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HomeMy WebLinkAboutORD 2015-072AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS, DESIGNATING A HISTORIC LANDMARK SUBDISTICT HL15-07 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, FIRST BAPTIST CHURCH OF THE WILLIAM DOOLEY SURVEY AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE FIRST BAPTIST CHURCH HISTORIC DISTRICT PRESERVATION CRITERIA; 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); 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 and 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 (HL15-07) 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: 301 East Texas Street and platted as Lot 1, Block 1, First Baptist Church Addition of the William Dooley Survey, more fully and completely described in Exhibit "A", attached hereto and made a part of hereof; and, in addition thereto, the adoption of the First Baptist Church Historic District Preservation 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 "B". ORD. NO. 2015-072 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. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 17th day of November, 2015. ORD. NO. 2015-072 3 lf� , , , IL%7 FA William D. Tate Mayor ATTEST: L..'62� Tara Brooks City Secretary F."Ta N Welvi: I ON., IN � V. I Lea Is] V A I John F. Boyle, Jr". City Attorney ORD. NO. 2015-072 4 EXHIBIT "A" TO ORD. NO. 2015-072 Page 1 of 11 1. Name First Baptist Church of Grapevine Historic And/or common 2. Location Address Location/neighborhood _ 3. Current zoning 4. classification 301 E. Texas St, 215 Jenkins St, 113 E. Texas St. Commercial Religious Category Ownership Status Present Use district _ public x occupied agriculture museum x building(s) x private _ — unoccupied _ commercial _ park structure _ work in progress education _ residence _ site Accessible �_ Entertainment _ x Religious _ yes: restricted — government scientific x yes: unrestr. — industrial _ transportation _ no _ military other 5. Ownership First Baptist Church of Grapevine Current owner: phone: 817-488-8573 Address: 301 E. Texas St. City: Grapevine state: Texas zip: 76051 Name & title: David Klempin, HP Officer Organization: Grapevine Township Revitalization Project, Inc. Susan Allen Kline for David Klempin; Betsy Deiterman, 2015 HPP Intern; Sallie Andrews, HPP Consultant Contact: David Klempin phone: 817 410-3197 x Tarrant County Historic Resources National Register of Historic Pi -- other 8. Date Rec'd: 9. Field Chk date: 10. Nomination _ Archaeological Site _ es _ Recorded Texas Historic Landmark _ Texas Archaeological Landmark For office use only Survey Verified: Yes No By. _ Structure _ District x Structure & Site EXHIBIT "A" TO ORD. NO. 2015-072 Page 2 of 11 11. Historic Ownership: Land at 301 E. Texas was donated by J.L. Morehead in 1905 Original owner: William Dooley, 1871 215 Jenkins St. (Burrus Grocery) previously owned by S.L. Burrus 118 E. Texas previously owned by Floyd S. Harris and Leonard Bradford, Sr. (individually and as partners in Harris & Bradford), and Thelma S. Harris and Wanda Bradford Significant later owners First Baptist Church 12. Construction Dates 1905 original structure; 1940 - Educational Building; 1951- Educational Building; 1958 - original sanctuary demolished and replaced with red brick structure; 1960 - second educational wing for offices, library and children's classrooms; 1975 educational wing; 1980 education wing; 1997 - current sanctuary. alterations/additions Renovations Architect unknown Alterations /addition s: L 13. Site Features Natural Urban desi 14. Physical Description Condition Check One: Check One: — excellent _ deteriorated _ Unaltered _ Original site _ good _ Ruins x altered Moved (date: ) N fair Unexposed _ Describe present and original (if known) physical appearance; include styles) of architecture, current condition and relationshp to surraunda'ng fabric (structures, objects, etc.). Elaborate on pertinent materials used and styl(s) of architectural detailing, embellishments and site details. This land tract was originally surveyed on September 18, 1871 by James H. Smith, Special Deputy for C.A. Sams, Surveyor of Tarrant County. William Dooley claimed 80 acres under a pre-emption land grant of the Robertson 3rd class from the Peters Colony land on August 12, 1870.* Index of properties: 301 E. Texas St. – Site of current sanctuary constructed in 1995; and original structure built in 1905 (demolished 1958). Education building constructed in 1940s Education wing constructed in 1951 Sanctuary constructed in 1958 Education wing constructed in 1960s Education wing constructed in 1980s 215 Jenkins St. – Currently known as "The Box" was formerly the location of a home with a shed on property in 1915. Home was demolished and the current structure, formerly Burrus Grocers, was constructed in 1975. EXHIBIT "A" TO ORD. NO. 2015-072 Page 3 of 11 113 E. Texas — Former post office building constructed in 1960 on private property and leased to the U.S. Postal Service. Originally the property was owned by Joe and Vera August Burrus, and went through a succession of owners, (listed in the text to follow.) Original structure built in 1905 (Photographed in 1908) Demolished in 1958 Second education wing built in 1951 New education wing built in 1960s Photographs First education wing built in 1940 Sanctuary built in 1958 Education wing built in 1980s Current sanctuary built in 1995 301 E. Texas St. EXHIBIT "A" TO ORD. NO. 2015-072 Page 4 of 11 Former Burrus Grocery Store acquired in 1997 215 Jenkins St. Former Post Office acquired in 1998 113 E. Texas St. Land at 301 E. Texas St was donated by J.L. Morehead in 1905 to construct the church. The sanctuary currently sits at this location. 