HomeMy WebLinkAboutORD 2002-082 ORDINANCE NO. 2002-82
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL02-02 IN ACCORDANCE WITH SECTION
39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE
CODE OF ORDINANCES), THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING THE NORTH 100-FEET OF
LOT 5, BLOCK 4, CITY OF GRAPEVINE ADDITION OF THE
WM. DOOLEY SURVEY, ABSTRACT 422, AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "R-TH" TOWNHOUSE DISTRICT REGULATIONS;
PROVIDING FOR THE ADOPTION OF THE WILLIAM M.
BENNETT 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, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications 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 these requested changes 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,
.m. .,
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, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following factors
in making a determination as to whether this requested change should be granted or
denied; effect on the congestion of the streets, the fire hazards, panics and other dangers
possibly present in the securing of safety from same, the effect on the promotion of health
and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city; and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the zoning change, 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 change in
zoning 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 change in zoning 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 a change in zoning classification 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
(HL02-02) in accordance with Section 39 of Ordinance No. 82-73, being the
G Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known
ORD. NO. 2002-82 2
as Appendix"D" of the City Code in a district zoned "R-TH" Townhouse District Regulations
within the following described property: 507 Church Street, specifically described as the
North 100-feet of Lot 5, Block 4, City Of Grapevine Addition, of the Wm. Dooley Survey,
Abstract 422, and in addition thereto, the adoption of the William M. Bennett Historic
District Design Guidelines as conditions, regulations and safeguards in connection with the
said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled
Exhibit "A".
Section 2. The City Manager is hereby directed to amend 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
;:�4g 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
4 committed upon each day during or on which a violation occurs or continues.
��,.,.,�,
ORD. NO. 2002-82 3
,� _r 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
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 October, 2002.
APPROVED:
� •��
. �
Ted R. Ware
Mayor Pro Tem
ATTEST:
�ce�� Lin a Huff
City Secretary
APPROVED AS TO FORM:
P����,�
�� ��. `` ���,.
,.
- �
Matthew Boyle
City Attorney
�: ,,.
ORD. NO. 2002-$2 4
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1. Name
Historic: William Bennett House
And/or common:
2. Location
Address: 507 Church Street land surve : Wilfiam Doole
Location/neighborhood: City Grapevine block/lot: Block 4, N 100'Lot 5 tract size: .3213 acres
3. Current zonin
R7.5
4. Classification
Category Ownership Status Present Use
District Public X Occupied _ Agriculture Museum
X Building(s) X Private Unoccupied Commercial Park
_ Structure _ Work in progress �ducation X Residence
_ Site Accessible Entertainment Religious
X Yes, restricted GoVernment Scientific
� Yes, unrestricted Industrial Transportation
_ No _ Military Other
�,�,:.� —
5. Ownershi
Current owner: Bettye Frances Neely&Annette Lowry phone: 817-738-9083
Address: 1422 Clover Lane city• Fort Worth state� Texas zip• 76107
6, Form Pre aration
Name &title Susan Kline, consultant organization: GTRP, Inc.
Contact: Hugo Gardea phone• 817/410-3197
7. Re resentation on Existin Surve s
_Tarrant County Historic Resources _National Register of Historic Places
Recorded Texas Historic Landmark
_other _ _Texas Archaeological Landmark
far o�ce use on/y
8. Date Rec'd: � ' �D'D 2 Survey Verified: x Yes No
9. . Field Chk date: 4' ��' �Z gy; �A C�
1o. Nomination
_Archaeological Structure _District
'�"� _Site ,�Strudure&Site
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A - 11. Historic Ownershi
original owner: William Madison and Lizzie Etta Bennett
%� w si nificant later owner s Annie Louise Tate and Lela Mae Wile
12. Construction Dates
original: 1888 (tax records)
alterations/additions 1953 detached ara e
13. Architect
original construction: unknown
alterations/additions: unknown
14. Sife Features
natural:
urban desi n: s arsel develo ed art of Ori inal Town
15. Ph sical Descri tion
Condition Check One: Check One:
exceilent deteriorated unaltered Original site
X good ruins X altered X Moved (date:c. 1918)
fair unexposed
Describe present and origina/(if known)physica/appearance;inc/ude sty/e(s)of architecture,
current condition and re/ationship to surrounding fabric(structures, objects, etc.). E/aborate on
pertinent materia/s used and sty/e(s)of architectura/detai/ing, embe//ishments and site details.
