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HomeMy WebLinkAboutORD 2014-045ORDINANCE NO. 2014-45 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS, DESIGNATING A HISTORIC LANDMARK SUBDISTICT HL14-04 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF THE CODE OF ORDINANCES), DESIGNATING THE AREA LEAGALLY DESCRIBED AS TRACT 30101, ABSTRACT 946, ARCHIBALD LEONARD SURVEY AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-5.0" ZERO LOT LINE DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE JOHN W. AND ELIZA M. BREWER 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) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made by the Grapevine Historic Preservation Commission requesting a historic landmark subdistrict designation by making application for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas after all legal notices, requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council did consider the following factors in making a determination as to whether this requested historic landmark subdistrict designation should be granted or denied; safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control, protection of adjacent property from flood or water damages, noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood, location, lighting and types of signs and relation of signs to traffic control and adjacent property, street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood, adequacy of parking as determined by requirements of this ordinance for off-street parking facilities, location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust, effect on the promotion of health and the general welfare, effect on light and air, the effect on the transportation, water sewerage, schools, parks and other facilities; and WHEREAS, all of the requirements of Section 39 of Appendix "D" of the Code of Ordinances have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered, among other things, the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land throughout this city; WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the granting of this historic landmark subdistrict, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and does find that the historic landmark subdistrict designation lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; prevents the overcrowding of land; avoids undue concentration of population; facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas has determined that there is a necessity and need for this historic landmark subdistrict designation and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified; and, therefore, feels that historic landmark subdistrict designation for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas and helps promote the general health, safety, and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby designate a historic landmark subdistrict (HL14-04) 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-5.0" Zero Lot Line District Regulations within the following described property: 422A Jones Street, specifically described as Tract 30101, Abstract 946, Archibald Leonard 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 John W. and Eliza M. Brewer House Historic District Preservation Guidelines as conditions, regulations and safeguards in connection with the ORD. NO. 2014-45 2 said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled Exhibit "B". 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. ORD. NO. 2014-45 3 PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 15th day of July, 2014. APPROVED: a�0 GRAPF`'y� William D. Tate i; I>( Mayor ATTEST: J o ' C . B rown City Secretary APPROVED AS TO FORM: John F. Boyle, J r. City Attorney ORD. NO. 2014-45 4 a EXHIBIT "A" TO ORD. NO. 2014-45 Page 1 of 8 GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM 1. Name John W. & Eliza M. Brewer House Historic 422 Jones Street And/or common 2. Location Address 422 Jones Street land survey A. F. Leonard Survev Location/neighborhood The Hill block/lot A946, Tr 30 101 tract size 3. Current zoning Al Single Family R-5 4. Classification Category district x building(s) _ structure site Ownership public x private Accessible yes: restricted yes: unrestr. no Status x occupied unoccupied work in progress Present Use _ agriculture _ commercial _ education _ Entertainment _ government _ industrial military 5. Ownership Current owner: Eliza Mae Brewer phone: 817 481-1757 _ museum _ park x residence Religious _ scientific transportation other Address: 422 Jones Street city: Grapevine state: Texas zip: 76051 6. Form Preparation Name & title Sallie Andrews organization: Historic Preservation Consultant Contact: David Mempin phone: 817 410-3197 7. Representation on Existing Surveys Tarrant County Historic Resources other National Register of Historic Places Recorded Texas Historic Landmark