215 Jenkins Street, 113 East Texas Street First Baptist Church William Dooley Survey Abstract 422, tract 49a, 50, and 52 City of Grapevine 215 Jenkins St. EXHIBIT "A" TO ORD. NO. 2015-072 Page 5 of 11 113 E. Texas St. 215 Jenkins St. According to the Tarrant Appraisal District (TAD) records, a single -story residence and shed were built on the property at 215 Jenkins Street in 1915. The home consisted of eight rooms on two stories, at 2,192 sq ft. The residence measured 32 ft x 44 ft, and the shed measured 12 ft x 14 ft. Both structures had shingled roofs. The residence had a block foundation; the shed had no foundation. The house had gas and electricity. The property also included 0.35 acres of 111 class farming land. TAD records of ownership for 215 Jenkins Street are listed as: T.C. Cooley No date Mrs. May Sanders 10/06/1937 Mrs. Thelma Conine 07/23/1943 Lienholder: Metropolitan B&L Assn 08/14/1950 Lienholder: First National Bank, Grapevine 10/24/1956 Lienholder: First National Bank, Grapevine 05/25/1962 SJ. and Vera Burrus 04/01/1966 Lone Star Life Ins. Co. 03/31/1967 Kathryn Burrus, Vera A. and Bob Burrus 09/16/1994 Bob J. Burrus and Kathryn Mae Burrus 01/16/1995 Property values jumped from $11,000 in 1962 to $90,000 in 1967. During this time, the lot was expanded to include 113 East Texas Street. The original home and shed were demolished and the current structure, originally a Burrus Grocery Store, was constructed on the property in 1975. In 1975, the property was classified as Commercial; in 1997 the property was listed as Religious. 113 E. Texas St. The former U. S. Post Office is located at the northeast corner of East Texas Street and Jenkins Street on the campus of First Baptist Church of Grapevine. The one-story, 3,952 square foot building has a flat roof and faces south. It is located close to the curb which is actually composed of two long concrete steps (three at the corner of East Texas and Jenkins). There is a parking lot along the east side of the building and a concrete drive behind it. EXHIBIT "A" TO ORD. NO. 2015-072 Page 6 of 11 The exterior is sheathed with a reddish -orange brick. Two-thirds of the facade is composed of a ribbon of plate glass windows and paired aluminum -framed doors. The windows sit on green panels and are surmounted by fixed 1 transom. Originally a flat awning extended across the facade directly above the transom windows. The flat awning has been replaced by a tent -style green awning, complementing the green panels below the windows. The west elevation faces Jenkins Street. It has two window openings. The opening near the north end of the building has three fixed window units. The opening near the south end of the building has four fixed window units. The east elevation has two window openings. The opening near the south end has two fixed units. The opening in the center of the wall has seven fixed units. The rear (north) elevation sits on a high concrete foundation that elevates the building's floor plate several feet off the ground. This provided for the creation of a concrete loading dock located near the east end of this elevation. The loading dock is covered by a shed roof supported by a metal frame. Steel doors provide access to the loading dock. Near the west end of this elevation is another steel door that is fronted by a concrete stairs. Above this door and extending east toward the loading dock is a ribbon of eight multi -light windows with opaque glass. With the exception of the green awning on the facade, the exterior of the building retains a high degree of integrity Statement ofhistorical and cultural significance. Include. cultural influences, special events and important personages, influences on neighborhood, on the city, etc. Excerpted from the Grapevine Area History Book (published in 1979), Pages 24 and 25: Following two or three years of Union Services in homes, in 1856 the Baptists of the Grapevine Community began meeting together first in the homes then in a log schoolhouse near the present site of Grapevine Cemetery (on Dooley Street). The group organized a church Dec. 25, 1869, to meet in the schoolhouse until a church building could be erected. Occasionally a traveling preacher would ride through and preach in the schoolhouse. t In 1855, churches in Tarrant, Denton, Parker, Wise and Jack counties met in Birdville, then the County Seat of Tarrant 1 Count, and organized the West Fork Association. These pioneer preachers—were called Circuit Riders and helped bless homes in this area. Then one day the Lord led a humble preacher to the First Baptist Church and he became its first pastor with no salary, but he was paid in provisions. The man was A. J. Hallford. The