HomeMy WebLinkAboutORD 2008-039 ORDINANCE NO. 2008-39
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL08-02 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX"D"OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
LEGALLY DESCRIBED AS LOT 1R, BLOCK 16, CITY OF
GRAPEVINE ADDITION, WILLIAM DOOLEY SURVEY AND
MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED"CBD"CENTRAL BUSINESS DISTRICT; PROVIDING
FOR THE ADOPTION OF THE YATES-ALLISON 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
(HL08-02) 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 "CBD" Central
Business District within the following described property: 204 East Franklin Street and
legally described as Lot 1R, Block 16, City of Grapevine Addition, and in addition thereto,
the adoption of the 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. 2008-39 2
Section 2. That the City Manager is hereby directed to correct the official zoning
map of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City
of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future,to lessen congestion in the streets;to secure safety from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation,water, sewerage, drainage and surface water, parks and other
public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and encouraging
the most appropriate use of land throughout the community.
Section 5. That this ordinance shall be cumulative of all other ordinances of the
City of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. That any person violating any of the provisions of this ordinance shall
be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum
not to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. That the fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
ORD. NO. 2008-39 3
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 19th day of August, 2008.
APPROVED:
William D. Tate
Mayor
ATTEST:
Lin Huff //
City Secretary
APPROVED AS TO FORM:
497Se)
John F. Boyle, Jr.
City Attorney
ORD. NO. 2008-39 4
EXHIBIT"A"TO ORD. NO. 2008-39
Page 1 of 18
GRAPEVINE HISTORIC PRESERVATION COMMISSION
HISTORIC LANDMARK DESIGNATION FORM
1. Name "204 East Franklin Street"
Historic Earl Yates—Dr.Joseph M.Allison House
And/or common
2. Location
Address 204 East Franklin Street land survey
Location/neighborhood City of Grapevine Addition,block 16 /lot 1R size 16,117.S.F.
3. Current zoning
"CBD"Central Business District
4. Classification
•
Category Ownership Status Present Use
district public occupied agriculture x museum
building(s) x private unoccupied x commercial _ park
structure x work in progress x education residence
x site Accessible Entertainment Religious
yes:restricted government _ scientific
yes:unrestr. industrial transportation
no military other
5. Ownership
Current owner:International Porcelain Artists and Teachers,Inc. phone:336 674-5576
Address: 204 Franklin Street City: Grapevine state: Texas zip: 76051
6. Form Preparation
Name&title David Klempin,HP Officer Organization: Grapevine Township Revitalization Project,Inc.
Contact: David Klempin phone: 817 410-3197
7. Representation on Existing Surveys
Tarrant County Historic Resources x 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
X Site Structure&Site
EXHIBIT"A"TO ORD. NO. 2008-39
Page 2 of 18
11. Historic Ownership
original owner Earl Yates, 1938
significant later owner(s)Dr.Joe M.Allison in 1948;IPAT,Inc.in 1998 to present
12. Construction Dates
Original 1935
alterations/additions Renovations in 1998,and Garage conversion in 2004.
13. Architect N/A
Original construction 1938
alterations/additions
14. Site Features
Natural Several large native trees.
urban design
15. Physical Description
Condition Check One: Check One:
excellent x deteriorated Unaltered Original site
good ruins altered Moved(date:
X fair unexposed
Describe present and original(if known)physical appearance;include styles)of architecture,current condition and relationship to
surrounding fabric(structures, objects,etc.). Elaborate on pertinent materials used and styles)of architectural detailing,embel-
lishments and site details.
The property is located along the south side of East Franklin Street near the intersection of Jenkins Street in Grapevine.
It is adjacent to the historic E. M.Jenkins House at 212 East Franklin Street built in 1903 to the east. The house, ac-
cording to county tax records,was constructed in 1935. It is built in the Cottage Bungalow style that was popular in the
1930's. It is asymmetrical in design with a front gable over the large living room facing the street.A large terrace leads to
the a side facing front door and porch.The house foundation is pier and beam.Wood windows have been replaced with
aluminum and windows. Original wood siding is covered with Grey asbestos siding.The house is presently in fair condi-
tion.
