HomeMy WebLinkAboutORD 2011-052 ORDINANCE NO. 2011-52
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL10-07 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX"D"OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
LEGALLY DESCRIBED AS LOTS 1A AND 2A, BLOCK 105,
COLLEGE HEIGHTS ADDITION, E. MOORE SURVEY
ABSTRACT 1029 AND MORE SPECIFICALLY DESCRIBED
HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY
DISTRICT REGULATIONS; PROVIDING FOR THE
ADOPTION OF THE TILLERY/SMITH HOMEPLACE
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
(HL10-07) in accordance with Section 39 of Ordinance No. 82-73, being the
Comprehensive Zoning Ordinance of the City of Grapevine,Texas same being also known
as Appendix "D" of the City Code of Grapevine, Texas, in a district zoned "R-7.5" Single
Family District Regulations within the following described property: 231 and 235 Austin
Street and legally described as Lots 1A and 2A, Block 105 College Heights Addition, and in
addition thereto, the adoption of the Design Guidelines as conditions, regulations and
ORD. NO. 2011-52 2
safeguards in connection with the said historic landmark subdistrict, a copy of said criteria
being attached hereto and labeled Exhibit "A".
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. 2011-52 3
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ON THIS THE 20TH DAY OF SEPTEMBER 2011.
APPROVED:
William D. Tate
Mayor
ATTEST:
Linda Huff
City Secretary
APPROVED AS TO FORM:
John F. Boyle, Jr.
City Attorney
ORD. NO. 2011-52 4
EXHIBIT. To oho• o�oIii" sa
Page —1— of 3 HL10-Q7
GRAPEVINE HISTORIC PRESERVATION COMMISSION
HISTORIC LANDMARK DESIGNATION FORM
I1. Name Tillery/Smith Homeplace,Block 105,Lot 1A,2A,College Heights Addition,City of Grapevine
Historic
And/or common
I2. Location
Address 231,235 Austin Street land survey
Location/neighborhood block/lot Block 105,Lots 1A,2A,3A tract size
I3. Current zoning
R-7.5
I4. 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 _ residence
X site Accessible _ Entertainment _ Religious
yes:restricted government _ scientific
yes:unrestr. _ industrial — transportation
no _ military _ other
I5. Ownership
Current owner. Mark Born phone: 817 329-0836
Address: 3616 Grandview city: Grapevine state: Texas zip:76051
I6. Form Preparation
Name&title David Klempin,HP Officer organization: Historic Preservation Commission
Contact:Wallis Hotel(CVB) phone:817 410-3197
I7. Representation on Existing Surveys
Tarrant County Historic Resources National Register of Historic Places
_ Recorded Texas Historic Landmark
other Texas Archaeological Landmark
for office use only
8. Date Rec'd: Survey Verified: _ Yes _ No
9. Field Chk date: By:
10. Nomination
Archaeological _ Structure _ District
— Site Structure&Site—
EXHIBIT— TO 4' b//sa- Hlr10-07
Page - of , a 3
11. Historic Ownership
original owner H.S.Jenkins and Jack V.Tillery
significant later owner(s)Claude D.Smith
12. Construction Dates
Original 1943 Replacement Home constructed 1983
alterations/additions
13. Architect
original construction 1943
alterations/additions
14. Site Features
Natural Large open lot with trees
urban design
15. Physical Description—Current Structures
Condition Check One: Check One:
excellent deteriorated Unaltered x Original site
x 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 sole(s)of architectural detailing,embel-
lishments and site details.
- sk`
•
235 Austin Street, Block 105,Lot 1A
The brick house on Block 105, Lot 1A was built in 1983 to replace an earlier house. It has a beige
brick veneer exterior with wood trim and features a front facing gable and composition shingle roof.
It is a non-contributing structure to the period of significance of the historic Township of 1875 to
1946. Buildings were constructed on this and lot 3A to serve the Tillery and Smith families. The
original property consisted of four lots. The wood framed two-car garage structure on Lot la was
originally located at the front of Lot 3 and was moved to its present location in 2010. The garage
was built in 1943 and has detailing consistent with the original wood frame house that it served. The
EXHIBIT A . TO NU, odor/- 59, HL10-07
Page ____:..3__. of , °13
garage is sided with 5 inch exposed tongue and groove siding and features roof framing with ex-
posed rafter tails. The original wood garage doors have been replaced with metal overhead rollup
doors.
Block 105, Lot 2A was originally a portion of lots 1, 2 and 3 of the College Heights Addition of the
City of Grapevine. The brick house on Lot 1A was built in 1983 to replace an earlier house. It has a
beige brick veneer exterior with wood trim and features a front facing gable and composition shingle
roof. It is a non-contributing structure to the period of significance of the historic Township of
1875 to 1946. Buildings were constructed on this and lot 3A to serve the Tillery and Smith families.
