2025 Fall Issue

Volume 32, No. 3

Fall 2025

The Quarterly Newsletter of the

56th Annual Monte Vista Fourth of July Parade & Picnic

See more photos on page 3.

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Fall 2025 President’s Letter

CONTACT US Monte Vista Historical Association P.O. Box 12386 San Antonio, TX 78212 210-737-8212 Visit us at our website montevistasa.org E-mail mail@montevista-sa.org City of San Antonio Customer Service (7 am to 11 pm, 7 days a week) Dial 311 Councilperson Dr. Suhk Kaur City Council District 1 Contact person: Allison Martinez Field Office 210-207-0903 SAPD SAFFE Officer Officer Rob Henderson 210-207-7413 Email robert.henderson@sanantonio.gov

MISSION STATEMENT “To encourage the preservation of

the

distinctive

heritage

of

the Monte Vista area; to keep the

physical

late

nineteenth-early

century

district

identity

of

this

twentieth

intact;

and

to

educate the public, especially the youth, with knowledge of our inherited

neighborhood

values

which contribute to a wholesome urban environment.”

Contributors Tom Archer Victoria German Katharine Martin Keith Sanford Toni Van Buren Images David Smith Victoria German

Editor-in-Chief Lydia McAfee

Saying Hello to Fall (and Back-toSchool!) and Good-Bye to a cherished friend…

Hello Monte Vista Neighbors and Happy Fall! The annual arrival of Fall in our city is a favorite time for many of us, what with the cooling temperatures, the changing of the leaves……. and, oh wait……the reality in San Antonio is that Fall is the very definition of a mercurial event. After moving here from Chicago 13 years ago, I’m still not sure I know what it is or when it happens. Do we have a “Punxsutawney Phil-type” event where one of those green gecko/chameleon-thingies comes out of its nest and looks for its shadow and if it sees one it means we’ll have another 3 months of summer? Well at least we’re not talking about Chicago winters…….

One thing that is perfectly predictable, thank goodness, is that Fall also means Back to School. For parents with young children, the respite that the school year provides after a long, hot summer of sunscreen cajoling, 100 degree beach vacations and non-stop shuttling from event to event is priceless. Listen, we all love our kids but we also love occasional peace and quiet, coffee that’s still hot, and, well, we love back to school!

The MVHA Architectural Review Committee is the crown jewel of MVHA The first, second and nth reasons for MVHA’s existence is to play a leadership role in preserving the architectural, cultural and historical nature of our turn of the century neighborhood. So, it should be no surprise that the group of volunteers, consisting heavily of architects and designers, who make up the Architectural Review Committee (ARC) are the centerpiece of our organization. Yet, surprisingly, the ARC remains one of our most misunderstood entities. So, what gives? I break this question down into more detail on Page 14.

Land-use work is marching forward Meanwhile, the city’s detailed Near North Planning Process continues to move forward. As previously mentioned, this process involves many factors (visit nearnorth.sacompplan.com for more details) impacting neighborhoods, but due to the mature and developed nature of Monte Vista, our primary focus will be on Land Use categorization. This is a long process, expecting to conclude in 2027, but as previously noted, MVHA has been and will remain fully engaged from the outset.

Continue Reading on Page 3

MONTE VISTA HISTORICAL ASSOCIATION 2025 OFFICERS President Tom Archer President-Elect David Dickie Past President Lynn Boyd Treasurer Fred Suchy Recording Secretary Melody Hull

BOARD MEMBERS Art Campsey Judy Warren Kathy Kennedy Mallory Baird Peter Hugill Rick Wilson Sally Bullock Tony Garcia Chris Scruggs Pat DiGiovanni Trudy Kinnison Tom Seerden Victoria German Lyndsay Varner Lobie Stone Mike Goos Keith Sanford JR Martinez Ryan Reed

ADVISORY BOARD MEMBERS Toni Van Buren

OFFICE ADMIN Lydia McAfee Have questions about the MVHA Board? Call 210737-8212 or email mail@ montevista-sa.org for more information.

President’s Letter

FROM PAGE 2

4th of July A Success

Mark your calendars now for our Monte Vista 5k Fun Run/Walk + Holiday Market!

That’s right, this awesome event is back and set for November 8th and culminating on the Landa Library grounds. We have an open call for all runners and walkers for the new and improved 5k Run & Walk…plus calling all artists, artisans and craftspeople to show your stuff at the Holiday Market!

