HomeMy WebLinkAboutORD 2006-067 ORDINANCE NO. 2006-67
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL06-02 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
LEGALLY DESCRIBED AS TRACT 63B, ABSTRACT 422,
WILLIAM DOOLEY SURVEY AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5"
SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING
FOR THE ADOPTION OF THE JACKSON 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 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
(HL06-02) 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: 326 East Texas Street
and legally described as Tract 63B, Abstract 422, William Dooley Survey, and in addition
thereto, the adoption of the Jackson House Historic District Design Guidelines as
ORD. NO. 2006-67 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. 2006-67 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:
Lin a Huff
City Secretary
APPROVED AS TO FORM:
Matthew Boyle
City Attorney
ORD. NO. 2006-67 4
EXHIBIT "A" TO ORD. NO. 2006-67
Page 1 of 15
GRAPEVINE HISTORIC PRESERVATION COMMISSION
HISTORIC LANDMARK DESIGNATION FORM
1. Name
Historic Jackson House
And/or common
2. Location
Address 326 E. Texas Street land survey William Dooley
Location/neighborhood Original Town block/lot Lot 3, Block 37, also known as A 422 Tr. 63B
tract size .5 acre
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 _work in progress _education X residence
site Accessible entertainmentab _religious
X yes: restricted _government _scientific
yes: unrestr. _industrial _transportation
no military other
5. Ownership
Current owner: Bohsali, Yasmine& Fabien Goury phone:
Address: 316 S. Main city: Grapevine state: Texas zip: 76051
6. Form Preparation
Name &title Susan Kline, consultant organization: Grapevine Twnsp Revitalization Proj.
Contact: Hugo Gardea phone: 817/410-3197
7. Representation on Existing Surveys
_Tarrant County Historic Resources X 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
11. Historic Ownership
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EXHIBIT "A" TO ORD. NO. 2006-67
Page 2 of 15
original owner Jackson, Charles E.
significant later owner(s)
r 12. Construction Dates I
original 1947 (according to TAD)
alterations/additions unknown
13. Architect
original! construction unknown
alterations/additions
14. Site Features
natural
urban design located in original town/residential neighborhood,with multiple dwellings on
property.
I 15. Physical Description I
Condition Check One: Check One:
excellent deteriorated unaltered X Original site
X good ruins X altered Moved (date: )
fair unexposed
Describe present and original(if known)physical appearance;include s!tyle(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 Jackson House is a 1-story Post World War II structure that is a vernacular interpretation of the
Colonial Revival style. The house faces north and features a side gabled roof with lower cross gable
bays on the facade. The roof is covered with asphalt shingles and has exposed rafter tails at the
eaves. The two gabled bays are located at the east and west ends of the facade and each features a
large 8/8 hung wood window. Between the bays is a recessed porch protected by a flat roof. The
porch roof is supported by three nonoriginal wrought iron supports. A historic photograph reveals that
the porch roof was originally supported by two pairs of wood posts located at the corners on the porch.
A wood balustrade located on top of the porch roof was removed at an unknown date. Underneath
the porch are triplet 6/6 wood hung windows with the entrance located to the far right or west end of
the porch. The historic photo shows that the facade originally had beveled wood siding with the upper
portion of the gable bays covered with a vertical wood siding with scallops on the lower ends.
The east elevation has a small, square attic vent under the gable eaves, paired 6/6 hung wood
windows near the north and south ends and one 6/6 hung wood window near the center.This elevation
has a small attic vent under the gable eaves, one 6/6 hung wood window near the north end and a
small 3/3 hung wood window near the center.
This house sits on a lot that is approximately 129 feet wide and 200 feet deep. At the southeast
corner of the property is a small, 1-story hall-and-parlor side gabled house. It is covered with
weatherboard siding. The roof has exposed rafter tails and is covered with asphalt shingles. Behind
the main house is another rectangular-shaped house with a side gabled roof covered with asphalt
shingles. At the southwest corner of the property is a 2-story L-shaped garage/apartment. The ages
of these three buildings is not known although Mr. Jackson's son, Charles, states that they were
constructed in the early 1950s. According to him, the small house at the southeast corner was built
for his grandparents. The middle rear house was constructed next, and the 2-story garage/apartment
was constructed of material salvaged from the Roanoke depot.
