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HomeMy WebLinkAboutORD 2000-006 ORDINANCE NO. 2000-06 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK SUBDISTRICT HL99-04 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF THE CODE OF ORDINANCES), THE COMPREHENSIVE ZONING ORDINANCE, DESIGNATING LOT 8R, G. E. HURST SUBDIVISION AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE JOHN EMMETT FORBES HOUSE HISTORIC DISTRICT DESIGN GUIDELINES; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND 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: Section 1. That the City does hereby designate an historic landmark subdistrict (HL99-04) 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 "R-7.5" Single Family District Regulations within the following described property: 208 South Dooley Street, specifically described as Lot 8R, G. E. Hurst Subdivision, and in addition thereto, the adoption of the John Emmett Forbes ORD. NO. 2000-06 2 House Historic District Design Guidelines as conditions, regulations and safeguards in connection with the said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled Exhibit"A". Section 2. The City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas to reflect the "H"zoning designation. Section 3. That in all other respects, the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning 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 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. ORD. NO. 2000-06 3 PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 18th day of January, 2000. APPROVED: William D. Tate Mayor ATTEST: Li da Huff City Secretary APPROVED AS TO FORM: John F. Boyle, Jr. City Attorney ORD. NO. 2000-06 4 EXHIBIT, TO e ' "e) ' Page _1_._ of GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM 1. Name Historic John "Emmett" and Margaret"Pearl" Forbes House And/or common 2. Location Address 208 S. Dooley St. land survey GE Hurst Subdivision, City of Grapevine Location/neighborhood block/lot 8R tract size 3. Current zoning R 7.5-Single Family Residential 4. Classification Category Ownership Status Present Use district x public _occupied _agriculture _museum x building(s) private x unoccupied _commercial park _structure x work in progress _education residence site Accessible _entertainment _religious _Ayes: restricted government _scientific yes: unrestr. _industrial _transportation no _military x other: Vacant,to be rehabilitated as residence 5. Ownership Current owner: Grapevine Township Revitalization Project phone: 817/410-3197 Address: P.O. Box 95104 city: Grapevine state: Texas zip: 76099 6. Form Preparation Name&title Susan Kline, consultant organization: Grapevine Twnsp Revitalization Proj. Contact: Hugo Gardea phone: 817/410-3197 7. Representation on Existing Surveys Tarrant County Historic Resources _National Register of Historic Places _Recorded Texas Historic Landmark x other Grapevine Area History Texas Archaeological Landmark for office use only 8. Date Rec'd: 6/49/I 1 Survey Verified: X Yes No 9. Field Chk date: 0/G/ii By: l Mt i 66141x_ 10. Nomination V Archaeological _Structure _District _Site X Structure&Site EXH181T.12 _ TO D°v-D_ Page - ---...~. Cf .--f --4 11. Historic Ownership original owner John "Emmett" and Margaret"Pearl" Forbes significant later owner(s) I12. Construction Dates original ca. 1927 alterations/additions 13. Architect original construction unknown alterations/additions 14. Site Features natural urban design single family residence on interior lot in the GE Hurst Subdivision, City of Grapevine 15. Physical Description Condition Check One: Check One: excellent deteriorated unaltered Original site good ruins altered x Moved (date: 1999 to _fair unexposed present location) Describe present and original(if known)physical appearance;include style(s) of architecture, current condition and relationship to surrounding fabric(structures, objects, etc.). Elaborate on pertinent materials used and style(s) of architectural detailing, embellishments and site details. The Forbes House originally was located at 1616 John McCain Road in Colleyville in a rural setting on 70 acres of the M.W. Davenport Survey. Deed records indicate that Emmett and Pearl Forbes bought the property in 1925 from H.F. and M.E. Buckner. According to information in the book, Grapevine Area History, the house was constructed in 1927 although tax