HomeMy WebLinkAboutORD 2001-064 ORDINANCE NO. 2001-64
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL01-05 IN ACCORDANCE WITH SECTION
39 OF ORDINANCE NO. 82-73, APPENDIX "D" OF THE
CODE OF ORDINANCES, THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING LOT 7R OF THE G.E. HURST
SUBDIVISION IN THE WM. DOOLEY SURVEY, ABSTRACT
422, AND MORE SPECIFICALLY DESCRIBED HEREIN, IN
A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT
REGULATIONS; PROVIDING FOR THE ADOPTION OF THE
W.D. AND EDNA DEACON HOUSE HISTORIC DISTRICT
DESIGN GUIDELINES; CORRECTING THE OFFICIAL
ZONING MAP; PRESERVING ALL OTHER PORTIONS OF
THE ZONING ORDINANCE; PROVIDING A CLAUSE
RELATING TO SEVERABILITY; DETERMINING THAT THE
PUBLIC INTERESTS, MORALS AND GENERAL WELFARE
DEMAND A ZONING CHANGE AND AMENDMENT THEREIN
MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED
� ; THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR
EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE
,�..�� DEEMED COMMITTED EACH DAY DURING OR ON WHICH
AN OFFENSE OCCURS OR CONTINUES; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning & Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council of
the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the site;
safety from fire hazards and measures for fire control, protection of adjacent property from
flood or water damages, noise producing elements and glare of the vehicular and
��� stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
property, street size and adequacy of width for traffic reasonably expected to be generated
by the proposed use around the site and in the immediate neighborhood, adequacy of
parking as determined by requirements of this ordinance for off-street parking facilities,
location of ingress and egress points for parking and off-street locating spaces, and
protection of public health by surfacing on all parking areas to control dust, effect on the
promotion of health and the general welfare, effect on light and air, the effect on the
transportation, water sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following factors
in making a determination as to whether this requested change should be granted or
denied; effect on the congestion of the streets, the fire hazards, panics and other dangers
possibly present in the securing of safety from same, the effect on the promotion of health
and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city; and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
e a public necessity for the zoning change, that the public demands it, that the public interest
clearly requires the amendment, that the zoning changes do not unreasonably invade the
�z:� rights of those who bought or improved property with reference to the classification which
existed at the time their original investment was made; and does find that the change in
zoning lessens the congestion in the streets, helps secure safety from fire, panic and other
dangers; promotes health and the general welfare; provides adequate light and air;
prevents the overcrowding of land; avoids undue concentration of population; facilitates the
adequate provisions of transportation, water, sewerage, schools, parks and other public
requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the property requested for a change since this property was originally
classified; and, therefore, feels that a change in zoning classification for the particular piece
of property is needed, is called for, and is in the best interest of the public at large, the
citizens of the City of Grapevine, Texas and helps promote the general health, safety, and
welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
��.�.,
Section 1. That the City does hereby designate a historic landmark subdistrict
� HL01-05 in accordance with Section 39 of Ordinance No. 82-73, being the Comprehensive
ORD. NO. 2001-64 2
Zoning Ordinance of the City of Grapevine, Texas same being also known as Appendix "D"
of the City Code in a district zoned "R-7.5" Single Family District Regulations within the
{ following described property: 204 South Dooley Street, specifically described as Lot 7R,
of the G.E. Hurst Subdivision in the Wm. Dooley Survey, Abstract 422, and in addition
thereto, the adoption of the W.D. and Edna Deacon House Historic District Design
Guidelines as conditions, regulations and safeguards in connection with the said historic
landmark subdistrict, a copy of said criteria being attached hereto and labeled Exhibit "A".
Section 2. The City Manager is hereby directed to amend the official zoning map
of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City
of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from
� fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
,�.:� provisions of transportation, water, sewerage, drainage and surFace water, parks and other
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 shalt 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. 2001-64 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 21st day of August, 2001.
APPROVED:
1Nilliarn D. Tate
Mayor
ATTEST:
�� k
�
Lin a Huff
City Secretary
APPROVED AS TO FORM:
,�°'`r.
