The following text was written and researched by MidTown on Blanco. The text
first appeared in a series of newsletters published by MidTown on Blanco.
It was later published in the Midtown Neighborhoods Plan, October 12, 2000.
Midtown Neighborhoods Plan
The Alta Vista and Beacon Hill neighborhoods are two of several unique older
neighborhoods that evolved during San Antonio's first and greatest expansion,
which began in the 1850s and continued with few interruptions until the Great
Depression of the 1930s. These neighborhoods grew around the San Antonio Street
Railway Trolley lines that originally provided access to historic San Pedro
Springs Park. By 1890, electric trolleys were traveling the fixed rail system
carrying passengers to San Pedro Springs Park and in the process, significantly
influenced the development of the city's first new subdivisions to the north.
Alta Vista and Beacon Hill were among the first "modern" platted subdivisions
developed in San Antonio. Alta Vista and Beacon Hill are actually the names of
modern-day neighborhood associations. The original platted subdivisions within
the boundaries of Alta Vista and Beacon Hill include Laurel Heights Addition,
Treasure Hill, Fox's Beacon Hill, Beacon Hill, Beacon Hill Terrace, and North
Haven and were developed over three decades from the early 1890s to the late
1920s.
The development of the modern-day Alta Vista and Beacon Hill neighborhoods
transformed farm and ranch land located in the hills north of the central
district into residential subdivisions with distinctive turn-of-the-century
architecture where many prominent San Antonians lived at the turn of the
century. The history of this area is unique and very interesting.
The Beginning
The evolution of the area located roughly between Hildebrand and San Pedro Park,
and IH-10 West and San Pedro Avenue may be traced to the turn of the century
when today's Alta Vista and Beacon Hill were developed as a part of the first
northward expansion of the City of San Antonio.
The San Antonio City Limits were established in 1838, and consisted of 36 square
miles. North Street (Hildebrand), which is the northern boundary of Alta Vista
and Beacon Hill, also was the northern boundary of the city limits from 1838
until 1944. However, prior to 1870, most residences and businesses were located
in or near the central district. Several factors significantly influenced the
first northward expansion of the city and the development of the present day
Alta Vista and Beacon Hill neighborhoods.
First, the city's population grew from slightly over 8,200 persons in 1860, when
the city was still a frontier town, to nearly 38,000 persons in 1890. With this
magnitude of growth, the pressure to expand outward from the original central
city was immense.
Second, the development of San Pedro Park as a recreational destination may have
been one of the most significant influences in the city's first northward
expansion, pulling San Antonians northward to enjoy the beautiful park above the
city. Reserved as a public park in 1851, San Pedro Park became one of the most
popular attractions for San Antonians as early as 1854. The flowing San Pedro
Springs helped make the park a place where San Antonians of the 1850s came to
relax and have fun. Outdoor concerts, dances, and political rallies were held
regularly at the park. In the 1860s, J.J. Duerler, who leased the park from the
city, developed an amusement park with a small museum, zoo, and artificial
lakes. As early as 1858, a stable owner by the name of W.D. Cotton was making
two trips a day from downtown to the park by horse-drawn carriage.
Recognizing the demand for transportation northward to San Pedro Park, J.J.
Duerler established the San Antonio Street Railway Company in 1866, to construct
a street railway from downtown to the park. However, Mr. Duerler died in 1874,
before he could construct the railway. Colonel Augustus Belknap took over and
constructed the initial line of the San Antonio Street Railway from Main Plaza
to San Pedro Park by 1878. Transportation on the line was provided by mule-drawn
car. The construction of this line literally opened up the area around San Pedro
Park for development.
Third, the arrival of the Galveston, Harrisburg, and San Antonio Railway in
1877, was the final factor that fueled the city's first suburban expansion and
the development of the Alta Vista and Beacon Hill neighborhoods. The railway not
only provided accessibility to visitors and new residents, but also provided
access to building materials to construct new homes and commercial buildings, as
well as new street car lines to meet the demands of the growing population. By
1890, the city's first modern real estate boom was underway and the city's first
suburbs were being built.
