HomeMy WebLinkAboutORD 2002-048 ORDINANCE NO. 2002-48
� ' � AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL01-06 IN ACCORDANCE WITH SECTION
39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE
CODE OF ORDINANCES), THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING LOTS 7 AND 8, BLOCK 106,
COLLEGE HEIGHTS ADDITION, OF THE E. MOORE
SURVEY, ABSTRACT 1029, AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5",
SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING
FOR THE ADOPTION OF THE JOHN A. BERRY 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, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning & Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council of
the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the site;
safety from fire hazards and measures for fire control, protection of adjacent property from
flood or water damages, noise producing elements and glare of the vehicular and
stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
�...,.,
property, street size and adequacy of width for traffic reasonably expected to be generated
z_ by the proposed use around the site and in the immediate neighborhood, adequacy of
parking as determined by requirements of this ordinance for off-street parking facilities,
;�..�
location of ingress and egress points for parking and off-street locating spaces, and
protection of public health by surfacing on all parking areas to control dust, effect on the
promotion of health and the general welfare, effect on light and air, the effect on the
transportation, water sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following factors
in making a determination as to whether this requested change should be granted or
denied; effect on the congestion of the streets, the fire hazards, panics and other dangers
possibly present in the securing of safety from same, the effect on the promotion of health
and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city; and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the zoning change, that the public demands it, that the public interest
�- clearly requires the amendment, that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which
��� existed at the time their original investment was made; and does find that the change in
zoning lessens the congestion in the streets, helps secure safety from fire, panic and other
dangers; promotes health and the general welfare; provides adequate light and air;
prevents the overcrowding of land; avoids undue concentration of population; facilitates the
adequate provisions of transportation, water, sewerage, schools, parks and other public
requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the property requested for a change since this property was originally
classified; and, therefore, feels that a change in zoning classification for the particular piece
of property is needed, is called for, and is in the best interest of the public at large, the
citizens of the City of Grapevine, Texas and helps promote the general health, safety, and
welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby designate a historic landmark subdistrict
(HL01-06) in accordance with Section 39 of Ordinance No. 82-73, being the
� z�
Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known
ORD. NO. 2002-48 2
as Appendix "D" of the City Code in a district zoned `R-7.5", Single Family District
Regulations within the following described property: 306 Austin Street, specifically
�; �
described as Lots 7 and 8, Block 106, College Heights Addition, of the E. Moore Survey,
Abstract 1029, and in addition thereto, the adoption of the John A. Berry House Historic
District Design Guidelines as conditions, regulations and safeguards in connection with the
said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled
Exhibit "A".
Section 2. The City Manager is hereby directed to amend the official zoning map
of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City
of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and other
°��v� public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and encouraging
the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
�-,,�
ORD. NO. 2002-48 3
� Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
�:,�
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of June, 2002.
APPROVED:
William D. Tate
Mayor
ATTEST:
e ��
��� � Lin a Huff
City Secretary
APPROVED AS TO FORM:
"y`��
John F. Boyle, Jr.
City Attorney
��..;.�
ORD. NO. 2002-48 4
EXM1811.�. TO l � �� '` �
' Page .r.L...., of
. , . , . . . . , . • •
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1. Name
Historic �ohn A. Berry House
And/or common
2. Location
Address 306 Austin Street land survey Esther Moore
Location/neighborhood College Heights Addition block/lot Blk 106, Lats 7-8 tract size
3. Current zonin
R 7.5 Single Family Residentiai
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 _entertainment _religious
x yes: restricted _government _5cientific
_yes: unrestr. industrial _transportation
_no _military _other
� 5. Ownershi
Current owner: ]oann l. Pearson phone: 817-488-9143
Address: 306 Austin ci : Gra evine state: Texas zi : 76051-3664
6. Form Pre araCion
Name &title Susan Kline, cansultant organization: GTRP, Inc.
