HomeMy WebLinkAboutItem 03 - HL01-09 Kate Turnage HouseA ; zJ�_ -Z__
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: ROGER NELSON, CITY MANAGER,,�%'//
H.T. HARDY, DIRECTOR OF DEVELOPMENT SERVICES fe
MEETING DATE: APRIL 16, 2002
SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF HISTORIC
LANDMARK SUBDISTRICT APPLICATION HL01-09 KATE
TURNAGE HOUSE
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\- ooye Gr akene 5��' APPLICANT: Grapevine Township Revitalization
`_-- Ra. ; Project, Inc.
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North t PROPERTY LOCATION AND SIZE:
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The subject property is located at 228 E. Franklin
I Sy DFWY I
Street, and is platted as Lot 2131, Block 31, Yates
Hall -Johnson �,So Airport a & Jenkins Addition. The site contains
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T _I --- o approximately 6,869 square feet and has
Glade Rd. — ; —I approximately 60 feet of frontage along Franklin
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Street.
REQUESTED HISTORIC LANDMARK SUBDISTRICT AND COMMENTS:
The applicant is requesting the Kate Turnage House located at 228 E. Franklin Street and
platted as Lot 2131, Block 31. Yates & Jenkins Addition be designated as a Historic
Landmark Subdistrict.
The Grapevine Historic Preservation Commission recommended at their February 27, 2002
public hearing that the subject property be designated a Historic Landmark Subdistrict.
Preservation criteria for this proposed district addressing such issues as setbacks,
driveways, parking, exterior finishes, and other architectural embellishments have been
established by the Commission. See the attached preservation criteria.
0:1ZCU\HL01-09.4 1 March 29, 2002 (11:14AM)
PRESENT ZONING AND USE:
The property is currently zoned "R-7.5" Single Family District and is developed as a single-
family residence.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject and surrounding property was rezoned from "C-2" Community Business District
to "R-7.5" Single Family District and "CN" Neighborhood Commercial District during the
1984 City Rezoning. The property to the southwest was rezoned from "CN" Neighborhood
Commercial District to "PO" Professional Office District with deed restrictions on November
17, 1998.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: "R-7.5" Single Family District—single family residence
SOUTH: "R-7.5" Single Family District and "PO" Professional Office District—
single family residence and an office building
EAST: "R-7.5" Single Family District—single family residence
WEST: "R-7.5" Single Family District—single family residence
AIRPORT IMPACT:
The subject tract is located in "Zone A" zone of minimal effect as defined on the "Aircraft
Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. Few activities will be
affected by aircraft sounds in "Zone A," except for sound sensitive activities such as
auditoriums, churches, schools, hospitals, and theaters. The applicant's proposal is an
appropriate use in this noise zone.
MASTER PLAN APPLICATION:
The Master Plan designates the subject property as Residential Low Density. The
proposed Historic Landmark Subdistrict designation is in compliance with the Master Plan.
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"EXHIBIT E"
APPLICANT/AGENT NAME
COMPANY NAME
ADDRESS
CITY/STATE/ZIP
WORK PHONE z,:'� 14"L4 �le FAX NUMBER
2. APPLICANT'S INTEREST IN SUBJECT PROPERTY
3. PROPERTY OWNER(S) NAME,,-,,,
ADDRESS
CITY/STATE/ZIP
<
WORKPHONE',�/144�/-' 46
FAX NUMBER
4. ADDRESS OF PROPERTY FOR HISTORIC LANDMARK DESIGNATION
LEGAL DESCRIPTION: LOT�d/, BLOCK
ADDITION,4O'�04,,
SIZE OF SUBJECT PROPERTY ACRES SQUARE FEET
METES & BOUNDS MUST BE DESCRIBED ON 8 1/2" X 11" SHEET
5. PRESENT ZONING CLASSIFICATION � -r7-' � - ,
6. PRESENT USE OF PROPERTY
7. SIGNATURE TO AUTHORIZE A ZONE CHANGE REQUEST AND PLACING A HISTORICAL
LANDMARK SUBDISTRICT REQUEST SIGN ON THE SUBJECT PROPERTY.
