HomeMy WebLinkAboutORD 2016-022ORDINANCE NO. 2016-022
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, DESIGNATING A HISTORIC
LANDMARK SUBDISTRICT HL15-10 IN ACCORDANCE
WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX
"D" OF THE CODE OF ORDINANCES), DESIGNATING THE
AREA LEGALLY DESCRIBED AS LOT 10, NORTH SIDE OF
THE ABSTRACT 946, ARCHIBALD F LEONARD SURVEY
AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A
DISTRICT ZONED "R-5.0" ZERO -LOT -LINE DISTRICT
REGULATIONS; PROVIDING FOR THE ADOPTION OF THE
HIGGINS-MCGRUE HOUSE 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; and
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
(HL15-10) 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-5.0" Zero -Lot -
Line District Regulations within the following described property: 421 Washington Street
and platted as Lot 10, North Side Addition of the Abstract 946 Archibald F Leonard 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 Higgins-McGrue House 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. 2016-022 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. 2016-022 3
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 15th day of March 2016.
ATTEST:
Tara Brooks
City Secretary
o
'GRAPF`'y
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APPROVED AS TO FORM:
John F. Boyle, Sr.
City Attorney
ORD. NO. 2016-022
►I
APPROVED:
William b. Tate
Mayor
EXHIBIT "A" TO ORD. NO. 2016-022
Page 1 of 8
1. Name Higgins — McGrue House
Historic Hugh L. and Lula Faye Simmons Higgins
And/or common Melvin and Clarice McGrue
2. Location Address: 421 Washington Street
Location/neighborhood North Side Addition, commonly known as "The Hill"
3. Classification
Category
Ownership
Status
Present Use
district
_ public
x occupied
agriculture
museum
x building(s)
x private
_ unoccupied
_
_ commercial
_
park
structure
_ work in progress
education
_
x residence
site
Accessible
_
_ Entertainment
Religious
yes: restricted
government
_
scientific
Yes: unrestr.
_
_ industrial
_
_ transportation
no
_ military
other
4. Ownership
Current owner: TruWest Realty, Inc. phone: 214-228-0383
Address: 1701 W. Northwest Hwy #100 City: Grapevine State: Texas Zip: 76051
Previous owner: Melvin McGrue
Address: 2101 Taylor St City: Waco State: Texas Zip: 76705-3351
5. Form Preparation
Name & title: David Klempin, HP Officer Organization: Grapevine Township Revitalization Project, Inc.
Betsy Deiterman, 2015 HPP Intern; Sallie Andrews, HPP Consultant
Contact: David Klempin phone: 817 410-3197
6. Representation on Existing Surveys
x Tarrant County Historic Resources
other
7. Date Rec'd:
8. Field Chk date:
9. Nomination
Archaeological
Site
National Register of Historic Places
_ Recorded Texas Historic Landmark
Texas Archaeological Landmark
For office use only
Survey Verified: Yes
By:
Structure _ District
x Structure & Site
No
EXHIBIT "A" TO ORD. NO. 2016-022
Page 2 of 8
10. Historic Ownership: Hugh L. and Lula Higgins Original owner: A.F. Leonard
Significant later owner(s Construction Dates: Melvin R. and Clarice McGrue, 1966
Alterations/additions Garage converted to living area
11. Site Features
Natural Wide lot bordered by natural tree line
Urban design
12. Physical Description
Condition Check One: Check One:
excellent deteriorated _ Unaltered x 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, embellishments
and site details.
Higgins — McGrue House c. 1960
421 Washington St.
Photo c. 2002
The Higgins — McGrue House was constructed in 1960 by Hugh Lee and Lula Faye Simmons Higgins
on a small 4,137 square foot lot at the north end of Washington Street. It was valued at $4500 in 1960
according to tax records.
EXHIBIT "A" TO ORD. NO. 2016-022
Page 3 of 8
The 1,128 square foot house is built in the minimal traditional style popular following World War II.
