HomeMy WebLinkAboutORD 2004-041 k ORDINANCE NO. 2004-41
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING A HISTORIC
LANDMARK SUBDISTICT HL04-01 IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF
THE CODE OF ORDINANCES), DESIGNATING THE AREA
ALONG THE NORTH SIDE OF WEST WALL STREET
BETWEEN SOUTH BARTON STREET AND SOUTH
SCRIBNER STREET AND MORE SPECIFICALLY
DESCRIBED HEREIN, IN A DISTRICT ZONED "HC"
HIGHWAY COMMERCIAL DISTRICT REGULATIONS;
PROVIDING FOR THE ADOPTION OF THE WEST WALL
STREET HISTORIC DISTRICT PRESERVATION CRITERIA;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING
ALL OTHER PORTIONS OF THE ZONING ORDINANCE;
PROVIDING A CLAUSE RELATING TO SEVERABILITY;
DETERMINING THAT THE PUBLIC INTERESTS, MORALS
AND GENERAL WELFARE DEMAND A ZONING CHANGE
AND AMENDMENT THEREIN MADE; PROVIDING A
PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00) 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
(HL04-01)to be known as the West Wall Street Historic District 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 "HC' Highway Commercial District Regulations within the
following described property: Lots 12B, 12C, 12D and 12E, Block 12, Starr Addition; Lots
1�� 14A1A and 14A1B, Block 14, StarrAddition; and Lot 1, Block 1, CPAC Addition, more fully
ORD. NO. 2004-41 2
and completely described in Exhibit "A", attached hereto and made a part of hereof; and,
in addition thereto, the adoption of the West Wall Street Historic District Preservation
Guidelines as conditions, regulations and safeguards in connection with the said historic
���� landmark subdistrict, a copy of said guidelines being attached hereto and labeled Exhibit
«B�,
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.
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, morals, peace
��,, _,;
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
ORD. NO. 2004-41 3
, „ emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
�.:�
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 15th day of June, 2004.
APPROVED:
�
William D. Tate
Mayor
ATTEST:
Li a Huff
City Secretary
APPROVED AS TO FORM:
�_._ �� �
John F. Boyle, Jr.
City Attorney
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ORD. NO. 2oo4-4t 4
EXHIBIT�., Tp Ord•aoo��-�/
' Pa9e _1_. of _1._._
Exhibit A
Lots 12B, 12C, 12D and 12E, Block 12, Starr Addition;
j�--° Lots 14A1A and 14A1 B, Block 14, Starr Addition; and
Lot 1, Block 1, CPAC Addition
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EXHIBIT"B"TO ORD. 2004-41
PAGE 1 OF 18
,—,.
._ k 1
1. Name City of Grapevine
Hismric
And/or common West Wall Street Historic District
2. Location Various 200—350 West Wall Street
Address land survey Starr Addirion to the Town of Grapevine
Location/neig,hborhood block/lot tract size
3. Current zoning Highway Commenial
4. Classification
Category Ownership Status Present Use
g district _ public x occupied _ agriculture _ museum
_ building(s) x private g unoccupied x commercial _ park
� structure _ work in progress _ education x residence
_ site Accessible _ Entertauunent _ Religious
_ yes:restricted _ government scientific
_ yes:unrestr. _ industrial _ transportation
_ no _ military _ other
5. Ownership
Current owner. Various(See Detail) phone:
Address: city: state: zip:
6. Foan Preparation
Name&tifle David Klempin organization: Historic Preservation Deparlrnent
Contact Township Restoration Coordinator phone: 817 410-3197
7. Representation on Existing Suroeys
x Tarrant County Hismric Resources _ National Register of Historic Places
Recorded Texas Historic Landmark
� other _ Texas Archaeological Landmatk
for office use only
8. Date Rec'd: Survey Verified: _ Yes _ No
9. Field Chk date: By:
10. Nomination ---�
_ Archaeolog�cal _ Structure District
EXHIBIT"B"TO ORD. 2004-41
PAGE20F18
Historical Siqnificance
The West Wall Historic District
West Wall Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
March 10, 2004
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EXHIBIT"B"TO ORD. 2004-41
PAGE 3 OF 18
Table of Contents
PREFACE
I. 220 West Wali Street
Starr Family Homestead
II. 202 West Wall Street
Bungalow Shop
III. 210 West Wall Street
The Old Higgins' Home
IV. 216 West Wail Street
David Glenn, Attorney
V. 218 West Wall Street
Maverick &Associates
VI. 312 West Wall Street
The Shope House
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EXHIBIT"B"TO ORD. 2004-41
PAGE40F18
Preface
"The Starr family aided in planting the seeds of civilization and developing this portion of the
state."—Captain B.B. Paddock in History and Biographical Record of North and West Texas.
