SUBJECT
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Public Hearing and consideration of a motion to consider the exterior alterations of the front façade, which includes the new construction of a balcony (upper level) and the addition of the new glass windows and door openings (upper and lower levels) on west 15.42 feet of Lot 7 and east 25.58 feet of Lot 8, Block 35, Western Division, located at 1108 Iturbide Street. This property is within the Old Mercado Historic District).
HD-004-2025
District VIII
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BACKGROUND
Initiated by: Freedom Property Assets LLC., Owner; Raul Ramses Trevino, Applicant/Representative.
Previous Action:
- On March 18, 1999, the Historic District Landmark Board approved two canopy signs - one sign on the awning fabric and a suspended canopy sign. (Order Number 294).
- On April 20, 2000, the owner of the property requested to reface the signage on the property. The owner proposed to paint the message on the cloth awning and to paint the wood double-faced sign suspended from the canopy.
Citations and Violations:
- On Friday, June 20, 2025, Zoning Enforcement visited the site and discovered a newly constructed balcony without a permit and without the approval from the Historical Board. The Zoning Enforcement Officer issued a stop-work order and issued a citation.
Proposed Scope of Work: Alteration of the exterior front façade of the building. Scope of work includes the following:
- The new construction of a balcony located on the upper level.
- The addition of glass window and door openings on the upper and lower level of the façade.
- Demolition of existing walls to accommodate new openings.
- Significant alteration of the front façade
Note: The applicant did not provide any specifics on the materials for the proposed scope of work.
Building Type: As per the 1996 Historic Urban Design Assessment Report:
- “This building is a long, narrow, single story masonry building built in the Mexican Commercial Style. The building framed on each side by two pilasters. The building originally had a storefront with an indented entrance. A canopy above the storefront was suspended by rods. A band of clerestory windows came above the canopy. The entablature showed no elaborate frieze and it is crowned by a very simple cornice.”
Site: The property is an H-CBD (Historic Central Business District) zoning district.
Letters sent to the surrounding property owners: 31
For: 0
Against: 0
Granting or Denying an Application:
- As per the Laredo Land Development Code, Section 24.1.2.2(2), the Historic District Landmark Board shall utilize the Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines for Rehabilitating Historic Buildings; and the City of Laredo, Texas, Historic Urban Design Guidelines
Secretary of the Interior’s Standards:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
STAFF RECOMMENDATION
recommendation
*THE PURPOSE OF THIS APPLICATION REVIEW BEFORE THE HISTORIC DISTRICT/LANDMARK BOARD IS FOR HISTORIC COMPLIANCE ONLY. APPROVAL DOES NOT GUARANTEE APPROVAL OF A CONSTRUCTION PERMIT, OR ANY OTHER TYPE OF PERMIT THAT MIGHT BE REQUIRED FOR THIS PROJECT.
Planning Staff does not support the proposed scope of work, as it is inconsistent with both the Secretary of the Interior’s Standards for Rehabilitation and the City of Laredo’s Historic Urban Design Guidelines.
A. Secretary of the Interior’s Standards for Rehabilitation
1. The proposed scope of work is incompatible with the Secretary of the Interior’s Standards, as it significantly alters the historic façade, removes original materials, introduces non-historic features, and compromises the building’s overall integrity.
• Destruction of Historic Materials and Features
The proposed demolition of the existing brick façade to accommodate new window and door openings results in the irreversible loss of original materials and craftsmanship. This violates Standard 2 and Standard 5, which require the retention and preservation of distinctive historic materials, features, and finishes.
Standard 2 - “The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.”
Standard 5 - “Distinctive materials, features, finishes, and construction techniques... will be preserved.”
• Loss of Historic Character and Integrity
The proposed alterations-particularly the full reconstruction of the front façade with modern glass elements-compromise the historic character of the building. Standard 2 clearly states that alteration of features and spaces that characterize a property should be avoided.
Standard 2 - “The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.”
• Introduction of Non-Historic Additions
The upper-level balcony is a conjectural feature that never historically existed on the building. Its addition creates a false sense of historical development, directly conflicting with Standard 3, which prohibits introducing elements that misrepresent a property’s historic appearance.
Standard 3 - “Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development... will not be undertaken.”
• Failure to Preserve the Physical Record of Its Time
By removing original materials and reconstructing large portions of the façade, the project disregards the building as a physical record of its time and place (Standard 3). The intervention eliminates defining characteristics that contribute to its historical significance.
Standard 3 - “Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development... will not be undertaken.”
• Incompatibility of New Construction
The proposed balcony and glass openings significantly alter the form, scale, and materials of the front elevation. This is inconsistent with Standard 9, which states that new additions and alterations must be compatible with the historic property in size, scale, proportion, and materials, while also differentiated from the original.