The original property consisted of four lots. The wood framed two-car garage structure on Lot 1A
was originally located at the front of Lot 3 and was moved to its present location in 2010. The ga-
rage was built in 1943 and has detailing consistent with the original wood frame house that it served.
The garage is sided with 5 inch exposed tongue and groove siding and features roof framing with
exposed rafter tails. The original wood garage doors have been replaced with metal overhead rollup
doors.
The structure on Block 105, Lot 3A was constructed as an outbuilding for the original home of the
Tillery and Smith families that was located on Lot 1A of Block 105, 235 Austin Street. The original
property consisted of Lots 1 through 4. Located to the rear of Lot 3 is an original building that was
constructed by Jack Tillery to serve his family's needs. It appears to have been used as a chicken
house which was a common structure and use that was typically found in the Historic Township of
Grapevine. It has potential for renovation as a garage and/or storage building for this site
Framed Garage
' -- e
Back Side
•i. -- `
, -
r .
Side Front(from the right)
EXMISIT- L TO ,imp. Aoli-Sa- HL10-07
Page . - y . Of a- 3
16. Historical Significance
Statement of historical and cultural significance. Include: cultural influences,Jpecial events and important personages,influences on
neighborhood,on the city,etc.
The Tillery/Smith Homeplace represents the culmination of the hard work of several gen-
erations of related and extended families of Grapevine. It is a property that grew over time
to include a main house,garage and outbuildings that originally covered four lots in the Col-
lege Heights Addition to the City of Grapevine. The large families associated with this
property were an important part of the social and cultural fabric of Grapevine's past.
The first person listed on the tax records for this property in 1913 is H. S.Jenkins. In 1942,
Jack V. Tillery and his wife Sylvia Ballard Tillery began to acquire property in Block 105,
purchasing Lots 1 and 2. By 1943 they purchased Lot 3 and in 1944 purchased Lot 4. In
1942 the Tillery Family built a home on Lots 1 and 2. The following year, outbuildings were
built on Lot 3 to serve the main residence. The Tillerys were a large Grapevine family with
cousins and double-cousins.
In 1974 the property was acquired by Claude D. Smith and his wife Lorene. Their son, Don
R. Smith, married Wanda Tillery, daughter of Cleo Tillery. Wanda recalled that the wood
frame home was very nice,well-kept and that Mrs. Smith kept the hardwood floors polished
daily. The house was framed by a white painted picket fence along Texas and Austin Streets.
In 1983, gas from a gas leak in the middle of the street traveled under the Smith's house. In
the morning, while Mrs. Smith was in the kitchen and Mr. Smith was shaving, the house ex-
ploded. Both were hospitalized for a long while but survived. The City of Grapevine com-
pensated them for the loss of their house. When they recovered from their injuries they con-
structed a new brick home on the original site.
!XHI®IT,.L, TO ,02D• co tl•Sa-- HL10-07
Page of , 013
17. Bibliography
Young,Charles,Grapevine Area History Book,1979.
Sallie Andrews,Historic Preservation Consultant; Telephone interviews with local Grapevine residents.
18. Attachments
District or Site map Additional descriptive material
_ Site Plan Footnotes
Photos(historic¤t) Other( )
Designation Merit
A. Character,interest or value as part of X G. Identification as the work of an archi-
the development,heritage or cultural tect or master builder whose individual
characteristics of the City of Grape- work has influenced the development
vine,State of Texas of the United of the city.
States.
B. Location as the site of a significant H. Embodiment of elements of architec-
historical event. tural design,detail,materials or
craftsmanship which represent a sig-
nificant architectural innovation.
C. Identification with a person or persons I. Relationship to other distinctive build-
who significantly contributed to the ings,sites or areas which are eligible
culture and development of the city. for preservation according to a plan
based on historic,cultural or architec-
tural motif.
D. Exemplification of the cultural,eco- X J. Unique location of singular physical
nomic,social or historical heritage of characteristics representing an estab-
the city fished and familiar visual feature of a
neighborhood,community or the city.
E. Portrayal of the environment of a K. Archaeological value in that it has
group of people in an era of history produced or can be expected to pro-
characterized by a distinctive architec- duce data affecting theories of historic
tural style. or prehistoric value.
F. Embodiment of distinguishing charac- L. Value as an aspect of community sen-
teristics of an architectural type or timent or public pride.
specimen.
EXMi®1T.d. TO PE). a411-s HL10-07
Page of , a. 3
Recommendation
The Grapevine Township Revitalization Program re-
quests the Grapevine Historic Preservation Commis- Burl Gilliam,Chair
sion to deem this nominated landmark meritorious of Grapevine Historic Preservation Commission
designation as outlined in Chapter 39,City of Grape-
vine Comprehensive Zoning Ordinance.