Reverend Daniel Starr(1813-1870)arrived in Grapevine with his wife Angeline Levisee and seven
children. The year was 1854,when open prairies of fertile land were beginning to draw
adventurous settlers southward. Shortly after their arrival, Reverend and Mrs. Starr's last child,
Rachael Angeline was born. Daniel purchased 160 acres from a Mr. Gibson who had acquired the
land under Texas' Homestead Act of 1839.
Reverend Starr helped found the Grapevine Methodist Church (circa 1866)and was a pastor on
its circuit, though he never actuallyjoined the Grapevine church. He was said to be a founding
member of the Masonic Lodge in Grapevine, an organization with which he remained politically
connected throughout his life. According to B.B. Paddock, "He was a well known and most highly
respected citizen; his genial manner, kindly disposition and devotion to the public good won him
popularity."
Starr's two eldest sons, William and John, fought in the Civil War with the Confederate Grapevine
Volunteers; his daughters married and raised a total of 15 grandchildren. All except Julia Ann
stayed in or near the Starr homestead throughout their lives. John, too, returned to the area to
marry(twice, in fact). He is known to have had three children. However, it is Barton Harry with
whom Grapevine residents are most familiar.
B.H (Bart) Starr(1850-1912)was just four years old when his family arrived on the Grapevine
prairie by ox-drawn covered wagon.At the age of 20, upon his father's death, he assumed
responsibility for his mother and young Rachael. Bart married Emma Proctor(1853-1916) in July
of 1875. In 1880 he purchased 20 acres of ranch and farmland. Two years later he built a
modest, yet suitable home for his growing family.
Bart and Emma would eventually have a total of 10 children. Two died in infancy; another son
passed on at the age of nine. Six of the seven surviving children remained in Grapevine to raise
their respective families. Those six were Minnie Ola, Ida Gray, Willie Mae, John Proctor, Bertie
and Bart Jr.—names that also made their impression on the annals of Grapevine's history. The
youngest daughter, Emma, was the only child to leave the Grapevine community,venturing only
as far as Dallas.
Harvesting cattle from his own herd, Bart opened the first butcher shop in Grapevine, on the north
end of Main Street. This was some time during the 1880s, though the exact date is unknown.
Much like his father—congenial and kind, hardworking and responsible—Bart moved naturally
into community service. He began his official public service when he was elected Tarrant County
Commissioner in 1900. Seven years later, when Grapevine was newly incorporated, Barton Harry
Starr was elected by friends, family and neighbors to be the township's first mayor.
Bart was said to be a"champion of the local schools"throughout his adult life, working for many
years to improve and provide for them. He was a successful businessman and, at the time of his
death, Vice President at Farmers National Bank.
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PAGE 5 OF 18
I. 220 West Wall Street
� The Starr family homestead house built in 1882 was the birthplace -
of Bert Starr, Bart Starr Jr. and, later Minnie Starr Walker(Frank).
With Starr's birth it became home for three generations of this
most significant pioneer family and a fond and familiar landmark
for Grapevine residents for more than one hundred years. � � "���, ��� �;=
� �� ��, �: �����,
Historic photos of the house evidence a two-story gable-front- '� ,' � , -
and-wing folk house, typical throughout the rural United States �
�.
from 1850 to 1890. A wide L-shaped porch wrapped around two
elevations of the house giving the home shade from Texas' hot afternoon sun on the home's
south and west sides. Unadorned wood beams supported the narrowly pitched shed-roofed
porch. A steeply pitched gabled roof was covered in wood shake shingles. Its eaves could be
described as neither wide nor narrow. A single chimney was located at the north end of the
house, presumably a service to the kitchen stove. All siding was clad horizontally with wood and
windows and/or doors were placed generously on every elevation surely providing ample
ventilation for the harsh summers.
