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Home My WebLink AboutORD 2001-063 ORDINANCE NO. 2001-63 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK SUBDISTRICT HL01-04 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73, APPENDIX "D" OF THE CODE OF ORDINANCES, THE COMPREHENSIVE ZONING ORDINANCE, DESIGNATING TRACTS 58B2 and 58C OF THE WM. DOOLEY SURVEY, ABSTRACT 422, AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE BILL AND HELEN MILLICAN 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, apptications 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 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: ,r,��.�. Section 1. That the City does hereby designate a historic landmark subdistrict �� HL01-04 in accordance with Section 39 of Ordinance No. 82-73, being the Comprehensive ORD. NO. 2001-63 2 Zoning Ordinance of the City of Grapevine, Texas same being atso known as Appendix "D" of the City Code in a district zoned "R-7.5" Single Family District Regulations within the following described property: 405 East Texas Street, specifically described as Tracts 58B2 and 58C, of the Wm. Dooley Survey, Abstract 422, and in addition thereto, the adoption of the Bill and Helen Millican 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 repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 7. Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not �� to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. �� ORD. NO. 2001-63 3 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 21st day of August, 2001. APPROVED: '� William D. Tate Mayor ATTEST: ,� /` � , �ind Huff City Secretary APPROVED AS TO FORM: �1 � �tz Jnt�n F. Boyle, J . City �ttorney � ORD. NO. 2001-63 4 EXMI8IT� TO�G� � � ' � Pa9� ._L,. of ...L�.._.. Design Guidelines The Bill and Helen Millican House _. 405 East Texas Street Grapevine, Texas �� Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 March 28, 2001 �� .. � � EXHI8IT� TO �'l��n -�� Page 2 of _�� _ Table of Contents PREFACE I. SITE ■ Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences Il. BUILDiNG FABRIC ■ Preservation ■ Exterior Finishes ■ Windows III. EMBELLISHMENTS ■ Awnings-Canopies ■ Exterior Lighting IV. NEW BUILDING CONSTRUCTION ,_ M ■ Infill ■ Additions to Historic Buildings �,,.� Page 2 181T� TO �� 1��.�/- �2 EXH - Page �.. of � Preface � � Bill Millican purchased a parcel of land on Morehead Street(later renamed Texas Street)in 1935 from the Farmers National Bank of Grapevine. The bank was liquidating its assets and Miilican purchased the 150'x 348.5'tract(1.2 acres)for$150. He bought an adjoining piece of land measuring 25'x 150' (.18 acres) in 1943 for $87.50. According to the tax records, this property had a house on it constructed in 1930 and a metal shed constructed in 1925. However, a Sanborn Fire Insurance Map from 1935 indicates that there were no buildings on this property at that time and a revised map from 1948-1956 indicates that they only building on the property was the main house. The actual date of construction of the house has not been firmly established. A family member reports that the home was constructed in 1934. Records of the Tarrant Appraisal District indicate that it was constructed in 1935. However,there is not a house at this location on the 1935 Sanborn Map and it is known that Mr. Millican did not purchase the property until 1935. ;. � 4,.-`" 4� �y: ,�'` �`�` ..�..�. N � -� y �-e� 4 }� ^}.! � M��t ,� {�,4 6 � {., j : • T�_ ...� 7� +( �. � x `/ 3 . . t � 7 (y„(�" �yn^`� 'l , �? �3"'f� `l'>`... •4 �i Y.,,�.';x' '} x 'lt y;' �"h � .t Y x f��Vy �-"'r , � .� ,�,.,�� h a.�. . . t th„ s� `'� +1-.-..: s x i s , "r^; z �` I'" "�+h,.%�� 'y�`T/ y,w.-� � � � ,:�._.,,;,. ; � ...». •y *lJ�.. 4'rDP �'i.�.. r!� �' _� `y��1 � .a�� r.� _ "'_�� r � � . ��,ir • � f �� '�y��41'� ti._*.siL 1a 'l�� .�°r. , x� � ��:! i .! ::.:�j �. ' b\"`._- •- ;A Y e� '`��`• ��;3 �A'�SY l '�n � � :; �+`hv„�ta � t _ �� -w �� r �fi 'kj' ' ,,'�� +&� , �'��:�r.� .5 � . ... �S 'X'"y t� ,.3�.a. �^ �`';`. f� .� ,�a�� '^+ 1" `�� r , y �.f g t . w�y�.,.��d�•5x� [� E. ,�. a � �� ;: . �, �`�.��}�1�.YiT �t' N�., . ---- k .s-�. 5.3, _'.s� '`�k.3� � . yl � i S �6 a3 � � 'u�a�y h t �} ly� �� +i> s" :�ax � _. *.� � �"� � ... �� ' -x*�� ;t�� a ., ��,.�a�� a � � . 'r 34,�- � �,�� "�- , �. 3.-z. ff�^ n'V�`�,r„�,w<� =-'��i� ""` 1.'"..��'.✓.,p a,,,Y•�a�r... �'�ai.��7 vn��r s• .+'� � ,„ . �25flii�.xnc.Wyd,,.'.�a7.w�.� y ., 3 r.� .z �� _..�.. , i �.w" � �, � . �'!J.-x�.s.......... ...... ,.s �Q� - ..:.. � �f�� *^" �+� .-w.+�r�.rrwR�'^.4 Y."':""`+»a«•r.y�ew�. H'._ _.V� .w^*u,. "'�'�;�'y` .:,;{jr+.�.:e_ `'.�."r��...�y�', _ '."' ::'+wave�,. K �-x„� �".��.��''�,{�.4�+;:u�t'�.`'�.�.'.�i�.,�.'ra�.G.'�s��'°'�a�;i"'„'..�.�.�..,'"i3sw.,,�,.:�z�,..�....�_,x..,�....'-�.x�m....w,.�L�`�'P?t*,. ...... 