HomeMy WebLinkAboutORD 2005-073 ORDINANCE NO. 2005-73
. } AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL05-03 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING LOT 2,
BLOCK 1, PREMIER ADDITION AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "HC"
HIGHWAY COMMERCIAL DISTRICT PROVIDING FOR THE
ADOPTION OF THE 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 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 surr�unding 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
�:x:,.a 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
(HL05-03) 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 "HC" Highway
Commercial District within the following described property: 702 East Northwest Highway,
specifically described as Lot 2, Block 1, Premier Addition, and in addition thereto, the
adoption of the 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".
ORD. NO. 2005-73 2
, 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 vio�ation 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 20th day of September, 2005.
ORD. NO. 2005-i3 3
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 20th day of September, 2005.
APPROVED:
��
William D. Tate
Mayor
ATTEST:
,
Lin a Huff
City Secretary
APPROVED AS TO FORM:
.� .� � ``�.�' ,�'��;'
Matthew Boyle
City Attorney
;:��> ,xi
��
ORD. NO. 2005-�3 4
EXH181T.�_ TO d '�
Page �_ of
GRAPEVINE HISTORIC PRESERVATION COMMISSION
HISTORIC LANDMARK DESIGNATION FORM
�,-:..�
1. Name
Historic Caxl K.and Irene Simmons House
�nd/ox common
2. Location
Addxess 702 East Northwest Highway land survey 946 A.F.Leonard
Location/neighborhood Pxemier rlddirion block/lot Block 1,Lot 2 tract size 1.53 acxes
3. Cuxrent zoning
Commercial
4. Classification
Category Ownership Status Present Use
❑ district ❑ public ❑ occupied ❑ agriculture ❑ museum
� building(s) � private � unoccupied � commexcial ❑ paxk
❑ structure ❑ work in piogress ❑ education ❑ residence
❑ site �ccessible ❑ Entertainment ❑ xeligious
❑ yes:restricted ❑ govexnment ❑ scientific
� yes:unrestr. ❑ industrial p txansportation
❑ no ❑ military ❑ other
5. Ownership
" Curtent owner: Classic Tile&Plastering Inc. phone: 817-481-4527
Address: 340 West.Northwest Highway city: Grapevine state: Texas zip: 76051
6. Form Piep�ation
Name&tide Susan Odom,owner organization: Preservation Partnexs
Contact: Susan Odom phone: 214-707-2992
7. Representation on Existing Suiveys
� Tarrant County Historic Resources ❑ National Register of Historic Places
❑ Other ❑ Recorded Texas Historic Landmaxk
❑ Texas�xchaeological Landmark
for office u.re only
8. Date Rec'd: Survey Verified: _ Yes _ No
9. Field Chk date: By:
10. Nominarion
_ �1SChaeological _ Structure _ District
Site Structure&Site
�,:� — —
EXHIBIT�_ TO �.� '
Page _.�� of .s��
11. Historic Ownership
original owner Carl.K.Simmons
si 'ficant later owner s C.C.Hall Construcrion Com an
��,,:�,�
12. Construcrion Dates
original 1938
alterations/additions late 1970s
13. rlrchitect
original construction
alteration s/additions
14. Site Features
natural
urban desi
15. Physical Description
Condirion Check One: Check One:
❑ excellent ❑ deteriorated ❑ unaltexed ❑ Original site
❑ good ❑ Ruins � altexed ❑ Moved(date: )
❑ fair ❑ Unexposed ❑
De.rcribe fire.rent and origina!(if knomn)phy.rical appearance;include rtyle(.r)of architecture,curr�nt condition and relation.rhip to
.rurraunding fabric(rtructurer,objectr,etc.). Elaborate on pertinent material,r ured and.rtyle(.r)of architectura!detailing, embel-
lirhment,r and.rite detai�r.
Carl and Della Siminons built this one-story simple Tudor Revival stone cottage in 1938. It is one of only two
stone Period Revival houses built in Gxapevine during this time period. (The other is located at 222 East
Franklin Street.) The Simmons home has a rectangular footprint and an asymmetrical front facade. The
, � steeply pitched shingle xoof is multi-gabled-standard side gables and a set of front paired gables. The xed
sandstone wall surface extends fxom ground to xoof with no break at the lowex xoof line. �prominent
sandstone fireplace is placed to the right of the front entrance in a manner typical of Tudor-style homes. The
entryway is characteristically arched with decorative stone work,as is the picture window of the portruding left
gable.Both front windows extend from floox to the lower xoof line. Now smoked glass,fixed casement,their
original arrangement is unknown,but were most likely multipaned,of some soxt. r1 smoked glass front door
replaces the original wood. The cottage is otherwise unelaborated.