�' " The Bennett House is an excellent local exampie of an L-plan Folk Victorian house constructed in
the latter part of the 19th century. The 1-story house has a cross gabled roof covered with
asphalt shingles and small boxed eaves. The exterior is sheathed with non-original asbestos
siding. A prominent projecting gabled bay is on the north half of the wesC facing facade. The
gable end is covered with hexagonal wood shingles. A large, 2-light window is in the center of
the gabfe bay. Above the window is a Queen Anne-style transom, with small lights of purple,
green, and amber glass framing it.
Between the gabled bay and the side gabled wing to the south is an L-shaped hipped porch roof.
The roof is supported by three spindled wood columns. Underneath the porch are two
entrances, one of the south facing wall, and one on the west facing wall. The entrances are
protected by wood screen doors. To the right of the west facing entrance is one 2/2 hung wood
window. The porch floor is of wood.
The north elevation has a slightly projecting gabled bay on the east half. It has a raund attic
vent. On the first floor are paired 2/2 hung wood windows. To the right of the bay is a single
2/2 hung wood window. The gabled bay on the south elevation has a rectangular attie vent.
Below this are paired 2/2 hung wood windows. To the right is an addition (flush with the original
portion of the south elevation) with one small hung wood window and then paired windows
toward the east end.
The east (or rear) elevation reveals the gabled eddition on the left or south end. It has paired
2/2 hung wood windows. To the right of the gabled addition is a hipped roofed addition with an
„ , entrance and small 1/1 hung wood window on the east facing side. The north side of the
addition has two small l/1 hung wood windows. The east facing wall of the north facing gabled
�.,,..
bay has one 2/2 hung wood window.
The Bennett House sits on the southeast corner of Church and West Franklin streets, Behind the
house facing Franklin Street is a 1-story, front gabled 2-car garage sheathed with wide wood
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siding. The roof has exposed rafter tails and.is covered with asphalt shingles. The garage is
accessed by a gravel driveway.
�w .� The Bennett House was originaily sited at the northeast corner of College and Church streets. It
�nras pro6ably moved ko it p�esenE location around 1918 when the hause currently at that loc�tion
was constructed. The Bennett House has been recently rehabilitated. Repairs included new�
foundation piers under the house, restoration of the front po�ch (which included the removal of
non-original wrought iron supports), and new exterior paint. '
16. Historical Si nificance
Statement of historical and cultura!significance, Inc/ude: cultural intluences, special e vents and
important personages, inf/uences on neighborhood, on the city, etc.
The William Bennett House is located in the original William Dooley survey that was incorporated into
the Original Town of Grapevine. This property was originally a part of Lot 5, Block 4 City of
Grapevine, otherwise addressed as 218 W. College Street. The early ownership of the property, from
a 1928 abstract, is as follows: in 1875, E. N. Hudgins conveyed the property to Bolin and l"rigg (two
of his daughters); in 1881, the twa sisters sold the property to L.J. Crowley for$500. In 1883,
Crowley heirs sold the property for$500 to Melinda Jackson who, in 1884 willed the property to her
brother John Wallis, owner of the Wallis Hotel. In 1896, the Wallis heirs sold the property to WD
Lipscomb for $405; in 1900 Lipscomb sold it for $805 to TW Phillips. In 1901 Phillips sold the
property to JA Morris for$900. Morris sofd the property to Bennett in 1906 for $1,370.