Additionally, there will be live music, food trucks and plenty of kids’ activities to ensure there’s something for the whole family. I look forward to seeing everyone there! Learn more about the event on Page 8.

Saying Good-Bye to a Monte Vista Legend — Ann Van Pelt To call Ann a “legend” is not hyperbole.

In fact to limit her legacy to just Monte Vista is selling her impact short. Sure, her work with the MVHA is nearest and dearest to many of us but when you consider her work with Landa Library, Landa Conservancy, San Antonio Museum of Art, and The McNay, to name just a few, she really left a lasting impact on the entire city.

I only knew Ann for a relatively short period of time and her influence on me was tremendous. When you had Ann’s support, you couldn’t help but feel invincible. I am forever grateful for my time with her.

In this issue, Jill Torbert, Ann’s friend and MVHA past president, pays tribute to her greatness as well as her impact on our neighborhood and city on Pages 4 & 5.

We will miss you Ann… Regards, Tom Archer, President Monte Vista Historical Association

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Photos by David Smith.

We had another great year for the 4th of July Parade & Picnic!

Former MVHA President Lynn Boyd was our Grand Marshall.

Thank you to our sponsors H-E-B & PlainsCapital Bank.

Congrats to our contest winners!

Grand Fido - Mr. Pickles, Best Adult Costume - Austin Fraze, Best Child Costume - Hollyn Riddle, Best Non-motorized Float - Peter Perez, Best Decorated Bike - Walker Locke, Best Overall 4th of July Theme - Shane & Owen Smith, 1st Place Pie - Bill Varney, 2nd Place Pie - Jacquie Fagan, 3rd Place Pie David Smith.

Picnic event highlights included: Presentation of Colors by Troop 90 of Scouting America; Former Champion Gymnast, Wayne Miller, leading us in the Pledge of Allegiance; National Anthem sung

by Kimberlyn Montford; Fire truck from Station 6; Performance by Arachnophobia.

Thank you to our many volunteers: Tom & Gayle Seerden, Toni Van Buren, Melody & Andy Hull, Tom Archer, David & Suzanne Dickie, Lyndsay Varner, Becky & Charlie Kirbo, Mike Molak, Tricia & Mark Traeger, Diane & Wendell Fuqua, Roseanne & Mark Christal, Jill Torbert & Vincent Johnson, Claudia & Mark Langford, Lydia & Darren McAfee, Jane & Rick Lewis, Lynn Boyd, Lobie Stone & Clarence Wyatt, Diane Abdo & Rick Noll, Mickey Amacker, Gloria Kemper, Mike Bacon, Matthew Loaiza, Lisa Caldwell, Michelle Giddens, Trudy Kinnison, Keith Sanford & Chris Hammet.

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Celebrating A Dedicated Leader

Lynn Boyd, Ann and her husband, John McCusker at a December Third Thursday in 2023. Photos by David Smith.

Ann, John, Vincent Johnson & Jill Torbert at the 50th Anniversary Founder’s luncheon in May 2023.

Ribbon cutting ceremony for the Monte Vista Home Tour in 2001 when Ann was President of MVHA.

Ann with her family at the 50th Anniversary Gala in October 2023.

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A Tribute to Ann Van Pelt - President of Monte Vista Historical Association in 2001 and founding President of Landa Gardens Conservancy 2004

By Jill Torbert I became acquainted with Ann when I was president of Monte Vista in 1998. She was a relative newcomer to the neighborhood and to the city, having moved here when her husband, John McCusker, became a professor at Trinity University. Over the next quarter century, Ann and I would work on numerous projects together.

The first project we worked on was in 1998, to raise money to paint Landa Library. At the time, the outside of the Landa Library was in desperate need of repairs and repainting. The maintenance of the library had been deferred for too long. Monte Vista Historical Association decided to raise funds to paint Landa Library. Ann volunteered to be chair of the fundraising committee for the project. A better volunteer could not have been found.

Ann would prove time and again to be creative, energetic and successful. Really all you needed to do was stay out of Ann’s way. The funny thing about that party was that the rooftop venue of the Bushnell was under construction when we began planning the event, but we were assured that construction would be completed in time for the party.

The planning committee, including the caterer, did a walk through a few days before the event, only to discover that the construction was not complete and could not possibly be completed by the time of the party. The caterer looked a bit pale, but Ann just quietly said, “We got this. We are going forward.” I didn’t give it another thought. Ann had it under control.

