The URL can be used to link to this page

Home My WebLink AboutORD 2001-045 ORDINANCE NO. 2001-45 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK SUBDISTRICT HL01-01 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE CODE OF ORDINANCES), THE COMPREHENSIVE ZONING ORDINANCE, DESIGNATING LOT 2 AND THE EAST 10 FEET OF LOT 1, OF THE G.E. HURST SUBDIVISION AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE HURST- LIPSCOMB 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 s . rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and does find that the change in zoning lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; prevents the overcrowding of land; avoids undue concentration of population; facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas has determined that there is a necessity and need for this change in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified; and, therefore, feels that a change in zoning classification for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas and helps promote the general health, safety, and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby designate a historic landmark subdistrict x- (HL01-01) in accordance with Section 39 of Ordinance No. 82-73, being the ORD. NO. 2001-45 2 ,;,,� 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: 404 East Wall Street, specifically described as Lot 2, and the East 10 feet of Lot 1 of the G.E. Hurst Subdivision, and in addition thereto, the adoption of the Hurst-Lipscomb 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. 2001-45 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 15th day of May, 2001. APPROVED: ��:�. William D. Tate �vlayor ATTEST: y�Gcv � Linda Huff City Secretary APPROVED AS TO FORM: John F. 3oyle, Jr. � City Attorney .�,� ORD. NO. 2001-45 4 ryR EXMI8IT� TO .�� lD/-�5� �yt. d Page _,L._ of � Design Guidelines The George E. and Gertie Corbin Hurst House �� 404 East Wall Street Grapevine, Texas �.._� Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 January 8, 2001 �- ,�„� �. EXHIBIT_.1L_ TO �� Table of Contents Page a 0� PREFACE I. SITE ■ Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences II. BUILDING FABRIC ■ Preservation ■ Exterior Finishes ■ Windows III. EMBELLISHMENTS ■ Awnings-Canopies ■ Exterior Lighting 5�-� IV. NEW BUILDING CONSTRUCTION ■ Infill ■ Additions to Historic Buildings H+i' Page 2 EXHI81 T_1t._ TO .1��'� � " � ..�. Preface PagB � _ Of �� George Ellison Hurst was born in 1868 near Lone Mountain, Tennessee. He moved to Grapevine in 1897. Known as EII, Hurst first worked as a carpenter and then began carrying mail by horseback in 1901. He carried mail for nearly 30 years and retired in 1931. Hurst was active in state and national Rural Letter Carriers Associations, serving as president of the state association. He was instrumental in getting annuity benefits for the widows of mail carriers although Congress did not pass the bill until after his retirement. in 1907, George Ellison Hurst purchased a two and one-half acre plot of land out of the William Dooley and E. Moore surveys. The land was purchased from E.A. Bushong (presumabiy the wife of G.E. Bushong, an early Grapevine pioneer)for$350. Hurst married Gertie S. Corbin on December 22, 1909. They built the house on Wall Street (then known as Coppell Road). EII served as clerk of the First Baptist Church and Gertie was librarian for the Grapevine Public Library from 1941 to 1958. They were both active in the Garden Club and propagated two new types of iris. The Hursts had two children, Amanda Sue, born in 1911, and George Ellison, Jr., born in 1915. George Ellison Hurst passed away in 1945. In 1948, Mrs. Hurst had their property platted into eight lots called the G.E. Hurst Subdivision (sometimes noted as the Mrs. G.E. Hurst Subdivision). Mrs. Hurst died in 1958. The house and property passed to her son, George Ellison Hurst,Jr. and daughter Sue Hurst Lipscomb. George Ellison Jr. passed away in 1975. His widow, Mary Elien Hurst, deeded George's portion of the property to his sister, Sue Hurst Lipscomb in 1986. The property remains in the family. r.-� .�,,, ��.r�., ;,�;� �� ; ,� c.��., „� . � • .� ��r � �„ � � . '3 ��t��"�� •�T 1�`'t�'�'r��'� + !��'�St,',��r, ,�"�� ; r r�;r��"��,4�`3_� `t�"t l� �', •?•: r , .r,:.,. ;�,x��3"i r:X��+ �,`'��?''�'�"'�` �'0_1'• �` A � , �� E_Y �?h�� '� ' , ,r 4.r y �5� �'-'�`' .��. �rr� :.� "t �` �t �� L $ _k 'x t� .t y.�J' w �x�', �� .i.� 'h��. .. p44 „ � ,� � Y ��T�� W . ..f l� i �r 1 k� �,3 � y �t �',Xi �. v1.a+ r- ��`P� J rx1" 1?t�t� �� h €s .'3..