William Madison Bennett was probably Grapevine's first Marshal, who became know as the"Night
Watchman." He and his wife, Lizzie Etta (Willingham), built the bungalow-style house at 218 W.
a College in 1918. It was probably at that time that the house now at 507 Church was moved-from
that site to the current location. William Bennett died in 1938 and Lizzie Etta died in 1941. '
�° =fl The Bennetts had two daughters, Annie Louise Bennett Tate (wife of Gordon D. Tate, Grapevine
mayor from 1949-1952) and Lela Mae (sometimes spelled May) Bennett Wiley. In 1953, the property
was divided so that Mrs. Wiley received the north half containing the house at 507 Church and Mrs.
Tate received the house at 218 W. College. In 1982, Betlye Frances Neely and Laura Annette Lowry
each received one-half interest in the property.
According to tax records, the house dates from 1888. ludging from the architectural style of the
house, this date seems plausible. It is an excellent local example of a housing style common to
Texas, the L-plan house embellished with Folk Victorian details. The hexagonal wood shingles on the
gable end, the 2/2 hung wood windows and the Queen Anne style transom are particularly notable
It is also illustrative of a common practice of moving a house from one site to another, a practice that
continues today in GraPevine.
17. Biblio ra h
McAlester, Virginia and Lee. A Fie/d Guide to Ame�ican Houses New York: Alfred A. Khopf, 1995.
Sanborn Fire Insurance Maps, 1921, 1935, and revised 1947.
Tarrant County (Texas) Clerk's Office. Deed Records.
Tarrant County (Texas)Tax Assessor's Office Tax Records
Youn , Charles H. Gra evine A�ea Histo . Dallas Texas,Ta lor Publishin Co., 1979.
18. Attachments
X District or Site map Additional descrip�ive material
.�.,�,
X Site Plan (Tarrant Co.Tax Records) Footnotes
X Photos (historic¤t) X Other(1921 & 1935 Sanborn Map)
, (National Register Survey Map, 1996)
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EXHIBIT� TO �C�,�gL
Pa9e --.�._._ of !�.�
.�.-:,�, 19. Desi nation Merit
A. Character, interest or value as X G Identification as the work of an
`"�4��� part of the developrnent, heritage architect or master builder whose
or cultural characteristics of the individual work has influenced the.
City of Grapevine; State of Texas development of the eity.
of the United States.
B. Location as the site of a H Embodiment of elements of
significant historical event. architectural design, detail,
materials or craftsmanship which
repcesent a significant
architectural innovation.
C. Identification with a person or X I Relationship to other distinctive
persons who significantly buildings, sites or areas whith are
contributed to the culture and eligible for preservation according
development of the city, to a plan based on historic,
cultural or architectural motif.
D. Exemplification of the cultural, J Unique location of singular
economic, social or historical physical characteristics
heritage of the city representing an established and
familiar visual feature of a
, neighborhood, community or the
city.
�,.� E. Pr�rtrayai ofithe environ��rrt c�f a K Archaeoiogicaf va(ue in that it has
group of people in an era of produced or can be expected to
history characterized by a produce data affecting theories of
distinctive architectural style. historic or prehistoric value.
F. Embodiment of distinguishing L Value as an aspect of community
_ characteristics of an architectural sentiment or public pride.
type or specimen. X
2.0. Recommendation
The Grapevine Township Revitalization Program /-
requesks the Grapevine Historic Preservation G� / ,�
Commission to deem this nominated landmark �(J�'
meritorious of designation as outlined in Chapter Burl illiam, Chair
39, City of Grapevine Comprehensive Zoning Grape 'ne Historic Preservation Commission
Ordinance.
�� .
Hugo A. arde
Further,the Grapevine Historic Preservation HistoriC.Pr ation iCer
Commission endorses the Design Guidelines,
� � policy recommendations and landmark boundary ` ��.�,�/}� �� �
as presented by the City of Grapevine Tommy Hardy, Director
�.,.:;� Development Services Department. Development Services Department
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�� 507 Church 5treet,North 100'Lot 5, Block 4, City of Grapevine.
