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HomeMy WebLinkAboutORD 2002-013 ORDINANCE NO. 2002-13 ' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK SUBDISTRICT HL01-11 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE CODE OF ORDINANCES), THE COMPREHENSIVE ZONING ORDINANCE, DESIGNATING TRACT 20A OF THE A.F. LEONARD SURVEY, ABSTRACT NO. 946, AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE LANGLEY HOUSE HISTORIC DISTRICT DESIGN GUIDELINES; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND A ZONING CHANGE AND AMENDMENT THEREIN MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED r COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, applications were made to amend the Official Zoning Map, City of Grapevine, Texas by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas after all legal notices, requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council did consider the following factors in making a determination as to whether these requested changes should be granted or denied; safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control, protection of adjacent property from flood or water damages, noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood, location, lighting and types of signs and relation of signs to traffic control and adjacent � property, street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood, adequacy of parking as determined by requirements of this ordinance for off-street parking facilities, location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surFacing on all parking areas to control dust, effect on the promotion of health and the general welfare, effect on light and air, the effect on the transportation, water sewerage, schools, parks and other facilities; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council of the City of Grapevine, Texas did consider the following factors in making a determination as to whether this requested change should be granted or denied; effect on the congestion of the streets, the fire hazards, panics and other dangers possibly present in the securing of safety from same, the effect on the promotion of health and the general welfare, the effect on adequate light and air, the effect on the overcrowding of the land, the effect on the concentration of population, the effect on the transportation, water, sewerage, schools, parks and other public facilities; and WHEREAS, the City Council further considered among other things the character of the district and its peculiar suitability for particular uses and with the view to conserve the value of buildings, encourage the most appropriate use of land throughout this city; and WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the zoning change, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and does find that the change in zoning lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; prevents the overcrowding of land; avoids undue concentration of population; facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas has determined that there is a necessity and need for this change in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified; and, therefore, feels that a change in zoning classification for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas and helps promote the general health, safety, and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby designate a historic landmark subdistrict *�-� (HL01-11) in accordance with Section 39 of Ordinance No. 82-73, being the ORD. NO. 2002-13 2 Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known as Appendix "D" of the City Code in a district zoned "R-7.5" Single Family District Regulations within the following described property: 705 North Main Street, specifically described as Tract 20A, of the A.F. Leonard Survey, Abstract No. 946, and in addition thereto, the adoption of the Langley House Historic District Design Guidelines as conditions, regulations and safeguards in connection with the said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled Exhibit "A". Section 2. The City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas to reflect the "H" zoning designation. Section 3. That in all other respects, the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate . provisions of transportation, water, sewerage, drainage and surFace water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. This ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 7. Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. ORD. NO. 2002-13 3 Section 8. The fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an � � emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 15th day of January, 2002. APPROVED: NJilliam D. Tate Mayor ATTEST: Linda Huff City Secretary APPROVED AS TO FORM: John F. Boyle, Jr. �' City Attorney ,�._,r ORD. NO. 2002-�3 4 � � 181T� TO .����'�?_ .3 EXH j Page _.L,._ of .�i-- �,,. Design Guidelines _ The Edward &Naomi Langley House �OS North Main Street � � .,M Grapevine, Texas Grapevine Township Revitalization Project, Inc. Gity of Grapevine 200 S. Main Grapevine, Texas 76051 December 14, 2001 �.� ���, TABLE OF CONTENTS EXMIBIT� TO �a_�� PRE�ACE - Pa9e .._.cr� of � I. �NTRODUCfION � What are Design Guidelines ■ Why do we need Design Guidelines ■ Basic Preservation Theory • Period of Signifiicance ■ Purpose of Design Guidefines II. SITE - ■ Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences and Walls III. BUILDING FABRIC . : ■ Preservation ■ Exterior Finishes r_ : ■ Stone Masonry ■ MetalSiding ■ Windows and Doors ■ Paint N. EMBELLISHMENTS ■ Awnings-Canopies ■ Exterior�.ighting ■ Building and Ground Signs V. NE1N Bl}ILDING CONSTRUCTION ■ New Construction Infil) ■ Additions to H_istoric Buildings • New Buifding Form, Mass and Scale • New Buifding Nlaterials �,.. Page 2 EXHIBIT� TO " Page .