�-�. --���"��
Jor�n F. Boyle, Jr
City Attorney
�
ORD. NO. 2001-64 4
�� EXHIBITII_ TO G.p _
. � Page of _.1L..--
Desiqn Guidelines
The W. D. and Edna Deacon House
204 S. Dooley Street
Grapevine, Texas
Grapevine Township Revitalization Project, tnc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
April 25, 2001
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�
EXNIBIT� TO 1��� ' � ;
Table of Contents Page �_ Of .��
PREFACE
I. SITE
■ Setbacks
■ Driveways, Parking Lots
■ Service and Mechanical Areas
■ Fences
II. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Windows
III. EMBELLISHMENTS
■ Awnings-Canopies
■ Exterior Lighting
�� IV. NEW BUILDING CONSTRUCTION
;� � • Infill
■ Additions to Historic Buildings
:�.;,,,.�
Page 2
EXHI8IT� TO � �' - '
Page j of �
........: . �. �
� . Preface
:� . ,.:,�..
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The W.D. and Edna Deacon House originally was located at 3010 Heritage Avenue in Euless,Texas.
It was sited on 45 acres of the J. H. Havens Survey (sometimes spelled Havins) at the southeast
corner of Heritage Avenue and Glade Road. W.D. Deacon and his father, W.G. Deacon, received
title to the land in 1898 following a court battle between the elder Deacon and his wife's siblings.
W.G. Deacon came to Texas in 1882 from Rockbridge County, Virginia. He married Susan
Harrington in 1888. They had two children, Bertha May, born in 1889, and William Douglas Deacon,
born in 1890. Susan Deacon died on January 7, 1892 and Bertha May died two days later. Susan's
father, Ryan Harrington, died in 1884 and her mother, M.L. Harrington,died in 1890. Neither parent
left a will. W.G. Deacon filed suit against Susan's siblings for a share of the Harrington's property.
In 1898, the District Court of Tarrant County divided the Harringtons' property into five lots and
awarded Lot 1 to the Deacons. It contained 45 acres on the northem end of the J. H. Havens Survey
southwest of the town of Grapevine.
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&,.,�..81�
204 S. Dooley Street.
In November 1903, W.G. Deacon deeded the 45 acres to his son William (Bill) D. Deacon for one
dollar. In 1908, Bill married Edna Maude Fuller. Edna was the daughter of James Riley and Fanny
(Blessing) Fuller from nearby Euless. The young couple lived in an old farm house on the Deacon
property and had two sons, William Floyd and Larkin Earl. In 1918, a tornado damaged the house
and the Deacons had a new house constructed to replace it. The house was built in the popular
Bungalow/Craftsman design and featured such hallmarks of the style as bracketed eaves, exposed
rafter tails, and a gabled porch supported by tapered columns on piers, in this case, piers that were
also tapered and sheathed with wood siding.
Bill Deacon was engaged in produce farming, poultry production, and hand feed mixing on the farm
while also working as a salesman for the W.T. Raleigh Company. He traveled around Tarrant and
� Denton counties selling Raleigh products. News of the family's feed mixing spread and they began
selling this feed as well as chicks to their neighbors. The eggs for this enterprise came from the
family's breeder flock housed in four poultry buildings. In 1929, with the help of their two sons, the
Deacons established a feed business on Main Street in Grapevine. A few years later, Mrs. Deacon
Page 3
EXHIBIT� TO ��`'���/-��
Pa9e .�_ of �(1._.
- moved the hatchery to the Grapevine location where she and her sister,Jenny Payton,operated that
�y, ,, portion of the business.
In 1936, Bill established B&D Mills with Jerome Kirby Buckner, purchasing the former Simons-Wood
Feed Store. B& D Mills initially provided custom grinding for local dairy and livestock producers. In
June 1938, William Floyd (Floyd) Deacon joined the company and in December of that year, the
Deacons purchased Buckner's interest so that the facility was solely owned by the Deacon family.
On January 1, 1945, Bill's youngest son, Larkin Earl (Earl), joined the company and a one-third
partnership was formed among the family. Although the partnership operated as Grapevine Milling
Company, it continued to be known as B& D Mills.
Over the years, the Deacons enlarged the facility and expanded the business to include turkey
production through the creation of a separate poultry producing company known as Master Made
Farms, Inc. Master Made Farms became one of the state's largest contract turkey producers. By the
1950s, B & D Mills had become a pioneer in bulk delivery of feeds by becoming the first feed
company in Texas to provide bulk feed products. Throughout most of the 1940s through the 1960s,
B &D Mills was the leading employer in Grapevine. With its market spread across Texas and north
into Oklahoma, the company's economic reach had a profound impact on the city. In addition, both
Floyd and Earl Deacon assumed many leadership roles in the community. Floyd Deacon served as
mayor of Grapevine from 1947-1948 and served on the City Council in the 1960s. Earl Deacon
served on the Board of Directors of the Grapevine I.S.D. Both men also uvere active in various
industry associations.