We raised around $10,000.00 from “Come Paint the Town,” as that event was called, and we called it a success!

And it was! It launched the beautifying of the grounds surrounding Landa Library! A few years later, Ann and Jean Brady put on a home tour that was like no other undertaking in Monte Vista and, in 2023 she was still

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planning parties and making money, as she chaired the 50th anniversary Jubilee of Monte Vista Historical Association, raising almost $100,000! Everything she touched turned to gold, including her businesses.

Once the word was out that Ann could throw a party and raise funds, she was in high demand in Monte Vista. And so, for several years Ann kept throwing parties and raising money. Along the way she would gather friends to collaborate with her. As Jean Brady said, “Ann didn’t just do it, she showed us all how to do it. “ After the Library got painted and Ann and I, along with others, turned our attention to the grounds. Just like the library building, the grounds had been horribly neglected. And so very boldly we announced that we were going to raise 1 million dollars to beautify the grounds of Landa Library. And so, we did, but it wasn’t quick or easy. Ann poured her heart and soul into this project for years. Raising money, planning next steps, cajoling people to give generously, and coaxing Carlos Cortez to finish the pavilion. After several years as an MVHA committee, Ann was the founding President of Landa Gardens Conservancy in 2004, a newly formed 501c3. She was motivated by the dream of having a special place for everyone to enjoy! From little kids to those on up in age, to enjoy the beauties of the world. A

John & Ann at the 2024 4th of July Picnic.

Ann, Chair of the 50th Anniversary Gala, helped raise almost $100,000 for MVHA in 2023.

magical place for all.

Ann loved living in Monte Vista. She loved the uniqueness of the homes, the neighborhood’s central location, but most of all, the people. In addition to serving as president, Ann chaired numerous fundraising committees and served on the Architectural Review Committee several different times. Ann’s contributions to preserving the neighborhood are many. Suffice it to say, she touched us all. Here is a link to her obituary https://www.legacy.com/us/obituaries/sanantonio/name/ ann-vanpelt-obituary?id=58784491

December 2017 Third Thursday.

A MV event in 2017.

Ann & Trudy Kinnison as Grand Marshals of the 2024 4th of July Parade.

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Ann’s first of many Vista ads in Summer 2007 issue.

John dedicated a table to Ann on the grounds of Landa Library.

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McCullough Ave

San Pedro Ave

What will eventually become Hildebrand Ave

This 1889 map of San Antonio shows the large undeveloped Original City Lots that will be sold and subdivided into the many residential lots now included in the Monte Vista Historic District. Both San Pedro and McCullough are labeled on the map. The east-west road will be renamed after H.E. Hildebrand in 1914. Courtesy of Texas State Library & Archives Commission.

Can You Get There From Here?

By Katharine Martin Nearly 100 years ago, Street Commissioner Paul Steffler imagined an east-west thoroughfare connecting Broadway to Fredericksburg Road on the city’s growing north side. People living near the San Antonio Country Club could only reach Beacon Hill and Woodlawn Hills by an indirect route, Steffler explained to the Light newspaper at the end of 1926.

Over the next two years, the city would bridge over the San Antonio River by Incarnate Word College and excavate a passage through the north end of Brackenridge Park to reach a gravel road—Hildebrand Avenue—that ended east of Shook. In anticipation of the new road coming their way, property owners installed curbs and sidewalks and paved the 400 block of East Hildebrand.

By the spring of 1930, Hildebrand was entirely paved from its beginning at Fredericksburg Road on the west side of town all the way to San Pedro Avenue. Coming from the east, contractors paved from the 400 East

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block to McCullough Avenue.

And, then, more than a year will pass before the city finally paved the last half mile of the street commissioner’s four-mile Hildebrand thoroughfare.

This little stretch between McCullough and San Pedro particularly bedevils us today, and the entire segment of Hildebrand east of Shook to San Pedro was the focus of an engineering study and District 1 community meeting in late 2024. Remediation work on Short Hilde is scheduled to begin next spring, and upgrades to the Hildebrand-San Pedro intersection are part of VIA’s Greenline project.

The National Register of Historic Places includes the Monte Vista Historic District because the area represents community planning and development patterns of the late 19th and early 20th centuries. What does Short Hilde tell us about the past? Is she four lanes or three? Why is the car crash rate so high? And why can’t we safely walk or bike to get groceries?