By 1979, when the Tarrant County Historic Resources Survey was conducted, the house was
described as a cruciform-plan house. It is not know whether it was built originally in this style or
whether square footage had been added over a period of years. Near its completion in January of
1882, the Grapevine Globe wrote, "Mr. B.H. Starr's new residence is almost finished. It is a neat
house and well arranged."
Sadly, it was demolished in April of 1987. According to the Tarrant County Historic Resources
Survey, it would have been eligible for nomination to the National Register of Historic Places"for
its architectural qualities and its association with a figure important to the history of Grapevine."
Bart and Emma Starr raised their family in this house. For a short time, at least, Bart's daughter
Minnie Ola and her husband Dr. Charles Edwin Walker also lived there. Dr. Walker, elected to
the Texas House of Representatives in 1916, served the state, in particular the North Texas
region, for many years. Among the many bills he presented before congress was that that would
bring Grubbs Vocational College (now the University of Texas at Arlington)to Arlington.
Bart Jr. (another name significant to the history of the Grapevine community)occupied the house
only as a child. Bart Jr. served several terms as city alderman and on the local school board. In
1908 he married Harriet Wall, whose father, Sandy, served for ten years as Tarrant County
Commissioner. He and Sandy were partners in the dray business, "unloading everything that
came to Grapevine by Railroad (sic)." Ever the entrepreneur, beginning in 1934, Bart Jr. opened
the Bart H. Starr Friendly Service Station at the intersection of North Main and Highway 114 in
partnership with Ted Willhoitte. This gas station supplied all the gas for construction companies
building SH 114 from the Dallas County line to Rhome and SH 121 from Grapevine to Fort Worth
(providing a comfortable living for both families during the hard-hit economy of the Great
Depression). Bart is credited with selling the first gallon of gasoline ever sold in Grapevine.
Minnie Starr(Walker) Frank, daughter of Minnie Ola (Starr)and Charles Walker, was born and
raised in the house at 220 West Wall. Referred to as the Grand Lady of Music, Starr was an
accomplished pianist, organist and vocalist, talents which she shared generously with the
Grapevine and surrounding communities. She played in church, for weddings, funerals, private
events, as well as in the silent movie theater and in concerts throughout the state. She taught
piano lessons privately for 57 years, never raising her fee of$1.25 per hour. She composed many
songs, including the Grapevine High School Alma Mater and in 1937, she and Madeleine Hemley
initiated Grapevine's traditional Christmas candlelighting service. Doil and wife, Luella Dalton
purchased the property through Starr Frank's estate in 1986.
i
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EXHIBIT"B"TO ORD. 2004-41
PAGE 6 OF 18
II. 202 West Wall Street
� The Bungalow Shop currently located on the northwest corner of �- . �
West Wall Street and Barton Street is a textbook example of a
Craftsman bungalow residential dwelling. It has a low-pitched ,�„�,,, " �
front gabled roof with wide unenclosed overhanging eaves and �_�� �� � � =� �
exposed roof rafters. Its partial-width porch is protected by a �� �y�, �'`�� � '"'�� �
separa te fron t-ga b le d roo f an d suppo r te d by s loping square ° � �� a
columns resting on large brick piers, a defining feature of the �,�� �����.r, ���s°�``
Craftsman style.
It is a single story covered in painted weatherboard siding; the roof is composition shingle. The
six-feet-high rectangular windows are arranged on the front of the house with one narrow window
of equal height placed on either side. Side and rear windows are typical 3'0":6'0"and placed
generously around the house to provide ample lighting and ventilation for this lovingly cared for
1160 square foot house.
A 200 square foot carriage house sits on the northeast corner of the lot. Evidently remodeled
from its original construction, its style nicely complements the main bungalow with a low-pitched
center gable roof and matching weatherboard siding. A metal/cloth awning now replaces the
original shed porch roof, shading the southern elevation and protecting visitors from the elements.
Segmented Prairie-style windows have been placed on the east and west gabled areas.
The Craftsman-style residence originated in Pasadena, California in the first decade of the 2ptn
century. Its popularity spread quickly with variations (simple and complex) being built throughout
the continental United States until about 1930.
Newlyweds James Newton and Mabel Clair(Simmons)Wood received the property in 1925 as a
gift from their fathers, John Wood and Edward Thomas Simmons. Married in October of 1924,
they moved into their fashionable new home in January three months later. J.N. and Mabel bore
three sons—James Edward, Charles William and Jimmy Newton.'
