HomeMy WebLinkAboutORD 2002-012 ORDINANCE NO. 2002-12
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL01-08 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING THE SOUTH
SIDE OF HUDGINS STREET BETWEEN IRA E. WOODS
AVENUE AND DOOLEY STREET AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "CBD" CENTRAL BUSINESS DISTRICT, "GU"
GOVERNMENTAL USE DISTRICT, AND "LI" LIGHT
INDUSTRICAL DISTRICT; PROVIDING FOR THE ADOPTION
OF THE COTTONBELT RAILROAD HISTORIC DISTRICT
PRESERVATION CRITERIA; CORRECTING THE OFFICIAL
ZONING MAP; PRESERVING ALL OTHER PORTIONS OF
THE ZONING ORDINANCE; PROVIDING A CLAUSE
RELATING TO SEVERABILITY; DETERMINING THAT THE
PUBLIC INTERESTS, MORALS AND GENERAL WELFARE
DEMAND A ZONING CHANGE AND AMENDMENT THEREIN
MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED
THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR
EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE
DEEMED COMMITTED EACH DAY DURING OR ON WHICH
AN OFFENSE OCCURS OR CONTINUES; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made by the Grapevine Historic Preservation
Commission requesting a historic landmark subdistrict designation by making application
for same with the Planning & Zoning Commission of the City of Grapevine, Texas as
required by State statutes and the zoning ordinances of the City of Grapevine, Texas and
all the legal requirements, conditions and prerequisites having been complied with, the
case having come before the City Council of the City of Grapevine, Texas after all legal
notices, requirements, conditions and prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested historic landmark subdistrict designation should be granted or
denied; safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the site; safety from fire hazards and measures for fire control,
protection of adjacent property from flood or water damages, noise producing elements
and glare of the vehicular and stationary lights and effect of such lights on established
�°- character of the neighborhood, location, lighting and types of signs and relation of signs.
to traffic control and adjacent property, street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood, adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities, location of ingress and egress points for parking
and off-street locating spaces, and protection of public health by surfacing on all parking
areas to control dust, effect on the promotion of health and the general welfare, effect on
light and air, the effect on the transportation, water sewerage, schools, parks and other
facilities; and
WHEREAS, all of the requirements of Section 39 of Appendix "D" of the Code of
Ordinances have been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered, among other things, the character
of the existing zoning district and its peculiar suitability for particular uses and with the view
to conserve the value of buildings and encourage the most appropriate use of land
throughout this city;
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the granting of this historic landmark subdistrict, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and does find that the historic landmark subdistrict designation lessens the
congestion in the streets, helps secure safety from fire, panic and other dangers; promotes
health and the general welfare; provides adequate light and air; prevents the overcrowding
of land; avoids undue concentration of population; facilitates the adequate provisions of
transportation, water, sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this historic landmark subdistrict designation and has also
found and determined that there has been a change in the conditions of the property
surrounding and in close proximity to the property requested for a change since this
property was originally classified; and, therefore, feels that historic landmark subdistrict
designation for the particular piece of property is needed, is called for, and is in the best
interest of the public at large, the citizens of the City of Grapevine, Texas and helps
promote the general health, safety, and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby designate a historic landmark subdistrict
(HL01-08) to be known as the Cottonbelt Railroad Historic District 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
ORD. NO. 2002-12 2
Grapevine, Texas, in a district zoned "CBD" Central Business District, "GU" Governmental
Use District, and "LI" Light Industrial within the following described property:
The south side of Hudgins Street, between Ira E. Woods Avenue and Dooley Street,
more fully and completely described in Exhibit "A", attached hereto and made a part of
hereof; and, in addition thereto, the adoption of the Cottonbelt 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 "B".
Section 2. The City Manager is hereby directed to correct the official zoning map
of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City
of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
. . overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and other
public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
- committed upon each day during or on which a violation occurs or continues.
ORD. NO. 2002-12 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 15th day of January, 2002.
APPROVED:
William D. Tate
Mayor
ATTEST:
��.��. -
v
Lin a Huff
City Secretary
APPROVED AS TO FORM:
John F. Boyle, Jr. ! �
City Attorney
��.�..v�
ORD. NO. 2002-�2 4
: .. . , - .
��� � � � °°�-��°° �tJBLIC H�ARING PROPERTY OWNER RESEARCH
t EXHIBIT� T0.
���
Applicant: Cotton Belt Railroad Historic District p��� ,,,L Of _.+z�
Address: Legal:
Page 1 of. P,ages
LEGAL DESCRIPTtON L07 / BLOCK / TAX ROLL NAME/
TRACT /�BST. ADDRESS
B & D Mi(Is Market.Center Lt 1 1 � Grain Mill Ltd.
213A W. Hudgins St., GV
City of Grapevine Lts. 1 - 9 27 Grapevine Historic Preservation
� 520 S: Main St.; GV
,� 28 "
Abst. 422 Tr. 65, pt of Dallas Area Rapid Transit
Tr. 65 601 Pacific Ave.
Dallas, TX 75202
�° Tr. 65C, 65D Grapevine Heritage Foundation
1 Liberty Park Plaza, GV
„ Tr. 65E - Grain MiIC�Ltd: : _
213A W. Hudgins St., GV
`" ' Lipscomb & Daniel Subd. 2 Revis J & Jay Ann Massey
P.O. Box 223
��- �"� Boyd, TX 76023-0223
�� 3R, 3R1, City of Grapevine
3R2, 4A,
4A1, 4B1,
4C1
�� � 4g Judith Ann Ferris
123 Windriver Ct.
Weatherford, TX 76088-3836
�° 4C Russell Anderson
814 Lake Forest Ct., GV
�° 4D Jess M. Sr. & Judith M. Daniel
1137 S. Pine St., GV
�Updated '�0-01-01
O:\hpc\cottonbelt-31 propowners '
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E�. B of Ord. No. 2002-12
Page 1 of 31
_� � . . � . , . . • • 1 �
• ' � � , ' � . � � �
�
L Name _
H'istoric Cotton Belt Rulroad Historic District
Andf or common
Z. Locauon _
Address N/A � land swvey William Dooley Survey,A-432
Locatign/neighborhood City of Grapevine blockllot N/A tract si�e 1VfA
3. Currenc zoning
GU—Government Use District&LI—Light Industrial District
4. C"lassification
Category Ow�iership Status Present Use
X District - X public X . occupied X Ag�icul�:ure X Museum
$uilding(s) X private unoccupied ` X Commercial Park
_ Structure _ work in progress Educauon r R,esidence
Site Accessible Entextainment Religious
�. X yes:restricted X government � Scienti�ic
° X yes unrestr. _X industrial X Transportation
no military O[her
,�.,-� � � �
5. O'wriership
Current owner. Various Owners (See Attached List) phone:
Address: city: state: _ zip: _
6. Form Preparation
Name&tide: Sherry Hendrix,Hist.Pres.Asst. organizauon: Grapevine Historic Preservation Office
C;ontacr Hugo�ardea phone: 817./410-3197
7. Representation on Existing Surveys
X 'I'arrant Counry Historic Resources X National Register of Historic Places
Recorded Texas Historic Landmark
X other Multiple Property Nomination Form _ Texas Archaeological Landmark
for office use only
, 8: DateRec'd: �� • ��o•D( SurveyVerified x Yes I�o
9. Fie1d Chk date: I�• �� 'O By: �Ll p �
10. Nomination
y. 9 Archaeological Structure X District
� Site Structure&Site �
Page 1 of 9
E�. B of Ord.No. 2002-12
Page 2 of 31
`` 11. H'istoric Ownership
���. .�
original owner Various Owners
si ' icant later owner s:
12. Construction Dates
original: Circa 1888
alterazions/additions: Throu h 1956
13. Arc,hitecc
original construction: unknown
alterations/additions: �
14. Site Features �
nazural: :Industrial property set within an urban and historic commercial neighborhood
urban desi
15, Physical Description
Condition Check One: Check One:
X Excellent X deteriorated Unaltered X Original site
X good Ruins X altered X Moved(Depot 1993�
_ _ _ (Section House 1993)
X fair � unexposed _
,, _, _ poor _
�P���8�����1 p��P�"��d�de style(S�of a�t�rr�cu�r�t�d�on and�tirnuhip to
��.�
sunvr�advig fabnc(st�zrcnnps,ol�2s,etc.). Elal�rate onpertrnait mazeriaJs usa�and styCe(s)of ardnt�n-al d�ailing,an&�1-
lislrin�zs and site details.