We’d find many answers in the city’s Street

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Improvement Records containing plans, specifications, and resident rolls for assessments, but the city doesn’t have the volumes for the relevant years in the Municipal Archives and Records Center downtown.

We’re left to speculate with the information we have.

My Alley has a Name City Council named Hildebrand Avenue for businessman and civic leader H. E. Hildebrand in 1914.

Before that, the long unfinished road less than a mile inside the north city limit was most commonly “North Street” or “North North” on maps and in directories.

Graded and graveled in 1923 in response to a resident petition, Hildebrand was interchangeably a street and an avenue for many years. A lot of people, from news reporters to the city clerk, frequently added letters to the road’s name—Hildebrandt and Hilderbrand, for example. The 1924 city directory lists about 35 residences on Hildebrand between Shook and Fredericksburg Road. At least 15 homes dotted the north side of the 100, 200, and 300 blocks of East Hildebrand in the Denverside and Mount Pleasant subdivisions, both started in the 1910s on land Sam Maverick purchased from the city back in 1852. (The Atlee apartment complex is at the center of the area now.)

As we know both from Donald Everett’s book (Monte Vista/Architecture and Society in a Gilded Age) and Maria Watson Pfeiffer’s 1998 National Register application, Jay Adams and other developers were selling homesites south of Kings Highway in Laurel Heights well before 1914. The street car had made living north of downtown convenient and attractive, but buying a lot and building a home between Kings Highway and Hildebrand was impossible because just a few people owned all the land.

Everything All at Once That changed in 1920 when an investor group purchased nearly 94 acres and two in the group— developers Wallace Rogers and Russell Hill—created the Monte Vista subdivision, which they described in advertising as “starting at the first street north of Kings Highway, bounded on the east by McCullough Avenue, on the west by San Pedro Avenue, on the north

by Hildebrand Street.” Other developers promptly followed the Monte Vista group, acquiring more land in the area and creating an assortment of residential neighborhoods on either side of Hildebrand Avenue.

B. G. Irish, one of the most prolific subdividers of the era, purchased and platted three tracts of land along

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Hildebrand between 1921 and 1925. Northcrest was due west of the Monte Vista subdivision between San Pedro and the railroad tracks. North of Hildebrand between McCullough and San Pedro was Irish’s Northridge. Lullwood and Rosewood between Shook and McCullough was Northcrest, south of Hildebrand across from Denverside and Mount Pleasant and inside the boundaries of what’s now the MVHD. Builder/developer Robert McGarraugh acquired the northernmost lots of the Monte Vista subdivision from the original investor group. These were the Lullwood lots between McCullough and San Pedro, which McGarraugh began making into Greenwood Village around 1925. In promotional material, McGarraugh explained that his village was his “contribution to the Better Homes movement throughout the United States, a harmony in architecture and design, a far step in advance of modern construction.”

In 1927, Robert Yantis purchased land south of Hildebrand and east of Shook to subdivide for substantial homes on large lots in Oakmont’s second unit within the bounds of today’s MVHD. On the north side of Hildebrand, across from the Yantis project, John Thorman was developing Park Hill Estates.

Like the earlier Denverside and Mount Pleasant

Continue Reading on Page 12

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MONTE VISTA HISTORICAL ASSOCIATION

9AM

5K FUN RUN& 8TH WALK

LIVE MUSIC

FOOD TRUCKS

NOVEMBER 2025

KID’S GAMES

MONTE VISTA HISTORICAL ASSOCIATION

LANDA HOLIDAY M A R K10AM E T- 3PM LIBRARY SHOP LOCAL ARTISTS & VENDORS

LEARN MORE & REGISTER AT MONTEVISTASA.ORG www.montevistasa.org

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The Monte Vista Historical Association is hosting our 2nd Annual 5K Fun Run/Walk & Holiday Market on November 8th and we need your help!

• Consider supporting the event with a generous, tax-deductible sponsorship.

Sponsorship levels are listed to the right.

Donations can be made through our website, montevistasa.org/5krunwalk or by mailing a check to PO Box 12386, San Antonio, TX 78212. Qualifying funds received

by October 1 will be included on the event collateral materials.

•Invite local artists or craftsmen to purchase a booth space for $50 at the Holiday Market.

We are hoping to support Monte Vista artists and those small businesses in our surrounding communities.

• Sign up or encourage others to register for the 5K Run/Walk. It’s a great way to see the many amazing homes in the Monte Vista Historic District.

• Volunteer during the 5K or at the Holiday Market. We have a variety of positions to fill.

