HomeMy WebLinkAboutORD 2005-067 ORDINANCE NO. 2005-67
�,�z,,.�,
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL05-05 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
PLATTED AS THE SOUTH ONE-HALF OF LOTS 7 AND 8,
BLOCK 104, COLLEGE HEIGHTS ADDITION AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS;
PROVIDING FOR THE ADOPTION OF THE 238 AUSTIN
STREET HISTORIC DISTRICT DESIGN GUIDELINES;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING
ALL OTHER PORTIONS OF THE ZONING ORDINANCE;
PROVIDING A CLAUSE RELATING TO SEVERABILITY;
DETERMINING THAT THE PUBLIC INTERESTS, MORALS
AND GENERAL WELFARE DEMAND A ZONING CHANGE
AND AMENDMENT THEREIN MADE; PROVIDING A
PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE,
AND A SEPARATE OFFENSE SHALL BE DEEMED
COMMITTED EACH DAY DURING OR ON WHICH AN
`� °' OFFENSE OCCURS OR CONTINUES; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made by the Grapevine Historic Preservation
Commission requesting a historic landmark subdistrict designation by making application
for same with the Planning & Zoning Commission of the City of Grapevine, Texas as
required by State statutes and the zoning ordinances of the City of Grapevine, Texas and
all the legal requirements, conditions and prerequisites having been complied with, the
case having come before the City Council of the City of Grapevine, Texas after all legal
notices, requirements, conditions and prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested historic landmark subdistrict designation should be granted or
denied; safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the site; safety from fire hazards and measures for fire control,
protection of adjacent property from flood or water damages, noise producing elements
and glare of the vehicular and stationary lights and effect of such lights on established
character of the neighborhood, location, lighting and types of signs and relation of signs
to traffic control and adjacent property, street size and adequacy of width for traffic
; reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood, adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities, location of ingress and egress points for parking
= and off-street locating spaces, and protection of public health by surFacing on all parking
areas to control dust, effect on the promotion of health and the general welfare, effect on
light and air, the effect on the transportation, water sewerage, schools, parks and other
facilities; and
WHEREAS, all of the requirements of Section 39 of Appendix "D" of the Code of
Ordinances have been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered, among other things, the character
of the existing zoning district and its peculiar suitability for particular uses and with the view
to conserve the value of buildings and encourage the most appropriate use of land
throughout this city;
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the granting of this historic landmark subdistrict, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and does find that the historic landmark subdistrict designation lessens the
congestion in the streets, helps secure safety from fire, panic and other dangers; promotes
� health and the general welfare; provides adequate light and air; prevents the overcrowding
of land; avoids undue concentration of population; facilitates the adequate provisions of
�� � transportation, water, sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this historic landmark subdistrict designation and has also
found and determined that there has been a change in the conditions of the property
surrounding and in close proximity to the property requested for a change since this
property was originally classified; and, therefore, feels that historic landmark subdistrict
designation for the particular piece of property is needed, is called for, and is in the best
interest of the public at large, the citizens of the City of Grapevine, Texas and helps
promote the general health, safety, and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby designate a historic landmark subdistrict
(HL05-05) 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: 238 Austin Street,
� specifically described as the south one-half of Lots 7 and 8, Block 104, College Heights
Addition, and in addition thereto, the adoption of the 238 Austin Street Historic District
�� �
Design Guidelines as conditions, regulations and safeguards in connection with the said
ORD. NO. 2005-67 2
historic landmark subdistrict, a copy of said criteria being attached hereto and labeled
Exhibit "A".
f � Section 2. The City Manager is hereby directed to correct the official zoning map
of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City
of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and other
public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and encouraging
the most appropriate use of land throughout the community.
a_,,Y
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morats, 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. 2005-67 3
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 16th day of August, 2005.
APPROVED:
William D. Tate
Mayor
ATTEST:
Linda Huff
City Secretary
APPROVED AS TO FORM:
,
r"
., ,_'._.� t ..,� ..... ,. :
.. �. . ''.+�.,. `
John F. Boyle, Jr. .
City Attorney
t:�„
ORD. NO. 2oo5-s� 4
� . � . . . , � � �
. • ' ' � . • � , • • •
_�._<�
1. Name "238 Austin Street"
Historic J.L.Dwight Residence
And/or common
2. Location
Address 238 Austin Stseet land survey College Heights Addition
Location/neighborhood block/lot S1/2 7&8 abuact size 7 000�.�
3. Current zoning
"R-7.5"Single Family District
4. Ciassification
�� S� ���
� � � ��� � " ��.�. . �
-- -�-e x A � � k.;., '��g3 � �
� �.. � � %�" . � .