records indicate that it was built in 1928. It was moved from it original site in late 1997 or early 1998 and to its current site in late June 1999. The house was donated to the City of Grapevine by its former owner, Joe L. Wright. The Forbes House is a good example of a small Bungalow built in the 1920s. The 1-story house has a front gabled roof covered with asphalt shingles. Narrow width beveled wood siding covers the exterior. The gable ends are clipped and decorated with triangular brackets and oval cut-outs on the ends of the fascia boards. The facade features a prominent front gable with a lower projecting front gabled porch to the left. The original battered wood columns on brick piers and wood balustrade will be restored to the porch. There are two entrances to the front porch and most of the hung 1/1 windows are paired. The windows and doors are framed with a simple wood trim. Exposed rafter tails are present along the sides of the house. A small, lower gabled wing is on the rear of the house. An unusual interior feature for a house this size is the presence of a fireplace in the front bedroom. The house sits on a poured concrete foundation. It had a basement under it at its original location. A slope chimney on the south (or left)side of the house was removed when moved and will not be replaced. The house has been moved to an area of S. Dooley Street that is undergoing residential redevelopment. The City of Grapevine will restore the exterior of the house and then sell the property. EXHIBIT_IL To ` Page of /0 I16.Historical Significance Statement of historical and cultural significance. Include: cultural influences, special events and important personages, influences on neighborhood, on the city, etc. Emmett Forbes, born in 1884 in Tennessee, was the son of James R. and Molly Forbes. In 1887, his parents settled on a farm about five miles southwest of Grapevine. In 1909, Emmett married Pearl Coach of Colleyville. The Forbes purchased 70 acres of land in the M.W. Davenport Survey from H.F. and M.E. Buckner in 1925. Around 1927, the Forbes constructed their home. Emmett Forbes operated a truck farm and was known as the"Tomato King" of Colleyville. According to his daughter, Oma Forbes Burns, Forbes was"one of the first in the area to raise watermelons, cantaloupes and tomatoes for market. He always used hybrid seed to improve his crops, and raised his own plants in large hotbeds." He sold his produce at Farmers Markets in Fort Worth and Dallas as well as to other markets. Emmett retired in 1957, sold most of his acreage and lived in a house that was constructed in 1955. He died in 1961 and Pearl died in 1976.1 Although the Emmett Forbes House was not built in Grapevine and has only been at its current location a short while, it is a good example of the type of small housing built in the 1920s by the area's middle class merchants and farmers. The design of this house fits right in with Grapevine's other small houses from this era. It is a good example of the Bungalow style, featuring such hallmarks as the prominent front gable with a lower projecting front gable porch supported by battered wood columns on brick piers, triangular brackets under the eaves, and exposed rafter tails. Not as typical are the clipped or jerkinhead gables and the oval cut-outs on the ends of the fascia boards. Of interest is the fact that the home of Emmett Forbes brother, Harvey Lee Forbes, also once located on John McCain Road in Colleyville, was moved to Grapevine in 1997 and is located at 300 W. College Street. This Craftsman style house also was built in the 1920s. 17. Bibliography Colleyville Historical Calendar, 1986. Gardea, Hugo. Interview with Susan Allen Kline, August 1999. Tarrant County, Texas. Offices of the County Clerk and Tax Assessor. Platbooks, Assessment Cards, Deed Records. Young, Charles, ed. Grapevine Area History. Dallas, Texas: Taylor Publishing Company, 1991. 18. Attachments _x_District or Site map Additional descriptive material x Site Plan Footnotes ___x_Photos(historic & current) Other(_) 1 Charles H. Young, ed. Grapevine Area History. Dallas: Texas, Taylor Publishing Co., 1991, 197-98. EXHIBIT /4 TO (0i214aad Page ___ _.