SUBJECT
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Public Hearing and consideration of a motion to consider the proposed scope of work to the Juan Francisco Farias Residence, which includes demolition, exterior alterations, new construction, and restoration on Lots 1, 9, and 10, Block 32, Western Division, located at 409 San Bernardo Avenue and 820 Iturbide Street. This property is within Old Mercado Historic District.
HD-005-2025
District VIII
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BACKGROUND
Initiated by: Webb County, Owner; JHS Architect, Applicant; Eduardo Quiroga, Representative
Previous Action:
On February 18, 1999, the Historic District Landmark Board (HDLB) approved a request to change the message on an existing wall sign located above the roof of the building. The approved signage measured 16 feet by 2 feet and was to be painted directly onto the wall with a gray background and black block lettering. The original message, “Ramos Garage & 722-0199,” was approved to be changed to “The Cactus Mexican Imports.”
At the same meeting, the HDLB denied a separate request for a vertical sign displaying the message “Car Wash.” The proposed vertical signage measured 10 inches by 8 inches.
Proposed Scope of Work: The proposed scope of work of the project includes:
- Complete restoration of the primary historic structure
- Reopening of original window and door openings (currently boarded or infilled)
- Reconstruction of missing porches using historic profiles
- Restoration of limestone and brick masonry, stucco, and decorative elements
- Removal of non-historic accessory structures to create pedestrian pathways and landscaping
- Construction of a rear east-side addition for office use, using compatible materials
- Installation of historically sensitive finishes including lime-based plaster and mineral paint
- Construction of a rear service yard addition on the east side of the property to accommodate HVAC and mechanical equipment.
Building Type:
As per the text written on the Historical Marker, it states:
-“…The modified rectangular plan house is built of locally fabricated brick clad with stucco. Rooms directly access the exterior, facing the street or patio area. The house has two-foot wide walls of brick and stone along with four fireplaces. A projecting cornice features distinctive rectangular, tooled stone projections, with similar craftsmanship seen on the lintels. Truncated Corinthian wooden columns support the south entrance porch. The site historically included stables and a cart house, water well and cistern.”
As per the 1996 Historic Urban Design Assessment Report:
- “This building is up to the edge of the sidewalk on San Bernardo Avenue. On Iturbide Street there is thirty-foot-wide lot that is used as a parking lot for this building. This is a one-story building that at one time had its main entrance off of San Bernardo Avenue. The loggia that faces Iturbide St. was a later addition done to the building. This building has a high parapet wall with a masonry coping. On the San Bernardo Street side, the building has a Border Vernacular cornice with a projecting band below it that defines the frieze area. There is a shed like masonry building at the back of the building that had a mosquito screen enclosed porch.”
Site: The property is an H-AE (Historic Arts and Entertainment District) zoning district.
- The property is designated at a Recorded Texas Historic Landmark (2009).
Letters sent to the surrounding property owners: 24
For: 0
Against: 1
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 project represents a comprehensive restoration and rehabilitation of a significant contributing structure within the historic district.
2. The proposed scope of work appropriately restores the historic building while incorporating sensitively designed new elements that do not compromise the character, materials, or spatial relationships of the property.
3. The project advances the goals of both the Secretary of the Interior’s Standards and the Historic Urban Design Guidelines, and it contributes positively to the long-term preservation of the property.
A. Secretary of the Interior’s Standards for Rehabilitation
• Holistic Restoration Approach
The applicant is undertaking a comprehensive rehabilitation of the structure, including restoration of architectural elements, masonry repair, reopening of historic openings, and appropriate material replication-demonstrating a strong commitment to preservation and long-term stewardship (Standards 2, 5, 6).
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.”
Standard 6 - “Where deterioration requires replacement, the new work will match the original in design, material, texture, and color-supported by documentary evidence.
• Compatibility of New Construction
The proposed addition at the east rear of the building is modest in scale and located away from the primary façade. It will utilize materials that are compatible with the existing structure, ensuring differentiation while maintaining harmony with the original building (Standards 9 and 10).
Standard 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...”
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.”
• Removal of Non-Historic Elements
The scope includes the demolition of non-historic structures in the south parking lot to enhance the site’s historic character and create landscaped pedestrian spaces, improving spatial relationships without impacting contributing features (Standards 2 and 9).
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 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...”