The Cotton Belt Historic District is comprised of buildings that are directly assaciated with the
city's transportation and agricultural development. The district is located to the south of the
GraPevine Gommercial Historic Dist�ict and flanking the east and west sides.of Maih Street along
the historic right-of-way of the St. Louis, Arkansas & Texas (SLA&T) Raiiroad, later renamed the
S#. Louis Southwestern (SSW) Railroad. and its "Cotton Belt Route." 7he district includes the
original Cotton Belt track way, a bridge structure (1928J, the Section Mouse (1888), railroad depot
(1901) the Farmers & Merchants Milling Company/B&D Mill Compiex and other various industrial
buildings. �
These utifitarian buildings. feafure simple materials such as corrugated steel siding, factory sash
windows and reinforced concrete structural companents. Additional resources directly associated
with the raif line operations in.clude.a late 19th centu.ry section house, as well a5 a frame depot
and a p4ate girder bridge dating to the early 20th century. The district retains a.high levef of its
histnric.character, with 9 of these 13 properfies retaining sufficient integrity of loeation, design,
setting; materials, workmanship; feeling and association to be recognizable to the period of sig-
nificar�ce.
Flanking the east and west sides of Main Street along the historic right-of-way of the 5t. .Louis,
a p Arkansas & Southwestem (SLA&S) rail line, the district encompasses a gently rolling landscape
dominated by industrial constructions. Renamed the St. Louis Southwesfern (SSW) Raifroad and
colloquially known as the "Cotton Belt Route," the rail company built a section house and depot
� � on a tract north of the right-of-way and east of Main Street. To the west of Main Street lies the
feed manufacturing complex associated with the Farmers & Merchants Milling Company, later re-
Page 2 of 9
Exh. B of Ord. No. 2002-12
Page 3 of 31
� � named 6&D Milis. As the rail line exits the district on the west, a historic raiiroad bridge marks a
joint effort by the rail tirre and Tarrant County to provide-a grade separation #or Highway 26. An (
�, ,� assortment of vernacular industrial buildings occupies tracts to the s.outh of the right-of-way.
The Cotton gelt line built the section house in 1888 and the depot in 19D1: Both buildings feature
frame construction on wood pier foundations, finished with weatherboard �iding, wood shingle
roofs and the yellow and brown color scF�eme indicative of Cotton Belt buildings. The 2-stary sec-
tion house features an L-plan vernacular#orm mea.suring 32 feet by 41 feet. Dual porches front
towards the tracks and Hudgins Street. The first floor consisted of a living room, ki#chen, dining
room, one bedroom and an L shaped stair, with two bedrooms on the second floor. Heating was
provided by a wood-burning stove, often using ofd cross ties as fuel. Running water was only
available in the kitchen, although a well provided add�tional water and a dry toilet provided sani-
tary facilities. The rectangular plan of the depot measured 20 fee# in width by 114 feet in length.
Fositioned 20 feet from the.centerline of the tracks,`it included two freight rooms, two offices, a
storage room and two waiting rooms separated by a 7-foot high part�tion wall.
The scale, detailing and composition of these buildings represent the vernacular traditions of their
type and period of construction. The standard plan types were.developed in corporate offices for
use tfiroughout the Cotton Belt system. Constructed by company crews along local and branch
lines throughout the service area, these buildings facilitated the expansion of rail secvice during
the late 19th and early 20th centuries in Texas. To ensure their preservation, the Grape�ine
Heritage Foundation recently relocated these buildings to their current sites; maintaining their
spatial relationship to the tracks and undertaking their restoration. The railroad bridge dates to
1928. The through pl�te girder structure carries a single track over a single span viaduct con-
� structed of riveted steel plates with ver#ical stiffeners and steel X-bracing underneath. Reinforced
,, � concrete piers support the structure to provide an underpass for vehicular traffic. The eastern pier
is embossed with the date of construction, whife the western pier remains unmarked. The bridge's
distinctive angled design prompted speculation as to its stability by many GraPevine residents at f
�*-°� the time of its construction. It has proven durable, however, with the original alignment and gradi- •
ent maintained despite replacement of ties and rails through regular maintenance.
The Farmers & Merchants Milling Company or B&D Mills property consists of a feed manufactur-
ing complex constructed and gradually expanded to its.present muitiple story_fgrm during the first
half of the 20th century. The principal visual landmark in the community, the complex occupies a
tract tha#still refains an original spur track that formerly was connected to the main rail line. It en-
campasses one riveted st�el bulk warehouse, four bolted steel bulk warehouses, a series of con-
crete bulk warehouses, a feed manufacturing tower buift on a vertica4, gravity flow design, railroad
shed, office and feed retail outlet, and several Utilitarian buildings sheathed in cor�ugated metal.
Despite a fire in 1995, the complex retains its historical integrity and much of its original building
forms, materials and details as a 20th century industrial faciJity.
An assortment of small warehouses and machine shops occupies the portion of the district south
of the rail line. Erected shortly after World War Il, most were in place by 1948. These simple ver-
nacular buildings typically rise one to one and a half stories in height, with sheathing of standing
seam or corrugated metal. They feature gabled roofs and steel casement fenestration. The intact
collection of utilitarian buildings still bespeaks Grapevine's postwar growth. The district's contrib-
uting properties all retain their historic character, scale, rnaferials and setting. While the depot.and
the section house lost their integrity of location after the period of sign'rficance, recent restoration
efforis returned them to a location adjacent to the rail line in close proximity to their original site.
This sensitive move was necessitated by efforts to ensure their preservation despite the loss af
the original site to a.realignment of Main Stree#. Other additions to the property include a Black-
� smith Shop and a relocated tenant farmers house. The Grapevine Garden Club maintains a
pass-a-long garden in the area. The Heritage Center is the location o# the City of Grapevine's
Main Street Days and GrapeFest festivals held each year to raise funds for historic preservation
�µ v projects in Grapevine. (
Page 3 of 9
Exh. B of Ord. No. 2002-12
Page 4 of 31
d 16. Historical Signif cance
,,,:, � Statenezt of historical and a�ltzcral signi�rcam� In�lzrde• cukzs�-al in�luoices,spa�al ec�us and nnj�Kmzt Pe�sonag�,in�ua�s on
nelgla�roi�xxr�,rnz t1aE ci1y,etc
The Cotton Belt Railroad Industrial Historic bistrict encompasses a cohesive collection of late
19tM and 20th centwry buildings occupying the historic transpartation focus of Grapevine. They
rePresent the community's evolution as a transport�fion hub for an agcarian ec.onomy based on
the dev�lopment of agricultural processing industries. With dates ranging from the inauguration of
rail service tF�rough the development of modern agri-businesses in the post war era, these prop-
erties reflect the grow'ing prosperity of the community that access to the rail line facilitated. Evalu-
ated within the context of Township Expansion; Commercial and Suburban Development of
Grapevine, Texas, this district rEflects the broad historic and architectural t�ends that shaped de-
velopment patterns in the community.
The Cotton Belt line's antecedents included the 1871 charter for the Tyler Tap connecting that
ea.st Texas commun_ity with the Texas & Pacific rail line at Big Sandy in 1877. Taken over by the
Texas & St. Louis, the line was extended through Texarkana and on to Waco by 1882. Reorgan-
ized under the name of the St. Louis, Arkansas & Texas (SLA&T) in 1886, the system eventually
reached Grapevine on its way to Fort Worth. In 1887 the SLA&T built its Cotton Belt Route
th�ough Grapevine, inaugurating service the following year. The line connected Fort Worth with
Greenville and Texarkana via Grapevine. Reorganized in 1891 as the St. Louis Southwestern
(SSW) Railroad, the carrier was later purchased and operated as a subsidiary of Southem Pacific
(SP)from 1932 until 1972.
