HomeMy WebLinkAboutORD 2018-030 ORDINANCE NO. 2018-030
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, DESIGNATING AN HISTORIC
LANDMARK SUBDISTRICT HL17-04 IN ACCORDANCE
WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX
"D" OF THE CODE OF ORDINANCES), DESIGNATING THE
AREA LEGALLY DESCRIBED AS 428 EAST WALL STREET
BEING LOT 6R, G E HURST SUBDIVISION, ABSTRACT 422,
WILLIAM DOOLEY SURVEY AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5"
SINGLE FAMILY; PROVIDING FOR THE ADOPTION OF THE
GEORGE L BLEVINS HOUSE 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 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 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 an historic landmark subdistrict
(HL17-04) 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 within the following described property: 428 East Wall Street and platted as
Lot 6R, G E Hurst Subdivision, Abstract 422, William Dooley Survey, more fully and
completely described in Exhibit "A", attached hereto and made a part of hereof; and, in
addition thereto, the adoption of the George L Blevins House 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. 2018-030 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 20th day of March 2018.
Ordinance No. 2018-030 3
APPROVED:
William D. Tate
Mayor
ATTEST: ___
RAPFL
0 _-
.\.\
Tara Brooks ' ( \ P \ ,'i3);
City Secretary __--'
* * *
APPROVED AS TO FORM:
' ic\k\i'\ (2.—.
City Attorney
I
Ordinance No. 2018-030 4
EXHIBIT( TO O 21:0-(A5-030
GRAPEVINE HISTORIC PRESERVATION COMMIS'. N ), yr_ _
HISTORIC LANDMARK DESIGNATION FORM
1. Name I
Historic George Louis Blevins House
And/or common
I2. Location
Address 428 E Wall Street land survey
Location/neighborhood G.E.Hurst Subdiv. block/lot Lot 6R tract size 10,038 sq. ft.
I3. Current zoning
R-7.5 Residential
I4. Classification I
Category Ownership Status Present Use
_ district _ public _ occupied agriculture _ museum
_ building(s) _ private x unoccupied — commercial _ park
x structure _ work in progress _ education x residence
_ site Accessible _ Entertainment _ Religious
yes:restricted _ government — scientific
yes:unrestr. industrial _ transportation
no _ military _ other
I5. Ownership I
Current owner: City of Grapevine,GTRP,Inc. phone: 817-410-3197
Address: 636 South Main Street city: Grapevine state: Texas zip:76051
I6. Form Preparation
Name&title David Klempin/Sallie Andrews organization: Heritage Programs&Preservation-CVB
Contact: Historic Preservation Officer phone: 817-410-3197
( 7. Representation on Existing Surveys I
x Tarrant County Historic Resources National Register of Historic Places
Recorded Texas Historic Landmark
other Texas Archaeological Landmark
—
for office use only
8. Date Rec'd: Survey Verified: Yes No
9. Field Chk date: By:
10. Nomination
_ Archaeological x Structure _ District
x Site Structure&Site
EXHIBIT A TO.020.212y2.5D
11. Historic Ownership Page sZ 9f
site: G.E.&Gertie Corbin Hurst two and one-half acres(Smith Street to Dooley Street along East Wall Street)
original owner of structure: George Louis Blevins and Laura Ann Johnson Blevins
significant later owner(s) of structure: Ona Blevins Austin(daughter)
12. Construction Dates
Original 1903 (Possible C.C.Estill,builder)
alterations/additions In 1986 wood windows replaced with vinyl windows and aluminum siding to applied to
exterior of structure
13. Architect
original construction
alterations/additions
14. Site Features—moving into Grapevine Township from its original location on Kimball Ave/Continental Blvd.
Natural:two bois d'arc trees in front yard near Dooley Street
urban design
15. Physical Description
Condition Check One: Check One:
excellent _ deteriorated _ Unaltered Original site
x good _ ruins _ altered x Moved(date:12/10/17)
fair unexposed
Describe present and original(if known)physical appearance;include styles)of architecture,current condition and relationship to
surrounding fabric(structures,objects,etc.). Elaborate on pertinent materials used and styles)of architectural detailing,embel-
lishments and site details.
•
111111r.
` �'
•,44r, Ser
Historic View of
George L. Blevins House, c. 1903
This house was built for George Louis Blevins in 1903 on eighty acres of land purchased from Dr.Tom Dorris in 1897.