_ 4. . � � � __�� �, M ��» � �e �
x �� �' � n ��.,�:� -� ,.�
— �. ��� �� ,� '�� � �"""� ?7�
� _� � ��.,� �� � � � •�a
� � � ,����� � �s �� � _ ��
� � . , , �
�, �, . �x � ,,��,.
:
. . ,,,
a
r � � .� ,�-: �
�� � ��� �� � � � �,...
• 5. Ownership
Current owner: Nosa and Anne Evbuomwan phone: 817 300-1205 214-704-8622
Address: 238 Austin Street City:Grapevine state: Texas zip: 76051
6. Foxm Preparation
Name&title David Klempin,HP Officer Organization:Grapevine Township Revitalization Project,Inc.
Contact: David Klempin phone: 817 410-3197
7. Representation on Existing Surveys
_ Tasrant County Historic Resources _ National Register of Historic Places
Recorded Texas Historic Landmark
_ other _ Texas Archaeological Landmazk
for office u.re only
8. Date Rec'd: Survey Verified: Yes No
9. Field Chk date: By_
10. Nominarion
Archaeological _ Structure District
a _ , � Site Structuxe&Site
— EXNISIT� TO ��5-�
Page __(__-- of �
i l. Historic Ownership
original owner J.L.Dwight
�,.w.� si 'ficant later owner s) A.B.Allen 1945-1959
12. Consttuction Dates N/A
Original 1942
alterations/additions
13. Arclutect N/A
original construction 1942
alterations/additions
14. Site Features
Natural Several large native trees.
urban desi South ortion of two lots of the ori ' al Colle e H ' hts Addition
15. Physical Description
Condition Check One: Check One:
_ excellent x deteriorated _ Unaltered Original site
_ good _ ruins _ altered _ Moved(date: )
_ fair _ unexposed
De.rcribe prerent and origina!(iJknourn)phy.ricalappearance;include rtyle(r)of architectu�,cumnt rondition and relation.rhip to
rurrounding fabric(.rtructure.r,objectr,etc.). Elaborate on pertinent materiaLr rued and.rtyle(r)of arcbitectura!detailin�embel-
- li.rhmentr and rite detai�:
The property is located at the northwest comex of Austin Street and East Texas Street in Grapevine. It is adjacient to
the historic John Berry House at 306 Austin Street across Texas Street to the south. The house,-according to counry tax
iecords,was constructed in 1942. It is symetrical in design with a tall narrow gable over the front poxch.The house has
a combination hip and gable roof system. Its foundarion is pier and beam with slab on grade additions.Several kinds of
wood siding are used on the building as it has been resided over the years including clapboards and vertical plywood
siding. Wood windows have been replaced with ahuninum and vinyl windows.The house is seveily deterioated.
Nosa and Anne Evbuomwan,the new owners,have submitted a Certificate of Appropriateness CA05-44,for demolirion
of the property at 238 Austin Street with plans to replace it with a new period style structure to house their family.They
have submitted evidence indicating that renovating the house to serve as a family home is not feasible and would pose
an economic hardship for the owner. The new stxucture will be designed to be compatible with the character of Gxape-
vine's historic housing. Staff will bring the proposed design to the couimission as a separate Certificate of Appropriate-
ness once the plans aze deemed compatible.
This pioperty is not currendy in a local lustoric district,nor is it a local histoxic landmark.However,because the prop-
erty is located in the Grapevine Township Revitalization Project area,staff is recommending appxoval of the demolition
only upon approval of HL05-O5,which will then give the commission oversight of all demolition and construction(new,
xemodel,and additions)through the regular Certificate of Appropriateness process.
EXNlsIT� TO Q.�. �.Ob`5-G�'7
,,_.� Page .�_ o f - 1.�____
�
.. ��,? �A ��3� '� �s�.'�"t4,-,.i� � �.�3
�i�.'"_"��e�-e'�``�''"�` -3 ''u`�ig _ ,�- .�:+o $ - .
� �_ .:+ .. �a-.«.�.�-�
� "z+ 3 �� � � .
`�g�'��'F� = p��"�����,§ i. i i
A �: }
at �'i 3 � ttE.2 �
,� � ��k � . -�f ��..S.t.
4 , y ��•.
�:� t n�. 'k: �...
�;
. _ '� � N ;t� � ������� �. _ �
..�i • -�
�� �,, �v
�„"41 a-
'�.�...�.i;�..I
:-v.
rt:' �
�
���f-
� �: _ v
-. _ �. ',`_'i:
i ��` - �-
�` � . _ - I F` . .
tikz� -- -
. . . ._— ..._.