J.N. was a prominent Grapevine businessman and an active leader in civic, social, religious and
educational affairs. His Service Garage, established in 1931combined with Western Auto in 1937.
J.N. served on the Charter Commission2 to prepare a new Home Rule Charter for the city of
Grapevine in 1965. He was listed as an officer of the First National Bank of Grapevine in 1979
and was a charter member of Grapevine Lions Club, established in 1934. J.N.was born in
Grapevine and never lived more than two blocks from Main Street.
Charles William Wood was born in 1928. He attended North Texas Agricultural College in
Arlington after graduating from Grapevine High School. In 1956 he married Margaret Flemister,
with whom he had four children. Charles shared the Western Auto business with his father, taking
over ownership when J.N. retired in 1966. Charles' many years of community service included
being the Training Union Director of Memorial Baptist Church when it was established in 1954.
Jimmy Newton was born in 1933. He attended Grubbs Vocational College in Arlington and Texas
Christian College from which he received his degree in 1954. He served a tour of duty in Korea
from 1956-57. After returning home he married Carol Ann Johnston. The couple eventually
moved to Atlanta, Georgia, where they currently reside.
Mabel's estate was settled two years after her 1988 death. It was then the house passed on to
Charles and Jim. Three years later(1993) it was sold to Stuart and Marcia Spencer who opened
the Bungalow Shop.
1 Mabel Clair's sister, Lula Faye (Simmons) Higgins owned the property at 210 West Wall Street from 1946
to 1958
2 Members included:Joe N. Box,S.J. Burrus, Roy Chambers, Doil Dalton, Floyd Deacon,J.E. Foust,Jr.,
Thomas M. French,Jr., Harold Kaker,Angus McNutt, Dr. C.D. Pittard, Bill Reed, Gordon Tate,W.D.
Wilihoite and W.H.Yancy.
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EXHIBIT"B"TO ORD. 2004-41
PAGE 7 OF 18
� III. 210 West Wall Street
Lula Faye (Simmons) and Hugh Lee Higgins moved into this ��
987 square foot house in 1939. According to Tarrant County � :;
deed records the property was purchased for$1 and was most � �
likel a ift from famil . Grantors included R.A. Wood, Edward T. ��� ��"$�4 `� � �
Y 9� Y ���. � ��: �.,
Simmons (Lula's father), John Wood, Jr. Grady and W.E. "Ed" .� ��� `°`� � � �"��`��
�_��;:�:. .._„��,
Keeling (publisher of the Grapevine Sun newspaper)and �.
J.N. Wood. The small, tidy house was placed on .2611 acres, � � m� z�=-�� _ ' °
though the adjacent property was included in later years.
This small side-gabled hall-and-parlor folk house is covered in wide plank white wood siding. The
roof is gray composition shingle with narrow eaves. The house is trimmed smartly in gray to
match the medium-pitched roof. The front gabled porch roof with an elliptical (or, baskethand�e)
surround adds a modicum of style to this otherwise simple home. Its porch roof is supported by
double beams, also painted gray. Large front windows on either side of the front elevation are
adorned with similarly painted faux shutters. An aluminum screen and glass door serves the front
entryway.
Folk houses of this type were most common in the U.S. during the second half of the 19th century,
though the hall-and-parlor-style remained the dominant folk house throughout the rural south well
into the 20'h century. Its light framing, economical materials, easy-to-adapt floor plans and
traditional look contributed to its longstanding popularity.
Hugh Lee Higgins was the son of Martin Van Buren and Kezia Pamelia Byas Higgins. He was the
grandson of Thomas Higgins, an early Grapevine area settler whose farmstead (located seven
miles west northwest of Grapevine)was used as a community stockade to protect against Indian
raids during the Civil War. The family moved to North Main Street in 1918.
Hugh Lee married Lula Faye Simmons (sister of Mabel Clair Wood)on June 25, 1936, moving
into a home on the corner of Wall Street and Crestview. They built their new home at 210 West
Wall in 1939 with a $600 loan from Mrs. Mary L. Wiggins. The house remained their residence
until 1958. Their only son, Michael Lee was born in September 1940.
From 1940 until 1943 Hugh worked for the Department of Defense as a plumbing contractor for
military installations, traveling with his family throughout the state. Returning to Grapevine at the
close of the war, Hugh went to work for Vultee Aircraft Corporation (now, General Dynamics).