The Tudor sryle was extremely common naUonally in residenrial suburban buildings in the early part of the 20�'
century,particularly during the 1920s and early 1930s. The Simmons home stood by itself when first built and
fox many years after. Zoned"Commercial"in the late 1960s,non-xesidenrial development remained sparse
along this section of Northwest Highway for many years.
Note: Tarant County Historic Resources Survey has the home identified as Mediterxanean Revival. However,
features of the Mediteixanean Revival style include multi-story buildings with asymmetrical massing,stuccoed
wall surfaces and low-pitched,red tile roofs.
�_�
. <
EXHIBIT�._ TO d . - �
Pa9e -�_ of
16. Historical Significance
° - Statement af hi.rtorical and cultural significance. Include: cultura!influence.r,.r�ecial event.r and important perranage,influence.r on
neighborhood,on the city,etc.
�� "� Carl Key and Della Irene Siminons wexe married on November 14,1923. Both had grown up in the Grapevine
area and attended Grapevine schools. They fixst lived on the Clarence Stewart farm east of Gxapevine,before
building a new stone veneer house"in town" at,what was then identified as,618 Northwest Highway.
Caxl was the son of Edward Thomas and Martha Elizabeth Sunmons. He was born�pril 17, 1902,the second
son of what would become a family of three boys and two girls. Edward was a businessman whose early
Grapevine ventures included a feed business(in partnership with John Wood),a distributorship for Interna-
tional Harvester and real estate marketing. Carl spent his adult yeats in partnership with his brothers,Hugh
Lee and rlrthur Glenn. The men farmed,traded in livestock and ran a successful dairy. The dairy and all its
cattle wexe sold by auction in 1947 to make way for the construcrion of Grapevine Lake.
Della(born Della Ixene Waxren)was born on November 20,1900,the daughtex of George M.and Dizana
"Did" (Foster)Warren. Did was born�lugust 7,1875 and died March 18,1947 in the stone house on North-
west Highway. She is a second-generauon descendant of rlmbrose Foster,one of Grapevine's earliest pioneers.
The Simmons lived in the home until their xespective deaths in 1974 and 1975. The home was then xemodeled
to serve as the offices for C.C.Hall Construction Company,which was owned by the couple's nephew C.C.
"Buddy"Hall,Jr. The C.C.Hall Construction Company was responsible for the moving,cataloguing,
reassembling and restoring of the Torian Log Cabin(now located on Main Street) and the old city jail(moxe
commonly xeferred to,in the vemacular,as the calaboose).
The Simmons story and the construction of their home on Northwest Highway exemplifies the story of
Grapevine. Both Carl and Irene were the progeny of early area pioneers. Theix way of life and eamed income
were based on the agriculture base of the Grapevine Prairie's early years. What's mare,their means of income
was direcdy affected by the crearion of Gxapevine Lake and,later,that of their family's was uprooted by the
construction of Dallas-Fort Worth International�irport. They were landowners and participatory citizens who
` chose to move into the city to be closer to its acrivity after living on its outskirts. Furthermore,the home they
built was a fine example of distinctive trends of the time and it was built with quality matexials that have
withstood the test of time.
17. Bibliographp
Historic Preseivation Council for Tarrant County.Tarrant County Historic Resources Survey,1990.
Mc�llester,Virginia and Lee.r1 Field Guide to rlmerican Houses.New York:�lfred�.Knop£2000.
Sanboxn Digital Maps
Tarrant Counry�ppraisal District Records
Tarxant Counry Deed Records
> � Young,Charles H. Grapevine r�ea History.Grapevine:Grapevine Historical Sociery. 1979.
�
EXHIBIT�... t0 � �� �
Page � of
18. rlttachments
❑ District or Site map ❑ rldditional descriptive material
�"`� ❑ Site Plan ❑ Footnotes
� Photos �storic&cuxrent ❑ Other
��
ExMieir_.�._. r Or OD5- 3
Page � of
Designation Merit
� 1�. Character,interest or value as part of � G. Identification as the work of an archi- ❑
the development,heritage or cultural tect or master builder whose individual
�.� characteristics of the City of Grape- work has influenced the development
vine,State of Texas of the United of the city.