first members were: John C. Dunn and wife, Nancy and daughter Sarah Dunn; Solon Dunn and wife Nancy; J. N. Rogers, wife Mattie and daughter Alice; J. J. Rogers and wife Mary; J. M. Rogers and wife Seanna; W. M. Biddens and wife Rachel; Rachel V. Allison; Margaret Jarman; Mrs. E. A. Bushong; and Mary J. Boals. Three ministers formed the Presbytery: Reverends W. W. Mitchell, A. J. Hallford, and Elihu Newton. In 1870 the membership erected a brick church building on land purchased from E. Nathan Hudgins at the corner of what is now Wall and Church Streets. Bricks were made in Solon Dunn's kiln located at the corner of Allen Coble's farm, now owned by Mrs. Martha Wall Cluck. It was a large but un -floored building until 1880. The men sat on one side of the church, the women on the other. Small wicker baskets with long handles were used for collections. A large pot-bellied stove warmed the congregation. Wagons were drawn up near the doors, made fast to hitching posts, and children slept on pallets in the wagons. The church had a belfry and it was a joy to hear the bell on Sunday morning. Zeb Jenkins was the first Sunday School Superintendent. Sid Williams, the great evangelist, held a revival in the church in 1885. The membership was 237. The church moved in 1905 to its present site given by Jacob Lyon Morehead, son of judge James Tracy Morehead. At the turn of the century (1900), the little community of Grapevine found itself in the midst of a progressive world. There were cultivated fields where once a forest stood. There were well marked public roads and the old ox wagons gave way to horse-drawn carriages, hacks, ponycarts and very soon, horseless carriages, the noisy automobile. A new frame building with stained glass windows was built on the present site at a cost of $5,700.00. Mr. George E. Bushong, who had given much to the church and showed a great deal of interest in its building, became very ill and never saw its completion. On December 3, 1905, his was the first funeral in the church. EXHIBIT "A" TO ORD. NO. 2015-072 Page 7 of 11 During the years of 1917 and 1918 under the leadership of Bro. C. S. Harrison, the church was active in giving every aid possible to the soldiers stationed at Camp Bowie. Many of the soldiers came to services, and Bro. Harrison and members would meet the troop trains when they passed through, waving good bye to the boys and mailing their letters and cards for them. During the Great Depression, Grapevine First Baptist Church kept up its entire program. In 1940, a new home for the pastor, Rev. E. A. Zund, was built and a new baptistery was installed. The first Education Building was erected in 1951 during Bro. Carroll Jackson's ministry. In 1958 the church had an enrollment of 780 members. The beautiful new red brick church with white colonial pillars and lighted steeple and belfry replaced the former frame one. The new building embraced the sanctuary, pastors' study, library, office and modern kitchen and assembly rooms, and adult classrooms. During the pastorate of Rev. W. R. Karkalits, a brick parsonage was purchased on Ridge Road, the Centennial Celebration of the Church was held and a compiled church history was published with Mrs. F. J. Chambers, Chairman; Lee Thompson, Publisher; and Mrs. Elwood Cluck, historian. A new $150,000 education wing was completed in March 1975 which housed a new church office and equipment room, officers for the pastor and director of education and a new library with more than 5,000 books. Six Sunday School rooms for children and preschool departments, a baby nursery and toddler department and one adult assembly area and classrooms are housed in the new wing. The top floor of the chapel building is occupied by the church youth. There is a large carpeted central game and meeting area and kitchen with Sunday School classrooms on either end of the youth center. The total membership in April 1978 was 1,233 and the value of the church plant and properties is $1 million. Old Post Office 113E Texas St.: The former Grapevine Post Office is located a block east of the city's historic commercial district. Constructed during a period of great growth following World War II, it represents the city's and federal government's efforts to provide a modern postal facility through a lease -build arrangement. It is also significant as an example of post-war architecture reflecting the influence of Modernism in its design. Local history sources state that the first postmaster of Grapevine was Archibald F. Leonard, an early pioneer and proprietor of the first store in the area. Official records state that the first post office at Grape Vine was established on August 4, 1858 with Irenius P. S. Dunn recorded as the first postmaster. The U. S. Post Office was discontinued during the Civil War and was replaced by a post office established by the Confederate States of America. After the war, a U. S. Post Office was reestablished in 1874. Between that date and 1957, there were fourteen postmasters serving the community. It was in 1914 that the name of the post office was changed from "Grape Vine" to "Grapevine." Like many Texas cities, Grapevine experienced rapid growth in the decades following