The International Porcelain Artists and Teachers Inc. the owner,have submitted a Certificate of Appropriateness CA05-
75, for demolition of the property at 204 East Franklin Austin Street with plans to replace it with a new period style
structure to house the museum and classroom spaces. They have submitted evidence indicating that renovating the
house to serve as a museum and classrooms is not feasible and would pose an economic hardship. The proposed new
structure would be a replica of the historic Williamson House and will be designed to be compatible with the character
of Grapevine's historic housing. Staff will bring the replica proposal to the commission as a separate Certificate of Ap-
propriateness once the plans are deemed compatible.
This property is located in the Original Town Residential National Register Historic District. The house and garage are
currently considered non-contributing structures do to their current condition,but if properly restored would be consid-
ered a contributing structures to the National Register District. It is not currently in a local historic district, nor is it a
local historic landmark. Because the property is located in the Grapevine Township Revitalization Project area, staff is
recommending approval of the demolition only upon approval of HL05-08,which will then give the commission over-
sight of all demolition and construction (new,remodel,and additions) through the regular Certificate of Appropriateness
process.
EXHIBIT"A" TO ORD. NO. 2008-39
Page 3 of 18
. 1, ;q t r, < -
iiiirerly
.,Tiff.&;_ ,t,. c .. 740t.`x IN . i
_ e� ra : �,� .fir {�� _� �.: �
-
�,a
Or
«, 1�w~ § <
°- fir' ..rrsY*`+M
ENa rid9 .� r.»
Irk! ,� ate" �"v r y� "'°
Earl Yates— Dr. Joesph M. Allison House
204 East Franklin Street c. 1935
I. -�. .� ' . a9
r
r Fl ' 1 ''
III
Rear Elevation East Elevation
I
EXHIBIT"A"TO ORD. N0 -39
Page O. 208 4 of 18
$ si e+°- ° .7-7,4:—.,,%::"::::,:;-'"
Northeast View of Converted Garage West Side of Converted Garage
. ± ` a°
",[ t« - j
E2.1 M. Jenkins Ho . 1903
Next door at 2 East Franklin use— Focrmer Allison Clinic
(Clinic established by father and son team of
Dr. Joseph A. Allision and Dr. Joseph M. Allison)
EXHIBIT"A"TO ORD. NO. 2008-39
Page 5 of 18
Historical Significance
Statement of historical and cultural significance. Include: cultural influences,special events and important personages,influences on
neighborhood,on the city,etc.
Official records of the house located at 204 East Franklin Street are sketchy. Sanborn maps of 1935 indicate the site as a
vacant lot.The site was once part of land owned by G.L.Bushong that was later sold to E.M.Jenkins. Local Grape-
vine resident Earl Yates likely built the house in 1938.In 1945 the house was sold to Elsie Wilson who held title to the
house as collateral on a loan to W.R.Simons and his wife. In 1948 Dr.Joe M.Allison purchased the house at approxi-
mately the same time he bought the house next door at 212 East Franklin to use as a medical clinic for the partnership
of he and his father Joseph A.Allison.According local Grapevine residents Dr.Joe M.Allison was one of Grapevine's
unforgetable characters.He continued to live in the house and operate the clinic next door until his death in 1974.
16. Bibliography
Susan Odom,Preservation Partners,Tax records and Grapevine Area History Book.
Tarrant County Clerk's Office. Deed Records.
