The Project

Hey Austinites, did you know you own a charming 1920s Oriental-influenced, California Craftsman bungalow…at the top of a cliff, overlooking Lady Bird Lake? Out the back door is one of the most spectacular views in Austin, and it’s right in town with a great location. Wow! You’d like to get in and enjoy the place, right?

The problem is, it’s not so charming anymore. Turns out you didn’t take care of it over the decades, and – until recently – it was literally falling apart. What’s worse, a complex set of circumstances prevents any easy & quick fixes.

That, in a nutshell, is the Norwood project. If you’re a tax-paying resident of Austin, you’ve got a stake here. It’s past time to complete this “people’s project” of restoring a small but very precious jewel to Austin’s crown, and putting this amazing asset to work for all of us!

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Background

Ollie and Calie Norwood built the Norwood House in 1922. As was customary at the time, they named their home, calling it “Norcliff”. The property itself was known as the Norwood Estate and included such wonders as a stone “teahouse” gazebo with a commanding view of the Colorado River, a greenhouse where the family grew tomatoes hydroponically, beautiful terraced gardens, and an enormous spring-fed swimming pool. Many Austinites admired and visited the estate, picnicked in the pecan groves, and even took swimming lessons from Mrs. Norwood.

Much later on, a new generation would sneak onto the property after listening to live music at the Armadillo World Headquarters, and skinny-dip in the amazing geothermal pool. The bungalow itself was a fixture of Travis Heights for decades and was beloved not only for its unique and charming architecture, but also as a prominent icon that reflected the historic Arts & Crafts character of the neighborhood.

Enough people knew and loved Norcliff by the 1950s that the scene was set for future threats to the home’s well-being to be met with resistance.

Struggles begin

The sad odyssey of the Norwood House started after Ollie and Calie passed away. Not surprisingly, the property went through a succession of battles pitting condo developers who lusted after the incredible site, against neighbors who staunchly defended the house and the integrity of the original estate. In 1984 one commercial buyer got so far as to close on the property and hastily move the bungalow off its piers – stripping the cladding and plopping it unceremoniously a few hundred feet away next to Riverside Drive – before going bust itself in one of that decade’s economic downturns.

Norcliff would steadily decline, off its foundation and partially dismantled, for the next 20 years.

Hard times continue

Because of its marvelous site, the City wisely bought the Norwood Estate in 1985 for use as public parkland. Unfortunately, that’s where the wisdom ended. The City failed to appreciate the history and potential of the house itself, and no funds were ever designated to develop the tract. Since the house was now a public asset, and public/private partnerships to support public parks were not yet in vogue, restoration by private owners was out of the question. That meant more limbo for the house while multiple constituencies squabbled over its future.

In the 1990s the Women’s Chamber of Commerce (WCC) stepped up and launched a major effort to restore Norcliff for use as a women’s economic center and sculpture garden. The group spent years fundraising, but the City ultimately chose not to extend support, and the WCC was not able to complete the restoration. However, the Women’s Chamber did raise enough money to move the bungalow back up the hill to its original site in 1999. This was critically important to the future of the house, as it would pave the way for the site to later receive city historic landmarking. That, in turn, helped protect Norcliff when whispers of possible demolition began to surface.

So while the house was back on the hill where it belonged by 1999, it was still boarded up..essentially abandoned, with time and weather continuing to take a dreadful toll.

Enter the Posse

A subcommittee of the South River City Citizens (SRCC) neighborhood group formed in 2008 to carry on the quest to restore the Norwood House and open it to the public as a rental venue. Calling itself the Norwood Posse, this group kept the project alive in newspaper articles and TV news coverage for years, building a broad base of support throughout the city and working with Austin’s Parks & Recreation Department (PARD) and other stakeholders on a plan to save Norcliff.

The Posse’s efforts culminated in a City Council Resolution in early 2010, supporting restoration of the Norwood house; however, there was still no commitment of city funds for the project. By this time, the major recession that began in 2008 was forcing cities everywhere to slash budgets and look for creative new ways to pay for parks and other city services. Ideas about public/private partnerships began to take hold.

Norwood had been excluded from bond programs time and again because there was no solid plan. The house would have to continue to wait, deteriorating each and every day.

The feasibility study

In an effort to finally address the future of the Norwood tract, PARD commissioned a formal feasibility study ending in 2011. The consulting architectural firm conducted multiple public meetings and produced a range of possible options from which the City could choose – including demolition of the house. PARD eventually adopted a plan known as the “Norwood Park Preferred Alternative.” Due in major part to the Posse’s efforts, this plan included restoration of the Norwood house.

Finally, it seemed, protection was ensured. But was it?

From the Posse to the Foundation

Despite adoption by the Parks Department of the “Preferred Alternative,” and that plan’s formal approval by the Parks Board in late 2011, there was still no funding in PARD’s budget – and none in the foreseeable future – for historic restoration of a house. Nor is there funding, presently, for PARD employees to operate and maintain Norcliff even if it is restored. In today’s political and economic climate, the message is clear that the Norwood House has to largely pay for its own restoration and earn its own keep if it is to come back to life.

The Norwood Posse had understood that reality years before, and began to develop proposals to restore and operate Norcliff in public/private partnership with the City. The Posse attracted major donors in 2011 who recognized the potential of the house in tandem with the revival of the Arts & Crafts movement all over the world. Together, they determined that formation of a new nonprofit would be needed for entering agreements and achieving the goal of restoration. The Norwood Park Foundation – a Texas 501(c)3 nonprofit – was incorporated in the spring of 2012 to carry the work forward.