World War II. In 1940, it had a population of 1,043 people. Within a year of the war's end, it was noted that many people from Dallas were purchasing property in and near the city. New industries soon followed, bringing more jobs and people to the area. Among them was the Midway Trailer Corporation which established a plant for the production of "luxury house trailers" in 1955. The construction of Lake Grapevine was expected to make the area a recreational destination. Housing developments such as the Bellaire Addition provided two and three bedroom homes for families spawning the baby boom generation. By 1960, the city had a population of 2,823. Efforts to construct a new post office building in Grapevine began as early as 1950. By 1954, a post office for Grapevine was among 300 federally -fund projects under consideration in Texas. It was anticipated that acquisition of land and construction of the building would cost $211,000. Renovation or construction of new post offices or a combined post office and courthouse/federal buildings also were under consideration for Austin, Denton, Forney, Gainesville, Lubbock, Plano, Sherman, Temple, Terrell, Waco, Waxahachie, and Wolfe City. However, Grapevine would have to wait several years before it received a new post office. EXHIBIT "A" TO ORD. NO. 2015-072 Page 8 of 11 In November 1959, U. S. Postmaster General Arthur E. Summerfeld stated that the Post Office Department was signing contracts for new post offices across the country at the rate of six per day and he expected that number to rise to ten a day by 1960 in order to meet the department's goal of putting 12,000 new or modernized post offices in operation by J 1965. That same month, it was announced that Grapevine would finally receive a new post office. The building was to be constructed under the Post Office Department's commercial leasing program. Under this plan, private parties would own the land and construct the building. The building would remain under private ownership and be leased to the Post Office Department. This option would save time as the project would not be dependent on the appropriation of funds from Congress. As a privately owned building, the lessor would pay local real estate taxes thereby adding money to the city's coffers which would not be the case if the building was owned by the government. Around the time construction began on the post office, the property was owned by Joe and Vera August Burrus. In May 1960, the property was sold to Leonard E. Bradford, Sr. and his wife Wanda, Floyd S. and Thelma S. Harris, and the company Harris and Bradford. As the building was nearing completion, the property was sold to G. T. and Eltrie Owen in September 1960. The Owens retained ownership of the property until 1983 when it was sold to Duaine J. Appleton who quickly sold it to Robert Grunnah Trust. The First Baptist Church of Grapevine purchased it in 1998. Having a post office in a leased space was not a new concept for Grapevine or elsewhere across the country. For instance, at one time, Grapevine's port office was located in a commercial building at 408 S. Main Street. Nationally, as of 1981, the United States Postal Service owned only 3,691 buildings. The remaining 28,743 post offices in the country were leased from the building's owners. This arrangement worked especially well in smaller cities and for neighborhood post offices in larger cities. The design of the Grapevine Post Office reflected current trends in commercial architecture. Readily accessible materials providing simple, clean lines and little in the way of ornamentation were a hallmark of mid -twentieth century Modernist design. The use of orange or yellow brick was also popular during this era as was large plate glass windows that offered unobstructed views of the interior. Although the designer of the former Grapevine Post Office has not been identified, the building is similar to other small, leased post offices of the era that were constructed in Texas and Oklahoma. Although they varied in size, leased post offices from c. 1960 with similar Modernist design characteristics as the building in Grapevine could be found in the Dallas neighborhood of Oak Cliff, in Stinnett, Texas, the Cimarron Station in Oklahoma City, and in Kingston, Oklahoma, among other places. Postal operations began in the new Grapevine building in October 1960. Upon its completion, the building was valued at $70,000. A dedication ceremony was held at 2:00 p.m. on Saturday, November 19, 1960. Dr. Ira Woods was the master of ceremonies, Joe Box, representing the Grapevine Chamber of Commerce made remarks as did W. B. Weatherred, Senior Field Officer of the Dallas region of the Post Office Department. Weatherred stated that it was anticipated that the equipment in the new building was expected to handle anticipated mail volume for the next ten years. Congressman Jim Wright provided a flag that had flown over the U. S. Capitol Building. The Grapevine High School Band provided music. Guests were given a tour of the building and treated to refreshments provided by the wives of the postal employees. Tarrant County Appraisal District Grapevine Area History sponsored by Grapevine Historical Society, Charles H. Young, Editor Daily Oklahoman, November 13, 1959, May 14, July 18, and August 22, 1960. Dallas Morning News, March 10, 1946, May 17, 1950, April 19, 1954, February 19, 1956, November 22, 1959, October 2 and November 20, 1960. Grapevine Area History (Dallas, Texas: Taylor Publishing, 1979, revised edition, 1989), V. 93. Grapevine Sun, October 27, November 17, and November 24, 1960. New York Times, July 5, 1981. 