We appreciate any support towards this fun fall event!

Email mail@montevista-sa.org to get involved or visit www.montevistasa.org/ 5kandmarket.

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MVHA 5K FUN RUN/WALK AND HOLIDAY MARKET

SPONSORSHIP OPPORTUNITIES Sprint $10,000 Presenting Sponsor of event Banner at Landa Library Recognition during race start & awards ceremony Opportunity to give swag items to racers Signage at water stops Table at the event to display company products and/or services Twelve race entries Logo on collateral materials and on MVHA website Logo on Race Swag item 4 quarter page ads in Vista Newsletter & 1 month ad in Monte Vista Monday

Run $2,500 Table at the event to display company products and/or services Eight race entries Logo on collateral materials and on MVHA website Logo on Race Swag item 1 quarter page ad in Vista Newsletter & 1 month ad in Monte Vista Monday

Dash $5,000 Opportunity to give swag items to racers Signage at water stops Table at the event to display company products and/or services Ten race entries Logo on collateral materials and on MVHA website Logo on Race Swag item 2 quarter page ads in Vista Newsletter & 1 month ad in Monte Vista Monday

Rush $1,000 Table at the event to display company products and/or services Six race entries Logo on collateral materials and on MVHA website Name on Race Swag item Recognition in Vista Newsletter & Monte Vista Monday

Walk $250 Two race entries Recognition in Vista Newsletter & Monte Vista Monday

Pace $500 Four race entries Name on collateral materials and on MVHA & registration websites Recognition in Vista Newsletter & Monte Vista Monday

Want to support MVHA but don’t want to sponsor? We accept donations too!

Learn more at montevistasa.org or mail@montevista-sa.org

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Back to School in Monte Vista

By Victoria German Monte Vista is currently working on the Near North Community Plans – this is a two-year project, which allows neighborhoods in our area to think about the future of our communities and communicate this to city planners. When you think about the future, it is important to look at the many academic programs that provide educational opportunities to children, teens, and young adults in Monte Vista. How do we balance walkability, safety, quality of life, preservation, and community with our needs for the future? To look forward, we need to understand how we got here. What is remarkable is that adaptive reuse has been happening in Monte Vista for over 100 years. The community sees a need and works together to meet the need.

Planning has to be about multi-generational amenities that make a neighborhood vibrant. It must include parks, schools, libraries, colleges, universities, and places of worship that offer programs for families and school children.

How many generations of school children have attended Monte Vista schools? These remarkable buildings that house these educational institutions are worth protecting – so let’s take a moment to learn about them as we go back to school.

Great Hearts Monte Vista School (Two locations) Temple Beth El was founded in 1874 and is one of the oldest synagogues in south Texas. It was built in 1926 by Scutter and Simons and is located at 211 Belknap Place. The Great Hearts Monte Vista School focuses on K-5 and offers tuition free open enrollment as a public charter school.

Trinity Baptist Church founded in 1949 is located on 319 E. Mulberry Avenue. This church has been in existence for over 75 years; Great Hearts

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Monte Vista offers grad 6-12 educational programs.

Keystone This college preparatory was founded by John Eargle and William Glet. The school moved to 119 E. Craig Place in 1953. The private school is comprised of mansions and carriage houses between McCullough and Main. The grounds include: Founders Hall, E.M. Stevant Hall, North Hall, the Carriage House, West Hall, Edwin Eargle Library, Lloyd Jary Performing Arts Center, Shad Fan Science and Creativity Center.

Landa Library This Spanish Colonial Revival was built by Robert B. Kelly, architect for Mr. and Mrs. Harry Landa.The Landas gave their house to the City of San Antonio in 1946 for use as a public library. The first floor has a seed bank and an epic children’s section. The San Antonio Public Library provides wonderful programs for people of all ages at Landa.

Laurel Height Methodist Church Founded in 1909, the new development of “Monte Vista” needed churches. Mrs. Terrell, the wife of Judge Terrell, took up the cause. Laurel Heights Methodist church was built in 1912 by Atlee B. Ayers. Originally, there was a very high steeple where the bell tower is today. The steeple was removed in 1927. In 1917-18, during World War I, the church adopted 2,300 soldiers from the Balloon School at Camp John Wise located on McCullough and Olmos Drive. Laurel Heights Weekday School was developed in 1952 as an outreach to the community. The school offers classes from ages 3 months up to 5 years old.