405 East Texas Street Bill Millican was the son of Charles and Mary Millican. Charles Millican owned a blacksmith shop on the east side of Main Street, south of the fire station. Bill worked with his father and the two ran the business until November 1959 when the property was sold and the building torn down. According Yo Bill's daughter, Mary,the shop was moved to his property on Texas Street. Bill and his wife, Helen, had three children, Sharon, Charles, and Mary. Mr. Millican is deceased but Mrs. Millican continues to live in the house. The Millican House is a simple building that is best described as an example of a massed-plan side- gabled family of the National Folk Style. Massed-plan houses are more than one room wide. National Folk houses were commonly constructed in rural and urban communities throughout the first � half of the twentieth century and as in this example; it was not uncommon for them to be owner-built. Page 3 EXHIBIT.� TO ��.3 Page �_ of _!.�_._. The Millican House also was influenced by the Bungalow/Craftsman style with its side gabled brick . chimney on the west elevation and its integral porch on the east half of the farade. The original porch columns were probably influenced by the Bungalow sryle as well. The Millican house is a late example of a National Folk mass-plan,side gabled house with a rear side gabled extension. The roof has slightly overhanging eaves and is sheathed with asphalt shingles. The exterior walls are covered with non-original asbestos siding. The original wood siding remains under this material. The farade features a ribbon of three 2/2 divided windows (horizontal lights)on the left or west half of the house. The right half of the house has an integral porch with a concrete floor. Supporting the roof over the porch are three decorative wrought iron columns. The entrance to the house is located on the east-facing wall under the porch. It has a non-original glazed panel daor with an art glass window. To the right of the door is a single 1/1 window on the south-facing wall. The west elevation has a yellow brick gable end chimney. Also on this elevation are paired windows, a smaller set of triplet windows, and one single window. All have fiberglass awnings over them. The side gabled extension at the northeast comer of the house was added approximately forty years ago. It has an entrance on the south wall with a small porch roof supported by one wrought iron column. The original portion of the south elevation has one set of paired windows and one single window. An awning covers the paired windows. The east elevation of the extension has one window. A front gabled screened-in porch on the rear of the house has been enclosed. The Millican House is located on a 1.38 tract of land that contains several outbuildings. Behind the house is a small-hipped roof house that was moved onto the property during the construction of the � °° Dallas-Fort Worth Airport. It has beveled wood siding and paired and single windows. A small side gabled building is a former pantry house that may be original to the property although it is not ,,�,� mentioned on the tax records and does not appear on a revised Sanbom May from the 1948-56 era. Northwest of the main house is a side gable building covered with wide wood paneling. It has a center window flanked by an entrance on either side. Northeast of the main house is a side gable building that was built from material from Mr. Millican's blacksmith shop. It was moved from its location on Main Street in the late 1950's. The building is composed of tow sections with the roof of the right half of the building higher than the left half. The walls and roof are covered with vertical corrugated metal siding. A vehicle opening is located on the west half of the south elevation. Early tax records reveal that the property contained a 10'x 18'corrugated metal shed but this building did not appear on the revised Sanborn Map. The property contains a gravel circular drive and a chain link fence, as well as a tall wood fence on the northwest portion of the property. The current owner has appfied for a Grapevine Township Revitalization grant to revitalize their house. Completed repairs include repairing the existing foundation. Allowing this property to authentically tell its own story of its period and time, while reinforcing the historical Period of Significance (1935)with necessary preservation, rehabilitation and restoration, is the goal of the historic landmark designation. The preservation of original architectural features, especially windows, doors, porch and siding, is preferred, rather than"modernization"or"updating" of older features, or imposing a false"historical look"on newer features. The repair of original materials, rather than their replacement can best preserve the historic character of the property. 