Contact: Hu o Gardea hone: 817/410-3197 �
7. Re resentation on Existin Surve s
_Tarrant County Historic Resources ,�,National Register of Historic Places
Recorded Texas Historic Landmark
_oCher _Texas Archaeological Landmark
for o�ce use on/y
8. Date Rec'd: 3 '��'62 suroey Verifi d: x Yes No
��
9. Field Chk date: By:
10. Nomination
_Archaeological Strucrure _District
_Site �Structure&Site
.�-�
Page 1
EXH181T_� TO �� .���_
Page .�,� of �1.�.,
li, Historic Ovunershi
original owner ].A. Berry
si nificant later owner s R.E. Morrow H.C.Yance
1Z. Construction Dates
original c. 1912
alterations/additions ost 1956
13. Architect
original construction Unknown
alterations/additions Unknown
14. Site Features
natural
urban desi n sin le famil dwellin on two lots in a residential addition latted in 1907
15. Ph sical Descri tion
Condition Check One: Check One:
excellent deteriorated unaltered x Original site
x good ruins x altered Moved (date: )
fair unexposed
Describe present and o�iginal(ifknown)physical appearance;inc/ude sty/e(s)ofa�chitectu�e, current
condition and re/ationship to su��ounding fabric(structures, objects, etc.). E/aborate on pertrnent materia/s
used and style(s)of a�chitectural detailing, embellishments and site details
The J. A. Berry House is a 1 1/2-story Queen Anne style single family residence siCed on two corner lots.
The house has a steeply pitched hipped roof with lower cross gabled bays and dormers. The roof is
covered with red asphalt shingles and has slightly overhanging boxed eaves. The exterior walls are
sheathed with 117 wood siding. The windows and doors are framed by a simple crown molding.
The facade faces east and features a prominent gabled cutaway bay at the northeast corner. This bay
has a single aCtic window with frosted and stained glass glazing. A decorative frieze highlights the
overhang above the cutaway bay. Below the attic window is a large double hung 1/1 window. The
inclined plains of the bay each have one 1/1 hung window. To the left of the bay is a Porc:h that curves
around to the south elevation. Sanborn Maps indicate that this porch formerly extended across the
length of the south elevation". The western end of the porch was enclosed sometime aft�r 1956. The
porch roof is supported by eight spindled wood columns that are probably not original to the house. The
wood porch floor is not original. Underneath the porch on the east elevation is a nonoriginal oval glazed
metal door and two hung widows. Also on this elevation is a large gabled dormer with nonoriginal paired
4/4 metal hung windows.
The south elevation features one French door and one 1/1 hung window under the porch. The gabled
dormer above the porch has replacement 4/4 metal hung windows. A brick ridge chimney is above the
dormer. The north elevation has a projecting gabled bay with an attic window and a replaced multiple-
light metal hung window at the first floor IeveL' Flanking the bay are hung windows on either side. The
rear of the house has a shed roofed porch that was enclosed sometime after 1956. It features metal
sliding windows and a multi-light panel door. To the right of the porch is a single window.
Located to the south of the house is a large 1-story front gabled outbuilding that does not appear on any
of the Sanborn Maps. The low-pitched roof is covered with asphalt shingles. The gable end is sheathed
with wood shingles and the walls are covered with 117 siding. A carport is located immediately in front
of the building and a metal canopy is attached to the south elevation. A brick driveway with a concrete
apron leads to the building. A stockade fence surrounds portions of the rear yard and a rustic picket
fence surrounds the yard to the south. Although the Berry House has been altered, it is still an excellent
late example of a Queen Anne style house constructed in the early part of the 20th century. ,}
Page �
EXHIBIT� TO d��1���0,=.,
Pafle sl,.._. of _1�,_,..
16. Historical Si ni�cance
� Statement of histo�ical and cu/tura/significance, Inc/ude: cultu�al influences, speciaL events and
important personages, inf/uences on neighbo�hoad, on the city, etc.
The J.A. Berry House is located on Lots 7 and 8, Biock 106 of the College Heights Additior�. east of
downtown Grapevine. This addition was platted in 1907 by D.E. Austin. Mr. Austin soid fats 7 and 8 of
this block (106) and lots 7 and 8 of biock 108 to J.6. Wood in 1910. All of the lots were sold for $400.