San Antonio Academy This private school was founded in 1886 by Dr. W.B. Seeley, a Princeton scholar, who prepared young San Antonians to enter the top universities of the time.

Illustrations by Victoria German.

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In 1906, the school established a military leadership program. In 1919 Dr. W.W. Bondurant purchased the school. The school moved from North Flores Street to E. French Place.

St. Anthony Catholic School & St. Anthony Catholic High School In 1903 the high school started as a seminary by the Oblates of Mary Immaculate; and a bishop from Rome laid the cornerstone. The San Antonio Philosophical and Theological Seminary Apostolic School was located on McCullough Avenue. The Oblates founded the seminary to train Oblate missionaries. This became the Oblate School of Theology and later moved to its own campus about five miles away heading north on San Pedro.

St Anthony Catholic School was founded in 1907 by the Sisters of Divine Providence. Originally an elementary school. A high school program was added.

Originally named the Apostolic School. It later became a college preparatory under the direction of Incarnate Word.

San Antonio College Established in 1925, this is one of the oldest public two-year colleges in Texas. In fact, San Antonio College is celebrating its one-hundred-year anniversary this year! It was originally called University Junior College and was founded as a branch of the University of Texas so that students could have access to higher education in San Antonio without traveling to Austin.

Through legal action it was transferred to the San Antonio Board of Education. It was renamed San Antonio College in 1948 and moved to its current location in 1951. The Koehler Cultural Center named for Otto Koehler, the famous San Antonio brewer, and resident of the Koehler Mansion on West Ashby was part of SAC for a time. The Scobee Planetarium offers stargazing opportunities and a seedling that visited the moon before it was planted at Scobee here back on earth.

Trinity University Trinity University was founded in 1869 by Cumberland Presbyterians in Tehuacana, Texas. Trinity means “three” or “three in one” and its name holds a clue to its origin story. Trinity was a merger of three smaller presbyterian schools. Trinity moved three times over the years before it finally found a permanent home in San Antonio: Tehuacana, Waxahachie, and finally San Antonio in 1945. Trinity is nestled in the site of a rock quarry, creating a multi-level campus

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with amazing views.

O’Neill Ford left his mark on the architecture.

Trinity is a great location for a walk or to take in a lecture or a concert. Be sure to listen to the bells ring out the hours.

University Presbyterian Church UPC was organized in the fall of 1950 and the sanctuary building at the corner of Shook and Bushnell Avenues was dedicated in January 1955.

Their Children’s Center serves infants, toddlers and preschoolers from 2 ½ months through age 5 with parttime and full-time care options.

Arena Polo at its Finest FIRST SATURDAY OF E VERY MONTH

STARTING NOVEMBER 1ST SpanishPassPoloClub.com 113 Spanish Pass | Boerne, Texas

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HILDEBRAND

FROM PAGE 7

neighborhoods, two projects started along Short Hilde in the 1920s had Hildebrand addresses: Oakmont and Park Hill Estates. (Irish’s Northaven just west of Short Hilde fronted lots on Hildebrand, as well.) Three other 1920s projects turned their backs to Short Hilde: McGarraugh’s Greenwood Village and both Northridge and Northcrest

by Irish.

Doing the Deeds Irish purchased large tracts of land which he platted into Northridge (Ridgewood/Norwood) and Northcrest (Lullwood/ Rosewood) subdivisions. The Northridge land came with no restrictions, while the deed for the Northcrest land stipulated building-cost minimums for houses and that the houses all face

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north or south. Irish’s deeds for individual lots in both subdivisions included building-cost minimums and north/south orientation, as well as additional restrictions.

For Northcrest, Irish required outbuildings be built on the “rear line of said property.”

McGarraugh purchased Lullwood lots individually or in batches, and the deeds prepared by the original Monte Vista investor group describe lots “running back to an alley,” which the lots on the south side of Lullwood actually did while the north side lots ended at Hildebrand. (The deeds clearly followed a template and just hadn’t been tailored specifically for Lullwood; remember, Monte Vista’s early advertising pointed to Hildebrand as the north boundary.)

When reselling lots on the north side of Lullwood, McGarraugh removed mention of an alley from his deeds. He did not restrict

outbuilding placement; he did front the lots on Lullwood. (All area developers added racial covenants to deeds in the 1920s.)

Why Cross the Road?