... The rail carrier supplied consumer goods to the township's residents and its farmers and provided
local growers and speculators with "unprecedented profits from the sale of their raw goods". As
such, the railroad was ultimately responsible for solidifying Grapevine's position as a regional
*�_ � trade center. With the arcival of #he SLA&T and continued service from SSW, the township be-
came the shipping point for the crops and produce from hundreds of surrounding farms and a
number of small rural communities in the late 19th and early 20th centuries. '
The:phenomenat_impact _of_rail.service op_the__tQ�vnship and_th�_.developmant_of a cash crop.
,, economy ended the town's relative isolation. Since its establishment in the 1850s, town residents
had b�en forced to rely on northern Tarrant County's inadequate transportation network. Grape-
vine's merchan#s and farmers attempted to acquire a railhead for more than 30 years, lamenfing
as early as 1858 that"oxcarts are as yet out only means of transportation, though we are looking
fior the Houston Railroad to reach us before long."
With the inauguration of rail service in 1888, the community f.inally realized these aspira#ions. The
5LA&T.constructed the line along a 30Q-foot right-of-way apportioned from the William Dooley
Survey. A section house erected for the foreman of a maintenance crew and his family facilitated
the upkeep of between eight and ten miles of track east and west of the township. Although no
records were located to document this initial. period of activity, the company also presumably
erected a small depot, a siding or house track and loading platform (all now demolished) for cot-
ton to#acilitate rail service:in the community. Registers from 1890 note that "Grape Vine, Texas"
boasted a"money order office, an express office and a telegraph office" located adjacent to the
tracks. This entry suggests a depot predated the present building.
Although cotton cultivation in the area dates to the 1870s, the construction of the rail line dramati-
caily increased production of the crop in the region, To process the crop for shipment three gins
�rose on the west side of Main Street in proximity to the depot, but beyond the district bounda-
ries.Tlie North Texas Gin Company occupied the comer of College and Bo�nton Streets,
� J the Farmers Gin Company was at the intersection of Wall and Scribner Streets and the Fort
Worth Cotton Oil Mifl Company opened in the 200 block of Church Street (Sanborn Map Com-
Page 4 of 9
� E�ch. B of Ord. No. 2002-12
Page 5 of 31
� pany 1935: n.p.). These facilities contributed to Tarrant County's annual production of 11,580 �
bales of cotton by 1900, although ail have since been demolished. �
�,:,.�
A variety of businesses sprang up in Grapevine to support those involved in shipping agricultural
commodities out of town on the rail line. Local speculators such as W.D. Turnipseed set up en-
terprises to purchase crops such as corn, wheat and oats, for example, in addition to buying at�d
selling cotton futures. In 1891 John Wallis constructed a hotel (now demolished) diagonally
across Main Street from the depot (just outside the historic district) to accommodate the traffic
generated by fhis commoditiss trade. Despite efforts to establish another rail line through the
community, the Cotton Belt remained Grapevine's principa� link to extemal markets. Profits from
the tra�c generated by this trade fueled the Cotton Belt's prosperity for many of the ensuing dec-
ades.
Perhaps in response to these profits, in 1901 the Cotton Belt line constructed a new depot 20 feet
from the centerline of the tracks in Grapevine. One of three standard plans utilized by the carrier,
the building provided both passenger and freight services to Grapevine's citizens. In addition to
office space and freight facilities, the plan incorporated racially segregated waiting rooms, as re-
quired by Texas'Jim Crow laws.
(n 1902 the Farmers & Merchants N�illing Company built a flourmill on the north side of#he right-
of-way in close proximity to the Gotton Belt depot. They soon added a spur line to facilitate
transfers to and from the main line. The company's founders included six prominent Grapevine
busin.essmen, including Wingate Lucas, �eb Jenkins, Dr. Thomas Benton Dorris, Benjamin R.
Wall, Charles Estill and George E. Bushong. Estill was a lumberman/builder, Dorris was a physi-
cian an.d Wall published the Grapevine Sun, while the remaining investors were downtown mer-
� chants antl farmers with significant land holdings. Capitalizing on the interdependence of agricul-
ture and retail commerce in the community, the partnership remained in effect ur�til its purchase in
1936 by J. Kirby guckner and W:D. Deacon. During its operations, the flourmill provided a signifi- �
� " cant source of income for Grapevine farmers, as well as the merchants and professionals who
provided services to their families.
During the first two decades o# the 20th eentury, tMe Cotton Belt line experienced a steady in-
crease in both its freight and passer�ger traffic. The eompany advertised i�s serviee as "'the Best,
Shortest and Quickest Line to fhe Old States". As early as 1901 it implemented significant up-
grades in service to promote ridership by the general public. Advertisements for that.year indicate
that the line offered "both day and night trains equipped with comfortable Coaches and Reclining
Chair Cars, [as well as] Parlor Cafe Cars by day and Pullman Sleepers at night". The carrier pro-
vided discounted fares for groups such as the Gonfederate Veterans so that they could travel at
"Low Rates To Memphis for the Confederate Veteran Reunion". Despite its monopoly on local
service, however, #he Cotton 6elt wes npt without its share of competition. The Texas & Pacific
(T&P) also advertised in the local newspaper, offering "two Fast Trains Daily For St. Louis, ehi-
� cago and the Easf [as well as] a Direct Line to Arizona, New Mexico and California" to those
Grapevine passengers willing to change trains and carriers in Dallas.
� the coincident growth of the lo�al truck farming industry continued to steadily increase in re-
sponse to the availability of rail shipping. Known in other parts of the country as market gardening
or market farrriing, the term was used by Grapevine's farmers and merchants to describe produc-
tion of commodity crops such as sweet potatoes and peanuts. in 1927 the Cotton Belt line an-
nounced its plans to establish a "shipping and packing shed for the truck growers" participating in
the region`s burgeoning industry. Conducting a survey of non=cotton crop .production earlier in
that year, the rail line documented in excess of 500 acres of sweet potatoes and 1500 acres of
peanuts planted on locai farms. Even low yields would result in an estimated 50 to 60 carioads of
sweet potatoes and 70 carloads of peanuts (valued at $60,000)each year, in addition '
to other vegetable crops produced in the arEa. The Gotton Belt line publicly offered the assistance �
of its.horticultural agent to link growers with buyers, provide crating and culling service for pro-
Page 5 of 9
Exh. B of Ord.No. 2002-12
Page 6 of 31
- duce "at the cheaPest price possible" and other attempts to spur growth in this market. These in-
centives greatly enhanced the developing industry so that it became a firmly established compo-
�.:,�
nent of the local.economy by the end of the decade.
This expansion of Grapevine's truck farming industry increased vehicular traffic in the vicinity of
the depot. In response, the Cotton Belt line sought the cooperation of Tarrant County to install a
grade separation between the rail line and the highway into town. In 1928 they undertook con-
st�uction of an underpass to "eliminate a bad grade crossing on the Grapevine Road about 400
yards west of the depot". Described in the local newspaper as the "Cotton Belt Underpass" or the
"Grapevine Pass," it was one of six bridge projects in the county constructed by the rait company
that year. Estimated project costs of $24,QOO were to be borne equally by #he rail company and
the county,alfhough the contract specified that the county would bear any cost overruns.
This project proved the last rail improvement in the communiry. Within two years the effects of the
Great Depression, coupled with increased competition from automob'iles and t�ucks, precipitafed
a dramatic decline in passenger and freight traffic.
Unforfunately, conditions continued to deteriorate and the decline in ridership prompted the Cot-
ton Belt line to gradually withdraw from the Grapevine market. In 1930 the line discontinued
regular passenger service to Fort Worth, running only one mixed (passenger and freight) train in
either direction each day. In 1932 it sold the line to the Southem Pacffic system, although it con-
tinued to operate under the name of the Cotton Belt Route as a subsidiary of the larger carrier.
Southem Pacific responded to declining revenues by proposing to reconfigure the depot in
Grapevine. This decision coincided with the community's plans to reafign the.congested intersec- .
tion o# Main Street, the highway and the tracks. As a result, the rail line reassembled the depot
125 feet east of Main Stteet, eliminating the middle 42 feet of the original facility. The reconfig-
ured facifity continued to provide limited services to the community through the next two decades.