16. Attachments District or Site map _ Site Plan x photos (current) 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, x 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. 20. Recommendation The Grapevine Township Revitalization Program EXHIBIT "A" TO ORD. NO. 2015-072 Page 9 of 11 _ Additional descriptive material Footnotes Other (__ G. Identification as the work of an architect or master builder whose individual work has influenced the development of the city. H. Embodiment of elements of architectural design, detail, materials or craftsmanship which represent a significant architectural innovation. I. Relationship to other distinctive buildings, sites or areas which are eligible for preservation according to a plan based on historic, cultural or architectural motif. 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. requests the Grapevine Historic Preservation Burl Gilliam, Chair Commission to deem this nominated landmark Grapevine Historic Preservation Commission meritorious of designation as outlined in Chapter 39, City of Grapevine Comprehensive Zoning Ordinance. Further, the Grapevine Historic Preservation Commission endorses the Preservation Criteria, policy recommendations and landmark boundary as presented by the City of Grapevine Development Services Department. David Klempin, Historic Preservation Officer "Pommy Hardy, Director Development Services Department EXHIBIT "A" TO ORD. NO. 2015-072 Page 10 of 11 21. Historical Marker The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker program 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 markers, 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: p 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. p No, I am not interested in obtaining a marker for my property. p 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 o Historic Preservation Commission's Historic Landmark Plaque. 0 Grapevine Historical Society's o Historic Preservation Commission's Historic District Plaque. Historic Landmark Marker. r NI'd. 011-111". O Historic Landmark Marker, O Historic District Marker, existing GHS marker. existing GHS marker. EXHIBIT "A" TO ORD. NO. 2015-072 Page 11 of 11 >Ix41,�lliou '•htidl6�m O Historic Landmark Marker, new GHS marker. O Historic District Marker, new GHS marker. EXHIBIT "B" TO ORD. NO. 2015-072 Page 1 of 13 I 301 East Texas Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 636 S. Main Grapevine, Texas 76051 October 28, 2015 Page 1 EXHIBIT ^E"TOORD. NO. 2015-072 Page 2 of 13 PREFACE 1. SITE • Setbacks • Driveways,Parking Lots ° Service and Mechanical Areas • Fences • Preservation = Exterior Finishes Ui EMBELLISHMENTS • Awnings -Canopies • Exterior Lighting K( NEW BUILDING CONSTRUCTION ° Infill EXHIBIT "B" TO ORD. NO. 2015-072 Page 3 of 13 This land tract was originally surveyed on September 18, 1871 by James H. Smith, Special Deputy for C.A. Sams, Surveyor of Tarrant County. William Dooley claimed 80 acres under a pre-emption land grant of the Robertson 31d class from the Peters Colony land on August 12, 1870.* Index of properties: 301 E. Texas St. — Site of current sanctuary constructed in 1995; and original structure built in 1905 (demolished 1958). Education building constructed in 1940s Education wing constructed in 1951 Sanctuary constructed in 1958 Education wing constructed in 1960s Education wing constructed in 1980s 215 Jenkins St. — Currently known as "The Box" was formerly the location of a home with a shed on property in 1915. Home was demolished and the current structure, formerly Burrus Grocers, was constructed in 1975. 113 E. Texas — Former post office building constructed in 1960 on private property and leased to the U.S. Postal Service. Originally the property was owned by Joe and Vera August Burrus, and went through a succession of owners, (listed in the text to follow.) Original structure built in 1905 (Photographed in 1908) Demolished in 1958 First education wing built in 1940 EXHIBIT "B" TO ORD, NO. 2015-072 Page 4 of 13 Second education wing built in 1951 New education wing built in 1960s Current sanctuary built in 1995 301 E. Texas St. Sanctuary built in 1958 Education wing built in 1980s Former Burrus Grocery Store acquired in 1997 215 Jenkins St. Former Post Office acquired in 1998 113 E. Texas St. Land at 301 E. Texas St was donated by J.L. Morehead in 1905 to construct the church. The sanctuary currently sits at this location. EXHIBIT "B" TO ORD. NO. 2015-072 Page 5 of 13 215 Jenkins Street, 113 East Texas Street First Baptist Church William Dooley Survey /abstract 422, tract 49a, 50, and 52 City of Grapevine 215 Jenkins St. 113 E. Texas St. 215 Jenkins St. According to the Tarrant Appraisal District (TAD) records, a single -story residence and shed were built on the property