secure all exterior doors to keep
them shut. Prepare and paint all exterior
doors and inspect hardware. Damaged
hardware should be replaced to match existing.
Option B: Restore damaged screen door on the south façade. Prepare
and paint all interior doors and inspect hardware. Damaged hardware
should be replaced to match existing, if available.
Physical Work and Preservation Treatment Recommendations 9.9
Roof
Option A: Repair west and north façade soffits and replace all damaged soffit
boards with in-kind wood. Install new gutters on north and west facades.
Replace damaged corrugated metal roof panels and install new matching
corrugated metal roof panels where panels are
missing. Re-secure roof panels that are in good
condition. Recover east porch roof with new
matching corrugated metal roof panels. Re-
secure ceiling bead boards located on the east
porch. A sample of the wood shingles should be
labeled and kept in the house for future
reference.
Option B: In order to maintain the historic
integrity of the structure, the remaining shingles
should be retained, if possible. New corrugated
metal panels should be installed on the roof.
The attic floor should be insulated with an appropriate type of insulation that
does not damage or diminish the historical significance of the house.
Interior
Option A: Clean, disinfect, and sanitize all
interior surfaces. Utilize borate cleaning
products; gentlest means possible. Remove
deteriorated textiles. Evacuate all animals.
Preserve all artifacts.
Option B: Same as option A. Sheet flooring should be tested for asbestos and
properly removed and discarded. Walls in room 101 should be reconstructed to
match existing. Cracks and holes on plaster walls should be filled with historically
appropriate plaster to match existing. Plaster walls should be painted. All holes in
Physical Work and Preservation Treatment Recommendations 9.10
walls should be covered to match existing materials. All interior wallboard should
be removed, inspected for mold and replaced with new paperless wallboard to
match existing dimension. Clean all surfaces
behind wallboard with borate detergents to kill
mold. All wainscoting should be reattached. All
interior wood surfaces should be properly
prepared and painted. Cabinet surfacing in
room 106 should be replaced to match existing
with in-kind material if available.
Design Ideas for New Use 10.1
Design Ideas for New Use
Design Ideas Summary
In order to rehabilitate the Bauer’s Farmstead, general construction phases were
developed. The education-based repairs and Improvements are designed to
span over several years of development. Future students and professional
instructors should have with a timeline based agenda that will provide specific
guidance for the repairs. Rehabilitation is recommended to provide the
residence with the necessary construction to bring it to a condition that will be
suitable for basic use, including office, meeting, and an education area. Use as
a residence is also considered as a possibility.
Phase One
The objective during phase one will be to prepare, stabilize and make necessary
repairs to the site for future construction. Phase one is separated into four
consecutive projects. The recommended work will require the expertise of
various professions, such as archeologists and civil engineers.
1. An archeological survey and excavation of the site is necessary before
any new construction takes place. Loose artifacts should be
documented, preserved and stored appropriately with the assistance of a
professional archaeologist.
2. In order to begin new construction, a marshaling yard and temporary
parking area should be prepared on the proposed site.
3. Repair the existing dirt berms and dirt road to facilitate good drainage,
especially to direct water away from the house. All vegetation damaging
the structure should be properly removed and all other vegetation should
be trimmed.
4. The existing wood fence around the house should be restored to working
order. This repair and restoration may require specialized craftsmanship.
Design Ideas for New Use 10.2
Phase Two
The objective under phase two will be to prepare, stabilize and make necessary
repairs for the rehabilitation of the main structure. Phase two will be separated
into five consecutive projects. All of these phases can be assisted or completed
by master craftsmen overseeing volunteers and students, possibly in a tuition fee
structured program.
1. All exterior problems listed in section 9, treatment recommendations,
should be addressed. The recommended professional for each project is
determined in the treatment recommendations section. All professionals
and craftsman can be assisted by a higher educational program under
the architecture and/or construction disciplines.
2. All securing boards and bolts on doors and windows should be removed.
All windows and doors should be inspected and repaired if necessary.
Specialists in restoration carpentry will be needed.