��. of /� �� ��> � PRfPACE � �°°� The house and outbuildings at 705 N. Main Street was buiit in 1948 by Edward and Naomi Langiey. EcJward purchasecf this tract of land from his parents in December 1947 and included tand'1.33 acres on the northwest cvrner of the property. In 1938, Marvin arid Eula purchased Tracts 19 and 20 (of the A.F. Leonard SubdivisionJ from).H. � Withrow. They moved into a sma1E�ungalow house located on Tract 19 {b21 N. Main Street) that still exists today. The Langley Family, ineluding Ed and sisters Nell and Claudia,cultiveted a family garden on both tracts of(and, �d married Naomi Annie McCain (from the Pieasant Run community off John McCain Road in Colleyville) on Qc�ober 25, 1935, and aiso lived at the Saund�rs Farm northwest of town. Due to the construction of Grapevine Lake, they have to leave the property and moved into a rental fiouse, located in Southlake. Ed purchased this tract of(and(now labeled as Tract 20A) from his parents so that he couid (ive close them and assist with their needs. Ed Langley distinguished himself through the pubfic work within the community. On his 18th birthday, he - was appointed substitute rural mail carrier for Route 2, Grapevine: This was also the job of Bud Saunders. Ne was later appointed to a regular carrier and served in that capacity for 35 years before retiring in 1967. He was also the Executive Director of the Housing Authority of the City of Grapevine and was a voltrnteer-on ttje-6r-apev�ne�ofunteer frre Depar�ment. - - - - - - - �:,_.. 705 N. Main Street. TFie house is a unique combination of a Minimai Traditional residence, not otherwise seen in Grapevine, that is sheathed in local sandstone and granite. Minimal Traditional residences were popular between ��1935-50, but especiaNy during the post World War II years. Page 3 EXHIBlT� TO .d1�C2�.��1 Page � of ..1�_ The Minimal Traditional residential style was a simplified fom�of housing loosely based on the previously � dominant Tudor Revival style of the 1920s and 1930s. With the economic depression of the 193Us, a less expensive housing style (with essential forms of the then popular styles)was needed throughout the muntry. This early compromise became the Minimal Tradition residen�ief style. Much I'ike Tudor homes, these generally have a dominant front gable and chimneys. However, in an . efFort to reduce cost, the steep roof pitc(� is lowered and the fasade simplified by omitting most of the traditional detailing faund on Tudor Rev'nral homes. An examPfe: overhanging eaves and rakes were built closer to the house to save on construction materials. These houses first became populer during the late 1930s and were the daminant residentiaf style in the years after WWII. The Ed Langley House follows the true patterns of typical Minirtial Traditional architectural styles (sans the front gable): The home features a low pitched gable roof, 6 over 6 double hung wood windows, 2 fronfi entrances, ``L"shaped plan and a unique stone exterior not seen in other Grapevine homes of this period. The stone veneer consists of local sandstone and gray granite. The mortar joints between stones are a fulf beaded joint that contributes fo the character of the walls, especially on sunny days when the joints cast shadows on the stone. The gable is sheathed with No. 116, tongue and groove wood siding, installed on tf�e vertical with a scalfoped profile at the base. Addi�ional adjacent detached buildings on the property include a 2 story garage/apartment, several stone and metal claci workshops, a stone veneered shed that housed Mr. Langfey's bees (from which he cultivated haney) and a small stone structure hausPng,�presurrrably-fiousirrg ti�e-property water-pump. - The garage/apartrnent also exhibit similar features to that of the house: The first floor walls are also � ° sheathed in the native stone found on the house, but without the deeorative beaded mortar joints. The second floor is sheatt�ed in, what appears to be, original asbestos siding. The wood windows are also 6 �, ; over 6 double hung wood windows. AR exterior side stair accesses the second floor. The four buildings behind the garage apartment include Mr. Langley's wood working and shop buildings. All the structures have gable roofs and three clad in corrugated metal siding. The fourth structure is built using the native stone and contains"garage"style metal doors. The structure on the northwest corner of the property house Mr: Langley's bees. A newer garden style shecf (painted red) is located along the south property line, but does not da�e to the construction of the house anii outbuildings. A particular note on this property is that Mr. Langley built the horne and outbuildings himself. He hired laborers to assist with various facets of the construction, but he had a hand in every portion of the rnnstruction. The property retains�he architectural character that defined the Minimal Traditional architectural style, and more importantly, the traditional family property that existed in Grapevine through its agricultural heritage. The Ed and Naami Langley House is significant to-the cultural heritage of the City of Grapevine for its distinguishing architectural quality, character and features that remain unaltered from their original construction and for their association with a prominent Grapevine resident. Altowing this property to authentically tell its own story of its period and time, while reinforcing the historical period of significance with necessary preservation, rehabilitation and restoration, is the goal of this historic landmark designation. ��,� ., Page 4 • EXNIBIT� TO " � . I. INTRODUCTION Pa J8 .