HomeMy WebLinkAboutORD 2006-066 ORDINANCE NO. 2006-66
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL06-01 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
PLATTED AS LOT 5, BLOCK 101, COLLEGE HEIGHTS
ADDITION AND MORE SPECIFICALLY DESCRIBED
HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY
DISTRICT REGULATIONS; PROVIDING FOR THE
ADOPTION OF THE CRAGHILL BUNGALOW 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 COMMITTED
EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS
OR CONTINUES; DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made by the Grapevine Historic Preservation
Commission requesting a historic landmark subdistrict designation by making application
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 this requested historic landmark subdistrict designation 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, all of the requirements of Section 39 of Appendix "D" of the Code of
Ordinances have been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered, among other things, the character
of the existing zoning district and its peculiar suitability for particular uses and with the view
to conserve the value of buildings and encourage the most appropriate use of land
throughout this city;
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the granting of this historic landmark subdistrict, 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 historic landmark subdistrict designation 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 historic landmark subdistrict designation 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 historic landmark subdistrict
designation 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
(HL06-01) 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 of Grapevine, Texas, in a district zoned "R-7.5" Single
Family District Regulations within the following described property: 618 East Wall Street,
specifically described as Lot 5, Block 101, College Heights Addition, and in addition
thereto, the adoption of the Craghill Bungalow Historic District Design Guidelines as
ORD. NO. 2006-66 2
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 correct 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.
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.
ORD. NO. 2006-66 3
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 19th day of SEPTEMBER, 2006.
APPROVED:
William D. Tate
Mayor
ATTEST:
G� 0/it
Linda Huff
City Secretary
APPROVED AS TO FORM:
•
Matthew Boyle
City Attorney
ORD. NO. 2006-66 4
EXHIBIT "A" TO ORD. NO. 2006-66
Page 1 of 14
GRAPEVINE HISTORIC PRESERVATION COMMISSION
HISTORIC LANDMARK DESIGNATION FORM
1. Name
Historic Craghill Bungalow
And/or common
2. Location
! Address 618 E. Wall Street land survey Esther Moore
Location/neighborhood College Heights block/lot Block 101 Lot 5 tract size .1492 acres
3. Current zoning
R7.5
4. Classification
Category Ownership Status Present Use
district _public X occupied _agriculture _museum
X building(s) X private _unoccupied _commercial park
_structure X work in progress _education X residence
_site Accessible _entertainment _religious
X yes: restricted government _scientific
yes: unrestr. _industrial transportation
_no _military X other(vacant)
5. Ownership
Current owner: Hazel King phone: 817-488-8007
Address: 2138 Sierra Drive city: Grapevine state: Texas zip: 76051
6. Form Preparation
Name &title Susan Kline, consultant organization: Grapevine Twnsp Revitaliz! ation Proj.
Contact: David Klempin phone: 817/410-3197
I 7. Representation on Existing Surveys I
_Tarrant County Historic Resources _National Register of Historic Places
_Recorded Texas Historic Landmark
_other _Texas Archaeological Landmark
for office use only
8. Date Rec'd: Survey Verified: Yes ! No
9. Field Chk date: By:
10. Nomination
_Archaeological —Structure _District
Site Structure&Site
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 2 of 14
11. Historic Ownership
original owner Sanders, F. W.
significant later owner(s)
I12. Construction Dates
original 1938 (according to tax records)
alterations/additions 2002-05
13. Architect
original construction unknown
alterations/additions
14. Site Features
natural
urban design part of College Heights Addition, originally platted in 1913
15. Physical Description
Condition Check One: Check One:
excellent deteriorated unaltered X Original site
X good ruins X altered Moved (date: )
X fair unexposed
Describe present and original(if known)physical appearance;include style(s) of architecture,
current condition and relationship to surrounding fabric(structures, objects, etc.). Elaborate on
pertinent materials used and style(s) of architectural detailing, embellishments and site details.
The Craghill Bungalow is a 1-story, wood-framed Bungalow sheathed with 117 siding. The house
faces north onto Wall Street and sits on a concrete pier foundation (at time of documentation, the
foundation envelope had not been completed). The house has large side gables and a front
gabled porch. The roof is sheathed with asphalt shingles. The basically rectangular house has a
shed roofed addition on the rear.