3. Install new corrugated metal panels in applicable areas on roof.
4. All interior surfaces should be cleaned and disinfected. Mold may need to
be removed by a professional mold removal specialist. All rolled flooring
materials, surfacing and glues should be tested for asbestos and properly
removed. Paint should be tested for lead.
Phase Three
The objective under phase three will be to accommodate necessary functions
into a new sustainable energy efficient structure. For a public use, a new building
will include a restroom and storage. For a residential use, a new building will
include a bathroom, kitchen and storage. Solar hot water and photovoltaic
electric generation is included In the new construction.
See images below:
Design Ideas for New Use 10.3
1. Proposed Site Plan
Plan North 0 15 30 60
Key Notes A - Existing Bauer Residence B - Existing structure to be reconstructed and restored for storage. C - Proposed location of construction marshaling yard D - Existing access road E - Existing wind mill F - Existing water retention tank G - Southern edge of house H - Western edge of house I - Existing trees J - Proposed area for new construction. Field verify location within radius. K - Minimal distance possible, with respect for house and cultural landscape L - Existing fence M - Proposed accessible route from existing access road to residence
Design Ideas for New Use 10.4
2. Proposed new construction utility structure for residential use.
Plan North 0 3 6 12
Key Notes A - Existing Bauer Residence B - New Construction and site improvements C - Bathroom D - Mechanical and utility storage E - Kitchen
Design Ideas for New Use 10.5
3. Proposed new construction utility structure for office, meeting, and
educational use.
Plan North 0 3 6 12
Key Notes A - Existing Bauer Residence B - New Construction and site improvements C - Bathroom D - Mechanical and utility storage
Phase Four
The objective under phase four will be to implement more sustainable products
and concepts into the whole project in order to demonstrate an environmentally
conscious lifestyle and to conserve the historical significance of the residence
and the quality of remoteness. For new technologies related to solar power,
insulation and weatherization, consider seeking donations from local suppliers
who wish to demonstrate their products.
Design Ideas for New Use 10.6
1. A water catchment system can be implemented on site by collecting
rainwater runoff from the existing roof structure. System will route the water
from the roof into the existing smaller cistern located on site. The cistern will
need repairs and proper cleaning for grey water storage. The water that is
collected can then be used for landscape or other grey (non-potable)
applications.
Specific installation techniques (highlighting the connection between the
house and the cistern) can provide a learning experience about water
catchment and its important impact to our environment.
2. The windmill will need general repair from a qualified technician. Repair
work should include maintenance to the bearings and gear box,
reconnecting the pump system attached to the well to the windmill, and
prep / paint to protect the windmill from natural elements. Specific
installation techniques (highlighting the connection between the solar
water heater and the facility with inlet and outlet temperature gauges)
can provide a learning experience about water catchment and it’s
important impact to our environment.
3. Install a solar water heater unit that can be used to heat the water. The
unit will need to be provided with a low voltage pump. The installation
can be performed by skilled volunteer labor. Consider use of DC current.
Students from a high school or university level can volunteer by providing
assistance of fabricating the heater under guidance of experienced
craftsmen.
4. The photo voltaic system will need to meet the required energy usage
needed on site. A storage unit will be required for night energy activities.
This can be an opportunity for volunteers to install the system to a structure
that will provide an educational experience. Students can learn how the
system works and how it can be adapted to any structure that requires
electricity. The array will need to be wired and tuned by a photovoltaic
specialist, who will need to also provide service on the battery storage
system and monitoring system.
