Boerne commission clears demolition, grants architecture approval for Park Plaza at 305–323 N. Main

The Boerne Historic Landmark Commission voted July 7 to allow the demolition of the commercial buildings at 305–323 North Main Street and to approve an architecture-only certificate of appropriateness for a new two‑building Park Plaza development.

Chair Sally Pena opened the public hearing after city staff presented the request and the project’s history. City planner Frankie Linder told the commission the primary structure is not contributing to the historic district under UDC section 2-11, noted an earlier procedural error required re-noticing, and recommended that demolition proceed only after the new building’s COA is approved so the Main Street lot will not remain vacant for an extended period.

At the public hearing, adjacent property owner David Spencer said he supports demolition, describing the existing building as an “eyesore” and noting it housed a longtime feral-cat colony. In contrast, resident Kirsten Nickel urged preservation, calling the Redcrest Pet Shop sign “a blessing to the city” and describing the property’s sentimental value. The applicant, owner Richard Lee, and architect Frank Valadez presented revised designs and offered to donate and help fund refurbishment of the Redcrest sign so it could be repurposed for public display.

Valadez described the existing structure as lightweight 2-by-4 construction with trusses that do not meet current roof-load standards and said substantial reinforcement would be required to reuse it. He also cited safety and parking constraints on Main Street, arguing the proposed redevelopment would improve pedestrian safety and create inland parking. The team presented brick-and-limestone facades, recessed storefronts and low‑impact design elements such as rain gardens.

Commission discussion included whether to require staff-verification of site development details (stormwater and drainage) and how to preserve the sign. After debate, a motion to approve the demolition permit as presented was made and seconded; the commission voted to approve. The commission separately approved the certificate of appropriateness for the new commercial architecture, with staff and the applicant to finalize site-level decisions (parking, signage and stormwater) in subsequent reviews.

The commission did not make a final decision about where the Redcrest sign would be relocated; staff said possible sites are under review and that TxDOT right-of-way rules may constrain placement. Linder advised that site development, signage and other non-architectural elements will return for separate approvals.

The commission’s action clears the way for the Park Plaza project to proceed through required city technical reviews, with the demolition permit to be issued after the COA process conditions are met.