�"��. � ��.�,t . �, 'i* ��r�" �'�� j.� ;x' ^ �* 7��G. ��. . ,,.�;;�, �ti r � w � �, �y �`� �` '*§ t�,A� d'' � ' : � �� C�,�`t .?r��`��'��°�' �.- � r.a '�c �� . � ��.r'k�� t.,�+�k''�ry,r'�r awA�'t ��. f � `s.`f �4T'., � � :.'" � 3�:g ��y^�� r � ��t'��q.�'��z��k � � � � � �� ,.,y,,""�'��w i�,�{a'�t�,, N��,.r�,cq � ' ,a y, t�T� ��,y��a r �°+��a� ': `�F�„i i t� i e } , +�Ys^r i� ,��yw�� s"y 3-�'�1 .J�� ..�9" ��ra 1'�� '' '` §� z� `kb at * ,�'c� 't�'?�"a`��'��"�'* � .__... ��`�� c.� '"�� `z�� ^.x�.�� `t��-t..�..:.- :. : �` &; 'sx ,�, .�'� �'+�t�:,� ��,� � �:yp �� '��*,�y '� '��»�'�%± .��'� ^@x�a�` g� �'. c.7+P' �� k�a{��:�� „�J��w�" �, �: e'K �Ft=-��''�N�`� '� � � s.�� '+^ a µ,� ��,�i'��;,?"�2 s�x;�'�'�$ '�,�- � � � � ' ' �"��'��t ��. y .�ra*� a3F.s.�:�.... r cr � �' � . e.. �.7 � � t A > .� ��,.y a'#+-�`a �y�, � ' k t t �, �y ,fi � . *h��A�azx `��r ��` �'''k'��k ��-`�`�,�,v� �.4�1s'� �..i"��w�,� � " �`z �e 4,. b�. �'- I �y� '� :r � x':�� ' 4a�f,$a ,� 4 � ! b ''�' � .;. '� ��. w � � '� r �`# 7' ..r y Y. � � � 1 �j gY'ti a�t� ia�,„� ,. �. r daJ«ms k.r� �*r '+ "�'�,xyk , r �� , t s � t t.;� � & T a F t . � ,+ � #. � � ��3`a 8�., ,t �� "� a �t'�`` �»'R, ,� °�a s .��'�t y"' a {� ,�'"a��a� � " -:p S : �. � tw: §..,a r i� � ,p -G � i ✓ j'',�; � a � x e� �� ,�v'�,yt}� s� �`5 i.,, a" r,.,. ., �•y '�,�a�k� . �°` �. `a¢w `»X'�c.�6'��s�`�`. p'y +`€"�. °�'�,yft?.r��Ya.ra.�'�A+,�''��Ync,'�fw�,,y:�1 ��'�„i�`�,g ;�,. �`,�6. ,r 11�"� � r� ``�g„�°�P m t*�q��t7e��€r � " ,�'°�,�s�`� t a �r�#'�"t�'+4y��V�-"��,s��i,�, � �..�,w° f � �''� ,x ,t.•�y,t,n z.. <f t sn"'ti, �i�>`"�aap�� Y f' Y` .�.,...W,�` �- a� � ,rxt �'� }��a��L�3+rs�'s"`c�.�'.sa`v"+�3�',.474:��.�.a..�� :.a.� "i_�.:',�5:�i�'�.�k¢a�m�"-rid;..a..��g:t3�.��'�t��.+�`..y. �+^'a=�,,9s�. �.�.r.x:�:s.- I - 404 East Wail Street Page 3 EXHI8IT� TO .Q��G� "� �,� Pags � of �_ �' � The Hurst house is a one and one-half story Colonial Revival style house constructed in ca. 1910. The exterior of the house is covered with non-original, unpainted wood shingles. The main body of the house is composed of a side jerkinhead (or clipped)gabled mass with slightly overhanging boxed eaves. The primary elevation faces nor�h and features two shed roofed dormers on the upper story. Each dormer has two lights. A brick ridge chimney is above the east dormer. The first story features a full-width hipped roofed porch supported by four Tuscan style wood columns. The entrance is slightly off-center to the east and is flanked by oval sidelights and surmounted by a full-width transom. A single window is to the left of the entrance. To the right is one short window and a larger window is to its right. The porch has a wood floor. Undemeath the gable on the east elevation is paired windows. The first floor from left to right has one single window, one short window,and a set of triplet windows. The upper story of the west elevation is sheathed with smaller sized shingles than the rest of the house. Underneath the gables area paired 2/2 hung windows with vertical lights. On the north end of the first floor is one large window: To the right of the window is a one-story, side gabled addition. This addition does not appear on the 1947 Sanborn Map. It has one small 2/2 window on the north wall. The west wall has one entrance. Attached to this end of the addition is a flat roofed carport. The rear or south elevation of the house also has two shed roofed dormers on the upper story,each with two lights. The first floor has a shed roofed extension with a former screened porch that has been enclosed with glass. It is flanked by an entrance on either end. To the right of this grouping is one short window and a set of paired windows. �� The Hurst House has a deep setback from the street. A corrugated shed is located in the rear yard. The 1947 Sanborn Map indicates that the property formerly had two outbuildings that are no longer � exist. The lot lines are delineated by heavy vegetation. To the east of the property is a large tract of vacant land. To the west is an asphalt parking lot for the First Baptist Church. The Hurst House is an outstanding example of an early Colonial Revival style house in Grapevine. The jerkinhead gables and shed roofed dormers are hallmarks of this style. There were few examples of the Colonial Revival style constructed in Grapevine during the first few decades of the twentieth century. Many of the houses built during this era were influenced by the emerging Arts and Crafts movement blended with Late Victorian styles or were variations of common folk forms. The proposed Period of Significance for this property is ca. 1910. 