SUBJECT
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Public Hearing and consideration of a motion to consider façade repair and restoration on Block 10, Western Division, located at 217 San Agustin Ave. This property is within the San Agustin De Laredo Historic District.
HD-002-2026
District VIII
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PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
Initiated by: Diocese of Laredo, Owner, Teresa Fonseca, Representative
Previous Action:
On September 13, 2018, in a 5-0 vote, the Historic District/Landmark Board (HDLB) approved, in relation to the Parish Hall, the demolition of the existing ramp at the San Agustin Avenue entrance and construction of a new accessible ramp with handrails and landings, the installation of three additional concrete landings-two along Grant Street and one between the Parish Hall and San Agustin Cathedral-and the addition of canopies with gutters connecting all three buildings located on Block 10, Western Division.
On November 8, 2018, in a 4 to 1 vote, the Historic District/Landmark Board approved the following proposed scope of work:
1. Install new copper line, power duplex, and disconnect switch for an AC condensing unit in the fenced mechanical yard along Grant Street; unit will serve the confessionals, office, and AV room.
2. Replace temporary plywood with architectural louvers at two existing window openings along Grant Street to meet mechanical ventilation requirements.
3. Replace temporary plywood with architectural louvers at the specified existing window openings in the alley way at rear east facade.
4. Replace four existing copper lines along the south alley using existing wall penetrations at both ground and second-floor levels.
5. Add four emergency lights at key entrances per Fire Department request-one San Agustin west entrance, two Grant Street north entries, and one south alley entry.
6. Install a concealed 2" metal conduit centered over the previously approved canopy roof to connect KHOY Radio from Parish Center to Cathedral.
7. Add temporary copper line and conduit along the south elevation to serve third-floor mechanical units; opening to be removed and repaired in a future phase.
8. Add five mechanical penetrations on the east façade to serve current and future HVAC systems-three hidden behind parapet, two partially visible at attic gable end.
Current Proposed Scope of Work
The applicant is proposing to modify, repair, and rehabilitate sixty (60) windows on the Santa Monica Parish Hall:
The applicant has provided the following legend to identify the window types as follows (see attached document Sheet L1.1):
- Window Type ‘A’ - Gothic Arch Single Hung
- Window Type ‘E’ - Double Hung
- Window Type ‘G’ - Gothic Arch Fixed Transom (5 Lites)
- Window Type ‘L’ - Double Hung
- Window Type ‘N’ - Double Hung
1. Sixty (60) windows are to be replaced with insulated windows, this includes:
- One (1) Window Type “G” (Gothic Arch Fixed Transom (5 Lites)) - located on the 3rd floor of the North Elevation
- One (1) Window Type “G” (Gothic Arch Fixed Transom (5 Lites)) - located on the 3rd floor of the South Elevation
- Twelve (12) Windows Type “A” (Gothic Arch Single Hung) - located on the 3rd floor of the West Elevation
- Thirty-six (36) Windows Type “E” (Double Hung) - located on the 2nd and 3rd floor of the North Elevation
- Ten (10) Windows Type “L” (Double Hung) and Type “N” (Double Hung) - located on the 1st, 2nd, and 3rd floors of the North Elevation
2. Repair and restoration of fourteen (14) window frames using reclaimed Longleaf Pine or species to match existing per material testing of the following windows:
- Two (2) Windows Type “G” (Gothic Arch Fixed Transom (5 Lites)) - located on the 3rd floor of the North Elevation and another on the South Elevation
- Twelve (12) Windows Type “A” (Gothic Arch Single Hung) - located on the 3rd floor of the West Elevation
3. Salvage and replacement of forty-six (46) window frames using Clear Ponderosa Pine or suitable fine-grained lumber of the following windows:
- Thirty-six (36) Windows Type “E” (Double Hung) - located on the 2nd and 3rd floors of the North Elevation
- Ten (10) Windows Types “L” (Double Hung) and “N” (Double Hung) - located on the 1st, 2nd, and 3rd floors of the North Elevation
4. Aluminum cladding of forty-six (46) window frames that will be painted to match historic color(s) of existing windows as per material testing of the following windows:
- Thirty-six (36) Windows Type “E” (Double Hung) - located on the 2nd and 3rd floors of the North Elevation
- Ten (10) Windows Types “L” (Double Hung) and “N” (Double Hung) - located on the 1st, 2nd, and 3rd floors of the North Elevation
Building Type: As per the Historic Urban Design Assessment Report (1996):
- The building consists of a three story, gable roof, brick masonry structure. It was done in a Gothic Revival tradition in Circa 1927. The front of the building was an addition that was made later. The base of the building was executed in a more rusticated manner utilizing a darker brick. The field brick color is in a light brown or tan color. A rhythm and pattern is achieved by the use of tall, narrow windows which is repeated on all three levels. Only the top windows have the pointed arch transom.
Site: The property is an H-AE (Historic Arts and Entertainment District) zoning district.
Letters sent to the surrounding property owners: 23
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.
COMMITTEE RECOMMENDATION
N/A
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 RECOMMENDATION: Staff supports Items 1, 2, and 3; however, Staff does not support Item 4.
Staff supports the proposed scope of work for the following reasons:
1. Sixty (60) windows are to be replaced with insulated windows.
a. The proposed installation of insulated windows will maintain the original window design and proportions, ensuring no visual change to the façade or historic character of the Santa Monica Parish Hall. Any window replacement shall not alter the exterior appearance or compromise the historic character of the building. (Historic Urban Design Guidelines)
b. The replacement with insulated windows in the Santa Monica Parish Hall will help with the long-term sustainability of the building while retaining its character. Work undertaken to meet energy efficiency and sustainability goals should be compatible with the historic character of the building, replacing windows may be appropriate when thermal performance is necessary for long-term building function. (Secretary of Interior Standards)
2. Repair and restoration of fourteen (14) window frames using reclaimed Longleaf Pine or species to match existing per material testing.
a. Repairing the wood windows using reclaimed Longleaf Pine or a similar fine-grained species maintains this intent by retaining or reusing authentic materials. (Chapter 3: Design Guidelines for Historic Properties)
b. The proposed use of reclaimed Longleaf Pine aligns with this philosophy-it repairs the feature using materials that are either identical or as close as possible in species and grain to the original. (Standard 6)
3. Salvage and replacement of forty-six (46) window frames using Clear Ponderosa Pine or suitable fine-grained lumber.
a. Clear Ponderosa Pine or a suitable-grained lumber is an appropriate replacement that will ensure visual continuity. Similar wood species-those with comparable grain, color, and finish-are appropriate substitutes when exact matching materials are unavailable.
b. Using a compatible fine-grained lumber such as Clear Ponderosa Pine fits this provision, provided that the finish, detailing, and joinery replicate the original appearance. When original materials are not available, the Standards allow “matching the old in design, color, texture, and, where possible, materials.” (Standard 6)
Staff does not support the proposed scope of work for the following reasons:
4. Aluminum cladding of forty-six (46) window frames that will be painted to match historic color(s) of existing windows as per material testing
a. The Historic Urban Design Guidelines identifies aluminum-clad windows as inappropriate for historic buildings, therefore the proposed usage of aluminum-cladding on the windows introduces a non-historic material inconsistent with the original character and intent of the Historic Urban Design Guidelines.
b. Aluminum, being non-porous, reflective, and machine-finished, fails to replicate the tactile texture, warmth, and matte quality of wood, resulting in an incompatible appearance. (Secretary of Interior Standards)
c. The cladding is a permanent alteration that prevents inspection and maintenance of the underlying wood-contrary to preservation practice favoring reversible interventions. (Secretary of Interior Standards)
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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