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HomeMy WebLinkAboutORD 2006-092 ORDINANCE NO. 2006-92 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING A HISTORIC LANDMARK SUBDISTICT HL06-03 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF THE CODE OF ORDINANCES), DESIGNATING THE AREA LEGALLY DESCRIBED AS LOT 1, BLOCK 1, MORRISON ADDITION AND MORE SPECIFICALLY DESCRIBED HEREIN IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE LOIS STEWART 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, 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 (HL06-03) 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-7.5" Single Family District Regulations within the following described property: 315 East Wall Street and legally described as Lot 1, Block 1, Morrison Addition, and in addition thereto, the adoption of the Lois Stewart 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". ORD. NO. 2006-92 2 Section 2. 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. 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. 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. ORD. NO. 2006-92 3 PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS ON THIS THE 19th DAY OF DECEMBER, 2006. APPROVED: William D. Tate Mayor ATTEST: Lin Huff City Secretary APPROVED AS TO FORM: John F. Boyle, Jr. City Attorney ORD. NO. 2006-92 4 EXHIBIT "A" TO ORD. NO. 2006-92 Page 1 of 13 GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM 1. Name Historic Lois Stewart House And/or common 2. Location Address 315 East Wall Street land survey Archibald F. Leonard Survey Location/neighborhood block/lot A 946 Tr44C tract size 3. Current zoning Highway Commercial 4. Classification Category Ownership Status Present Use district public X occupied _agriculture _museum X building(s) X private _unoccupied _commercial _park structure _work in progress _education X residence X site Accessible _entertainment _religious _yes: restricted _government scientific yes: unrestr. industrial transportation no _military _other(vacant) 5. Ownership Current owner: Lannie Jackson phone: 972-841-1770 Address: 702 S. Denton Tap Rd. city: Coppell state: Texas zip: 75019 6. Form Preparation Name&title David Klempin, HP Officer organization: Grapevine Twnsp Revitalization Project Contact: David Klempin phone: 817/410-3197 7. Representation on Existing Surveys _Tarrant County Historic Resources _National Register of Historic Places Recorded Texas Historic Landmark _other _Texas Archaeological Landmark for office use only 8. Date Rec'd: Survey Verified: Yes ! No 9. Field Chk date: By: 10. Nomination _Archaeological _Structure _District Site Structure&Site EXHIBIT "A" TO ORD. NO. 2006-92 Page 2 of 13 11. Historic Ownership original owner Lois Stewart significant later owner(s) I12. Construction Dates original 1937 (according to tax records) alterations/additions 13. Architect original construction unknown alterations/additions 14. Site Features natural urban design I 15. Physical Description Condition Check One: Check One: excellent deteriorated unaltered X Original site X good ruins X altered Moved (date:_) X fair unexposed 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. at Etr« �zy Lois Stewart House 315 East Wall Street EXHIBIT "A" TO ORD. NO. 2006-92 Page 3 of 13 This small house with matching detached garage exeplefies the type of housing built in Grapevine prior to World War II, at the end of the 1930's. There are a number of similar houses of this type that are scattered throughout the Historic Grapevine Township. An especially good example is located at 517 East Worth Street that has been completely restored. The Stewart house is placed near to the Street on a very deep 50 foot by 208 foot lot. A 1-car garage sets to the rear of the house just to the east. Underneath grey vinyl siding is the original wood siding. This siding can be seen on the garage. The original wood front porch has been replaced with concrete. Original four by four wood porch posts have also been replaced with wrough-aluminum columns. Original wood windows have been replaced with aluminum windows that were popular in the 1950's. The interior of the house contains a living room, dining room, kitchen, bathroom and two bedrooms. The house is in good condition and could easily be restored to its original appearance. 16.Historical Significance Statement of historical and cultural significance. Include: cultural influences, special events and important personages, influences on neighborhood, on the city, etc. The house was built in November 1937 by Mr. Lois Stewart. According to long-time resident Maxine Eidson, Mr. Stewart was a young family man, new to Grapevine,who entered the butane business working for Mr. Dave Whiteside. Mr. Whiteside was Maxine Edison's father-in-law. Mr. Lois Stewart was not related to any of the other Stewart families residing in Grapevine at that time. He was a very friendly, outgoing man. Through the butane business he took care of customers who were"out in the country"— primarily where Southlake and Roanoke are today. Whiteside Butain was located at 428 S. Main Street in Grapevine. In 1965, Mr. Whiteside became in ill health and sold the business to Mr. Stewart. The 300 block of East Wall Street was the site for residential and commercial business. Thelma Conine, Grapevine's first city councilwoman, operated a beauty shop at the southeast corner of Wall and Jenkins Streets adjacent to her home. An Appliance Service Company shop owned by the Tommy and Eula Thomas family was located at on E. Wall Street adjacent to their home. There is an interesting mix in the sizes of residences on East Wall ranging from the small cottages on the north side of the street to the larger Queen Anne style home owned by the Lipscomb family. This neighborhood is adjacent to the First Baptist Church which faces Texas Street and is a major presence. In 1947 Mr. Stewart sold his house to Mr. Alvin P. Powers for$500. The 1958 Grapevine telephone directory lists Mr. Stewart as living at 321 E. Wall Street—next door to the house he built a decade earlier. 