__ of Designation Merit _A. Character, interest or value as part of the development, heritage or cultural characteristics of the City of Grapevine, State of Texas of the United States. B. Location as the site of a significant historical event. C. Identification with a person or persons who significantly contributed to the culture and development of the city. D. Exemplification of the cultural, economic, social or historical heritage of the city. �E. Portrayal of the environment of a group of people in an era of history characterized by a distinctive architectural style. _X__F. Embodiment of distinguishing characteristics of an architectural type or specimen. G. Identification as the work of an architect or master builder whose individual work has influenced the development of the city. H. Embodiment of elements of architectural design, detail, materials or craftsmanship which represent a significant architectural innovation. _I. Relationship to other distinctive buildings, sites or areas which are eligible for preservation according to a plan based on historic, cultural or architectural motif. J. Unique location of singular physical characteristics representing an established and familiar visual feature of a neighborhood, community or the city. K. Archaeological value in that it has produced or can be expected to produce data affecting theories of historic or prehistoric value. L. Value as an aspect of community sentiment or public pride. IRecommendation The Grapevine Township Revitalization Program requests the Grapevine Historic Preservation Commission to deem this nominated landmark meritorious of designation as outlined in Chapter 39, City of Grapevine Comprehensive Zoning Ordinance. Further,the Grapevine Historic Preservation Commission endorses the Design Guidelines, policy recommendations and landmark boundary as presented by the City of Grapevine Development Services Department. 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XHl81T �� H .F_BUarliVi IT 'UT TO. . . . J. t.F4RBTS ` 0h'L I Of THE STATE OF TEXAS, 1 County of Tarrant Know All Men by These Presents: iTHAT we, H. F Buckner joined by his wife, U Z. Buckner, of the county of Tarrant, State of „�,iietas, for and in conatderation of the sum of Four Thousand Seven Hundred ($4,700.00) it /_)30 LLARS to us paid and secured to be paid by 9 J. Z. Forbes & It. P. Forbes as follows: Three Thousand Eight Hundred ($3,800.00) & No/100 cash in hand paid,the 'receipt of which is hereby acknowledged and confessed,and the assumption and agreement to pay ai s hie own debt two (2) pertain promissory notes,for the sum of Four Hundred Fifty ($450.00) & 'o/100 Dollars,each, said notes being dated October 16th,1922,and being numbered 3 and 4 of aeries of our (4) notes, t ti said notes being due and payable January lst,1926 and 1927,each respeotively,and bearing inter- ivy in eat at the rate of S per cent per annum from date until paid,aai otes noes: & 2 having been ii .. c k paid,and said series of notes being made payable to Cal Esti 1 and later transferred to R.Z. v t i Linthioum and said transfer being recorded in :•ok 835,page 4 Deed Records of Tarrant Countyi i G i:: � Texas. lairs Granted,801d and Conveyed,and by these prilsents do Grant,Sell and Convey unto thQ o '" • L4\ said J.t.Torbes and Y.P.Torbes of the County of Tarrant,State of Texas all that certain lot, tract or parcel Of lend lying and being in the Lower Cross Timbers on the Water of- Big Bear si �n � _ SC,i. 1:- Creek about 13i miles 1.455 Deg.iaat from Fort Worth Tarrant County,Texas,being 70 acres morel `.' or lees out of the liT.Dabsa Po rt slimly in Tarrant County, Texas. Beginning 106 yas.froat the �` I.T.corner of the I.T.Davenport survey in the center of Big Bear Creek,being the S.W.Corner lf I tract conveyed to Willis R.Buokner,ixsoutor of the will of T.W.Buokner,et all,; to Harvey L s lbrbee,Tkaaas South 75 yds, Thence East 507 yds, niece North 536 yds to the center of the e eek, TbMas West with the sanders of the Creek to the place of beginning containing 70 ages Fri 1Ms out_ �� s aysq�prt survey. �, HAVE�TO BOLD, ti's d�ieetibed pn ,together. oget with all sad singular, the rights ands t manse 1 t srete b est7wiss bdarsfirg aaato the old J. E. Forbes i N. P. Forbes, their 4pp • bobs and ae.igs..hatter. And we de hereby bled Ourselves, our theirs,executors sad to WAHZANT AND PREFER DEFEND,all sad stapler,the said'premiums onto the said i 4. N. rorbea 1 Y. P. Forbes, their heirs and neigh against every pe=w whomsoever 1 hwf*j entabs or to hales the sera or say pmt thereof. But ft 6 Expressly Asresd ad Stipulated, that Nis V.Mor's Liss . !s teletsei mated st the above dr.aibed penalty,premises sad ImDevwmeata eatU the above described notes ,sad all I Morose thanes are tied paid,=cording to th•i r face and tabor,effect and reading,when this Dead shall beesass suedes.. � :' WITNESS our Mad •. at Graptvime this 27 day of Jnae, : A.D.1115. Sighed sad Delivered In Presence of i R. T. Buckner, • 0.00 U. a. I. R. 3. Caneallsd. I x• N Buckner. has 5TATtt OF tu.