The house is a basic rectangle in plan with gable roof with asphalt shingles and a small projecting
porch roof. Exposed rafter tails add richness to the roof line. The house is clad in cream color brick
and features aluminum single hung windows. A decorative inset wood panel of vertical wood boards
separates the two front facing bedroom windows. The original one -car garage was converted to a
family room for additional living space by the owners.
The side -gabled roof has a slight eave overhang. An asphalt driveway extends from the street and
provides an off street parking space. A low curb separates the front yard from the street.
The interior of the house contains a living room, dining area, kitchen, small hallway, three bedrooms
and one bathroom. A family room has been developed in the converted one car garage. A doorway
opens to a concrete patio and rear yard.
Cultural and Historical Significance
Tarrant County tax records show that the property was part of the A.F. (Archibald F.) Leonard land
grant which was first surveyed on June 26, 1850 by A.G. Walker, Deputy Surveyor, District of
Robertson. The survey consisted of 640 acres within the Robertson 3`d District obtained through pre-
emptive land grant. A.F. Leonard and his wife and children were in the second contract of the Peters
Colony settlers.
This property is located in the North Side Addition of the City of Grapevine. The area was settled in
the 1950s during construction of the Grapevine Dam and Reservoir which brought new residents to
the area. The North Side is commonly known as "The Hill" and is predominantly an African American
neighborhood. According to Tarrant County records, the original residence in January of 1966
measured 35' x 25'. An attached garage measuring 12'x 25' was converted to a living area for a total
living space of 1175 sq ft. The structure is brick construction with composition roof, brick veneer
exterior with stone and wood trim. Heat is gas -fueled, lighting is electric, and walls are sheetrock.
Tax records on this property date from 1959, when Hugh Lee (H.L.) and Lula Faye Simmons Higgins
were owners, along with Weldon T. (Thomas) and Mary Ann Higgins; lienholder on July 14, 1960 was
Cecil R. Lesley. The property value was $4500. During this time, most of the property on The Hill
was owned by the Higginses, either solely or in joint ownership with Melvin McGrue or William E.
Washington, the first principal of Turner Elementary School. Turner Elementary was built in the
1950s at the corner of Turner St and Central Ave where Cluck Park now sits. The names Higgins,
Washington, and McGrue occur on all tax rolls for property within The Hill. This particular property
at 421 Washington was sold to Melvin R. and Clarice McGrue on July 3, 1963 for consideration of
$10.00; lienholder was Southwest National Bank Fort Worth, with property value of $5,700.
Improvements were made in fall of 1983, as the lienholder was 1S` National Bank of Grapevine, value
$23,000.
Melvin McGrue and his family came to Axtell, Texas, northeast of Waco, from Madison County, TN
when he was 12 years old. Melvin was the youngest of nine children. Melvin met Clarice Burns of Mt.
Calm, TX, 10 miles northeast of Axtell, and they married in Waco on November 27, 1953. They
farmed near Axtell, making a living off a percentage of the crops they tended. They moved to the
Grapevine area after Regina Gay, their first child, was born. Melvin worked at a garage and repair shop
owned by Preston and G.W. Smith. During this time, Melvin and his family moved into a home at
EXHIBIT "A" TO ORD. NO. 2016-022
Page 4 of 8
402 Washington St. (lot 5, owned by HL and Lula Higgins and William E. Washington). On July 3,
1963, Melvin and Clarice purchased the property at 421 Washington (lot 10). They purchased Lot 2
on February 2, 1968, Lot 8 on May 8, 1968, and Lot 5 on March 14, 1985 (they had moved to 2922
Wentwood but retained these properties on The Hill).
The Hill and Grapevine's African-American Communities
At one time, Lewis Jones had a little store on The Hill. Turner Elementary School was also located
there. Both of these structures are now gone. In 2008 — there were 23 homes, several vacant lots and
two large undeveloped tracts of land in The Hill community.