Building Homes
The first wave of expansion began to occur on the fringes of the central
district where some of the city's grand old neighborhoods were built. King
William and Tobin Hill are examples of the first neighborhoods developed on the
fringe of the central district where some of the city's most prominent citizens
lived. These areas were developed the old-fashioned way where individuals would
purchase a plot of land and build a home on that land. In some cases, as in
Tobin Hill, whole families would settle in the same area.
Beginning in 1890, the "modern" method of residential development was introduced
in where the developer would assemble parcels of land into one property and
"subdivide" the parcels into residential lots. The developer then would file a
survey of the property which showed the location and dimensions of the
individual lots in the subdivision. The subdivision survey is called a plat.
The first "modern" residential subdivision to be officially platted in San
Antonio was Adam's Laurel Heights, which is now a part of the Monte Vista
neighborhood. Adam's Laurel Heights encompassed the area between Magnolia and
Woodlawn to the north and south, and Howard and San Pedro to the east and west.
It also included the land between McCullough and Howard to the east and west,
and Summit and Woodlawn to the north and south.
Jay E. Adams of Colorado saw the potential for development north of San Pedro
Springs Park that apparently no San Antonian saw at the time. Donald E. Everett,
the famed San Antonio historian, provides some insight into why this area was
overlooked by San Antonio developers. In a January 28, 1988 supplement to the
North San Antonio Times and Alamo Heights Recorder-Times called "Monte Vista:
The Gilded Age of an Historic District, 1890-1930," Mr. Everett captures the
general sentiment of the time when he observes that the location of the proposed
Adams Laurel Heights was viewed simply as Mrs. Kampmann's goat pasture which
was:
A dry and barren wilderness, which sustained only mesquite brush, cat claws,
chaparral, and wild Mountain Laurel, had long been declared fit for nothing by
most San Antonio citizens.
Its no wonder that Mr. Adams was severely criticized when he proposed the
development of Adam's Laurel Heights. In fact he was publicly ridiculed at the
time by several of the very influential city fathers who did not believe that
the land north of San Pedro Park was worth developing.
But Jay E. Adams proved to be right, Mr. Everett observes, "suburbs throughout
the city enjoyed a building boom in the spring of 1901, but Laurel Heights
exceeded them all in popularity." And, as a result, the door was opened for
development north of San Pedro Springs Park. But, only after overcoming one more
obstacle.
Alta Vista and Beacon Hill’s Development
Laurel Heights Addition - 1893
In 1893, Jay E. Adams platted Laurel Heights Addition, his second residential
subdivision located across San Pedro Avenue from his Adam’s Laurel Heights.
There was only one problem -- The Panic of 1893. According to Donald E. Everett,
a depression in the San Antonio real estate market occurred between 1893 and
1896. This depression must have been very unsettling to Mr. Adams after having
been so severely criticized for proposing his first development.
Laurel Heights Addition was the first subdivision platted in the area now known
as Alta Vista and Beacon Hill. Mr. Adams purchased the land for Laurel Heights
Addition for $7,000. The subdivision is bounded by W. Summit to the north,
Russell Place to the south, San Pedro to the east, and Blanco Road to the west.
The typical lot in Laurel Heights Addition featured a 50-foot frontage and were
similar in size to those platted in Adam’s Laurel Heights in 1890.
Today, the Missouri Pacific Railroad bisects this tract of land. The Beacon Hill
portion of the tract is to the west of the railroad tracts, while Alta Vista is
to the east. Also, Mark Twain Middle School is located at the north east corner
of this subdivision between W. Summit and Mulberry on San Pedro.
Treasure Hill - 1906
Treasure Hill was platted in 1906, after the Panic of 1883 and became the second
residential subdivision to be developed in the Alta Vista/Beacon Hill area. Jay
E. Adams also was involved in this development. But this time it appears that he
decided to share the risk with partners, Kirkpatrick, and Nicholson.