&n. Canty at Tarrant I moron NE. Cal Estill, a Notary Pabiio is and for Tarrant ter.Tessa •aaa dv limner?aa •e++ 8. F. Etuakaa lase:to um is be the person whose ere is so&.u*et Co the tnewtstog asttnesoet,sad vW pea bar that he masted tbs sear tsar the purposes sat esrsaawutisa Wants espesssea. craw miss say land sat sod at sties the 27 t day of June, A.D.u 25. Cal?Estill, Notary Public in and (t... 8.). . _ for Tarrant County. Texas.. ma SLATS OF=LAS. cti.w et Tarrant J UEroR6 Xr. Cal Estill, a Notary Public r�Z. Ia and car Tarrant Constr.T..... ea this dal Mmaans an...,..+ 11. r ir....L�•� ;�� �7 /9a S f2 ' ;ore6I J u-1, 6, /? EXHIBIT. TO,,, )ffd "v�° Page 6 of ho Design Guidelines John Emmett Forbes House 208 S. Dooley Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 October 15, 1999 EXHIBIT- TO _p Table of Contents Page `t.-- o� PREFACE I. SITE • Setbacks • Driveways, Parking Lots • Service and Mechanical Areas II. BUILDING FABRIC • Preservation • Exterior Finishes • Windows III. EMBELLISHMENTS • Awnings-Canopies • Exterior Lighting IV. NEW BUILDING CONSTRUCTION • Infill • Additions to Historic Buildings Page 2 of 9 EXHIBIT TO C4daBj -M° Page , ,° of . 6' Preface The Forbes House constructed in 1927 by John Emmett and Margaret Pearl Forbes, was originally located at 1616 John McCain Road in Colleyville, Texas. Emmett, as he was know to friends, purchased the property where he built this house, from H.F. and M.E. Buckner in 1925. The Forbes House is significant to the culture and heritage of the City of Grapevine because it is an excellent example of residential construction found throughout the Grapevine Area during its agricultural proliferation and built by the area's middle class merchants and farmers. Emmett operated a truck farm and was known as the "Tomato King" of Colleyville. He was one of the first area farmers to raise watermelons, cantaloupes and tomatoes for market in Fort Worth and Dallas. Emmett retired in 1957 and sold most of his land and continued to live in a house constructed in 1955. z,> ' ..mss - 7,7 .f .n -,a a' v s<M7 ;; ,t„r.. r4:.r 7-i.t." ; - ti t f "..!,, -, s 'l,7 --,�itee d d,- F .. ,„.,„,yo';--,:::': '�iL •. kr. ��Ci, yl K ? 14 rig+..*.w.x.+ ;.,f r s'' ---A. te tee L� TuR 11 � Y _Hint ?! i - i :'-'•..... < jj g , 4 / Hi A,77-__ , 1, „ . rt -r. " , i, �- — I 1 tttt t.;; - 1 '; '. ..--•:••:,-...A+ 4`' r ..„«.'6`^„, _ 011 , r t ..... Z'''''"''^-7:' a?✓ �•l: ,.....,w ...�'✓ ,. - • N I ..:°"""w"''+ .cry R ;.4tak'✓i5.Fi W"1 r;:?...,�r 1,✓. .X 0: 1,4 J.4,4a '-; -•w+ ' s.e . "-: i Y` ai ^t.. : 4Y, `:„; . 4;. :4\11f{ '� , ,f a} . i * ++ :<r^s r';., Forbes House at 208 S. Dooley, Grapevine, Texas. Although the house was not built in Grapevine and has only been here briefly, it is compatible with the character of Grapevine's other small residences of the same period. The house is an example of the Bungalow style, featuring a prominent front gable roof with a lower projecting front gable porch supported by battered wood columns on brick piers, triangular brackets under the eaves and exposed rafter tails (with decorative oval cuts). The peaks of the gable ends are accentuated with jerkinhead gables. The wood Page 3 of 9 EXHIBIT 11 TO 0/1d0l0y "06 Page ._11. of . Pfi windows (one over one configuration) have been rehabilitated, including one in the middle bedroom which was reconfigured to allow a full swing to meet the city's Building Code (egress requirements). The exterior wood siding is number 117 (according to the American Lumber Association). This narrow siding is commonly found on other residences throughout Grapevine and is still commercially available. There are two entrances into the residence from the front porch. The entrance to the left leads into the front bedroom and the one to the right to the living room. The back of the house features an original enclosed porch that will be converted