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Home My WebLink AboutORD 2017-054 ORDINANCE NO. 2017-054 IL AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS, DESIGNATING A HISTORIC LANDMARK SUBDISTICT HL17-03 DESIGNATING THE AREA OF 330 SOUTH CHURCH STREET AND LEGALLY DESCRIBED AND PLATTED AS LOT 1C (S50'1), BLOCK 11, CITY OF GRAPEVINE ADDITION,ABSTRACT 422, WILLIAM DOOLEY SURVEY AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE 330 SOUTH CHURCH STREET 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); DECLARING AN LEMERGENCY 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 and 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 (HL17-03) in accordance with Section 39 of Ordinance No. 82-73, being the Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known as Appendix "D" of the City Code of Grapevine, Texas, in a district zoned "R-7.5" Single Family District Regulations within the following described property: 330 South Church Street and platted as Lot 1C (S50'1), Block 11, City of Grapevine Addition, Abstract 422, William Dooley Survey, more fully and completely described in Exhibit"A", attached hereto and made a part hereof; and, in addition thereto, the adoption of the 330 South Church Street Historic District Preservation 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". Ordinance No. 2017-054 2 Section 2. That 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. That 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. That any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That 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 August, 2017. Ordinance No. 2017-054 3 APPROVED: +62-- William D. Tate Mayor ATTEST: GRAPE Tara Brooks 'y ` City Secretary * * * APPROVED AS TO FORM: N‘ John F. Boyle, Jr. City Attorney Ordinance No. 2017-054 4 EXHIBIT TO DU o2471b Page_i___of 17 GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM I 1. Name I . Historic Cummings House And/or common 2. Location Address 330 South Church Street land survey Location/neighborhood: City of Grapevine block/lot Block 11;Lot 1C(S501) tract size 6,000 sq.ft. I3. Current zoning Residential Single Family I 4. CLssifiation Category Ownership Status Present Use _ district _ public z occupied _ agriculture _ museum building(s) z private _ unoccupied _ commercial _ park z structure _ work in progress education x residence site Accessible _ Entertainment _ Religious yes:restricted government _ scientific z yes:unrestr. _ industrial _ transportation _ no military other 5. Ownership Current owner. Stephen Ferguson phone: Address: 1701 Cimarron Trail city: Grapevine state: TX ziF 76051 6. Fonn Preparation Name&tide Sallie Andrews&David Klempin org tion: Historic Preservation—City of Grapevine Contact David Klempin phone: 817-410.3197 7. Representation on ExistingSurvey Tarrant County I istoric Resources National Register of Historic Places - Recorded Texas Historic Landmark _ other - Texas Archaeological Landmark for office Nee oRly 8. Date Recd: Survey Verified: _ Yes _ No 9. Field Chk date: By: 10. Nomination Archaeological _ Structure _ District Site Structure do Site EXHIBIT$,TO OeD 4:1241 0E14 Page of Jill I11. Historic Ownership original owner N.A.Cummings sig iGcint later owner(s) Wayne Hooves,retired Braniff pilot who moved to Grapevine in 1971 I12. Construction Dates Original 1946 attentions/additions Filled-in room addition by 1948. 13. Architect osigioal construction sheations/additions 14. Site Features natural urban design I 15. Physical Description1 Condition Check One: Check One: excellent x deteriorated _ Unaltered x Original site good _ ruins _ altered _ Moved(date ) fair unexposed Dernikp vain ad stied f' )per i,a dr:ON a ne,w emereas sed rektiu dip ,rnaastli gEad ie(gnomes,ejects,rte). Ebion*ex patisril miesielrwed aid r! (i)gabrl:find drake,mak end lie • ti 1 F..- 1. `s%ar�'»+' ",� • . T Q� • Cummings House,c.1946 The first owner of this house was N.A.Cummings.The small minimal traditional house was built in 1946,it was expanded through the years and now contains 892 square feet of living space.The original house is asym- metrical,comprised of two intersecting gable masses forming a T shape.The front poach was enclosed to cre- C : •-',hIT A,TO s_ 'D,64 Page of / m a foyer;the rear porch was enclosed to create a room.The house is now square in plan. A con- structed on the southwest cocoa of the house,is now in poor condition.A narrow 1-car detached garage is lo- oted to the rear of the house along the south property line.There are two large tees,one in the front yard and one along the south side of the property.The existing house and detached garage foundations have failed and both deteriorated. ' t4 A .