HomeMy WebLinkAboutORD 2000-061 ORDINANCE NO. 2000-61
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL00-04 IN ACCORDANCE WITH SECTION
39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF THE
CODE OF ORDINANCES), THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING TRACT 62 AND 62A, WILLIAM
DOOLEY SURVEY, A-422 AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5"
SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING
FOR THE ADOPTION OF THE HUGH AND MARY VIRGINIA
SIMMONS 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
AN HISTORIC LANDMARK SUBDISTRICT DESIGNATION
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
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
Woe by the proposed use around the site and in the immediate neighborhood, adequacy of
r 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:
ORD. NO. 2000-61 2
Section 1. That the City does hereby designate an historic landmark subdistrict
(HL00-04) in accordance with Section 39 of Ordinance No. 82-73, being the
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: 311 Smith Street, specifically
described as Tracts 62 and 62A, William Dooley Survey, A-422 and in addition thereto,
the adoption of the Hugh and Mary Virginia Simmons 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
ORD. NO. 2000-61 3
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.
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 6th day of June, 2000.
APPROVED:
William D. Tate
Mayor
ATTEST:
- /
Li d Huff
City Secretary
APPROVED AS TO FORM:
C
John F. Boyle, Jr.
City Attorney
ORD. NO. 2000-61 4
2 ' 21100
Design Guidelines
Hugh and Mary Virginia Simmons House
311 Smith Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
March 21,2000
EXHIBIT./ ._„ TO 1 4/► �rw - �/
Page of
F.r;; 2 ! 2000
Table of Contents
PREFACE
SITE
• Setbacks
• Driveways, Parking Lots
• Service and Mechanical Areas
II. BUILDING FABRIC
• Preservation
• Exterior Finishes
• Windows
III. EMBELLISHMENTS
• Awnings-Canopies
• Exterior Lighting
IV. NEW BUILDING CONSTRUCTION
• Infill
• Additions to Historic Buildings
EXHIBIT. TO earl-6l
Page of
Page 2 of 9
r 2 I 2009
Preface
The Simmons House was constructed in 1937 for Hugh and Mary Virginia Simmons. The
house was built on land that had been owned by Hugh's parent, E.T. and Martha Simmons
who lived at 305 Smith Street.
The Simmons House is significant to the culture and heritage of the City of Grapevine
because it is a rare example of a Tudor Revival House found throughout the Grapevine
Area.
Hugh Simmons and Mary Virginia Wall were married on June 18, 1937. Hugh was
engaged in dairy farming with his brothers and later, had his own dairy farm. Mary Virginia
was a teacher and during her career, taught school in Birdville, Grapevine, Coppell and
Carroll. She is also currently active in the Grapevine Historical Society and its publication
of the book, Grapevine Area History. The Simmons had two children, Susan Eleanor and
Thomas Wall.
'.^� -y�"r�� ..4-. 1, _
ic r . <---,-/%-1......„,...:7:14..-..., -. it+;. x , t. ?_TT 0 ye/
0y , •
` � • •S n
.. 1 }y"..:.7 „:i+ '"-r7,,z/.` 1' iY'N.aiw fie^.+ ..v , _• �ti7`1. VI 's`` .�/;�- '.... - 4` t'--
'*' iiiiaeft)r '', rte "-..`, ....Jt '.• __
1t 5 •a hs r " �6 •
-ti -,»+.,4w ,-, ,02.1.t" w52vs :h4.6-0 a' .t-Ft+.r,..;. :.."4 ry`zir'7,.' . .' aaw..,— f+-S -. °.^+.'`
<-....'.i'.: hriaF. Fw...A?iLGA4..'si+iteo►+Y�o i's."wt.........,.e... nti•J v�.va.1 ` -tic..
Simmons House at 311 Smith Street, Grapevine, Texas.
The Simmons House is an excellent local example of a Tudor Revival style house clad
in a wide wood siding. The one-story house has a cross-gable, asphalt shingle roof with
slightly overhanging eaves. Originally, the roof was covered with wood shingles. The
main portion of the house is composed of a long, sided gabled wing. A front gable
projects from the central part of the house. Underneath the peak of the gable is a small
attic window that is flanked by wood shutters. Below this are paired 6/6 hung windows.