at 215 Jenkins Street in 1915. The home consisted of eight rooms on two stories, at 2,192 sq ft. The residence measured 32 ft x 44 ft, and the shed measured 12 ft x 14 ft. Both structures had shingled roofs. The residence had a block foundation; the shed had no foundation. The house had gas and electricity. The property also included 0.35 acres of 1St class farming land. TAD records of ownership for 215 Jenkins Street are listed as: T.C. Cooley No date Mrs. May Sanders 10/06/1937 Mrs. Thelma Conine 07/23/1943 Lienholder: Metropolitan B&L Assn 08/14/1950 Lienholder: First National Bank, Grapevine 10/24/1956 Lienholder: First National Bank, Grapevine 05/25/1962 S.J. and Vera Burrus 04/01/1966 Lone Star Life Ins. Co. 03/31/1967 Kathryn Burrus, Vera A. and Bob Burrus 09/16/1994 Bob J. Burrus and Kathryn Mae Burrus 01/16/1995 Property values jumped from $11,000 in 1962 to $90,000 in 1967. During this time, the lot was expanded to include 113 East Texas Street. The original home and shed were demolished and the current structure, originally a Burrus Grocery Store, was constructed on the property in 1975. In 1975, the property was classified as Commercial; in 1997 the property was listed as Religious. EXHIBIT "B" TO ORD. NO. 2015-072 Page 6 of 13 113 E. Texas St. The former U. S. Post Office is located at the northeast corner of East Texas Street and Jenkins Street on the campus of First Baptist Church of Grapevine. The one-story, 3,952 square foot building has a flat roof and faces south. It is located close to the curb which is actually composed of two long concrete steps (three at the corner of East Texas and Jenkins). There is a parking lot along the east side of the building and a concrete drive behind it. The exterior is sheathed with a reddish -orange brick. Two-thirds of the fagade is composed of a ribbon of plate glass windows and paired aluminum -framed doors. The windows sit on green panels and are surmounted by fixed transom. Originally a flat awning extended across the fagade directly above the transom windows. The flat awning has been replaced by a tent -style green awning, complementing the green panels below the windows. The west elevation faces Jenkins Street. It has two window openings. The opening near the north end of the building has three fixed window units. The opening near the south end of the building has four fixed window units. The east elevation has two window openings. The opening near the south end has two fixed units. The opening in the center of the wall has seven fixed units. The rear (north) elevation sits on a high concrete foundation that elevates the building's floor plate several feet off the ground. This provided for the creation of a concrete loading dock located near the east end of this elevation. The loading dock is covered by a shed roof supported by a metal frame. Steel doors provide access to the loading dock. Near the west end of this elevation is another steel door that is fronted by a concrete stairs. Above this door and extending east toward the loading dock is a ribbon of eight multi -light windows with opaque glass. With the exception of the green awning on the fagade, the exterior of the building retains a high degree of integrity. EXHIBIT "B" TO ORD. NO. 2015-072 Page 7 of 13 Excerpted from the Grapevine Area History Book (published in 1979), Pages 24 and 25: Following two or three years of Union Services in homes, in 1856 the Baptists of the Grapevine Community began meeting together first in the homes then in a log schoolhouse near the present site of Grapevine Cemetery (on Dooley Street). The group organized a church Dec. 25, 1869, to meet in the schoolhouse until a church building could be erected. Occasionally a traveling preacher would ride through and preach in the schoolhouse. In 1855, churches in Tarrant, Denton, Parker, Wise and Jack counties met in Birdville, then the County Seat of Tarrant Count, and organized the West Fork Association. These pioneer preachers... were called Circuit Riders and helped bless homes in this area. Then one day the Lord led a humble preacher to the First Baptist Church and he became its first pastor with no salary, but he was paid in provisions. The man was A. J. Hallford. The first members were: John C. Dunn and wife, Nancy and daughter Sarah Dunn; Solon Dunn and wife Nancy; J. N. Rogers, wife Mattie and daughter Alice; J. J. Rogers and wife Mary; J. M. Rogers and wife Seanna; W. M. Biddens and wife Rachel; Rachel V. Allison; Margaret Jarman; Mrs. E. A. Bushong; and Mary J. Boals. Three ministers formed the Presbytery: Reverends W. W. Mitchell, A. J. Hallford, and Elihu Newton. In 1870 the membership erected a brick church building on land purchased from E. Nathan Hudgins at the corner of what is now Wall and Church Streets. Bricks were made in Solon Dunn's kiln located at the corner of Allen Coble's farm, now owned by Mrs. Martha Wall Cluck. It was a large but un -floored building until 1880. The men sat on one side of the church, the women on the other. Small wicker baskets with long handles were used for collections. A large pot-bellied stove warmed the congregation. Wagons were drawn up near the doors, made fast to hitching posts, and children