._ . .._ ...:�.:, ' 'b . _ %��.- ....._._ .__
t€�,�.�6'�{'� L
.. �" ".,�a,,��:r
:�'w �� s��`fiF�
. '. ' �_ . . _ .,.�__ . �`"�.`-..
> _ . _ f _
� �r�
- _ ` �
_ �
238 Austin Street
� �E � � ��
� � ,:
����.� x- - I
'� � ,�--^-.- . � ��
� ��� � � � � � � � �
f_. ' j � � �3
�
� ���
� � }{� �� i��
� �
� '_ '� � �s� .
s�. � �+� �,� � � � �' ���s""n`�
� s r} �'�` �� �`-� ;
`�',� : e�'< ,�ti• C
s
� '
!
'
��-.' �.J��-.�. � �
._...._.__---w�_,_�.e�--._�-'__,.._��..�-----�m.�_f .
Rear Elevation Texas Street Elevation
�
_� EXy13tT__�__ TO �5-lo
Page _,�._ of
, .s HistoricalSignificance
Statement of hi.rtorical and cultural.rignificance. Include: cultura!influencer,,rpecia!eventr and important perronage.r,influence.r on
;�,�.,� neighborhao�on the czty,etc.
Offtcial records of the house located at 238 Austin Street are sketchy. Sanbom maps of 1935 show no structure on any
part of lots 7 or 8 of block 104 in the College Heights Addirion of the City of Grapevine.
Tarrant Counry Deed records for 1937 show the land(only)for lots 7 and 8 valued at a combined total of$130,with no
improvements. There is some slight discrepanty with regard to when the home was built. Tarrant County online reo-
ords state the year of construction to be 1940,however,the first recorded deed is 03/11/1942 in the name of J.L.
Dwight(Vol. 1546,Pg.380). Local hearsay tells that the original structure was a chicken coop,though no validarion of
ttus can be substantiated. The orily mention of J.L.Dwight in the documented annals of the city is a brief inention in
Gr�evineArea Hi.rtory(�Grapevine Historical Sociery,1979)as a lay pastox of the Lonesome Dove$aptist Church.
By September of 1945 the home had been deeded to A.B.and(wife)Bert'te Allen. Just three years later it is shown to be
owned by Berrie who presumably lived there until September of 1959. A.B.is credited as having succeeded Marvin Lan-
gley as marshal of Grapevine in 1953.
Joe Cephas Flippans and his wife Juanita purchased the home from Bertie with a Ioan for$3;550. 'The domicile subse-
quendy passed into the ownership of Albert Franklin and Ruby Scott{1970),Thomas Benjamin and Sadie R Stewart
(1970),Shirley Ann and(husband)Wix Ctoss(1978j,Bill Crouch(1979),Michael J.HIudt and Michael J.Studet(1983)
and Teodoro and Carmen Mota(1984). (Michael HIudt also owned addirional pxoperty in Gxapevine,Hurst and Bed-
ford.) Othexwise,little is known about the home and its owners.
16. Bibliography
Tarrant County Cletk's Office. Deed Records.
Taxrant County Historical Commission. Union Tide and Trust Company,Fort Worth and Tanant Counry Abstract
Company Collecrion
' Young,Charles,H. GrapevineAr�a Hi.rtory,Dallas,Texas,Taylot Publishing Co.,1979
,:.�:...�
EXHIBIT� T �j�, _ �
Page � of
17. Attachments
_ District or Site map _ Additional descriptive material
rt.�,..� Site Plan Footnotes
x photos(cutrent) _ Other( )
,�e_,_,K EXHIBIT�_ TO .
Page ._.�2..._ of
�
18. rlttaclaments
❑ District or Site map ❑ Additional descriptive material
°---_ ❑ Site Plan � Footnotes
� Photos istoric&curxent) ❑ Other )
EXHIBIT� T � . �5- �07
n.�.. Page � of
19. Designarion Merit
A. Chatacter,interest or value as part of G. Identification as the work of an archi-
,�: � the development,heritage or cultural tect or master builder whose individual
chazacterisrics of the City of Grape- work has influenced the development
vine,State of Texas of the United of the city.
States.
B. Location as the site of a significant H. Embodiment of elements of architec-
historical event. tural design,detail,materials or
craftsmanship which xepresent a sig-
nificant axchitectural innovation.
