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Home My WebLink AboutORD 2002-032 ORDINANCE NO. 2002-32 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK SUBDISTRICT HL01-09 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE CODE OF ORDINANCES), THE COMPREHENSIVE ZONING ORDINANCE, DESIGNATING LOT 2B1, BLOCK 31, YATES & JENKINS ADDITION LOCATED IN THE WM. DOOLEY SURVEY, ABSTRACT NO. 422, AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE KATE TURNAGE HOUSE 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, 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 ctassification 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: �� ORD. NO. 2002-32 2 Section 1. That the City does hereby designate a historic landmark subdistrict (HL01-09) 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 in a district zoned "R-7.5" Single Family District Regulations within the following described property: 228 East Franklin Street, specifically described as Lot 2B1, Block 31, Yates & Jenkins Addition, of the Wm. Dooley Survey, Abstract No. 422, and in addition thereto, the adoption of the Kate Turnage House 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 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 repeat 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 ORD. NO. 2002-32 3 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 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 16th day of April 2002. APPROVED: William D. Tate Mayor ATTEST: Lin a Huff City Secretary APPROVED AS TO FORM: ;� , �� ,= - . �- John F. Boyle, Jr. City Attorney �,,..�� ORD. NO. 2002-32 4 EXHIBIT� TO " � �''� - Pa�e �_ of � Design Guidelines The Kate Turnage House 228 E. Frankin Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 February 18, 2002 �,w TABLE OF CONTENTS EXHIBIT� TO �' ' � Page .�z3_ Of _l�._. " PREFACE I. INTRODUCTION ■ What are Design Guidelines ■ Why do we need Design Guidelines ■ Basic Preservation Theory ■ Period of Significance ■ Purpose of Design Guidelines II. S1TE • Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences and Walls III. BUILDING FABRIC ■ Preservation �,,,;� ■ Exterior Finishes • Masonry � ■ Metal Siding ■ Windows and Doors ■ Paint IV. EMBELLISHMENTS ■ Awnings-Canopies ■ E�erior Lighting • Building and Ground Signs V. NEW BUILDING CONSTRUCTION ■ New Construction Infill ■ Additions to Historic Buildings ■ New Building Form, Mass and Scale ■ New Building Materials �.� Page 2 EXHIBIT� TO ��„� Page ,.;� Of _.L�3_. PREFACE � The house was built circa 1925-27 for Kate Bushong Turnage, daughter of Elizabeth Ann Jenkins Bushong and George Emanuel Bushong. Mrs. E. A. Jenkins Bushong passed away in 1925 and in 1926 her heirs sold this property, a portion of Lot 2, to her daughter Kate for $1,480. The tax records for 228 E. Franklin state that the house was built in 1927 but the sale price of the property makes it possible that a house was on the lot when it was sold in 1926. Mrs. E.A. Bushong purchased the property in 1910 for$700. It is known that there was no house at this location in 1921 according to the Sanborn Map issued that year. Kate Bushong Turnage was a 1903 graduate of Grapevine College and later attended Baylor College until her marriage to William A. Turnage in 1906. William disappeared sometime after the birth of their daughter Rosanna. Kate later received a degree from Texas State College for Women and earned a Masters degree from West Texas State University in 1953. It is not known how long she lived in Grapevine. Tax records from the 1930s indicate that the property was occupied by renters. The house at 228 E. Franklin Street is an excellent local example of the modest Bungalows constructed in Grapevine during the first quarter of the 20th century. It bears such hallmarks of the style as a front gabled roof with lower gabled projecting porch supported by tapered wood columns on brick piers. The exposed rafter tails are another feature of this style. The house is also significant as a contributing resource in the Original Town Residential Historic District which was listed on the National Register of Historic Places in 1998. � '� . � },� �. , y,,;;:;- � r. �""' - r"' ' �� } �,'�c, , � �� K q �� `i �' �.,..... t �-h�.�-�a_>' .»z..�� rs��,`. . g"� �� h��< � ` *� fi .. `� � , a��% �' i.' � 2��'�� 1d� " � .{£ "1f �� . �.'4` �i t ��£ �j��:. � ;s:� ,� y` ��'��..�� 'b'�`� ��:�� y�. , t,*� r o � `+ �." � d: �� v,�,�. " � �'�4 ' 3 : � �� r7' � �,k�.,� � ��'��'4 r t �r�ar�� . 4, � � � �` ��'� ��' �; ' =� ��" �`r � § � Ey : �. i. �M. .� r �� ^n.��u''� �S.,iX�� %`�'�� fi .` .. 9�?�� t.�. � + �' ".� �. u'' �`� � � - € a-�^��'.�: . � ��. �. �� <'�" � ' � � �'�e�c�^��'�'�-+�z x . �� ;F '� ''�-�n."�` �'�� '.at.�+ , � fi Tk, z�, Y �f°,�, � . „� �� `�„ -� ��v�",�� ,�� a , .� � ,�s� �� . s,� . . � �� 3 : ��a � �� , �� . � � ,. , � � '`.�_ ��'x�^�°�o-. ��mx..Gs.�`�''n�� ° ' � �� f� � �� , � , ,c: �s _ �,�,..r� �s'.��`�j�,�,i� ��`�r .f" .,a �.. . .' ._ �, �_,.�kur'�.<,� _ ..�„ �� . � . � _. , ,, a�Yfi.�;�.�s � s a�,� ;,.;y��'y.��t-3��.��w'�` .�*�'��'�`«,s�,"�izc.