�_�� The section house remained in operation during this period, although the oral tradition of the de-
scendants of foremen who occupied the section house portrays a bleak picture of life at the south
end of Main Street. Typically between four and six section hands worked under the direction of.
the foreman for the Grapevine section.The rail comPany provided accommodations in the section
house fior foremen and their families, often including as many as ten children. Along with their
crews, these foremen moved around the system frequently. One informant noted that .his father
served as a section han� in the east Texas towns of Commerce, Mount Pleasant and Tyler be-
fore his promotion to foreman at Redwater, Cookville, Pritchett; Bailey, Renner, Addison and fi-
nally Grapevine: Although tMe rail company typically provided housing for section foremen and
their farnifies, the same was.not always true for the crews. Mc�re often than not, section hands
rented dwellings in the towns in which fhey were based. Some of Grapevine's section hands ap-
parently lived in small houses in the neighborhood just north of the mill complex an.d within easy
walking distance of the sect�on house. While working orr�a rail section in ths vicinity of nearby
Addison, G.C. Miller was photographed in 1932 dunng the period (1919-45) that he worked for �
the Cotton Belt line. He reportedly was the last foreman to reside in the section house at Gcape-
vine. Under Southern Pacific's management in the 1940s, section hands were alternatively
housed in company trailers; allowing greater mobility that facilitated the maintenance of vaster
sections of track. This trend resulted in the sale of the section house,which was moved to a rural
location south of town.
Heeding calls for agricul#ural diversification, local farmers created a well=developed poultry indus-
try by 1930. Advertisements in the Grapevine Sun indicate that poultry production began a# least
a decade earlier. Main Street businesses such as Wood & Simmons advertised pouftry feeds for
sale in the mid 1920s. Ir� 1927 V4/all Feed Store began distributing Purina Poultry Products, while
1N.D. Deacon was marketing his own brand by 1929. Deacon's small-scale poultry operation just
south of town led to his deve.lopment of hand feed mixes#or chicks hatched from eggs warmed by
' " Buckeye incubators. By 1929 he was advertising his line of "Milk Fed Fryers".from the Deacon
Chick Hatchery in the Grapevine Sun. Throughout the early 1930s his ads eombined sales
Page 6 of 9
Exh. B of Ord. No. 2002-12
Page 7 of 31
� pitches with optimism in the face of the Great Depression. He suggested a way fo "Beat Hard �
Times.With Deacon Farm English Leghorns"while offering "Puilets for Sale. Egg prices are going '
��°� ' up every day! The chicken business is the only one of the big five that is below a five-year aver-
age. Now is the time to get in and reap the profits that are sure to come." Deacon profited from a
succ�ssful Main.Street storefront as a retail outlet for his hatchery business over a four-year pe-
riod:
The local poultry industry continued to expand during the post war period, exceeding 125 poultry
farms.in qperation within a 50-mile radius of the mill within five years. To meet the grqwing de-
mand for its products, Deacon undertook a series of expansions that facilitated delivery of agri-
cultura!feeds in bulk quantities. Beginning with four steel bulk warehouses added to the complex
in 1946, this innovative effort culminated in conversion to an electronic weighing process in 1956
that received national publicify. This camp.aign added a rnanufacturing tower and an office build-
ing adjacent #o the east wareliause. The feed store was expanded to service the retail trade in
1956. �fhe last major additions to the facility were made between 1968-69 when 12 soft stock in-
gredient bins and bufk load out bins for rail distribution were installed. These changes coincided
with the transition by Grapevine area farmers from cotton to grain p�oduction. The mill served as
the principal consumer oflocal grain production to manu#acture its line of feeds during this period,
becoming a state leader in the field. Innovative approaches in the weighing and transferring of
feed ingredients along with the bulk distribution of poultry feeds led the mill to become the first
feed manufacturer in Texas to utilize electronic batching and to pioneer bulk delivery systems to
local poultry accounts. At the height of its production during #he decade, the manufacturing facil-
ity processed a minimum of 20 tons of feed every hour. Its feed sales territory ranged.from Na-
cogdoches on the east and Wichita Falls on the west, to Falfurrias on the. south and Shawnee,
Oklahoma on the north. In addition, the company expanded into the production of turkeys during
this period, becoming one of 7exas' largest contract turkey producers. It typically produced be-
tween 500,000 and 900,000 birds annually for the Fort Worth Poultry and Egg Company, a sub-
� ,.n
sidiary of the Armour meatpacking conglomerate. Also during this period, the company initiated �,
experimental research in feed formulations for the production of eggs, broilers and turkeys. Par-
ticipating in a variety of contracf research programs for companies such as Phizer, Monsanto and
A.E. Staley, it successfully conducted studies on turkey breeder antibiotic levels, synthetic levels
of the amino acid Methionine, and the effect of caloric cvntent on Fatty Liver Syndrome..
The mfll served as Grapevine's largest employer#hroughout the postwar period, providing a vital
base for the local economy and became the city's largest rail user, making up as much as 75% of
the shipments processed through the depot. The urbanization of the,Grapevine area and rede-
velopment of agricultural lands prompted by the construction of the Dallas-Fort Worth Interna-
tional Airport ultimately prompted the sale and closure of the feed mil► in 1973.
Further reflecting the impact of these changes, Souttiern Pacific's divestment strategy acceler-
a#ed after the close of the historic districYs Period of significance. As previously noted, the sale of
the section house in the mid 1950s removed the building from its historic location along the right-
of-way. Its subsequent use 8s a rural single-family dwelling led to a series of additions and altera-
tions at its new setting.
This same period witnessed the sale and transfer of portions of the right-of-way by the rail com-
pany. Changes to the depot accelerated in the 1960s, as sections housing tFie packing sheds,
waiting rooms and offices were demolished, leaving only a freight room and telegrapher's office.
The cornp�ny officially abandoned fhe facility in 1974, transferring ownership to the City of
Grapevine.
The surviying segment was moved to a new site in a nearby community park. In 1992 the Grape-
, vine Heritage Foundation led the move to reinvigorate this area by retu�ning the depot to its 1937
� location along the tracks. The foundation acquired the entire original tract from the Southern Pa= �
cific system, conducting archaeological and documentary research to cietermine an appropriate
locafion for the depot. At the same time, the section house was also acquired and returned to its
Page 7 of 9
E�ch. B of Ord. No. 2002-12
Page 8 of 31
- original site: Following intensive interior and exterior resto�ations of the depot in 1995 and the
section house in 1996, the foundation turned the facilities into a museum compiex focused on the
area`s history..in addition, the depot once.again serves its historic function as a terminal for daily
"`"'� steam-powered r�il service, this time for passenger excursions from nearby c.ommunities. This
heritage tourism experience recently p�ompted the owners of the B&D mill to undertake sensitive
restoration.of their facility through the Investment Tax Credit program.
These positive changes are returning the vitality to the community's historic transportation focus.
The district embraces the architecturally and historically sig�ificant build.ings most closely associ-
ated uvith transportation's role'in the development of Grapevine's vibrant agrarian economy.
As they once again ceflect the character established during the period of significance through
such sensitive restorafion as the historic dEpot and section house projects, the district complies
witM the guidelines established for local landmark designation. The exeeptional significance of the
development of modern agri-businesses in the district during the post war period also contributes
to the dist�icts nomination as a local historic landmark. This cohesive collection of vernacular
commerciaJ, industrial and rail related buildings and structures is an important historic landmark
for the City of Grapevine.
��,_._;.
17. Brbliography
Solaznillo,Stan."Cotton Belt Railroad Industrial Historic District National Register Nomination," 1996
Sanborn�ire Insurance Map,Grapevine,Te�as 1921&1935.
18. Attachments
X District or Site map Additional descriptive material
X Site Plan(Tarrant Co.Tax Recor� Footnotes
X Photos (histozic&c.w7-ent) X Other(NR Survev dV1ap, 1921 &1935 Sanborn Fire Ma�)
Page 8 of 9
Exh. B of Ord. No. 2002-12
Page 9 of 31
19. Designation ivlerit
�
� �� A. Character,interest or value as part of X 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�ity.