Texas Archaeological Landmark for office use only 8. Date Rec'd: Survey Verified: Yes No 9. Field Chk date: 10. Nomination Archaeological _ Structure _ District Site Structure & Site EXHIBIT "A" TO ORD. NO. 2014-45 Page 2 of 8 11. Historic Ownership original owner Fannie Chambers significant later owner(s) Alfred and Thelma Chambers 12. Construction Dates 1950 alterations/additions 13. Architect construction alterations/additions 14. Site Features Natural Several native trees along west property line urban design Condition Check One: Check One: excellent _ deteriorated _ Unaltered x Original site x good _ Ruins _ altered _ Moved (date: ) 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 detaikn& embel- lishments and site details. 422 Jones Street Eliza Mae Brewer, owner Photo c. 2002 EXHIBIT "A" TO ORD. NO. 2014-45 Page 3 of 8 This 840 sq. ft. house was constructed in 1950 and is the home of Eliza Mae Brewer, wife of John W. Brewer (de- ceased in 2005). The house is designed in the minimal traditional style popular in the 1950s. It features an asphalt shingled gable roof with projecting gable porch, located asymmetrically on the front of the house. The house exteri- or is clad with No. 105 wood siding. Windows are traditional six over six double hung style. A double window unit marks the location of the living room on the interior of the house. The house interior features two bedrooms one bathroom and a living room -dining room combination. A separate kitchen is located in the northwest corner of the house. The house is well maintained and is in excellent condition. This house is one of the "Modern Homes" constructed on The Hill as a product of the Wm. Cameron Lumber Company. R. M. (Bob) Williamson of Dallas produced and sold a plan book of house plans with an accompanying photograph of the front facade of the house for illustration, a set of blueprints for each house in the plan book, and a list of general specifications for building the houses. Plan books were used by lumber companies and builders to sell plans and materials to customers building their own homes. "Modern Home" would be embossed on the plan book if the builder chose not to put his own name on the plan books. "Modern Home" plans were for small to medium sized homes that the buyer would finish. Several "Modern Homes" were constructed on The Hill, a sub- stantial upgrade to the houses that were previously constructed there by the residents even though the "Modern Home" came with no electrical wiring or plumbing. Eliza Brewer recalled that their mortgage payment was $58 for their "Modern Home" and they had to finish out the interior. Fee Chambers, John Brewer's maternal grandfather, introduced the "Modern Home" to residents on The Hill. Historical Significance Statement of historical and cultural significance. Include. cultural influences, .special events and important personages, influences on neighborhood, on the city, etc. Eliza Mae Brewer moved to Grapevine in 1945 and married John Brewer in 1946. John was the son of J. D. Brewer and the grandson of 011ie Brewer. They worked for the Simmons family. John worked for Mr. Hugh Simmons on the farm and is also listed in Grapevine's Most Unforgettable Characters book as one of the employees of Will- hoite's Garage along with his uncles J. W. Brewer, Myles Brewer and Walter Brewer. Eliza Brewer worked for the Willingham, Moncrief, Belcher, Yancey and Pair families and also for Mrs. Cecelia Box. Mrs. Brewer is a long-time member of Love Chapel Church Of God in Christ. She joined the church in 1953 at the age of 26. Love Chapel began meeting as a congregation in 1930 at 409 West Wall Street near the Farmer's Gin Company in the area known as "the gin lot." In 1942, land for a new meeting site was purchased by the members from the Kezzie Higgins family at 300 Turner Road in the neighborhood known as "The Hill." To raise money for the Love Chapel building and church activities, Eliza sold sandwiches out of her house on Washington Street. Love Chapel has been a cornerstone of Grapevine's black community for over 80 years. Brewer is a prominent name among Grapevine's African-American families. According to W. D. (Ted) Willhoite, 011ie Brewer (born in 1864) was "the Founder of The Hill." After the slaves were freed, 011ie's family suffered many hardships including the death of his father. 011ie married Effie (Kit) Perry; their first home was on the Med- lin farm near Roanoke, TX. After leaving the Medlin farm, the family moved to Quayle Hill, a farm owned by Mr. Amos Quayle northeast of Grapevine (near the present day Corps of Engineers Building). 