The National Register nomination for the Original Town Residential Historic District places the date of
construction of all four buildings as 1935. This seems too early based on Mr. Jackson's recollections,
deed and tax records, and Sanborn Maps. For purposes of the National Register nomination, the
buildings at the southeast corner and immediately behind the main house are considered contributing
resources to the Original Town Residential Historic District. The 2-story garage/apartment and the
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EXHIBIT "A" TO ORD. NO. 2006-67
Page 3 of 15
main house are considered noncontributing to the district.
A driveway transverses the property from near the west elevation of the house, then behind the house
and around to the east side of the property. A high wood fence extends from the east elevation of the
house toward the east leg of the driveway, then south parallel to the driveway, and then west behind
the original house to the west property line. This fence the first floor of the 2-story garage/apartment
at the southwest corner of the property. A wood picket fence also encircles the front half of the
property.
16.Historical Significance
Statement of historical and cultural significance. Include: cultural influences, special events and
important personages, influences on neighborhood, on the city, etc.
The property located at 326 E. Texas was owned by D.D. and Ida Wall prior to being purchased by
Charles E. Jackson. Drew Dread Wall (1874-1957)was an early Grapevine resident. Wall had a
varied career. He was mayor of Grapevine in 1922, owned and operated the city water works, as well
as a meat market and restaurant on Main Street, owned a feed store, and was engaged in the
livestock business. Sanborn Maps from 1921 and 1935 indicate that there were no improvements on
the property during those years. Tax records also suggest that the property remained undeveloped at
least through the early 1940s.
Charles Jackson purchased the property in 1947 for a sum of$1,250. He had the main house built
that year and this is where his family resided. Other structures were soon added to the property. The
first one constructed was the small house at the southeast corner, then the middle rear house, and
then the 2-story garage/apartment.
Jackson and his wife, Edith, sold the property to Richard Clinton and Billie Delores Eakins in 1966.
The Eakins sold the property to Harrell Stevens and Jerry M. Smith of Dallas in 1970. Stevens and
Smith sold it to Tom Solomon, also of Dallas, in 1974. Solomon sold the property to Harley and
Marilyn Lewis in 1978. The Lewises sold it in 1981 to David R. Bettinger and Gary Wayne Ball. The
property was sold to Grapevine Properties, Inc. in 1985. In 2001, the property was purchased by the
current owners. Extensive renovation of the house has been completed including creation of a
second floor.
The Jackson House is an excellent local example of a post-World War II vernacular interpretation of
the Colonial Revival style.
This style is revealed through the multiple light windows, the building's massing with the two gabled
bays on the ends of the facade, and the original wood balustrade formerly located on the porch roof.
The wide wood siding was a common building material used in the years following World War II. In
addition, the house at the southeast corner of the property illustrates the persistence of a late 19th-
early 20th century folk form of housing into the mid 20th century.
The property is also an excellent local example of the increasing urbanization of Grapevine in the mid
20th century. Although the lot was located in the Original Town, it remained undeveloped throughout
most of the first half of the 20th century. Following the construction of the main house in 1947, other
buildings were added to the property, first to accommodate the extended family, and then as rental
property. Subsequent owners used the property strictly for investment purposes.
The National Register nomination for the Original Town Residential Historic District categorizes the
main house and the 2-story garage/apartment at the southwest corner of the property as
noncontributing to the district. For the main house, this was probably due to the presence of the
nonoriginal siding and the replacement of the original columns with wrought iron supports. With the
removal of the asphalt siding and the restoration of the porch columns and balustrade, the building is
now considered as a contributing resource to the historic district.