EX�`IIBIT__,�_., TO ����Z-
: Page < of �_
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Design Guidelines
The Wiliiam M. Bennett House
�� ' 507 Church Street
Grapevine, Texas
�� _
Grapevine Tawnship Revitalization Project, Inc.
City of Grapevine
200 S. Main
Grapevine, Texas 76051
September 10, 2002
�,-., �.
Exi1lRIT� TO
Page _._2_ of _LZ—_
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
II. SITE
• Setbacks
• Driveways, Parking Lots
■ Service and Mechanical Areas
• Fences and Walls
III. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
�� '� • Masonry �
■ Metal Siding
—
*�� • Windows and-600rs
• 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 Scafe
• New Building Materials
�.._;,
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� PREFQCE
The Wiiliam Bennett House is located in the original William Dooley survey that was incorporated into the
Originai Town of Grapevine. This property was originally a part of Lot 5, Bfock 4 City of Grapevine, otherwise
addressed as 218 W. Coliege Street. The early ownership of the property,fcam a 1928 abstract, is as follows:
in 1875, E. N. Hudgins conveyed the property to Bolin and Trigg (two of his daughters); in 1881, the two
sisters sold the property to L.J. Crowley for $500. In 1883, Crowley heirs sold the property for $500 to
Melinda Jackson who, in 1884 willed the property to her brother John Wailis, owner of the Wallis Hotel. In
1896,the Wallis heirs sold the property to WD Lipscomb for $405; in 1900 Lipscomb sold it for $805 to l�W
Phiilips. In 19Q1 Phillips sold the property to]A Morris for$900. Morris sold the property to Bennett in 1906
for $1,370.
William Madison Bennett was probably Grapevine's first Marshal, who became know as the "Night
Watchman." He and his wife, Lizzie Etta (Wiilingham), built the bungalow-style house at 218 W. College in
1918. It was probably at that time that th� house now at 507 Church was moved from that site fo the
current location. William Bennett died in 1938 and Lizzie Etta died in 1941.
The Bennetts had two daughters, Annie Louise Bennett Tate (wife of Gordon D.Tate, Grapevine mayor from
1949-195Z) and Lela Mae sometirries spelled May) Bennett Wiley. In 1953, the property was divided so that
Mrs. Wiley received the north half containing the house at 507 Church and Mrs. Tate received the house at
218 W. Coliege. In 1982, Bettye Frances Neely and Laura Annette Lowry each received one-half interest in
the property.
According to tax records, the house dates from 1888. Judging from the architectural style of the house, this
date seems piausible. It is an excellent local example of a housing style common to Texas, the L-plan house
embellished with Folk Victorian details. The hexagonal wood shingles on the gable end, the 2/2 hung wood
windows and the Queen Anne style transom are parCicularly notable It is also iflustrative of a common
�, practiee cf moving a house frorn one site te another, a aractice that cort�nuzs todav in-Grapevine.
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507 Church Street.
The Bennett House is an excellent local example of an L-plan Folk Victorian house constructed in the latter
� pa�t of the 19th century. The 1-story house has a cross gabled roof covered with asphalt shingles and small
boxed eaves. The exterior is sheathed with non-original asbestos siding. A prominent projecting gabled bay
is on the north half of the west facing facade. The gable end is covered with hexagonal wood shingles. A
Page 3
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Page �_ of _L,Z._
large, 2-light window is in the center of the gable bay. Above the window is a Queen Anne-style transom,
with small lights of purple, green, and amber glass framing it.
Between the gabled bay and the side gabled wing to the south is an L-shaped hipped porch roof. .The roof
is supported by three, spindled wood cofumns. Underneath the porch are two entrances, one of the south
facing wall, and one on the west-facing wall. The entrances are protected by wood screen doors:�� To the
right of the west facing entrance is one 2/2 hung wood window. The porch floor is of wood.
