PRESENTER
Katie Totman, HPO
SUBJECT:
HLC Case HST26-166: Discuss and consider a Certificate of Alteration to add tiebacks to the existing awning, add exterior lighting, and perform several repair/maintenance scopes of work to the building at 204 West San Antonio Street.
DEPARTMENT: Neighborhood & Community Planning
HISTORIC DISTRICT/LANDMARK NAME: Downtown Historic District
APPLICABLE CITATIONS:
Code of Ordinances, Chapter 66 - Historic Preservation
Sec. 66-57. Alteration certificates for alteration or new construction affecting landmarks or historic districts.
No person shall carry out any exterior alteration, restoration, reconstruction, new construction, removal or relocation of any city designated historic landmark or on any property within a city designated historic district which may affect the appearance and cohesiveness of any historic landmark or any property within a historic district without first obtaining an alteration certification authorizing the change.
Sec. 66-58. Criteria for approval of an alteration certificate.
In considering an application for an alteration certificate, the commission shall be guided by any adopted design guidelines, and where applicable, the following from the secretary of the interior's standards for the rehabilitation of historic buildings. Any adopted design guidelines and secretary of the interior's standards shall be made available to the property owners of historic landmarks or within historic districts.
(1) Every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment.
(2) The distinguishing original qualities or character of a building, structure, object, or site and its environment shall not be destroyed when possible. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
(3) All buildings, structures, objects, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
(4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, object, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
(5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, object, or site shall be kept where possible.
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(7) The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.
(8) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.
(9) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.
(10) Wherever possible, new additions or alterations to buildings, structures, objects, or sites shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired.
FINDINGS:
a. The building located at 204 West San Antonio Street is a commercial building in the Downtown historic district. The owner was awarded a Tax Increment Reinvestment Zone (TIRZ) grant from the TIRZ 3 board on March 30, 2026, and final approval from City Council was given at their meeting on April 13, 2026. A requirement of the grant program is to obtain any required approvals and permits associated with the proposed scope of work within three (3) months of being awarded the grant.
b. AWNING REPAIRS AND ADDED TIES: The applicant is requesting to repair the awnings using in-kind materials including replacing damaged wood and adding soffit to the underside and adding metal tie rods that will connect to the façade of the building to help stabilize the awning.
Applicable Criteria for Approval
(1) Every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment. The building has been modified over the decades, and while it is uncertain when the current awning was installed, adding the ties could be considered a minimal alteration. The applicant shared with staff that they were told the awning had ties in the 1950s but were removed between then and now. The ties will be generally comparable to those found on buildings downtown.
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. The awning will be repaired using in-kind materials and the overall design will not be changing. Additionally, the awning that faces W San Antonio has the tie hooks on the top of it suggesting that it at one point had tie backs.
c. LIGHTING/SPEAKERS: The applicant is requesting to add lighting underneath the awning in the soffit and replace the light fixture inside the entryway. They are also requesting to install speakers in the soffit.
Applicable Criteria for Approval
(1) Every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment. The introduction of under awning lighting and speakers is generally considered a minimal alteration given that it does not impact on the visible architectural design and arrangement of the awning. At the entryway, a light fixture previously existed and is being replaced in the same location.
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. The awning will be repaired using in-kind materials and the overall design will not be changing.
d. ENTRYWAY TILE: The applicant included the entryway tile in the scope of work presented to and approved by the TIRZ 3 board. A Certificate of Alteration for this work was previously issued by the HLC in 2024 and staff wanted to add a comment to acknowledge that previously approved work.
e. REPAIR/MAINTENANCE: In addition to the wood repairs at the awning, the applicant is requesting to stucco the entryway walls to match the exterior of the building and repair the damaged/compromised wood in the entryway.
Applicable Criteria for Approval
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. The proposed repairs will use in kind materials and the overall appearance of the areas where work is taking place will not change.
STAFF ANALYSIS:
Generally, the scope of work is consistent with the criteria for approval based on findings b through e.