States.
B. Location as the site of a significant ❑ H. Embodiment of elements of architec- ❑
historical event. tural design,detail,materials or
craftsmanship which represent a sig-
nificant architectuxal innovation.
C. Identification with a pezson or persons � I. Relationship to other distinctive ❑
who significandy contributed to the buildings,sites ox areas which axe eli-
culture and development of the ciry. gible for preservation according to a
plan based on historic,cultural or ax-
chitectural motif.
D. Exemplification of the cultural,eco- � J. Unique location of singular physical ❑
nomic,social or historical heritage of characteristics representing an estab-
the city lished and familiar visual feature of a
neighborhood,community or the city.
E. Portrayal of the envixonment of a ❑ K. �rchaeological value in that it has ❑
group of peopie in an era of history pxoduced or can be e�pected to pro-
characterized by a distinctive aschi- duce data affecting theories of historic
tectural style. or prehistoric value.
F. Embodiment of distinguishing char- � L. Value as an aspect of community sen- ❑
acteristics of an axchitectural tppe or timent or public pride.
specimen.
Recommendation
The Grapevine Township Revitalization Program re-
quests the Gxapevine Historic Preservarion Commis- Burl Gilliam,Chair
sion to deem this nominated landmark meritorious of Grapevine Historic Preservation Commission
designarion as outlined in Chapter 39,City of Grape-
vine Comprehensive Zoning Ordinance.
Further,the Gxapevine Historic Preservarion Commis- Historic Preservarion Officer
sion endorses the Preservation Criteria,poliry recom-
mendations and landmark boundary as presented by
the City of Grapevine Development Services Depart- Tommy Hardy,Director
ment. Development Services Department
�
EXHl81T_.�_. T Q�.a0d5-
Page � of .��
Historical Nlaxker
The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker pxo-
'�°'� gxam fox properties that are officially(individually or located within)designated Historic Landmark Sub-districts. Please
indicate if you are interested in obtaining one or both markexs for youx property. There is no fee for either of the mark-
ers,however,the Grapevine Historical Society will only fund two(2) of the medallion and text plaque(second option),
pex year,on a first come,first serve basis.
Check One:
❑ Yes,I am interested in obtauiuig a bronze Historic Landmark Plaque fox my
property from the Historic Preservation Coinmission. I undexstand there is
no fee for this plaque.
❑ No,I am not interested in obtaining a maxker for my property.
-------------------------------------------------------------
❑ Yes,I am interested in obtaining a bronze Historic 11�1axker(medallion and
text plaque) for my property from the Grapevine Historical Sociery.
Belozv for office u.re only
I ' �'1
i�i �
❑ Historic Preservation Commission's ❑ Historic Preservarion Commission's
Historic Landmark Plaque. Historic District Plaque.
�
��
❑ Grapevine Historical Society's
Historic Landmark Marker.
Ex�i�ir� TQ 4��5- �
Page ',�— of
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❑ Historic Landmark Mazker, ❑ Historic District I�farker, ❑Historic Landmazk Mazkez, a Historic District Marker,
' existing GHS mazker. e�cisting GHS mazker. new GHS marker. new GHS mazker.
.��
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EXHIBIT�_ T f�. 5 -
Pa9e � of
Desiqn Guidelines
The Carl K. And Irene Simmons House
702 East Northwest Highway
,, Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
June 20, 2005
��
EXHl�1T..� TQ,� of 5" 3
Page �._—
TABLE OF CONTENTS
��.:�
PREFACE
1. INTRODUCTION (
■ What are Design Guidelines
■ Why do we need Design Guidelines
■ Basic Preservation Theory
■ Period of Significance
■ Purpose of Design Guidelines
II. SITE I
■ Setbacks
■ Driveways, Parking Lots
■ Service and Mechanical Areas
■ Fences and Walls
III. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Stone Masonry
■ Metal Siding
■ Windows and Doors
■ Paint
IV. EMBELLISHMENTS I
■ Awnings-Canopies
■ Exterior Lighting
■ Building and Ground Signs
V. NEW BUILDING CONSTRUCTION I
■ New Construction Infill
■ Additions to Historic Bui�dings
■ New Building Form, Mass and Scale
■ New Building Materials
Page 2
EXH131T� TO I�i�!_ab��;��
Page �_ of
_, PREFACE
Allowing this property to authentically tell its own story of its period and time, while
`�`"'� reinforcing the historical period of significance with necessary preservation, rehabilitation
and restoration, is the goal of this historic landmark designation.