THEJvDEVELOPMENT SERVICES STAFF WILL DETERMINE THE AGENDA FOR E
ACH F THE
0AZCU\F0RMS\APPHIST
www.ci-grapevine.tx.us 2 1/99
MOM"
SUMMARY OF HISTORIC LANDMARK SUBDISTRICT REQUIREMENTS
A. Complete application with notarized signatures of owner and applicant.
B. Address and legal description of property.
C. Two copies of Design Guidelines recommended by the Historic Preservation Commission.
DIRECT QUESTIONS TO DEVELOPMENT SERVICES STAFF AT (817)410-3155
FAX NUMBER (817)410-3018
Delivery Address
Correspondence Address
Development Services Development Services
Planning Division Planning Division
200 S Main Street P 0 Box 95104
Grapevine, Texas 76051 Grapevine, Texas 76099
CITY OF GRAPEVINE
HISTORIC LANDMARK SUBDISTRICT APPLICATION
0:2CUTORMS\APPHIST 1 1/99
www.cLgrapevineAx.us
"EXHIBIT E"
APPLICANT (PRINT)
APPLICANT SIGNATURE
OWNER (PRINT)
OWNER SIGNATURE
#I
0AZCU\F0RMS\ApPHIST 3
www.ci.grapevine.tx.us 1199
"EXHIBIT E"
The State of—,'e /615
County of --72Te-rav7
Before me e- j-5':� V,
on this day personally appeared
ro5-f'P7 w6vi known to me (or proved to me on the - oath of
or through 4 (description of
identity card or other document) to be the person whose name is subscribed to the foregoing instrument
and acknowledged to me that he executed the same for the purposes and consideration therein
expressed.
Given under my hand and seal of office this day of
A.D. COD
SEAL
The State of
County of . . ....
Before me
OWN, N M,
Signature
vA on this day personally appeared
��rr
4 C—LO,5--r1q &Aq1'6 known to me (or proved to me on the oath of
or through (description of
identity card or other document) to be the person whose name is subscribed to the foregoing instrument
and acknowledged to me that he executed the same for the purposes and consideration therein
expressed.
Given under my hand and seal of office this � day of. a49Ue A.D. C00Z)__.
�otary Signature
O:kZCU\FORMS\APPHIST 4 1/99
www.d.grapevineAx.us
1 1. Name I
Historic Kate Turnaqe House
And/or common
2. Location
Address 228 E. Franklin Street land survey Wm. Dooley Survey
Location/neighborhood Yates & Jenkins Subdivision
block/lot Block 31, Lot 2B1 tract size .1576 acres
3. Current zoning
R7.5 Single Family Residential
4. Classification
Category
district
X building(s)
structure
site
Ownership
_ public
X private
Accessible
X yes: restricted
_ yes: unrestr.
Status
X occupied
unoccupied
work in progress
Present Use
agriculture
commercial
education
Entertainment
government
industrial
museum
park
X residence
Religious
scientific
transportation
no military other
E--5Ownership
Current owner: Jerry M. Crosthwait & Dolores V. Griffin phone: 817-488-6536
Address: 228 E. Franklin Street city: Grapevine state: Texas zip: 76051
1 6. Form Preparation
Name & title Susan Kline organization: Private Consultant for GTRP, Inc.
Contact: Hugo Gardea phone: 817/410-3197
1 7. Representation on Existing Surveys
Tarrant County Historic Resources X National Register of Historic Places
Recorded Texas Historic Landmark
X other: Grapevine Multiple Property Submission Texas Archaeological Landmark
8. Date Recd:
9. Field Chk date:
10. Nomination
Archaeological
Site
for office use only
Survey Verified: Yes No
By:
Structure
Structure & Site
Page 1
District
11. Historic Ownership
original owner Mrs. E. A. Bushong (land); Kate Turnage (house)
si2nificant later owner(s)_,
12. Construction Dates
original ca. 1925-27
alterations/additions unknown
13. Architect
original construction unknown
alterations/additionskm
14. Site Features
natural
urban design located in a neighborhood platted in 1889
15. Physical Description
Condition Check One: Check One:
excellent deteriorated __� Unaltered % Original site
----' X altered y4nv�d (date' )
X good ruins __. (date:-)
fair unexposed
DeazIbe� 0f�ow� appearance; Include architecture,
cuvnsvfcondition ' and and relationship to surrounding fabric etc.). Elaborate on
-
The Kate Turnage House at 228 E. Franklin Street is an excellent example of the modest
Bungalows constructed in Grapevine during the first quarter ofthe 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 |ovv8r projecting front gabled porch on the east or left half ofthe house
and exposed rafter tails undarth' 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 bvaco|urnn. Asinnp|es\a�edwood 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. ACraftsnnan 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.