After the Civil War, hundreds of the four million newly -freed slaves migrated westward seeking to
begin a new life. Grapevine's African-American communities were established by the former slaves
of local farm families. It was not until the late 1880s, the 1920s and the 1940s that African-Americans
from outside the region began to settle in the township.
Three locations were established for settlement in the Grapevine area — two outside the township
limits and one in town. 1) The first was established by former slaves on a parcel of land west of Main
Street and south of where the railroad tracks were later laid in 1888 (1995 — Mary Virginia Simmons). 2)
Another group of freedmen settled on the east bank of Denton Creek, west of Main Street. 3) A
settlement was begun by the freed slaves of the Quayle family who established a farmstead on land
which was located outside the Grapevine Township limits and northeast of where The Hill was later
formed in 1923. Taking the name of their former owners, the community became known as Quayle
Hill.
All three settlements provided Grapevine residents, landowners and businesses with house maids,
farm and mill hands during the latter part of the nineteenth century and well into the first part of the
twentieth century. In more recent years, homes on Hudgins near Dooley Street and The Hill were the
primary places of African-American settlement.
Harvesting cotton was accomplished by groups of workers who were hired for that task. The work
crews included both Anglo and African-American men and women, who, accompanied by their
children, worked from sun up to sundown. An average person is reported to have been able to
harvest between 300 to 400 pounds of cotton per day. Some of Grapevine's African-American
workers, especially those from The Hill, are still remembered for and associated with their daily quotas
of cotton. Informants indicate that "Thelma Brewer picked 400 pounds per day; Walter Brewer, 400
pounds; and Jim Jones, between 700 and 800 pounds." (1995, Simmons) Gins were operated from the
first of August until the last of December. Ten bushels of cotton seed were typically distributed back
to farmers for the next year's crop and the balance was retained as payment for ginning.
The agriculturally -based economy of Grapevine attracted a steady influx of seasonal workers including
many African-Americans. Capitalizing on this steady stream of workers, Edward T. Simmons
purchased two acres outside the town limits from Martha Cluck in 1923 to provide housing for four
families who had commuted regularly to Grapevine to work as field hands on local farms. The families
included the Brewers, Wrights, Redmons and Chivers. The development became known as The Hill.
Some early dwellings on The Hill were moved to the area and others were constructed by the families
themselves. The Hill may be viewed as having been created in light of Grapevine's agrarian culture.
EXHIBIT "A" TO ORD. NO. 2016-022
Page 5 of 8
Beginning in 1948, the construction of the Grapevine Dam and Reservoir brought an increase in the
African-American population and a school was needed to serve the 15 to 20 young families who lived
in "The Hill" area of Grapevine. Turner School, a wood structure, was constructed in 1948 and named
for Mrs. Opal Turner, the first, second and third grade teacher. In the early 1950s, William
Washington moved to Grapevine from Arizona and became the school principal. A World War II
veteran, he was a man of stature, education and experience who transformed the school. His efforts
were rewarded by the school district, and in the 1950s a new brick school building was built on The
Hill.
Turner School was a segregated school for first through eighth grade students. High school students
in grades nine through twelve were bussed to I. M. Terrell in Fort Worth. In 1964 when segregation
ended, Grapevine schools were integrated and Turner School was no longer needed. The school was
torn down several years later. In 1968, the Washington family moved to San Antonio where Mr.
Washington taught in the South San Antonio ISD for more than 20 years. In 1984, Cluck Park was
established at 312 Central Drive where Turner Elementary had been located. Mr. Elwood Cluck, an
attorney and friend of The Hill community, owned the one acre tract of land. From the early days of
Grapevine settlement, the Cluck and Coble families had always lived near The Hill.
J
EXHIBIT "A" TO ORD. NO. 2016-022
Page 6 of 8
13. Bibliography
Tarrant County Appraisal District
Grapevine Area History sponsored by Grapevine Historical Society, Charles H. Young, Editor
Grapevine Area History (Dallas, Texas: Taylor Publishing, 1979, revised edition, 1989), pp. 297-298.
