HomeMy WebLinkAboutORD 1992-040 � ..
ORDINANCE NO. 92-40
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
w� OF GRAPEVINE, TEXAS DESIGNATING AN HISTORIC
LANDMARK SUBDISTRICT IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX
"D" OF THE CODE OF ORDINANCES) , THE
COMPREHENSIVE ZONING ORDINANCE ON PROPERTIES
MORE COMMONLY KNOWN AS 402 THROUGH 432 SOUTH
MAIN STREET (WEST SIDE OF MAIN STREET BETWEEN
WORTH STREET AND FRANKLIN STREET) AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "CBD" CENTRAL BUSINESS DISTRICT;
PROVIDING FOR THE ADOPTION OF THE GRAPEVINE
COMMERCIAL 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
AN HISTORIC LANDMARK SUBDISTRICT DESIGNATION
AND AMENDMENT THEREIN MADE; PROVIDING FOR A
PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2, 000. 00) AND A SEPARATE
OFFENSE SHALL BE DEEMED COMMITTED UPON EACH
�' DAY DURING OR ON WHICH A VIOLATION OCCURS;
DECLARING AN EMERGENCY; AND PROVIDING FOR AN
'� EFFECTIVE DATE
WHEREAS, an application was made by the Grapevine Historic
Preservation Commission requesting an historic landmark subdistrict
designation by making application for same with the Planning &
Zoning Commission of the City of Grapevine, Texas as required by
State statutes and the zoning ordinance 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 overcrowding of the land; the effect on the concentration of
population; 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; and
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
WHEREAS, the City Council of the City of Grapevine, Texas does
find that the historic landmark subdistrict designation lessens the
congestion in the streets, helps secure safety from fire, panic and
other dangers, 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 the 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:
�
2
Section 1. That the City does hereby designate an historic
� " landmark subdistrict (HL92-02) in accordance with Section 39 of
Ordinance No. 82-73, the Comprehensive Zoning Ordinance of the City
of Grapevine, Texas, same being also known as Appendix "D" of the
'� City Code, in a district zoned "CBD" Central Business District
within the following described property: 402 through 432 South
Main Street (west side of Main Street between Worth Street and
Franklin Street) , specifically described as Lots 1 through 5 and
Lots 10 through 15, Block 3 , Original Town of Grapevine Addition,
and in addition thereto, the adoption of the Grapevine Commercial
Historic District Preservation criteria 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 ordinance 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 safely from fire,
panic, flood and other dangers; provide adequate light and air; to
prevent overcrowding of land, to avoid undue concentration of
population; facilitate the adequate provisions of transportation,
water, sewerage, drainage and surface water, parks and other public
requirements, and to make adequate provisions for the normal
business, commercial needs and development of the community. They
have been made with reasonable consideration, among other things,
of the character of the district, and its peculiar suitability for
the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land
throughout the community.
Section 5. This ordinance shall be cumulative of all other
ordinances of the City of Grapevine, Texas affecting zoning and
shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances which 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
3
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.
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 public creates an emergency which requires that this
Ordinance become effective from and after the date of its 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 July , 1992.
APPROVED:
�
William D. Tate
� Mayor
ATTEST:
Li da Huff
City Secretary
APPROVED AS TO FORM:
�
G _
John F. Boyle, Jr.
City Attorney
�
�
4
EXHIBIT A
TO ORD. 92-40
PAGE 1 of 12
��
�.
��
Preservation Criteria
GRAPEVINE COMMERCIAL
HISTORIC DISTRICT
�"'
� �
4
�
Grapevine, Texas
�
. €
t
1�:'� 1
EXHIBIT � TO 9�'��
'a�e °Z of ^�
PREFACE
�
�� =
The historic character of buildings can best be preserved by the repair of original
materials, rather than their replacement. Repair and restoration is often more cost
effective than replacement, conserves energy,and reduces the amount of trash added
to landfills. The authenticity of Grapevine's Main Street and its buildings sets the
community apart from our neighbors. Grapevine's unique quality of life will be
protected with thoughtful rehabilitation and restoration of our historic resources. This
preservation criteria for the Commercial Historic District will assist property owners
in making cost effective choices when planning an exterior rehabilitation or renovation.
SITE
�. .
� = SETBACKS
Building setbacks sha//be consistent with adjacent bui/dings, or with the sty/e of the
bui/ding
Setbacks are an important ingredient in creating an attractive streetscape. Buildings
shall be set back to a line that is consistent with their neighbors and land use. For
example, commercial buildings shall be adjacent to the sidewalk, and residential
buildings shall be set back with landscaping at the sidewalk edge.
