HomeMy WebLinkAboutCA2022-09July 12, 2022
James Gravatt
840 East Texas Street
Grapevine, TX 76051
RE: APPEAL OF HISTORIC PRESERVATION COMMISSION DECISION
On May 27, 2022, the City received your letter appealing the decision of the Historic
Preservation Commission regarding their denial of CA22-09 for the property located at 840
East Texas Street.
This letter confirms that on July 5, 2022, the City Council of the City of Grapevine denied the
appeal and affirmed the decision of the Historic Preservation Commission.
Please do not hesitate contacting our office if you have any questions. A copy of the minutes
will be available after they have been approved at the next City Council meeting. If you need
a copy for your records, please do not hesitate to call.
Thank you,
Tara Brooks, TRMC, CRM
City Secretary
City of Grapevine • City Secretary's Office • P.O. Boa 95104 • Grapevine, Texas 76099 • Phone Metro 817/410-3182 • Fax 817I410-3004
A Future With A Past
26 May 2021
James Gravatt
840 East Texas Street
Grapevine, Texas 76051
817 938-2406
RE: HISTORIC PRESERVATION COMMISSION
CERTIFICATE OF APPROPRIATENESS #CA22-09
D. E. BOX ADDITION HISTORIC DISTRICT, #HL10-09, ORDINANCE #2011-58
1952 COSNAHAN HOUSE
840 EAST TEXAS STREET
GRAPEVINE, TEXAS 76051
JAMES GRAVATT, OWNER
This letter confirms on May 25, 2022 the Historic Preservation Commission denied #CA22-09
for the property addressed 840 East Texas Street, legally described as Block 5, Lot 6, D. E.
Box Addition, City of Grapevine Texas. The following was denied on this Certificate of
Appropriateness:
Remove the five Historic Preservation Commission approved Marvin two -over -two,
polycarbonate windows with proportions that match the original Steelcase windows;
2. Reinstall the five previously unapproved and not permitted, Don Young one -over -one
aluminum windows on the front of the house;
as per the attached photo.
An approved Certificate of Appropriateness is not an approved building permit; a
building permit is / so required. Contact the City of Grapevine's Building
Department at 817.410.3165 for fees and information regarding permits.
Thank you,
David Klempin
Historic Preservation Officer
THE CITY OF GRAPEVINE
cc. Property Owner
CA File
HISTORIC PRESERVATION - 636 South Main Street - Grapevine, Texas - 76051 - Phone 817/410-3197
Fax Number 817/410-3125
MEMO TO: HISTORIC PRESERVATION COMMISSION
FROM: DAVID KLEMPIN, HISTORIC PRESERVATION OFFICER L_;
ERICA MAROHNIC, DIRECTOR OF PLANNING & ZONING SERVICES
DON DIXSON, BUILDING OFFICIAL
MEETING DATE: WEDNESDAY, MAY 25, 2022
SUBJECT: CERTIFICATE OF APPROPRIATENESS #CA22-09
1953 MAYOR H. M. COSNAHAN HOUSE
D. E. BOX ADDITION HISTORIC DISTRICT
#HL2010-09, ORDINANCE #2011-58
JAMES GRAVATT RESIDENCE
840 EAST TEXAS STREET
JAMES GRAVATT, OWNER/APPLICANT
RECOMMENDATION:
Staff recommends the Historic Preservation Commission deny Certificate of Appropriateness
#CA22-09 for the property located at 840 East Texas Street, legally described as Block 5, Lot
6, D. E. Box Addition, City of Grapevine to the Grapevine Historic Preservation Ordinance
91-73 (Appendix G — Grapevine Code of Ordinances), as amended for the following items:
1. Remove the five Historic Preservation Commission approved Marvin two -over -two,
polycarbonate windows with proportions that match the original Steelcase windows;
2. Reinstall the five previously unapproved and not permitted, Don Young one -over -one
aluminum windows on the front of the house,
as per the attached plans and photos.
BACKGROUND:
On February 25, 2022, Mr. James Gravatt submitted Certificate of Appropriateness #CA22-
09 with Historic Preservation Officer David Klempin to remove the five Historic Preservation
Commission approved two -over -two, polycarbonate windows with proportions that match the
original Steelcase windows; to reinstall the five previously unapproved and not permitted,
one -over -one aluminum windows on the front of the house, as per the attached plan.