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 Page 4 EXHIBIT� TO__ � � � . P�ge ..�.z..— of ..1.�....�. - - 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 sryle already existing in the home and shall be clearly compatible with and ¢' ` complimentary to its adjacent features. ��:.�; �_.,,� �.:� Page 5 ,._... , .. EXHIBIT� 1'0 � .��:`:�.� � Pa►�4 of ,�.1�2.�.. SITE Retain the historic relationships between buildings, landscaping features and open space. Avoid rearranging the site by moving or removing buildings and site features, such as walks, drives and fences, that help define the residence's historic value. SETBACKS Building setbacks should be consistent with adjacent buildings or with the style of the building. Setbacks are an important ingredient in creating an attractive streetscape. Buildings should be set back to a line that is consistent with their neighbors and land use. For example, a residential setback should retain the setback of adjacent and nearby structures,with landscaping along the street right-of-way. Residential buildings with a commercial use in residential areas should be set back in a manner consistent with setbacks of neighboring or similar residential structures. Maintain building orientation pattern,with the front facade facing the street. Maintain spacing patterns between buildings. DRIVEWAYS, PARKING LOTS AND VACANT SITES �.:..� Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless proven with historic documentation) in front or corner side yard, so that the character of the landscaped yard can be reinforced. New parking lots for commercial uses should not be located adjacent to sidewalks in the district. Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner side yards. This is important to both the preservation of historic character, and to the strengthening of the residential district. Screen existing parking lots from streets and pedestrian areas in the Historic District. Existing parking lots located adjacent to streets and sidewalks may be screened to the height of car hoods. This will provide a certain level of continuiry of the building fa�ade line; it will screen unsightly views; and it will provide a level of security by allowing views to and from the sidewalk. FENCES Historically, fences around 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. Traditionally, picket fences surrounded the front of the house while rail and wire fences surrounded the agricultural portions of the property. Maintain historic fences. New fences. Simple wood picket fences,wood and wire and wrought iron fences are appropriate. �� Avoid chain-link fences, privacy fences and concrete block fences for the street sides of property. Page 6 _ - EXNI8IT� T o �° �o -3 Page .�— of _---�-- Wood privacy fences may be allowed when instailed in the rear yard and behind the front fa�ade of - a property. Utilitarianlprivacy 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. If replacement is required due to deterioration, remove only those portions of historic fences that are damaged beyond repair and replace in-kind, matching the original in material, design and placement. If replacement is necessary for non-historic fences, or new fences are proposed, locate and design the fence in such a way that will compliment the historic boundary of the property without concealing the historic character of the property. SERVICE AND MECHANICAL AREAS Service and mechanical areas and equipment should be screened from the street and other pedestrian areas. All garbage and equipment storage areas should be screened from the street. Mechanical equipment, including satellite dishes, shall not be located in front or corner side yards or should be set back from the edges of roofs,and screened so that they are not visible to pedestrians and do not detract from the historic character of buildings. BUILDING FABRIC ` " PRESERVATION �.:� Preserve, stabilize, and restore original building form, ornament and materials. Any missing or severely deteriorated elements may be replaced with replicas of the original. Ensure that roof,window, porch and cornice treatments are preserved, or when preservation is not possible duplicate the original building element. When rehabilitating, remove non-historic alterations. Often, "modern"renovations conceal the original facade details. If not, the original style may be recreated through the use of historic photographs. Where replication of original elements is not possible, a new design consistent with the original style of the building may be used. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Preserve older renovations that have achieved historic significance. Older structures or additions may have, at some time, been renovated with such care and skill that the renovation itself is worthy of preservation. Usually, such renovations may date from before 1940. s:�...,� EXTERIOR FINISHES ��_�-� Original wood finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding Page 7 ` � .