Architectural Siqnificance
Carl and Irene Simmons built this one-story simple Tudor Revival stone cottage in
1938. It is one of only two stone Period Revival houses built in Grapevine during this
time period. (The other is located at 222 East Franklin Street.) The Simmons home
has a rectangular footprint and an asymmetrical front facade. The steeply pitched
shingle roof is multi-gabled - standard side gables and a set of front paired gables. The
red sandstone wall surface extends from ground to roof with no break at the lower roof
line. A prominent sandstone fireplace is placed to the right of the front entrance in a
manner typical of Tudor-style homes. The entryway is characteristically arched with
decorative stone work, as is the picture window of the portruding left gable. Both front
windows extend from floor to the lower roof line. Now smoked glass, fixed casement,
their original arrangement is unknown, but were most likely multipaned, of some sort. A
smoked glass front door replaces the original wood. The cottage is otherwise
unelaborated.
The Tudor style was extremely common nationally in residential suburban buildings in
the early part of the 20�' century, particularly during the 1920s and early 1930s. The
Simmons home stood by itself when first built and for many years after. Zoned
"Commercial" in the late 1960s, non-residential development remained sparse along
this section of Northwest Highway for many years.
Note: Tarant County Historic Resources Survey has the home identified as
Mediterranean Revival. However, features of the Mediterranean Revival style include
multi-story buildings with asymmetrical massing, stuccoed wall surfaces and low-
pitched, red tile roofs.
�.;�
Page 3
E�;-�i��r� To �rd , 6 -
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E;(H181T_.�.. TO -
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Historical Siqnificance:
Carl Key and Irene Simmons were married on November 14, 1923. Both had grown up
�� in the Grapevine area and attended Grapevine schools. They first lived on the
Clarence Stewart farm east of Grapevine, before building a new stone veneer house "in
town" at, what was then identified as, 618 Northwest Highway.
Carl was the son of Edward Thomas and Martha Elizabeth Simmons. He was born
April 17, 1902, the second son of what would become a family of three boys and two
girls. Edward was a businessman whose early Grapevine ventures included a feed
business (in partnership with John Wood), a distributorship for International Harvester
and real estate marketing. Carl spent his adult years in partnership with his brothers,
Hugh Lee and Arthur Glenn. The men farmed, traded in livestock and ran a successful
dairy. The dairy and all its cattle were sold by auction in 1947 to make way for the
construction of Grapevine Lake.
Irene (born Della Irene Warren) was born on November 20, 1900, the daughter of
George M. and Dizana "Did" (Foster) Warren. Did was born August 7, 1875 and died
March 18, 1947 in the stone house on Northwest Highway. She is a second-generation
descendant of Ambrose Foster, one of Grapevine's earliest pioneers.
The Simmons lived in the home until their respective deaths in 1974 and 1975. The
home was then remodeled to serve as the offices for C.C. Hall Construction Company,
which was owned by the couple's neice and her husband C.C. "Buddy" Hall, Jr. The
C.C. Hall Construction Company was responsible for the moving, cataloguing,
reassembling and restoring of the Torian Log Cabin (now located on Main Street) and
the old city jail (more commonly referred to, in the vernacular, as the calaboose).
The Simmons story and the construction of their home on Northwest Highway
exemplifies the story of Grapevine. Both Carl and Irene were the progeny of early area
pioneers. Their way of life and earned income were based on the agriculture base of
the Grapevine Prairie's early years. What's more, their means of income was directly
affected by the creation of Grapevine Lake and, later, that of their family's was uprooted
by the construction of Dallas-Fort Worth International Airport. They were landowners
and participatory citizens who chose to move into the city to be closer to its activity after
living on its outskirts. Furthermore, the home they built was a fine example of
distinctive trends of the time and it was built with quality materials that have withstood
the test of time.
��
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Page _l.�_ of
.�,.,.�
I. INTRODUCTION
What are Design Guidelines?