George and his wife Laura Ann(Johnson)Blevins raised their family there.The one and one half story house is designed
in the Queen-Anne style. It contains a large living room, dining room, kitchen, two bedrooms and a bathroom on the
,`,TPLTO 12g,f2212VD
Page 3 of
first floor and two rooms and a bathroom on the second floor.The L-shaped plan house with handsome curved porch
was moved across the street from its previous location at 1045 Kimball to 2060 East Continental in 1986.At this time,
wood windows were removed and replaced with vinyl windows, aluminum siding was applied to the exterior. On the
interior ceilings were dropped to accommodate central air conditioning and heating ducts.The house was moved in De-
cember 2017 to the vacant lot 6R at 200 South Dooley Street in order to save it from demolition using funds from the
Grapevine Township Revitalization Program.
64.1
•
•
s.•`,S µ4 ..R;i� ^' ��.
C �f
George Blevins House
Photo 2017
DIT_A- TO NM)I K"030
Pagp of 3 16. Historical Significance
Statement of historical and cultural significance. Include: cultural influences,.pecial events and important personages,influences on
neighborhood,on the city,etc.
Lot 6R, G.E. Hurst Subdivision
Original Lot 6 of the G.E. Hurst Subdivision once was a part of a two and one-half acre plot of land George Hurst
purchased from Elizabeth .A. Bushong (presumably the wife of G.E. Bushong, an early Grapevine pioneer) for
$350 in 1907. Hurst married Gertie S. Corbin on December 22,1909. They built the Colonial Revival style house at
404 East Wall Street(then known as Coppell Road). Ell served as clerk of the First Baptist Church and Gertie was
librarian for the Grapevine Public Library from 1941 to 1958. They were both active in the Grapevine Garden Club
and propagated two new types of iris. The Hursts had two children, Amanda Sue, born in 1911, and George
Ellison,Jr.,born in 1915.
George Ellison Hurst passed away in 1945. In 1948,Mrs. Hurst had their property platted into eight lots,called the
G.E. Hurst Subdivision (sometimes noted as the Mrs. G.E. Hurst Subdivision). Mrs. Hurst died in 1958. The
house passed to her son,George Ellison,Jr. and daughter Sue Hurst Lipscomb. George Ellison Jr. passed away in
1975. His widow,Mary Ellen Hurst, deeded George's portion of the property to his sister,Sue Hurst Lipscomb in
1986. In 1999 the City of Grapevine purchased lot 6, 7, and 8 from the Lipscombs for the Grapevine Township
Revitalization Program, as a place to relocate important houses from the Grape Vine Prairie that otherwise would
be demolished. The lots were replatted and received the R notation indicating their replat. Lot 7R received the
historic W.D. Deacon Farmhouse in 2000 and Lot 8R received the historic Forbes House in 1999. These homes
were restored by GTRP,were sold and now serve as single family homes.
Ai ISTFR CARD NUMIOCII
ASSESSOR'S ARS1 RACY OF QTY PROPERTY_ TA R R A N T _COUNTY COM,m I wI• •m
G, HURST SUB_ _ - _____ADomoNCITYOr GRAPFVLNE
MST.,MO 422 ORIGINAL OAANTER TR 52. _ _ e1.oek NO. PLAT RECORDED VOL 39BD PAGE 1I5
-- DATE- FEB 13-4
COPPELL ST
6
2 3 4 5 7
8
The George Blevins House, c. 1903
George Louis Blevins (known as Louis)was the grandson of Jonathan Blevins and Emily Maxwell Blevins. George Lou-
is'grandfather,Jonathan, served as the sheriff of Dade County, Georgia, for 16 years, from 1857 to 1873. In 1873, he
and other members of the Blevins family started out for Grapevine, Texas, by wagon train after reading the glowing
accounts of the rich farmland and wonders and beauties of Texas. It was a long, hard journey. Some of the Blevins
married children and their families joined the wagon train. It was a wagon train of grandparents, young parents and
grandchildren. [Emily Blevins died in 1878 and is buried at White's Chapel Cemetery (then considered Grapevine— now Southlake).
Jonathan married two more times and died in 1911 at the age of 94. He is also buried at White's Chapel Cemetery.]
The Jonathan Blevins wagon train (1873)was not the first to come to Grapevine from Dade County,Georgia. The
Steven Blevins Austin wagon train (1870) with 14 covered wagons left Rising Fawn, Georgia (also in Dade County),
to come to Texas. With them were members of the Austin,Burkhalter,Shivers,Higgins and Guess families. The Austin
EXHIBIT -A TO
Page t) of
wagon train came to Texas on the advice of Jim Lowe,a former Dade County resident,who came torapevin—a ui 1869
and wrote to tell them what a fine place the Grapevine area was. Among the Jim Lowe wagon train(1869) that arrived
in Grapevine were the Wilkinson,Cross,and Buckner families and Bob Jones who married Meady Chisum. Descendent
E.E.Lowe became Grapevine's 11th mayor.