In 1943, Bill and Edna Deacon moved to 304 East College Street in Grapevine but retained ownership
of the property near Euless. Both sons lived in the house for awhile and then it was probably leased
_� � out until the 1950s when B & D Mills established a research farm on the property. The farm's
manager lived in the house. However, as early as 1917, the Deacons had begun selling small
portions of the original 45 acres. In 1960, Bill Deacon sold the remaining 21.2 acres of the farm for
�'� one dollar to B& D Mills,which by this time included only the two sons as the general partners. The
resaarch farm was shut down around 1970, and the house and acreage were once again leased out.
In 1984, Earl Deacon sold the remaining property containing the house to various members of the
Deacon family. In 2000, this property was sold to the Target Corporation. The house and related
outbuilding were donated to the City of Grapevine and moved to 204 S. Dooley Street.
The W.D. and Edna Deacon House is significant as an excellent example of a Bungalow style house.
This style was the most popular housing style in the United States during the first quarter of the 20th
century. Hallmarks of the style include the gabled porch supported by tapered columns, bracketed
eaves, and exposed rafter tails. Although this house originally was located in a rural setting, it is
similar to other Bungalow style houses in Grapevine,reflecting the growing trend of early 20th century
farmers and rural dwellers to choose housing styles that blurred the distinction between urban and
rural design.
In addition,the W.D.and Edna Deacon house is significant for its association with the Deacon family.
The Deacons were highly significant for their contributions to the agricultural history of Grapevine and
the State of Texas, the economic vitality of Grapevine, and for their civic leadership. Because the
house could not be preserved on its original location, it seems appropriate that it will be preserved
in the city in which the Deacon family has contributed so much.
The W.D. and Edna Deacon House is an exceltent example of the Bungalow/Craftsman sryle of
residential architecture. The style was the most popular housing style in the United States during the
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first quarter of the 20th century.
The Deacon House is a 1-story wood-framed dwelling with a cruciform pfan. The exterior wa s are
sheathed with 117 siding and are slightly flared above the foundation on the facade and the side
gabled bays. A front gabled roof with exposed rafter tails and sheathed with asphalt shingles covers
the building. Lower cross gables over projecting bays are located on the north and south elevations.
The facade of the house faces east and features a full-width, lower projecting gabled porch. Three
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- triangular wood brackets are located under the eaves. An attic vent or window is currently boarded
, over.
Historic photographs indicate that the porch gable was originally supported by two slightly tapered
wood columns with Arts and Crafts detailing at the tops. These columns surmounted tapered porch
piers that were covered with 117 siding. Two similar wood piers flanked the center front steps that
led to a wood porch floor. At an unknown date, the porch floor was replaced with concrete and the
porch piers were altered. Rehabilitation plans call for the restoration of the former porch piers.
Beneath the porch gable is an entrance that is slightly off-center to the right. The wood door is of the
Craftsman style and has three vertical lights. This door is protected by a wood screen door. Flanking
the entrance to the right and left are hung wood windows with a 5/1 vertical glazing pattem. The door
and all of the windows are framed with a simple crown molding with the exception of those located
on the rear gable.
The north and south elevations are very similar and feature projecting lower gabled bays.
Underneath the gable eaves are three brackets similar to those on the front of the house. The front
of the gable bays each have paired 4/1 vertical light hung wood windows. The side elevations of each
bay have one 4/1 windows. In addition,the side elevations of the main house also have single 4/1
hung windows. However, the west end of the north elevation has one 6/6 hung wood window. This
window is located in an area that may have been a rear porch that was later enclosed, thus
accounting for the different glazing pattern and flat trim around the window. A chimney originally
pierced the slope of the south side of the roof near the ridge toward the rear of the house.
As indicated above,the rear(or west)elevation has a lower projecting gabled bay that originally may
have been a porch. Underneath the gable is one 6/6 hung window and a wood slab door protected
x � by a wood screen door. Triangular brackets like those on the other gables also are found on the rear
gables.