C. Identificarion with a person or persons I. Relarionshi�to other distinctive x
who significandy contributed to the buildings,sites or areas which are eli-
cultnre and development of the city. gible for pxesexvarion according to a
plan based on historic,cultural or ax-
chitectural motif.
D. Exemplificarion of the cultural,eco- J. Unique locarion of singulaz physical
nomic,social or historical hexitage of characteristics representing an estab-
the�ity lished and familiar visual featute of a
neighborhood,community or the city.
E. Portrayal of the environment of a K. Atchaeological value in that it has
group of people in an era of history produced or can be expected to pro-
characterized by a distinctive archi- duce data affecting theories of historic
tectural style. or prehistoric value.
F. Embodiment of disringuishing char- L. Value as an aspect of communiry sen-
acteristics of axr architectural type or timent or public pride.
specimen.
20. Recommendafion
The Grapevine Township Revitalizarion Program re-
quests the Grapevine Historic Preservation Commis- Burl Gilliaxn,Chair
sion to deem this nominated landmark meritorious of Grapevine Historic Preservation Commission
designation as outlined in Chaptet 39,City of Grape-
vine Comprehensive Zoning Oidinance.
David Klempin,
Furfher,the Grapevine Historic Pxeservation Commis- Historic Preservation Officer
sion endorses the Preservation Criteria,policy zecom-
mendations and landmark boundary as pxesented by
, the City of Grapevine Development Services Depart- Tommy Hardy,Director
ment. Development Sexvices Department
� � EXH181T� TO ���;� -
Page � of .._
21. Historical Marker
� The Grapevine Historic Preservarion Coinmission and the Grapevine Historical Society have a cooperative marker pro-
gram for properties that are officially(individually ox located within)designated Historic Landmark Sub-districts. Please
indicate if you are interested in obtainuig one or both markers for your pxoperty. There is no fee for either of the mark-
ers,however,the Grapevine Historical Society will only fund two(2)of the medallion and text plaque(second option),
per year,on a first come,first serve basis.
Check One:
❑ Yes,I am interested in obtainuig a bronze Historic Landmark Plaque for my property
fxom the Historic Preservarion Coinmission. I understand there is no fee for this plaque.
❑ No,I am not interested in obtaining a marker for my property.
-------------------------------------------------------------
❑ Yes,I am interested in obtaining a bronze Historic Marker(medallion and text plaque)for
my property fxom the Grapevine Historical Society.
Belo�v for office u.re only
__
__ I- __--
t,� � ,y ` ' „ � � ,� ��1 �--,�y;9'� ��I
� �.�,,a��,� a� ��
���� —.1
` ' ' I' '"� `�� � � ' ° �� ' ' � � 1 �, u
�,
I ��
❑ Historic Preseivauon Commission's ❑ Historic Pxeservarion Commission's
Historic Landmark Piaque. Historic District Plaque.
❑ Grapevine Historical Sodety's
Historic Landmark Marker. EXI"'II BI T� T ��'�""�� �`�
Page � of _L�___
�.
�'
� li
i ,
_ __ �--
�--
i�� I i
I i
'L _-� '
❑ Historic Landmazk Marker, ❑ Historic District Mazker, ❑I3istoric Landmazk Marker, ❑Historic District Marker,
existing GHS mazker. existing GHS marker. new GHS marker. new GHS mazker.
�
� EXy181T.�_ T �.�05-�v�
Page .� of �_
.�::.�
Design Guidelines
The Nosa and Anne Evbuomonan Residence
238 Austin Street
Grapevine,Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
lune 20, 2005
� � EXNIBIT� TO 5'
Page _l.�_ of
- ; TABLE OF CONTENTS
�j� PREFACE
I. INTRODUCTION
■ What are Design Guidelines
■ Why do we need Design Guidelines
■ Basic Preservation Theory
■ Period of Significance
• Purpose of Design Guidelines
II. SITE
■ Setbacks
■ Driveways, Parking Lots
■ Service and Mechanical Areas
■ Fences and Walls
III. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Stone Masonry
■ Metal Siding
. r ■ Windows and Doors
■ Paint
IV. EMBELLISHMENTS
■ Awnings-Canopies .
■ Exterior Lighting
■ Building and Ground Signs
V. NEW BUILDING CONSTRUCTION
■ New Construction Infill
■ Additions to Historic Buildings
■ New Building Form, Mass and Scale
■ New Building Materials
EXy181T� TO�Q�. �05-�p'�
� Page _1� o# �_
Page 2
PREFACE
Allowing this property to authentically tell its own story of its period and time,while reinforcing the historical
period of significance with necessary preservation, rehabilitation and restoration, is the goal of this historic
�� � landmark designation.