States.
B. Location as the site of a significant H Embodiment of elements of architeo-
historical event. tural design,detail,materials or
craftsmanship which represent a sig-
nificant architectural innovation.
C. Identification with a person or persons I Relationship to other distinc[ive
who significantly contributed to the buildings,sites or areas which are eli-
culture and development of the ciry. gible for preservation according to a
plan based on historic,cultural or ar-
chitectural mouf.
D. Exemplification of the cultural,eco- X J Unique location of singular physical
nomic,social or historical heritage of characteristics representing an estab-
the ciry lished and familiac visual feature of a
neighborhood,community or the city.
E. Portrayal of the environment of a K Archaeological value in that it has
' group of people in an era of history produced or can be expected to pro=
characterized by a distinctive archi- duce data affectingtheories of historic ��
�.,_, tectural style. or prehistoric value.
F. Embodiment of distinguishing char- X L Value as an aspect of community sen- X
aeteristics of an architectural type or timent or public pride.
specimen.
20. Recommendation
,�,� 1
Staff requests the Grapevine Historic Preservation � �'��.�����
Comrnission to deem this riominated land�nark merito- Burl G ' ,Chairman
rious of desigriation as ourlined in Chapter 39,Ciry of Grapevin Historic Preservation Commission
Grapevine Comprehensive Zoning Ordinance.
Q. .
Hugo A. ardea, fiite
Further,the Grapevine Historic Preservation Commis- Fi'istoric Pre ion ff' er
sion endorses the Design Guidelines,policy recom-
mendations and landmark boundary as presented by r�S�y✓1.., �,,,,,
the City of Grapevine Development Services Depart- Tommy Hardy,Y�irector LJ
Li ment. Development Services Department
�
Page 9 of 9
Exh. B of Ord. No. 2002-12
Page 10 of 31
»�v.,�
Design Guidelines
Cotton Belt Railroad Industrial Historic District
Grapevine, Texas
�.:�
City of Grapevine
200 S. Main
Grapevine, Texas
November 16, 2001
Exh. B of Ord. No. 2002-12
Page 11 of 31
TABLE OF CONTENTS
���
PREFACE
i. INTRODUCTION
■ What are Design Guidelines ?
■ Why do we need Design Guidelines?
� ■ Basic Preservation Theory and Integrity
■ Period of Significance
■ Purpose Of Design Guidelines
II. TREATMENT OF HISTORIC BUILDINGS
fll. SITE DESIGN GUIDELINES
• Building Setbacks
■ Site Lighting
■ Landscape and Features
■ Fences and Walls
■ Parking Lots
■ Service and Mechanical Areas
IV. BUILDING MATERIALS DESIGN GUIDELINES
�,:.�
• Wood
■ Metal
■ Concrete
■ Masonry (Brick& Concrete)
■ Paint
V. ARCHITECTURAL ELEMENTS DESIGN GUIDELINES
- Windows and Doors
■ Exterior siding
■ Roof, Gutters & Downspouts
■ Awnings & Canopies
■ Building Lighting
■ Building & Ground Signs
VI. NEW BUILDING CONSTRUCTION DESIGN GUIDELINES
■ New Construction Infill
■ Additions to Historic Buildings
■ New Building Form, Mass and Scale
■ New Building Materials
f VII. APPENDIX
Exh. B of Ord. No. 2002-12
Page 12 of 31
Preface
�.,,�
The Cotton Belt Historic District is comprised of buildings that are directly associated with
the city's transpo�tation and agricultural development. The district is located to the south
of the Grapevine Commercial Historic District and flanking the east and west sides of Main
Street along the historic right-of-way of the St. Louis, Arkansas &Texas (SLA&T) Railroad,
later renamed the St. Louis Southwestern (SSV1n Railroad and its "Cotton Belt Route." The
district includes the original Cotton Belt trackway, a bridge structure (1928), the Section
House (1888), railroad depot (1901), the Farmers & Merchants Milling Company/B&D Mill
Complex and other various industrial buildings.
In 1887 the SLA&T Railroad built what it named and advertised as the "Cotton Belt Route"
through Grapevine and began service one year later. The road connected Grapevine and
Texarkana to the northeast as well as Fort Worth to the southwest. The railroad
reorganized in 1891 as the SSW, the carrier supplied consumer goods to the township's
residents and its farmers and provided local growers and speculators with profits from their
raw goods. As such, the railroad was ultimately responsible for solidifying Grapevine's
position as a regional trade center. With this railroad service, the township became the
shipping point for the crops and produce from hundreds of surrounding farms and a number
of small rural communities.
In 1888, the small Section Foreman's House was constructed in the (then popular) 2 story
�- � `I-House" design that was prevalent in and around the Grapevine community. The style,
one room deep, two stories tall, two rooms wide (with a central hallway) and a one story"EI"
addition (typically to the rear), were common amongst the communities of Kentucky
pioneers who brought the style with them from their homeland.
In 1901 the SSW constructed a railroad depot in the popular Craftsman Style, including
deep overhanging and exposed eaves, bracketed supports and No. 121 yellow pine siding.
It was one of the three standard plans utilized by the carrier and measured 20 feet in width
and 114 feet in length and was located approximately 20 feet from the centerline of the
track. It included two freight rooms, two offices, a storage room and two waiting rooms—
as required by Texas' Jim Crow laws.
In 1937, the city announced plans to realign the 700 block of South Main Street and extend
it southward around the depot. After several citizens complained that this would negatively
impact the city, the depot was reassembled 125 feet east of Main Street (with a smaller
footprint) to accommodate the extension of Main Street to the south. In 1972, the facility
was officially closed and moved to Heritage Park by the City of Grapevine after the
Grapevine Garden Club successfully petitioned for the saving of the building. From this
movement, arose the beginnings of the Grapevine Historical Society.
The Farmers & Merchants Milling Company established a flourmill on the north side of the
SSW tracks in 1902. It is presumed the spur into the flour mill complex was constructed
during the early years of its operation. The company's founders included six prominent
` " businessmen, including Wingate Lucas, Zeb Jenkins, Dr. Thomas Benton Dorris, Benjamin
Wall, Charles Estill and George Bushong. Their intent was to create another local business
�_� that would benefit from the interdependence of agriculture and retail commerce. The
partnership was sold in 1936 to J. Kirby Buckner and W.D. Deacon. During their
ownership, the B&D Mills grew and expanded, providing local poultry farms with feed and
Exh. B of Ord. No. 2002-12
Page 13 of 31
°� � supplies.
�„, Heeding calls for agricultural diversification, local farmers produced a poultry industry that
was fairly well developed in Grapevine by 1930. W.D. Deacon began marketing his own
brand by 1925. Deacon had begun a small scale poultry operation on a farm that was
located 2.5 miles south of the city. He produced hand feed mixes for chicks hatched from
eggs warmed by incubators. The success of his hand-mixed feeds from his barn eventually
led to the establishment of a feed store on Main Street (where the current Gazebo is
located) and then the purchase of the flour mill in 1936.
The Cotton Belt Railroad was not without its negative impacts. Frank and Charlie Estill's
lumber and construction business suffered when William Cameron & Company, Inc.,
located a lumber yard and retail store in Grapevine in 1917. During its period in Grapevine,
the company also maintained a housing business that eventually built several homes in
Grapevine. The company had a long history of being associated with railroads.
The authenticity of Grapevine's Cotton Belt Historic District and its buildings set this area
apart from neighboring communities. Grapevine's unique quality of life and neighborhood
character will be protected with thoughtful rehabilitation and restoration of these historic
resources and carefully designed and placed compatible new construction.
Allowing this district to authentically tell its own story of its period and time, while reinforcing
the historical Period of Significance (1888-1956)with necessary preservation, rehabilitation
k and restoration, are the goals of this historic district. The preservation of original
architectural features, especially windows, doors, porch and siding, is preferred, rather than
�..r.�
"modernization" or "updating" of older features, or imposing a false "historical look" on
newer buildings.
The repair of original materials, rather than their replacement can best preserve the historic
character of the property. New construction (additions or rehabilitation) to this industrial
district should reflect the character of the district during its period of significance.