Standard 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...”
• Loss of Spatial Relationships and Façade Composition
The new balcony and openings disrupt the original architectural rhythm and spatial organization of the façade, undermining the visual and spatial relationships that characterize the building. This again violates Standard 9.
Standard 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...”
• No Preservation of Historic Features on the Lower Level
The lower level is undergoing a complete transformation with no effort to preserve or integrate historic features. This conflicts with Standard 5, which emphasizes preserving features that characterize a property, and Standard 6, which promotes repair over replacement.
Standard 5 - “Distinctive materials, features, finishes, and construction techniques... will be preserved.”
Standard 6 - “Where deterioration requires replacement, the new work will match the original in design, material, texture, and color-supported by documentary evidence.”
• Irreversible Alterations to the Building’s Integrity
The proposed work does not meet Standard 10, which requires new construction to be reversible and to maintain the essential form and integrity of the historic property. The extent and permanence of the proposed alterations would fundamentally destroy the historic structure’s identity
Standard 10 - “New additions... will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property... would be unimpaired.”
B. Historic Urban Design Guidelines
1. The proposed alterations are not consistent with the principles and specific guidance outlined in the Historic Urban Design Guidelines. The project involves the removal of historic materials, the addition of incompatible features, and a complete reconfiguration of the primary façade, all of which conflict with best practices for historic preservation.
• Removal of Original Masonry and Materials
The proposal involves demolishing original brick walls to create large glass openings, which results in the loss of historic materials that define the building’s architectural character. The guidelines emphasize preservation of original façade materials and discourage unnecessary replacement.
Reference: Chapter 3 - Building Rehabilitation, Section: Building Materials
“Preserve and repair original materials whenever possible. Avoid removing or covering up materials that contribute to the character of the building.”
• Inappropriate Storefront Alterations
The proposed lower-level changes eliminate traditional storefront components such as bulkheads, display windows, and recessed entries, replacing them with incompatible glass openings. The guidelines stress the importance of retaining or reconstructing storefronts in a historically appropriate manner.
Reference: Chapter 3 - Building Rehabilitation, Section: Storefronts
“Storefront alterations should preserve original elements. If replacement is necessary, use historical photographs or similar buildings as a guide. Do not install large, undivided glass walls or modern storefront systems that lack traditional elements.”
• Introduction of a Balcony That Never Historically Existed
The proposed upper-level balcony is not historically documented and represents a conjectural feature. The guidelines discourage introducing new architectural elements that were not part of the original building design.
Reference: Chapter 3 - Building Rehabilitation, Section: Architectural Features
“Do not add features to a building that it never historically had, such as balconies or decorative elements, unless there is photographic or physical evidence of their existence.”
• Disruption of Façade Rhythm, Scale, and Proportions
Replacing significant portions of the masonry with large glass window and door openings alters the building’s historic rhythm of openings, proportion, and massing-key elements that define its visual identity.
Reference: Chapter 4 - Design Guidelines for New Construction and Alterations, Section: Façade Composition
“Respect the original rhythm and proportion of window and door openings. Maintain the solid-to-void ratio typical of historic façades.”
• Incompatibility of New Construction and Alterations
The new balcony and glass façade elements are not compatible in materials, scale, or character with the original building or surrounding historic context. New construction must be subordinate and complementary, not dominant or disruptive.
Reference: Chapter 4 - Design Guidelines for New Construction and Alterations, Section: Compatibility
“New additions or alterations should be compatible with the scale, materials, and character of the original structure. Avoid designs that visually overpower or conflict with the historic building.”
• Loss of Historic Character and Architectural Integrity
The cumulative impact of the proposed work-extensive demolition, modern insertions, and new construction-compromises the historic identity of the building, resulting in the loss of its defining character.
Reference: Chapter 2 - Preservation Philosophy, Section: General Approach
“The goal is to retain the original architectural character of historic buildings. Major alterations that destroy significant historic features should be avoided.”
Staff General Comments:
1. Any improvements which are approved by the Historic District Landmark Board shall also comply with all Building Code requirements and other regulations as provided in the Laredo Land Development Code.
2. Approval by the Historic District Landmark Board does not guarantee approval of a building permit or any other permit which may be required.
3. It is recommended that all existed improvements utilize the following resources as a guide:
- The Secretary of the Interiors' Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings
- City of Laredo Historic Urban Design Guidelines
- City of Laredo Historic Preservation Plan
4. No other improvements, changes to the building, site or new construction on the property shall be permitted without prior review and approval by staff and/or Historic District Landmark Board, to meet compliance.
5. As per the Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines for Rehabilitating Historic Buildings, all proposed scope of work should be physically and visually compatible to the original materials and features of the historical structure.
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