On November 6, 2020 #CA20-109 was submitted by owner James Gravatt to remove the
original Steelcase single hung, awning style windows from the front and west ends of the
historic Cosnahan House and to replace them with new Don Young bronze anodized
aluminum windows, to match those of the new addition. The recently constructed new
addition to the rear of the house had Don Young double pane bronze anodized aluminum
windows. The owner requested the removal of the nine remaining Steelcase windows in the
original house to increase energy efficiency of the windows in the original house and to make
all windows of the home match with those of -the new addition.
The request for whole house window replacement must be reviewed by the Grapevine
O:\Historic Preservation Commission\CAs12022 CA\CA22-09.4 840 East Texas Street RE Remove Commission Approved windows and
replacement with previously removed Aluminum one -over -one windows.doc
May 20, 2022 (2:06PM)
Historic Preservation Commission for compliance with the Secretary of Interior Standards
(see attached) and Design Guidelines for the D. E. Box Historic District. The proposed
removal would violate standards 2, 5 and 6, of the Secretary of Interior Standards which
require the retaining of distinctive features and materials; and requiring the utilizing of repair,
rather than replacement of original features. The Design Guidelines for the D. E. Box Historic
District concur with these Standards.
The house was constructed in 1953 for Grapevine resident H. M. Cosnahan, a former Mayor
of Grapevine. It features original single -hung Steelcase windows, with awning style sash, in
two -over -two horizontal configurations. This awning -style design of Steelcase windows was
popular in the 1950s and used in high quality homes throughout Grapevine. The Steelcase
windows are character defining elements of the 1953 Cosnahan House, which is a
contributing structure to the D. E. Box Addition Historic District. Necessary repairs can be
made to the existing Steelcase windows as required.
By adding engineered storm windows on the exterior of the house or on the interior of the
house, a higher energy efficiency rating could be achieved for the original Steelcase
windows. Use of storm windows could match or exceed the rating of the proposed double
pane Doc-; Young aluminum windows.
At the December meeting of the Grapevine Historic Preservation Commission, the
Commission voted to table the #CA20-109 case to the January 27, 2021 meeting, to give the
applicant time to develop an evaluation of the condition of the existing Steelcase windows in
the '1953 Historic Cosnahan House. The Commission said they needed this information in
order to make a determination about whether the Steelcase windows could be removed.
Unfortunately this evaluation did not happen. Historic Preservation Staff was informed by the
applicant Mr. Jay Gravatt that on Wednesday, December 16, 2.020, the Don Young window
installer, without an approved CA or building permit, removed the nine Steelcase windows,
destroying them in the process; and installed nine Don Young aluminum windows.
The applicant stated he had telephoned -in from out of state for the December 16, 2020
Historic Preservation Commission meeting, and made the commitment to evaluate the
condition of the existing Ste lcase windows, unaware that his window installer had removed,
and destroyed the Steelcase windows and had installed the Don Young windows earlier in
the same day of the meeting. The new Don Young aluminum windows are one -over -one
windows which do not match the two -over -two awning style horizontal mullions of the original
Steelcase windows.
In 1953 at the time the Cosnahan House was built, available window material options were
steel windows or wood windows. The Cosnahan, house had steel windows which was at the
time the top quality windows available, and was an upgrade over wood.
Mr. Gravatt obtained a price quote for replacing the nine steel windows from Portella Steel
Windows for $33,878, not including installation. As a cost alternative, Mr. Gravatt worked with
his window installer who suggested a proposal to add aluminum bars to the nine aluminum
windows. The aluminum bars could be glued on to the window glass of the aluminum
windows to resembie the mullion bars of the two over two window configuration of the original
Steelcase windows (see mockup). The cost for this proposal would be $3,500. This will not
C:\Historic Preservation Cornmission\CAs\2022 CA\CA22.-09.4 840 East Texas Street RE Remove Commission Approved Windows and
replacement with previously removed Aluminum one -over -one windows.doc
May 20, 2022 (2:06PM)
simulate the narrow frame unique character of the original Steelcase windows. The Don
Young aluminum windows do not match the quality of the original Steelcase windows
removed.