Jonathan and Emily Blevins had 13 children. Their fifth child,William Blevins, born in 1845 in Georgia, fought in the
Civil War. William married Louisa Tittle and had five children when they started on the Jonathan Blevins wagon train
to Texas. On the trip,one of their sons died. Their third child was George Louis Blevins,born in 1868 in Georgia;he
was five years old when the family moved to Texas. William and Louisa had three more children after they got to Texas.
William and Louisa died in 1924 and 1927 respectively and are buried at White's Chapel Cemetery.
George Louis grew up around Grapevine and,at 24 years of age in 1892,married Laura Ann Johnson who was born in
Grapevine in 1870. That same night George Louis' brother, Richard Blevins,married Laura Ann's sister and the girls'
brother also married a Miss Harbison.
George Louis was a farmer and bought 80 acres from Dr.Tom Dorris about 1897. He built a home where he and Laura
Ann's last two children (Ona and Clifford)were born. Their house was referred to as"the box house"in the Grapevine
Area History Book (page 126)by their daughter Ona Blevins Austin. In 1903,after Clifford's birth,George Louis de-
signed and built the L-plan house with handsome curved porch at 1045 Kimball Ave. The George Louis Blevins
family farm sat in the corner east of Board's Store (today the store would be at the southeast corner of Brumlow and
Continental— formerly called Old Union Church Road). Laura Ann's parents owned about 160 acres east of Board's
store,most of which George Louis bought in later years along with other property in the area.
An old stagecoach road ran from McKinney to Birdville with stops in Grapevine, Bransford and Smithfield (originally
called Zion). Between Grapevine and Smithfield,the road came over what is today called Crooked Lane where it meets
Kimball Road and continued through the Cambridge Park development. The stagecoach route went southwest between
the low knolls west of the Austin house,then south of the hill where William (Bill)Blevins' house stood,then it contin-
ued across the open land toward Board's Store (at Brumlow and Continental). Preceding the stagecoach road was an
old Indian trail which crossed Denton Creek through an area now under Grapevine Lake. It wound through the Thom-
as Jefferson McPherson farm, through Nash Farm, then west across Ray and Iona Austin's farm, across Fanny John-
son's land and across B.R.Wall's property. From there it went southwest towards Birdville.
George Louis Blevins and Laura Ann Johnson Blevins had four children (Beulah Blevins Howard;Lela Blevins Babb;
Ona Blevins Austin — she was named for Dr. Tom Dorris' daughter, Iona Dorris; and William Clifford Blevins). In
1979,Ona Blevins Austin (Mrs. Ray Austin) was the only one of the children who still owned a portion of her father's
estate. In 1986 the house was moved from 1045 Kimball Avenue to 2060 East Continental Blvd. in Southlake before
being moved to Grapevine in late 2017.
17. Bibliography
Grapevine Area History book, 1979,Charles Young,Editor.
Grapevine's Most Unforgettable Characters book,2006,Sandra Kay Tate,Editor.
Tarrant County Historic Resources Survey book, 1990,Historic Preservation Council for Tarrant County,Texas
Tarrant County Tax Records
18. Attachments
_ District or Site map x Additional descriptive material
Site Plan Footnotes
x Photos (historic¤t) Other(
EXHIBIT A TO _ 0
o
Designation Merit Pago
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 city.
States.
B. Location as the site of a significant H. Embodiment of elements of architec-
historical event. tural design,detail,materials or
craftsmanship which represent a sig-
nificant architectural innovation.
C. Identification with a person or persons x I. Relationship to other distinctive build- x
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-
tural motif.
D. Exemplification of the cultural,eco- x J. Unique location of singular physical
noetic,social or historical heritage of characteristics representing an estab-
the city lished and familiar visual feature of a
neighborhood,community or the city.
E. Portrayal of the environment of a x 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 architec- duce data affecting theories of historic
tural style. or prehistoric value.
F. Embodiment of distinguishing charac- x L. Value as an aspect of community sen- x
teristics of an architectural type or timent or public pride.
specimen.
Recommendation
The Grapevine Township Revitalization Program re-
quests the Grapevine Historic Preservation Commis- Sean Shope,Chairman
sion to deem this nominated landmark meritorious of Grapevine Historic Preservation Commission
designation as outlined in Chapter 39,City of Grape-
vine Comprehensive Zoning Ordinance.