� Of ;�,4.� + What are Design Guidelines? - _ Design guidelines are written documents that help ascertain the cutturai and architecCural importance of a Historic District or Landmark within the City of Grapevine. They provide for a common ground for making educated ciecisions for proposed alterations to property(including new construction)and ensuring those malifications will be compatible with the architecturai character of the hlstoric distriet or landmark for which they appiy: Design guidelines are also intended to be recommendations and not rigid or direct interpretation of work to be executec! on a properly. Although appropriete, they do not require that.buildings be restored to a .ER historicaf period or style. They ace intended to be flexibie and used to promote communication about .� how appropriate design alterations can blend into and enhance the architectural character of the historic -� district or landmark. , ;� Why do we need Design Guidelines? - Design guidefines are needed to preserve the architectural and cultural integrity of a historic district or landmark. They are intended for the properly owner(s), fheir architects or designers and the Grapevine Historic Preservation Commissior�to r�se as a base reference for proposed e�e�iormcsdifieations to property within the historic district or landmark. They will serve as a basis for decisions about appropriate treatments and compatible new construction. The Historic Preservation Commiss'ron, the Planning and Zoning Commission and the Grapevine City Council have approved these design guidelines for this historic district or landmark. k� `� ' The Historic P�eservation Commission, through the Certificate of Appropriateness review process, will use these guidelines for making informed, consistent decisions about design alterations. The Commission, however, realizes thet there is more than one solution to a historic preservation design objective, and as such, will use these guidelines for a base reference only. Basic Preservation Theory and Integrity What makes a property historically significant? On a national level, and locelly, properties must generatly be at least 50 years old before they may be considered or evaluated for historic significance. However, exceptions do exist for properties less than 50 years old when the property is clearly significant. Mistoric properties must meet certain criteria that demonstrate their significance. This criteri�.is different from the nationat level to a local level. Generally speaking, a property must meet at least one of the following criteria to be considered historically significant: ■ Associated with events that have made a significant contribution to the broad pattern of our history; or ■ Associated with the lives of persons signifcant in our past; or ■ They embody the distinctive characteristics of a type, periad or method of construction, or that represent the work of a master, or that possess high artistic value, or that represent a significant and distinguishabfe entity whose components may lack individual distinction; or �, � ■ They have yielded, or may be likely to yiefd, information important in prebistory or history. In addition to meeting one of the criteria above, a property must also possess integrity of location, Page 5 EXHtBIT� TO �' � Page �� of �_ design, setting, materiais, workmanship, feeling and/or association. Integrity is the ability of a property �,,� to convey its significance and to retain historic integrity, a property should have to possess at least half of the seven aspects af integrity. A district or landmark's integrity wiil come from the district or landmark having a substantial number of significant structures (that retain integrity)within its boundaties and for when they were significant-their Period of Significance. Period of Significance Each historic district or landmerk is significant during e period in its history, which it represents or is associated with, thus a Period of Significance. The period usuaily begins when the district or landma�k was first constructed to when it reached it peak ackivity in construction. Buildings and structures that date within the Period of Significance are considered"historic"and contribute towards the character of the district or landmark: Buifdings and structures built outside of the Period of Significance are generally considered"non-historic"end not contributing.to the.character of the district or landmark, however, there may be buildings which will have gained significance and considered historic. The Periad of Significance for the Edward Langley House is between 1948-50. Purpose of Design Guidelines Grapevine's cultural_heritage is uniquely preserved in its Main Street, industrial and adjacent residential neighborhoods. The historic core of Grapevine has served as the center of the community for more than l00 years and retains many buildings that reflect its ear�y character. The city's history remains alive in its preserved buildings and