SUBJECT
title
Public Hearing and consideration of a motion to consider the exterior alterations of the façade by replacing the original storefront windows with a stucco wall on Lots 8 and 9, Block 42, Western Division, located at 901 Hidalgo Street. This property is within Old Mercado Historic District.
HD-006-2026
District VIII
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PREVIOUS COUNCIL ACTION
On April 2, 2024, the City Council approved of the exterior alterations and addition of two new roofs, new construction, and attached signage on Lots 1, 8, 9, and 10, Block 42, Western Division, located at 901 Hidalgo Street.
BACKGROUND
Initiated by: Bethany House of Laredo, Inc. Owner; Monica Bautista, Representative
Proposed Scope of Work: The applicant is requesting approval from the Historic District Landmark Board for alterations that have already been constructed on the building's primary façade. The modifications consist of replacing the original historic storefront windows with a stucco wall, thereby enclosing the former display window openings. The applicant is seeking retroactive approval for the completed exterior alterations.
Building Type:
Bethany House Resource Center (corner of Hidalgo Street and San Bernardo Avenue) - As per the Historic Urban Design Assessment Report, states the following:
This is a single-story, brick building. The brick has been painted over. The openings on the facade are recessed and vary in size. The windows and door have a raised brick frame around them. The parapet wall is capped by a raised brick coping and has an embattlement profile.
Site: The property is an H-AE (Historic Arts and Entertainment) zoning district.
Letters sent to the surrounding property owners: 26
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
Staff does not support the replacement of the original storefront windows with a stucco wall, as the proposed work is not consistent with the Secretary of the Interior’s Standards for Rehabilitation or the City of Laredo Historic Urban Design Guidelines.
1. The storefront and window openings are character-defining features of the historic structure and contribute significantly to the architectural integrity and historic appearance of the building. Replacing the windows with a solid stucco wall alters the original façade composition and diminishes the transparency, rhythm, and visual continuity traditionally associated with historic commercial storefronts.
2. As per the Secretary of the Interior’s Standards, deteriorated historic features should be repaired rather than replaced whenever possible, and new work should be compatible with the historic materials, features, size, scale, and proportion of the building. Restoring the storefront windows would better align with these standards and preserve the historic character of the property and surrounding district. (Standards 2, 5, 6, and 9)
Staff acknowledges the applicant’s concerns regarding vandalism, public safety, and the financial burden associated with repeated window replacement. However, while these concerns are understandable, the proposed alteration permanently changes a significant architectural feature of the building and is not considered an appropriate treatment under the preservation standards and design guidelines.
Staff recommends that the original storefront window openings be restored to maintain the historic character of the building. To address the applicant's security concerns while minimizing impacts to the historic façade, the applicant may consider alternative security measures, including but not limited to:
• Plexiglass (acrylic glazing), which is lightweight, shatter-resistant, and may serve as a more cost-effective alternative to traditional glass in certain applications.
• Tempered glass, which is stronger than standard glass and commonly used in commercial storefronts due to its enhanced durability and safety characteristics.
• Laminated or impact-resistant security glass, which provides increased protection against vandalism and forced entry while maintaining the appearance of a traditional storefront.
• Polycarbonate glazing systems, which offer superior impact resistance and are commonly used in high-security applications due to their durability and resistance to breakage.
• Interior security grilles or roll-down metal grille screens installed behind the storefront windows, as encouraged by the City of Laredo Historic Urban Design Guidelines, to provide security while preserving visibility and transparency along the street frontage.
These alternatives would improve building security while allowing the historic storefront configuration and architectural integrity of the structure to remain visible and preserved.
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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