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Also moved with the house was a 1-story barn or outbuilding. It will be placed at the southwest comer
of the property. The building is front gabled with a longer plain on one end. The roof is covered with
metal panels and the exterior is sheathed with 117 siding. The main facade of the building has two
entrances and a centrally placed multi-paned window covered by a bracketed awning. The interior
walls and ceifing are composed of vertical wood planks and the partition walls are of plywood.
Allowing this property to authentically tell its own story of its period and time, while reinforcing the
historical Period of Significance(1918-20)with necessary preservation, rehabilitation and restoration,
is the goal of the historic landmark designation. The preservation of original architectural features,
especially windows, doors, porch and siding, is preferred, rather than"modernization"or"updating"
of older features, or imposing a false"historical look"on newer features.
The repair of original materials, rather than their replacement can best preserve the historic character
of the property. Repair and restoration is often more cost effective than replacement, conserves
energy and reduces the amount of trash added to landfills.
New construction (additions or rehabifitation)to the home should reflect the character of the home
during its period of significance. Constructed for residential use, it's massing, roof shapes, porch
configurations and materials that reflect the architectural character of the home during its historic
period should be preserved. The design of any new architectural features shall have key efements
of a primary historic style already existing in the home and shall be clearly compatible with and
complimentary to its adjacent features.
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SITE
Retain the historic relationships between buildings, landscaping features and open space. Avoid
"�" " rearranging the site by moving or removing buildings and site features, such as walks, drives and
fences,that help define the residence's historic value.
SETBACKS
Building setbacks should be consistent with adjacent buildings or with the style of the building.
Setbacks are an important ingredient in creating an attractive streetscape. Buildings should be
set back to a line that is consistent with their neighbors and land use. For example, a residential
setback should retain the setback of adjacent and nearby structures, with landscaping along the
street right-of-way.
Residential buildings with a commercial use in residential areas should be set back in a manner
consistent with setbacks of neighboring or similar residential structures.
Maintain building orientation pattern,with the front facade facing the street. Maintain spacing
patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
"''� Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless
proven with historic documentation) in front or corner side yard, so that the character of the
�._ . landscaped yard can be reinforced.
New parking lots for commercial uses should not be located adjacent to sidewalks in the district.
Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner
side yards. This is important to both the preservation of historic character, and to the strengthening
of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic District. Existing
parking lots located adjacent to streets and sidewalks may be screened to the height of car hoods.
This will provide a certain level of continuity of the building fa�ade line;it will screen unsightly views;
and it will provide a level of security by allowing views to and from the sidewalk.
FENCES
Historically, fences around historic houses defined yards and the boundary around property and
gardens. Wood picket fences,wood rail fences and barbed wire or decorative wire fences were the
common fence types in Grapevine. Traditionally, picket fences surrounded the front of the house
while rail and wire fences surrounded the agricultural portions of the property. Maintain historic
fences.
New fences. Simple wood picket fences, wood and wire and wrought iron fences are appropriate.
Avoid chain-link fences, privacy fences and concrete block fences for the street sides of property.
�, . Wood privacy fences may be allowed when installed in the rear yard and behind the front fa�ade
of a property. Utilitarian/privacy fences should not be installed in front of a historic building or
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beyond the line of the front fa�ade of a historic building.
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Replacing fences. If replacement is required due to deterioration, remove only those portions of
historic fences that are damaged beyond repair and replace in-kind, matching the original in
- material, design and placement. If replacement is necessary for non-historic fences, or new fences
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are proposed, locate and design the fence in such a way that will compliment the historic boundary
of the property without concealing fhe historic character of the prope .
SERVICE AND MECHANICAL AREAS
Service and mechanical areas and equipment should be screened from the street and other
pedestrian areas.
All garbage and equipment storage areas should be screened from the street.
Mechanical equipment, including satellite dishes, shall not be located in front or corner side yards
or should be set back from the edge5 of roofs, and screened so that they are not visible to
pedestrians and do not detract from the historic character of buildings.
BUILDING FABRIC
PRESERVATION
Preserve, stabilize, and restore original building form, ornament and materials.
Any missing or severely deteriorated elements may be replaced with replicas of the original. Ensure
-� � that roof,window, porch and cornice treatments are preserved, or when preservation is not possible
duplicate the original building element.
�"°'� When rehabilitating, remove non-historic alterations.
Often, "modern" renovations conceal the original facade details. If not, the original style may be
recreated through the use of historic photographs.