Tarrant County Historic Resources Survey,Page 26
Tarrant County Historical Commission. Union Title and Trust Company,Fort Worth and Tarrant County Abstract
Company Collection
Young,Charles,H. Grapevine Area History,Dallas,Texas,Taylor Publishing Co., 1979
EXHIBIT"A"TO ORD. NO. 2008-39
Page 6 of 18
17. Attachments
District or Site map Additional descriptive material
Site Plan Footnotes
x photos (current) Other(
EXHIBIT"A"TO ORD. NO. 2008-39
Page 7 of 18
19. Designation Merit
A. Character,interest or value as part of G. Identification as the work of an archi-
the development,heritage or cultural tect or master builder whose individual
characteristics of the City of Grape- work has influenced the development
vine,State of Texas of the United of the city.
States.
B. Location as the site of a significant H. Embodiment of elements of architec-
historical event. tural design,detail,materials or
craftsmanship which represent a sig-
nificant architectural innovation.
C. Identification with a person or persons x I. Relationship to other distinctive build- x
who significantly contributed to the ings,sites or areas which are eligible
culture and development of the city. for preservation according to a plan
based on historic,cultural or architec-
tural motif.
D. Exemplification of the cultural,eco- J. Unique location of singular physical
nomic,social or historical heritage of characteristics representing an estab-
the city lished and familiar visual feature of a
neighborhood,community or the city.
E. Portrayal of the environment of a K. Archaeological value in that it has
group of people in an era of history produced or can be expected to pro-
characterized by a distinctive architec- duce data affecting theories of historic
tural style. or prehistoric value.
F. Embodiment of distinguishing charac- L. Value as an aspect of community sen-
teristics of an architectural type or timent or public pride.
specimen.
20. Recommendation
The Grapevine Township Revitalization Program re-
quests the Grapevine Historic Preservation Commis- Burl Gilliam,Chair
sion to deem this nominated landmark meritorious of Grapevine Historic Preservation Commission
designation as outlined in Chapter 39,City of Grape-
vine Comprehensive Zoning Ordinance.
David Klempin,
Further,the Grapevine Historic Preservation Commis- Historic Preservation Officer
sion endorses the Preservation Criteria,policy recom-
mendations and landmark boundary as presented by
the City of Grapevine Development Services Depart- Tommy Hardy,Director
ment. Development Services Department
EXHIBIT"A"TO ORD. NO. 2008-39
Page 8 of 18
21. Historical Marker
The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker pro-
gram for properties that are officially(individually or located within) designated Historic Landmark Sub-districts. Please
indicate if you are interested in obtaining one or both markers for your property. There is no fee for either of the mark-
ers,however,the Grapevine Historical Society will only fund two(2)of the medallion and text plaque(second option),
per year,on a first come,first serve basis.
Check One:
• Yes,I am interested in obtaining a bronze Historic Landmark Plaque for my property
from the Historic Preservation Commission. I understand there is no fee for this plaque.
❑ No,I am not interested in obtaining a marker for my property.
❑ Yes,I am interested in obtaining a bronze Historic Marker(medallion and text plaque) for
my property from the Grapevine Historical Society.
Below for office use only
File keeling House has been designated a The heeling(louse is located in the
Ilisturic Landmark b■the(its oiGrapesine College Street historic District.designated Ile the
Ilistorie Preset-Nation Commission, (:rapes hie IIistoric I'resercation('onwlission.
1998 1998
❑ Historic Preservation Commission's ❑ Historic Preservation Commission's
Historic Landmark Plaque. Historic District Plaque.
Km
Vledallioa
'I IIh:LI)AND((RAD'i isELLI"U HOUSE
1 his 1012 house of late\ictorian design with
earl■• kris and('Falls elements Slat the first
honk of\\illia tll 1':doard x1111(gad).Wood
heeling 'I he house retains 11111e11 of its
011011111 Co11s11 11c1in11 and:11'cllitecll.al
character. Its unique design feahn'es a porch
with'1 ocean columns that wraps around the
trout lied room.with the entrance at the end
of the porch. Ed's father.I.E.heeling
purchased'f he(:rapesiue Sou in 1X07. The
Keeling lamilc inured and published'I he
Grapesine Sun limit 1070.spanning three
generations.
1909
❑ Grapevine Historical Society's
Historic Landmark Marker.