�w,�a, 228 E. Franklin Street. The residence is an excellent example of the modest Bungalows constructed in Grapevine during the first quarter of the 20th century and features several hallmarks of the style. The rectangular house is sheathed in 117 wood siding and has a front gabled roof with a lower projecting front gabled porch on the east or left half of the house and exposed rafter tails under the eaves. The porch roof is supported by two slightly tapered wood columns on brick piers. A third brick pier is located to the left of the front steps but this pier is not surmounted by a column. A simple slatted wood balustrade is located between this pier and the one at the east corner of the porch. The porch floor is of concrete and is probably not original. A Craftsman � style wood door is located on the west wall under the porch. Also under the porch is one wood 1/1 hung - window. To the right of the porch is a pair of 1/1 hung wood windows. Page 3 EXHI8IT�_ TO - � � Pa9e ` of _.l�i__, The east side of the house has a 2-1-2 window arrangement. The west side of the house has two sets of paired 1/1 windows and a single window at the south end. The rear of the house has a hipped roof and an enclosed integral porch at the southwest corner. The porch was probably enclosed after 1947. Also located '"° '" on the property is a front gabled wood shed with board and batten siding. The National Register nomination for the Original Town Historic District mentions a contributing garage at this location. It is not known if this is the same building. A garage does appear in the southeast corner of the property on the 1935 and 1947 Sanborn Maps. A gravel driveway is located on the east side of the properly. A stockade fence runs across the driveway and portions of the rear yard obstructing a clear view of the building. The house is located in a neighborhood of compatible houses built in the late 19th and early 20th centuries. The house to the east is a similar Bungalow probably built around the same time as this house. The house to the west is a Tudor Revival style house constructed in the 1930s of irregular coursed sandstone. The property retains the architectural character that defined the Arts &Crafts Bungalow architectural style. The Kate Turnage House is significant to the cultural heritage of the City of Grapevine for its architectural quality, character and features that remain unaltered from their original construction. The proposed Period of Significance for this property is 1925-27, the years documented with the County as being the construction dates. Allowing this property to authentically tell its own story of its period and time, while reinforcing the historical period of significance with necessary preservation, rehabilitation and restoration, is the goal of this historic landmark designation. 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 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. �� Page 4 EXNIBIT� TO �-��7-�� Page _�� of _.,1�. I. INTRODUCTION What are Design Guidelines? Design guidelines are written documents that help ascertain the cultural and architectural importance of a Historic District or Landmark within the City of Grapevine. They provide for a common ground for making educated decisions for proposed alterations to property (including new construction) and ensuring those modifications will be compatible with the architectural character of the historic district or landmark for which they apply. Design guidelines are also intended to be recommendations and not rigid or direct interpretation of work to be executed on a property. Although appropriate, they do not require that buildings be restored to a historical period or style. They are intended to be flexible and used to promote communication about how appropriate design alterations can blend into and enhance the architectural character of the historic district or landmark. Why do we need Design Guidelines? Design guidelines are needed to preserve the architectural and cultural integrity of a historic district or landmark. They are intended for the property owner(s), their architects or designers and the Grapevine Historic Preservation Commission to use as a base reference for proposed exterior modifications to property within the historic district or landmark. They will serve as a basis for decisions about appropriate treatments and compatible new construction. The Historic Preservation Commission, the Planning and Zoning Commission and the Grapevine City Council have approved these design guidelines for this historic district or landmark. The Historic Preservation Commission, through the Certificate of Appropriateness review process, will use these guidelines for making informed, consistent decisions about design alterations. The Commission, however, realizes that there is more than one solution to a historic preservation design objective, and as such, will use these guidelines for a base reference only. Basic Preservation Theory and Integrity What makes a property historically significant? On a national level, and locally, properties must generally be at least 50 years old before they may be considered or evaluated for historic significance. However, exceptions do exist for properties less than 50 years old when the property is clearly significant. Wistoric properties must meet certain criteria that demonstrate their significance. This criteria is different from the national level to a local level. Generally speaking, a property must meet at least one of the following criteria to be considered historically significant: ■ Associated with events that have made a significant contribution to the broad pattern of our history; or ■ Associated with the lives of persons significant in our past; or ■ They embody the distinctive characteristics of a type, period or method of construction, or that represent the work of a master, or that possess high artistic value, or that represent a significant and y 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, Page 5 � EXHIBIT� TO ��G'�� Page _� of �_ 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 Kate Turnage House is between 1925-27. Purpose of Design Guidelines Grapevine's cultural heritage is uniquely preserved in its Main Street, industrial and adjacent residential neighborhoods. The historic core of Grapevine has served as the center of the community for more than 100 years and retains many buildings that reflect its early character. The city's history remains alive in its -: - preserved buildings and neighborhoods. �Y...