Otto Dickerson purchased the home and both lots from the Wood family in 1958. He paid $500 in
cash and received a $7,000 private loan from Hugh for the balance. The property passed on to
Doyle W. Dickerson in 1962 and then to attorney David M. Glenn most recently in December
2003.
I
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EXHIBIT"B"TO ORD. 2004-41
PAGE80F18
IV. 216 West Wall Street
'a�„'f� �,
; :
� The original house located at 216 West Wall Street was a simpie ; h�;, �k:'
front-gabled bungalow with moderately overhanging eaves and � - � '*��
exposed rafters. It has undergone a number of alterations � ��' ��� '`�
throughout the years, only some of which have been documented ;� ���� � � �
It now presents as a gable-front-and-wing style with a porte cochere ������; � - � ��-�
extending from the roof of the east wing. �� �
`��.
The wide horizontal white-painted siding is contrasted with black porch and porte cochere
supports and entryway metal railings. Though a few of the original 6/6 windows (typical of
Craftsman-style homes)survive, most have been replaced with 1/1 aluminum-framed of the
single-hung variety. The top halves of both the side and front entry doors have 3/3 glazed window
insets. The front-gabled front porch appears to be an original feature of the home, though the
original supports have definitely been replaced with metal to match the railing. The home has a
narrow setback and the side yard has been made into a parking lot for this commercially zoned
site.
The home was built prior to 1944, though the exact date is yet unknown. Fannie and Charles
Hoaglin purchased the lot from W.E. "Ed" Keeling and in 1944 sold it to Hugh Lee and Lula Faye
Higgins, who owned the adjacent property at 210 West Wall.
Fannie Hoaglin (born Mary Frances Daniel)was born January 3, 1868 in Tennessee. She was
married briefly and widowed in Arkansas, before coming to Texas with her second husband,
Charles Hoaglin. She was 22 years old; he was 41 when they married in 1890.
Fannie's sister Olive May(Daniel) Blackmon/Stone lived across the street when the couple arrived
in Grapevine. Little is known about Charles, except that he served as a sergeant in the NY 11tn
Infantry.
� The couple had no children of their own but raised Eula Hoaglin (Charles'daughter by a previous
marriage)and Bert Franklin Daniel (Fannie's nephew, son of James F. Daniel, who was Fannie's
brother). The two children later married and had five children. When Charles died in January of
1946, Fannie sold their home to H.L. and Lula Faye (Simmons) Higgins.
J.N. Wood, who owned 202 West Wall, purchased the property in 1952 and subsequently sold it
to his son Charles in 1956.
Dr. Carlton Dwain Pittard graduated from the University of Texas Medical Branch in 1957. After
working three years for the Public Health Service he moved to Grapevine in 1960. Dr. Pittard and
his wife, Wanda bought the home at 216 West Wall in 1962.
In addition to the lives he touched as a physician, Dr. Pittard was a man dedicated to serving the
Grapevine community. As with others of this neighborhood, he served on city council and was a
member of the Charter Commission to prepare a Home Rule Charter for the city in 1965. (See
footnote 2 above.) He was a charter member of the Grapevine Rotary Club in 1968. Carlton and
Wanda, together with Edgar Lee Lancaster, Jr. M.D. and Minnie Lee Schaedel Lancaster, M.D.
were founders of the Grapevine Memorial Hospital (now Baylor Medical Center Grapevine). The
hospital was funded by the Ann B. Lancaster Memorial Foundation in memory of Ed Lancaster's
mother.
Just two years after buying the home, the Pittards sold it to Tom and Vonnie Wallace. Vonnie
Hazel (Daniel) married Tom Wallace in December 1934. They had one child who died the day of
his birth. Upon Vonnie's death in 1978, the house was passed on to Vonnie's niece Jeannine
(Velte)Ward.
Jeannine sold the house to E.A. and Opal Danielson in 1980. Longstanding members of the
Grapevine Church of Christ, Ernest Andrew Danielson and Opal Royal were married in June of
1942. Opal was a professional beautician and worked from her home beginning in 1954.
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EXHIBIT"B"TO ORD. 2004-41
PAGE 9 OF 18
Lillie V. Tribble Parks bought the home from the Danielsons in 1980 with owner financing of
$24,000. When Lillie died in 1999, David M. Glenn purchased what had become commercially
zoned property for his legal firm.