( * South Elevation North Elevation r.••. - • `t�. - .-} ,. _yam . rtil Y • -v ./5- N UtP• ' • ...r • •• P • •-' • •';'.40100r::*** '''."-•'' - t West Elevation EXHIBIT TO QM 411 Page 1� c+ Existing Plans and Elevations ! r- r :-- II �� I I I L .. : • a 111111, ROOPLAN FIRST FLOOR PLAN w.F r- iirr.11 -.I- - . - ` 1 ((Ii ; FRONT ELEVATION RIGHT ELEVATION wr. ! tN. 40,tNt''''''. ... -ase-au---- 1 nrj N"..."1 .1 E o i T-0^.) i . . Yip 1 w_ I LEFT ELEVATION REAR ELEVATION rrwv mg VW, EXHIBIT A TO .9.on-664 Page of 16. Historical Sigoifance StairiaswtsfbirtYriss/ d arkowhi tifn , lath* aad7an/irAmos,*mid wads aaJimposts permaagrr,iirfhaaa s aur aag6hrkw4 as Aft thy,ea According to the historic tax records,it appears that this property was purchased by N.A.Cummings in 1946. The historic 1948 aerial map shows the house with a room that had been added to the original structure. In 1961 a loan was obtained from 1"National Bank Grapevine for$2,000. In 1946 the house was sold to Mrs. Susie Coburn,then to W.C.and Lois Marie Sale,Roy R.and Addie Murray,Cesar and\Tiegtnia Gonaaks,Paul and Karen Haack,Diane and Russell Towel',and to Stephen Ferguson the current owner. In 1990 it was sold to Wayne Hoover,a retired Braniff pilot who moved to Grapevine in 19 71;he is mentioned in the Grapevine Area History book It should be noted that this property is adjacent to and north of the property owned by John Nub,the only son of Thomas Jefferson and Elizabeth Mouser Nash who owned Nash Fain. John Nub and Nannie Hall Nash were married in 1881 and resided at 342 S. Church Street. Their descendants lived at 342 S. Church Street until 1968. The John Nash home site and property is now the Grapevine Housing Authority develop- ment. 17. Bibliography Grapevine Area History book,1979,edited by Chutes H.Young. Map–Grapevine and Area Late 1800s–1920 by W.D.(Ted)Wilmait. 1948 aerial photograph 18. Attachments District or Site map _ Additional dacdptive material — Site Plan _ Footnotes Photos(historic do current) Other( E 'I-1IBIT ! TO61" Page of 1 IDesignation: t A. Character,interest or value as part of G. Identifation as the work of an archi_ the development,heritage or cultural tact or master builder whose individual characteristics of the City of Grape- work has influenced the development vine,State of Texas of the United of the city. States. B. Location as the site of a significant H. Embodiment of elements of arebitec- historial event. anal design,detail,materials or caftamaneip which represent a sig- ni5ant architecture innovation. C. Identifation with a person or persons I. Relationship to other distinctive build- who significantly contributed to the Ings,sites or areas which are eligible culture and development of the city. for preservation according to a plan based on historic,cultural or architec- ture motif. D. Exemplification of the cultural,eco- J. Unique location of singular physical comic,social or historical heritage of characteristics representing an esab- the city fished and familiar visual feature of a neighborhood,commomty or the city. E. Portrayal of the environment of a K. Archaeologic',value in that it has group of people in an era of history produced or can be expected to pro- characterized by a distinctive architec- duce data affecting theories of historic tural style. or prehistoric value. F. Embodiment of distinguishing charas- L Value as an aspect of community sen- teristics of an architectural type or timent or public pride. Recommendation The Grapevine Township Revitalization Program re- quests esquests the Grapevine Historic Preservation Commis- Sean Shope,Chairman ion to deem this nominated landmark meritorious of Grapevine Historic Preservation Ca:mission designation as outlined in Chapter 39,City of Grape- vine Comprehensive Zoning Ordinance. David 1C1empin Further,the Grapevine Historic Preservation Commis- Historic Preservation Officer 'ion endones the Preservation Criteria,policy recom- mendations and landmark boundary as presented by the City of Grapevine Development Services Depart- Development Williams,eentDepartment EXHIBITA TO Page of.14_ IHistoriallllaker