Treasure Hill is located between Russell Place to the north and Fredericksburg
Road to the south and west, and Blanco Road to the east. Located only a few
blocks west of San Pedro Springs Park, Treasure Hill had excellent access to the
park's entertainment and recreational amenities. It also was an ideal location
for residents who worked and/or shopped downtown, being located only a few
blocks from the north-bound trolley on N. Flores, and to the south-bound trolley
on Fredericksburg Road.
The residential subdivision features large lots similar in size to those
developed by Jay E. Adams in Laurel Heights Addition. Treasure Hill was the last
subdivision in Alta Vista/Beacon Hill to feature large lots.
Fox's Beacon Hill - 1907
Fox's Beacon Hill was platted in 1907 by Edwards Realty Company whose principals
were F.M. Edwards and E.A. Fox. It is located between Hildebrand to the north,
W. Elsmere to the south, Blanco Road to the east and Capitol to the west.
The developers of Fox's Beacon Hill were among the first to use newspaper
advertising to sell homes and lots. In the September 1, 1907 issue of the
Express-News, an advertisement announces homes for sale for $5 down and $5
monthly, and lots for $50 to $75. In addition, the same advertisement claims "no
taxes and no interest - only 4 blocks from [street] car" and instructs the
potential buyer, "Be sure and get off [the street car] at North Flores and
Blanco where our automobile will meet you today."
Beacon Hill Addition ("The Queen Suburb") - 1908
Nicholson, Furnish, and Smith platted Beacon Hill Addition in 1908 and then
proceeded to blitz the public (by 1908 standards) with newspaper advertising.
The September 1907 Express-News ads called Beacon Hill "The Queen Suburb" with
"The highest and most beautiful locations."
Beacon Hill Addition is located between W. Elsmere to the north, W. Russell to
the south, Blanco Road to the east, and Capitol and Fredericksburg Road to the
west.
The 1907 print ads also expressed high expectations, claiming that Beacon Hill
Addition, "[is a] 203-acre tract - sufficient for 500 homes of 100-foot frontage
each and a population of 5,000 prosperous owners." The owners' predicted,
"Beacon Hill will be to San Antonio what Hollywood is to Los Angeles."
In Beacon Hill, there was something for everyone. For example, a September 15,
1907 ad advertised more affordable lots, "Beacon Hill Tracts No. 2 and 3, Where
fortune smiles on the man of limited means."
Beacon Hill Terrace and North Haven
After Beacon Hill Addition was platted in 1908, it would be approximately 12
years before residential development continued in Alta Vista and Beacon Hill.
One reason for this gap could be that property probably was used as a golf
course and athletic fields until it was platted for residential use beginning in
1920.
The San Antonio Golf and Country Club maintained a nine-hole golf course and
club house on the property between 1904 to 1907. This property is located
between Hildebrand, W. Summit, San Pedro and Blanco Road. The Sanborn Fire
Insurance Maps show that the club house was located on the north side of W.
Summit, just west of N. Flores. At the time, N. Flores ended at its intersection
with W. Summit.
In 1908, the San Antonio Golf and Country Club became the San Antonio Country
Club and moved to their present location on N. New Braunfels. According to the
Club's History, "After three years of playing in Mrs. Stribling's cow pasture,
they decided that they needed a more ambitious golf club."
Mr. B.G. Irish completed the residential subdivision development in Alta
Vista/Beacon Hill. Between 1920 and 1925, Mr. Irish platted the remaining
undeveloped property located between Hildebrand, W. Summit, San Pedro and Blanco
Road.
In 1920, B.G. Irish platted Beacon Hill Terrace located between Hildebrand and
W. Summit to the north and south, and the Missouri-Pacific Railroad and Blanco
Road to the east and west. Today, Beacon Hill Terrace is located in the Beacon
Hill Area Neighborhood.