The Bennett House sits on the southeast corner of Church and West Franklin streets. Behind the house facing
Franklin Street is a 1-story, front gabled 2-car garage sheathed with wide wood siding. The roof has exposed
rafter tails and is covered with asphalt shingles. The garage is accessed by a gravef driveway.
The Bennett House was originally sited at the nartheast corner of College and Church streets. It was
probably moved to it present location around 1918 when the house currently at that location was constructed. -�
The Bennett House has been recently rehabilitated. Repairs included new foundation piers under the house,
restoration of the front porch (which included the removat of non-original wrought iron supports), anci new ��
exterior paint. "
The property retains architectural character from the Folk Victorian architectural style. The William M.
Bennett House is significant to the cultural heritage of the City of Grapevine for its architectutai quality,
character and features that remain unaltered from their original construction and for its association with a
person who significantly contributed to the culture and development of the city. Mr. Bennett was the city's
first"Night Watchman."
r
Altowing 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. The preservation of original architectural features, especially windaws; doors, porch
and-sidi�g, is pre�er-reci, r-ather-than"moderniz�tior�='or "updating" of oider features, �r-imposing a fialse
"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 the home should reflect the character of the home during
its period of significance. Constructed for residential use, it's 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 a primary historic style already
existing in the home and shall be clearly compatible with and complimentary to its adjacent features.
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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 aiterations can blend into and enhance the architecturai character of the historic
district or landmark.
Why do we need Design Guidelines?
Design guidelines are needed to preserve the a�chitectural 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 modi�cations 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 clistrict or landmark.
The H�storie Preservation Commi�sion,-through-the-£erti�cate-o€�pprapriater��ss-revi�w 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 locaily, 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
■ Tf�ey embody the distinctive characteristics of a type, period or metfiod 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,
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�- 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 William M. BennetC House is 1888-1953.
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 ref(ect its early character, The city's history remains alive in its
�
preserved buildings and neighborhoods. -
Historiw pr�s�rvatiQn-and-ec��omie development are-Partners in-th�-success of downtowns-througt�oat
the country. Grapevine is no different. The historic districts and landmarks within Grapevine have
strengthened the economic stability of our local Main Street commerciaf area and stabilized and improved
the vafues 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.
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, whileyet still allowing development and continued adaptive use.
In general, retain the historic relationships between buildings, landscaping features and open space. Avoid
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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
buitdings 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
resuiting 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 paftern, 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 exampie, a residential setback should retain the
setback of adjacent and nearby structures, with landscaping along the street right-of-way:
DRIVEWAYS AND PARKING LOTS
Driveways should be located perpendicular to the street; circular drives should not be allowed (unless proven
with historic documentation) in front or corner side yard, so that the character of the landscaped yard can
be reinforced.
The visuaf impression of a parking lot has the potentiai to impact a historic landmark. Parking lots should be
Iacated_such that th.ey_are co.nsideced secondacy_ta other-f�atur�s and in-thosP s�aEe-s th�t-wPr-e-c�storraarily
apen 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 fasade of a residence. Utilitarian/privacy fences should not be installed in front of a historic building
ar beyond the fine of the front fa�ade of a historic building.
Repfacing 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
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material, design and placement. If replacement is neeessary for non-historic fenCes, or new fences are
proposed, locate and design the fence in such a way that wiil compliment the historic baundary 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. �
Mechanicaf 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 buiidings.
III. BUILDING FABRIC
This secfion of the design guidelines concentrates on recommendations for the preservation of original '
building materials�nrithin this property. The goal of this section is to encourage continued preservation of the
building materials, while yet stili 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 Interiar's Standardsforthe TreatmentofHistoricProperties 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 eath building should be respected for what it is and not altered fo 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 shalf 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 levef 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 included, but are not
limited to, doors, windows, siding, coofs, 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 usmg the gentlest means possible.