Mr. Wood also purchased Lots 5 and 6, block 106, as well as the other unsold lots in this addition. Wood
was engaged in the Wood Wall Realty Company and sold Lots 5-8 to J.A. Berry in 1912 for a total of
$385. Although tax records indicate that the house at 306 Austin was constructed in 1911, this relatively
low sum tends to suggest that there were no improvements on the lots when they were sold to Berry. -
Little is known of ].A. (John) Berry, The book Grapevine Area History mentions that a )ohn Berry
purchased the Mack Williamson house that had belonged to A.V. Mabry and thaC he and his family lived
there a number of years farming the land. The Williamson house was built between 1908 and 1911 so it
is possible Chat Berry purchased the Williamson house after having his house at 306 Austin constructed. ��
In November 1916, Berry and his wife, M.J., sold the property at 306 Austin (including Lots 5 and 6) to
R.E. Morrow for $3,000. Morrow was single at that time and owner of Grapevine National Bank, later
renamed Grapevine Home Bank. Mocrow sold the property in March 1917 for $3,000 to Ford Seale. Mr.
Seale sold it to H.C. Yancey for $3,500 in 1919� Yancey was cashier of the Grapevine Natianal Bank and
had started his own insurance company. Yancey sold the house in 1920 to J.D. Thweatt. Thweatt and
his wife, Cora, sold Che property to Lee Borah in 1923.
The Borahs owned the house until 1935 when they sold it to W.6. (Benton) Alexander for $1,750. Prior
to moving to Grapevine, Alexander had been engaged in farming. After moving to Grapevine he became
a car salesman and his wife, Mamie, was a seamstress. Alexander sold Lots 7 and 8 (where the house is
located) to his son, Tommy Lee, for $10 and "love and affection" in 1964. In 1966, the younger
Afexande�sold tMe same property to-Marie Pinkey Cfark and Lowelf J. Clark. The Clarks sold the property
to Clifford and Audrey Mae Talley in 1971. The Talleys owned the property until 1978 when they sold it
� to Sylvia Ann Schefferstein. 5chefferstein sold it to )ames H. and Virginia Scrafoni Greenville in 1982.
The Greenvilles sold it two years later to Larry T. Bass. Bass sold it in 1988 to Dennis and I�onna Kelley.
The Kelleys sold it to Maureen H. Holcomb in 1990. Holcomb married Gary R. Carson and the pair later
sold the property to John and Vicki Dobecka in 1996. The Dobeckas sold the house to the present
owner,Joann L. Pearson, in 1997.
The J.A. Berry House is an excellent late example of a Queen Anne style house. At the time the house
was constructed (ca 1912), Victorian style houses such as this were becoming less popular as new trends
favored the scaled back simplicity of the Arts and Crafts movement. The Bungalow style house was
becoming the dominant housing form during this time, Although the J.A. Berry House has many of the
hallmarks of the Queen Anne style, it lacks the variety of textured wall surfaces frequently found on
earlier houses. However, it is still very distinguishable as a Queen Anne style house with its steeply
pitched main roof with lower cross gabled bays and dormers. Other features of the style found on this
house are the cutaway bay with its decorative trim and the wraparound porch.
17. Biblio ra h
McAlester,Virginia and Lee. A Field Guide to American Houses New York: Alfred A. Knopf, 1995.
Sanborn Fire Insurance Maps,Grapevine,Texas. 1935; revised c. 1956.
Tarrant County Deed and Tex Records.
Youn Charles H. Gra evine Area Histo . Dallas Texas Ta Ior Publishin Co. 1979.
18. Attachments
District or Site map Additional descciptive material
X Site Plan Footnotes
X Photos(historic¤t) X Other(Sanborn Fire Insurance Mans)
Page 3
EXMIBIT� TO ' ` � .�:..
,> Paqe of �.._
19. Desi nation Merit
A. Character, interest or value as X G Identification as the work of�n �
, - part of the development, heritage architect or master buiider whose
or cultural characteristics of the individual work has influenced the
City of Grapevine,State of Texas development of the city.
of the United States.
B. Location as the site of a H Embodiment of elements of
significant historical event. architectural design, detaif,
materials or craftsmanship which
represent a significant
architectural innovation.
C. Identification with a person or I Relationship to other distinctive
persons who significantly buildings, sites or areas which are
contri6uted to the culture and eligible for preservation according
development of the city. to a plan based on historic,
cultural or architectural motif.
D. Exemplification of the cultural, J Unique location of singular
economiC, social or historical physical characteristics
heritage of the city representing an established and
familiar visual feature of a
neighborhood, community or the
c�ty.