� Historic preservation and economic development are partners in the success of downtowns throughout the country. Grapevine is no different. The historic districts and landmarks within Grapevine have strengthened the economic stability of our local Main Street commercial area and stabilized and improved the values of properly 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 y 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 properly's site, while yet still allowing development and continued adaptive use. ,#�,� In general, retain the historic relationships between buildings, landscaping features and open space. Avoid Page 6 EXHIBIT!L. TO � ' °� Page _Z Of �t._. rearranging the site by moving or removing buildings and site features, such as walks, drives and fences,that help define the property's historic value. SETBACKS The distance a building sets back from the front property line relays the visual continuity or presence of buildings and structures within a district and landmark, especially in a commercial or residential area. Buildings within a residential area were sited to provide front and side open spaces between neighbors, thus resulting in front, side and rear yards The relationships between buildings, landscaping features and open space should be preserved. Avoid rearranging the site by moving or removing buildings and site features, such as walks, drives and fences,that help define the historic district and landmark. Also maintain building orientation pattern, with the front facade facing the street. Building setbacks should be consistent with adjacent buildings or with the style of the building. Setbacks are an important ingredient in creating an attractive streetscape. Buildings should be set back to a line that is consistent with their neighbors and land use. For example, a residential setback should retain the setback of adjacent and nearby structures, with landscaping along the street right-of-way. DRIVEWAYS AND PARKING LOTS Driveways should be located perpendicular to the street; circular drives should not be allowed (unless proven with historic documentation) in front or corner side yard, so that the character of the landscaped yard can be reinforced. The visual impression of a parking lot has the potential to impact a historic landmark. Parking lots should be located such that they are considered secondary to other features and in those spaces that were customarily open spaces between and around buildings. New parking lots should not be allowed to interrupt the 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 fa�ade of a residence. Utilitarian/privacy fences should not be installed in front of a historic building °°`°`"°� or beyond the line of the front fa�ade of a historic building. � Replacing fences and walls. If replacement is required due to deterioration, remove only those portions of historic fences and walls that are damaged beyond repair and replace in-kind, matching the original in Page 7 EXHIBIT� TO . � Page _�. of � 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 properly. SERVICE AND MECHANICAL AREAS Service and mechanical areas and equipment should be screened from the viewshed of the street and other pedestrian areas. This includes garbage and equipment storage areas. Mechanical equipment, including satellite dishes, should not be located in front or corner side yards or should be set back from the edges of roofs, and screened so that they are not visible to pedestrians and do not detract from the historic character of buildings. III. BUILDING FABRIC This section of the design guidelines concentrates on recommendations for the preservation of original building materials within this property. The goal of this section is to encourage continued preservation of the building materials, while yet still allowing necessary repair/replacement where required. The use of inappropriate treatments in repair and restoration work can seriously damage historic buildings. These guidelines present general directions for appropriate action. PRESERVATION The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by these design guidelines are the Secretary of the Interior's 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 each building should be respected for what it is and not altered to something it was not or giving it an "older" period look. Preserve, stabilize, and restore the original building form, ornament and materials. However, when rehabilitating, removal of non-historic or unsympathetic additions is encouraged. 3. Most properties change over time; those changes that have acquired historic significance on their own right shall be preserved. Older structures or additions may have, at some time, been renovated with such care and skill that the renovation itself is worthy of preservation. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Where replication of original elements is not possible, a new design consistent with the original style of the building may be used. 4. Preserve and maintain original character defining features and architectural styles of historic buildings and structures. Key architectural features of a building or structure are those that help convey the integrity and significance of the property to the Period of Significance. They may included, but are not limited to, doors, windows, siding, roofs, structural systems and decorative ornamentation. 