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Commission approves COA for rear addition and exterior updates at 265 North Main Street (Luckenbach house)
Summary
The Historic Landmark Commission approved a certificate of appropriateness for substantial exterior work and a new rear addition at the high‑contributing historic property at 265 North Main Street; the project includes removal of a rear addition, a larger replacement addition, three decks, 23 new windows, siding and two new fireplaces.
The Boerne Historical Landmark Commission on June 3 voted to approve a certificate of appropriateness for work at 265 North Main Street, a high‑contributing Texas‑German vernacular structure commonly called the Luckenbach house, after staff and the applicant presented renderings and materials samples.
Frankie Linder of the City of Boerne planning department summarized the proposal: the applicant — SA Partnership Architects (Frank Valadez) on behalf of the owner listed in the packet as Flying Pigs Enterprises LLC (later identified in the meeting as owner Richard Lee) — seeks approval to remove a small rear addition and replace it with a larger addition that mirrors the original roof line, construct three new decks (covered and uncovered), replace or install 23 windows with historically appropriate 2‑over‑2 divided‑light windows, resurface and re‑side accessory structures to match existing limestone and shiplap siding, add two limestone fireplaces, and repaint the buildings using colors from a historic Sherwin‑Williams palette. Linder characterized the building as a high‑contributing structure constructed circa 1870 and said the project meets UDC review criteria (sections 2.11 and 3.11) and historic‑district guidelines.
Architect Frank Valadez explained that some work (including asbestos‑containing materials removal) had been completed before the commission hearing because of scheduling and safety constraints; he said the team removed nonhistoric asbestos shingles and that the original limestone and historic fabric remain. Valadez and owner Richard Lee stated they plan to preserve a large pecan tree on the site, protect original stone where present, and use a standing‑seam galvanized roof to better reflect the property’s German‑Texas character. Valadez said window replacements will use Andersen windows with true divided lights (exterior muntin applied) and that deck railings and other site features will be selected to avoid competing with the principal historic elevation.
Commissioners asked detailed questions about siding profile, roof material, stone cap color, fence type, gates and trellis, railing height and materials, and the height and placement of new fireplaces (which the architect said are designed to reduce down‑drafting and smoke impact on patrons). Frankie Linder and the architect said any material or design changes during building permit review that deviate from the approved renderings must return to the commission for review.
Commissioner Mines moved to approve the certificate of appropriateness for the rear addition, exterior updates and new structures at 265 North Main Street; Commissioner Nichols seconded the motion and the commission approved the application. The commission’s approval covered the phase and elements presented at the hearing; signage and any subsequent site alterations will require separate applications and approvals if they differ from the submitted materials.