into a third bedroom. In that same porch, an opening in the floor would have led to the full basement the house originally contained. Allowing this property to authentically tell its own story of its period and time, while reinforcing the historical period of significance (1927)with necessary preservation, rehabilitation and restoration, is the goal of the historic landmark designation. The preservation of original architectural features, especially windows, doors, porch and siding, is preferred, rather than "modernization" or"updating" of older features, or imposing a false "historical look" on newer features. The historic character of the Forbes House 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. New construction (additions or rehabilitation) to the home should reflect the character of the home during its period of significance. Constructed for residential use, it's massing, roof shapes, porch configurations and materials that reflect the architectural character of the home during its historic period should be preserved. The design of any new architectural features shall have key elements of a primary historic style already existing in the home and shall be clearly compatible with and complimentary to its adjacent features. Page 4 of 9 EXHIBIT /4 TO se4/1 /,I° Page / of 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 areas for commercial uses should not be located adjacent to sidewalks in the district. Off-street parking 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 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 façade line; it will screen unsightly views; and it will provide a level of security by allowing views to and from the sidewalk. Page 5 of 9 EXHIBIT, 4 TO & S _�� SERVICE AND MECHANICAL AREAS Page , of 1�P 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 Page 6 of 9 EXHIBIT TO /0/1d, 0111 - 6' Page , 7i of /(o appearance. Original asbestos siding should be maintained and painted, or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing wood siding is not required, but strongly encouraged, to restore historic patina, finish and appearance. Original masonry surfaces should be maintained and not be painted, unless severe deterioration of the brick or stone can be shown to require painting. If the color or texture of replacement brick or stone cannot be matched with existing, painting may be an appropriate treatment. Paint colors should be complimentary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period; the right colors respect the historic building. The Historic Preservation Commission shall adopt, as necessary, a paint palette(s) appropriate to the district's character, which may be proposed and approved through the Minor Exterior Alteration application process. Any colors proposed outside the adopted palette may be reviewed by the Commission in the regular Certificate of Appropriateness process. WINDOWS Original window framing and lites (panes of glass) configurations should be preserved and maintained or replaced in kind. When replacement is necessary, do so within existing historic opening. Use same sash size to avoid filling in or enlarging the original opening. If drop ceiling is installed in the interior, be sure that it is slanted up at the window so that it will not cut into the window 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. Page 7 of 9 EXHIBIT. 4 TO f &d " Page of .-- EMBELLISHMENTS AWNINGS-CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the historic character of the house. Appropriate incandescent light fixtures to the style of the district should be used. Avoid exposed lighting of any kind unless part of a historic fixture. NEW BUILDING CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity of form and materials, but not actual replication. New construction proposals and the rehabilitation of non-historic buildings will be reviewed based on these Criteria. Judgement will be based on the compatibility of the design within the context of the property's adjacent and nearby historic buildings. The design of new buildings should have key elements of the building's historic period (circa 1927), 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. Page 8 of 9 EXHIBIT- A TO �°— page of .-l---- 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 replacing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the building. Page 9 of 9