5. Original character defining features and elements should be repaired where needed and replaced only , �. when repair of original materials is not possible because they are deteriorated beyond repair. Repair elements and features using the gentlest means possible. Page 8 EXHIBIT� TO � � ' �-- Page ._�.... of ._1�._ Any missing or severely deteriorated elements may be replaced with replicas of the original. The new feature or element should match the old in design, color, texture and other visual qualities and where possible, materials. Ensure that roof, window, porch and cornice treatments are preserved, or when preservation is not possible duplicate the original building element. EXTERIOR MATERIALS Original wood finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding materials. The application of such modern synthetic materials often involves the removal of original decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New synthetic siding shall not be installed; removal of existing such materials is not required, but strongly encouraged, to restore historic patina, finish and appearance. Original asbestos siding should be maintained and painted, or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing and original wood siding is not required, but strongly encouraged, to restore historic patina, finish and appearance. 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 patterns. Repointing of mortar joints where there is evidence of deterioration is encouraged. New repointing should match the existing in materials, color, size, and hardness. Clean historic masonry walls carefully. Do not use abrasive cleaning methods for historic masonry, such as sand blasting and high-pressure wash as they can damage the surtace of stone. Additionally, some chemical cleaners, which are designed to remove paint from different masonry surtaces, may be used if caution is exercised and the manufacturer's recommendations for particular stone is followed. Original masonry surfaces should be maintained and not be painted, unless severe deterioration of the stone can be shown to require replacement. The color or texture of replacement brick or stone should be matched with the existing masonry. METAL SIDING AND ROOFS Metal as an exterior building material was traditionally used on industrial or agricultural buildings within Grapevine. The metal of choice was either natural (unfinished) steel or steel with a galvanized protective coating. Preserve and maintain all original architectural metal that 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 metaf by patching or splicing where necessary. This will allow the greater overall character of buildings and structures to remain. Also use the gentlest means possible when cleaning historic metal or when removing rust(in preparation of a new coating). WINDOWS AND DOORS �� Windows and doors are arguably the most important character defining feature of buildings. This property contains different windows and doors. Historic windows and doors contribute to the Page 9 EXHIBIT� TO ��"�QO°�� Page _1�. Ot �_.G3._ WINDOWS AND DOORS Windows and doors are arguably the most important character defining feature of buildings. This ° x property contains different windows and doors. Historic windows and doors contribute to the architectural character of buildings and should be preserved and maintained. Windows varied from the wood, double hung windows front of the residence to non-historic aluminum replacement windows at the back. Doors consist of wood stile and rail doors with vision panels (glass) to overhead wood doors and rolling steel doors. Original window and door(including framing and lights or panes of glass) configurations, orientation, and proportions should be preserved and maintained. Any new windows and doors should be designed, located and sized to compliment existing historic windows and doors. If requiring replacement(or new where previous originals removed), replace in kind. When replacement is necessary, do so within the existing historic opening size and matching the original design. Use same size to avoid filling in or enlarging the original opening. Where existing windows and doors were constructed of wood, replacements should also be wood, likewise with steel windows and doors. Clear or very slightly tinted glass may be used. No reflective or heavily tinted glass shall be used. Should the owner wish to install security bars, they should be installed on the interior of windows and doors. Storm windows. The use of interior storm windows is encouraged where needed. Storm windows are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. � Should storm windows need to be installed on the exterior of the historic wood windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are recommended. If inetal storm windows are installed, paint to blend with surrounding elements. PAINT Traditionally, paint was used to protect underlying building materials (typically wood) from deterioration. Paint was also used for decorative purposes on wood and metal and brick masonry in the Main Street Historic District. - Plan (re)painting carefully. Good preparation is always the key to successful painting of historiC buildings. The substrate should always be cleaned from dirt and residue and washed down using the simplest means possible, no power washing on soft substrates. The substrate, especially if wood, should be given plenty of time to dry out. Paint colors should be complimentary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period; the right colors respect the historic building. The Historic Preservation Commission has adopted four historic paint palettes appropriate to city Historic Districts or Landmark's character, which may be proposed and approved through the Minor Exterior Alteration application process. The Historic Preservation Commission, through the regular Certificate of f p Appropriateness process, should review any proposed colors that not within the adopted palettes. Page 10 � - �, EXHIBIT� TO IV. EMBELLISHMENTS Pa�A --�L— 0� ••�-- AWNINGS-CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Appropriate light fixtures consistent with the historic