At the time of documentation, the house was still undergoing rehabilitation. Previously, the house
had been converted to a duplex with two entrances with flush wood doors. The present
rehabilitation calls for the conversion of the house back to a single-family dwelling. The two
entrances have been removed and a center entrance has been created on the facade. Flanking
the entrance on each side is a single 1/1 hung wood window(the trim was missing at the time of
documentation). New 117 siding had been installed to fill gaps where the former entrances were.
The facade also has a projecting gabled porch roof that is supported by two new tapered wood
columns on piers covered with 117 siding. The original portion of the east elevation has two 1/1
hung wood windows. The west elevation of the original portion also has two hung windows; The
rear(south elevation)of the addition is sheathed with a vertical paneled masonite-type of siding.
Prior to this phase of the rehabilitation, the house had been moved to the lot to the west so that a
new pier and beam foundation could be placed beneath it.
Other site features include a nonoriginal wood shed near the southeast corner of the property. A
gravel drive is located along the east property line. This particular block where the property is
located is not as deep as most blocks in the area. Therefore, the are no houses behind 618 E.
Wall Street as the rear of the house faces Estill Street.
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 3 of 14
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16.Historical Significance
Statement of historical and cultural significance. Include: cultural influences, special events and
important personages, influences on neighborhood, on the city, etc.
F. M. Sanders purchased Lot 5 of Block 101 of the College Heights Addition from Cal Estill for$100 in
1938. This amount suggests that there were no improvements on the property at that time. Tax
records indicate that the house on this property was built in 1938 so Sanders probably had the house
built shortly after purchase of the lot. No Mechanics Lien for this property were found so it is not
known who built the house. Sanders and his wife owned the property until 1943 when it was sold to
A. S. and Alice Hodges. The Hodges owned the property for only a few months, selling it in April,
1944 to Minnie Mae Thomas. R. A. Cross and his wife Margie purchased it in 1965. It was then sold
to Franklin Delano Ford in 1973. Little information was found on any of these owners with the
exception of Minnie Mae Thomas. Thomas was born on November 1, 1900 in Marlin, Texas. She
was married to Harvey Clinton Thomas and they had one son, Horace Edward Thomas, born January
3, 1925.
The house is representative of the modest bungalows that were constructed in Grapevine in the years
prior to World War II. The 1-story wood frame house is a rectangular box with a projecting gabled
porch on the facade. This porch, along with its tapered wood columns and the slight roof overhang
help to identify the house as a Bungalow. The use of 1/1 hung wood windows are also typical of late
Bungalows.
Throughout the United States, the Bungalow/Craftsman style was the most popular housing style
during the first quarter of the 20th century. It continued to be popular up to World War II, although the
later examples frequently lacked the ornamental detail found on earlier examples. Bungalows are
typically known for their gabled roofs with lower gabled porches, supported by tapered wood columns.
Other decorative detail can include exposed rafter tails and brackets under the eaves.
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 4 of 14
The house was in very poor condition when Ms. Hazel King purchased it in 2001. It had been used
as rental property for many years prior. It had severe termite damage and its foundation had sunk
several feet into the ground. Wanting to build a home for herself on the site in the historic township
she consulted with the Grapevine Township Coordinator Hugo Gardea.
Mr. Gardea encouraged Ms. King to restore the house rather than tear it down. He suggested that
she apply for a GTRP grant to replace the foundation and reconstruct the original front porch. Ms.
King applied for and received two grants for construction of a new foundation and the porch. In
addition Ms. King reconstructed the rear wing, gutted and replaced the interior of the house including
new electrical wiring, HVAC systems, insulation, wallboard, and doors. On the exterior of the house a
new roof, wood windows and doors were installed. The house is now her permanent home.
In lieu of using her name for the historic landmark overlay, Ms. King has requested that her family
name of Craghill be used. Whereas Ms. King has restored the House, saving it from demolition and
giving it new life in the historic township, the historic preservation staff recommended that the house
name be established as the Craghill Bungalow.
17. Bibliography
McAlester,Virginia and Lee. A Field Guide to American Houses. New York:Alfred A. Knopf, 1995.