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 atthe 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 isafront gabled wood shad with board and
batten siding. The National Register nomination for the Original Town Historic District mentions
a contributing garage at this |ocation. 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 pnoperty. 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 {ate 19th and early 20th
centuries. The house tothe east isa similar Bungalow probably built around the same time as
this house. The house hothe west iSaTudor Revival style house constructed in the 1930s of
irregular coursed sandstone. �~�
16. Historical Significance
Statement of historical and cultural significance. Include: cultural influences, special events and im-
portant personages, influences on neighborhood, on the city, etc.
The early history of the Turnage House has been difficult to ascertain due to conflicting information
on early deed records. The lot is located in the Yates and Jenkins Subdivision of portions of the
Town of Grapevine. This subdivision was platted by J.E.M. Yates and Zeb Jenkins in 1889. Zeb
Jenkins and his wife, Florence, sold Lots 1 and 2 of Block 31 to Mrs. E.A. (Elizabeth Ann Jenkins)
Bushong in 1910 for $700. Mrs. Bushong was the wife of George Emanuel Bushong, a Grapevine
pioneer and first president of the Grapevine National Bank. Mrs. Bushong died in 1925 and in 1926,
her heirs sold a portion of Lot 2 to Kate Turnage 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. 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.
Confusion arises with a deed executed in 1936 where W. and Jennie Frankfort conveyed the same
property to Kate Turnage. This deed states that it had been conveyed to them by Maxwell Forston.
In 1942, Turnage sold the property at 228 E. Franklin to G.H. and Ethel Amy McPherson in 1942 for
$2500. The McPhersons then get lost in the chain of title as the next deed found was that of Dovie
M. Crawford and Rose Marie Bodiford selling the property to Alma Wilt in 1972. This deed states that
this property had been conveyed to the grantors by the deed recorded in Volume 902, page 212 of
the Tarrant County Deed Records. However, this was the same deed conveying the property from
the Bushong heirs to Kate Turnage. Alma Wilt sold the property to Louis and Cherie Solignani in
1977. The Solignanis sold the property to the current owners, Jerry M. Crosthwait and Dolores V.
Griffin in 1985.
In spite of its cloudy ownership, 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.
17. Bibliography
Sanborn Fire Insurance Map, Grapevine, Texas. 1921, 1935, 1947.
Tarrant County, Texas. Offices of the County Clerk and Tax Assessor. Platbooks, Deed Records, Assessor
Cards.
Young, Charles, ed. Grapevine Area H
18. Attachments
X District or Site map
X Site Plan
X Photos (historic & current)
Dallas, Texas: Taylor Publishing Company, 1991.
_ Additional descriptive material
Page 3
Footnotes
X Other ( )
19. Designation Merit
A. Character, interest or value as
part of the development, heritage
or cultural characteristics of the
City of Grapevine, State of Texas
of the United States.
B. Location as the site of a
significant historical event.
C. Identification with a person or
persons who significantly
contributed to the culture and
development of the city.
D. Exemplification of the cultural,
economic, social or historical
heritage of the city
E. Portrayal of the environment of a
group of people in an era of
history characterized by a
distinctive architectural style.
F. Embodiment of distinguishing
characteristics of an architectural
type or specimen.
20. Recommendation
X
The Grapevine Township Revitalization Program
requests the Grapevine Historic Preservation
Commission to deem this nominated landmark
meritorious of designation as outlined in Chapter
39, City of Grapevine Comprehensive Zoning
Ordinance.
Further, the Grapevine Historic Preservation
Commission endorses the Design Guidelines,
policy recommendations and landmark boundary
as presented by the City of Grapevine Develop-
ment Services Department.