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EXHIBIT"B"TO ORD. 2004-41
PAGE100F18
V. 218 West Wall Street
�, The property currently owned and occupied by Maverick Associates,
Inc. is a 7,273 square foot International-style commercial building
constructed of brick, glass and metal. Set on 0.5499 acres, it was
designed in 1999 by architect Gary Skotnicki of the ArchiTexas �� ;� � ��� ��
architectural design firm in Dallas, Texas. It is considered a �.�:��,����- -�
non-contributing structure with reference to the West Wall Historic � ,��$
District. ���` �w'� � y�
It is interesting to note that the owners have integrated state-of-the-art geothermal technology into
the building's heating and cooling system.
�
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EXHIBIT"B"TO ORD. 2004-41
PAGE 11 OF 18
VI. 312 West Wall Street
Built in 1956 for Starr Frank's son Tommy, this white-colored modest -�3`�
hall-and-parlor folk house is topped by a stylish low-pitched red shingle�
roof. Similar in overall form, it holds a comparable style history to the � W � �
Old Higgins residence at 210 West Wall (Ill.above). � ;-: �, � � ��� � .;
� �_,�,. �. ,�g'
��_A. '��� .��
The side-gabled Shope House, as it is currently referred, is covered � � '`��
in wood siding. Its only offset is the front door surround, which consist �� "����_�„������'�°��������
of a small shed-roofed porch supported by plain square beams. Its
open eaves overhang moderately to help shade the home at mid-day.
The aluminum-framed 2/2 rectangular windows are nicely trimmed in red to match the roof. The
matching red front entry door has a semi-circular window cut into it. A glass and screen aluminum
door protects the main door from the elements and allows light and air into the front living area.
The simple house is surrounded by lush vegetation—a garden of special plantings created by
Starr Frank and cultivated by its successive residents. Considered one of the site's crowning
features, the garden has been a neighborhood and community landmark for over 50 years.
Doil and wife, Luella Dalton, also purchased this property through Starr Frank's estate in 1986. In
1995 it was sold to William M. Shope, who is the current owner.
�
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EXHIBIT"B"TO ORD. 2004-41
PAGE120F18
Desiqn Guidelines
The West Wall Historic District
West Wall Street
Grapevine, Texas
Grapevine Township Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
March 10, 2004
EXHIBIT"B"TO ORD. 2004-41
PAGE130F18
Table of Contents
PREFACE
I. SITE
■ Setbacks Driveways,
■ Parking Lots
■ Service and Mechanical Areas
■ Fences
II. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Windows
III. EMBELLISHMENTS
■ Awnings-Canopies
■ Exterior Lighting
IV. NEW BUILDING CONSTRUCTION
■ Infill
■ Additions to Historic Buildings
V. EXISTING NON-CONTRIBUTING BUILDINGS
■ Minor changes
■ Major alterations
■ Demolitions
■ Building replacement
��,x�
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EXHIBIT"B"TO ORD. 2004-41
PAGE140F18
Preface
The West Wall Historic District is established to retain the historic structures and cultural history of
- this important portion of West Wall Street that was subdivided from the original Barton Starr family
property. Barton Starr was Grapevine's first Mayor elected in 1907 at the time of the town's
incorporation. The builders and subsequent owners of these properties were some of the leading
families of Grapevine who contributed to the early development of the city.
Period of Significance
The period of significance for the district is 1882-1956, the years documented with the county as
being the construction dates for property within the district. Allowing a property to authentically tell
the story of its own period and time, while reinforcing the historical period of significance with
necessary preservation, rehabilitation and restoration, is the goal of the historic landmark designation.
The preservation of original architectural features, especially windows, doors, porch and siding, is
preferred, rather than"modernization"or"updating"of older features, or imposing a false"historical
look"on newer features.
The repair of original materials, rather than their replacement can best preserve the historic character
of the property. If non-original materials are replaced, then care should be taken to install original (in-
kind) materials. Repair and restoration is often more cost effective than replacement, conserves
energy and reduces the amount of trash added to landfills.
New construction (additions or rehabilitation)to an existing home should reflect the character of the
home during its period of significance. Massing, roof shapes, porch configurations and materials that
reflect the architectural character of the home during its historic period should be preserved. The
design of any new architectural features shall have key elements of the primary historic style already
existing in the home and shall be clearly compatible with and complementary to its adjacent features.