neighborhoods. � Historic preservation and economic development are partners in the success of downtowns throughout the country. Grapevine is no different. The historic districts and landmarks within Grapevine have strengthened the economic stability of our local Main Street commercial area and stabilized and improved the values of property in the historic residential neighborhood. The City of Grapevine also recognizes that the character of the historic districts and landmarks is of.community interest. Design guidelines are written to ensure that preservation efforts and property investments are protected by providing appropriate guidance on the preservation/rehabilitation of historic landmarks and direction for their future development. The City of Grapevine, in 1991,adopted the Historic Preservation Ordinance, Appendix G, Code of Ordinanees, thus creating the Historic Preservation Commission and a historic overlay zoning ability in an effort to protect the city`s rich, cultural and aFChitectural heritage. The Commission, through the ordinance, was given the power to recommend specific Historic Districts and Landmarks within the city. Any exterior alterations to buildings and properties within Grapevine's Historic Districts or to a designated Historic Landmark require a Certificate of Appropriateness (CA) prior to commenci�g work. Many modifications are simple and routine, and can be approved by city Staff within a few days af�er the CA application is made. More significant projects may require the review and approval by the Historic Preservation Commission, wk�ich meets monthly. II. SITE This section of the design guidelines concentrates on the development of site pfanning and preservation of site features and their relationship to the property. The goal of this section is to encourage continued �4�. � preservation of the property's site, while yet still allowing development and rnntinued adaptive use. In general, retain the historic relationships between buildings, landscaping features and open space. Avoid Page 6 EXHIqiT� TO - Page _.,�,..� Of � ` rearranging the site by moving or removing buifdings and site features, such as walks, drives and fences,that � help define the property's historic vatue. ;�rh„� _ ' SETBACKS � The distance a buifding sets back from the front property line relays the visual continuity or presence of buitdings and �tructures within a district and landmark, especially in a commercia� or residential area. Buiidings within a residential erea were s�ed to provide front and side open spaces between neighbors, thus resulting in front, side and rear yards . The celationships between buildings, landscaping features and oPen space should be preserved. Avoid rearranging tfie site by moving or removing buildings and site features, such as walks, drives and fences,that Melp define the historic disb�ict and landmark. Aiso maintain buiiding orien�ation pattem,with the front facade facing the street. Buiiding setbacks shoufd be consistent w'ith adjacent buildings or with the style of the building. Setbacks are an important ingredient in ereating an attractive streetscape. Buildings should be set back to a line ` tfiat is consistent with their neighbors and, land use. For example, a residential setback shauid retain the setback of adjacent and nearby structures, with landscaping along the street right-of-way. DRIVEWAYS AND PARIQNG LOTS Driveways shoufd be located perpendicular to the street; circular drives should not be allowed (unless proven with historic documentation} in front or corner side yard, so that the character of the landscaped yard can be reinforced. �" ;.� The visua{impression of e parking lot has the potential to impact a historic landmark. Parking lats should be �� � located such that they are considered secondary to other features and in those spaces that were customarily open spaces between and.around buildings. New parking lots should not be allowed to interrupt the continuity af landscaped front or corner side yards. This is important to both the preservation of historic character,and to ttie strengthening of the residential distriet and landmark. Their visual impact of a parking lot may be minimized through various methods, which may include a softening of the ground surfaae (in lieu of asphalt or conaete)and breaking up of parking into different areas between and around buildings. Also,screen +existing or new parking lots from streets and pedestrian areas. Existing or new parking lots located adjacent to streets and sidewalks should be screened to the height of car hoods, FENCES AND VCIALLS Historically, fences and walls around historic houses defined yards and the boundary around proPerty and gardens. Wood picket fences, wood rail fences and barbect wire or decorative wire fences were the comi�non fence types in Grapevine's early residential neighborhoods. Traditionally, picket fences surrounded the front of the house while rail and wire fences surrounded the agricultural portions of the property. Existing historic fences shou(d be maintained. New fences and walls. Simple wood picket fences, wood and wire, wrought iron fences and sCone walls are appropriate for this historic property. Avoid chain-link fences, privacy fences and mncrete block fences along the front of property. Vllood privacy fences may he allowed when installed in the rear yard and behind the , front fa4ade of a reside�ce. Utilitarian%privacy fences should not be installed in front of a historic buifding or beyoncf the line of the front fa�ade of a historic building. � ti Replacing fences and walls. If replacement is required due to deterioration, remove only those portions of historic fences and walls that are damaged beyond repair and replace in-kind, matching the original in Page 7 EXH181T_�1__ TO 4l " Page _..