The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative masker pro- gram for properties that are officially(individually or located within)designated Historic Landmark Sub-districts. Please indicate if you are interested in obtaining one or both markers for your property. There is no fee for either of the mast- as,however,the Grapevine Historical Society will only fund two(2)of the medallion and text plaque(second option), per year,on a first come,first save basis. Check One: o Yes,I am interested in obtaining a bronze Historic Landmark Plaque for my property from the Historic Preservation Commission. I understand there is no fee for this plaque. o No,I am not interested in obtaining a marker for my property. o Yes,I am interested in obtaining a bronze Historic Marker(medallion and text plaque)for my property from the Grapevine Historical Society. Below for office xfe oily ( o Historic Preservation Commission's o Historic Preservation Commission's Historic Landmark Plaque. Historic District Plaque. • 111 o Grapevine Historical Society's Historic Landmark Marker. r A TO PerOn'654' 'ye of� 110 110 4110 o Historic Landmark Marker, 0 Historic District Marker, 0 Historic Landmark Marker, 0 Historic District Marker, admin. GUS marker. existing GI IS marker. new GI IS marker. new GI IS marker. EXHIBIT TO 4- Page of_471... Deakin Guidelines 330 South Church Street Grapevine,Texas Grapevine Township Revitalization Protect, Inc. City of Grapevine 636 South Main Street Grapevine, Texas 76051 May 28, 2017 F:'.HIBITA TOCALacklinc4- Page I o' 17 Table of Conbnts PREFACE I. SITE • Setbacks • Driveways, Parking Lots • Service and Mechanical Areas • Fences II. BUILDING FABRIC • Preservation • Exterior Finishes • Windows Ill. EMBELLISHMENTS • Awnings-Canopies • Exterior Lighting IV. NEW BUILDING CONSTRUCTION • Inflll • Additions to Historic Buildings Page 2 EA:i 3;T TO Page. !_ 1 of se k • I ,t { -• lOr • aL• - ?t r` �:s• •S ate:1":7 «. . .. • �'. s . t • Q.�•4n'" - • A • •7"."- •• .. 'tI �r i t:- . • •K • •• .. ..G - a4.• .,. try' Photo c. 2017 The house was built in 1946 for its first owner N. A. Cummings. The house is asymmetrical in plan and is comprised of two intersecting gable masses forming a T shape. The small minimal traditional house was expanded through the years and now contains 892 square feet of living space. The original outdoor porch was enclosed to create a foyer; the rear porch was enclosed also. The house is now square hi plan. It has a small 1-car garage located to the rear of the house on the south property line.There are two large trees on the property, one in the front yard and one along the south property line. The house with its additions and the garage . have failed foundations and are In a deteriorated condition. According to the historic tax records,it appears this property was purchased by N.A. Cummings in 1946. The historic 1948 aerial map shows the house with a room added to the original structure. In 1961,a loan was obtained from 1*National Bank Grapevine for$2,000. In 1946 the house was sold to Mrs.Susie Coburn,then to W. C. and Lois Made Scaif, Roy R. and Addle Murray, Cesar and Virginia Gonzales, Paul and Karen Haack, Diane and Russell Towery. In 1990 it was sold to Wayne Hoover, a retired Braniff pilot who moved to Grapevine in 1971; he is mentioned in Paye 3 EXHIBIT TO OMAM--6 `/ Page lek of Pi the Grapevine Area History book Recent property owner Stephen Ferguson sold the property to Mohammad Ebrahini, the current owner. The property is adjacent to and north of the property owned by John Nash,the only son of Thomas Jefferson and Elizabeth Mouser Nash who owned Nash Farm.John Nash and Nannie Hall Nash were married in 1881 and resided at 342 S. Church Street. Their descendants lived there until 1988. The John Nash home site and property is now the Grapevine Housing Authority development. Pegs 4 rxt;IBIT4 TO__ rI Page _ of- /_ 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. ightof-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 facade 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. Page 5 EXHIBIT TO Page _ 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 facade of a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond the line of the front facade of a historic building. Replacing fences. If replacement is required due to deterioration, remove only those portions of historic fences that are damaged beyond