I. INTRODUCTION
What are Design Guidelines?
Design guidelines are written documents that help ascertain the cultural and architectural importance of a
Historic District or Landmark within the City of Grapevine. They provide for a common ground for making
educated decisions for proposed alterations to property(including new construction)and ensuring those
modifications will be compatible with the architectural character of the historic district or landmark for
which they apply.
Design guidelines are also intended to be recommendations and not rigid or direct interpretation of work
to be executed on a property. Although appropriate, they do not require that buildings be restored to a
historical period or style. They are intended to be flexible and used to promote communication about
how appropriate design alterations can blend into and enhance the architectural character of the historic
district or landmark.
Why do we need Design Guidelines?
Design guidelines are needed to preserve the arehitectural and cultural integrity of a historic district or
landmark. They are intended for the property owner(s), their architects or designers and the Grapevine
Historic Preservation Commission to use as a base reference for proposed exterior modifications to
property within the historic district or landmark. They will serve as a basis for decisions�bout
_:__, appropriate treatments and compatible new construction. The Historic Preservation Commission, the
Planning and Zoning Commission and the Grapevine City Council have approved these design guidelines
for this historic district or landmark.
The Historic Preservation Commission, through the Certificate of Appropriateness review process, witl use
these guidelines for making informed, consistent decisions about design alterations. The Commission,
however, realizes that there is more than one solution to a historic preservation design objective, and as
such, will use these guidelines for a base reference only.
Basic Preservation Theory and Integrity
What makes a property historically significant? On a national level, and locally, properties must generally
be at least 50 years old before they may be considered or evaluated for historic significance. However,
exceptions do exist for properties less than 50 years old when the property is clearly significant.
Historic properties must meet certain criteria that demonstrate their significance. This criteria is different
from the national level to a local level. Generally speaking, a property must meet at least one of the
following criteria to be considered historically significant:
■ Associated with events that have made a significant contribution to the broad pattern of our history;
or
� ■ Associated with the lives of persons significant in our past; or
■ They embody the distinctive characteristics of a type, period or method of construction, or that
� represent the work of a master, or that possess high artistic value, or that represent a significant and
Page 3 EXHlBIT..�._ TO �• � �►P�
Page ..L�_ of
distinguishabie entity whose components may lack individual distinction; or
■ They have yielded, or may be likely to yieid, information important in prehistory or history.
��x� In addition to meeting one of the criteria above, a properly must also
possess integrity of location,
design, setting, materials, workmanship, feeling and/or association. Integrity is the ability of a properly
to convey its significance and to retain historic integrity, a property shouid have to possess at least half of
the seven aspects of integrity. A district or landmark's integrity will come from the district or landmark
having a substantial number of significant structures (that retain integrity) within its boundaNes and for
when they were significant-their Period of Significance.
Period of Signifcance
Each historic district or landmark is significant during a period in its history, which it represents or is
associated with, thus a Period of Significance. The period usually begins when the district or landmark
was first constructed to when it reached it peak activity im m�struction.
Buildings and structures that date within the Period of Significance are rnnsidered"historic"and
contribute towards the character of the district or landmark. Buildings and structures built outside of the
Period of Significance are generally considered"non-historic"and not contributing to the character of the
district or landmark, however, there may be buildings which will have gained significance and considered
historic. •
The Period of Significance for the Edward Langley House is between 1948-50.
Purpose of Design Guidelines
Grapevine's cultural heritage is uniquely preserved in its Main Street, industrial and adjacent residential
_, neighborhoods. The historic core of Grapevine has served as the center of the community for more than
100 years and retains many buildings that reflect its early character. The city's history remains alive in its
preserved buildings and neighborhoods.
Historic preservation and economic development are partners in the suaess of downtowns throughout
the country. Grapevine is no different. The historic districts and landmarks within Grapevine have
strengthened the economic stability of our local Main Street commercial area and stabilized and improved
the values of properly in the historic�esidential neighborhood. The City of Grapevine also recognizes that
the character of the historic districts and landmarks is of community interest. Design guidelines are
written to ensure that preservation efforts and property investments are protected by providing
appropriate guidance on the preservation/rehabilitation of historic landmarks and direction for their future
development.
The City of Grapevine, in 1991,adopted the Historic Preservation Ordinance, Appendix G, Code of
Ordinances, thus creating the Historic Preservation Commission and a historic overlay zoning ability in an
effort to protect the city's rich,cultural and architectural heritage. The Commission, through the
ordinance, was given the power to recommend specific Historic Districts and Landmarks within the city.