Commercial buildings constructed in residential areas shall be set back in a manner
consistent with setbacks of neighboring or similar residential structures.
/n the Main Street retai! area, bui/dings sha//abut the sidewa/k
It is important to provide a continuous retail edge along the street to create an
attractive environment for pedestrians and reinforce retail sales.
�._ 2
EXHIBIT� TO o�2�. 9a-�
Page �_ of _.L�
PARKING LOTS AND VACANT SITES
New parking areas sha//not be/ocated adjacent to sidewa/ks in the Main Street retai/
district
Off-street parking shall not be ailowed to interrupt the continuity of retail along the
block faces. This is important to both the preservation of historic character, and to
the strengthening of the retail district.
Screen existing parking from streets and pedestrian areas in the Historic District
Existing parking 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 face
line; it will screen unsightly views; and it will provide a level of security by allowing
views to and from the sidewalk.
C/ear debris from vacant sites and buffer edges
All vacant sites should be cleared of debris, and buffered from the street.
Infill construction shall be encouraged.
SERVICE AND MECHANICAL AREAS
Service and mechanica/areas sha//be screened from the street and other pedestrian
areas
All garbage and equipment storage areas shall be screened from the street. On Barton
and Jenkins streets, loading areas shall be well maintained and garbage storage shall
be fully screened from view.
Screen mechanica/equipment from pub/ic view
Mechanical equipment shall be set back from the edges of roofs and screened so that
it is not visible to pedestrians and does not detract from the historic character of
buildings.
' Window air-conditioning units may not be permitted at locations visible from streets.
_ 3
EXHIBIT � TO �'e�• 9�-S�
°a�e _� of �
:}:
BUILDING FABRIC
PRESERVATION
Preserve, stabi/ize, and restore origina/bui/ding form, ornament and materia/s
Any missing or severely deteriorated elements may be replaced with replicas of the
original. Ensure that roof, window, cornice and parapet treatments are preserved, or
when preservation is not possible duplicate the original building.
When rehabi/itating, remove non-historic a/terations
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 origina/e%ments is not possib/e, a new design consistent with
the origina/sty/e of the bui/ding may be used.
Reconstruction of building elements shall reflect the size, scale, material and level of
detail of the original design.
Preserve o/der renovations that have achieved historic significance.
This is consistent with the Secretary of the Interior's Standards for Rehabilitation.
Older structures 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.
FINISHES:
� Origina/ masonry surfaces shal/ be maintained and not be painted, un/ess severe
deterioration of the brick or stone can be shown to require painting.
�� 4
EXy181T � TO �'QD. �����
�a3e �.�.. of _1.�_
:.�.
If color or texture of replacement brick or stone cannot be matched with existing,
painting may be an appropriate
treatment.
Paint co%rs sha//be comp/ementary to each other and the overa// character of the
bui/ding and district.
The Historic Preservation Commission shall adopt, as necessary, a paint palette(s)
appropriate to the district 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.
STOREFRONT DESIGN
Maintain origina/ e%ments of the storefront design: cornices, transoms, disp/ay
'�` " windows, cast iron co/umns, kick p/ates and spandre/s.
"� ' When original fabric no longer exists, recreate original designs in appropriate materials
whenever possible.
Wood shingles; board and batten or other rough textured siding, fake brick or stone
or gravel aggregate materials shall never be used.
Maintain recessed entries where they existed.
They provide weather protection, protect passing pedestrians from opening doors,and
add attractive detail to the storefront. Do not recess entire storefront.
STREETFRONT
Maintain height and rhythm of bui/dings a/ong the street face.
New buildings and additions shall respect both the height and bay spacing of adjacent
buildings. They shall also ensure proportion and continuity of the texture of facade
� , treatments, in terms of cornice lines, window lintels and sius, and kickplates. Flat
roofs shall be hidden from view by parapets.
�._ _, 5
=���.3,- !� ro oQo. 9�- s�
-' ;;e � of ��-
WINDOWS
fi Origina!window framing and/ight (g/ass pane) configurations sha//be preserved and
maintained.
Multiple paned windows are important elements of upper story windows, while
storefront windows shall consist of larger sheets of glass to maximize visibility of
merchandise.
C/ear or very s/ight/y tinted window g/ass may be used.
No ref/ective or heavi/y tinted g/ass sha//be used.
EMBELLISHMENTS
AWNINGS-CANOPIES
�,,.:
Awnings may be a "drop-front" sty/e
�"`" The modern bubble design, often used on commercial buildings, detracts from historic
architectural styles.
All awnings or canopies shall provide at least 8 feet of clearance above the sidewalk.
Awnings sha//be made of canvas or other fabric materia/.