�...,_. of _,/� material, clesign ancl pfacement. If repiacement is necessary for non-historic fences, or new fences are �� proposed, IocaEe and design the fence in such a way that will compliment the historic boundary of the property without concealing the histaric character of the property. SERVICE AND MECHANICAL AREAS Service and r►iechanicaf areas and equipmen�should be screened from the viewshed of the street and other pedestrian areas. This includes garbage and equipment storage areas. Mechanical equipment, including satellite dishes, should not be located in front or comer side yards or should be set back from the edges of roofs, and screenecf so that they are not visible to pedestrians and do not detract from the historit character of buildings. III. BUILDING FABRIC . This section of the design guidelines concentrates on recommendations for the preservation of originel building materiais within this property. The goal of this section is to encourage contfnued preservafion of the building materials, while yet still allowing necessary repair/replacement where required. The use of inappropriate treatrnents in repair and restoration work can seriously damage historic buildings. These guidelines present general directions for appropriate action. PRESERVATION The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by these design guidelines are the Secretary of the Interior's Standa�ds for the Treatment of Historic Properties (see , appendix). The foilowing treatment philosophy should be considered for improvements or alterations to this property. 1. If a ne�rv use is required for a historic building, consider uses that are compatible with the original use - of the building and that would require minimal change to the defining characteristia of the property. Converting a residence into a Bed &Breakfast Inn would be considered a compatible new use. 2. Each histori� building within this district and landmark is a product of its time (when constructed). The original design of each building.should be respected for whet it is.and not altered to something it was not or giving it an "older" period look. Preserve, stabilize, and restore the original building form, ornament and materials. However, when_rehabilitating, removal of non-historic or unsympathetic additions is encouraged. 3. Most properties change over time; those changes that have acquired histaric significance on their own right shall be preserved. Older structures or additions may have, at some time, been renovated with suctr care and skill that the renovation itself is wo�thy ofpreservation. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Where replication of original elements is not possible, a new design consistent with the original style of the building may be used. 4. Preserve and maintain original charaeter defining features and architectural styles of historic buildings and structures. Key architectural features of a building or structure are those thart help convey the integrity and significance of the property to the Period of Significance. They may included, but are not limited to, doors, windows, siding, roofs, structural systems and decorative ornamentation. Y 5. Original character defrning features and elements should be repaired wherQ needed and replaced only when repair of original materials is not possible because they are deteriorated beyond repair. Repair Page 8 � EXM181T� TO �����:4�t Page ....3...�. of �.L�L.. elements and features using the gentlest means possible. � . ;�R,�, Any missing or severely deteriorated efements may be replaced with replicas of the original. TFie new feature or efement sFrould match the old in design, color, texture and other visual qualities and where - possible, materials. Ensure fhat roof, windowv, Porch and cornice treatments are preserved, or when preservation is not possible duplicate the original building element. t EXTERIOR MATERIALS �'� Origina( wood fnishes should t�e maintained and painted or, when necessery, replaced in tcind. Modern synthetic siding materials such as vinyl or metal bear little resembiance to historic siding materials. The application of such modem synthetic materials of�en irnolves the removal of original decorative elements such as cornice; comer boards, brackets,+nrindow and door trim, etc. New synthetic siding shalf not be instalfed; removat of existing such matenals is not required; but strongly encouraged, to restore historic patina, finish and appearance. Original asbestos siding should be maintained and painted,or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing and original wood siding is not required, but strongly encouraged, to restore historic patina, finish and appearance. � STONE MASONRY Stone masonry as a residential building material was not used very much in Grapevine. The primary use of stone masonry is as a veneer for the residence, garage, and several outbuildings Original stone masonry should be preserved and maintained. Preserve the original mortar joints and°rrr�asonry sizes; tooling and bonding patterns. Repointing of mortar joints where there is evidence of deterio�etion is � encouraged. New repointing should match the existing