Any exterior alterations to buildings and properties within Grapevine's Historic Districts or to a designated
Historic Landmark require a Certificate of Appropriateness (CA) prior to commencing work. Many
modifications are simple and routine, and can be approved by city Staff within a few days after the CA
application is made. More significant projects may require the review and approval by the Historic
, Preservation Commission, which meets monthly.
� � EXM181T� TO ��•��" �1
Page �_ of �_
Page 4
II. SITE
This section of the design guidelines concentrates on the development of site planning and preservation of
site features and their relationship to the property. The goal of this section is to encourage continued
"""�' preservation of the propertys site, while yet stili ailowing development and continued adaptive use.
In generai, 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 property's historic value.
SETBACKS
The distance a building sets back from the front property line relays the visual continuity or presence of
buildings and structures within a district and landmark, especially in a commercial or residential area.
Buildings within a residential area were sited to provide front and side open spaces between neighbors,thus
resulting in front, side and rear yards
The relationships between buildings, landscaping features and open space should be preserved. Avoid
rearranging the site by moving or removing buildings and site features,such as walks,drives and fences,that
help define the historic district and landmark. Also maintain building orientation pattern,with the front facade
facing the street.
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.
DRIVEWAYS AND PARKING LOTS
� ' Driveways should be located perpendicular to the street;circular drives should not be allowed(unless proven
with historic documentation)in front or corner side yard,so that the character of the landscaped yard can be
reinforced.
The visual impression of a parking lot has the potential to impact a historic landmark. Parking lots should be
located such that they are considered secondary to other features and in those spaces that were customarily .
open spaces between and around buildings. New parking lots should not be allowed to interrupt the
mntinuity 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 and landmark.
Their visual impact of a parking lot may be minimized through various methods, which may include a
softening of the ground surface(in lieu of asphalt or concrete)and breaking up of parking into different areas
between and around buildings. Also,screen existing or new parking lots from streets and pedestrian areas.
Existing or new parking lots located adjacent to streets and sidewalks should be screened to the height of car
hoods.
FENCES AND WALLS
Historically, fences and walls around historic houses deftned 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's early residential neighborhoods. Traditionally,picket fences surrounded the front
_; of the house while rail and wire fences surrounded the agricultural portions of the property. Existing historic
fences should be maintained.
° s New fences and walls. Simple wood picket fences,wood and wire,wrought iron fences and stone walls are
Paye s EXHIBIT.�.... TO � • �- �7
Page �.,� of
appropriate for this historic property. Avoid chain-link fences, privacy fences and concrete block fences along
. the front of property. Wood privacy fences may be allowed when installed in the rear yard and behind the
front fasade of a residence. Utilitarian/privacy fences should not be installed in front of a historic building or
��,_.;�
beyond the line of the front fa�ade of a historic building.
Replacing fences and walls. If replacement is required due to deterioration, remove oniy those portions of
historic fences and walis 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 wili 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 shouid be screened from the viewshed of the street and
other pedestrian areas. This includes garbage and equipment storage areas.
Mechanical equipment,including satellite dishes,should 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.
III. BUILDING FABRIC
This section of the design guidelines concentrates on recommendations for the preservation of original
building materials within this property. The gval of this section is to enrnurage continued preservation of the
building materials, while yet still allowing necessary repair/replacement where required.
The use of inappropriate treatments in repair and restoration work can seriously damage historic buildings.
These guidelines present general directions for appropriate action.
PRESERVATION
The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by these design
guidelines are the Secretary of the Interior's Standards for the Treatrnent of Historic Properties (see
appendix). The following treatment philosophy should be considered for improvements or alterations to this
property.
1. If a new use is required for a historic building,consider uses that are compatible with the original use of
the building and that would require minimal change to the defining characteristics of the properly.
Converting a residence into a Bed &Breakfast Inn would be considered a compatible new use.
2. Each historic building within this district and landmark is a product of its time(when constructed). The
original design of each building should be respected for what it is and not altered to something it was not
or giving it an"older"period look. Preserve, stabilize,and restore the original building form,ornament
and materials. However, when rehabilitating, removal of non-historic or unsympathetic additions is
encouraged.
3. Most properties change over time; those changes that have acquired historic significance on their own
right shall be preserved. Older structures or additions may have, at some time, been renovated with
such care and skill that the renovation itself is worthy of preservation.
Reconstruction of building elements should reflect the size, scale, material and level of detail of the
original design. Where replication of original elements is not possible, a new design consistent with
the original style of the building may be used.