E. Portrayal of the environment of a K Archaeological value in that it has
� group of people in an era of produced or can be expected to
history characterized by a produce data affecting theories of
distinctive architectural style. hisforic or prehistoric value.
F. Embodiment of distinguishing X L Value as an aspect of community
characteristics of an architectural sentiment or public pride.
type or specimen.
20. Recommendation
The Grapevine Township Revitalization j � � �
Program requests the Grapevine Historic ��
Preservation Gornmission to deem this Burl Gilliam, Chair
nominated landmark meritorious of Grapevine Nistoric Preservation Commission
designation as outlined in Chapter 39, City
of Grapevine Comprehensive Zoning Q, .
Ordinance.
Hugo . Gar a
Further, the Grapevine Historic Preservation Historic servation Officer
Commission endorses the Design Guidelines,
policy reeommendations and landmark
boundary as presented by the City of
Grapevine Developmenf Services Tommy H dy, Dire r
Department. Development Service Department
Page 4
EXHIBIT.� TO ��'��a���� �� _
Pa�� _.�. of .11.r...
21. Historical Marker
The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker
`�"°` program for properties that are officiafly(individually or located within) designated Historic Landmark Sub-districts.
Please indicate if you are interested in obtaining one or both markers for your property. There is no fee for either of
the markers, however,the Grapevine Historical Society will only fund two(2)of the medallion and text plaque
(second option), per year, on a first come,first serve basis.
Check One:
0 Yes,I am interested in obfaining a hronze Historic Landmark Plaque for rny property
from the Historic Preservation Commission. I understand there is no fee for this
plaque.
� No,I am not interested in obtaining a marker for my property.
-------------------------------------------------------------
� Yes, I am interested in obtaining a bronze Historic Marker(medallion and text plaque)
for my property from the Grapevine Historical Socieb�.
Be/ow for office use only
i � � � � � � , .� i
; � � � �. , , � ,
� �� � �� �
— _ _ _ - - - - ... _ __ - -
❑ Historic Preservation Commission's ❑ Historic Preservatiori Commission's
,._, Historic Landmark Plaque. Historic District Plaque.
�
�.�
, . , . ,
❑ Grapevine Historical5ociety's
Historic Landmark Marker.
Page 5
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306 Austin Street, Lots 7 and 8, Block 106, Coilege Heights Addition to Ciiy of Grapevine.
EXHlB1T� T �������"`�`�-
Page � of .1-Z---
_ ,
Desian Guidelines
The)ohn A. Berry House
306 Austin Street
�rapevine,Texas
Grapevine Township Revitalizatian Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
March 20, 2002
EXHIBIT� TO � ��'a -`f. .�
Page � of �
TABLE OF CONTENTS
PREFACE
I. INTRODUCTION
■ What are Design Guidelines
• Why do we need Design Guidelines
■ Basic Preservation Theory
� Period of Significance
• Purpose of Design Guidelines
II. SITE
■ Setbacks
■ Driveways, Parking Lots
■ Service and Mechanical Areas
■ Fences and Walls
III. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Masonry. _
■ Metal Siding
` ■ Windows and Doors
■ Paint
IV. EMBELLISHMENTS
■ Awnings-Canopies
■ Exterior Lighting
• Building and Ground Signs
V. NEW BUILDING CONSTRUCTION
• New Construction Infiil
■ Additions to Historic Build'mgs
• New Building Form, Mass and Scale
■ New Building Materials
,<�-�
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EXHIBIT� TO ��d aav� -��
PREFACE
Page � of _ i�=
� The Berry House is a 1-1/2 story Queen Anne style single family residence sited on 2 lots at the intersection ,
A of E.Texas and Austin Streets. Tax records for this property indicate the home was built in 1911, however,
Mr. Berry purchased the lots (presumed vaca�t due to their low cost) in 1912. Mr. Berry then sold the
property in 1916 to Mr. R.E. Morrow for$3,500.
The J.A. Berry House is an excellent late example of a Queen Anne style house. At the time the house was
constructed (ca 1912), Victorian style houses such as this were becoming less popular as new txends favored
the scaled back simplicity of the Arts and Crafts movement. The Bungalow style house was�Iso becoming
the dominant housing form during this time. Although the J.A. Berry House has many of the h�llmarks of the
Queen Anne style, it lacks the variety of textured wall surfaces frequently found on earlier houGes. However,
it is still very distinguishable as a Queen Anne style house with its steeply pitched main roof with lower cross-
gabled bays and dormers. Other features of the style found on this house are the cutaway bay with its
decorative trim and the wraparound porch.