011ie and Kit had 15 children, three of whom died in infancy. In 1915, the family moved to the E. M. "Plum" Stewart farm east of Grapevine where the old WFAA radio station was located. Three of the children walked to the school for black children held in a frame building behind the where Mt. Horuhm Baptist Church was located on West Wall Street. The Brewer family moved to the Ed Simmons farm and then to the Charlie Wall farm north of Grapevine. The older children worked on different farms during the spring planting season and picked cotton in the fall. The family lived across the road from the Wall family home until 011ie and Kit purchased a 1'/2 acre parcel of land of the Mart Higgins property. After building a home on what is now known as Dooley Street, Kit and 011ie lived there the rest of their lives. 011ie Brewer lived to be 96 years old. He died on Jan. 31, 1960. Effie (Kit) was born on June 24, 1882, and died on July 8, 1954 at the age of 74. 011ie and Kit had 15 children, three of whom died in infancy; they were the grandparents of 50 grandchildren. 011ie and Kit are buried in Old Bear Creek Cemetery. Some of their children were: Media Brewer Jones — born 1896, died 1966 Hyson (Son) Brewer — born 1898, died 1949 Walter Brewer — born 1901 Myles Brewer — born 1903 EXHIBIT "A" TO ORD. NO. 2014-45 Page 4of8 J. D. Brewer — born 1906 Nanie Brewer Moton — born 1908 LeOma Brewer Green — born 1910, died 1961 Katherine Brewer Redmon — born 1913 Louise Brewer Watts - born 1915 Eddie Qack) Brewer — born 1919 D. W. Brewer — born 1921 In 1925, Mrs. Effie (Kit) Brewer was a charter member of the Mt. Horuhm Baptist Church. In 1930, she became a charter member of the Love Chapel Church of God in Christ. Louise Brewer Watts was also a charter member of Love Chapel. Louise Brewer started working in homes when she was 10 years old. Her first job was for Mary Wig- gins who taught her indoor work; then on Mary Wall's farm. Louise married Pleas Watts in the early 1930s and had two sons, Charles and Harry. Both are college graduates and married college graduates. Louise Brewer Watts was employed by the First National Bank in Grapevine for over 8 years. Her greatest ambition was for her children to have a good education, and they did. Four of the Brewer girls did housework for different families in Grapevine: Media worked for the D. E. Box fami- ly; Katherine worked for the L. W. Parker family and Mrs. D. E. Box; Louise Brewer Watts worked for Joe and Ce- celia Box (33 years); Thelma Brewer Chambers worked for Mr. and Mrs. W. L. Hagman, Mrs. R. C. Patterson, the Glen Cornelius family and Miss Essie Lipscomb. All the girls worked for E. J. Lipscomb, Mary Wiggins and the Dr. J. A. Allison families. Katherine Brewer Redmon traveled to Colorado with the Deacon and Jim Wood families to babysit the children on their vacations. The Hill and Grapevine's African-American Communities At one time, Lewis Jones had a little store on The Hill. Turner Elementary School was also located there. Both of these structures are now gone. In 2008 — there were 23 homes, several vacant lots and two large undeveloped tracts of land in The Hill community. After the Civil War, hundreds of the four million newly -freed slaves migrated westward seeking to begin a new life. The majority of freedmen arriving in North Central Texas chose to settle in the enclaves that had been formed in large urban areas such as Dallas or to establish entirely new communities. Grapevine's African-American communi- ties were established by the former slaves of local farm families. It was not until the late 1880s, the 1920s and the 1940s that African-Americans from outside the region began to settle in the township. Three locations were established for settlement in the Grapevine area — two outside the township limits and one in town. 1) The first was established by former slaves who had been owned by the Nash family on a parcel of land west of Main Street and south of where the railroad tracks were later laid in 1888 (1995 — Mary Virginia Simmons). Octavius King is reported to have been responsible for the settlement at that location. His family continued to occupy this site until the first part of the twentieth century. A descendent, William M. King, later became a minister and was one of the founding members of the Mount Horuhm Baptist Church (formed in 1866 — chartered in 1923). The King homestead appears to have been the locus of the first independent African-American settlement in Grapevine and remained fairly small throughout its history. The house and any associated outbuildings were demolished by the second quarter of the twentieth century. 2) Another group of freedmen settled on the east bank of Denton Creek, west of Main Street. 