David Klempin
Further,the Grapevine Historic Preservation Commis- Historic Preservation Officer
sion endorses the Preservation Criteria,policy recom-
mendations and landmark boundary as presented by
the City of Grapevine Development Services Depart- Scott Williams,Director
ment. Development Services Department
EX`11BIt_,1 ro oka ( 00- 59- HL10-07
Page ' of _, „__
Historical Marker
The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker pro-
gram for properties that are officially(individually or located within)designated Historic Landmark Sub-districts. Please
indicate if you are interested in obtaining one or both markers for your property. There is no fee for either of the mark-
ers,however,the Grapevine Historical Society will only fund two (2)of the medallion and text plaque(second option),
per year,on a first come, first serve basis.
Check One:
o 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.
o No,I am not interested in obtaining a marker for my property.
o 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
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I listen is Landmark b■the(11s of Crapes ine ('4llet4e Street Historic Dislike.desitnaeed II■the
historic I'resers Mimi Commission. Grapes ine Ilislnric I'rescrsaliun(ouuoissinu.
1991 1795
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EXHIBIT._". To „Lia ao U-1 2,
Page 9 0
HL10-07
Design Guidelines
Tillery/Smith Homeplace
Block 105, Lots 1A and 2A
College Heights Addition
231, 235 Austin Street
Grapevine,Texas
Grapevine Township Revitalization Project, Inc.
City-of Grapevine
200 S. Main
Grapevine,Texas 76051
January 27, 2010
EXHIBIT . TO al). /Jd-
Page age --LP- of ?-3
TABLE OF CONTENTS
PREFACE
I. INTRODUCTION
• What are Design Guidelines
• Why do we need Design Guidelines
• Basic Preservation Theory
• Period of Significance
• Purpose of Design Guidelines
IL SITE
• Setbacks
• Driveways, Parking Lots
• Service and Mechanical Areas
• Fences and Walls
III. BUILDING FABRIC
• Preservation
• Exterior Finishes
• Stone Masonry
• Metal Siding
• 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
Page 2
EX1=11S1i A , TO DeD. 3"/-5X
Page . /1 , of a.
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.
•
Ark-
•
Residence, c. 1983
The brick house on Block 105, Lot 1A was built in 1983 to replace an earlier house. It has
a beige brick veneer exterior with wood trim and features a front facing gable and
composition shingle roof. It is a non-contributing structure to the period of significance of
the historic Township of 1875 to 1946. Buildings were constructed on this and lot 3A to
serve the Tillery and Smith families. The original property consisted of four lots. The wood
framed two-car garage structure on Lot 1A was originally located at the front of Lot 3 and
was moved to its present location in 2010. The garage was built in 1943 and has detailing
consistent with the original wood frame house that it served. The garage is sided with 5"
exposed tongue and groove siding and features roof framing with exposed rafter tails. The
original wood garage doors have been replaced with metal overhead rollup doors.
Block 105, Lot 2A was originally a portion of Block 105, lots 1, 2 and 3 of the College
Heights Addition of the City of Grapevine. The brick house on Lot 1A was built in 1983 to
replace an earlier house. It has a beige brick veneer exterior with wood trim and features a
front facing gable and composition shingle roof. It is a non-contributing structure to the
period of significance of the historic Township of 1875 to 1946. Buildings were constructed
on this and lot 3A to serve the Tillery and Smith families. The original property consisted of
four lots. The wood framed two-car garage structure on Lot 1A was originally located at
the front of Lot 3 and was moved to its present location in 2010. The garage was built in
1943 and has detailing consistent with the original wood frame house that it served. The
garage is sided with 5" exposed tongue and groove siding and features roof framing with
exposed rafter tails. The original wood garage doors have been replaced with metal
overhead rollup doors.
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.
Page , /3 - of a3 _
Located to the rear of Lot 3A is an original building that was constructed by Jack Tillery to
serve his family's needs. It appears to have been used as a chicken house which was a
common structure and use that was typically found in the Historic Township of Grapevine.
It has potential for renovation as a garage and/or storage building for this site.
Rear Bldg Lot 3
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Back Side
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Front Side
The Tillery/Smith Homeplace represents the culmination of the hard work of several
generations of related and extended families of Grapevine. It is a property that grew over
time to include a main house, garage and outbuildings covering four lots in the College
Heights Addition to the City of Grapevine. The large families associated with this property
were an important part of the social and cultural fabric of Grapevine's past.
The first person listed on the tax records for this property in 1913 is H. S. Jenkins. In 1942,
Jack V. Tillery and his wife Sylvia Ballard Tillery began to acquire property in Block 105,
purchasing Lots 1 and 2. By 1943 they purchased Lot 3 and in 1944 purchased Lot 4. In
1942 the Tillery Family built a home on Lots 1 and 2. The following year, outbuildings were
built on Lot 3 to serve the main residence. The Tillerys were a large Grapevine family with
cousins and double-cousins.