Might McGarraugh and Irish have looked either east or west down the road that was Hildebrand and realized . . .what exactly? that the city was going to need more right-of-way for automobiles, for sidewalks, and for crosswalks? that garages and fences of their projects were going to block sight lines? that humans on opposite sides of Hildebrand might want contact with one another? (Fun fact: Residents of Lullwood, Rosewood, Norwood, and Ridgewood were voting together as Precinct 48 in 1931.)

McGarraugh and Irish offered building sites and homes in a price range between those of park-like Oakmont and modest Mount Pleasant and Denverside.

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Eliminating the lots backing up to Hildebrand would have changed McGarraugh’s and Irish’s business models entirely by forcing the developers to create and sell fewer and larger lots. Fronting some lots on Hildebrand without changing the overall lot total wouldn’t have worked either because folks considering the south side of Lullwood or the north side of Ridgewood, back then, wouldn’t have wanted to gaze upon fences and garages any more than people driving on Hildebrand do today.

McGarraugh’s options, particularly, were constrained by how the five Monte Vista streets had been laid out.

First elected street commissioner in 1923, Paul Steffler was reelected 11 times. By the time Steffler announced his vision of a crosstown thoroughfare in 1926, both McGarraugh and Irish already had their own plans for their projects beside Hildebrand.

They were selling property to San Antonians still oriented to the downtown business district.

The big streets ran north and south. Many goods and services were available from small local businesses in Laurel Heights, if not in the newer residential-only Monte Vista and Monte Vista-adjacent subdivisions. Plus, groceries and dairies delivered. Short Hilde must have seemed like she didn’t go much of anywhere essential because, well, she didn’t.

During the early “boom bond years” of the 1920s, Steffler adapted many existing roads for automobile traffic, working with the city engineer to purchase needed right of way and to assess property owners for paving and for installation of sidewalks and

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San Antonio Light article from April 1929.

crosswalks. Generally, developers themselves graded, paved, and curbed new streets in the new neighborhoods they were building.

Whether facing the street or not, property owners along Hildebrand were assessed for the cost of road work. Without the Street Improvement Records, we can’t know the extent of the work.

The city directory for 1931 lists more than 100 households on Lullwood Avenue between Shook and San Pedro. Nearly 60 households are listed on Ridgewood from McCullough to San Pedro. Between 1929 and 1933, urban planners came from St Louis to develop a master growth plan for San Antonio. According to

news reports at the time, planners recognized Hildebrand as the best way for motorists to cross town on the north side.

Now, crossing this busy crosstown thoroughfare is the challenge for motorists, cyclists, and pedestrians.

In the next issue...

Hildebrand Avenue was almost named Canary Street back in 1914.

Before it became Ashby Place, San Pedro Place actually was renamed for then-Governor O.B. Colquitt.

In the next issue of Vistas, we’ll look at the history behind these street names and why City Council chose not to change McCullough to McCullock.

SAVE THE DATE

Monte Vista Annual Meeting October 12 @ 2pm Laurel Heights Methodist Church

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Upcoming Events Seeking hosts for 2026!

Please reach out to mail@montevista-sa.org if you are interested in hosting a neighborhood social event.

Third Thursday Sept 18, 6:30-8:30pm 234 W Woodlawn Ave Third Thursday Oct 16, 6:30-8:30pm 231 W Lynwood Ave 2nd Annual 5K & Holiday Market November 8th 9am - 3pm Landa Library Third Thursday Nov 20, 6:30-8:30pm 355 E Huisache Ave Third Thursday Dec 18, 6:30-8:30pm TBD Board Meetings, every second Tuesday of the Month @ 6pm MVHA Office at Landa Library & over Zoom Architectural Review Committee, every first Monday of the Month @ 6pm MVHA Office at Landa Library

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Get to know the ARC

By Tom Archer Whenever I’m out and about in our neighborhood, whether it be at one of our (very fun), weekly “Lullwood Happy Hours”, at a friend’s dinner party, or even at an official Monte Vista Historical Association event, the most common feedback I hear about our organization centers around; 1.) Our lack of preservation rules enforcement, and 2.) Our draconian enforcement of overly strict and, perhaps, archaic rules in the name of historical preservation.

No judgement if you need to read that last sentence again!

Or, better yet, let me give you two examples of oft-heard comments: “The MVHA needs to do a better job of enforcing the rules put in place for our historic neighborhood. People seem to do whatever they want with no regard for the architectural character of our neighborhood.”