3) A settlement was begun by the freed slaves of the Quayle family who established a farmstead on land which was located outside the Grapevine township limits and northeast of where The Hill was later formed in 1923. Taking the name of their former owners, the community became known as Quayle Hill. All three settlements provided Grapevine residents, landowners and businesses with house maids, farm and mill hands during the latter part of the nineteenth century and well into the .first part of the twentieth century. In more recent years, homes on Hudgins near Dooley Street and The Hill were the primary places of African-American set- tlement. EXHIBIT "A" TO ORD. NO. 2014-45 Page 5 of 8 Harvesting cotton was accomplished by groups of workers who were hired for that task. The work crews included both Anglo and African-American men and women, who, accompanied by their children, worked from sun up to sun down. An average person is reported to have been able to harvest between 300 to 400 pounds of cotton per day. Some of Grapevine's African-American workers, especially those from The Hill, are still remembered for and associated with their daily quotas of cotton. Informants indicate that "Thelma Brewer picked 400 pounds per day; Walter Brewer, 400 pounds; and Jim Jones, between 700 and 800 pounds." (1995, Simmons) Gins were operated from the first of August until the last of December. Ten bushels of cotton seed were typically disturbed back to farmers for the next year's crop and the balance was retained as payment for ginning. The agriculturally -based economy of Grapevine attracted a steady influx of seasonal workers including many Afri- can-Americans. Capitalizing on this steady stream of workers, Edward T. Simmons purchased two acres outside the town limits from Martha Cluck in 1923 to provide housing for four families who had commuted regularly to Grapevine to work as field hands on local farms. The families included the Brewers, Wrights, Redmons and Chiv- ers. The development became known as The Hill. Some early dwellings on The Hill were moved to the area and others were constructed by the families themselves. The Hill may be viewed as having been created in light of Grapevine's agrarian culture. Beginning in 1948, the construction of the Grapevine Dam and Reservoir brought an increase in the African- American population and a school was needed to serve the 15 to 20 young families who lived in "The Hill" area of Grapevine. Turner School, a wood structure, was constructed in 1948 and named for Mrs. Opal Turner, the first, second and third grade teacher. In the early 1950s, William Washington moved to Grapevine from Arizona and be- came the school principal. A World War II veteran, he was a man of stature, education and experience who trans- formed the school. His efforts were rewarded by the school district, and in the 1950s a new brick school building was built on The Hill. Turner School was a segregated school for first through eighth grade students. High school students in grades nine through twelve were bussed to I. M. Terrell in Fort Worth. In 1964 when segregation ended, Grapevine schools were integrated and Turner School was no longer needed. The school was torn down several years later. In 1968, - the Washington family moved to San Antonio where Mr. Washington taught in the South San Antonio ISD for more than 20 years. In 1984, Cluck Park was established at 312 Central Drive where Turner Elementary had been '- located. Mr. Elwood Cluck, an attorney and friend of The Hill community, owned the one acre tract of land. From the early days of Grapevine settlement, the Cluck and Coble families had always lived near The Hill. Bibliograpby Sanborn Digital Maps Tarrant County Appraisal District Records Tarrant Countv Deed Records Young, Charles H. Grapevine Area History. Grapevine: Grapevine Historical Society. 1979. McAlester, Virginia and Lee, A Field Guide to American Houses, Alfred Knoph, Publisher, New York. 2002. 16. Attachments District or Site map Site Plan x Photos (historic & current) Designation Merit A. Character, interest or value as part of X the development, heritage or cultural characteristics of the City of Grape- vine, State of Texas of the United States. Additional descriptive material Footnotes Other ( G. Identification as the work of an archi- tect or master builder whose individual work has influenced the development of the city. EXHIBIT "A" TO ORD. NO. 2014-45 Page 6 of 8 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 1. 