The house has a steeply pitched, hipped roof with lower cross-gabled bays and doRners. Tlie roof is covered
with red asphalt shingles and has slightly overhanging boxed eaves. The exterior walls are sheathed with
117 wood siding. The windaws and doors are framed by a simple crown molding.
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The facade faces east and features a prominent gabled cutaway bay at the northeast corner, l'his bay has
a single attic window with frosted and stained glass glazing. A decorative frieze highlights the overhang
above the cutaway bay. Below the attic window is a large double hung 1/1 window. The inclined plains of
the bay each have one 1/1 hung window. To the left of the bay is a porch that curves around to the south
elevation. Sanbam Maps indicate that this porch formerly extended across the length of the south elevation.
The western end of the porch was enclosed sometime after 1956. The porch roof is supported by eight
spindled wood columns that are probably not original to the house. The wood porch floor is not original.
Underneath the porch on the east elevation is a non-original oval glazed metal door and two hung widows.
Also on this elevation is a large gabled dormer with non-original paired 4/4 metal hung windows.
The south elevation features one French doo�and one 1/1 hung window under the porch. The gabled dormer
above the porch has replacement 4/4 metal hung windows. A brick ridge chimney is above the dormer. The
north elevation has a projecting gabled bay with an attic window and a replaced multiple-light metal hung
Page 3
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EXHIBIT� TO ���ap�a -y�
Pa�s `1L_ of 12._._
z window at the first floor level. Flanking the bay are hung windows on either side. The rear of 1-he house has
a shed roofed porch that was enciosed sometime after 1956. It features metai sliding windows and a multi-
light panel door. To the right of the porch is a single window.
Located ko the south of the house is a large 1-story front gabled outbuilding that does not appear on any of
the Sanbo�n Maps. The low-pitehed roof is covered with asphalt shingles. The gable end is sheathed with
wood shingles and the walls are covered with 117 siding. A carport is located immediately in front of the
building and a metal canopy is attached to the south elevation. A brick driveway with a concrete apron leads
to the building. A stockade fence surrounds portions of the rear yard and a rustic picket fenGe surrounds the
yard to the south. Although the Berry House has been altered, it is still an excellent late example of a Queen
Anne style house constructed in the early part of the 20th century.
The property retains architectural character from the Victorian Queen Anne architectural style. The John A.
Berry House is significant to the cultural heritage of the City of Grapevine for its architecturaf quality,
character and features that eemain unalterect from their original construction.
The proposed Period of Significance for this properly is ca. 1912. 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 designafion. The preservation
of original architectural features, especially windows, doors, porch and siding, is preferred, rathe� than
"modemization"or"updating"of older features, or imposing a false"historical look"on newer features.
The repair of original materials, rather than their replacement c:an best preserve the historic character of the
property, If non-original materials are replaced, then care should be taken to install original (in-kind)
materials. Repair and restoration is often more cost effective then replacement, conserves energy and
reduces the amount of trash added to landfills.
New construction (additions or rehabilitation)to the home should reflec�the character of the home during
its period of significance. Constructed for residential use, it's massing, roof shapes, porch configurations and
materials that reflect the architectural character of the home during its historic period shoufd be preserved.
The design of any new architectural features shall have key elements of a primary historic style already
existing in the hame and shall be clearly compatible with and complimentary to its adjecent features.
Page 4
EXHIBIT...� TO �L2c��'�
I. INTRODUCTION Page .�_ Of �_
;
y_ . What are Design Guidelines?
Design guidelines are written documents that help ascertain the cultural and architectural importance of a
Historic DistricE or l.andmark 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 architecturat character of the histo�ic 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 a�e 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 Preservafion 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 pra:ess, 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 fess than 50 years old when the property is clearly significant.
Histo�ic properties must meet certain criteria that de�nonstrate their significance. This criteria is different
from the national level to a Iocal level. Generally speaking, a property must meet at least one of the
following criteria to be considered historically significant:
■ Associated with events that have made a significant contribution to the broad pattern of our history;
or
■ Associated with the lives of persons signi�cant in our pas�; 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.