• Reconstruction of Missing Features
The porches (South, East, and Room 113) will be reconstructed to match historic components and profiles, based on documentary evidence, thereby restoring lost historic features and improving architectural integrity (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.”
• Restoration of Blocked Openings
The reopening of original window and door openings that were previously infilled with CMU or boarded over will restore the historic façade rhythm and fenestration patterns (Standards 2 and 5).
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.”
• Use of Historically Appropriate Materials
Restoration will involve the use of traditional materials such as lime-based plaster, mineral-based paint, replicated ashlar patterns, and rusticated stucco finishes-ensuring visual and physical compatibility (Standards 5 and 6).
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.”
• Gentle and Reversible Treatments
The removal of paint and cement stucco will be performed with care, and treatments will use historically appropriate and minimally invasive methods to avoid damage to underlying materials (Standard 7).
Standard 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.”
• Preservation of Craftsmanship
Historic decorative elements, such as rusticated lintels, pilasters, cornices, and precast hand-tooled units, are being carefully restored or replicated using compatible methods, preserving craftsmanship and aesthetic values (Standard 5).
Standard 5 - “Distinctive materials, features, finishes, and construction techniques... will be preserved.”
• Maintaining Historical Record and Reversibility
All new work, including additions and window/door modifications, is designed to be reversible without impairing the essential form and integrity of the historic property, in accordance with preservation best practices (Standard 10).
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.”
• Site Improvements That Support Historic Character
The landscaping, paving, lighting, and fencing are designed to complement the historic setting while removing incompatible elements, thereby enhancing the site's overall visual coherence and pedestrian accessibility (Standards 9 and 10).
Standard 9 - “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property...”
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.”
• Proposed Rear Service Yard
The service yard is located at the rear and will be visually unobtrusive. It preserves the spatial relationships of the building and avoids alteration of any character-defining features. The enclosure is differentiated, compatible, and reversible-meeting the intent of Standards 2, 9, and 10.
Standard 2: “The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features... will be avoided.”
Standard 9: “New additions, exterior alterations... shall not destroy historic materials, features, and spatial relationships... The new work shall be differentiated from the old and shall be compatible…”
Standard 10: “New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity... would be unimpaired.”
B. Historic Urban Design Guidelines
• Full Restoration of the Historic Structure
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."
• Reopening of Historic Door and Window Openings
Removing CMU infill and restoring historic window and door openings complies with recommendations to reestablish original fenestration where evidence exists.
Reference: Chapter 3 - Treatment of Character-Defining Features
"Preserve intact features with appropriate maintenance... Do not obscure features with coverings... Reconstruct only those portions that are damaged beyond repair."
Reference: Chapter 3 - Windows and Doors
"Windows and doors are among the most important character-defining features... Avoid altering original opening locations or dimensions."
• Compatible New Construction (East Rear Addition)
The addition for office space is at the rear, 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."
• Demolition of Non-Historic Structures
The removal of non-contributing elements from the site (e.g., in the south parking lot) enhances the historic setting and is supported when based on documented non-historic status.
Reference: Introduction - Goals for Treatment of Historic Properties
"Enhance the perception of the historic character... by removing non-contributing alterations."
• Use of Historically Appropriate Materials
The use of lime-based plaster, mineral paints, replicated stucco 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."
• Reconstruction of Porches and Architectural Features
Rebuilding porches (South, East, Room 113) 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."
• Landscape Improvements and Courtyard Restoration
The new pathways and courtyards maintain the spatial hierarchy of the historic site and support pedestrian use, which the guidelines encourage.
Reference: Chapter 2 - Landscaping
"The development of patios and courtyards in the rear of buildings is encouraged."
• Reversible Work that Protects Historic Integrity
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."
• Minimizing Visual Impact
The equipment will be screened from public view using a compatible wall that does not damage or obscure any historic materials. The location at the rear ensures that the equipment and wall remain secondary in prominence.
Reference: Chapter 2 - Mechanical Equipment and Utilities
“Minimize the visual impact of mechanical equipment. Screen equipment from view… Use low-profile mechanical units on rooftops that are not visible from the street… Locate standpipes and service equipment such that they do not damage historic façade materials.”
Reference: Chapter 3 - Additions to Historic Buildings
“An addition should be compatible in scale, materials and character with the main building… It should be set back from the primary, character-defining façade… It should remain subordinate and be subtly distinguishable in its design.”
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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