Where replication of original elements is not possible, a new design consistent with the originai style
of the building may be used.
Reconstruction of building elements should reflect the size, scale, material and level of detail of
the original design.
Preserve older renovations that have achieved historic signiticance. Older structures or
additions may have, at some time, been renovated with such care and skill that the renovation
itself is worthy of preservation. Usually, such renovations may date from before 1940.
EXTERIOR FINISHES
Original wood finishes should be maintained and painted or, when necessary, replaced in kind.
Modern synthetic siding materials such as vinyl or metat bear little resemblance to historic siding
materials. The application of such modern synthetic materials often involves the removal of original
decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New
''�`" synthetic siding shall not be installed; removal of existing such materials is not required, but strongly
encouraged, to restore historic patina, finish and appearance.
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Original asbestos siding should be maintained and painted, or when necessary, replaced with
synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing
_ wood siding is not required, but strongly encouraged, to restore historic patina, finish and
- appearance.
� Original masonry surfaces should be maintained and not be painted, unless severe deterioration of
the brick or stone can be shown to require painting. If the color or texture of replacement brick or
stone cannot be matched with existing, painting may be an appropriate treatment.
Paint colors should be complimentary to each other and the overall character of the house. When
possible, research the original paint color and finishes of the building's historic period; the right
colors respect the historic building.
The Historic Preservation Commission shall adopt, as necessary, a paint palette(s) appropriate
to the districYs character,which may be proposed and approved through the Minor Exterior
Alteration application process. Any colors proposed outside the adopted palette may be
reviewed by the Commission in the regular Certificate of Appropriateness process.
WINDOWS
Original window framing and lites (panes of glass) configurations should be preserved and
maintained or replaced in kind.
When replacement is necessary, do so within existing historic opening. Replacement of non-original
windows should consider the use of historically appropriate wood windows. Use same sash size to
° ° avoid filling in or enlarging the original opening. Clear or very slightly tinted window glass may be
used. No reflective or heavily tinted glass shall be used.
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Should the owner wish to install security bars, they should be installed on the interior of win ows
and doors.
Storm windows. The use of interior storm windows is encouraged. Storm windows are available
which can be installed on the interior of windows. This helps to preserve the exterior historic
character of the building.
Should storm windows need to be installed on the exterior of the historic windows, storm
windows constructed of wood and conftgured to match the historic sashes (i.e. one over one
sashes) are recommended.
If inetal storm windows are installed, paint to blend with surrounding elements.
EMBELLISHMENTS
AWNINGS-CANOPIES
New awnings and canopies should not be installed above windows or doors.
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EXTERIOR LIGHTING
- •Lighting is an important element in residential areas. Fixtures shouid be consistent with the
historic character of the house.
Appropriate incandescent light fixtures to the style of the district should be used.
Avoid exposed lighting of any kind unless part of a historic fixture.
NEW BUILDING CONSTRUCTION
INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts encourage
similarity of form and materials, but not actual replication. New construction proposals and the
rehabilitation of non-historic buildings will be reviewed based on these Criteria. Judgement will
be based on the compatibility of the design within the context of the property's adjacent and
nearby historic buildings.
The design of new buildings should have key elements of the building's historic period of
significance including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only
when a previously demolished historic Grapevine building can be accurately replicated may a
reproduction be considered.
Infill buildings between historic buildings should be similar in setback, roof form, cornice line and
'"' " materials,to one of the adjacent buildings. Relate height of new building to the heights of adjacent
structures. Avoid new buildings that tower over existing ones.
Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent) and brick are
appropriate exterior building finishes for the historic house. Fake brick or stone or gravel aggregate
materials shall never be used.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should replicate the style of the main building if possible; otherwise
they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines
and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20�'century buildings
where the use of�unpainted aluminum or steel was part of the original design and should be
maintained.
A new addition should, if at all possible, be located at the rear of the historic building. If this is not
possible, the addition may be added to the side if it is recessed at least 18 inches from the historic
��� building facade or a connection is used to separate old from new.
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- New verticai additions should be set back from primary facades so as not to be readily apparent
• from the facing street.
When reproducing elements that were originally part of a historic building they should be replicated
when evidence of the actual detail has been documented by photographs, drawings, or remaining
physical evidence. If no evidence exists, elements typical of the architectural style may be used.
Historic photographs can provide information on the original elements of the building.
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