EXNIBIT_i1_._ TO . � � -�
Page 6 Pa9e —l.� Of
4. Preserve and maintain original character defining features and architecturai styles of historic buiidings and
- , structures. Key architectural features of a building or structure are those that help convey the integrity
and significance of the property to the Period of Significance. They may included,but are not limited to,
doors, windows, siding, roofs, structural systems and decorative ornamentation.
5. Original character defining features and elements should be repaired where needed and replaced only
when repair of original materials is not possible because they are deteriorated beyond repair. Repair
elements and features using the gentlest means possible.
Any missing or severely deteriorated elements may be replaced with replicas of the original. The new
feature or element should match the old in design, color, texture and other visual qualities and where
possible, materiais. Ensure that roof, window, porch and cornice treatments are preserved, or when
preservation is not possible dupiicate the original building element.
EXTERIOR MATERIALS
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 removai of original decorative elements such
as cornice,corner boards, brackets,window and door trim, etc. New synthetic siding shall not be installed;
removai of eacisting 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 and original wood siding
is not required, but strongly encouraged, to restore historic patina, finish and appearance.
STONE MASONRY
� Stone masonry as a residential bui�ding material was not used very much in Grapevine. The primary use of
stone masonry is as a veneer for the residence, garage, and several outbuildings
Original stone masonry should be preserved and maintained. Preserve the original mortar joints and masonry
sizes, tooling and bonding patterns. Repointing of mortar joints where there is evidence of deterioration is
encouraged. New repointing should match the existing in materials, color, size, and hardness.
Clean historic stone walls carefully. Do not use abrasive cleaning methods for historic stone masonry,such as
sand blasting and high-pressure wash as they can damage the surtace of stone. Additionally,some chemical
cleaners, which are designed to remove paint from different masonry surfaces, may be used if Caution is
exercised and the manufacturer's recommendations for particular stone is followed.
Original masonry surfaces should be maintained and not be painted,unless severe deterioration of the stone
can be shown to require replacement. The color or texture of replacement stone should be matched with the
existing stone masonry.
METAL SIDING AND ROOFS
Metal as an exterior building material was traditionally used on industrial or agricultural buildings within
Grapevine. The metal of choice was either natural (unfinished) steel or steel with a galvanized protective
coating.
� Preserve and maintain all original architectural metal that rnntributes to the character of the buildings and
structures on this property. Protect metal from rnrrosion by maintaining protective coatings and provide
��_=� proper drainage of water to discourage accumulation, which may lead to rust and corrosion.
EXHIBIT� TO b�►, �5 '��
Page 7 Page _152.__ Of � �
Repair historic metal by patching or splicing where necessary. This will aliow the greater overall character of
buildings and structures to remain. Also use the gentlest means possibie when cleaning historic metal or
when removing rust(in preparation of a new coating).
�""'"� WINDOWS AND DOORS
Windows and doors are arguably the most important character defining feature of buildings. This
property contains different windows and doors. Historic windows and doors contribute to the
architectural character of buildings and should be preserved and maintained.
Windows varied from the wood, double hung windows front of the residence to non-historic aluminum
replacement windows at the back. Doors consist of wood stile and rail doors with vision panels (glass)to
overhead wood doors and rolling steel doors.
Original window and door(including framing and lights or panes of glass) configurations, orientation, and
proportions should be preserved and maintained. Any new windows and doors should be designed,
located and sized to compliment existing historic windows and doors.
If requiring replacement(or new where previous originals removed), replace in kind. When replacement
is necessary, do so within the existing historic opening size and matching the original design. Use same
size to avoid filling in or enlarging the original opening. Where existing windows and doors were
constructed of wood, replacements should also be wood, likewise with steel windows and doors. Clear or
very slightly tinted 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 interivr of windows and
doors.
Storm windows. The use of interior storm windows is encouraged where needed. 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 wood windows, storm windows
constructed of wood and configured to match the historic sashes(i.e. one over one sashes)are
recommended. If inetal storm windows are installed, paint to blend with surrounding elements.
PAINT
Traditionally, paint was used to protect underlying building materials (typically wood) from deterioration.
Paint was also used for decorative purposes on wood and metal and brick masonry in the Main Street Historic
District.
Plan (re)painting carefully. Good preparation is always the key to successful painting of historic buildings.
The substrate should always be cleaned from dirt and residue and washed down using the simplest means
possible, no power washing on soft substrates. The substrate, especially if wood,should be given plenty of
time to dry out.
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 rnlors respect the
historic building.