Design Ideas for New Use 10.7
Sample Design Layout of Bauer House
1. Floor Plan of Bauer Residence - Office, Meeting and Educational Use
A B
E D C
Plan North 0 5 10 20
Key Notes A - Storage B - Storage C – Meeting/Multi-Function Space D – Reception Office E – Office Storage
Design Ideas for New Use 10.8
2. Floor Plan of Bauer Residence - Residential Use
A B
E D C
Plan North 0 5 10 20
Key Notes A - Study B – Storage, Clothes C – Bedroom D – Sitting/Crafts E – Eating/Dry Storage
Bibliography Carmack, George. "Guadalupe River State Park," San Antonio Express News, August 13, 1977. Cordes, Dennis. Office Memorandum, October 18, 1983. Freeman, Martha Doty. A History of Guadalupe River State Park and Honey Creek Natural Area. Austin: Texas Parks and Wildlife, 1997. Jordan, Terry J. http://www.tshaonline.org/handbook/online/articles/GG/png2.html (accessed 13 February 2010.) Jordan, Terry. Texas Log Buildings: A Folk Architecture. Austin: University of Texas Press, 1978. McCallum, Frances T. “TSHA,” Available from http://www.tshaonline.org/handbook/online/articles/BB/aob1.html (accessed 13 February 2010.) National Park Service, " The Secretary of the Interior's Standards for the Treatment of Historic Properties," http://www.nps.gov/history/local-law/arch_stnds_4_2.htm (accessed 14 April 2010.) Osborne, Lynn. "Historical Report- Guadalupe River," 1975. Robinson, Willard B. http://www.tshaonline.org/handbook/online/articles/AA/cmask.html. Internet;(accessed 14 February 2010.) Slaton, Deborah. Preservation Brief 43, “The Preparation and Use of Historic Structure Reports.” Washington, DC: National Park Service, 2005. Texas Historical Commission, "The Antiquities Code of Texas," http://www.thc.state.tx.us/rulesregs/RulesRegsPDF/AntiqCode.pdf (accessed 13 April 2010.) Texas Historical Commission, "State Archeological Landmarks," http://www.thc.state.tx.us/markerdesigs/madsal.shtml (accessed 13 April 2010.) Texas Historical Commission, "Providing Access to Historic Properties", http://www.thc.state.tx.us/historicprop/hpada.shtml (accessed 13 April 2010). Texas State Historical Association, “German Vernacular Architecture,” http://tshaonline/handbook/online/articles/GG/cbg1.html (accessed April 26,
2010). Texas State Historical Association, “Land Grants,” http://tshaonline/handbook/ online/articles/LL/mpl1.html (accessed April 26, 2010). Von-Maszewski, W.M. Handbook and Registry of German-Texan Heritage. Austin: German Texas Heritage Society, 1978.
Appendix A Martha Doty Freeman, History of Guadalupe River State Park, 1997
Appendix B:
Lynn Osborne Historical Report, 1975
Appendix C:
Dennis Cordes Office Memorandum, October 18,1983
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COORDINATION - ROUTING
JFFICE MEMORANDUM ORG, NAME INITIAL DATE
Muckelroy
t TO.Lea Huth Lea Huth
~OM: Dennis Cordes, ArchitectHistoric Sites and Restoration
JEeT: Bauer House nrl'rl\/Cn11 L_VL.I V L.L.I
RE: Guadalupe River S.P. n0T 0 n 10QlREMARKS;
-uv t.,JV
lATE: October 18, 1983GU"OALUPf nlVER ~T AH ,oMr,
Ul:nGt1[1rrl. rx i% ..~'i
'"
RETURN TO;
Enclosed is a copy of:
1. The Historical Report from the master plan.
2. Notes on Architectural Investigation of April-May 1982 for eachof the thr~e house structures.
3. Measured drawings of the Bauer house.
t e; We have a small amount of research material, two 1920' s photos andof people that were contacted for ,information, here in our files.welcome to come up and go through them any time.
a listYou are
The house is not locked up now, so to avoid vandalism please mount a surface]mounted hasp and padlock on one exterior door and a barrel bolt or hasp on ~the interior side of the remaining doors. Please do not nail them shut asthis severely damages both doors and trim.
The house is planned to be adapted as another park residence so protectionand preservation of the house is very important. Architectural plans havebeen prepared to about 70% of completion but have been "put on the shelf"because of other funding priorities. Hopefully that won't be too long, butit could be a year or more. In the interim please check the building peri-odically for roof leaks and vandalism.
~I hope this information will be helpful to you, so you know what backgro~ndthe Bauer house has. It is one of only two buildings in Department posses-sion tllat has fachwerk construction, the other is at Monument Hi11-KreischeBrewery S.H.P. I don't think it would be a good idea to direct park visitorsto this building since we are trying to protect it, but if they have seen itand ask about it, you should be able to tell them a little more now.