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- tural motif. D. Exemplification of the cultural, eco- X J. Unique location of singular physical nomic, 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 group of people in an era of history characterized by a distinctive architec- tural style. F. Embodiment of distinguishing charac- teristics of an architectural type or specimen. K. Archaeological value in that it has produced or can be expected to pro- duce data affecting theories of historic or prehistoric value. L. Value as an aspect of community sen- X timent or public pride. Recommendation The Grapevine Township Revitalization Program re- quests the Grapevine Historic Preservation Commis- B am, Chair sion to deem this nominated landmark meritorious of Gra'FicVVI Historic Pr ervation 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 Historical Marker 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: EXHIBIT "A" TO ORD. NO. 2014-45 Page 7 of 8 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 o Historic Preservation Commission's Historic Landmark Plaque. o Historic Preservation Commission's Historic District Plaque. o Grapevine Historical Society's Historic Landmark Marker. J 9 EXHIBIT "A" TO ORD. NO. 2014-45 Page 8 of 8 o Historic Landmark Marker, o Historic District Marker, O Historic Landmark Marker, o Historic District Marker, existing GHS marker. existing GHS marker. new GHS marker. new GHS marker. J EXHIBIT "B" TO ORD. NO. 2014-45 Page 1 of 11 Design Guidelines John W. & Eliza M. Brewer House 422A Jones Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 March 26, 2014 EXHIBIT "B" TO ORD. NO. 2014-45 Page 2 of 11 Table of Contents PREFACE I. SITE ■ Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences II. BUILDING FABRIC ■ Preservation ■ Exterior Finishes ■ Windows III. EMBELLISHMENTS • Awnings -Canopies ■ Exterior Lighting IV. NEW BUILDING CONSTRUCTION ■ Infill ■ Additions to Historic Buildings Page 2 EXHIBIT "B" TO ORD. NO. 2014-45 Page 3 of 11 Preface Photo c. 2002 This 840 sq. ft. house was constructed in 1950 and is the home of Eliza Mae Brewer, wife of John W. Brewer (deceased in 2005). The house is designed in the minimal traditional style popular in the 1950s. It features an asphalt shingled gable roof with projecting gable porch, located asymmetrically on the front of the house. The house exterior is clad with No. 105 wood siding. Windows are traditional six over six double hung style. A double window unit marks the location of the living room on the interior of the house. The house interior features two bedrooms one bathroom and a living room -dining room combination. A separate kitchen is located in the northwest corner of the house. The house is well maintained and is in excellent condition. This house is one of the "Modern Homes" constructed on The Hill as a product of the Wm. Cameron Lumber Company. R. M. (Bob) Williamson of Dallas produced and sold a plan book of house plans with an accompanying photograph of the front fagade of the house for illustration, a set of blueprints for each house in the plan book, and a list of general specifications for building the houses. Plan books were used by lumber companies and builders to sell plans and materials to customers building their own homes. "Modern Home" would be embossed on the plan book if the builder chose not to put his own name on the plan books. "Modern Home" plans were for small to medium sized homes that the buyer would finish. Several "Modern Homes" were constructed on The Hill, a substantial upgrade to the houses that were previously constructed there by the residents even though the "Modern Home" came with no electrical wiring or plumbing. Eliza Brewer recalled that their mortgage payment was $58 for their "Modern Home" and they had to finish out the interior. Fee Chambers, John Brewer's maternal grandfather, introduced the "Modern Home" to residents on The Hill. Page 3 EXHIBIT "B" TO ORD. NO. 2014-45 Page 4 of 11 Historical Significance Statement of historical and cultural significance. Include: cultural influences, special events and important personages, influences on neighborhood, on the city, etc. Eliza Mae Brewer moved to Grapevine in 1945 and married John Brewer in 1946. John was the son of J. D. Brewer and the grandson of 011ie Brewer. They worked for the Simmons family. John worked for Mr. Hugh Simmons on the farm and is also listed in Grapevine's Most Unforgettable Characters book as one of the employees of Willhoite's Garage along with his uncles J. W. Brewer, Myles Brewer and Walter Brewer. Eliza Brewer worked for the Willingham, Moncrief, Belcher, Yancey and Pair families and also for Mrs. Cecelia Box. Mrs. Brewer is a long-time member of Love Chapel Church Of God in Christ. She joined the church in 1953 at the age of 26. Love Chapel began meeting as a congregation in 1930 at 409 West Wall Street near the Farmer's Gin Company in the area known as "the gin lot." In 1942, land for a new meeting site was purchased by the members from the Kezzie Higgins family at 300 Turner Road in the neighborhood known as "The Hill." To raise money for the Love Chapel building and church activities, Eliza sold sandwiches out of her house on Washington Street. Love Chapel has been a cornerstone of Grapevine's black community for over 80 years. Brewer is a prominent name among Grapevine's African-American families. According to W. D. (Ted) Willhoite, 011ie Brewer (born in 1864) was "the Founder of The Hill." After the slaves were freed, 011ie's family suffered many hardships including the death of his father. 