Any exterior modifications to buildings and properties within the Historic District are required to
conform to the City of Grapevine's preservation ordinances governing these buildings and properties
and with the Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings. The
Historic Preservation Commission handbook "Desiqn Guidelines for Historic Commercial and
Residential Properties"(adopted November 2003), explains the preservation ordinances and design
criteria that has been adopted by the City of Grapevine. The handbook's guidelines should be used
by those planning new construction or additions to historic properties in the West Wall Street Historic
District.
SITE
Retain the historic relationships between buildings, landscaping features and open space. Avoid
rearranging the site by moving or removing buildings and site features, such as walks, drives and
fences, that help define the residence's historic value.
SETBACKS
Building setbacks should be consistent with adjacent buildings or with the style of the building.
Setbacks are an important ingredient in creating an attractive streetscape. Buildings should be
set back to a line that is consistent with their neighbors and land use. For example, a residential
{ setback should retain the setback of adjacent and nearby structures, with landscaping along the
street right-of-way.
�m,;�
Residential buildings with a commercial use in residential areas shall be set back in a manner
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EXHIBIT"B"TO ORD. 2004-41
PAGE150F18
consistent with setbacks of adjacent or neighboring residential structures.
Maintain building orientation pattern, with the front facade facing the street. Maintain spacing
� = patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless
proven with historic documentation) in front or corner side yard, so that the character of the
landscaped yard can be reinforced.
New parking lots for commercial uses should not be located adjacent to sidewalks in the district.
Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner
side yards. This is important to both the preserving of the historic character,and to the strengthening
of the residential district.
Screen existing parking lots from streets and pedestrian areas in the Historic District. Existing parking
lots located adjacent to streets and sidewalks should be screened to the height of car hoods.This will
provide a certain level of continuity of the building fa�ade line; it will screen unsightly views; and it will
provide a level of security by allowing views to and from the sidewalk.
FENCES
Historically, fences around houses defined yards and the boundary around property and gardens.
Wood picket fences,wood rail fences and barbed wire or decorative wire fences were the common
fence types in Grapevine. Traditionally, picket fences surrounded the front of the house while rail and
wire fences surrounded the agricultural portions of the property. Maintain historic fences.
New fences. Simple wood picket fences,wood and wire and wrought iron fences are appropriate.
Avoid chain-link fences, privacy fences and concrete block fences for the street sides of property.
Wood privacy fences may be allowed when installed in the rear yard and behind the front fa�ade of
a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond
the line of the front faCade of a historic building.
Replacing fences. If replacement is required due to deterioration, remove only those portions of
historic fences that are damaged beyond repair and replace in-kind, matching the original in material,
design and placement. If replacement is necessary for non-historic fences, or new fences are
proposed, locate and design the fence in such a way that will compliment the historic boundary of the
property without concealing the historic character of the property.
SERVICE AND MECHANICAL AREAS
Service and mechanical areas and equipment should be screened from the street and other
pedestrian areas.
All garbage and equipment storage areas should be screened from the street.
Mechanical equipment, including satellite dishes, shall not be located in front or corner side yards or
should be set back from the edges of roofs, and screened so that they are not visible to pedestrians
and do not detract from the historic character of buildings.
�,.,.s
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EXHIBIT"B"TO ORD. 2004-41
PAGE 16 OF 18
BUILDING FABRIC
PRESERVATION
�..-: ,«
Preserve, stabilize, and restore original building form, ornament and materials.
Any missing or severely deteriorated elements may be replaced with replicas of the original. Ensure
that roof,window, porch and cornice treatments are preserved or when preservation is not possible,
duplicate the original building element.
When rehabilitating, remove non-historic alterations.
Often, "modern"renovations conceal the original facade details. If not, the original style may be
recreated through the use of historic photographs.
Where replication of original elements is not possible, a new design consistent with the original style
of the building may be used.
Reconstruction of building elements should reflect the size, scale, material and level of detail of
the original design.
Preserve older renovations that have achieved historic significance. Older structures or additions
may have, at some time, been renovated with such care and skill that the renovation itself is
worthy of preservation. Usually, such renovations may date from before 1940.
EXTERIOR FINISHES
Original wood finishes should be maintained and painted or, when necessary, replaced in kind.
Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding
materials. The application of such modern synthetic materials often involves the removal of original
decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New
synthetic siding shall not be installed. Removal of existing such materials is not required, but strongly
encouraged, to restore historic patina,finish and appearance.