Canvas awnings are typical of historic commercial buildings. Plastic, or the
backlighting of awnings shall not be used.
Awnings sha//not be continuous, but rather re/ate to each window or bay
This rhythm of awnings is typical of historic styles, and provides greater interest to
pedestrians; long continuous awnings are more appropriate for strip retail centers
which relate to automobile traffic.
Rolled or flat metal canopies, similar to historic styles formerly seen in Grapevine, may
�, ,
be used. Awnings or canopies may be attached either above transoms or between
transoms and display windows.
�a,: : 6
=xy����� ro ���� `��� �LO
?a 3e __'�.. of �
SIGNS .
,��: ;
/n retai/areas, focus on merchandise, not signs
Signs which compete for attention detract from the retail district as a whole.
A void clutter and/imit the number and size of signs
Signs shall not cover transoms or historic building features.
Sign /ettering may be consistent with the style of architecture
Generally, serif styles may be used for late 19th and early 20th century commercial
buildings, and sans serif for Art Deco and buildings from the later modernism
movement.
In commercial areas, the building itself may be considered part of the sign
Avoid garish colors or patterns, but use the detail and style of the building's
� " architecture to speak for the business. Locate signs so that they relate to
architectural features of the building.
` ' In general, signs may be small and limited to one per business on buildings with
multiple tenants.
Typical signs in the past included parapet signs above storefronts within panels of the
parapet and signs painted on windows. These shall be encouraged.
No roof signs, free-standing signs, off premise signs, f/ashing signs and p/astic back/it
signs may be used.
Signs may be constructed of painted wood or metal. Lighting of signs can be done
with incandescent bulbs on the sign, or gooseneck front lighting using fixtures
appropriate to the style and period of the building.
Encourage the use of awning and projecting signs.
Awning and projecting signs were common in 19th and early 20th century Grapevine.
Small projecting signs, at an appropriate scale in relation to the building and the
�. _
adjacent area are e�couraged.
�> 7
�X H I 31 i� T 0 �,.'�� •9'z�
-'.��e —� of �
,.
Where severa/businesses share a bui/ding, signs may be coordinated and shared.
' Neon sha//be used inside windo ws on/y, and occup y a/imited amount of space within
that window; exception: theatrica/ uses
Neon can enhance a retail and restaurant area by creating a sense of fun and festivity,
but excessive use can also detract from a district.
Neon marquee signs are allowed only for buildings with theatrical uses.
Sidewalk sandwich boards are a//owed for disp/aying changing messages such as
menus
Sandwich boards are typical of the historic retail style, but, they must be well
maintained and removed after business hours. No changeable letters on tracks may
be used. Chalkboards may be used for daily changing messages. Sandwich boards
may not be wider than 24", or be placed to extend more than 24" from the building
face. The height is restricted to 36", and shall be within 30" of the front door. No
more than one per building will be allowed.
`1�, ,
LIGHTING
Fu//y recessed do wn/ights,gooseneck/igh ts or o ther incandescent fixtures appropriate
to the sty/e and period of the district may be used.
Lighting is an important element in commercial areas. Fixtures shall be consistent
with the historic character of the area.
Avoid exposed/ighting of any kind un/ess part of a historic fixture.
NEW BUILDING
CONSTRUCTION
INFILL
The design of new bui/dings may have key e%ments of a primary sty/e in the district
(massing, sca/e, fenestration, materia/s) but not be a reproduction, and sha//appear
as c%ar/y contemporary.
�; . g
c�!-1'�'i _.�.- T 0 �/�D ��-�'r�
,a�� `� of
/_°'�--
On/y when a previous/y demo/ished historic Grapevine bui/ding can be accurate/y
� ,.,
rep/icated may a reproduction be considered.
The Federai Secretary of the Interior's guidelines for new buiidings in historic districts
encourage similarity of form and materials, but not actual replication.
/nfi//bui/dings between contributing bui/dings sha//be simi/ar in setback, roof form,
cornice /ine and materia/s, to one of the adjacent bui/dings.
Brick, stone or stucco are appropriate primary bui/ding materia/s for historic district
commercia/structures.
New pub/ic bui/dings, inc/uding parking garages, sha//ref/ect these guide/ines in their
design and incorporate appropriate design concepts regarding vertica//ines, sca/e,
setback, co%r, texture and other features.
ADDITIONS TO CONTRIBUTING BUILDINGS
Additions to historic bui/dings sha//rep/icate the sty/e of the main bui/ding if possib/e;
�. .
otherwise they sha// adhere to the genera/sty/e with simp/ified detai/s.
As a minimum, new additions shall reflect the massing, roof shape, bay spacing,
�� .
cornice lines and building materials of the primary structure.