Constructed for industrial and railroad use, its massing, roof shapes, configurations and
materials that reflect the architectural character of the district during its historic period
should be preserved. The design of any new architectural features shall have key elements
of a primary historic style already existing in the district and shall be clearly compatible with
and complimentary to its adjacent features.
E�. B of Ord. No. 2002-12
Page 14 of 31
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 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?
These design guidelines are needed to preserve the architectural and cultural integrity of
a historic district and are intended for the property owner(s), their architects or designers
and the Grapevine Historic Preservation Commission to use as a base reference for
rs 3 proposed exterior modifications to property within the historic district. 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.
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 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
Page 14 of 31
Exh. B of Ord. No. 2002-12
Page 15 of 31
•� ° ■ 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
�:m� 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 will have to possess several and usually most 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 it boundaries and
for when they were significant, or 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 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. Buildings and structures
�,,,„ built outside of the Period of Significance are generally considered "non-historic" and not
contributing to the character of the district, however, there may be buildings which will
have gained significance and considered historic.
The Period of Significance for the Cotton Belt Historic District is between 1888-1956.
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
downtowns throughout the country. Grapevine is no different. The historic districts
within Grapevine have strengthened the economic stability of our local Main Street
commercial area and stabilized and improved the values of property in the residential
neighborhood. The City of Grapevine also recognizes that the character of the historic
districts is of community interest. Design guidelines are written to assure that
preservation efforts and property investments are protected by providing direction for
� 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
Exh. B of Ord. No. 2002-12
Page 16 of 31
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. TREATMENT OF HISTORIC BUILDINGS
The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by
these design guidelines and incorporated herein by reference 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 industrial
district.
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 the former lumberyard into the Visitor's
Information Center would be considered a compatible new use.
�fy,:.,;ad
2. Each historic building within this district 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 of
Significance. They 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
�._ .
replaced only when repair of original materials is not possible because they are
deteriorated beyond repair. Repair elements and features using the gentlest means
Exh. B of Ord. No. 2002-12
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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.
III. SITE DESIGN GUIDELINES
This section of the design guidelines concentrates on the development of site planning and
site features and their relationship to the property and the entire historic district. The goal
of this section is to encourage continued preservation of the industrial district, while yet still
allowing preservation, development and continued adaptive use of properties.
This district presents a unique situation in its industrial nature composed of primarily 2
different industries, the railroad and the feed mill. When the following site specific issues
are addressed, they should be done so with the reminder that each served a different
industrial function.
BUILDING 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, especially in a commercial or
residential area. This industrial district is not necessarily different.
� Whereas buildings within a commercial area were sited to focus on a potential buyer of
merchandise and buildings within a residential area were sited to provide front yards, the
`�'�` buildings in the industrial area were sited to facilitate industrial machines and mechanisms
to operate that business (i.e. feed mill warehouses and railroad loading docks).
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.
Building setbacks may be consistent with adjacent buildings or with the overriding
setbacks commonly used in this industrial area. Setbacks are an important ingredient in
creating an attractive streetscape to create a comfortable presence for pedestrian
activity while still facilitating the automobile. Spacing patterns between buildings should
also be consistent with that of other industrial buildings within the district.
SITE LIGHTING
Lighting is an important element in commercial, retail and tourism areas that necessitate
sufficient lighting for pedestrian circulation, aesthetics and safety. Historically, lighting in
this industrial district was accomplished with simple exterior incandescent light fixtures,
typically mounted on the buildings.
Consider lighting to accent architectural features of the district, to light freestanding signs,
to illuminate pedestrian walkways and parking lots. Provide low scale lighting for pedestrian
� walkways and appropriate scale lighting for parking areas. Avoid tall parking lot lights and
exposed lighting of any kind, unless it is a part of a period light fixture.
Exh. B of Ord. No. 2002-12
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The design of the lights (globes) and posts (standards) should be simple and not take away
from the architectural character of this industrial district. This industrial district was
�,�;,� historically constructed in a very utilitarian design, such that overly decorative site lighting
may disrupt the architectural character of the district. The use of decorative lights similar
to,the Main Street Historic District may be allowed in pedestrian areas.
When providing site lighting that is located adjacent to residential areas, the use of shielded
lights to prevent glare onto adjacent property is required by city ordinance.
LANDSCAPE AND FEATURES
This industrial district historically contained large amounts of open space that are now
conducive to use of landscape planting and landscape features. Traditionally, industrial
areas had very little historic landscaping (exception: possible trees and gardens for homes).
Where historic landscape features do remain, they should be preserved.
Landscape features can be fences, sidewalks, walls, trees, plants, gardens and any
decorative or utilitarian ground feature important to the nature of this industrial district (i.e.
gravel earth berms at railroad tracks).
For new landscape design, use materials that are compatible with the context of this
industrial district. Landscape plans that are simple in design, using native trees and plants
and secondary in nature to the architectural character of the industrial district are
�x � encouraged. Also consider landscape plans with a low scale that relate to pedestrian
activity at walkways.
�...�
FENCES AND WALLS
Historically, fences and walls were typically not utilized around this industrial district
(exception: Section Foreman's House) as it would tend to hamper operations within a
property. Where fences were typically used, they would have provided an enclosure or
security for materials storage. These were materials pertinent to industrial operations.
These fences were typically open metal or chain link fences.
Contrasting industrial fences were those fences in the residential area that typically defined
yards and the boundary around property and gardens. Wood picket fences, wood rail
fences (Section Foreman's House) and barbed wire or decorative wire fences were the
common residential fence types in Grapevine. Traditionally, picket fences surrounded the
front of the house while rail and wire fences surrounded the agricultural portions of the
property.
New fences and walls. Simple rolled metal fences (chain link or otherwise), wood and wire
and modest wrought iron fences are appropriate for this industrial district. A wood fence
is appropriate for the residential buildings in this district. Avoid privacy fences and privacy
concrete block walls. Low concrete or masonry walls may also be appropriate to this
district.
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
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- for non-historic fences or walls, or new fences or walls are proposed, locate and design in
such a way that will compliment and not conceal the historic character of the property.
„�,,-,�
PARKING LOTS
Parking lots were not present during the early years of Grapevine's history, as much of
early travel was via cart and horse. Therefore the early layout and planning of this industrial
district did not consider the eventual coming (and parking) of the automobile. As the
automobile became used in town, this industrial district (and especially B&D Mills) adapted
to the needs of automobile transportation.
The visual impression of a parking lot has the potential to impact a historic district.
However, the functional planning and layout of this industrial district required open spaces
between and around buildings and structures, which may facilitate development of parking
lots.
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 industrial
buildings.
Their visual impact of a parking lot may be minimized through various methods, which may
include landscape islands interspersed throughout the lot, a softening of the ground surface
(in lieu of asphalt or concrete) and breaking up of parking into different areas between and
around buildings.
Where new or existing parking abuts a public sidewalk, consider screening the parking from
streets and pedestrian areas. Existing parking located adjacent to streets and sidewalks
may be screened to the height of car hoods. This may be accomplished through a
landscaped planter or buffer containing trees and shrubs.
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, shall not be located in front or corner side
yards or should be set back from the edges of buildings or roofs, and screened so that they
are not visible to pedestrians and do not detract from the historic character of buildings.
IV. BUILDING MATERIALS DESIGN GUIDELINES
This section of the design guidelines concentrates on recommendations for the preservation
of original building materials within this industrial district. The goal of this section is to
• encourage continued preservation of the building materials in this area, while yet still
allowing necessary repair/replacement and continued adaptive use of properties.
� The use of inappropriate treatments in repair and restoration work can seriously damage
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3a ' historic structures. These guidelines present general directions for actions.
�,,,.�� The building materials for this district again presents a unique situation in its industrial
nature composed of primarily 2 different industries, the railroad and the feed mill, thus the
use of 2 different building materials, wood and steel.
METAL
Metal as an exterior building material or an internal structural material was traditionally used
on the feed mill activities of this industrial district. The metal of choice was either natural
(unfinished) steel or steel with a galvanized protective coating. Steel structural framing was
used sparingly on the railroad buildings and structures, except railroad tracks.