To the north is a smaller gable that is recessed back from the main gable bay. The peak
of its roof is lower than the central bay and the northern wing wall extends almost to the
'`� ground. The primary entrance is located in this bay. To the left of the entrance bay is a
Page 3 of 9 EXHIBIT, 19 TO ?d - 6/
Page 3 _ of —/....._..
i 2 2039
prominent wall-end brick chimney that is surmounted by two chimney pots. To the left of
the chimney is a pair of 6/6 hung windows. Another pair of 6/6 windows is found at the
far southern end of the facade.
The south and north elevations reveal that the side gables have a more moderate pitch
compared to the front gables. The windows on the side elevations are mostly paired and
are also 6/6. A side entrance is located on the south elevation. This area of the house
originally was constructed as a screened in porch during the early 1940s. But due to the
shortage of screening material during World War 11, the porch was left open. Shortly
after the war, the porch was enclosed and used as a bedroom for Mrs. Simmons' father,
Clifford Wall. Another addition has been attached to the northeast corner of the house.
Originally, the interior of the house was composed of two bedrooms, one bath, a living
room, a dining room, and kitchen. The dining room had a built-in china cabinet and the
kitchen had a built-in breakfast bar. The floors were covered with hardwood.
A concrete storm cellar is located in the northeast corner of the yard. It was constructed
shortly after World War 11. A detached, one-story side gabled garage is located in the
southeast corner of the yard. The asphalt shingled roof has exposed rafter tails. The
garage was built in 1.937. In 1953-54, the Simmons added a room to it and converted it
to living quarters for Mrs. Simmons'father.
Allowing this property to authentically tell its own story of its period and time, while
reinforcing the historical period of significance (1937)with necessary preservation,
rehabilitation and restoration, is the goal of the historic landmark designation. The
preservation of original architectural features, especially windows, doors, porch and
siding, is preferred, rather than "modernization" or"updating" of older features, or
imposing a false "historical look" on newer features.
The repair of original materials, rather than their replacement can best preserve the
historic character of the Simmons House. Repair and restoration is often more cost
effective than replacement, conserves energy and reduces the amount of trash added to
landfills.
New construction (additions or rehabilitation) to the home should reflect the character of
the home during its period of significance. Constructed for residential use, it's massing,
roof shapes, porch configurations and materials that reflect the architectural character of
the home during its historic period should be preserved. The design of any new
architectural features shall have key elements of a primary historic style already existing
in the home and shall be clearly compatible with and complimentary to its adjacent
features.
EXHIBIT 4 TO Aa'Atep /
Page 4 of 9 Page of
_. ..
A!':; 2 2000
SITE
Retain the historic relationships between buildings, landscaping features and open space.
Avoid rearranging the site by moving or removing buildings and site features, such as
walks, drives and fences, that help define the residence's historic value.
SETBACKS
Building setbacks should be consistent with adjacent buildings or with the style of the
building. Setbacks are an important ingredient in creating an attractive streetscape.
Buildings should be set back to a line that is consistent with their neighbors and land
use. For example, a residential setback should retain the setback of adjacent and
nearby structures, with landscaping along the street right-of-way.
Residential buildings with a commercial use in residential areas should be set back in a
manner consistent with setbacks of neighboring or similar residential structures.
Maintain building orientation pattern, with the front facade facing the street. Maintain
spacing patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
Driveways should be located perpendicular to the street; no circular drives shall be allowed
(unless proven with historic documentation) in front or corner side yard, so that the
character of the landscaped yard can be reinforced.
New parking lots for commercial uses should not be located adjacent to sidewalks in the
district.
Off-street parking lots should not be allowed to interrupt the continuity of landscaped front
or corner side yards. This is important to both the preservation of historic character, and
to the strengthening of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic District.
Existing parking lots located adjacent to streets and sidewalks may be screened to the
height of car hoods. This will provide a certain level of continuity of the building facade line;
it will screen unsightly views; and it will provide a level of security by allowing views to and
from the sidewalk.
EXHIBIT /9 TO -VheoU-6/
Page of 9
Page 5 of 9
}ter!\ 2 'r 2009
SERVICE AND MECHANICAL AREAS
Service and mechanical areas and equipment should be screened from the street and
other pedestrian areas.
All garbage and equipment storage areas should be screened from the street.
Mechanical equipment, including satellite dishes, shall not be located in front or corner side
yards or should be set back from the edges of roofs, and screened so that they are not
visible to pedestrians and do not detract from the historic character of buildings.
BUILDING FABRIC
PRESERVATION
Preserve, stabilize, and restore original building form, ornament and materials.
Any missing or severely deteriorated elements may be replaced with replicas of the original.