Design guidelines are written documents that help ascertain the cultural and
architectural importance of a Historic District or Landmark within the City of Grapevine.
They provide for a common ground for making educated decisions for proposed
alterations to property (including new construction) and ensuring those modifications
will be compatible with the architectural character of the historic district or landmark for
which they apply.
Design guidelines are also intended to be recommendations and not rigid or direct
interpretation of work to be executed on a property. Although appropriate, they do not
require that buildings be restored to a historical_period or style. They are intended to be
flexible and used to promote communication about how appropriate design alterations
can blend into and enhance the architectural character of the historic district or
landmark.
Why do we need Design Guidelines?
Design guidelines are needed to preserve the architectural and cultural integrity of a
historic district or landmark. They are intended for the property owner(s), their
architects or designers and the Grapevine Historic Preservation Commission to use as
a base reference for proposed exterior modifications to property within the historic
district or landmark. They will serve as a basis for decisions about appropriate
treatments and compatible new construction. The Historic Preservation Commission,
the Planning and Zoning Commission and the Grapevine City Council have approved
these design guidelines for this historic district or landmark.
The Historic Preservation Commission, through the Certificate of Appropriateness
review process, will use these guidelines for making informed, consistent decisions
about design alterations. The Commission, however, realizes that there is more than
one solution to a historic preservation design objective, and as such, will use these
guidelines for a base reference only.
Basic Preservation Theory and Integrity
What makes a property historically significant? On a national level, and locally,
properties must generally be at least 50 years old before they may be considered or
evaluated for historic significance. However, exceptions do exist for properties less
� * than 50 years old when the property is clearly significant.
Historic properties must meet certain criteria that demonstrate their significance. This
criteria is different from the national level to a local level. Generally speaking, a
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Page _L____ of
property must meet at least one of the following criteria to be considered historically
significant:
- • Associated with events that have made a significant contribution to the broad
pattern of our history; or
■ Associated with the lives of persons significant in our past; or
■ They embody the distinctive characteristics of a type, period or method of
construction, or that represent the work of a master, or that possess high artistic
value, or that represent a significant and distinguishable entity whose components
may lack individual distinction; or
■ They have yielded, or may be likely to yield, information important in prehistory or
history.
In addition to meeting one of the criteria above, a property must also possess integrity
of location, design, setting, materials, workmanship, feeling and/or association.
Integrity is the ability of a property to convey its significance and to retain historic
integrity, a property should have to possess at least half of the seven aspects of
integrity. A district or landmark's integrity will come from the district or landmark having
a substantial number of significant structures (that retain integrity) within its boundaries
and for when they were significant - their Period of Significance.
Period of Significance
; � Each historic district or landmark is significant during a period in its history, which it
represents or is associated with, thus a Period of Significance. The period usually
begins when the district or landmark was first constructed to when it reached it peak
activity in construction.
Buildings and structures that date within the Period of Significance are considered
"historic" and contribute towards the character of the district or landmark. Buildings and
structures built outside of the Period of Significance are generally considered "non-
historic" and not contributing to the character of the district or landmark, however, there
may be buildings which will have gained significance and considered historic.
The Period of Significance for the Edward Langley House is between 1948-50.
Purpose of Design Guidelines
Grapevine's cultural heritage is uniquely preserved in its Main Street, industrial and
adjacent residential neighborhoods. The historic core of Grapevine has served as the
center of the community for more than 100 years and retains many buildings that reflect
its early character. The city's history remains alive in its preserved buildings and
� neighborhoods.
��
Historic preservation and economic development are partners in the success of
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downtowns throughout the country. Grapevine is no different. The historic districts and
landmarks within Grapevine have strengthened the economic stability of our local Main
Street commercial area and stabilized and improved the values of property in the
���`�k historic residential neighborhood. The City of Grapevine also recognizes that the
character of the historic districts and landmarks is of community interest. Design
guidelines are written to ensure that preservation efforts and property investments are
protected by providing appropriate guidance on the preservation/rehabilitation of historic
landmarks and direction for their future development.
The City of Grapevine, in 1991, adopted the Historic Preservation Ordinance, Appendix
G, Code of Ordinances, thus creating the Historic Preservation Commission and a
historic overlay zoning ability in an effort to protect the city's rich, cultural and
architectural heritage. The Commission, through the ordinance, was given the power to
recommend specific Historic Districts and Landmarks within the city.