Preserve and maintain all original architectural metal that contributes to the character of the
buildings and structures or this industrial district. Protect metal from corrosion by
maintaining protective coatings and provide proper drainage of water to discourage
accumulation, which will 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).
WOOD
Wood as an exterior building material was traditionally used on the railroad activities of this
industrial district. Wood trim was used sparingly on the feed mill and other steel industrial
buildings.
Original wood features and elements should be properly maintained and cyclically painted
when required. Provide proper water and site drainage to minimize wood deterioration and
rot. Also maintain wood's protective coatings (paint, stain, sealer, etc.) to prevent its
deterioration.
When necessitated by deterioration, in-kind replacement of original wood elements is
acceptable. If minor deterioration exists, consider wood consolidation and epoxy fillers to
restore wood.
CONCRETE
Concrete as a building material was not used very much in this industrial district. The
primary use of this material is the vertical concrete warehouses at the feed mill and as a
structural foundation for various buildings.
Original concrete buildings should be property maintained. When necessitated by
deterioration, in-kind replacement of concrete is acceptable. Any new concrete should
match the color and texture of existing original concrete.
MASONRY (BRICK 8� CONCRETE)
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Page 21 of 31
Brick and concrete masonry as a building material also was not used very much in this
industrial district. The primary use of masonry is as a veneer finish for the offices at the
;�,,, feed mill, as a structural foundation for the original 1904 mill and as exterior structural walls
for some buildings throughout the district.
Original 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 brick walls carefully. Do not use abrasive cleaning methods for historic brick
masonry, such as sand blasting and high-pressure wash as they can remove the hard
protective surface of old soft brick. Additionally, some chemical cleaners, which are
designed to remove paint from brick surfaces, may be used if caution is exercised.
Avoid painting brick or concrete masonry, unless it was a historic treatment or has
previously been painted.
PAINT
Traditionally, paint was used to protect an underlying building materials (typically wood)
from deterioration. Paint was also used for decorative purposes on wood and metal in this
industrial area, 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 this
industrial district. When possible, research original paint colors 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 this district's character, which may be proposed and approved through
the Minor Exterior Alteration application process. Any colors proposed outside the
adopted palettes should be reviewed by the Commission in the regular Certificate of
Appropriateness process.
V. ARCHITECTURAL ELEMENTS DESIGN GUIDELINES
This section of the design guidelines concentrates on recommendations for the preservation
of original architectural elements within this industrial district. The goal of this section is to
encourage continued preservation and rehabilitation of a building or structure's character
defining features and distinctive architectural elements in this industrial area, while yet still
allowing necessary repair/replacement.
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° WINDOWS AND DOORS
,�w..,� Windows and doors are arguably the most important character defining feature of
buildings. This industrial district contained many different windows and doors relevant to
the successful operation of the area. 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 found at the Section Foreman's
House to the steel frame and sash windows at the feed mill. Doors were also just as
varied and consisted of wood stile and rail doors with vision panels (glass) to large
overhead and/or 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 needing 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 sash 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.
� , 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 sashes (i.e.
one over one sashes) are recommended.
EXTERIOR SIDING
This industrial district also contains many different types of historic siding that vary in age
from the Period of Significance. Some of the earliest siding is wood board and battens
found on the Section Foreman's house, to beveled clapboards and tongue and groove
wood siding on the railroad depot and steel corrugated siding on the feed mill and industrial
buildings.
Existing historic siding should be preserved and maintained. Where the original siding had
(or has) a protective coating, maintain and cyclically reapply the coating as needed. _
Where replacement of the siding is warranted due to the severity of deterioration of original
siding material, replace the siding material in kind. The new should match the original in
size, configuration, profile and material. If a replacement does not match the original, a
replacement that matches the spirit of the original should be considered.
� Y Modem synthetic siding materials, such as vinyl or composite hardboards bear little
Exh. B of Ord. No. 2002-12
Page 23 of 31
° resemblance to historic siding materials. The application of such modem synthetic
materials often involves the removal of original decorative elements such as cornice, corner
��...;� boards, brackets, window and door trim, etc. New synthetic siding shall not be installed.
Removal of existing synthetic siding is not required, but strongly encouraged, to restore
historic patina, finish and appearance.
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.
ROOF, GUTTERS & DOWNSPOUTS
Roofs, gutters and downspouts are critical in the protection of the building from the
elements and to protect from the accumulation of water. Water is a building or structure's
worst enemy.
This industrial district contains many different roof forms and varies from the steeply pitched
wood roof of the section house and depot to a galvanized corrugated metal roof on the feed
mill and blacksmith shop, to a flat roof found on several feed mill buildings.
Preserve and maintain the original roof form and materials, where possible. Avoid altering
the angle or pitch of a historic roof. Where a new roof is necessary, match the pitch, color,
material and pattern of the historic roof as closely as possible.
New roofs. Where possible, install new roofing materials that match the original roofing in
color, texture, profile and material. New contemporary or technologically advanced roofing
materials or coatings may be considered for this district where evidence shows they are
superior to historic roofing materials. Flat or unseen roofs may also be considered for
newer contemporary roofing materials.
Where original gutters and downspouts exist, they should be preserved. Traditionally,
gutters and downspouts consisted of half-round or square gutters attached to fascias and
leading to round downspouts. Where the roof is flat, the removal of water consisted of
gathering the water through a scupper(or leader) along the lower edge of the flat roof(and
sometimes through an exterior parapet wall) to a downspout attached to the building.
These types of gutters, downspouts, scuppers/leaders are still commercially available and
should be considered for installation where appropriate.
Avoid installing new gutters, leaders/scuppers & downspouts made from synthetic
materials, such as vinyl or plastic, as these materials are not compatible with a historic
building. Installation of seamless aluminum gutters and downspouts is also discouraged,
but may be allowed where the profile of a proposed gutter & downspout matches the
original in design or matches the design of the historic building.
AWNINGS 8� CANOPIES
Awnings and canopies traditionally were very important to the use of buildings and
structures throughout this industrial district. Climate control systems did not exist when
� these buildings were constructed and one method used to control the sun and rain were
awnings and canopies.
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Existing historic awnings or canopies should be preserved and maintained. Repair
existing where necessary. When replacement is required, do so within the existing
, � opening size and matching the original design. Where existing awnings and canopies
were constructed of wood, replacements should also be wood, likewise with steel.
New awnings and canopies. Rolled or flat metal canopies, similar to styles formerly
seen on historic buildings on Main Street may be used. They may be attached either
above window and door transoms or between the transoms and display windows, where
existing.
Awnings made from canvas or other fabric materials are allowed and should be a "drop-
front" style. Plastic or modern bubble design awnings should be avoided. Back-lighting
or internal illumination of awnings should not be used. Coordinate the color of awnings
with the color of the building(s) and color palettes approved by the Historic Preservation
Commission.
Awnings and canopies should not be continuous across a fa�ade, but rather relate to
each window or a building's architectural bays. This rhythm is typical of historic
commercial buildings and provides an interest to pedestrians.
As per the building code, all awnings or canopies shall provide at least 8 feet of
clearance above grade.
BUILDING LIGHTING
s Exterior building lighting, just as site lighting, is an important element in the success of
this industrial district. Building lighting is important in commercial, retail and tourist areas
that require sufficient lighting for aesthetics, advertisement, safety and in some cases,
merchandise display. As such, design and install light fixtures that are consistent with
the historic character of this industrial area.
Consider lighting to accent architectural features of the buildings within this district, to light
building signs, and to illuminate pedestrian walkways adjacent to the buildings. Provide low
scale lighting for pedestrian walkways.
The design of the exterior lights should be simple and not take away from the architectural
character of this industrial district. This industrial district was historically constructed in a
very utilitarian design, such that overly decorative building lighting may disrupt the
architectural character of the district.
Exterior gooseneck lights, recessed lights or other incandescent light fixtures
appropriate to the style and period of the building or district are appropriate. Avoid
exposed lighting of any kind unless part of a historic or period light fixture.