G Identification as the work of an
architect or master builder whose
individual work has influenced the
development of the city.
H Embodiment of elements of
architectural design, detail,
materials or craftsmanship which
represent a significant
architectural innovation.
I Relationship to other distinctive X
buildings, sites or areas which are
eligible for preservation according
to a plan based on historic,
cultural or architectural motif.
Unique location of singular
physical characteristics
representing an established and
familiar visual feature of a
neighborhood, community or the
city.
K Archaeological value in that it has
produced or can be expected to
produce data affecting theories of
historic or prehistoric value.
L Value as an aspect of community
sentiment or public pride.
BMTI/Gilliam, Chair
Grapevine Historic Preservation Commission
Hug A. Gar
1C
Histon do Officer
4 !Z.) (
Tommy Hardy, Direct r
Development Services Department
Page 4
.
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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
1 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 Doors
■ Paint
IV. EMBELLISHMENTS
■ Awnings -Canopies
■ Exterior Lighting
■ Building and Ground Signs
V. NEW BUILDING CONSTRUCTION
■ New Construction Infill
• Additions to Historic Buildings
■ New Building Form, Mass and Scale
■ New Building Materials
Page 2
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.
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
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 property. 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
I. INTRODUCTION
What are Design Guidelines?
Design guidelines are written documents that help ascertain the cultural and architectural importance of a
Historic District or Landmark within the City of Grapevine. They provide for a common ground for making
educated decisions for proposed alterations to property (including new construction) and ensuring those
modifications will be compatible with the architectural character of the historic district or landmark for
which they apply.
Design guidelines are also intended to be recommendations and not rigid or direct interpretation of work
to be executed on a property. Although appropriate, they do not require that buildings be restored to a
historical period or style. They are intended to be flexible and used to promote communication about
how appropriate design alterations can blend into and enhance the architectural character of the historic
district or landmark.
Why do we need Design Guidelines?
Design guidelines are needed to preserve the architectural and cultural integrity of a historic district or
landmark. They are intended for the property owner(s), their architects or designers and the Grapevine
Historic Preservation Commission to use as a base reference for proposed exterior modifications to
property within the historic district or landmark. They will serve as a basis for decisions about
appropriate treatments and compatible new construction. The Historic Preservation Commission, the
Planning and Zoning Commission and the Grapevine City Council have approved these design guidelines
for this historic district or landmark.
The Historic Preservation Commission, through the Certificate of Appropriateness review process, will use
these guidelines for making informed, consistent decisions about design alterations. The Commission,
however, realizes that there is more than one solution to a historic preservation design objective, and as
such, will use these guidelines for a base reference only.
Basic Preservation Theory and Integrity
What makes a property historically significant? On a national level, and locally, properties must generally
be at least 50 years old before they may be considered or evaluated for historic significance. However,
exceptions do exist for properties less than 50 years old when the property is clearly significant.
Historic properties must meet certain criteria that demonstrate their significance. This criteria is different
from the national level to a local level. Generally speaking, a property must meet at least one of the
following criteria to be considered historically significant:
■ Associated with events that have made a significant contribution to the broad pattern of our history;
or
■ Associated with the lives of persons significant in our past; or
■ They embody the distinctive characteristics of a type, period or method of construction, or that
represent the work of a master, or that possess high artistic value, or that represent a significant and
distinguishable entity whose components may lack individual distinction; or
■ They have yielded, or may be likely to yield, information important in prehistory or history.
In addition to meeting one of the criteria above, a property must also possess integrity of location,
design, setting, materials, workmanship, feeling and/or association. Integrity is the ability of a property
to convey its significance and to retain historic integrity, a property should have to possess at least half of
the seven aspects of integrity. A district or landmark's integrity will come from the district or landmark
having a substantial number of significant structures (that retain integrity) within its boundaries and for
when they were significant - their Period of Significance.
Period of Significance
Each historic district or landmark is significant during a period in its history, which it represents or is
associated with, thus a Period of Significance. The period usually begins when the district or landmark
was first constructed to when it reached it peak activity in construction.