slept on pallets in the wagons. The church had a belfry and it was a joy to hear the bell on Sunday morning. Zeb Jenkins was the first Sunday School Superintendent. Sid Williams, the great evangelist, held a revival in the church in 1885. The membership was 237. The church moved in 1905 to its present site given by Jacob Lyon Morehead, son of Judge James Tracy Morehead. At the turn of the century (1900), the little community of Grapevine found itself in the midst of a progressive world. There were cultivated fields where once a forest stood. There were well marked public roads and the old ox wagons gave way to horse-drawn carriages, hacks, ponycarts and very soon, horseless carriages, the noisy automobile. A new frame building with stained glass windows was built on the present site at a cost of $5,700.00. Mr. George E. Bushong, who had given much to the church and showed a great deal of interest in its building, became very ill and never saw its completion. On December 3, 1905, his was the first funeral in the church. During the years of 1917 and 1918 under the leadership of Bro. C. S. Harrison, the church was active in giving every aid possible to the soldiers stationed at Camp Bowie. Many of the soldiers came to services, and Bro. Harrison and members would meet the troop trains when they passed through, waving good bye to the boys and mailing their letters and cards for them. During the Great Depression, Grapevine First Baptist Church kept up its entire program. In 1940, a new home for the pastor, Rev. E. A. Zund, was built and a new baptistery was installed. The first Education Building was erected in 1951 during Bro. Carroll Jackson's ministry. In 1958 the church had an enrollment of 780 members. The beautiful new red brick church with white colonial pillars and lighted steeple and belfry replaced the former frame one. The new building embraced the sanctuary, pastors' study, library, office and modern kitchen and assembly rooms, and adult classrooms. EXHIBIT "B" TO ORD. NO. 2015-072 Page 8 of 13 During the pastorate of Rev. W. R. Karkalits, a brick parsonage was purchased on Ridge Road, the Centennial Celebration of the Church was held and a compiled church history was published with Mrs. F. J. Chambers, Chairman; Lee Thompson, Publisher; and Mrs. Elwood Cluck, historian. A new $150,000 education wing was completed in March 1975 which housed a new church office and equipment room, officers for the pastor and director of education and a new library with more than 5,000 books. Six Sunday School rooms for children and preschool departments, a baby nursery and toddler department and one adult assembly area and classrooms are housed in the new wing. The top floor of the chapel building is occupied by the church youth. There is a large carpeted central game and meeting area and kitchen with Sunday School classrooms on either end of the youth center. The total membership in April 1978 was 1,233 and the value of the church plant and properties is $1 million. Old Post Office, 113 E. Texas St The former Grapevine Post Office is located a block east of the city's historic commercial district. Constructed during a period of great growth following World War Il, it represents the city's and federal government's efforts to provide a modern postal facility through a lease -build arrangement. It is also significant as an example of post-war architecture reflecting the influence of Modernism in its design. Local history sources state that the first postmaster of Grapevine was Archibald F. Leonard, an early pioneer and proprietor of the first store in the area. Official records state that the first post office at Grape Vine was established on August 4, 1858 with Irenius P. S. Dunn recorded as the first postmaster. The U. S. Post Office was discontinued during the Civil War and was replaced by a post office established by the Confederate States of America. After the war, a U. S. Post Office was reestablished in 1874. Between that date and 1957, there were fourteen postmasters serving the community. It was in 1914 that the name of the post office was changed from "Grape Vine" to "Grapevine." Like many Texas cities, Grapevine experienced rapid growth in the decades following World War II. In 1940, it had a population of 1,043 people. Within a year of the war's end, it was noted that many people from Dallas were purchasing property in and near the city. New industries soon followed, bringing more jobs and people to the area. Among them was the Midway Trailer Corporation which established a plant for the production of "luxury house trailers" in 1955. The construction of Lake Grapevine was expected to make the area a recreational destination. Housing developments such as the Bellaire Addition provided two and three bedroom homes for families spawning the baby boom generation. By 1960, the city had a population of 2,823. Efforts to construct a new post office building in Grapevine began as early as 1950. By 1954, a post office for Grapevine was among 300 federally -fund projects under consideration in Texas. It was anticipated that acquisition of land and construction of the building would cost $211,000. Renovation or construction of new post offices