If you need any more information, please don't hesitate to call.
~ 4(, Sincerely,
~~
Dennis Cordes
:J JG (Rev, 5(77) 6000
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Bauer House4t The Bauer House is the oldest of the three residences in the Guadalupe
River State Park. The largest portion of this house was constructedin 1878. Like the Richter House across the river it has evolved overtime, though not nearly as much as one might expect from looking atthe construction techniques alone. The Bauer House is architecturallysignificant for its use of four distinct building technologies. Contraryto initial impressions three construction techniques were used simulta-neously in the original structure. All indications are that the logroom, the adjacent fachwerk room, the long narrow north room and thesouth porch were constructed at one time.The first evidence to support this conclusion is the continuous limestoneand mortar footing which follows the perimeter of these rooms. (It isperhaps only coincidental that this footing is very nearly square, showingan inclination for simple geometries.) An investigation of the floorframing system shows that the mortised joints in the supporting beamsdo not correspond to intersections of the rooms above (see MeasuredDrawings). The framing of this central portion of the house is an inte-grated system. Even the front porch was framed before the walls wereraised.
t.
There is also a logic to the building section. The original structureis essentially sy~netrical around its east-west axis. The roof is framedin two sections. A first set of rafters springs from a plate two feetabove the floor of the loft. A second set of rafters springs from theplates at the front porch and north· room. These bear down on the firstset of rafters approximately four 'feet above the spring point of thesefirst rafters. This creates a gap of six to ten inches between the topof the log and fachwerk walls and the roof above (see Measured Drawings).The gap thus created was presumably to provide ventiliation to the loftarea. This function was precluded when the ceilings of the south porchand the north room were sheathed with beaded board siding. That theset~o areas existed without these dropped ceilings for a while is clear.The troweled plaster finish on the exteriors of the log and fachwerkwalls continues two feet above the board ceilings to the plates above.Despite the near symmetry of this section, the north room apparentlynever existed as a porch mirroring the one to the south. The north-south orientation of the floor joists in this room implies that theflooring has always run parallel to the rear walls of the house. Thisbeing the case, it is unlikely that this area was ever exposed to theweather. In fact, it appears that all four of the windows in the northroom--only two of which match--were added at a later date. The onlynatural light to this room was originally provided by the two exteriordoors positioned axially with the other doors in the log and fachwerkrooms to allow direct through ventilation.
s ,There are, at this time, still some unanswered questions about the northroom. Although it appears to be one of the original rooms of the house,its floor slope is not consistent with the rest of the house. The thres-holds of doors twelve and fifteen have been removed to reveal the originalfloor joists several inches below the present floor (see Photographs
---
and Measured Drawings). It appears that the footing for the north wallis about four inches above the level of the rest of the house causingthe floor in the north room to slope down into the other rooms. Itis unlikely that subsidence could account for this much variation inlevel. Later remodeling of this room included the removal of the originalfloor decking, the installation of new level floor joists and new floordecking. 'This created the four inch step which one climbs when enteringthe room. It is- unclear at this time whether the cypress floor at theeast end of this room dates to this remodeling or if perh~ps it is areused portion of the original flooring.All walls in the north room are sheathed with one half inch gypsum board.This conceals a one by twelve inch pine sheathing on the north, eastand west walls. On the south wall gypsum board is mounted on five inchwide shiplap furring strips. The walls of the fachwerk ~oom have beenresurfaced with a cement plaster, metal lath and wood furring strips.The cement plaster, gypsum board and wood furring strips account foran increased wall thickness. Compensation for this change in thicknessappears in all the door and window jambs in these rooms.According to historical accounts (see Research by Lynn Osborne); thekitchen and the east porch additions were built between 1911 and 1914.Several exterior'sheathings were used before and after this time reflectingboth functional and stylistic considerations. The north and south wallsof the log and fachwerk rooms, which are protected from the weather bythe porch and north room, have a plaster finish. What appears to bethe oldest existing wood siding is on the north side of the house.This one by five and one half inch siding is now installed with simplebutt joints. But paint markings and previous nail patterns indicatethat this siding was previously used with lap joints. It appears thatthis siding was removed to install a building paper moisture barrierand then replaced to the same area from which had been removed.The east and west ends of the house are clad in a five inch shiplapsiding (Pattern 113). It is uncetain at this time whether or not thisis an ~riginal siding. It was however installed before 1914 for itextends continously behind the kitchen addition. The siding behindthe addition is now concealed behind one half inch gypsum board. Thekitchen addition also uses this same siding pattern.The siding on the east side of the house was replaced, presumably forstylistic reasons, when the east porch was built. The east porch roofis support~d by a more delicate column than the south porch and isdecorated with brackets. The pattern 117 shiplap siding chosen tocompliment this Victorian porch extends only to the height where theporch roof meets the east wall. Above this height the pattern 113shiplap siding is still intact.