The long-sought Agreement

In March 2012, NPF submitted a draft Parkland Improvement Agreement (PIA) to the City that spelled out a viable and financially sound future for Norcliff. Our plan was entirely nonprofit and created a revenue-generating Norwood House venue at minimal cost to the taxpayer. And because it would be self-sustaining, it wouldn’t place extra demands on our underfunded parks system.

The 2012 document also proposed an innovative partnership with the City that was unlike traditional concession agreements in that it was not based on a private profit motive. Our nonprofit endeavor, instead, sprang from a historic preservation motive and a desire to see this amazing public asset generating revenue and fulfilling its potential for the people. All revenues over expenses were to be retained by NPF solely for the benefit of the Norwood House and/or the overall parkland tract comprising Norwood Park.

Reflecting confidence in our plan and the home’s bright future, in June of 2012 the City Council unanimously passed a resolution calling for formalization of an agreement between NPF and PARD. Over the next 6 months negotiations continued and final issues were resolved as the initial document became a Parkland Improvement, Management & Operations Agreement (PIMOA). Signed by the City in June of 2013, the Norwood project officially launched with PARD and other departments in August of that year. NPF pursued the project actively through the fall of 2022, when the economic effects of the pandemic proved too difficult to overcome within the allotted timeframe.

The long-sought Agreement paved the way for tremendous accomplishments for Norwood – all the way to shovel ready! But until its intentions are fully implemented, the Norwood House remains extremely vulnerable. Phase 1 Stabilization and Phase 2 Preparation are DONE; initial restoration and then completion of the project in a timely manner is still urgently needed.

The way forward

The Norwood Park Foundation was the natural evolution of more than 30 years of efforts to save the Norwood House. Finally, the pieces came together to solve the puzzle of competing stakeholder interests and get this precious historic asset rehabilitated.

A highly-regarded professional team produced outstanding plans for the house and the site. NPF stopped the deterioration, remediated the site and structure, created the vision, and COMPLETED the design and permitting of the project. HUGE STEPS! Under our leadership & advocacy, the project also secured significant municipal funding via the parks bond and special allocation of hotel-occupancy tax monies in late 2018. As of 2022, $3m in public funding was still allocated to the Norwood project; unfortunately PARD removed this voter-approved funding in 2023 and shifted it to another project.

As a result of profound changes in Austin’s construction market caused by the COVID-19 pandemic, the work of the Norwood Park Foundation came to an end just before groundbreaking could be scheduled. NPF will no longer be the entity to accomplish the restoration – but PARD and/or one of our city’s larger parks nonprofits certainly can – and should – pick up the ball and run with it.

And what will be created when Norwood is finally restored and operating? Read on.

Economic potential

Suppose you’ve got a special event to host. A party, a wedding, a gallery showing, a board meeting…the list is endless. There’s quite a limited number of charming, historic rental venues in our town that also happen to have a killer view of the city skyline! And as Austin’s population has increased so dramatically, demand for rental venues has far outpaced supply. The addition of the Norwood House to this market fills a demonstrated need. Its spectacular site overlooking Lady Bird Lake and its convenient central location will make it a highly desirable option for event planners.

With the addition of a new terrace behind the house, and utilizing the restored grounds and gardens immediately surrounding the home, Norcliff as currently planned could host small-to-medium groups of up to 150. The interior of the 1800-sq. ft. bungalow has been completely opened up, and the current design retains a vintage feel while operating in a thoroughly modern manner, with excellent flow between the house and newly designed outdoor spaces. Historic architectural elements of the site would be rehabilitated, and separate auxiliary structures built to support operations in an optimal manner.

The home has a flexible, open floor plan with charming gable rooms off the central event space. Mobile museum features were planned that could educate guests on the site’s own cultural past as well as the history of the bungalow and its important role in the American story. Interpretive signage throughout the gardens and grounds could enlighten visitors on what a showcase estate the Norwood property once was.

The current status

That the Norwood House even exists at all today is a testament to the many Austinites who remember the house fondly and have already given decades of time and money defending it. This has always been a “people’s project,” and we hope many more civic-minded community members will step up, CONTINUE TO ADVOCATE FOR NORWOOD, and carry the work forward. As of 2023:

• Phase 1 steps are DONE including 1) environmental remediation 2) structural stabilization including a new deep-drilled foundation 3) rehabilitation of the site’s heritage oaks, and 4) securing of a State historical marker for Norwood Park
• Phase 2 Preparation is DONE including 1) 100% Construction Documents and 2) Site Development Permitting (a 2-yr. process)
• The project is shovel-ready

The stage is now set for restoration construction, which could be achieved in phases if necessary, allowing limited revenue generation to begin while the full vision is completed.

Protected forever

There is something worth remembering when it comes to the Norwood House: Ollie and Calie Norwood were wealthy enough to build anything. What they chose to build was an exquisite but essentially humble and unpretentious American bungalow. What they created on the site was an Arts & Crafts ideal that is unique in Austin and perhaps all of Texas. Understanding why they did this and restoring this heritage to the people of Austin is long past due.

The Norwood House – regardless of its present appearance – absolutely can shine again as one of Austin’s special, small “places that matter.” It can be loved and shared with our children and their children, it can earn revenue for the taxpayers, and we’ll never have to regret that yet another of our historic cultural treasures was lost. Let’s make sure this project gets done!