SUBJECT
title
Public Hearing and Consideration of a motion to consider façade improvements to the Plaza Theater, which includes exterior alterations, new construction, demolition, and restoration on Lots 2, 8, 9, and the west one third of Lot 3 (approximately 2,057.75 square feet), Block 46, Western Division, located at 1018 and 1012 ½ Hidalgo Street and 1013 and 1017 Farragut Street. This property is within the Old Mercado Historic District.
HD-001-2026
District VIII
body
BACKGROUND
Initiated by: City of Laredo, Owner; Joseph Neeb, City Manager, Applicant; Ricardo Solis, Representative
Previous Action:
On September 15, 2005, the Historic District Landmark Board (HDLB) approved a request for façade restoration and improvements to the plaza theater’s lighting and marquee sign.
Proposed Scope of Work Includes:
The proposed scope of work of the project includes:
Altering the Existing Exterior Façade:
1. Replacement of neon tube lighting with LED Primary Green Incision skeletonized lighting
2. Replacement of chrome finish door hardware with Art Deco-style antique brass handles on existing front door handles.
3. Reconstruction of the damaged canopy and tile walls on the north façade.
4. Installation of a new stucco ceiling beneath the canopy.
5. Reconstruction of the canopy roof with new TPO roofing and drainage.
6. Replacement of existing light fixtures above north exit doors.
7. Removal of existing façade elements (brick, glass block, corrugated and TPO roofs) from Building A for a new expansion.
8. Construction of a new building addition with stucco walls, metal coping, steel windows, and metal doors.
Not Altering the Exterior Façade:
1. Cleaning, refinishing, and repair of existing wood doors, frames, tilework, terrazzo flooring, metal panels, and brick.
2. Repointing brick mortar to match existing.
3. Cleaning and repainting stucco, soffits, and metal components.
4. Repainting existing wrought iron and storefront features for maintenance.
Building Type:
As per the 1996 Historic Preservation Plan:
- “The Plaza Theater, constructed in 1946, is an outstanding example of Art Moderne architecture, built by H.B. Zachry Construction Company. At its inauguration, the Plaza was the most luxurious theater in town. The interior featured a large balcony with a beautiful canvas mural painted by Laredo artist, Manuel Gutierrez. The theater was fully air conditioned and contained 2, 400 feet of neon lighting. The Plaza is the only historic theater in Laredo which maintains its historic integrity.”
As per the 1997 Historic Urban Design Guidelines:
- “The Plaza Theater was constructed in 1947 by the H.B. Zachary Construction Company of Laredo. This building belongs to the Art Moderne architectural style. The façade is a composition of horizontal and vertical, convex and concave elements. At the ground level is concave entrance which provides room for crowds, the entrance doors, and the protruding octagonal ticket booth. Above the entrance area is the marquee which is a bold horizontal element that hovers over the sidewalk. Above the marquee is a large concave space that holds a series of tall, vertical metal pieces. This area is capped by a cantilevered flat roof and circular element. There are two vertical elements that give coherence to the whole building. On the east side of the façade is a large concave cylinder the covers the whole vertical length of the building. At the west side is a tall solid, vertical piece which carries a vertical extruded element that spells out “PLAZA” in large letters. On top of this element is a tall cylindrical spire topped with a small sphere. There two vertical elements are tied together by the horizontal marquee element. Green tile is the predominant material that is used on the façade.
The Plaza Theater faces the Old Mercado Plaza. It is an important structure for rehabilitation and is an example of an Art Moderne Style.
• Restore the neon sign and marquee.
• Re-grout and re-point the existing ceramic tile and other similar repair work.
• Repair the crack on the concrete element utilizing the proper materials and methods
• Restore interior of theater or performance space.”
Site: The property is an H-AE (Historic Arts and Entertainment District) zoning district.
Letters sent to the surrounding property owners: 22
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.
Staff supports the proposed scope of work for the following reasons:
1. The proposed repairs and alternations are consistent with historic preservation standards and maintain the architectural integrity of the Plaza Theater and surrounding area.
2. The proposed scope of work represents a comprehensive restoration and rehabilitation of a significant contributing structure within the Old Mercado Historic District.
3. The proposed scope of work appropriately restores the historic building while incorporating new elements that complement the existing character, materials, or spatial relationships of the property.
4. The proposed scope of work aligns with the goals of the Secretary of the Interior’s Standards and the Historic Urban Design Guidelines, and supports the long-term preservation of the property.
A. Secretary of the Interior’s Standards for Rehabilitation
• The historic character of the Plaza Theater will be retained and preserved; replacement of light and hardware will reflect the Art Deco design (Standard 2).
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.”
• Distinctive features, finishes, and craftsmanship, such as woodwork, tiles, and metal details are being preserved or replicated. (Standard 5).
Standard 5 - “Distinctive materials, features, finishes, and construction techniques... will be preserved.”
• Repairs rather than replacements are prioritized; new materials match existing in color, texture, and appearance. (Standard 6).
Standard 6 - “Where deterioration requires replacement, the new work will match the original in design, material, texture, and color-supported by documentary evidence.”
• (?????) New additions (Plaza Theater, Building A, Expansion) are compatible in scale, materials, and massing without creating a false historical appearance. (Standards 9).
Standard 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...” (??????)
B. Historic Urban Design Guidelines
• The applicant proposes a complete restoration of the structure, including replication of historic materials and profiles. This aligns with the Guidelines’ emphasis on preserving and restoring character-defining features.
Reference: Chapter 3 - Treatment of Character-Defining Features
"Preserve all character-defining features that are intact... Replace features that are missing or beyond repair. Reconstruct the original element based on adequate evidence."
• The addition for the Plaza Theater expansion, maintains compatible scale and materials, and is distinguishable-meeting design principles for new additions.
Reference: Chapter 3 - Additions to Historic Buildings
"An addition should be compatible in scale, materials and character... It should be set back from the primary, character-defining façade... The addition should be subtly distinguishable in its design."
Reference: Chapter 3 - Alteration, Restoration, and Rehabilitation - Guideline #9
"Contemporary design for additions... shall not be discouraged... when compatible in size, scale, material, and character."
• The use of metal, wood, stucco, replicated tiles finishes, and matching brickwork meets the requirement to use materials compatible in appearance and composition.
Reference: Chapter 3 - Alteration, Restoration, and Rehabilitation - Guideline #6
"New material should reflect the material being replaced in composition, design, color, texture..."
Reference: Chapter 3 - Facade Materials
"Do not use synthetic materials that do not convey the appearance or durability of the historic material."
• Reconstructing the canopy based on historic documentation complies with the guidelines for restoring missing features.
Reference: Chapter 3 - Alteration, Restoration, and Rehabilitation - Guideline #6
"Repair or replacement of missing architectural features should be based on accurate duplications of features substantiated by historical, physical, and pictorial evidence."
• (????) The addition and new work are designed to be reversible, consistent with preservation principles to protect the building’s long-term integrity.
Reference: Chapter 3 - Alteration, Restoration, and Rehabilitation - Guideline #10
"Wherever possible, new additions… shall be done in such a manner that if removed, the essential form and integrity... would be unimpaired." (?????)
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
end