A sheet metal skirt is used around the base of the kitchen and the east porch,This is the same seven inch ashlar pattern used on the other two housesin the park.Generally this house is in excellent condition with very little evidenceof settling or water and insect damage. The only failure in the plaster
occurs at the joint in the south wall between the log and farchwerkconstruction. This wall is leaning slightly outwards, but some of thisdeformation appears to be built into the structure.
I . ~.
Appendix D:
Planning Session Findings
Planning Session Findings D.1
Planning Session Findings
March 26, 2010, 9:00 a.m.—12:00 p.m.
On March 26, 2010, members of the Texas Parks and Wildlife Department,
members of the Friends of Guadalupe River State Park and Honey Creek State
Natural Area, and the Spring 2010 UTSA Historic Preservation Seminar class led by
Professor William A. Dupont met to discuss the importance of the Bauer
Farmstead and its future in the hands of the Texas Parks and Wildlife Department.
During this facilitated planning session, the physical description of the house was
discussed, along with historical significance, the chronology of the house, and
current conditions. Also discussed was the property significance and importance
and values that the Bauer House represents for the Texas Parks and Wildlife
Department and for Texans. Lastly, there was discussion of future uses and how
those uses could be realized. The goal of this meeting was to figure out why the
Bauer House is an important resource and to try to find ways in which to
rehabilitate the house in some fashion. This meeting was focused around
“brainstorming;” brainstorming for ways in which the Bauer Farmstead could
become useful once again, while protecting what was considered significant
and important about the Farmstead.
I. In Attendance
William A. Dupont, Professor, UTSA College of Architecture
UTSA Historic Preservation Seminar Class:
Amy Estes
Derrik Godwin
Casey Johnson
Rosanna Luke
Adriana Munoz
Courtney Widacki
Cynthia Barandimarte, PhD, Director, Historic Sites and Structures, TPWD
Scott Taylor, Park Superintendent, TPWD
Planning Session Findings D.2
Dennis Gerow, Architect, TPWD
Chris Dooley, Park Ranger, TPWD
Tom Anderson, President of local Friends group
Bryden Moon, Amateur Historian, and member of Friends group
II. Historical Significance and Physical Description presentations
A. Amy Estes presented a brief powerpoint on the historical significance
of the Bauer House
B. Derrik Godwin presented a brief powerpoint over the current physical
description
III. Preliminary Findings of Condition and Chronology
A. Professor Dupont presented the preliminary findings of the condition
and chronology of the Bauer House
Figure One: Group discussion during the planning session
From left to right: Derrk Godwin, Tom Anderson, Chris Dooley, Dennis Gerow,
Cynthia Brandimarte, Scott Taylor, Bryden Moon, Casey Johnson, Courtney
Widacki, Amy Estes, Rosanna Luke
Planning Session Findings D.3
IV. Discussion of Property Significance and Importance
A. Values
The values listed below were discussed during the meeting. The Bauer
Farmstead holds certain values for the park staff, Texas Parks and Wildlife
Department, and for Texans. The objective of this section is to identify the
core values that are associated with the Bauer Farmstead and come up
with ways to protect these values, and, at the same time, find a new use
for the Bauer Farmstead.