In 1974 the property was acquired by Claude D. Smith and his wife Lorene. Their son, Don
R. Smith, married Wanda Tillery, daughter of Cleo Tillery. Wanda recalled that the wood
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frame home was very nice,well-kept and that Mrs. Smith kept the hardwood floors polished
daily. The house was framed by a white painted picket fence along Texas and Austin
Streets. In 1983, gas from a gas leak in the middle of the street traveled under the Smith's
house. In the morning,while Mrs. Smith was in the kitchen and Mr. Smith was shaving,the
house exploded. Both were hospitalized for a long while but survived. The City of
Grapevine compensated them for the loss of their house. When they recovered from their
injuries they constructed a new brick home on the original site.
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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 architectural 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 about 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,will 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
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• 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 distinguishable entity whose components may lack
individual distinction; or
• They have yielded, or may be likely to yield, information important in prehistory or
history.
In addition to meeting one of the criteria above, a property must also possess integrity of
location, design, setting, materials, workmanship, feeling and/or association. Integrity is
the ability of a property to convey its significance and to retain historic integrity, a property
should 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 boundaries and for when they were
significant- their Period of Significance.
Period of Significance
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 in
construction.
Buildings and structures that date within the Period of Significance are considered"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 success 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 property in the historic
residential 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.
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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.
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 property's site, while yet still allowing
development and continued adaptive use.
In general, 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.
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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 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 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 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'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.
New fences and walls. Simple wood picket fences, wood and wire, wrought iron fences
and stone walls are 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 façade of a residence.
Utilitarian/privacy fences should not be installed in front of a historic building or beyond the
line of the front façade of a historic building.
Replacing fences and walls. If replacement is required due to deterioration, remove only
those portions of historic fences and walls 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 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.
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III. BUILDING FABRIC
This section of the design guidelines concentrates on recommendations for the
preservation of original building materials within this property. The goal of this section is to
encourage 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 Treatment 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 property. 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.
4. Preserve and maintain original character defining features and architectural styles of
historic buildings 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 include, 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.
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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, materials. Ensure that roof, window, porch
and cornice treatments are preserved, or when preservation is not possible duplicate
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 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 and original wood siding is not required, but strongly encouraged, to restore
historic patina, finish and appearance.
STONE MASONRY
Stone masonry as a residential building 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
surface 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.
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Preserve and maintain all original architectural metal that contributes to the character of the
buildings and structures on this property. Protect metal from corrosion by maintaining
protective coatings and provide proper drainage of water to discourage accumulation,
which may lead to rust and corrosion.
Repair historic metal by patching or splicing where necessary. This will allow the greater
overall character of buildings and structures to remain. Also use the gentlest means
possible 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 interior 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 metal storm windows are installed, paint to blend
with surrounding elements.
PAINT
Traditionally, paint was used to protect underlying building materials(typically wood)from
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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 colors 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.
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 property. They provide pertinent retail or
merchant information for a potential shopper or critical tourist information for visitors to
Grapevine.
For businesses located in residential buildings, which have a generous setback,
appropriately scaled monument signs are encouraged. In general,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 plastic backlit 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 colors or patterns, avoid a clutter of signs and limit the
number and size of signs. Neon signs are not recommended.
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Sandwich board signs are typical of historic commercial and retail areas and may be
appropriate for this property. They should be maintained and removed after business
hours. Chalkboards are encouraged 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 19th and early 20th
century buildings. San serif styles may be used for commercial and retail uses within
buildings dating from the 1930-50s.
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 considered additions
to historic buildings or new, stand alone construction. The goal of this section is to
encourage appropriate and compatible new construction for this property, 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 properties
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.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should compliment the style of the main building if possible;
otherwise they should adhere to the general style with simplified details. New additions
should 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 building. 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
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additions should be set back from primary facades so as not to be readily apparent from
the facing street.
When reproducing elements that were originally part of a historic building they should be
replicated when evidence of the actual detail has been documented by photographs,
drawings, or remaining physical evidence. If no evidence exists, elements typical of the
architectural style may be used. Historic photographs can provide information on the
original elements of the building.
NEW BUILDING FORM, MASS AND SCALE
Traditionally, 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 construction forms, massing and scale should incorporate or compliment 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 visually compatible with the predominate building
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 materials are not recommended.
New building construction should, as best as possible, be representative of these primary
materials. Secondary materials on new construction could be those used in other buildings
within this property.
Modern synthetic siding materials, such as vinyl or composite hardboards bear little
resemblance to historic materials on this property and should thus be avoided. Newer
contemporary 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.
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