�_ ,...._ . � _. . � EXHIBtT� TD ot .�---� . pa�e materials. The application of such modern synthetic materials often involves the removal of original � decorative elements such as comice, corner boards, brackets, window and door trim, etc. New synthetic siding shall not be installed; removal of existing such materials is not required, but strongly encouraged,to restore historic patina,finish and appearance. Original asbestos siding should be maintained and painted, or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing wood siding is not required, but strongly encouraged,to restore historic patina,finish and appearance. Original masonry surfaces should be maintained and not be painted, unless severe deterioration of the brick or stone can be shown to require painting. If the color or texture of replacement brick or stone cannot be matched with existing, painting may be an appropriate treatment. Paint colors should be 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 shall adopt, as necessary, a paint palette(s)appropriate to the districYs character,which may be proposed and approved through the Minor Exterior Alteration application process. Any colors proposed outside the adopted palette may be reviewed by the Commission in the regular Certificate of Appropriateness process. WINDOWS Original window framing and lites (panes of glass)configurations should be preserved and �,,.:� maintained or replaced in kind. When replacement is necessary,do so within existing historic opening. Replacement of non-original windows should consider the use of historically appropriate wood windows. Use same sash size to avoid filling in or enlarging the original opening. Clear or very slightly tinted window glass may be used. No reflective or heavily tinted glass 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. Storm windows are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. Should storm windows need to be installed on the exterior of the historic windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes)are recommended. If inetal storm windows are installed, paint to blend with surrounding elements. ,�,�,..� EMBELLISHMENTS AWNINGS-CANOPIES �.�.:-� New awnings and canopies should not be installed above windows or doors. Page 8 IBIT�. TO 1��—=--=`� . EXM Pa�a r ot _..l�:-- EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the historic character of the house. Appropriate incandescent light fixtures to the style of the district should be used. Avoid exposed lighting of any kind unless part of a historic fixture. NEW BUILDING CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity of form and materials, but not actual replication. New construction proposals and the rehabilitation of non-historic buildings will be reviewed based on these Criteria. Judgement will be based on the compatibility of the design within the context of the property's adjacent and nearby historic buildings. The design of new buildings should have key elements of the building's historic period of significance including massing, scale, fenestration and materials. Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only ,� p� when a previously demolished historic Grapevine building can be accurately replicated may a reproduction be considered. Infill buildings between historic buildings should be similar in setback, roof form, cornice line and materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid new buildings that tower over existing ones. Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent) and brick are appropriate exterior building finishes for the historic house. Fake brick or stone or gravel aggregate materials shall never be used. ADDITIONS TO HISTORIC BUILDINGS Additions to historic buildings should replicate the style of the main building if possible; otherwise they should adhere to the general style with simplified details. As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines and building materials of the primary structure. All new wood or metal materials should have a painted finish except on some 20`h century buildings where the use of unpainted aluminum or steel was part of the original design and should be ` k maintained. �� A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side if it is recessed at least 18 inches from the historic Page 9 EXNl81T� TO 1��c�� Pege ._LQ.. of ...L�.- building facade or a connection is used to separate old from new. New vertical additions should be set back from primary facades so as not to be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the building. .�,:>:..� � Page 10