Any exterior alterations to buildings and properties within Grapevine's Historic Districts or
to a designated Historic Landmark require a Certificate of Appropriateness (CA) prior to
commencing work. Many modifications are simple and routine, and can be approved by
city Staff within a few days after the CA application is made. More significant projects may
require the review and approval by the Historic Preservation Commission, which meets
monthly.
II. SITE
This section of the design guidelines concentrates on the development of site planning and
- � preservation of site features and their relationship to the property. The goal of this section
is to encourage continued preservation of the property's site, while yet still allowing
development and continued adaptive use.
In general, 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 property's historic value.
SETBACKS
The distance a building sets back from the front property line relays the visual continuity
or presence of buildings and structures within a district and landmark, especially in a
commercial or residential area. Buildings within a residential area were sited to provide
front and side open spaces between neighbors, thus resulting in front, side and rear yards
The relationships between buildings, landscaping features and open space should be
preserved. Avoid rearranging the site by moving or removing buildings and site features,
such as walks, drives and fences, that help define the historic district and landmark. Also
maintain building orientation pattern, with the front facade facing the street.
-� 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
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Pag� —1= p} �,'�
use. For example, a residential setback should retain the setback of adjacent and
nearby structures, with landscaping along the street right-of-way.
° DRIVEWAYS AND PARKING LOTS
Driveways should be located perpendicular to the street; circular drives should not be
allowed (unless proven with historic documentation) in front or corner side yard, so that the
character of the landscaped yard can be reinforced.
The visual impression of a parking lot has the potential to impact a historic landmark.
Parking lots should be located such that they are considered secondary to other features
and in those spaces that were customarily open spaces between and around buildings.
New parking lots should not be allowed to interrupt the continuity 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 and landmark.
Their visual impact of a parking lot may be minimized through various methods, which may
include a softening of the ground surface (in lieu of asphalt or concrete) and breaking up
of parking into different areas between and around buildings. Also, screen existing or new
parking lots from streets and pedestrian areas. Existing or new parking lots located
adjacent to streets and sidewalks should be screened to the height of car hoods.
FENCES AND WALLS
Historically, fences and walls 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's early residential
neighborhoods. Traditionally, picket fences surrounded the front of the house while rail
and wire fences surrounded the agricultural portions of the property. Existing historic
fences should be maintained.
New fences and walls. Simple wood picket fences, wood and wire, wrought iron fences
and stone walls are appropriate for this historic property. Avoid chain-link fences, privacy
fences and concrete block fences along the front of property. Wood privacy fences may
be allowed when installed in the rear yard and behind the front fa�ade of a re���ence.
Utilitarian/privacy fences should not be installed in front of a historic building or beyond the
line of the front fa�ade of a historic building.
Replacing fences and walls. If replacement is required due to deterioration, remove only
those portions of historic fences and walls that are damaged beyond repair and replace in-
kind, matching the original in 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 viewshed of
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the street and other pedestrian areas. This includes garbage and equipment storage
areas.
' " Mechanical equipment, including satellite dishes, should not be located in front or 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.
III. BUILDING FABRIC
This section of the design guidelines concentrates on recommendations for the
preservation of original building materials within this property. The goal of this section is
to encourage continued preservation of the building materials, while yet still allowing
necessary repair/replacement where required.
The use of inappropriate treatments in repair and restoration work can seriously damage
historic buildings. These guidelines present general directions for appropriate action.
PRESERVATION
The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by
these design guidelines are the Secretary of the Interior's Standards for the Treatment of
Historic Properties (see appendix). The following treatment philosophy should be
considered for improvements or alterations to this property.
1. If a new use is required for a historic building, consider uses that are compatible with
the original use of the building and that would require minimal change to the defining
characteristics of the property. Converting a residence into a Bed & Breakfast Inn
would be considered a compatible new use.
2. Each historic building within this district and landmark is a product of its time (when
constructed). The original design of each building should be respected for what it is
and not altered to something it was not or giving it an "older" period look. Preserve,
stabilize, and restore the original building form, ornament and materials. However,
when rehabilitating, removal of non-historic or unsympathetic additions is encouraged.
3. Most properties change over time; those changes that have acquired historic
significance on their own right shall be preserved. Older structures or additions may
have, at some time, been renovated with such care and skill that the renovation itself
is worthy of preservation.