BUILDING & GROUND SIGNS
Signs are also critical to the success of this industrial district. They provide pertinent
retail merchant information for a potential shopper or critical tourist information for
visitors to Grapevine. Traditionally, signs were painted onto buildings themselves or on
windows, as is evident on the feed mill and feed store. Where existing historic signs
E�. B of Ord. No. 2002-12
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remain, they should be preserved and restored.
:�f-� In commercial or retail areas, the building itself may be considered part of the sign and
painted to appropriately. The use of wall and projecting signs are encouraged. Locate
signs so that they relate to and compliment architectural features of the building.
For businesses located in 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 on buildings with
multiple tenants.
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, or on the building itself. Lighting of
signs should be done externally with incandescent bulbs or gooseneck lighting using
appropriate fixtures to the style of the building. Neon signs can enhance a commercial,
retail or restaurant area by creating a sense of fun and festivity, however, excessive use
can also detract from the industrial district. Neon should be used inside windows only
and occupy a limited amount of space within the window.
Sandwich board signs are typical of historic commercial and retail area and are
encouraged for pedestrian traffic in this industrial district. 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 it's
mounted on. Generally, serif styles may be used for commercial and retail uses within
late 19th and early 20`h century buildings. San serif styles may be used for commercial
and retail uses within buildings dating from the 1930-50s.
Avoid garish colors or patterns and avoid a clutter of signs on the building or windows
and limit the number and size of signs.
VI. NEW BUILDING CONSTRUCTION DESIGN GUIDELINES
This section of the design guidelines concentrates on recommendations for the construction
of new buildings within this industrial district. New buildings are considered additions to
historic buildings and new stand alone construction. The goal of this section is to
encourage appropriate and compatible new construction for this industrial district, while still
retaining the historic architectural character of the historic district.
NEW CONSTRUCTION INFILL
._ _ The Secretary of the Interior's guidelines for new buildings in historic districts encourage
similarity of form and materials, but not actual replication. Review of proposed designs
Exh. B of Ord.No. 2002-12
Page 26 of 31
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,
including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly
contemporary. Only when a previously demolished historic 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
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 if it is recessed at least 18 inches
from the historic building facade or a connection is used to separate old from new.
x k New vertical additions should be set back from primary facades so as not to be readily
apparent from the facing street.
NEW BUILDING FORM, MASS AND SCALE
Traditionally, mass and scale are building patterns, particularly on Main Street, that
defined an edge and height for a historic district. This industrial district is different in that
the mass and scale of buildings did not necessarily define its edge, except for the
railroad tracks. However, mass type and scale do represent landmarks of various kinds
for the community. Again, the mass and scale of these buildings and structures were
representative of their utilitarian nature and uses.
New construction forms, massing and scale should incorporate or compliment the
existing mass and scale found within this industrial district. 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.
NEW BUILDING MATERIALS
` ' New building materials should be visually compatible with the predominate building
materials for this industrial district. This district was primarily built with 2 building materials,
�•. wood and steel.
E�ch. B of Ord.No. 2002-12
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New building construction should, as best as possible, be representative of these 2 primary
materials. Secondary materials on new construction could be those used in other buildings
r� � within this district.
Modern synthetic siding materials, such as vinyl or composite hardboards bear little
resemblance to historic materials in this district 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.
�£: ..�
Exh. B of Ord.No. 2002-12
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VII. APPENDIX
.k�-..,�.n:
The Secretary of the Interior's Standards for the Treatment of Historic Properties, 1995.
PRESERVATION IS DEFINED as the act or process of applying
measures necessary to sustain the exisfing form, integrity and
materials of an historic property. Work, including preliminary
measures to protect and stabilize the property, generally focuses
upon the ongoing maintenance and repair of historic materials
and features rather than extensive replacement and new
construction. New exterior additions are not within the scope of
this treatment;however, the limited and sensitive upgrading of
mechanical, electrical and plumbing systems ad other code-
required work to make the properties functional is appropriate
within a preservation project.
1. A property will be used as it was historically, or be given a new use that maximizes the
retention of distinctive materials, features, spaces and spatial relationships. Where a
treatment and use have not been identified, a property will be protected and, if necessary,
stabilized until additional work may be undertaken.
2. The historic character of a property will be retained and preserved. The replacement of intact
or repairable historic materials or alteration of features, spaces and spatial relationships that
characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place and use. Work
needed to stabilize, consolidate and conserve existing historic materials and features will be
.: , physically and visually compatible, identifiable upon close inspection, and properly
documented for future research.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. The existing condition of historic features will be evaluated to determine the appropriate level
of intervention needed. Where the severity of deterioration requires repair or limited
replacement of a distinctive feature, the new material will match the old in composition,
design, color and texture.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
Exh. B of Ord.No. 2002-12
Page 29 of 31
RESTORATION IS DEFINED as the act or process of accurately
�� � depicting the form, features and character of a property as it
appeared at a particular period of time by means of the removal
of features from other periods in its history and reconstruction of
missing features from the restoration period. The limited and
sensitive upgrading of inechanical, electrical and plumbing
systems and other code required work to make properties
functional is appropriate within a restoration project.
1. A property will be used as it was historically or be given a new use which reflects the
property's restoration period.
2. Materials and features from the restoration period will be retained and preserved. The
removal of materials or alteration of features, spaces and spatial relationships that
characterize the period will not be undertaken.
3. Each property will be recognized as a physical record of its time, place and use. Work
needed to stabilize, consolidate and conserve materials and features from the restoration
period will be physically and visually compatible, identifiable upon close inspection, and
properly documented for future research.
4. Materials, features, spaces and finishes that characterize other historical periods will be
documented prior to their alteration or removal.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize the restoration period will be preserved.
6. Deteriorated features from the restoration period will be repaired rather than replaced. Where
the severity of deterioration requires replacement of a distinctive feature, the new feature will
� match the old in design, color, texture and where possible, materials.
7. Replacement of missing features from the restoration period will be substantiated by
documentary and physical evidence. A false sense of history will not be created by adding
conjectural features, features from other properties, or by combining features that never
existed together historically.
8. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
9. Archeological resources affected by a project will be protected and preserved in place. If
such resources must be disturbed, mitigation measures will be undertaken.
10. Designs that were never executed historically will not be constructed.
Exh. B of Ord. No. 2002-12
Page 30 of 31
REHABILITATION IS DEFINED as the act or process of making
�� » possible a compatible use for a property through repair,
alterations and additions while preserving those portions or
features which convey its historical, cultural or architectural
values.
1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces and spatial relationships that characterize a
property will be avoided.
3. Each property will be recognized as a physical record of its time, place and use. Changes
that create a false sense of historical development, such as adding conjectural features or
elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old
in design, color, texture and where possible, materials. Replacement of missing features will
be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
g possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations or related new construction will not destroy historic
materials, features and spatial relationships that characterize the property. The new work will
be differentiated from the old and will be compatible with the historic materials, features, size,
scale and proportion and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in a such manner
that, if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
E�. B of Ord. No. 2002-12
Page 31 of 31
RECONSTRUCTION IS DEFINED as the act orprocess of
�,,. ,,,; depicting, by means of new construction, the form, features and
detailing of a non-surviving site, landscape, building, structure, or
object for the purpose of replicating its appearance at a specific
period of time and in its historic location.
1. Reconstruction will be used to depict vanished or non-surviving portions of a property when
documentary and physical evidence is available to permit accurate reconstruction with
minimal conjecture and such reconstruction is essential to the public understanding of the
property.
2. Reconstruction of a landscape, building, structure, or an object in its historic location will be
preceded by a thorough archeological investigation to identify and evaluate those features
and artifacts which are essential to an accurate reconstruction. If such resources must be
disturbed, mitigation measures will be undertaken.
3. Reconstruction will include measures to preserve any remaining historic materials, features
and spatial relationships.
4. Reconstruction will be based on the accurate duplication of historic features and elements
substantiated by documentary or physical evidence rather than on conjectural designs or the
availability of different features from other historic properties. A reconstructed property will re-
create the appearance of the non-surviving historic property in materials, design, color and
texture.
5. A reconstruction will be clearly identified as a contemporary re-creation.
6. Designs that were never executed historically will not be constructed.
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