Original asbestos siding should be maintained and painted, or when necessary, replaced with
synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing
wood siding is not required, but strongly encouraged,to restore historic patina,finish and appearance.
Original masonry surfaces should be maintained and not be painted, unless severe deterioration of
the brick or stone can be shown to require painting. If the color or texture of replacement brick or
stone cannot be matched with existing, painting may be an appropriate treatment.
Paint colors should be complementary to each other and the overall character of the house. When
possible, research the original paint color and finishes of the building's historic period;the right colors
respect the historic building.
The Historic Preservation Commission shall adopt, as necessary, a paint palette(s)appropriate to
the districYs character, which may be proposed and approved through the Minor Exterior
Alteration application process. Any colors proposed outside the adopted palette may be reviewed
by the Commission in the regular Certificate of Appropriateness process.
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WINDOWS
Original window framing and lites (panes of glass)configurations should be preserved and
m-= ��� maintained or replaced in kind.
When replacement is necessary, do so within existing historic opening. Replacement of non-original
windows should consider the use of historically appropriate wood windows. Use same sash size to
avoid filling in or enlarging the original opening. Clear or very slightly tinted window glass may be
used. No reflective or heavily tinted glass may be used.
Should the owner wish to install security bars, they should be installed on the interior of windows
and doors.
Storm windows. The use of interior storm windows is encouraged. Storm windows are available
which can be installed on the interior of windows. This helps to preserve the exterior historic
character of the building.
Should storm windows need to be installed on the exterior of the historic windows, storm windows
constructed of wood and configured to match the historic sashes (i.e. one over one sashes)are
recommended.
If inetal storm windows are installed, paint to blend with surrounding elements.
EMBELLISHMENTS
AWNINGS-CANOPIES
New awnings and canopies should not be installed above windows or doors.
EXTERIOR LIGHTING
Lighting is an important element in residential areas. Fixtures should be consistent with the
historic character of the house.
Appropriate incandescent light fixtures to the style of the district should be used.
Avoid exposed lighting of any kind unless part of a historic fixture.
NEW BUILDING CONSTRUCTION
INFILL
The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity
of form and materials, but not actual replication. New construction proposals and the
rehabilitation of non-historic buildings will be reviewed based on these Criteria. Judgement will be
based on the compatibility of the design within the context of the property's adjacent and nearby
historic buildings.
`��`� The design of new buildings should have key elements of the building's historic period of significance
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PAGE180F18
including massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions. Only when a previously demolished historic
-�- - Grapevine building can be accurately replicated may a reproduction be considered.
Infill buildings between historic buildings should be similar in setback, roof form, cornice line and
materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent
structures. Avoid new buildings that tower over existing ones.
Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent) and brick are
appropriate exterior building finishes for the historic house. Fake brick or stone or gravel aggregate
materials shall never be used.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should replicate the style of the main building if possible; otherwise
they should adhere to the general style with simplified details.
As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines
and building materials of the primary structure.
All new wood or metal materials should have a painted finish except on some 20th century buildings
where the use of unpainted aluminum or steel was part of the original design and should be
maintained.
A new addition should, if at all possible, be located at the rear of the historic building. If this is not
possible, the addition may be added to the side if it is recessed at least 18 inches from the historic
" building facade or a connection is used to separate old from new.
New vertical additions should be set back from primary facades so as not to be readily apparent
from the facing street.
When reproducing elements that were originally part of a historic building they should be replicated
when evidence of the actual detail has been documented by photographs, drawings, or remaining
physical evidence. If no evidence exists, elements typical of the architectural style may be used.
Historic photographs can provide information on the original elements of the building.
EXISTING NON-CONTRIBUTING STRUCTURES
An application for a Certificate of Appropriateness will be required for changes to existing non-
contributing structures within the District. Non-contributing structures are those which do not
represent the period of significance of the West Wall Street Historic District. The period of
significance for the District is 1882-1956. The City of Grapevine Historic Preservation Staff may
approve minor alterations to non-contributing structures. Major alterations, demolition or
replacement of structures shall undergo the review process of the Grapevine Historic Preservation
Commission. Replacement buildings shall follow the criteria of the City of Grapevine's"Design
Guidelines for Historic Commercial and Residential Properties"and reflect the period significance
of 1882-1956.
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