EXHIBIT"A"TO ORD. NO. 2008-39
Page 9 of 18
K 1
\h 111Ili..∎ \1,1.1112130 \le11:IIIi1111 \I,1/111011
1 .........'"Zi
1 1 1 1.1 1 1\\1 1(.1 2\I I I 1.1 1 1 INI.I I I I I\I: 1 1 1 1-:I:I)\\I)1,1 2\1 1 1 k 1 1.1 I\1:1 1 1 1 1\1 I I I I.1 1)k\1 1 1:I t 1I I 1 hI 1 1.1\I:111)1'NI 1 1 1 1:1 I)\\Il 1212\1)1111:111.1\I;II()1 11:
Iii.1131`II 1 011..11,13 I..i•_1.0211. 1112.1131!h,1.,,1111\ea 101 I III 411,2'21 02111 1111.1 012 11011,01 I∎11\ 1.111 111 01111 III!,1'112 1 1,01 Isla\ial l iho 113.i_13„3113
1∎,11 \11..[13.10..111,111.13.oh,I,1111 II, ,13.1a.h 1,.11311 I i 111,,11131,01,,1∎,11111.1
a.it Is..\11,..133111 Ali.111 tot..1„.1,1111111,1 1hih \11,.111111 I..111.,Ien,nh 1,.1.1111131.1
1 11 01\,1111 1311 1∎,.1111.11311 hi 3311)1 3,0,1 holm.3.1,\1111..0,1 1„.1111 31111.1.11,1)0011
h0131rcol\\11111.11011,1311.11„.1111\\0011 hn.1 131,,1113:.l.l 141,1.111:11110 hi ad,\\13„1l
1111120_ 111,111111„.31.1.13.13.13,11131 i1, hat II 13_ 11111113,.111.1.13.113,1131 21.
h 111213,. 1111 111313,1 311.213.Low 11 nl i1. 11311211 1111 how,1,1∎i1.1313111 01■1.
ol 1,3.11 3 own 111 1,,,1.131,1:1,1.211 01,.,..I „11_111:11 3,•0.21 13.1.13.,.,.,I..,I.i1..tor,11
,11∎11,.. I .∎Ia.i i 111,1.. 1113,11 I.r.111.1.1 2,11111 _ 11.1111..,111,3,11 131_11.11 .I ,1 I..1I I 1111111:1 ,1 .11301' 1011311. 1121111133.111
1
(bah,111 II,1 111 11 11111111. -h ,11.11:111 1 1a,213 to 1111..1 h
,■th 1 ,1.113. I ,th:.1„ ,I , th. 11 4th 113,,.111 1 .1. .,:11,.11 11,11111 113 .111, 0 III 21111 113 1
131,.,11..11„13131.,,211111,1,13111131.11 1111 1311 111 11,111 ,11111 1.113,1,,,11 , 12.1111.,.,13,0101111.II,1111.111,..011111111, „2111111.,.111131111113.111111 r:.1.,.111311111 h,
limit I,x111, 1111 111.11
111111 1111101111 1,1 11 110,II,113■■.11111111 1.001 loL oll 0 0111.11 it 13 1 111 1 1111∎1311.∎1 11111131
,1 ill,11 ,11. 111.1,31131■ 1.1.1.1111132 01 110 111,111. 11'.1311,11 1 I..1,th,
„I.,,111 111,(.1 1.11 .,100' ` 01 111,i103,11. 1,1'•1.1II,,.1.1.I.eelin•' ,11 1111 11 13,h 1.1'.1.11 1..1.1.10,1213_
1' ...111„ 111, 11rr1,∎.111 It 1.1∎0,101 1 nIN.7_ Ilse
13°,11.3,ol I ha 1.1.1111,! n1114,. II, 11133,ha,11hI1.1:I1„me\113111117. 1 ht.
