Boerne HLC approves exterior work, sign and two demolition permits after Main Street redevelopment discussion

The Boerne Historic Landmark Commission on June 2 approved several property actions affecting Main Street, including exterior changes, a multi‑element fence amendment for a high‑contributing house on North Main, and demolition permits for non‑historic structures.

Staff presenter Ben Simmons told commissioners the certificate of appropriateness request for the one‑story stone-and-wood building at 130 South Main would replace four windows and two doors and “meets Boerne's UDC regulations and historic district guidelines,” and the commission voted to approve the COA. "Staff finds that the proposed exterior improvements meet Boerne's UDC regulations and historic district guidelines," Simmons said.

The commission also approved a replacement sign permit for 129 South Main (Custom On Main, formerly Pixi). William Willingham, planner with the City of Boerne, said the 75‑by‑15‑inch aluminum sign uses earth tones, has no illumination and keeps the same clearance and dimensions as the previous sign; commissioners complimented its architectural details and voted to approve the certificate of appropriateness for the sign.

A longer discussion centered on an amended COA for 265 North Main (the Karstein Luckenbach House, c.1870), where applicant Frank Valadez and owner Richard Lee described a multi‑type fence plan. Valadez said the visible cattle‑panel sections are intended as a substrate for climbing plantings: “the reason for the cattle panel is it's gonna eventually just be a green wall.” Owner Richard Lee described planting one‑gallon vines tied into drip irrigation and said he expected substantial coverage in a few seasons. Commissioners asked about materials, fence heights (roughly 5–6 feet depending on grade) and the use of rusticated limestone and wrought iron; the HLC approved the amended COA as presented.

On demolition requests, staff recommended approval of a permit to remove two accessory structures at 612 North Main, describing them as non‑historic, plywood/tin construction in poor condition; resident Mike Schultz, who said he received the notice, urged clearer mailings so neighbors could understand whether notices applied to primary structures or accessory buildings. The commission accepted staff findings and approved the demolition permit for the two accessory structures.

The commission also considered a demolition permit for the non‑contributing commercial property at 305–323 North Main, presented by Valadez as part of a larger redevelopment concept that would relocate parking to the rear, add rain gardens, fountains and a shared plaza, and replace the existing building with a new mixed‑use design. Much of the debate focused on an iconic mid‑century pet‑shop sign on the corner and whether a stipulation should require approval of a certificate of appropriateness for a new building before demolition. Valadez said the owner intended to preserve or repurpose the sign and would coordinate with tenants; "we are intending…to protect it," he said. The commission debated requiring a COA prior to issuing a demolition permit; the motion that initially included a sign‑preservation condition resulted in an even vote at one point but, after clarifying that the owner would be expected to find a home for the sign, the commission recorded the motion as passed.

The meeting concluded with a brief procedural item about moving the HLC meeting date; commissioners indicated a preference to shift to a second‑Thursday schedule effective in August so staff can coordinate agendas.

The commission took recorded motions and approvals on the COAs for 130 South Main and 129 South Main, the amended COA for 265 North Main, the demolition permit for 612 North Main (two accessory structures) and the demolition permit for 305–323 North Main.