character the properties are recommended. Avoid exposed lighting of any kind unless it is part of a historic fixture. BUILDING AND GROUND SIGNS Signs are critical to the success of commercial property. They provide pertinent retail or merchant information for a potential shopper or critical tourist information for visitors to Grapevine. For businesses located in residential buildings, which have a generous setback, appropriately scaled monument signs are encouraged. In general, building signs should be small (in relation to the size of the building) and limited to one per business. Off premise signs, flashing signs and plastic backlit signs should not be allowed. Roof top signs should be avoided as they can detract from the architectural character of a historic roof or profile of a building. Signs may be constructed of painted wood or metal. Lighting of signs should be done externally with incandescent bulbs or ground lighting using appropriate fixtures to the style of the building. Avoid garish colors or patterns, avoid a clutter of signs and limit the number and size of signs. Neon signs are not recommended. Sandwich board signs are typical of historic commercial and retail areas and may be appropriate for this property. They should be maintained and removed after business hours. Chalkboards are encouraged for daily changing messages. Sandwich board signs, which are directed towards pedestrians should be limited to 24 inches wide by 36 inches high and no more than one per tenant. Sign lettering should be consistent with the architectural style of the building. Generally, serif styles may be used for commercial and retail uses within late 19th and early 20th century buildings. San serif styles may be used for commercial and retail uses within buildings dating from the 1930-50s. V. NEW BUILDING CONSTRUCTION This section of the design guidelines concentrates on recommendations for the construction of new buildings within this property. New buildings are considered additions to historic buildings or new, stand alone construction. The goal of this section is to encourage appropriate and compatible new construction for this property, while still retaining the historic architectural character. NEW CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts or landmarks encourage similarity of form and materials, but not actual replication. Review of proposed designs will be based on the compatibility of the design within the context of the property's adjacent and nearby historic buildings. The design of new buildings should have key elements of the building's historic period of significance including �.,,,� massing, scale, fenestration and materials. Page 11 � EXHIBIT� T0�"�`�d��'`� Page 1____ Of --1�.-- Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only when a previously demolished historic Grapevine building can be accurately replicated may a reproduction be , considered. Infill buildings between historic buildings should be similar in setback, roof form, cornice line and materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid new buildings that tower over existing ones. ADDITIONS TO HISTORIC BUILDINGS Additions to historic buildings should compliment the style of the main building if possible; otherwise they should adhere to the general style with simplified details. New additions should be designed in a manner that makes clear what is historic and what is new and done in such a manner that the least amount of historic materials or character defining features are not obscured, damaged or destroyed. A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side but recessed from the front line of historic building facade or if a connection is used to separate old from new. New vertical additions should be set back from primary facades so as not to be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists,elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the building. � NEW BUILDING FORM, MASS AND SCALE ,�� Traditionally, mass and scale are building patterns, particularly on Main Street and in the adjacent residential areas, that defined an edge and height for a historic district. New construction forms, massing and scale should incorporate or compliment the existing mass and scale found within this property. The new work should be differentiated from the old, while yet clearly contemporary buildings. At a minimum, new construction should reflect the forms, massing, roof shapes, cornice lines and building materials of the primary structures within the district and landmark. NEW BUILDING MATERIALS New building materials should be visually compatible with the predominate building materials for this property. This property was primarily built with 3 building materials: stone, wood and steel. Wood siding and stone are appropriate exterior building finishes for this property. Metal siding would be appropriate for detached accessory outbuildings. Fake brick or stone or gravel aggregate finished materials are not recommended. New building construction should, as best as possible, be representative of these primary materials. Secondary materials on new construction could be those used in other buildings within this property. Modern synthetic siding materials, such as vinyl or composite hardboards bear little resemblance to historic materials on this property and should thus be avoided. Newer contemporary synthetic materials, such as fiber cement, may considered for new construction and in a location where they appear similar in character, texture and profile to traditional building materials. All new wood or metal materials should have a painted finish except on some building buildings where the �� use of unpainted aluminum or galvanized steel was part of the original design and should be maintained. Page 12