1'..11_1∎1.11 ,011∎1311 h1i.1.11h„ Kuhl•_1311111 imp.11 111111111,1111111
.1,1,213..11 011 I'l I• 1 1211.11, (:1111,21.1 110 11211 "1,..1 111_11111 1.1,1113%1:1 11 ,1,1.1,11lh1i,111111. h01Iit,110141)00 1 1 1 11 11 1111111101 11,
_,11.,1113.. _ ,3,11.13.1., (.3apo,in1Nun 11111 11 213..7.101111,11111 a 1r∎1,,,210 1011 1313111 1'1711,.111lI1in_I III 1.0
1.13 1'111 13.11 1,
0 - 1r∎1.u11,.
1111),1 1'1.11
I h,1,r,1213_111 ,111,h1 113. 1.1111a 1 h1 Kt 11,1.01.1011111213111 1 h,1,111n•,1111 ,11.1.11, 11,. 111,1:1 Ilk 1.1111.10 11131 2,1131 1,1213Iha
1. I, 1
I I 111it 1..1 11,111 h,1111 ,01 1.1111,110 1',110,1\1 1111,11311. 1.1,.„1 11111 rh1. II10111110 I. 113:rh h,Ih1 0111 111:,∎In,111r l 011,1 SI,1 1 11,101 I,DISII 1 1.1110211.111 1111111,
1 1 1.1 0 1 11 1 1 1./111111 1 0 1 1 1 1 1.1 0 1. 1:31.1.,101 111,10131 1 1 1 13 1 1'1 1 1 1.1131. It 11 n 1 1 3 1 ,:ti 111 I1nnnl.11n. 1.31111 111111 11111 111(11111.1 0.
11'1')8 111310 a 1111110 P101
❑ Historic Landmark Marker, ❑ Historic District Marker, ❑ Historic Landmark Marker, ❑ Historic District Marker,
existing GHS marker. existing GHS marker. new GHS marker. new GHS marker.
EXHIBIT"A"TO ORD. NO. 2008-39
Page 10 of 18
Design Guidelines
Earl Yates — Dr. Joseph M. Allison House
204 East Franklin Street
Historic Landmark Subdistrict
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
May 28, 2008
EXHIBIT"A"TO ORD. NO. 2008-39
Page 11 of 18
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
V. EXISTING NON-CONTRIBUTING BUILDINGS
• Minor changes
• Major alterations
• Demolitions
• Building replacement
Page 2
R:\AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO.Page 2008-39 12 of 18
t J
- ‘ivn:.:e*: , :,, s%,f,...
.9.,*,,,.,,, ..., „, f 1,*-r-k, ...e -
..1.44A.,,.. ,..4 .d° tart a r°f,- -,--- It.
m s?
.-mss a ,�
„,�. ate—
204 East Franklin Street
Earl Yates — Dr. Joseph M. Allison House
Preface
The 204 East Franklin Street Historic Landmark Subdistrict is established to retain the
historic integrity and cultural history of this important property. Official records of the house
are sketchy. Sanborn maps of 1935 indicate the site as a vacant lot. The site was once
part of land owned by G. L. Bushong that was later sold to E. M. Jenkins. Local Grapevine
resident Earl Yates likely built the house in 1938. In 1945 the house was sold to Elsie
Wilson who held title to the house as collateral on a loan to W. R. Simons and his wife. In
1948 Dr. Joe M. Allison purchased the house at approximately the same time he bought
the house next door at 212 East Franklin to use as a medical clinic for the partnership of he
and his father Joseph A. Allison. According local Grapevine residents Dr. Joe M. Allison
was one of Grapevine's unforgetable characters. He continued to live in the house and
operate the clinic next door until his death in 1974.
O
The house is located along the south side of East Franklin Street near the intersection of
r Jenkins Street in Grapevine. It is adjacent to the historic E. M. Jenkins House at 212 East
Page 3
R:\AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 13 of 18
Franklin Street built in 1903 to the east. The house, according to county tax records, was
constructed in 1935. It is built in the Cottage Bungalow style that was popular in the
1930's. It is asymmetrical in design with a front gable over the large living room facing the
street. A large terrace leads to a side facing front door and porch. The house foundation is
pier and beam. Wood windows have been replaced with aluminum and windows. Original
wood siding is covered with Grey asbestos siding. The house is presently in fair condition.