David Klempin
Further,the Grapevine Historic Preservation Commis- Historic Preservation Officer
sion endorses the Preservation Criteria,policy recom-
mendations and landmark boundary as presented by
the City of Grapevine Development Services Depart- Scott Williams,Director
ment. Development Services Department
EXHIBIT - TO(MU X
430
Pa op of
Historical Marker -r--
The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker 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 mark-
ers,however,the Grapevine Historical Society will only fund two(2)of the medallion and text plaque(second option),
per year,on a first come,first serve basis.
Check One:
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 use only
I lie heeling house has 111.'01 desIglla(etl a I he heeling 1lol1se is located in the
IIistoric Landmark bs the Cii of(:rape%ine (.ullegt Sheet historic District.designated h.u e
IIisloric 1'resers alien('ouunissiou. Crapes int historic I'resers alien(uuuuissinu.
1995 1445
o Historic Preservation Commission's o Historic Preservation Commission's
Historic Landmark Plaque. Historic District Plaque.
7111:I:D AND GRAM''KI:ELI\(.tun sl
'I los 1912'tense of late\ietorian design nilh
each.Arts and(tafts elements nos the first
home of V.illianl Id.'and and I.l ads%%nod
keeling. The house retains much of its
original,oINlruei lull:ted at'eltilet'Utrat
character. 11s unique design Natures u part li
ss ith Twcau columns that craps around the
Innll hedrunut.aith the enhance 111 the end
of the porch. I Ir. .LF.keeling
purchased•('hc l:rapes inc Sou in 1897. Iht
lr'rh111g Tamil\awned and published I he
Grapes int.Sun until 1970•spanning thl
•ellrratinns.
1999
o Grapevine Historical Society's
Historic Landmark Marker.
EXHIBIT A TO 02-10 1 - 3,0
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existing GHS marker. existing GHS marker. new GHS marker. new GHS marker.
i'LT \3TO 30
Page of \ 0
Design Guidelines
The George L. Blevins House
428 East Wall Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
December 20, 2017
" -iIBIT t3 TO ('es).2. "Q
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Table of Contents
PREFACE
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
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Preface -
Lot 6R, G.E. Hurst Subdivision
Original Lot 6 of the G.E.Hurst Subdivision once was a part of a two and one-half acre plot of land George
Hurst purchased from Elizabeth A. Bushong (presumably the wife of G.E.Bushong, an early Grapevine
pioneer) for;350 in 1907.Hurst married Gertie S.Corbin on December 22,1909. They built the Colonial
Revival style house at 404 East Wall Street(then known as Coppell Road). Ell served as clerk of the First
Baptist Church and Gertie was librarian for the Grapevine Public Library from 1941 to 1958. They were both
active in the Grapevine Garden Club and propagated two new types of iris. The Hursts had two children,
Amanda Sue,born in 1911,and George Ellison,Jr.,born in 1915.
George Ellison Hurst passed away in 1945. In 1948,Mrs. Hurst had their property platted into eight lots,
called the G.E.Hurst Subdivision(sometimes noted as the Mrs.G.E.Hurst Subdivision). Mrs.Hurst died in
1958. The house passed to her son,George Ellison,Jr.and daughter Sue Hurst Lipscomb. George Ellison Jr.
passed away in 1975. His widow,Mary Ellen Hurst,deeded George's portion of the property to his sister,Sue
Hurst Lipscomb in 1986. In 1999 the City of Grapevine purchased lot 6,7,and 8 from the Lipscombs for the
Grapevine Township Revitalization Program,as a place to relocate important houses from the Grape Vine
Prairie that otherwise would be demolished.The lots were replatted and received the R notation indicating
their replat.Lot 7R received the historic W.D.Deacon Farmhouse in 2000 and Lot 8R received the historic
Forbes House in 1999.These homes were restored by GTRP,were sold and now serve as single family homes.
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Historic View of
George L. Blevins House, c. 1903
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The George Blevins House, c. 1903
George Louis Blevins(known as Louis)was the grandson of Jonathan Blevins and Emily Maxwell Blevins. George
Louis'grandfather,Jonathan,served as the sheriff of Dade County,Georgia,for 16 years,from 1857 to 1873. In
1873,he and other members of the Blevins family started out for Grapevine,Texas,by wagon train after reading
the glowing accounts of the rich farmland and wonders and beauties of Texas. It was a long,hard journey. Some
of the Blevins married children and their families joined the wagon train. It was a wagon train of grandparents,
young parents and grandchildren. [Emily Blevins died in 1878 and is buried at White's Chapel Cemetery(then considered
Grapevine—now Southlake). Jonathan marred two more times and died in 1911 at the age of 94. He is also buried at White's
Chapel Cemetery.]