Tarrant County, Texas. Offices of the County Clerk and Tax Assessor. Deed and tax records.
Young, Charles H. Grapevine Area History. Dallas, Texas, Taylor Publishing Co., 1979.
18. Attachments
District or Site map Additional descriptive material
X Site Plan Footnotes
X Photos (historic&! current) X Other(deed and tax records)
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 5 of 14
Designation Merit
A. Character, interest or value as part of the development, heritage or cultural
characteristics of the City of Grapevine, State of Texas of the United States.
B. Location as the site of a significant historical event.
C. Identification with a person or persons who significantly contributed to the culture and
development of the city.
D. Exemplification of the cultural, economic, social or historical heritage of the city.
E. Portrayal of the enviro! nment of a group of people in an era of history characterized by a
distinctive architectural style.
x F. Embodiment of distinguishing characteristics of an architectural type or specimen.
G. Identification as the work of an architect or master builder whose individual work has
influenced the development of the city.
H. Embodiment of elements of architectural design, detail, materials or craftsmanship which
represent a significant architectural innovation.
_I. Relationship to other distinctive buildings, sites or areas which are eligible for
preservation according to a plan based on historic, cultural or architectural motif.
J. Unique location of singular physical characteristics representing an established and
familiar visual feature of a neighborhood, community or the city.
K. Archaeological value in that it has produced or can be expected to produce data
affecting theories of historic or prehistoric value.
L. Value as an aspect of community sentiment or public pride.
Recommendation
The Grapevine Township Revitalization Program requests the Grapevine Historic Preservation Commission to deem
this nominated landmark meritorious of designation as outlined in Chapter 39,City of Grapevine Comprehensive
Zoning Ordinance.
Further,the Grapevine Historic Preservation Commiss! ion endorses the Design Guidelines, policy
recommendations and landmark boundary as presented by the City of Grapevine Development Services
Department.
Burl Gilliam, Chair David Klempin
Grapevine Historic Preservation Commission Historic Preservation Officer
Scott Williams,Acting Director
Development Services Department
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 6 of 14
Design Guidelines
The Craghill Bungalow
618 E. Wall Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
May 6, 2006
EXHIBIT "A" TO ORD. NO. 2006-66
Page 7 of 14
Table of Contents
PREFACE
I. SITE
• Setbacks
• Driveways, Parking Lots
• Service and Mechanical Areas
• Fences
II. BUILDING FABRIC
• Preservation
• Exterior Finishes
• Windows
III. EMBELLISHMENTS
• Awnings-Canopies
• Exterior Lighting
IV. NEW BUILDING CONSTRUCTION
• Infill
• Additions to Historic Buildings
Page 2
EXHIBIT "A" TO ORD. NO. 2006-66
Page 8 of 14
Preface
F. M. Sanders purchased Lot 5 of Block 101 of the College Heights Addition from Cal Estill for$100
in 1938. This amount suggests that there were no improvements on the property at that time. Tax
records indicate that the house on this property was built in 1938 so Sanders probably had the house
built shortly after purchase of the lot. No Mechanics Lien for this property were found so it is not
known who built the house. Sanders and his wife owned the property until 1943 when it was sold to
A. S. and Alice Hodges. The Hodges owned the property for only a few months, selling it in April,
1944 to Minnie Mae Thomas. R.A. Cross and his wife Margie purchased it in 1965. It was then sold
to Franklin Delano Ford in 1973. The current owner purchased the property in 2001. Little
information was found on any of these owners with the exception of Minnie Mae Thomas. Thomas
was born on November 1, 1900 in Marlin, Texas. She was married to Harvey Clinton Thomas and
they had one son, Horace Edward Thomas, born January 3, 1925.
The house is representative of the modest bungalows that were constructed in Grapevine in the years
prior to World War II. The 1-story wood frame house is a rectangular box with a projecting gabled
porch on the facade. This porch along with its tapered wood columns and the slight roof overhang
help to identify the house as a Bungalow. The use of 1/1 hung wood windows are also typical of late
Bungalows.
Throughout the United States, the Bungalow/Craftsman style was the most popular housing style
during the first quarter of the 20th century. It continued to be popular up to World War II, although
the later examples frequently lacked the ornamental detail found on earlier examples. Bungalows are
typically known for their gabled roofs with lower gabled porches, supported by tapered columns.