a. Holistic
i. In the context of increasing encroachment and
fragmentation, the Bauer House will stay intact because
it is the property of Texas
b. Will become an increasingly unique and non-renewable
resource
c. Educational
i. There are educational aspects that are appropriate for
all ages
1. Explore and study Texas History
ii. Future field school site
iii. The house itself is an artifact, therefore needs to be
accessible to the public
d. Fine example of German Vernacular
i. German residential example
ii. In state’s control
e. Feeling of remoteness
f. In real context, as an un-restored house
g. Authentic
h. Archaeological value in context
i. Individual craftsmanship, construction details important
j. Ruins value—untouched time capsule
k. Appreciation of heritage conservation (as a process or field)
Planning Session Findings D.4
l. Protection of rural historic landscape in Texas
m. Intact resource for current and future residents
n. Diachronic view of history
o. Relative quality value
i. In comparison to other houses of same era
p. Economic value
i. Currently a negative value
ii. Possible positive value in the future
q. Tourist value
i. Regular park tour vs. heritage tour
ii. Discovery value
iii. Local heritage (regional, stop along regional tour)
r. Environmental
i. Restoration of grounds
ii. Limited by endangered animals that live near/on
grounds
iii. Lessons can be learned by how Bauers lived (green
living)
iv. Sustainability/survival
v. Water cachment
vi. Case study value, innovative
vii. Aesthetic and romantic value
Planning Session Findings D.5
Figure Two: Professor Dupont writing down discussion topics.
V. Legal, Political, and Financial Context
Before doing anything to the Bauer House, we must know what sort of laws and
codes need to be followed. Understanding the political and financial context of
the Texas Parks and Wildlife Department is also important. By doing so, we will be
able to suggest the most appropriate and fruitful future uses for the Bauer
Farmstead.
A. Must work within objects and goals of the TPWD
a. Funding tied to plans, must be relevant to TPWD mission
b. TPWD Land and Water Plan: geared towards conservation and
environmentalism
B. Codes
a. ADA
b. Texas Antiquities Code
c. UBC and 2006 IBC
C. Part of TPWD stabilization program
D. Private Donations through organizations like the Friends group
E. Volunteer and internship programs possible
F. Marketing awareness
VI. Existing Physical Capacity and Capacity of Resource
By discussing current conditions and the capacity of the Bauer Farmstead, better
future uses will be discussed.
A. Good bones
B. No technology (e.g. heat, A. C.)
C. Currently there is a limited capacity
D. There is a strong cultural landscape
VII. Possible Future Uses
A. Status quo
a. Stabilization
Planning Session Findings D.6
b. Minimal conservation
B. Lease to concessionaire
a. example: weekend retreat for park users
C. Conversion for residential use for park staff
D. Retail shop to serve visitors
E. Museum
F. Day use
a. Multipurpose building
b. Interpretive center
c. Remote orientation
G. Living history interpretation
H. Innovative case study—“off the grid”*
I. Artist/Writer retreat
*The most plausible, achievable and desirable future use is the innovative case
study. Discussion of allowing a person to live at the Bauer Farmstead while
helping with the maintenance and general upkeep was met with enthusiasm.
This person would also be able to act as a living history guide during their stay at
the Bauer Farmstead. The case study would be considered “off the grid”
because the Bauer House would still not have utilities, such as heating and air
conditioning.
Planning Session Findings D.7
Figure Three: Discussion of the layout of the Bauer House led by Professor Dupont.
VIII. Next Steps
A. More chronology—Amy Estes
a. Dendrochronology—Derrik Godwin
B. Oral interviews—Courtney Widacki
C. Tax records—Amy Estes
D. Historic photos—From Bryden Moon
E. Phone numbers of living descents—From Bryden Moon
F. Investigation into sustainability initiatives—Casey Johnson
G. More information on protection of rural landscapes—Unassigned
H. Issue findings of this planning session—Rosanna Luke
Planning Session Findings D.8
Figure Four: Professor Dupont leading the discussion.
Appendix E:
Deed Records
�
Appendix F:
Texas Parks and Wildlife Department Drawings, 1982
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