repair and replace in- kind, matching the original in material, design and placement. If replacement is necessary for non-historic fences, or new fences are proposed, locate and design the fence in such a way that wiN compliment the historic boundary of the property without concealing the historic character of the property. SERVICE AND MECHANICAL AREAS Service and mechanical areas and equipment should be screened from the street and other pedestrian areas. All garbage and equipment storage areas should be screened from the street. Mechanical equipment, including satellite dishes, shall not be located In front or comer side yards or should be set back from the edges of roofs, and screened so that they are not visible to pedestrians and do not detract from the historic character of buildings. 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,"modem"renovations conceal the original facade details. If not,the original style may be recreated through the use of historic photographs. Where replication of original elements is not possible,a new design consistent with the original style of the building may be used. Reconstruction of building elements should reflect the size,scale,material and level of detail of the original design. Preserve older renovations that have achieved historic significance. Older Pape 6 EXHIBIT TOtiel)cI7 164 Page,' of __ 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. Modem synthetic siding materials such as vinyl or metal bear Utile 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 such materials is not required,but strongly encouraged, to restore historic patina, finish and appearance. Original asbestos siding should be maintained and painted, or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing wood siding Is not required, but strongly encouraged, to restore historic patina,finish and appearance. Original masonry surfaces should be maintained and not be painted,unless severe deterioration of the brick or stone can be shown to require painting. If the color or texture of replacement brick or stone cannot be matched with existing,painting may be an appropriate treatment. Paint colors should be complimentary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period;the right colors respect the historic building. The Historic Preservation Commission shall adopt,as necessary,a paint palette(s) appropriate to the district's character, which may be proposed and approved through the Minor Exterior Alteration application process. Any colors proposed outside the adopted palette may be reviewed by the Commission in the regular Certificate of Appropriateness process. WINDOWS Original window framing and lites (panes of glass) configurations should be preserved and maintained or replaced in kind. When replacement is necessary, do so within existing historic opening. Replacement of non-original windows should consider the use of historically appropriate wood windows. Use same sash size to avoid filling in or enlarging the original opening. Clear or very slightly tinted window glass may be used. No reflective or heavily tinted glass shall be used. Should the owner wish to install security bars, they should be installed on the interior of windows and doors. Page? EXHIB TO ? ' I "0 .614 Storm windows. The use of interior storm windows is encourage 2 • • are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. Should storm windows need to be installed on the exterior of the historic windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes)are recommended. If metal storm windows are installed, paint to blend with surrounding elements. EMBELLISHMENTS AWNINGS-CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the 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 propertys 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. Paps 8 EXHIBIT/a TO.,QeD Horizontal wood siding(novelty,tongue and groove,sfiplap orP brda`- 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 200' century buildings where the use of unpainted aluminum or steel was part of the original design and should be maintained. A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side if it is recessed at least 18 inches from the historic building facade or a connection is used to separate old from new. New vertical additions should be set back from primary facades so as not to be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the bu0ding. Page 9