All new wood or metal materials shall 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 shall 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.
Vertical additions to historic commercial buildings shall not appear from public rights-
of-way to alter the original building height.
New vertical additions may be set back from primary facades so as not to be visible
from the facing street.
When rep/acing e%ments that were origina/ly part of a historic bui/ding, they sha//be
: rep/icated when evidence of the actua/detail has been documented by photographs,
drawings, or remaining physical evidence. lf no evidence exists, elements typica/of
�_ 9
�X`1131 i � TO �=
��3� � of .1�23--
the architectura/sty/e may be used.
�` "` Historic photographs can provide information on the original elements of the building.
MAINTENANCE
REPAIRING HISTORIC MATERIALS
The use of inappropriate treatments in repair and renovation can serious/y damage
historic structures. These guide/ines present genera/directions for action. However,
individua/s using this document may consu/t technica/ resources and references
avai/ab/e through the Grapevine Historic Preservation Commission for detai/ed
information on renovation methods and materials.
Use approved technica/procedures for c%aning, refinishing and repairing
The Secretary of the Interior sets out guidelines for repair of historic buildings.
�.
, C/ean historic brick wa//s carefu//y
Do not use abrasive cleaning methods such as sand blasting and high pressure water,
�" �"" as they can remove the hard protective surface of the old soft brick and cause
accelerated erosion.
Some chemical cleaners which are designed to remove paint from masonry surfaces
may be used if caution is exercised.
Acidic cleaners, even in diluted form, shall not be used on marble, limestone, glazed
brick, terra cotta, or glass as they will cause these materials to dissolve. Alkaline
paint removers, (ammonia plus potassium hydroxide or trisodium phosphate) are
usually safe for acid-sensitive masonry. Organic solvent paint removers tmethylene
chloride, methanol, acetone, xylene and toluene) may be safe for unglazed brick and
terra cotta and harder stones--sandstone,granite, and slate. No paint removal system
is entirely safe for historic masonry. All chemicals shall be tested before applying to
the entire surface. Manufacturer's directions shall be followed carefully.
Avoid painting brick or stone when not a historic treatment
Painting historic masonry walls has the effect of destroying them for refurbishing to
their original condition because they frequently cannot withstand stripping treatments.
�3. i o
. EXHIBI i � �0 �-�-��` �
°age � Of �
If sealing them is the issue, then clear sealers may provide a better alternative, but
�;.,
only on materials that have been damaged by sandblasting.
Repoint masonry where mortar has eroded
A well maintained masonry wall is important to preventing air and moisture intrusion.
Old mortar shall be removed to a depth of approximately one inch (or sound mortar)
to ensure an adequate bond
between old and new mortar. Great care shall be taken not to damage edges of brick
during mortar removal.
New Mortar shall match the historic mortar in strength, color,joint width, and tooling.
A mortar mix that is too high in Portland cement can cause extreme damage to
historic/soft brick or stone; the mortar should contain no more than 20 percent of
�-- white Portland cement per the total dry volume.
Mortar co%r may be matched to a non-weathered sample of historic mortar raked
=t from mortar joints; small amounts shall be mixed and allowed to dry on a board before
comparison with historic samples.
Joints shall not be overfilled; joint width shall not be increased during repointing.
They shall be tooled to match the historic joints in profile; joints shall nearly always
be recessed; mortar shall never be "feathered" out over the brick face.
ELEMENTS NEEDING REGULAR MAINTENANCE
Roofs--Repair/eaks in roofs to prevent wa// and interior damage
Maintaining a good, sealed, roof is the most important measure for minimizing
weather damage to buildings, which can be very expensive to repair.
Roofs--C/ean and repair downspouts
<. - Poorly maintained downspouts can cause water to damage fascia and walls.
11
EXHIBIT� TO ���• 9°7 �p
�age /� of �
Windows and Doors--Keep windows and doors c%an
� Clean windows and doors have a tremendous positive impact on buiiding appearance.
Dirty windows and doors detract from the attractiveness of a district.
Windows and Doors--Keep window and door trim scraped, cau/ked and painted to
avoid rot
Moisture quickly deteriorates wood which is not protected by paint.
SIGNS AND AWNINGS
Ensure signs and awnings are so/id/y secured to bui/ding faces
Repaint worn or faded graphics
Rep/ace worn awning fabric
Wash a wnings regu/ar/y
ENERGY CONSERVATION/WINDOWS
Ensure windows and doors are we//cau/ked and weathersea/ed to avoid airinfr/tration
Use interior storm windows
Storm windows are available which can be installed on the interior of windows. This
helps to preserve the exterior historic character of the building.
�,_ . 12