HomeMy WebLinkAboutORD 2000-091 ORDINANCE NO. 2000-91
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL00-06 IN ACCORDINANCE WITH SECTION
39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE
CODE OF ORDINANCES), THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING LOT 6, BLOCK 14, CITY OF
GRAPEVINE AND MORE SPECIFICALLY DESCRIBED
HEREIN, IN A DISTRICT ZONED "GU" GOVERNMENTAL
USE DISTRICT; PROVIDING FOR THE ADOPTION OF THE
HUDGINS-KEELING 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
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, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications 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 these requested changes 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, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following factors
in making a determination as to whether this requested change should be granted or
denied; effect on the congestion of the streets, the fire hazards, panics and other dangers
possibly present in the securing of safety from same, the effect on the promotion of health
and the general welfare, the effect on adequate 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 public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, 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 zoning change, 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 change in zoning 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 change in zoning 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 a change in zoning classification 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
(HL00-06) in accordance with Section 39 of Ordinance No. 82-73, being the
ORD. NO. 2000-91 2
Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known
as Appendix"D" of the City Code in a district zoned "GU" Governmental Use District within
the following described property: 627 Church Street, specifically described as Lot 6, Block
14, City of Grapevine and in addition thereto, the adoption of the Hudgins-Keeling 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 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. 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. 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.
ORD. NO. 2000-91 3
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 inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 5th day of September, 2000.
APPROVED:
William D. Tate
Mayor
ATTEST:
-.A 4 L w.
Linea Huff /I
City Secretary
APPROVED AS TO FORM:
John F. Boyle, Jr. '
City Attorney
ORD. NO. 2000-91 4
EXHIBIT...A_ To
Page of
Design Guidelines
The Hudgins-Keeling House
627 Church Street
Grapevine,Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
July 18, 2000
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EX 1IBIT_.Z.__ To
Table of Contents pago —21._ of
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
• Infiill
• Additions to Historic Buildings
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Preface
The house at 627 Church Street is believed to have been constructed ca. 1888 by Reverend El
Nathan Hudgins, First United Methodist Church, current property owner at the time. The house is
extremely significant in Grapevine's history based on the importance of the families who owned and
occupied it and the direction that they gave in shaping the community. The house merits designation
because it retains character and value as a part of the cultural development of the City of Grapevine,
it identifies with a several people who significantly contributed to the development of the city and
embodies distinguishing characteristics of an architectural type.
Rev. Hudgins sold the property in 1900 to Mr. E.J. Brock, Jr. (unknown if any relation to the John
Brock Family). Mr. Brock then sold the property to J.E. Keeling in October 1904, J.S. Estill and C.J.
Wall, executors of the Sarah Jane Keeling estate, sold the property in 1930. Sarah Jane was J.E.
Keeling's wife. It was during their ownership that the rear El addition and rear porch was constructed.
J.E, Keeling was born in London, England in 1847. He moved to America in 1906 where he had a
printing job in Waco and Dallas before coming to Grapevine. In August 1897,J.E. Keeling purchased
The Grapevine Sun from Benjamin R.Wall,founder of The Grapevine Sun. The newspaper remained
in the Keeling Family under the ownership of Wm. Edward Keeling (J.E. Keeling's son) and Zena
Keeling Oxford (W.E. Keeling's daughter)until 1977 shortly after Zena's death.
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Hudgins-Keeling House at 627 Churc Street,Grapevine,Texa .
The significance of the house lies with what is believed to have occurred in the house during
1907. Grapevine drafted a petition in 1907 and filed it with Tarrant County Judge John L.Terrell
requesting an election to be held to determine if the Town of Grape Vine should form an
incorporation for municipal purposes. The election was held on February 1907 at the Wail
Brothers Store on the east side of Main Street. The election was held and Grape Vine was
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incorporated. It is believed that the signing of the city's charter was held in this house.
The original house, circa 1888,was a typical Hall and Parlor form (one room deep with a side
gabled roof),wood frame house containing elements of a common Texas Folk Victorian
vernacular home. The hall and parlor layout traces its roots to the Texas"dog trot"log cabin
where two rooms were separated by an outdoor hallway. A rear gabled addition (giving the house
an 'El' shape), matching the construction of the original house was added sometime between
1921 and 1935 (date of local Sanbom maps). During this addition, a rear porch (possibly with a
shed roof)was also added to the home.
The front porch still retains the original shallow pitched hip roof,with new porch columns and a
concrete porch floor. The original columns were probably turned columns made readily available
with the new train service in town. The front doors and paired windows (all boarded up)are the
original double hung(2 over 2)wood windows and stile&rail door with a single window pane.
The existing wood siding is a traditional beveled wood siding (possibly cypress or cedar siding)
with a 5 inch exposure. The original roof(12 on 12 roof pitch)was originally decked with 1x4 skip
sheathing and covered with cedar shingles, still visible under the existing asphalt roof.
A shed roof addition was added between the original house and the El addition to create a square
floor plan. This addition, date unknown,housed the kitchen and dining room and was completed
sometime after 1935. Of interesting note is the different wood siding on the addition. The siding
on the north is a No. 121 wood siding, typical of the 1920-30s while the siding on the east is a
beveled wood siding similar to the original siding on the house,with the exception of a larger
exposure.
The physical condition of the original house is fair,while the condition of the shed roof addition is
extremely poor. The original house and El addition still retain a high degree of architectural
integrity.
The proposed Period of Significance for this property is 1888-1935, the year the rear El was know
to have existed. Allowing this property to authentically tell its own story of its period and time,
while reinforcing the historical period of significance 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 repair of original materials, rather than their replacement can best preserve the historic
character of this property. If non-original materials are replaced, then care should be taken to
install original (in-kind) materials. 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.
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SITE
Retain the historic relationships between buildings, landscaping features and open space. Avoid
rearranging the site by moving or removing buildings and site features, such as walks, drives and
fences,that help dafinethe 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 pattorn,with the front facade facing the street. Maintain spacing
patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless
proven with historic documentation) in front or corner side yard, so that the character of the
landscaped yard can be reinforced.
New parking lots for commercial uses should not be located adjacent to sidewalks in the district.
Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner
side yards. This is important to both the preservation of historic character, and to the strengthening
of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic District. Existing parking
lots located adjacent to streets and sidewalks may be screened to the height of car hoods. This will
provide a certain level of continuity of the building facade line; it will screen unsightly views; and it will
provide a level of security by allowing views to and from the sidewalk.
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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
Presan/e, sbybiibce, and restore o ' ina|building hznn,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, "modem 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 noceaoary, 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 corniva, corner boards, bnanhets, 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.
Original asbestos siding should be maintained and pointed, or when neuaonary, 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.
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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 ofnon-ohgino|
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
AWN1NGS-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.
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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 1923),
including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only
when a previously demolished historic Grapevine building can be accurately replicated may a
reproduction be considered.
Infill buildings between historic buildings should be similar in setback, roof form, cornice line and
materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent
structures. Avoid new buildings that tower over existing ones.
Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent) and brick are
appropriate exterior building finishes for the historic house. Fake brick or stone or gravel aggregate
materials shall never be used.
•
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should replicate the style of the main building if possible; otherwise
they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines
and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20'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
when evidence of the actual detail has been documented by photographs, drawings, or remaining
physical evidence. If no evidence exists, elements typical of the architectural style may be used.
Historic photographs can provide information on the original elements of the building.
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