Buildings and structures that date within the Period of Significance are considered "historic" and
contribute towards the character of the district or landmark. Buildings and structures built outside of the
Period of Significance are generally considered "non -historic" and not contributing to the character of the
district or landmark, however, there may be buildings which will have gained significance and considered
historic.
The Period of Significance for the 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.
Historic preservation and economic development are partners in the success of downtowns throughout
the country. Grapevine is no different. The historic districts and landmarks within Grapevine have
strengthened the economic stability of our local Main Street commercial area and stabilized and improved
the values of property in the historic residential neighborhood. The City of Grapevine also recognizes that
the character of the historic districts and landmarks is of community interest. Design guidelines are
written to ensure that preservation efforts and property investments are protected by providing
appropriate guidance on the preservation/rehabilitation of historic landmarks and direction for their future
development.
The City of Grapevine, in 1991, adopted the Historic Preservation Ordinance, Appendix G, Code of
Ordinances, thus creating the Historic Preservation Commission and a historic overlay zoning ability in an
effort to protect the city's rich, cultural and architectural heritage. The Commission, through the
ordinance, was given the power to recommend specific Historic Districts and Landmarks within the city.
Any exterior alterations to buildings and properties within Grapevine's Historic Districts or to a designated
Historic Landmark require a Certificate of Appropriateness (CA) prior to commencing work. Many
modifications are simple and routine, and can be approved by city Staff within a few days after the CA
application is made. More significant projects may require the review and approval by the Historic
Preservation Commission, which meets monthly.
II. SITE
This section of the design guidelines concentrates on the development of site planning and preservation of
site features and their relationship to the property. The goal of this section is to encourage continued
preservation of the property's site, while yet still allowing development and continued adaptive use.
In general, retain the historic relationships between buildings, landscaping features and open space. Avoid
Page 6
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 fagade of a residence. Utilitarian/privacy fences should not be installed in front of a historic building
or beyond the line of the front fagade of a historic building.
Replacing fences and walls. If replacement is required due to deterioration, remove only those portions of
historic fences and walls that are damaged beyond repair and replace in-kind, matching the original in
material, design and placement. If replacement is necessary for non -historic fences, or new fences are
proposed, locate and design the fence in such a way that will compliment the historic boundary of the
property without concealing the historic character of the property.
SERVICE AND MECHANICAL AREAS
Service and mechanical areas and equipment should be screened from the viewshed of the street and
other pedestrian areas. This includes garbage and equipment storage areas.
Mechanical equipment, including satellite dishes, should not be located in front or corner side yards or should
be set back from the edges of roofs, and screened so that they are not visible to pedestrians and do not
detract from the historic character of buildings.
III. BUILDING FABRIC
This section of the design guidelines concentrates on recommendations for the preservation of original
building materials within this property. The goal of this section is to encourage continued preservation of the
building materials, while yet still allowing necessary repair/replacement where required.
The use of inappropriate treatments in repair and restoration work can seriously damage historic buildings.
These guidelines present general directions for appropriate action.
PRESERVATION
The Preservation, Restoration, Rehabilitation and Reconstruction philosophy adopted by these design
guidelines are the Secretary of the Interior's Standards for the Treatment of Historic Properties. 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 meansP ossible.
..-
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.
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 surface of stone. Additionally, some chemical
cleaners, which are designed to remove paint from different masonry surfaces, may be used if caution is
exercised and the manufacturer's recommendations for particular stone is followed.
Original masonry surfaces should be maintained and not be painted, unless severe deterioration of the stone
can be shown to require replacement. The color or texture of replacement brick or stone should be matched
with the existing masonry.
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 metal by patching or splicing where necessary. This will allow the greater overall character
of buildings and structures to remain. Also use the gentlest means possible when cleaning historic metal or
when removing rust (in preparation of a new coating).
Windows and doors are arguably the most important character defining feature of buildings. This
property contains different windows and doors. Historic windows and doors contribute to the
imm
et WINDOWS AND DOORS
Windows and doors are arguably the most important character defining feature of buildings. This
property contains different windows and doors. Historic windows and doors contribute to the
architectural character of buildings and should be preserved and maintained.