or a combined post office and courthouse/federal buildings also were under consideration for Austin, Denton, Forney, Gainesville, Lubbock, Plano, Sherman, Temple, Terrell, Waco, Waxahachie, and Wolfe City. However, Grapevine would have to wait several years before it received a new post office. In November 1959, U. S. Postmaster General Arthur E. Summerfeld stated that the Post Office Department was signing contracts for new post offices across the country at the rate of six per day and he expected that number to rise to ten a day by 1960 in order to meet the department's goal of putting 12,000 new or modernized post offices in operation by 1965. That same month, it was announced that Grapevine would finally receive a new post office. The building was to be constructed under the Post Office Department's commercial leasing program. Under this plan, private parties would own the land and construct the building. The building would remain under private ownership and be leased to the Post Office Department. This option would save time as the project would not be dependent on the appropriation of funds from Congress. As a privately owned building, the lessor would pay local real estate taxes thereby adding money to the city's coffers which would not be the case if the building was owned by the government. Around the time construction began on the post office, the property was owned by Joe and Vera August Burrus. In May 1960, the property was sold to Leonard E. Bradford, Sr. and his wife Wanda, Floyd S. and Thelma S. Harris, and the company Harris and Bradford. As the building was nearing completion, the property was sold to G. T. and Eltrie Owen in September 1960. The Owens retained ownership of the property until 1983 when it was sold to Duaine J. Appleton who quickly sold it to Robert Grunnah Trust. The First Baptist EXHIBIT "B" TO ORD. NO. 2015-072 Page 9 of 13 Church of Grapevine purchased it in 1998. Having a post office in a leased space was not a new concept for Grapevine or elsewhere across the country. For instance, at one time, Grapevine's port office was located in a commercial building at 408 S. Main Street. Nationally, as of 1981, the United States Postal Service owned only 3,691 buildings. The remaining 28,743 post offices in the country were leased from the building's owners. This arrangement worked especially well in smaller cities and for neighborhood post offices in larger cities. The design of the Grapevine Post Office reflected current trends in commercial architecture. Readily accessible materials providing simple, clean lines and little in the way of ornamentation were a hallmark of mid -twentieth century Modernist design. The use of orange or yellow brick was also popular during this era as was large plate glass windows that offered unobstructed views of the interior. Although the designer of the former Grapevine Post Office has not been identified, the building is similar to other small, leased post offices of the era that were constructed in Texas and Oklahoma. Although they varied in size, leased post offices from c. 1960 with similar Modernist design characteristics as the building in Grapevine could be found in the Dallas neighborhood of Oak Cliff, in Stinnett, Texas, the Cimarron Station in Oklahoma City, and in Kingston, Oklahoma, among other places. Postal operations began in the new Grapevine building in October 1960. Upon its completion, the building was valued at $70,000. A dedication ceremony was held at 2:00 p.m. on Saturday, November 19, 1960. Dr. Ira Woods was the master of ceremonies, Joe Box, representing the Grapevine Chamber of Commerce made remarks as did W. B. Weatherred, Senior Field Officer of the Dallas region of the Post Office Department. Weatherred stated that it was anticipated that the equipment in the new building was expected to handle anticipated mail volume for the next ten years. Congressman Jim Wright provided a flag that had flown over the U. S. Capitol Building. The Grapevine High School Band provided music. Guests were given a tour of the building and treated to refreshments provided by the wives of the postal employees. EXHIBIT "B" TO ORD. NO. 2015-072 Page 10 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 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 fagade 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 fagade of a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond the line of the front fagade of a historic building. EXHIBIT "B" TO ORD. NO. 2015-072 Page 11 of 13 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. 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. 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. EXHIBIT "B" TO ORD. NO. 2015-072 Page 12 of 13 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. 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 New awnings and canopies should not be installed above windows or doors. Lighting is an important element in residential areas. Fixtures should be consistent with the EXHIBIT "B" TO ORD. NO. 2015-072 Page 13 of 13 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. MIM 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 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.