Images ofAmenca. Grapevine; The Grapevine Historical Society with Joe Ann Standlee and Margaret Gains Harper, (Charleston, SC,
Chicago, IL, Portsmouth, NH, San Francisco, CA: Arcadia Publishing, 2010), p. 93.
14. Attachments
District or Site map Additional descriptive material
— Site Plan Footnotes
x photos (current) Other
19. Designation Merit
A. Character, interest or value as part of
the development, heritage or cultural
characteristics of the City of
Grapevine, State of Texas of the
United States.
B. Location as the site of a significant
historical event.
C. Identification with a person or persons
who significantly contributed to the
culture and development of the city.
D. Exemplification of the cultural,
economic, social or historical heritage
of the city
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 x
characteristics representing an
established 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
characterized by a distinctive
produce data affecting theories of
architectural style.
historic or prehistoric value.
F. Embodiment of distinguishing
characteristics of an architectural type
L. Value as an aspect of community x
sentiment or public pride.
or specimen.
1
20. Recommendation
The Grapevine Township Revitalization Program
requests the Grapevine Historic Preservation
Commission to deem this nominated landmark
meritorious of designation as outlined in Chapter 39,
City of Grapevine Comprehensive Zoning Ordinance.
Further, the Grapevine Historic Preservation
Commission endorses the Preservation Criteria, policy
recommendations and landmark boundary as presented
by the City of Grapevine Development Services
Department.
21. Historical Marker
EXHIBIT "A" TO ORD. NO. 2016-022
Page 7 of 8
Burl Gilliam, Chair
Grapevine Historic Preservation Commission
David Mempin,
Historic Preservation Officer
Scott Williams, Director
Development Services Department
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.
o Historic Preservation Commission's
Historic District Plaque.
o Grapevine Historical Society's
Historic Landmark Marker.
40
EXHIBIT "A" TO ORD. NO. 2016-022
Page 8 of 8
40
40
O Historic Landmark Marker, O Historic District Marker, O Historic Landmark Marker, O Historic District Marker,
existing GHS marker. existing GHS marker. new GHS marker. new GHS marker.
EXHIBIT "B" TO ORD. NO. 2016-022
Page 1 of 12
Design Guidelines
Higgins — McGrue House
421 Washington Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
December 16, 2015
Page 1
EXHIBIT "B" TO ORD. NO. 2016-022
Page 2 of 12
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
EXHIBIT "B" TO ORD. NO. 2016-022
Page 3 of 12
Preface
Tarrant County tax records show that the property was part of the A.F. (Archibald F.)
Leonard land grant which was first surveyed on June 26, 1850 by A.G. Walker,
Deputy Surveyor, District of Robertson. The survey consisted of 640 acres within
the Robertson 3rd District obtained through pre-emptive land grant. A.F. Leonard
and his wife and children were in the second contract of the Peters Colony settlers.
This property is located in the North Side Addition of the City of Grapevine. The
area was settled in the 1950s during construction of the Grapevine Dam and
Reservoir which brought new residents to the area. The North Side is commonly
known as "The Hill" and is predominantly an African American neighborhood.
According to Tarrant County records, the original residence in January of 1966
measured 35' x 25'. An attached garage measuring 12'x 25' was converted to a
living area for a total living space of 1175 sq ft. The structure is brick construction
with composition roof, brick veneer exterior with stone and wood trim. Heat is gas -
fueled, lighting is electric, and walls are sheetrock.
Tax records on this property date from 1959, when Hugh Lee (H.L.) and Lula Faye
Simmons Higgins were owners, along with Weldon T. (Thomas) and Mary Ann
Higgins; lienholder on July 14, 1960 was Cecil R. Lesley. The property value was
$4500. During this time, most of the property on The Hill was owned by the
Higginses, either solely or in joint ownership with Melvin McGrue or William E.