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Any missing or severely deteriorated elements may be replaced with replicas of the original: The new
�j, 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 possibie 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 vinyi or metal bear little resembiance to historic siding materiais. The
appiication of such modern synthetic materials often involves the removal of original decorative elements such
as cornice;corner boards, brackets, window and doortrim, 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 shouid 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.
MASONRY
Brick and stone masonry as a residential building material was not used very much in Grapevine. The primary
use of this masonry was as a veneer for a residence, garage, and/or several outbuildings
Original masonry should be preserved and maintained. Preserve the original mortar joints and masonry sizes,
tooling and bonding pattems. 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 histo_ric mas.Qnry wa-Ils car_ef.u.lJy. Da n.ot us.e abrasi�e cleaain-g m.ethods for histocic masonry,such as
sand biasting 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, uniess severe deterioration of the stone
can be shown to require replacement. The color or texture of replacement brick or stone should be matched
with the existing masonry.
METAL SIDING AND ROOFS
Metai as an exterior buifding material was traditionally used on industrial or agricultural buildings within
Grapevine. The metal of choice was either natural (unfinished) steel or steel with a galvanized protective
coating.
Preserve and maintain all original architectural metal that 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 aliow the greater overali 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).
�""" WYNDOWS 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
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architectural character of buiidings and should be preserved and maintained.
� Windows varied from original wood, double hung windows to non-historic aluminum replacement
�' windows. Doors consist of wood stile and rail doors with vision panels (glass) to overhead wood doocs.
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 shoufd be designed,
lacated and sized tQ compliment existing historic windows and doors.
If requiring replacement(or new where previous originals removed), repJace in kind. When repiacement
is necessary, do so within the existing historic opening size and matching the original design. Use same
size to avoid filling in or eniarging 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.
Shouid the owner wish to install security bars, they shouid be installed on the interior of windows and
doors.
Storm windaws. 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.
Shou(d storm windows need to be instailed on the exterior of the historic wood windows, storm windows
constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are
recommended. If inetal storm windows are instalied, paint to blend with surrounding elements. ;.
PAINT �
Traditionally, paint was used to protect underlying building materiais (typically wood) from deterioration.
Paint was also used for decorative purposes on wood and metal and brick masonry in the Main Street Historic
District.
Plan (re)painting carefully. Good preparation is always the key to successful painting of historic buildings.
The substrate should always be cleaned from dirt and residue and washed down using the simplest means
possible, no power washing on soft substrates. The substrate, especially if wood, should be given plenty of
time to dry out.
Paint colors should be complimentary to each other and the overall character of the house. When possible,
research the original paint color and finishes of the building's historic period; the right 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 appiication 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 in5talled above windows or doors.
�rrr
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� 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 extemally 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.
Sandwich board signs are typical of historic commercial and retail areas and may be appropriate for this
properry. They should be maintained and removed after business hours. Chalkboards are encouraged
for daily changing messages. Sandwich board signs, which are directed towards pedestrians shouid 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 buiiding. Generaliy, serif styles may
be used for commercial and retail uses within late 19�h 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 stiil retaining the historic architectural character.
NEW CONSTRUCTION INFILL
The Secretary of the Tnterior's guidelines for new buildings in historic districts or fandmarks encourage
similarity of form and materials, but not actual replication. Review of proposed designs will be based on
the compatibility of the design within the context of the property's adjacent and nearby historic buiidings.
The design of new buiidings should have key elements of the building's historic period of significance including
massing, scale, fenestration and materials.
Infilf buildings should not be absolute reproductions, and appear as cleariy contemporary. Only when a
previously demolished historic Grapevine building can be accurately replicated may a reproduction be
considered.
�'
Infii{ buildings between historic buildings should be similar in setback, roof form, cornice line and materials,
to one of the adjacent buiidings. Relate height of new building to the heights of adjacent structures. Avoid �
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�` : 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 Che 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 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
evidenee 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 bu':Iding materiais of the primary struct�res 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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