17. Bibliography McAlester, Virginia and Lee. A Field Guide to American Houses. New York:Alfred A. Knopf, 1995. Tarrant County, Texas. Offices of the County Clerk and Tax Assessor. Deed and tax records. Young, Charles H. Grapevine Area History. Dallas, Texas, Taylor Publishing Co., 1979. 18. Attachments District or Site map Additional descriptive material Site Plan Footnotes X Photos (current) X Other(deed and tax records) EXHIBIT "A" TO ORD. NO. 2006-92 Page 4 of 13 Designation Merit X 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. 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. X 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. Recommendation 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 Commiss! ion endorses the Design Guidelines, policy recommendations and landmark boundary as presented by the City of Grapevine Development Services Department. Burl Gilliam, Chair David Klempin Grapevine Historic Preservation Commission Historic Preservation Officer Scott Williams,Acting Director Development Services/Building Department EXHIBIT "A" TO ORD. NO. 2006-92 Page 5 of 13 Design Guidelines The Lois Stewart House 315 E. Wall Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 June 21, 2006 EXHIBIT "A" TO ORD. NO. 2006-92 Page 6 of 13 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 "A" TO ORD. NO. 2006-92 Page 7 of 13 Preface The house was built in November 1937 by Mr. Lois Stewart. According to long-time resident Maxine Eidson, Mr. Stewart was a young family man, new to Grapevine, who entered the butane business working for Mr. Dave Whiteside. Mr. Whiteside was Maxine Edison's father-in-law. Mr. Lois Stewart was not related to any of the other Stewart families residing in Grapevine at that time. He was a very friendly, outgoing man. Through the butane business he took care of customers who were "out in the country"— primarily where Southlake and Roanoke are today. Whiteside Butain was located at 428 S. Main Street in Grapevine. In 1965, Mr. Whiteside became in ill health and sold the business to Mr. Stewart. The 300 block of East Wall Street was the site for residential and commercial business. Thelma Conine, Grapevine's first city councilwoman, operated a beauty shop at the southeast corner of Wall and Jenkins Streets adjacent to her home. An Appliance Service Company shop owned by the Tommy and Eula Thomas family was located at on E. Wall Street adjacent to their home. There is an interesting mix in the sizes of residences on East Wall ranging from the small cottages on the north side of the street to the larger Queen Anne style home owned by the Lipscomb family. This neighborhood is adjacent to the First Baptist Church which faces Texas Street and is a major presence. In 1947 Mr. Stewart sold his house to Mr. Alvin P. Powers for$500. The 1958 Grapevine telephone directory lists Mr. Stewart as living at 321 E. Wall Street—next door to the house he built a decade earlier. / a a .RCS d 13* *41 1111' t'' Lois Stewart House 315 East Wall Street Page 3 EXHIBIT "A" TO ORD. NO. 2006-92 Page 8 of 13 This small house with matching detached garage exeplefies the type of housing built in Grapevine prior to World War II, at the end of the 1930's. There are a number of similar houses of this type that are scattered throughout the Historic Grapevine Township. An especially good example is located at 517 East Worth Street that has been completely restored. The Stewart house is placed near to the Street on a very deep 50 foot by 208 foot lot. A 1-car garage sets to the rear of the house just to the east. Underneath grey vinyl siding is the original wood siding. This siding can be seen on the garage. The original wood front porch has been replaced with concrete. Original four by four wood porch posts have also been replaced with wrough-aluminum columns. Original wood windows have been replaced with aluminum windows that were popular in the 1950's. The interior of the house contains a living room, dining room, kitchen, bathroom and two bedrooms. The house is in good condition and could easily be restored to its original appearance. Page 4 EXHIBIT "A" TO ORD. NO. 2006-92 Page 9 of 13 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 facade 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 façade of Page 5 EXHIBIT "A" TO ORD. NO. 2006-92 Page 10 of 13 a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond the line of the front façade of a historic building. 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 Page 6 EXHIBIT "A" TO ORD. NO. 2006-92 Page 11 of 13 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 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. Page 7 EXHIBIT "A" TO ORD. NO. 2006-92 Page 12 of 13 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 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 (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 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. Page 8 EXHIBIT "A" TO ORD. NO. 2006-92 Page 13 of 13 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. Page 9