The Jonathan Blevins wagon train(1873)was not the first to come to Grapevine from Dade County,Georgia.
The Steven Blevins Austin wagon train(1870)with 14 covered wagons left Rising Fawn,Georgia(also in Dade
County), to come to Texas. With them were members of the Austin,Burkhalter, Shivers, Higgins and Guess
families. The Austin wagon train came to Texas on the advice of Jim Lowe,a former Dade County resident,who
came to Grapevine in 1869 and wrote to tell them what a fine place the Grapevine area was. Among the Jim Lowe
wagon train(1869)that arrived in Grapevine were the Wilkinson,Cross,and Buckner families and Bob Jones who
married Meady Chisum. Descendent E.E.Lowe became Grapevine's 11th mayor.
Jonathan and Emily Blevins had 13 children. Their fifth child,William Blevins,born in 1845 in Georgia,fought in
the Civil War. William married Louisa Tittle and had five children when they started on the Jonathan Blevins
wagon train to Texas. On the trip,one of their sons died. Their third child was George Louis Blevins,born in
1868 in Georgia; he was five years old when the family moved to Texas. William and Louisa had three more
children after they got to Texas. William and Louisa died in 1924 and 1927 respectively and are buried at White's
Chapel Cemetery.
George Louis grew up around Grapevine and,at 24 years of age in 1892,married Laura Ann Johnson who was
born in Grapevine in 1870. That same night George Louis'brother,Richard Blevins,married Laura Ann's sister
and the girls'brother also married a Miss Harbison.
George Louis was a farmer and bought 80 acres from Dr.Tom Dorris about 1897. He built a home where he and
Laura Ann's last two children(Ona and Clifford)were born. Their house was referred to as"the box house"in the
Grapevine Area History Book (page 126)by their daughter Ona Blevins Austin. In 1903,after Clifford's birth,
George Louis designed and built the L-plan house with handsome curved porch at 1045 Kimball Ave. The
George Louis Blevins family farm sat in the corner east of Board's Store(today the store would be at the southeast
corner of Brumlow and Continental— formerly called Old Union Church Road). Laura Ann's parents owned
about 160 acres east of Board's store,most of which George Louis bought in later years along with other property
in the area.
An old stagecoach road ran from McKinney to Birdville with stops in Grapevine, Bransford and Smithfield
(originally called Zion). Between Grapevine and Smithfield,the road came over what is today called Crooked Lane
where it meets Kimball Road and continued through the Cambridge Park development. The stagecoach route went
southwest between the low knolls west of the Austin house,then south of the hill where William (Bill)Blevins'
house stood, then it continued across the open land toward Board's Store (at Brumlow and Continental).
Preceding the stagecoach road was an old Indian trail which crossed Denton Creek through an area now under
Grapevine Lake. It wound through the Thomas Jefferson McPherson farm,through Nash Farm,then west across
Ray and Iona Austin's farm, across Fanny Johnson's land and across B.R. Wall's property. From there it went
southwest towards Birdville.
George Louis Blevins and Laura Ann Johnson Blevins had four children (Beulah Blevins Howard;Lela Blevins
Babb;Ona Blevins Austin—she was named for Dr.Tom Dorris'daughter,Iona Dorris;and William Clifford
Blevins). In 1979,Ona Blevins Austin (Mrs.Ray Austin)was the only one of the children who still owned a
portion of her father's estate. In 1986 the house was moved from 1045 Kimball Avenue to 2060 East
Continental Blvd.in Southlake before being moved to Grapevine in late 2017.
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EXHIBIT 13 TO 0 E,19.201�S'i73
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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 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.
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 façade of a historic building.
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FXHIBITpp13 TO o 2blg-C�
Replacing fences. If replacement is required due to deterioration, remove or Ms�sDOf
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 will compliment the historic boundary of the
property without concealing the historic character of the property.
SERVICE AND MECHANICAL AREAS
Service and mechanical areas and equipment should be screened from the 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 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, "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 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 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 metal bear little resemblance to historic siding
materials. The application of such modern synthetic materials often involves the removal of original
decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New
synthetic siding shall not be installed; removal of existing such materials is not required, but strongly
encouraged, to restore historic patina, finish and appearance.
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e
Original asbestos siding should be maintained and painted, or when nece s arr, rept A
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.
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 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
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EXHIBIT TObeD2U0-0.30
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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 20th 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.
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EXHIBIT 5 TO( 2 - 6D
When reproducing elements that were originally part of a historic building they sl ooifilQ e reidilateef J
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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