Windows varied from the wood, double hung windows front of the residence to non -historic aluminum
replacement windows at the back. Doors consist of wood stile and rail doors with vision panels (glass) to
overhead wood doors and rolling steel doors.
Original window and door (including framing and lights or panes of glass) configurations, orientation, and
proportions should be preserved and maintained. Any new windows and doors should be designed,
located and sized to compliment existing historic windows and doors.
If requiring replacement (or new where previous originals removed), replace in kind. When replacement
is necessary, do so within the existing historic opening size and matching the original design. Use same
size to avoid filling in or enlarging the original opening. Where existing windows and doors were
constructed of wood, replacements should also be wood, likewise with steel windows and doors. Clear or
very slightly tinted glass may be used. No reflective or heavily tinted glass shall be used.
Should the owner wish to install security bars, they should be installed on the interior of windows and
doors.
Storm windows. The use of interior storm windows is encouraged where needed. Storm windows are
available which can be installed on the interior of windows. This helps to preserve the exterior historic
character of the building.
Should storm windows need to be installed on the exterior of the historic wood windows, storm windows
constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are
recommended. If metal storm windows are installed, paint to blend with surrounding elements.
PAINT
Traditionally, paint was used to protect underlying building materials (typically wood) from deterioration.
Paint was also used for decorative purposes on wood and metal and brick masonry in the Main Street Historic
District.
Plan (re)painting carefully. Good preparation is always the key to successful painting of historic buildings.
The substrate should always be cleaned from dirt and residue and washed down using the simplest means
possible, no power washing on soft substrates. The substrate, especially if wood, should be given plenty of
time to dry out.
Paint colors should be complimentary to each other and the overall character of the house. When possible,
research the original paint color and finishes of the building's historic period; the right colors respect the
historic building.
The Historic Preservation Commission has adopted four historic paint palettes appropriate to city Historic
Districts or Landmark's character, which may be proposed and approved through the Minor Exterior
Alteration application process. The Historic Preservation Commission, through the regular Certificate of
Appropriateness process, should review any proposed colors that not within the adopted palettes.
Page 10
IV. EMBELLISHMENTS
AWNINGS -CANOPIES
New awnings and canopies should not beinstalled 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 ofany kind unless itispart ofa
historic fixture.
BUILDING AND GROUND SIGNS
Signs are critical to the success of commercial property. They provide pertinent retail or merchant
information fora potential shopper orcritical tourist information for visitors to Grapevine.
For businesses located in residential buildings, which have 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 toone per business.
Off premise signs, flashing signs and plastic backlit signs should not beallowed. 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 ofsigns 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 o 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 appropriatefor this
property. They should bamaintained and removed after business hours. Chalkboards are encouraged
for daily changing messages. Sandwich board signs, which are directed towards pedestrians should be
limited to24inches wide by36inches high and nomore than one per tenant.
S-�nlettering should be consistent with the architectural style ofthe 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.
This section ofthe design guidelines concentrates onrecommendations for the construction Cfnew 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 ofform and materials, but not actual replication. Review of proposed designs will bebased on
the compatibility of the design within the context of the property's adjacent and nearby historic buildings.
The design ofnew buildings should have key elements of the building's historic period of significance including
massing, scale, fenestration and materials.
Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only when a
previously demolished historic Grapevine building can be accurately replicated may a reproduction be
considered.
Infill buildings between historic buildings should be similar in setback, roof form, cornice line and materials,
to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid
new buildings that tower over existing ones.
ADDITIONS TO HISTORIC BUILDINGS
Additions to historic buildings should compliment the style of the main building if possible; otherwise they
should adhere to the general style with simplified details. New additions should be designed in a manner
that makes clear what is historic and what is new and done in such a manner that the least amount of
historic materials or character defining features are not obscured, damaged or destroyed.
A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible,
the addition may be added to the side but recessed from the front line of historic building facade or if a
connection is used to separate old from new. New vertical 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
Traditional) mass and scale are building g 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
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 2131, 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
w�
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:
ORD. NO. 2
Section 1. That the City does hereby designate a historic landmark subdistrict
(HI -01-09) 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 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
ORD. NO. 3
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
nn�`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.
ATTEST:
ORD. NO. 4