�A In addition to meeting one of the criteria above, a property must also possess integrity of location,
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EXHIBIT_.,� TO �����a -��
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design, setting, materials, workmanship, feeling and/or assoeiation. 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 frorn the district or landmark
having a sabstantiaF number of significant structures (that retain integrity) within its boundaries and for
when they were significant- their Period of Significante.
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 tlie character of the
district or landmark, how�ver, there may be buildings which will have gained significance and considered
historic.
The Period of Significance for the John A. Berry House is 1912.
Purpose of Design Guidelines
Grapevine's culkural heritage is uniquely preserved in its Main Street, industrial and adjac�nt 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 downtowns throughout
the country. Grapevine is no different. The historic districts and landmarks within Grapevine have
strengthened the economic stability of our local Main Street commercial area and stabilized and improved
the values of property in the historic residential neighborhood. The City of Grapevine also recognizes that
the character of the historic districks 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 histaric 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 HistoricPreservation 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 Ristricts 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 cammencing work. Many
modifications are simple and routine, and can be approyed by ciry Staff within a few days afte� the CA
application is made. More significant projecks may require the review and approval by the Historic
Preservation Commissian, 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
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EXMIBIT�.. TO �` -
Paqe of
rearranging the site by moving or removing buiidings and site features, such as waiks, 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 pres�rved. 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 pattem,with the front facade
facing the street.
Building setbacks should be consistent with adjacent buildings o�with the style of the 6uilding. Setbacks
are an important ingredient in cceating 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.
DRIVEWAXS 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 comer 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 I�ts should be
located such that they are considerect secandary to other featur�s and in those spaces that w�re 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 preservatian of historic
character, and to the strengthening of the residential district and landmark.
Their visual impact of a parking lot may be minimized through yarious methods, which may include a
softening of the ground surface(in lieu of asphalt or conaete)and breaking uP of parking into different areas
between andaround 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 sc�eened to the height of
car hoods.
FENCES AND WALLS
Historically, feFlCes 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 neighbofioods. Traditionally, picket fences su�rounded 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 blak 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 residence. Utilitarian/privacy fences should not be installed in front of a historic building
or beyond the line of#he front fa�ade of a historic building.
Replacing fences and walls. If replaceme�t 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
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Page �_ of ��
material, design and placement. If replacement is necessary for nan-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 the street and
other pedestrian areas. This includes garbage and equipment storage areas.
Mechanical equipment, including satellite dishes,should not be located in f�ont or comer 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 thia property. The goal of this section is to encourage continued preservation of the
building materials, while yet still allowing necessary repair/replaeement where required.
The use of inappropriate treatments in repair and restoration work can seriously damage historic buifdings.
These guidelines present genera( directions for appropriate action.
PRESERVATION
The Preservation, Restoration, Rehabilitation and Reco�structian philosophy adopted by these design
guidelines ace the Sea-etary of the Interior's Siandards for the Tre�imentofHistoric Prop�erties The following
treatment philosophy sho�ld be considered for improvements or alterations to this property.
3 1. If a new use is required for a historie building, consider uses that are compatible with the originaf 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(wF�en 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 materiats. However, when rehabilitating, removal of non-historic or unsympathetic
additions is encouraged.
3. Most properties chartge 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 wo�thy of preservation.
Reconstruction of building elements should reflect the size, scale, material and level of d�tail 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 ttie
integrity and significance of the property to the Period of Significance. ?hey may included, but are not
limited to, doors, windows, siding, roofs, structural systems and decorative ornamentation.
5. Original character defining features and elements should be repaired where needed and �eplaced only
� when repair of original materials is not possible because they are deteriorated beyond repair. Repair
elements and features using the gentlest means possible.
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Any missing or severely deteriorated e(ements may be repiaced with replicas of the original. The new
- feature or element should match the old in design, color, texture and othec 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 painked or, when necessary, replaced in kind. Modern
synthetic siding materials such as vinyl or metal bear little resembfance to historic siding materials. The
appiication of such modem synthetic materials often involves the removal of original decorative elements such
as comice, 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 encoura�ed, to restore historic patina, finish and appearance.