The Historic Preservation Commission has adopted four historic paint palettes appropriate to city Historic
Districts or Landmark's character, which may be proposed and approved through the Minor Exterior
Alteration application process. The Historic Preservation Commission, through the regular Certificate of
� �� Appropriateness process, should review any proposed colors that not within the adopted palettes.
EX�1181T�. TO Q.� 05'� �
Pa9e s Pa9e --1—,L Of
IV. 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. Appropriate light fixtures consistent with the historic
character the properties are recommended. Avoid exposed lighting of any kind unless it is part of a
historic fixture.
BUILDING AND GROUND SIGNS
Signs are critical to the success of commercial properly. They provide perEinent retail or merchant
information for a potential shopper or critical tourist information for visitors to Grapevine.
For businesses located in residentiai buildings, which have a generous setback, appropriately scaled
monument signs are encouraged. In generai, building signs,should be small (in relation to the size of the
building)and limited to one per business.
Off premise signs, flashing signs and ptastic backiit signs should not be allowed. Roof top signs should be
avoided as they can detract from the architectural character of a historic roof or profile of a building.
Signs may be constructed of painted wood or metal. Lighting of signs should be done externally with
incandescent bulbs or ground lighting using appropriate fixtures to the style of the building. Avoid garish
rnlors or patterns, avoid a clutter of signs and limit the number and size of signs. Neon signs are not
recommended.
� Sandwich board signs are typical of historic commercial and retail areas and may be appropriate for this
properly. They should be maintained and removed after business hours. Chalkboards are enrnuraged
for daily changing messages. Sandwich board signs, which are directed towards pedestrians should be
limited to 24 inches wide by 36 inches high and no more than one per tenant. .
Sign lettering should be consistent with the architectural style of the building. Generally, serif styles may
be used for commercial and retail uses within late 19"'and early 20"'century buildings. San serif styles
may be used for rnmmercial and retail uses within buildings dating from the 1930-SOs.
V. NEW BUILDING CONSTRUCTION
This section of the design guidelines concentrates on recommendations for the construction of new buildings
within this property. New buildings are rnnsidered additions to historic buildings or new, stand alone
construction. The goal of this section is to encourage appropriate and compatible new mnstruction for this
properly, while still retaining the historic architectural character.
NEW CONSTRUCTION INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts or landmarks encourage
similarity of form and materials, but not actual replication. Review of proposed designs 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.
�... �
EX�1131T�_ T ��5-�P7
Page 9 pa9e � Of
Infill buildings shouid not be absolute reproductions, and appear as clearly contemporary. Oniy when a
~ previousiy demolished historic Grapevine building can be accurately replicated may a reproduction be
considered. -
�.
Infiil buildings between historic buildings should be similar in setback,roof form,comice line and materiais,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.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should mmpliment the style of the main building if possible; otherwise they
should adhere to the general style with simplified details. New additions shouid be designed in a manner
that makes clear what is historic and what is new and done in such a manner that the least amount of
historic materials or character defining features are not obscured, damaged or destroyed.
A new addition should, if at all possible, be located at the rear of the historic buiiding. If this is not possible,
the addition may be added to the side but recessed from the front line of historic building facade or if 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 detaii 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.
NEW BUILDING FORM, MASS AND SCALE
Traditionaily, mass and scale are building patterns, particularly on Main Street and in the adjacent
- -� residential areas, that defined an edge and height for a historic district.
New rnnstruction forms, massing and scale should incorporate or rnmpliment the existing mass and scale
found within this property. The new work should be differentiated from the old, while yet clearly
contemporary buildings. At a minimum, new construction should reflect the forms, massing,.roof shapes,
cornice lines and building materials of the primary structures within the district and landmark.
NEW BUILDING MATERIALS
New building materials should be visualiy compatible with the predominate buiiding materials for this
property. This property was primarily built with 3 building materials:stone,wood and steel.Wood siding and
stone are appropriate exterior building finishes for this property. Metal siding would be appropriate for
detached accessory outbuildings. Fake brick or stone or gravel aggregate finished materiais are not
recommended.
New building construction should, as best as possible, be representative of these primary materials.
Secondary materials on new construction couid be those used in other buildings within this property.
Modern synthetic siding materials,such as vinyi or composite hardboards bear little resemblance to historic
materials on this property and should thus be avoided. Newer rnntemporary synthetic materials, such as
fiber cement,may considered for new construction and in a location where they appear similar in character,
texture and profile to traditional building materials.
All new wood or metal materials should have a painted finish except on some building buildings where the
,...�
use of unpainted aluminum or galvanized steel was part of the original design and should be maintained.
EXWI�IT...�,_, TO �5-�
Page 10 Page �_ Of