I would always tell my students that you don’t save buildings once. You have to do it again and again. Back in the 1980s and 90s when I worked for Landmarks Illinois (it had a longer name then) we helped save the Hotel St. Benedict Flats (James Egan, 1882) four times in six years – with a National Register nomination, appeals to zoning changes, and finally a landmark designation followed by a phone call from a developer who ended up buying and restoring it using the historic tax credits and an easement donation.
Last year here at the Conservation Society of San Antonio, we lobbied San Antonio College and the Archdiocese – then the owner – to offer the building for sale. We collaborated with the Tobin Hill neighborhood group and even with this blog, which led to two persons purchasing the building for rehabilitation as a wine bar. You can see my blogs on it here and here. Now, a year later, it needs to be saved again as the owners have put it up for sale following a little rehab and some damage from intruders.
I actually discovered that people had broken in back in February when I was taking Advisory Council on Historic Preservation Chair Sarah Bronin on whirlwind tour of San Antonio preservation. I immediately alerted one of the owners, but some damage had been done and now there is a protective fence and several boarded up windows.
Damage does not always mean the end of an historic landmark, and at least the Hughes House was officially landmarked by the City Council in the interim. It also got a zoning change for the wine bar, no mean feat given its location near schools and houses of worship. Still, the process starts again, the building is a bit banged up and the future is uncertain….
In other news, a landmark I drive past every day had a fire recently, again courtesy of the obdachlos, who also tried to block firefighters from responding. Fortunately the firefighters succeeded and only a portion of the rear of the house was damaged. We were interviewed by a tv station about the house, since it is a Texas Historical Landmark and associated with Venustiano Carranza, one of the big four of the Mexican Revolution along with Francisco Madero, Pancho Villa and Emiliano Zapata. Carranza was President for most of 1915-20 (and actually got rid of Zapata). The house was built by his niece 1913-14. Both Madero and Carranza spent significant time in San Antonio early in the decade, although the houses they visited before 1913 are all demolished now. There is a statue of Madero on the River Walk near King William. So the Carranza house is our only physical connection to this history.
Fortunately the house has been secured, but thanks to the KSAT reporters, we learned that there is another building associated with this important chapter in San Antonio history, and it is right across the street. And it is being rehabbed. Now we have two buildings, whose history is intertwined!
Turns out this simple industrial structure was the publication site of La Prensa, an important Spanish language newspaper in San Antonio for a century. La Prensa was front and center during the Mexican Revolution, and having it right across the street doubles down on the value of this landmark. Here are two buildings that hosted important visitors central to a defining moment in Mexican history. They had discussions and strategized here, and the press put their words into action.
If these walls could talk……. The good news is the building is secured, so perhaps it will not suffer the fate of so many others – perhaps a dozen a year – lost to demolition by neglect.
The issue raises the larger question of why the city can’t do more to prevent the loss of vacant buildings, especially since San Antonio passed a Vacant Building Ordinance nearly a decade ago. According to KSAT News, over 250 vacant historic buildings exist in the city, and we have certainly seen many of them succumb to fire after squatters take up residence. We had the sad story of 503 Urban Loop last year, the Lone Star Brewery before that. Heck, 800 W. Russell in my neighborhood (pictured above) burned twice. Like many of the others, the owners were neither local nor attentive.
Above: Site of 212 W. Dewey owned by an Austin developer who bought like 8 houses in the Tobin Hill area which are all subject to demolition by neglect. This neglect is not a lack of capital or supply chains or anything – it is a business model, one that harms neighborhoods.
So why doesn’t the Vacant Building ordinance solve the problem? Representatives of historic neighborhoods have been asking the city that very question in recent days. If neighborhoods alert the Office of Historic Preservation about a vacant building and get it on the Vacant Building list, shouldn’t Development Services be enforcing code violations? Or, is it because it is on the list that everyone thinks someone else is taking care of it? Stay tuned!