Reconstruction of building elements should reflect the size, scale, material and level
of detail of the original design. Where replication of original elements is not
possible, a new design consistent with the original style of the building may be used.
4. Preserve and maintain original character defining features and architectural styles of
°- historic buildings and structures. Key architectural features of a building or structure
are those that help convey the integrity and significance of the property to the Period
«--:a of Significance. They may included, but are not limited to, doors, windows, siding,
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roofs, structural systems and decorative ornamentation.
5. Original character defining features and elements should be repaired where needed
�` � and replaced only when repair of original materials is not possible because they are
deteriorated beyond repair. Repair elements and features using the gentlest means
possible.
Any missing or severely deteriorated elements may be replaced with replicas of the
original. The new feature or element should match the old in design, color, texture and
other visual qualities and where possible, materials. Ensure that roof, window, porch
and cornice treatments are preserved, or when preservation is not possible duplicate
the original building element.
EXTERIOR MATERIALS
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.
Original asbestos siding should be maintained and painted, or when necessary, replaced
with synthetic siding to match the existing asbestos siding. The removal of asbestos siding
over existing and original wood siding is not required, but strongly encouraged, to restore
historic patina, finish and appearance.
STONE MASONRY
Stone masonry as a residential building material was not used very much in Grapevine.
The primary use of stone masonry is as a veneer for the residence, garage, and several
outbuildings
Original stone masonry should be preserved and maintained. Preserve the original mortar
joints and masonry sizes, tooling and bonding patterns. Repointing of mortar joints where
there is evidence of deterioration is encouraged. New repointing should match the existing
in materials, color, size, and hardness.
Clean historic stone walls carefully. Do not use abrasive cleaning methods for historic
stone masonry, such as sand blasting and high-pressure wash as they can damage the
surface of stone. Additionally, some chemical cleaners, which are designed to remove
paint from different masonry surfaces, may be used if caution is exercised and the
manufacturer's recommendations for particular stone is followed.
� Original masonry surfaces should be maintained and not be painted, unless severe
deterioration of the stone can be shown to require replacement. The color or texture of
�� replacement stone should be matched with the existing stone masonry.
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METAL SIDING AND ROOFS
Metal as an exterior building material was traditionally used on industrial or agricultural
` buildings within Grapevine. The metal of choice was either natural (unfinished) steel or
steel with a galvanized protective coating.
Preserve and maintain all original architectural metal that contributes to the character of
the buildings and structures on this property. Protect metal from corrosion by maintaining
protective coatings and provide proper drainage of water to discourage accumulation,
which may lead to rust and corrosion.
Repair historic metal by patching or splicing where necessary. This will allow the greater
overall character of buildings and structures to remain. Also use the gentlest means
possible when cleaning historic metal or when removing rust (in preparation of a new
coating).
WINDOWS AND DOORS
Windows and doors are arguably the most important character defining feature of
buildings. This property contains different windows and doors. Historic windows and
doors contribute to the architectural character of buildings and should be preserved and
maintained.
Windows varied from the wood, double hung windows front of the residence to non-
historic aluminum replacement windows at the back. Doors consist of wood stile and
� rail doors with vision panels (glass) to overhead wood doors and rolling steel doors.
Original window and door (including framing and lights or panes of glass)
configurations, orientation, and proportions should be preserved and maintained. Any
new windows and doors should be designed, located and sized to compliment existing
historic windows and doors.
If requiring replacement (or new where previous originals removed), replace in kind.
When replacement is necessary, do so within the existing historic opening size and
matching the original design. Use same size to avoid filling in or enlarging the original
opening. Where existing windows and doors were constructed of wood, replacements
should also be wood, likewise with steel windows and doors. Clear or very slightly
tinted 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 where needed.
Storm windows are available which can be installed on the interior of windows. This
helps to preserve the exterior historic character of the building.
Should storm windows need to be installed on the exterior of the historic wood
�-� windows, storm windows constructed of wood and configured to match the historic
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sashes (i.e. one over one sashes) are recommended. If inetai storm windows are
instalied, paint to blend with surrounding elements.
�"T� PAINT
Traditionally, paint was used to protect underlying building materials (typically wood) from
deterioration. Paint was also used for decorative purposes on wood and metal and brick
masonry in the Main Street Historic District.