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618 E. Wall Street
The house is a 1-story, wood-framed Bungalow sheathed with 117 siding. It faces north onto Wall
Street and sits on a concrete pier. The house has large side gables and a front gabled porch. The
roof is sheathed with asphalt shingles. The basically rectangular house has a shed roofed addition
on the rear. Previously the house had been converted to a duplex with two entrances with flush wood
doors. The present rehabilitation calls for the conversion of the house back to a single-family
dwelling. The two entrances have been removed and a center entrance has been created on the
Page 3
EXHIBIT "A" TO ORD. NO. 2006-66
Page 9 of 14
facade. Flanking the entrance on each side is a single 1/1 hung wood window(the trim was missing
at the time of documentation). New 117 siding had been installed to fill gaps where the former
entrances were. The facade also has a projecting gabled porch roof that is supported by two new
tapered wood columns on piers covered with 117 siding. The original portion of the east elevation
has two 1/1 hung wood windows. The west elevation of the original portion also has two hung
windows; however, the south window appears to be a replacement window as it is shorter than the
north window.
Other site features include a nonoriginal wood shed near the southeast corner of the property. A
gravel drive is located along the east property line. This particular block where the property is located
is not as deep as most blocks in the area. Therefore, the are no houses behind 618 E. Wall Street
as the rear of the house faces Estill Street.
The house was in very poor condition when Ms. Hazel King purchased it in 2001. It had been used
as rental property for many years prior. It had severe termite damage and its foundation had sunk
several feet into the ground. Wanting to build a home for herself on the site in the historic township
she consulted with the Grapevine Township Coordinator Hugo Gardea.
Mr. Gardea encouraged Ms. King to restore the house rather than tear it down. He suggested that
she apply for a GTRP grant to replace the foundation and reconstruct the original front porch. Ms.
King applied for and received two grants for construction of a new foundation and the porch. In
addition Ms. King reconstructed the rear wing, gutted and replaced the interior of the house including
new electrical wiring, HVAC systems, insulation,wallboard, and doors. On the exterior of the house
a new roof, wood windows and doors were installed. In lieu of using her name for the historic
landmark overlay, Ms. King has requested that her family name of Craghill be used. Whereas Ms.
King has restored the House, saving it from demolition and giving it new life in the historic township,
the historic preservation staff recommended that the house name be established as the Craghill
Bungalow.
Page 4
EXHIBIT "A" TO ORD. NO. 2006-66
Page 10 of 14
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.
FENCES
Historically, fences around historic houses defined yards and the boundary around property and
gardens. Wood picket fences, wood rail fences and barbed wire or decorative wire fences were the
common fence types in Grapevine. Traditionally, picket fences surrounded the front of the house
while rail and wire fences surrounded the agricultural portions of the property. Maintain historic
fences.
New fences. Simple wood picket fences, wood and wire and wrought iron fences are appropriate.
Avoid chain-link fences, privacy fences and concrete block fences for the street sides of property.
Wood privacy fences may be allowed when installed in the rear yard and behind the front facade of
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 11 of 14
a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond
the line of the front façade of a historic building.
Replacing fences. If replacement is required due to deterioration, remove only those portions of
historic fences that are damaged beyond repair and replace in-kind, matching the original in material,
design and placement. If replacement is necessary for non-historic fences, or new fences are
proposed, locate and design the fence in such a way that will compliment the historic boundary of the
property without concealing the historic character of the property.
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 modern synthetic materials often involves the removal of original
decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New
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EXHIBIT "A" TO ORD. NO. 2006-66
Page 12 of 14
synthetic siding shall not be installed; removal of existing such materials 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
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. Replacement of non-original
windows should consider the use of historically appropriate wood windows. Use same sash size to
avoid filling in or enlarging the original 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.
EMBELLISHMENTS
AWNINGS-CANOPIES
New awnings and canopies should not be installed above windows or doors.
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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
IN FILL
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 of significance
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.
ADDITIONS TO HISTORIC BUILDINGS
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.
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New vertical additions should be set back from primary facades so as not to be readily apparent
from the facing street.
When reproducing 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.
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