O:\Ordinances\2006\09-19-06\HL06-02.HLDF.doc
EXHIBIT "A" TO ORD. NO. 2006-67
Page 4 of 15
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326 E. Texas Street, c.
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,,,,,, ...1,t-..-', %, , =,....,...., , , , , * „. -i,,,..,;-,,:',4r - -, ,,g, .. _ , r- ';'.-
326 E. Texas Street, c.
Fabien and Yasmine Goury Residence 2006
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EXHIBIT "A" TO ORD. NO. 2006-67
Page 5 of 15
17. Bibliography
Jackson, Charles, Jr. Telephone interview with Susan Kline. July 2, 2002.
McAlester, Virginia and Lee. A Field Guide!to American Houses. New York:Alfred A. Knopf, 1995.ar
Original Town Residential Historic District. National Register of Historic Places Nomination Form,
1998
Sanborn Fire Insurance Maps, 1921, 1935, and revised 1947.
Tarrant County(Texas) Clerk's Office. Deed Records.
Tarrant County(Texas)Tax Assessor's Office. Tax Records.
Young, Charles H. Grapevine Area History. Dallas, Texas, Taylor Publishing Co., 1979.
18. Attachments
X District or Site map Additional descriptive material
X Site Plan Footnotes
X Photos (historic¤t) Other(_)
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EXHIBIT "A" TO ORD. NO. 2006-67
Page 6 of 15
Designation Merit
X 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.
X D. Exemplification of the cultural, economic, social or historical heritage of the city.
E. Portrayal of the environment 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 Commission 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. 2006-67
Page 7 of 15
Design Guidelines
The Jackson House
326 E. Texas Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
May 10, 2006
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EXHIBIT "A" TO ORD. NO. 2006-67
Page 8 of 15
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. 2006-67
Page 9 of 15
Preface
The property located at 326 E. Texas was owned by D.D. and Ida Wall prior to being purchased
by Charles E. Jackson. Drew Dread Wall (1874-1957)was an early Grapevine resident. Wall
had a varied career. He was mayor of Grapevine in 1922, owned and operated the city water
works, as well as a meat market and restaurant on Main Street, owned a feed store, and was
engaged in the livestock business. Sanborn Maps from 1921 and 1935 indicate that there were
no improvements on the property during those years. Tax records also suggest that the property
remained undeveloped at least through the early 1940s.
Charles Jackson purchased the property in 1947 for a sum of$1,250. He had the main house
built that year and this is where his family resided. Other structures were soon added to the
property. The first one constructed was the small house at the southeast corner, then the middle
rear house, and then the 2-story garage/apartment.
Jackson and his wife, Edith, sold the property to Richard Clinton and Billie Delores Eakins in 1966.
The Eakins sold the property to Harrell Stevens and Jerry M. Smith of Dallas in 1970. Stevens
and Smith sold it to Tom Solomon, also of Dallas, in 1974. Solomon sold the property to Harley
and Marilyn Lewis in 1978. The Lewises sold it in 1981 to David R. Bettinger and Gary Wayne
Ball. The property was sold to Grapevine Properties, Inc. in 1985. In 2001 the property was
purchased by the current owners.
The Jackson House is an excellent local example of a post-World War II vernacular interpretation
of the Colonial Revival style.
This style is revealed through the multiple light windows, the building's massing with the two
gabled bays on the ends of the facade, and the original wood balustrade formerly located on the
porch roof. The wide wood siding was a common building material used in the years following
World War II. In addition, the house at the southeast corner of the property illustrates the
persistence of a late 19th-early 20th century folk form of housing into the mid 20th century.
The property is also an excellent local example of the increasing urbanization of Grapevine in the
mid 20th century. Although the lot was located in the Original Town, it remained undeveloped
throughout most of the first half of the 20th century. Following the construction of the main house
in 1947, other buildings were added to the property, first to accommodate the extended family,
and then as rental property. Subsequent owners used the property strictly for investment
purposes.