. Ensure that roof, window, porch and cornice treatments are preserved, or when
preservation is not possible duplicate the original building element.
When rehabilitating, remove non-historic alterations.
Often, "modern" renovations conceal the original facade details. If not, the original style
may be recreated through the use of historic photographs.
Where replication of original elements is not possible, a new design consistent with the
original style of the building may be used.
Reconstruction of building elements should reflect the size, scale, material and level of
detail of the original design.
Preserve older renovations that have achieved historic significance. Older structures or
additions may have, at some time, been renovated with such care and skill that the
renovation itself is worthy of preservation. Usually, such renovations may date from
before 1940.
EXTERIOR FINISHES
Original wood finishes should be maintained and painted or, when necessary, replaced in
kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to
historic siding materials. The application of such modem synthetic materials often involves
the removal of original decorative elements such as cornice, corner boards, brackets,
window and door trim, etc. New synthetic siding shall not be installed; removal of existing
such materials is not required, but strongly encouraged, to restore historic patina, finish and
EXHIBIT 4 TO 101t'. /0
Page 6 of 9 Page 6 of
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 wood siding is not required, but strongly encouraged, to restore historic patina,
finish and appearance.
Original masonry surfaces should be maintained and not be painted, unless severe
deterioration of the brick or stone can be shown to require painting. If the color or texture
of replacement brick or stone cannot be matched with existing, painting may be an
appropriate treatment.
Paint colors should be complimentary 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 building.
The Historic Preservation Commission shall adopt, as necessary, a paint palette(s)
appropriate to the district's character, which may be proposed and approved through the
Minor Exterior Alteration application process. Any colors proposed outside the adopted
palette may be reviewed by the Commission in the regular Certificate of
Appropriateness process.
WINDOWS
Original window framing and lites (panes of glass) configurations should be preserved
and maintained or replaced in kind.
When replacement is necessary, do so within existing historic opening. Use same sash
size to avoid filling in or enlarging the original opening. If drop ceiling is installed in the
interior, be sure that it is slanted up at the window so that it will not cut into the window
opening.
Clear or very slightly tinted window glass may be used. No reflective or 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. Storm windows are
available which can be installed on the interior of windows. This helps to preserve the
exterior historic character of the building.
Should storm windows need to be installed on the exterior of the historic windows, storm
windows constructed of wood and configured to match the historic sashes (i.e. one over
one sashes) are recommended.
If metal storm windows are installed, paint to blend with surrounding elements.
EXHtBIT__9 TO Odie-dia:0-1--
Page 7 of 9 Page of -
c,r:b, 2 '- �V
EMBELLISHMENTS
AWNINGS-CANOPIES
New awnings and canopies should not be installed above windows or doors.
EXTERIOR LIGHTING
Lighting is an important element in residential areas. Fixtures should be consistent with
the historic character of the house.
Appropriate incandescent light fixtures to the style of the district should be used.
Avoid exposed lighting of any kind unless part of a historic fixture.
NEW BUILDING CONSTRUCTION
INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts encourage
similarity of form and materials, but not actual replication.
New construction proposals and the rehabilitation of non-historic buildings will be reviewed
based on these Criteria. Judgement will be based on the compatibility of the design within
the context of the property's adjacent and nearby historic buildings.
The design of new buildings should have key elements of the building's historic period (circa
1937), including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly
contemporary. Only when a previously demolished historic Grapevine building can be
accurately replicated may a reproduction be considered.
Infill buildings between historic buildings should be similar in 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 buildings that tower over existing ones.
Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent)and brick
are appropriate exterior building finishes for the historic house. Fake brick or stone or
gravel aggregate materials shall never be used.
EXHIBIT TO frd 614/0! "(v/
Page of �._
Page 8 of 9
ADDITIONS TO HISTORIC BUILDINGS ,- 2,
Additions to historic buildings should replicate the style of the main building if possible;
otherwise they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing,
cornice lines and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20th century
buildings where the use of unpainted aluminum or steel was part of the original design and
should be maintained.
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 if it is recessed at least 18 inches
from the historic building facade or a connection is used to separate old from new.
New vertical additions should be set back from primary facades so as not to be readily
apparent from the facing street.
When replacing elements that were originally part of a historic building they should be
replicated when evidence of the actual detail has been documented by photographs,
. drawings, or remaining physical evidence. If no evidence exists, elements typical of the
architectural style may be used.
Historic photographs can provide information on the original elements of the building.
EXHIBIT—L. TO 16/ /&.. - 61
Page of
Page 9 of 9