Plan (re)painting carefully. Good preparation is always the key to successful painting of
historic buildings. The substrate should always be cleaned from dirt and residue and
washed down using the simplest means possible, no power washing on soft substrates.
The substrate, especially if wood, should be given plenty of time to dry out.
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 has adopted four historic paint palettes
appropriate to city Historic Districts or Landmark's character, which may be proposed
and approved through the Minor Exterior Alteration application process. The Historic
Preservation Commission, through the regular Certificate of Appropriateness process,
should review any proposed colors that not within the adopted palettes.
IV. 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. Appropriate light fixtures
consistent with the historic character the properties are recommended. Avoid exposed
lighting of any kind unless it is part of a historic fixture.
BUILDING AND GROUND SIGNS
Signs are critical to the success of commercial property. They provide pertinent retail or
merchant information for a potential shopper or critical tourist information for visitors to
Grapevine.
For businesses located in residential buildings, which have a generous setback,
appropriately scaled monument signs are encouraged. In general, building signs
should be small (in relation to the size of the building) and limited to one per business.
� Off premise signs, flashing signs and plastic backlit signs should not be allowed. Roof
��.,�
top signs should be avoided as they can detract from the architectural character of a
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historic roof or profile of a building.
Signs may be constructed of painted wood or metai. Lighting of signs should be done
il {� externally with incandescent bulbs or ground lighting using appropriate fixtures to the
style of the building. Avoid garish colors or patterns, avoid a clutter of signs and limit
the number and size of signs. Neon signs are not recommended.
Sandwich board signs are typical of historic commercial and retail areas and may be
appropriate for this property. They should be maintained and removed after business
hours. Chalkboards are encouraged for daily changing messages. Sandwich board
signs, which are directed towards pedestrians should be limited to 24 inches wide by 36
inches high and no more than one per tenant.
Sign lettering should be consistent with the architectural style of the building.
Generall�y, serif styles may be used for commercial and retail uses within late 19�' and
early 20t century buildings. San serif styles may be used for commercial and retail
uses within buildings dating from the 1930-50s.
V. NEW BUILDING CONSTRUCTION
This section of the design guidelines concentrates on recommendations for the
construction of new buildings within this property. New buildings are considered additions
to historic buildings or new, stand alone construction. The goal of this section is to
encourage appropriate and compatible new construction for this property, while still
retaining the historic architectural character.
NEW CONSTRUCTION INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts or
landmarks encourage similarity of form and materials, but not actual replication.
Review of proposed designs 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.
ADDITIONS TO HISTORIC BUILDINGS
� Additions to historic buildings should compliment the style of the main building if
:���
possible; otherwise they should adhere to the general style with simplified details. New
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additions should be designed in a manner that makes clear what is historic and what is
new and done in such a manner that the least amount of historic materials or character
�,.�
defining features are not obscured, damaged or destroyed.
A new addition should, if at all possible, be located at the rear of the historic building. If
this is not possible, the addition may be added to the side but recessed from the front line
of historic building facade or if 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.
NEW BUILDING FORM, MASS AND SCALE
Traditionally, mass and scale are building patterns, particularly on Main Street and in
the adjacent residential areas, that defined an edge and height for a historic district.
New construction forms, massing and scale should incorporate or compliment the
existing mass and scale found within this property. The new work should be
differentiated from the old, while yet clearly contemporary buildings. At a minimum,
new construction should reflect the forms, massing, roof shapes, cornice lines and
building materials of the primary structures within the district and landmark.
NEW BUILDING MATERIALS
New building materials should be visually compatible with the predominate building
materials for this property. This property was primarily built with 3 building materials: stone,
wood and steel. Wood siding and stone are appropriate exterior building finishes for this
property. Metal siding would be appropriate for detached accessory outbuildings. Fake
brick or stone or gravel aggregate finished materials are not recommended.
New building construction should, as best as possible, be representative of these primary
materials. Secondary materials on new construction could be those used in other buildings
within this property.
Modern synthetic siding materials, such as vinyl or composite hardboards bear little
resemblance to historic materials on this property and should thus be avoided. Newer
contemporary synthetic materials, such as fiber cement, may considered for new
construction and in a location where they appear similar in character, texture and profile
to traditional building materials.
- All new wood or metal materials should have a painted finish except on some building
buildings where the use of unpainted aluminum or galvanized steel was part of the original
design and should be maintained.
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