The National Register nomination for the Original Town Residential Historic District categorizes
the main house and the 2-story garage/apartment at the southwest corner of the property as
noncontributing to the district. For the main house, this was probably due to the presence of the
nonoriginal siding and the replacement of the original columns with wrought iron supports. With
the removal of the asphalt siding and the restoration of the porch columns and balustrade, the
building is now considered as a contributing resource to the historic district.
Page 3
EXHIBIT "A" TO ORD. NO.Page 2006-617 10 of 15
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326 E. Texas Street c. 1947
The Jackson House is a 1-story Post World War II structure that is a vernacular interpretation of
the Colonial Revival style. The house faces north and features a side gabled roof with lower cross
gable bays on the facade. The roof is covered with asphalt shingles and has exposed rafter tails
at the eaves. The two gabled bays are located at the east and west ends of the facade and each
features a large 8/8 hung wood window. Between the bays is a recessed porch protected by a flat
roof. The porch roof is supported by three nonoriginal wrought iron supports. A historic
photograph reveals that the porch roof was originally supported by two pairs of wood posts
located at the corners on the porch. A wood balustrade located on top of the porch roof was
removed at an unknown date. Underneath the porch are triplet 6/6 wood hung windows with the
entrance located to the far right or west end of the porch. The historic photo shows that the facade
originally had beveled wood siding with the upper portion of the gable bays covered with a vertical
wood siding with scallops on the lower ends.
The east elevation has a small square attic vent under the gable eaves, paired 6/6 hung wood
windows near the north and south ends and one 6/6 hung wood window near the center. The
asphalt siding has been removed from the west elevation, revealing the original beveled siding.
This elevation has a small attic vent under the gable eaves, one 6/6 hung wood window near the
north end and a small 3/3 hung wood window near the center.
This house sits on a lot that is approximately 129 feet wide and 200 feet deep. At the southeast
corner of the property is a small, 1-story hall-and-parlor side gabled house. It is covered with
weatherboard siding. The roof has exposed rafter tails and is covered with asphalt shingles. A
shed roofed carport is attached to the east elevation of the house. Behind the main house is
another rectangular-shaped house with a side gabled roof covered with asphalt shingles. At the
southwest corner of the property is a 2-story L-shaped garage/apartment covered with asbestos
siding. The ages of these three buildings is not known although Mr. Jackson's son, Charles,
states that they were constructed in the early 1950s. According to him, the small house at the
southeast corner was built for his grandparents. The middle rear house was constructed next,
and the 2-story garage/apartment was constructed of material salvaged from the Roanoke depot.
Page 4
EXHIBIT "A" TO ORD. NO. 2006-67
Page 11 of 15
The National Register nomination for the Original Town Residential Historic District places the
date of construction of all four buildings as 1935. This seems too early based on Mr. Jackson's
recollections, deed and tax records, and Sanborn Maps. For purposes of the National Register
nomination, the buildings at the southeast corner and immediately behind the main house are
considered contributing resources to the Original Town Residential Historic District. The 2-story
garage/apartment and the main house are considered noncontributing to the district.
A driveway transverses the property from near the west elevation of the house, then behind the
house and around to the east side of the property. A high wood fence extends from the east
elevation of the house toward the east leg of the driveway, then south parallel to the driveway, and
then west behind the original house to the west property line. This fence obscures all of the
center rear house and the first floor of the 2-story garage/apartment at the southwest corner of the
property. A wood picket fence also encircles the front half of the property.
� w� �4t, .�,.,� , •mss^ +�, � �
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326 E. Texas Street c. 2006
Page 5
EXHIBIT "A" TO ORD. NO. 2006-67
Page 12 of 15
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 façade 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 façade of
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.
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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
synthetic siding shall not be installed; removal of existing such materials is not required, but strongly
encouraged, to restore historic patina, finish and appearance.
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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.
EXTERIOR LIGHTING
Lighting is an important element in residential areas. Fixtures should be consistent with the
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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 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.
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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