North Haven was platted in 1921 with Hildebrand and W. Lynwood as its
north/south boundaries. North Haven (2nd Filing) was platted in 1925 and is
located between W. Lynwood and W. Summit. San Pedro and the Missouri-Pacific
Railroad form the east/west boundaries of both North Haven subdivisions which
are located in today's Alta Vista Neighborhood.
Many of the city's most prominent citizens were the first to move into San
Antonio's first suburbs which were located high above the overcrowded central
city and many of whose homes were designed by some of the city's most respected
architects.
In 1923, two years before residential development would be complete, Agnes
Cotton School No. 20 was built. The opening of the Agnes Cotton school signaled
that there was the critical mass of residents in Alta Vista/Beacon Hill that
warranted the construction of educational facilities. It also was a signal that
this prosperous population of consumers would soon create the demand for goods
and services.
MidTown Business District’s The Early Years: 1920s and 1930s
The MidTown Business District was born as the Alta Vista and Beacon Hill
neighborhoods were maturing. The MidTown Business District was primarily rural
during the first two decades of the Twentieth Century. In 1910, only a few homes
dotted the district located at 1801, 1803, 1815, 1817, and 1917 Blanco Road.
These homes were occupied by the Remiling, Daugherty, and Partin families. It
appears that of the these original structures, only the home located at 1815
Blanco Road remains. David W. Pipes owns the building and uses it for his wood
working business. All of the other original homes were demolished to make room
for commercial development.
The first commercial building to be built in the MidTown Business District was
today's Powell Cleaners building located at 1401 Blanco Road at its intersection
with W. Summit. Originally constructed in 1924, the building was the home of the
Blanco Road Drug Shop from around 1924 until the late 1930s. However, the Blanco
Road Drug Shop was located on the southern fringe of the area where the focus of
commercial buildings would occur.
The first commercial multi-tenant building was constructed circa 1926, at the
north east corner of Blanco Road and Coffman Street (Elsmere) at 1710 to 1720
Blanco Road. The two blocks between Fulton and Beacon Avenue (W. Lynwood)
rapidly developed into the heart of the MidTown Business District as three new
commercial multi-tenant buildings and a large Handy Andy Grocery store were
constructed between 1926 and 1934. Over 40,000 square feet of retail space was
built in this two-block area along Blanco Road in the eight years between 1926
and 1934.
By the late-1930s, the MidTown Business District had four grocery stores (Handy
Andy, Piggly Wiggly, Hom-Ond, and a Red and White), two drug stores with soda
fountains (Sommer's and Prassel's), a Winn's five and dime store, Taylor's
Bakery, several beauty salons and barber shops, clothing stores, a shoe repair
shop, The Elsmere Cafe, Casbeer's Place and even a gas station (1801 Blanco
Road).
It's surprising that this portion of the Midtown Business District developed
during a time in history when the country had plunged into the Great Depression
of the 1930s. As these businesses flourished, this two-block area became the
heart of the neighborhoods. The business district continued to thrive during the
post-World War II years. But, by the 1950s, storm clouds were brewing on the
horizon that would radically change the course of the Alta Vista and Beacon Hill
neighborhoods and the MidTown Business District.
MidTown Business District: The Declining Years
In 1951, Handy Andy Store No. 16, located at 1704 Blanco Road, was like the
proverbial canary in the coal mine. This was the year that Store No. 16 closed
after 20 years of service to the neighborhood. Like the canary that is the first
to be affected by deadly gas in the coal mine, the closing of Handy Andy did not
bode well for the MidTown Business District.
Handy Andy’s departure was very significant because of the substantial
investment they made in the neighborhood. While three other grocery stores
including Piggly Wiggly Store No. 24, Mustsaer’s Red and White and Hom-Ond Food
Store No. 11 were located in the business district at the same time as Handy
Andy, they were all tenants in MidTown buildings. Only Handy Andy built their
own building at 1704 Blanco Road in the early 1930s to house Store No. 16. Handy
Andy’s dis-investment in the neighborhood in 1951 signaled the beginning of a
downward spiral in the business district that would continue for nearly five
decades.