011ie married Effie (Kit) Perry; their first home was on the Medlin farm near Roanoke, TX. After leaving the Medlin farm, the family moved to Quayle Hill, a farm owned by Mr. Amos Quayle northeast of Grapevine (near the present day Corps of Engineers Building). 011ie and Kit had 15 children, three of whom died in infancy. In 1915, the family moved to the E. M. "Plum" Stewart farm east of Grapevine where the old WFAA radio station was located. Three of the children walked to the school for black children held in a frame building behind the where Mt. Horuhm Baptist Church was located on West Wall Street. The Brewer family moved to the Ed Simmons farm and then to the Charlie Wall farm north of Grapevine. The older children worked on different farms during the spring planting season and picked cotton in the fall. The family lived across the road from the Wall family home until 011ie and Kit purchased a 1'/ acre parcel of land of the Mart Higgins property. After building a home on what is now known as Dooley Street, Kit and 011ie lived there the rest of their lives. 011ie Brewer lived to be 96 years old. He died on Jan. 31, 1960. Effie (Kit) was born on June 24, 1882, and died on July 8, 1954 at the age of 74. 011ie and Kit had 15 children, three of whom died in infancy; they were the grandparents of 50 grandchildren. 011ie and Kit are buried in Old Bear Creek Cemetery. Some of their children were: Media Brewer Jones — born 1896, died 1966 Hyson (Son) Brewer — born 1898, died 1949 Walter Brewer — born 1901 Myles Brewer — born 1903 J. D. Brewer —born 1906 Nanie Brewer Moton — born 1908 LeOma Brewer Green — born 1910, died 1961 Katherine Brewer Redmon — born 1913 Louise Brewer Watts - born 1915 Eddie (Jack) Brewer — born 1919 D. W. Brewer — born 1921 Page 4 EXHIBIT "B" TO ORD. NO, 2014-45 Page 5 of 11 In 1925, Mrs. Effie (Kit) Brewer was a charter member of the Mt. Horuhm Baptist Church. In 1930, she became a charter member of the Love Chapel Church of God in Christ. Louise Brewer Watts was also a charter member of Love Chapel. Louise Brewer started working in homes when she was 10 years old. Her first job was for Mary Wiggins who taught her indoor work; then on Mary Wall's farm. Louise married Pleas Watts in the early 1930s and had two sons, Charles and Harry. Both are college graduates and married college graduates. Louise Brewer Watts was employed by the First National Bank in Grapevine for over 8 years. Her greatest ambition was for her children to have a good education, and they did. Four of the Brewer girls did housework for different families in Grapevine: Media worked for the D. E. Box family; Katherine worked for the L. W. Parker family and Mrs. D. E. Box; Louise Brewer Watts worked for Joe and Cecelia Box (33 years); Thelma Brewer Chambers worked for Mr. and Mrs. W. L. Hagman, Mrs. R. C. Patterson, the Glen Cornelius family and Miss Essie Lipscomb. All the girls worked for E. J. Lipscomb, Mary Wiggins and the Dr. J. A. Allison families. Katherine Brewer Redmon traveled to Colorado with the Deacon and Jim Wood families to babysit the children on their vacations. The Hill and Grapevine's African-American Communities At one time, Lewis Jones had a little store on The Hill. Turner Elementary School was also located there. Both of these structures are now gone. In 2008 — there were 23 homes, several vacant lots and two large undeveloped tracts of land in The Hill community. After the Civil War, hundreds of the four million newly -freed slaves migrated westward seeking to begin a new life. The majority of freedmen arriving in North Central Texas chose to settle in the enclaves that had been formed in large urban areas such as Dallas or to establish entirely new communities. Grapevine's African-American communities were established by the former slaves of local farm families. It was not until the late 1880s, the 1920s and the 1940s that African-Americans from outside the region began to settle in the township. Three locations were established for settlement in the Grapevine area — two outside the township limits and one in town. 1) The first was established by former slaves who had been owned by the Nash family on a parcel of land west of Main Street and south of where the railroad tracks were later laid in 1888 (1995 — Mary Virginia Simmons). Octavius King is reported to have been responsible for the settlement at that location. His family continued to occupy this site until the first part of the twentieth century. A descendent, William M. King, later became a minister and was one of the founding members of the Mount Horuhm Baptist Church (formed in 1866 — chartered in 1923). The King homestead appears to have been the locus of the first independent African- American settlement in Grapevine and remained fairly small throughout its history. The house and any associated outbuildings were demolished by the second quarter of the twentieth century. 