Washington, the first principal of Turner Elementary School. Turner Elementary was
built in the 1950s at the corner of Turner St and Central Ave where Cluck Park now
sits. The names Higgins, Washington, and McGrue occur on all tax rolls for property
within The Hill. This particular property at 421 Washington was sold to Melvin R.
and Clarice McGrue on July 3, 1963 for consideration of $10.00; lienholder was
Southwest National Bank Fort Worth, with property value of $5,700. Improvements
were made in fall of 1983, as the lienholder was 1St National Bank of Grapevine,
value $23,000.
Melvin McGrue and his family came to Axtell, Texas, northeast of Waco, from
Madison County, TN when he was 12 years old. Melvin was the youngest of nine
children. Melvin met Clarice Burns of Mt. Calm, TX, 10 miles northeast of Axtell, and
they married in Waco on November 27, 1953. They farmed near Axtell, making a
living off a percentage of the crops they tended. They moved to the Grapevine area
after Regina Gay, their first child, was born. Melvin worked at a garage and repair
shop owned by Preston and G.W. Smith. During this time, Melvin and his family
moved into a home at 402 Washington St. (lot 5, owned by HL and Lula Higgins and
William E. Washington). On July 3, 1963, Melvin and Clarice purchased the
property at 421 Washington (lot 10). They purchased Lot 2 on February 2, 1968, Lot
8 on May 8, 1968, and Lot 5 on March 14, 1985 (they had moved to 2922
Wentwood but retained these properties on The Hill).
EXHIBIT "B" TO ORD. NO. 2016-022
Page 4 of 12
The Hill and Grapevine's African-American Communities
At one time, Lewis Jones had a little store on The Hill. Turner Elementary School
was also located there. Both of these structures are now gone. In 2008 — there
were 23 homes, several vacant lots and two large undeveloped tracts of land in The
Hill community.
After the Civil War, hundreds of the four million newly -freed slaves migrated
westward seeking to begin a new life. Grapevine's African-American communities
were established by the former slaves of local farm families. It was not until the late
1880s, the 1920s and the 1940s that African-Americans from outside the region
began to settle in the township.
Three locations were established for settlement in the Grapevine area —two outside
the township limits and one in town.
1) The first was established by former slaves on a parcel of land west of Main
Street and south of where the railroad tracks were later laid in 1888 (1995 — Mary
Virginia Simmons). 2) Another group of freedmen settled on the east bank of
Denton Creek, west of Main Street. 3) A settlement was begun by the freed slaves
of the Quayle family who established a farmstead on land which was located
outside the Grapevine Township limits and northeast of where The Hill was later
formed in 1923. Taking the name of their former owners, the community became
known as Quayle Hill.
All three settlements provided Grapevine residents, landowners and businesses
with house maids, farm and mill hands during the latter part of the nineteenth
century and well into the first part of the twentieth century. In more recent years,
homes on Hudgins near Dooley Street and The Hill were the primary places of
African-American settlement.
Harvesting cotton was accomplished by groups of workers who were hired for that
task. The work crews included both Anglo and African-American men and women,
who, accompanied by their children, worked from sun up to sun down. An average
person is reported to have been able to harvest between 300 to 400 pounds of
cotton per day. Some of Grapevine's African-American workers, especially those
from The Hill, are still remembered for and associated with their daily quotas of
cotton. Informants indicate that "Thelma Brewer picked 400 pounds per day; Walter
Brewer, 400 pounds; and Jim Jones, between 700 and 800 pounds." (1995,
Simmons) Gins were operated from the first of August until the last of December.
Ten bushels of cotton seed were typically distributed back to farmers for the next
year's crop and the balance was retained as payment for ginning.
The agriculturally -based economy of Grapevine attracted a steady influx of seasonal
workers including many African-Americans. Capitalizing on this steady stream of
workers, Edward T. Simmons purchased two acres outside the town limits from
EXHIBIT "B" TO ORD. NO. 2016-022
Page 5 of 12
Martha Cluck in 1923 to provide housing for four families who had commuted
regularly to Grapevine to work as field hands on local farms. The families included
the Brewers, Wrights, Redmons and Chivers. The development became known as
The Hill. Some early dwellings on The Hill were moved to the area and others were
constructed by the families themselves. The Hill may be viewed as having been
created in light of Grapevine's agrarian culture.