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 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 Hurst House. 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, iYs 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 EXMI81T.1L_ TO �'�`��'�"ys Page �_ of � 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 wafks, drives and fences,that help define the residence's historic value. SETBACKS Building setbacks should be consistent witf3 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 continuity of the building faCade 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 5 EXHIBIT__.[L_ Tp - ��c,� - s Pa9e --.�._ of _.L_`._. �rr� Wood privacy fences may be allowed when installed in the rear yard and behind the front fa�ade of a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond � the line of the front 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 presenration is not possible duplicate the original building element. When rehabilitating, remove non-historic alterations. Often, "modern" renovations conceal the original facade details. If not, the original style may be recreated through the use of historic photographs. Where replication of original elements is not possible, a new design consistent with the original style of the building may be used. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Preserve older renovations that have achieved historic significance. Older structures or additions may have, at some time, been renovated with such care and skill that the renovation itself is worthy of preservation. Usually, such renovations may date from before 1940. �" EXTERIOR FINISHES �>�� Original wood finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding Page 6 EXHIBIT� TO D'�� yS Page �_. of � , materials. The application of such modem 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 instal�ed; 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 landmark's character,which may be proposed and approved through the Minor Exterior Alteration application process. Any colors proposed outside the adopted palette will be reviewed by the Commission in the regular Certificate of Appropriateness process. The palette adopted by the Commission is Sherwin Wil�iam's Preservation Palette,with an emphasis on the Victorian Romanticism and Roycraft Arts &Crafts colors. �;� _- = WINDOWS �,y, 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. ,:,<:.., Page 7 EXHIBIT� TO ��"`�s� Page of � EMBELLISHMENTS AWNINGS-CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the historic character of the house. Appropriate incandescent light fixtures to the style of the district should be used. Avoid exposed lighting of any kind unless part of a historic fixture. NEW BUILDING CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts encourage simi�arity 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 ,a„.,,� 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 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. Page 8 EXHIBIT_.CL TO ' s Page ° of 1�_ • All new wood or metal materials should have a painted finish except on some 20`�century buildings where the use of unpainted aluminum or steel was part of the original design and should be maintained. A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible,the addition may be added to the side if it is recessed at least 18 inches from the historic building facade or a connection is used to separate old from new. New vertical additions should be set back from primary facades so as not to be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the building. �;,.;,� �:,� Page 9 Page �1L_ of �— ��. ,� ,� ,� ,� '� 23 � � �ea se� 7 8 � '1e a� � 5 6 � 1 7R1A � E NO ��; � °� R 49H1A TR rrt rR a9H as� TR TR TR 4a TR 3e - �_. as as 49 49 49E 49B1 � 496 TR 48 3A rt� 49 ,: G H2 H� C p � � 4 TR 49F 39 TR 40A TR TR TR TR TR• • �v.�� j 2e TR g�40A1 41 42 44A 43 �C � u �so 40 1 1 2 1 .�'--��. �. . � ` ��` ST L �B s i � 1 2 3 � 5 6 � TR 49 i �A 3 4 ; 5 7 � ' E E � , � 8 � �� `"" ��`` 3 8 rr�se� 1 2 3 4 5 6 � ``. y� ��TR 58C TR �. � �___ � 58 1 2 3 4 TEXAS ST s s TR A B R TR TR TR 61 TR 628 62C TR TR TR A1 60 60B 638 63 63A C E B ,o TR 61 A w TR 62A TR 62 A 1 3 � � 6 � �.._, 1 A 0�1 � 5B N PT � E W E � Z E W E 2R � � PT PT P 4 PT 3 PT PT 2 3 3 5A S PT 2 �' 4 4 1 2 4 5 6 1 3 WORTH ST a�:w.� 404 E. Wall Street, East 10' of Lot 1 and Lot 2, G.E. Hurst Subdivision. �-