2) Another group of freedmen settled on the east bank of Denton Creek, west of Main Street. 3) A settlement was begun by the freed slaves of the Quayle family who established a farmstead on land which was located outside the Grapevine township limits and northeast of where The Hill was later formed in 1923. Taking the name of their former owners, the community became known as Quayle Hill. All three settlements provided Grapevine residents, landowners and businesses with house maids, farm and mill hands during the latter part of the nineteenth century and well into the first part of the twentieth century. In more recent years, homes on Hudgins near Dooley Street and The Hill were the primary places of African-American settlement. Page 5 EXHIBIT "B" TO ORD. NO. 2014-45 Page 6 of 11 Harvesting cotton was accomplished by groups of workers who were hired for that task. The work crews included both Anglo and African-American men and women, who, accompanied by their children, worked from sun up to sun down. An average person is reported to have been able to harvest between 300 to 400 pounds of cotton per day. Some of Grapevine's African-American workers, especially those from The Hill, are still remembered for and associated with their daily quotas of cotton. Informants indicate that "Thelma Brewer picked 400 pounds per day; Walter Brewer, 400 pounds; and Jim Jones, between 700 and 800 pounds." (1995, Simmons) Gins were operated from the first of August until the last of December. Ten bushels of cotton seed were typically disturbed back to farmers for the next year's crop and the balance was retained as payment for ginning. The agriculturally -based economy of Grapevine attracted a steady influx of seasonal workers including many African-Americans. Capitalizing on this steady stream of workers, Edward T. Simmons purchased two acres outside the town limits from Martha Cluck in 1923 to provide housing for four families who had commuted regularly to Grapevine to work as field hands on local farms. The families included the Brewers, Wrights, Redmons and Chivers. The development became known as The Hill. Some early dwellings on The Hill were moved to the area and others were constructed by the families themselves. The Hill may be viewed as having been created in light of Grapevine's agrarian culture. Beginning in 1948, the construction of the Grapevine Dam and Reservoir brought an increase in the African-American population and a school was needed to serve the 15 to 20 young families who lived in "The Hill" area of Grapevine. Turner School, a wood structure, was constructed in 1948 and named for Mrs. Opal Turner, the first, second and third grade teacher. In the early 1950s, William Washington moved to Grapevine from Arizona and became the school principal. A World War II veteran, he was a man of stature, education and experience who transformed the school. His efforts were rewarded by the school district, and in the 1950s a new brick school building was built on The Hill. Turner School was a segregated school for first through eighth grade students. High school students in grades nine through twelve were bussed to I. M. Terrell in Fort Worth. In 1964 when segregation ended, Grapevine schools were integrated and Turner School was no longer needed. The school was torn down several years later. In 1968, the Washington family moved to San Antonio where Mr. Washington taught in the South San Antonio ISD for more than 20 years. In 1984, Cluck Park was established at 312 Central Drive where Turner Elementary had been located. Mr. Elwood Cluck, an attorney and friend of The Hill community, owned the one acre tract of land. From the early days of Grapevine settlement, the Cluck and Coble families had always lived near The Hill. Page 6 EXHIBIT "B" TO ORD. NO. 2014-45 Page 7 of 11 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 fagade 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 fagade of a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond the line of the front fagade of a historic building. Page 7 EXHIBIT "B" TO ORD. NO. 2014-45 Page 8 of 11 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 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. Page 8 EXHIBIT "B" TO ORD. NO. 2014-45 Page 9 of 11 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. 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 Page 9 EXHIBIT "B" TO ORD. NO. 2014-45 Page 10 of 11 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 (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. When reproducing elements that were originally part of a historic building they should be replicated Page 10 EXHIBIT "B" TO ORD. NO. 2014-45 Page 11 of 11 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. Page 11