in materials, color, size, and hardness. Clean historic stone waHs carefully. Do not use abrasive clean'ing methods for historic stone masonry, sueh as sand blasting and high-pressure wash as they.can damage the surface of stone. Additionally, some chemieal cleaners, which are designed to remove paint from different masonry surfaces, may be used if caution is exercised and the manufacturers recommendations for particular stone is followed. Originaf masonry surfaces should be maintained and not be painted, unless severe deterioration of the stone can be shov�rn to require replacement. The color or texture of replacement stone should be matched with the existing stone masonry. METAL SIDING AND ROOFS Metaf as an exterior building matecial was traditionally used on industrial or ag�icultural buildings within Grapevine. The metal of choiee was either natural (unfinished) steel or steel with a galvanized protective coeting. Preserve and maintain all original architectural metal that contributes to the charecter of the buildings and structures on this property. Protect metal from corrosion by maintaining protective coatings and provide proper drainage of water to discourage accumulation, which may tead to rust and corrosion. Repair historic metal by patching or splicing where necessary. This will aflow the greater overall character of buildings and structures to remain. Also use the gentlest means possible when cleaning historic metal or wf�en removing rust(in preparation of a new coating), Page 9 EXNIBIT� TO :�. Page _..1� Of �_ WINDOWS AND DOORS v� � Windows and doors are arguably the most important character defining featu�e ofbuildings. This - propeity contains different windows and doors. Historic windows and doors contribute to the areh�tectural character of buildings and should be preserved and maintained. VVindows varied from the wood, double hung windows front of the residence to non-historic aluminum repfacement windows et the back. Doors consist of wood stile and rail doors with vision panels (glass) to overhead wood doors and rolling steel doors. Originel window and door(including framing and lights or panes of glass)configurations, orientation, and proportions shoufd be preserved and maintained. Any new windows and doors sfiould be designed, focated and sized to�ompliment existing historic wmdows and doors. If requiring replacement (or new where previous originals removed), replace in kind. When replacement is necESSary, do so within the existing historic opening size and matching the originai.design. Use same size to avoid filling in or enlarging the original opening. Where existing windows and doors were constructed of wood, repfacements shouid also be wood, likewise witfi steei windows and doors. Ciear or very siightly tinted glass may be used. No reflective br heavily tinted glass shall be used. Should the owner wish to install security bars, they should be installed on the interior of windows and doors. Storm windows. The use of interior storm windows is encouraged where needed. Storm windows are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. _, Shouid storm windows need to be installed on the exte�ior of the historic wood windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are recommended. If inetal storm windows are installed, paint to blend with surrounding elements. PAINT Traditionally, paint was used to protect underlying building materials (typically wood) from deterioration: Paint was also used�or decorative purposes on wood and metal and brick masonry in the Main Street Historic District. Plan (re)painting carefully. Gaod preparation is always the key to suaessful painting of histo�ic buildings. The substrate should always be cleaned from dirt and residue and washed down using the simp(est means possible, no power washing on soft substrates. The substrate, esPecially if wood, should be given plenty of time to dry aut. , Paint colors should be camplimentary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period; the right colors respect the historic builciing. The Historic Preservation Commission has adopted four historic paint palettes appropriate to city Historic Districts or Landmark's character, �rvhich may be proposed and approved through the Minor Exterior Alteration application process. "t'he Historic Preservation Cammission, througM the regular Certificate of Appropriateness process, should review any proposed colors that not within the adopted palettes. Page 10 Ex��air� To ����=� Page .._ll_ of _1�?�.. IY. EMBELLISHMENTS ) � _.,:, AWNFNGS-CANOPIES � �[�w awnings and canopies should not be instailed above windows or doors. ,�:. n. E)fTERIOR LIGHTING � . Lighting is an important element in reside�tial areas. Appropriate light fixtures consistent with the historic character the properties are recommended. Avoid exposed lighting of any kind unless it is part of a historic fixture. BU�LDING AIVD GROUND SIGNS Signs.are criticai to the success of commercial property, They pcovide pertinent retail or merchant information for a potentia! shopper or criticai tourist information for visitors to Grapevine. Fac businesses focated in residentiai buildings, which have a generous setback, appropriately scaled ; monument signs are encouraged. In general, building signs should be smail (in relation to the size of the � building) and fimited ta one per business. Qff_pcemi�e signstflashi.ng signs-and plastic backlit signs sho�ld not be:aalowed.