Historic Preservation Staff" contacted steel and also wood v-Andow manufacture's for price
quotes for replacement windows for the house. The steal replacement windows were
$33,878. Quotes obtained for metal clad wood and poly-carbonite windows for the five front
windows of the house were $4,730. and $3,662.96 respectively. This information was
provided to Mr. Gravatt by Historic Preservation staff.
Mr. Gravatt stated he would prefer to install the glued on aluminum bars to the unapproved
Don Young windows but if required by the Commission, would remove and install Marvin
Metal Clad Wood windows. This would be much more consistent architecturally with the
original windows that were improperly removed. Replacement of the windows with an
architecturally appropriate replacement window will be much, more durable than a gl,ued-on
rig job, which is architecturally inferior.
Staff recommends the Commission deny the request to remove the five Commission -
approved Marvin poly-carbonite windows currently installed on the original portion of the
house and replace them with the five Commission -unapproved Don Young one -over -one
aluminum windows. The Marvin poly-carbonite windows more accurately replicate the
Steelcase windows that were original to the house and were removed and destroyed without
obtaining a building permit or obtaining approval of a Certificate of Appropriateness by the
Historic Preservation Commission. The intent of the Grapevine Historic Preservation
Commission, following the Secretary of Interior Standards, is -to retain the distinctive features
and materials of the original historic house. This cannot be accomplished by re -installing the
unapproved one -over -one a!uminum windows. The appearance of the origina! Steelcase
windows can be more accurately replicated by the high -quality Marvin poly-carbonite
windows currently in place.
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replacement with previously removed Aluminum one -over -one windovds.doc
May 20, 2022 (2:06PM)
ERTIFICATE OF APPROPRIATENESS APPLICATION
Date 'A 'a Number ca
Property Owner Name, Address & Phone Number
.t-i2aV�iily �jj
'L r
Phone:
Mobile:
Email:
Propeify Address (incluc/6 Cysuite number
Tenant NamelOccupancy/Use
F—Appucant Name, Address & Phone Number
L� m C
Phone:
Mobile
Email:
Legal Description
Block _5 lot
Subdivision li_ i3 ax
Request/Description of Work to Be Done I
Drawings/Sketches Attached
o Yes o No
Material Sample(s) Attached (please list)
l hereby certify that this information is correct to the best of my knc
with all submissions herein set forth, and in compliance with the C
Building Codes. APPROVAL OF A CERTIFICATE OF APPROP
OTHER REQUIRED BUILDING P',lMITS.
Signed if
Owner or Contractor
d Approved -
Staff
HPC 1✓
Denied
Office Use
Approved with Conditions:
CERTIFICATE OF APPROPRIATENESS
CITY OF GRAPEVINE
DENIED
PURSUANT TO CA 61
DATE 5 2$ 2 a BYw 01 L
DEPARTMENT OF
DEVELOPMENT SERVICES
Print Name
halF ,lffstoric Pre ation ommission CAJ
d Preservation pfficer
t� Date 2 Z
Building O ' ial
THIS IS NOT A BUILDING PERMIT.
A SEPARATE BUILDING PERMIT MUST BE FILED AND APPROVED BY
THE BUILDING DEPARTMENT BEFORE STARTING WORK.
DELIVER TO: HISTORIC PRESERVATION DEPARTMENT
636 SOUTH MAIN STREET, GRAPEVINE, TEXAS
FEB 2 5 2.022
OFFICE 817-410-3556
140,
A
VS, mo
REHABILITATION IS DEFINED as the act orprocess of making possible a compatible use
for a property through repair, alterations and additions while preserving those portions or
features which convey its historical, cultural or architectural values
1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces and spatial relationships that
characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place and use.
Changes that create a false sense of historical development, such as adding conjectural
features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
S. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity
of deterioration requires replacement of a distinctive feature, the new feature will match
the old in design, color, texture and where possible, materials. Replacement of missing
features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest
means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources
must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations or related new construction will not destroy historic
materials, features and spatial relationships that characterize the property. The new
work will be differentiated from the old and will be compatible with the historic
materials, features, size, scale and proportion and massing to protect the integrity of the
property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such
manner that, if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
October 2019
9 � � 2,7- - C-" I
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