Why did Handy Andy leave? While there may have been many reasons for their
decision to leave the neighborhood, lack of adequate parking was probably the
primary reason. Handy Andy was able to manage for 20 years without much parking,
but the soaring popularity of the automobile eventually forced them to find a
new location to accommodate the increasing demand for parking spaces. By 1960,
all but one of the original four grocery stores moved out of the MidTown
Business District.
Cities, neighborhoods, and districts have a dynamic quality. In other words,
they are constantly changing. These neighborhood changes may be generally
categorized into four stages including growth, stability, decline, and
revitalization. The departure of Handy Andy and the other MidTown grocery stores
ushered in a stage of decline. This came, however, only after Alta Vista, Beacon
Hill and MidTown had been through periods of growth and stability.
The growth stage began in 1893, the year the Laurel Heights Addition was
platted, and this growth continued for almost 40 years until the mid-1930s when
Alta Vista and Beacon Hill were fully developed and populated. The MidTown
Business District went through its growth period from the mid-1920s until 1940
when it provided store, restaurants, clothing stores and a wide variety of
services ranging from beauty shops to a shoe repair shop. Both neighborhoods and
the business district remained relatively stable from about 1940 to 1950.
During the 1950s, many changes began to occur which fueled the neighborhoods’
and business district’s decline. During the 1950s, the use of the automobile
exploded in popularity and the nation’s interstate highway system was built. San
Antonio’s interstate and loop highway systems also were built during this time.
The highways opened up fresh frontiers as new suburbs were built along Loop 410
and people began to move out of the older neighborhoods. By the 1960s, retailing
had changed dramatically with the development of the regional mall. Mom and pop
entrepreneurs in neighborhood business districts like MidTown could not compete
with the mall. Consequently, neighborhoods and neighborhood business districts
alike began to lose their vitality and to slowly deteriorate.
In the mid-1990s, circumstances that had fueled the decline of Alta Vista,
Beacon Hill and MidTown began to change. The stirring of a revitalization
movement was about to be born.
Historic data sources:
1) San Antonio on Track by Ann Maria Watson, Trinity University, Urban Studies
Program,
May 1982.
2) U.S. Census historic data for San Antonio, Texas
In 1998, City Council, through the CRAG I initiative, targeted the designation
of neighborhood Conservation Districts as a CRAG priority action recommendation.
Starting in late 2000, the Conservation District Ordinance planning tool, in the
form of a “zoning overlay” (a specific geographic area identified as an
“overlay” to the base zoning, but does not change the zoning designation use)
will be available to help implement neighborhood and community plans, through
the application of neighborhood based design standards, individually tailored to
address specific redevelopment issues.
Recognized as a means to promote neighborhood revitalization for communities
within Loop 410, Conservation District designation identifies a set of
“character-defining elements,” (e.g. front porches, metal roofs, detached
garages, building height, setbacks, etc.) for a specific residential and/or
commercial area, that are adopted as design development standards. A review
process of these neighborhood attributes then is placed into effect, in an
effort to retain neighborhood integrity, protect and stabilize property values,
and prevent insensitive development. The review process, which will address
infill development or rehabilitation projects, is to be administered through the
Planning Department staff, and will allow a streamlined, objective evaluation of
projects proposed within established Conservation District boundaries.
As a zoning overlay designation, Conservation District status does not affect
the use of property, nor does it require a property owner to rehabilitate
existing structures to conform to the design standards. In addition,
Conservation District designation alone does not increase property taxes.
Conservation District designation, whether used to protect distinctive
architecture, combat incompatible development, or stabilize property values, is
a neighborhood revitalization planning tool that provides a more predictable
course of development, an efficient building permit process without the
necessity of a HDRC review, and a means of self-determination for residential
and commercial neighborhood organizations.
This site was last updated
12/28/2012
|