-Roof�op signs should be avoided as they can detract from the architeetural character of a histaric roof or profile of a buiiding. Signs may be rnRStructed of painted wood or metal. Lighting of signs should be done externalfy v��,th incandescent bulbs or ground lighting using appropriate fixtures to the style of the buifding. Avoid:garish colors or patterns, avoid a cfutter of signs and limit the number and size of signs. Neon signs are not x ° recommended. Sa�dwich board sigrrs are typica�of historic commercial and retail areas and may be appropriate for this propertiy. They should be m�intained and removed after business hours. Ehalkboards are encouraged for daily changing messages. Sandwich board signs, which are directed towards pedestrians should be limited to 24 inches wide by 36 inches high and no more than one per tenant. Sign lettering should be consistent with the architectural style of the building. Generally, serif styles may be used for commercial and retail uses within late 19"'and early 20�'century buildings. San serif styles may be used for commercial and retail uses within buildings dating from the 1930-50s. V. NEW BUILDING CONSTRUCTION This section of the design guidelines ooncentrates on cecommendations for the rnnstruction of new buildings within this property. New'buildings are considered additions to historic buildings or new, stand alone � construction. The goal of this section is to encourege apprapriate and compatible new construction for this property, vrrhile stilF retaining the historic architecturai cf�aracter. NEW CONSTRUCTION INFILl. The Secretary of the Interior's guidelines for new buildings in historic districts or landmarks encourage similarity of�orm and materials, but not actual replication. Review of proposed designs will be based on the cQmpatibifity of the design within tMe context of the property's adjacent end nearby historic buildings. The design of new buildings should haye key elements of the building's historic period of significanoe including ""' °' massing,scale, fenestration and materials. Page 11 EXNIBIT_JL_ TO��� �"�3 Page _�.. Of ._l�.-. Infill buifdings should not be absolute reproductioRS, and appear as clearly contemPorary. Only when a previously demolished historic Grapevine building can be accurately repticated may a reproduction be �'�"` considered. - Infill buildings between historic buiidings should be similar'tn`setback, roof form,cornice line and materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid new buiidings thaE tower over existing ones. ADDITIONS TO HISTORIC BUILDIN�S Additions to historic buildings should cornplime�t the style of the main building if possible; otherwise they should adhere to the generaf style with simpiified details, New additions should be designed in a manner that makes clear what is historic and what is new and done in such a manner that the least amount of historic materials or character defrning features are not obscured, damaged or destroyed. A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side but recessed from the front line of historic building fecade or if a connection is used to separate old from new. New vertical add�tions should be set back from primary facades so as not to be readily epparent from the facing street. When reproducing efements that were originally part of a historic building they should be replicated when �vitl�rtce-of the actuaf zietait�has-treen �documented-i�q-photographs, drawings; ar-remaining-pFtysical- evidence.` If no evidence exists,elements typical of the architectural style may be used. Historic photographs can proyide information on the original elements of the building. NEW BUILDING FORM, MASS AND SCALE ��.,� Traditionally, mass and scale are building patterns, particularly on Main Street and in the adjacent residentia(areas, thet defined an edge and height for a historic district. New construction forms, massing and scaJe should incorporate or compliment the existing mass and sca(e �ound within this property. The new work should be differentiated from the old, while yet clearly contemporary buildings. At a minimurrt, new construction should reflect the forms, massing, roof shapes, comice lines and buPlding materials of the primary structures within the district and landrnark. NEW BUILDING MATERIALS New building materials should be visually compatible with the predominate building materials for this property. This property was primarily buitt with 3 building materials: stone,wood and 5teel.Wood siding and stone are appropriate exterior building finishes for this property. Metal siding would be appropriate for detached accessory outbuildings. Fake brick or stone or gravel aggregate finished materials are not recommended. New buifding constcuction should, as best as possible, be representative of these primary materials. Secondary materials on new mnstruction could be those used in other buildings within this praperty. Modern synthetic siding materials; such as vinyl or composite hardboards bear fittle resemblance to historic materials on this property and should thus be avoided. Newer contemporar�r synthetic mate�ials, such as fiber cement, may wnsidered for new constructian and in a location where they appear similar in character, " "° texture and profle to traditional building materials. ' �N � AA new wood or metal materials should have a painted finish except on some building buitdings where the use of unpainted aluminum or galvanized steel was part of the original design and should be maintained. Page 12 _