Beginning in 1948, the construction of the Grapevine Dam and Reservoir brought an
increase in the African-American population and a school was needed to serve the
15 to 20 young families who lived in "The Hill" area of Grapevine. Turner School, a
wood structure, was constructed in 1948 and named for Mrs. Opal Turner, the first,
second and third grade teacher. In the early 1950s, William Washington moved to
Grapevine from Arizona and became the school principal. A World War II veteran,
he was a man of stature, education and experience who transformed the school.
His efforts were rewarded by the school district, and in the 1950s a new brick school
building was built on The Hill.
Turner School was a segregated school for first through eighth grade students.
High school students in grades nine through twelve were bussed to I. M. Terrell in
Fort Worth. In 1964 when segregation ended, Grapevine schools were integrated
and Turner School was no longer needed. The school was torn down several years
later. In 1968, the Washington family moved to San Antonio where Mr. Washington
taught in the South San Antonio ISD for more than 20 years. In 1984, Cluck Park
was established at 312 Central Drive where Turner Elementary had been located.
Mr. Elwood Cluck, an attorney and friend of The Hill community, owned the one
acre tract of land. From the early days of Grapevine settlement, the Cluck and
Coble families had always lived near The Hill.
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Higgins - McGrue House, c. 1960
421 Washington Street
Photo c. 2002
The Higgins — McGrue House was constructed in 1960 for Hugh Lee and Lula Faye
Simmons Higgins on a small 4,137 square foot lot at the north end of Washington
Street. It was valued at $4500 in 1960 according to tax records.
The 1,128 square foot house is built in the minimal traditional style popular following
World War II. The house is a basic rectangle in plan with gable roof with asphalt
shingles and a small projecting porch roof. Exposed rafter tails add richness to the
roof line. The house is clad in cream color brick and features aluminum single hung
windows. A decorative inset wood panel of vertical wood boards separates the two
front facing bedroom windows. The original one -car garage was converted to a
family room for additional living space by the owners.
The side -gabled roof has a slight eave overhang. An asphalt driveway extends from
the street and provides an off street parking space. A low curb separates the front
yard from the street.
The interior of the house contains a living room, dining area, kitchen, small hallway,
three bedrooms and one bathroom. A family room has been developed in the
converted one car garage. A doorway opens to a concrete patio and rear yard.
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SITE
Retain the historic relationships between buildings, landscaping features and open
space. Avoid rearranging the site by moving or removing buildings and site
features, such as walks, drives and fences, which help define the residence's
historic value.
SETBACKS
Building setbacks should be consistent with adjacent buildings or with the style of
the building. Setbacks are an important ingredient in creating an attractive
streetscape. Buildings should be set back to a line that is consistent with their
neighbors and land use. For example, a residential setback should retain the
setback of adjacent and nearby structures, with landscaping along the street right-
of-way.
Residential buildings with a commercial use in residential areas should be set back
in a manner consistent with setbacks of neighboring or similar residential structures.
Maintain building orientation pattern, with the front facade facing the street.
Maintain spacing patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
Driveways should be located perpendicular to the street; no circular drives shall be
allowed (unless proven with historic documentation) in front or corner side yard, so
that the character of the landscaped yard can be reinforced.
New parking lots for commercial uses should not be located adjacent to sidewalks in
the district.
Off-street parking lots should not be allowed to interrupt the continuity of
landscaped front or corner side yards. This is important to both the preservation of
historic character, and to the strengthening of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic
District. Existing parking lots located adjacent to streets and sidewalks may be
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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.
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
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when preservation is not possible duplicate the original building element
When rehabilitating, remove non -historic alterations.
Often, "modern" renovations conceal the original facade details. If not, the original
style may be recreated through the use of historic photographs.
Where replication of original elements is not possible, a new design consistent with
the original style of the building may be used.