And……

“The MVHA is stuck in the past and are too rigid in enforcing outdated rules that make living in Monte Vista less enjoyable and less affordable”.

So, is it possible that both of these perceptions can be true at once? I’d say maybe….but that wouldn’t really be the truth.

Here’s what I’d say instead…

Let’s start by identifying the group of folks within our organization who support this area, The Architectural Review Committee or ARC. As I’ve often stated, the ARC is the centerpiece of the MVHA. They are a group of committed volunteers,

many who are architects and designers, who help guide our neighbors in accomplishing their home building, renovation and landscaping goals, all while meeting the historic preservation guidelines set by the city.

This last part “guidelines set by the city” is important and a reason to introduce you to the City of San Antonio Office of Historic Preservation (OHP) and Historic and Design Review Commission (HDRC). The OHP and HDRC are the true governing bodies determining what building and landscaping projects are approved. Our ARC offers our neighborhood residents a critical and helpful “pre-review” so that fewer problems might arise once one begins the critical approval processes with the OHP and HDRC. Since joining the board of the MVHA I’ve had the opportunity to observe the ARC in action many times. I’ve watched homeowners and business owners alike come before the ARC to get their feedback and coaching. I can honestly say, to a person, each left the ARC better prepared to meet the expectations of the OHP/ HDRC process. In addition, these same property owners gained valuable insights into building in general. My favorite example is knowing the importance of the role southeasterly-winds play in helping cool living spaces in San Antonio. That’s a pretty handy tip when living in South Texas!

In summary, the ARC’s genuine purpose is to help Continue Reading on Page 15

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MV Alleyways

By Keith Sanford The Monte Vista Historic District is one of the few neighborhoods in San Antonio that has alleyways. Many of the other intown historic neighborhoods - King William, Alamo Heights and Terrell Hills are largely devoid of this feature.

The alleyways offer many advantages to residents including eliminating the presence of bins in front of houses multiple days a week which can cause hazards for cars and people walking and the cumbersome need for people to drag their bins to the street.

As part of the weekly pick up by the City of San Antonio, Monte Vista residents that have alleyways are expected to maintain the portion behind their house. Required alley maintaince includes: • Keep the alley free of debris and junk.

• Do not obstruct the alley with plants or stored items.

• Do not let your alley become overgrown.

• Mow the alley to its center. Your neighbor is responsible for maintaining the other half.

• The alley bed must be passable for vehicles.

• There must be a clearance of at least fourteen feet high by fifteen feet wide for vehicles to enter the alley.

• Do not fence off any portion of the alley.

It is a public passageway and must be kept open just like a city street.

Undermaintained alleyways can often promote vermin, mosquitoes and more to take up residence. They can also serve as a place for unhoused people to gather which can cause a variety of problems to homeowners. In a worst case scenario, unkept sections of alleyways can be reported to code compliance.

If you are having trouble maintaining the alley behind your home, please contact MVHA. We have volunteers that are happy to lend a hand.

It is on all of us to ensure our alleyways are a clean, safe place for years to come!

www.montevistasa.org

ARC

FROM PAGE 14 residents navigate the city’s rules and guidelines for historic neighborhoods and while the ARC plays a key role in the city’s efforts to preserve Monte Vista’s historic nature, the ARC is not an enforcement agency.

I invite you to observe an ARC meeting. They meet the 1st Monday of every month, at 6:00 p.m. in our MVHA offices at Landa Library. I think you will appreciate seeing them in action. You can even share your point of view!

P.S. In my opinion, there are indeed preservation rules in place today that are either outdated or, perhaps, misinterpreted. To both of these categories it is my (and others’) intention to work within the system (and with ARC leadership) to move us out into the light and into the present day. More on this to come in future Vistas………

MVHA T-Shirt Sale Show off your Monte Vista pride with a t-shirt featuring the MVHA logo for just $20!

They are a cotton/polyester blend (and very soft!). Sizes available include S, M, L, and XL. Sizes generally run small.

Pick up or delivery in Monte Vista.Purchase at montevistasa. org/mvha-merch or at any upcoming event!

MV Book

Looking to learn more about the history of the Monte Vista Historic District? Trinity University Press recently reprinted “San Antonio’s Monte Vista Architecture and Society in a Gilded Age” by Donald E. Everett. Books can be purchased for $20 at montevisasa.org/mvha-merch.

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Thank you to the John & Florence Newman Foundation for underwriting Vistas and your continued support of the Monte Vista Historical Association.

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