MASONRY
Brick and stone masonry as a residential building material was not used very much in Grapevine. The primary
use of this masonry was as a veneer for a residence, garage, and/or several outbuildings
Original masonry should be preserved and maintained. Preserve the original mortar joints and masonry sizes,
tooling and bonding patterns. Repointing of mort�r joints where there is evidence of deterioration is
encouraged. New repointing should match the existing in materials, color, size,and hardness.
Clean historic masonry walls carefully. Do not use ab�asive cleaning methods for historic masonry, such as
sand blasting and high-pressure wash as they can damage the su�face 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 thestone
can be shown to require replacement. The color or texture of replacement brick or stone should be matched
with the existing masonry.
METAL SIDING AND ROOFS
Metal as an exterio� 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 cteaning 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
y property contains different windows and doors. Historic windows and doors contrib�te to the
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EXMI81T..1�._ TO d��' " d'
Pafls ,�.1.�. of `
architectural character of buildings and should be preserved and maintained.
Windows varied from original wood, double hung windows to non-historic aluminum replacement
-� windows. Doors consist of wood stile and rail doors with vision panels (glass) to overhead wood doors.
Original window and door(including framing and lights or panes of glass)configwrations, 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 Che original opening. Where existing windows and doors were
construcCecf of wood, replacements should alsa be wood, {ikewise 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 histaric
character of the building.
Should storm wir�dows need to be installed on the exterior o�the historic wood windows, storm windows
constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are
recommended. If inetal storm windows are insfalled, paint to blend with surrounding elements.
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 Mistoric
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 Hisforic
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.
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EXTERIOR LIGHTING
Lighting is an important element in residential areas. Apprapriate light fixtures consistent with the historic
character the properties are recommended. Avoid exposed lighting of any kind uniess it is part of a
historic fixture.
BIJILDING AND GROUND SIGNS
Signs are criticai to the success of commercial property. They provide pertinent retai) 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 shouid be smalf(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 historic roof or profile of a building.
Signs may be constructed of painted wood or metal. Lighting of signs should be done e�cternally 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 retaif 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. Generalfy, serif styles may
� � be used for commercial and retail uses within late 19�' and early 20�' century buildings. San serif styles
may be used for commercial and retail uses within buildings dating from the 1930-SOs.
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 characker.
NEW CONSTRUCTION INFILL
The Secretary of the Interior's gutdelines for new buildings in historic districts or landmarks encourage
similarity of farm and materials, but nofi 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 absotute 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,
.� p to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid
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EXHI�IT__«._ T ? ����
new buildi�lgs that tower over existing ones. Pa9e of ..L�.._
-° 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 wit(�.simplified details, New additions shauld be designed in a manner
tha#makes clear what is historic and what is new and done in such a manner that the least amount of
historic materials or ct�aracter 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 ta the side but recesseel from the front line of tiistoric building facade or if a -
connettion is used to separate old from new. New vertical additions should be set back from prima�y facades
so as not to be readily appa�ent from the facing street.
WMen reproducing elements that were originaliy part af a historic buiiding they should be replicated when
evidence of the actual detail has been documented by photographs, drawings, or remaining physical
evidence. Tf no evidence exists,efements typical of the architectural slyle may be used. Historic photographs
can provide information o� the original elements of the building.
NEW BUILDING FORM, MA55 AND SCALE
Traditionally, mass and scale are building patterns, pa►ticularly on Main Street and in the adjacent
residential areas, that deflned an edge and height for a historic district.
New construction forms, massing and.scafe should incorporate or compliment the existing mass and scale
found within this property. The new work should be differentiated from the old, whife yet clearly�
contemPorary buildings. At a minimum;new construcrion should reflect the forms, massing, rc�of shapes,
corrnce lines and building ma�eriais of the primary structures with'in the district and landmark.
�,_:� NEW�UILDING 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 fihishes 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 �s possible, be representative of these primary materials.
Secondary materials on new construction could be those used in other buildi�gs within this propecty.
Modem synthetic siding materials, su�h as vinyl or composite hardboards bear Iittle resemblancE to historic
materials on tF�is property and should thus be avoided. Newer contemporary synthet'rc materi�ls, such as
fiber cement;may considered for new construcfion and in a location where they appear similar in characCer,
texture and profile to traditional building meterials.
All new woa,f or metal materials should have a painted finish excepk on some building buildings where khe
use of unpainted aluminum or gelvanized steel was part of the original desrgn and should be m�intained.
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