Reconstruction of building elements should reflect the size, scale, material and level
of detail of the original design.
Preserve older renovations that have achieved historic significance. Older
structures or additions may have, at some time, been renovated with such care and
skill that the renovation itself is worthy of preservation. Usually, such renovations
may date from before 1940.
EXTERIOR FINISHES
Original wood finishes should be maintained and painted or, when necessary,
replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little
resemblance to historic siding materials. The application of such modern synthetic
materials often involves the removal of original decorative elements such as
cornice, corner boards, brackets, window and door trim, etc. New synthetic siding
shall not be installed; removal of existing such materials is not required, but strongly
encouraged, to restore historic patina, finish and appearance.
Original asbestos siding should be maintained and painted, or when necessary,
replaced with synthetic siding to match the existing asbestos siding. The removal of
asbestos siding over existing wood siding is not required, but strongly encouraged,
to restore historic patina, finish and appearance.
Original masonry surfaces should be maintained and not be painted, unless severe
deterioration of the brick or stone can be shown to require painting. If the color or
texture of replacement brick or stone cannot be matched with existing, painting may
be an appropriate treatment.
Paint colors should be complimentary to each other and the overall character of the
house. When possible, research the original paint color and finishes of the
building's historic period; the right colors respect the historic building.
The Historic Preservation Commission shall adopt, as necessary, a paint palette(s)
appropriate to the district's character, which may be proposed and approved
through the Minor Exterior Alteration application process. Any colors proposed
outside the adopted palette may be reviewed by the Commission in the regular
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Certificate of Appropriateness process.
WINDOWS
Original window framing and lites (panes of glass) configurations should be
preserved and maintained or replaced in kind.
When replacement is necessary, do so within existing historic opening.
Replacement of non -original windows should consider the use of historically
appropriate wood windows. Use same sash size to avoid filling in or enlarging the
original opening. Clear or very slightly tinted window glass may be used. No
reflective or heavily tinted glass shall be used.
Should the owner wish to install security bars, they should be installed on the
interior of windows and doors.
Storm windows. The use of interior storm windows is encouraged. Storm windows
are available which can be installed on the interior of windows. This helps to
preserve the exterior historic character of the building.
Should storm windows need to be installed on the exterior of the historic windows,
storm windows constructed of wood and configured to match the historic sashes
(i.e. one over one sashes) are recommended.
If metal storm windows are installed, paint to blend with surrounding elements
EMBELLISHMENTS
AWNINGS -CANOPIES
New awnings and canopies should not be installed above windows or doors.
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.
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NEW BUILDING CONSTRUCTION
INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts
encourage similarity of form and materials, but not actual replication. New
construction proposals and the rehabilitation of non -historic buildings will be
reviewed based on these Criteria. Judgement will be based on the compatibility of
the design within the context of the property's adjacent and nearby historic
buildings.
The design of new buildings should have key elements of the building's historic
period of significance including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly
contemporary. Only when a previously demolished historic Grapevine building can
be accurately replicated may a reproduction be considered.
Infill buildings between historic buildings should be similar in setback, roof form,
cornice line and materials, to one of the adjacent buildings. Relate height of new
building to the heights of adjacent structures. Avoid new buildings that tower over
existing ones.
Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent)
and brick are appropriate exterior building finishes for the historic house. Fake brick
or stone or gravel aggregate materials shall never be used.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should replicate the style of the main building if
possible; otherwise they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing,
cornice lines and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20th
century buildings where the use of unpainted aluminum or steel was part of the
original design and should be maintained.
A new addition should, if at all possible, be located at the rear of the historic
building. If this is not possible, the addition may be added to the side if it is
recessed at least 18 inches from the historic building facade or a connection is used
to separate old from new.
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
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should be replicated when evidence of the actual detail has been documented by
photographs, drawings, or remaining physical evidence. If no evidence exists,
elements typical of the architectural style may be used. Historic photographs can
provide information on the original elements of the building.
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