This property is located in the Original Town Residential National Register Historic District.
The house and garage are currently considered non-contributing structures do to their
current condition, but if properly restored would be considered a contributing structures to
the National Register District. It is not currently in a local historic district, nor is it a local
historic landmark. It is located in the Grapevine Township Revitalization Project area.
Period of Significance
The period of significance for the historic township is 1882-1956, the years documented
with the county as being the construction dates for property within the historic Township.
Allowing a property to authentically tell the story of its own 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 the 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 an existing home should reflect the
character of the home during its period of significance. 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 the primary historic style already existing in the home and shall be
clearly compatible with and complementary to its adjacent features.
Any exterior modifications to buildings on the property are required to conform to the City of
Grapevine's preservation ordinances governing these buildings and properties and with the
Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings.The Historic
Preservation Commission handbook "Design Guidelines for Historic Commercial and
Residential Properties" (adopted November 2003), explains the preservation ordinances
and design criteria that has been adopted by the City of Grapevine. The handbook's
guidelines should be used by those planning new construction or additions to the 204 East
Franklin Street Historic Landmark Subdistrict.
Page 4
R:'AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 14 of 18
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 shall be set back in a
manner consistent with setbacks of adjacent or neighboring 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 preserving of the historic character, and
to the strengthening of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic Landmark
Subdistrict. Existing parking lots located adjacent to streets and sidewalks should 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.
FENCES
Historically, fences around 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
Page 5
R:\AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 15 of 18
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 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
Page 6
R:\AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 16 of 18
1940.
EXTERIOR FINISHES
Original wood finishes should be maintained and painted or, when necessary, replaced in
kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to
historic siding materials. The application of such modern synthetic materials often involves
the removal of original decorative elements such as cornice, corner boards, brackets,
window and door trim, etc. New synthetic siding shall not be installed. Removal of existing
such materials is not required, but strongly encouraged, to restore historic patina, finish
and appearance.
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 complementary 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 may 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.
Page 7
R:WGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 17 of 18
Should storm windows need to be installed on the exterior of the historic windows, storm
windows constructed of wood and configured to match the historic sashes (i.e. one over
one sashes) are recommended.
If metal storm windows are installed, paint to blend with surrounding elements.
EMBELLISHMENTS
AWNINGS-CANOPIES
New awnings and canopies should not be installed above windows or doors.
EXTERIOR LIGHTING
Lighting is an important element in residential areas. Fixtures should be consistent with the
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. Wood windows shall be
required on historic landmarked properties and on new historic replica structures to
enhance the appearance and overall material authenticity of the turn-of-the-century Historic
Township area.
Infill buildings should not be absolute reproductions. 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
R:\AGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc
EXHIBIT"A"TO ORD. NO. 2008-39
Page 18 of 18
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should replicate the style of the main building if possible;
otherwise they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice
lines and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20th century
buildings where the use of unpainted aluminum or steel was part of the original design and
should be maintained.
A new addition should, if at all possible, be located at the rear of the historic building. If
this is not possible, the addition may be added to the side if it is recessed at least 18
inches from the historic building facade or a connection is used to separate old from new.
New vertical additions should be set back from primary facades so as not to be readily
apparent from the facing street.
When reproducing elements that were originally part of a historic building they should be
replicated 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.
EXISTING NON-CONTRIBUTING STRUCTURES
An application for a Certificate of Appropriateness will be required for changes to existing
non-contributing structures. The City of Grapevine Historic Preservation Staff may approve
minor alterations to non-contributing structures. Major alterations, demolition or
replacement of structures shall undergo the review process of the Grapevine Historic
Preservation Commission.
Page 9
R:WGENDA\08-19-08\Design Guidelines-204 E Franklin Street.doc