HomeMy WebLinkAboutORD 2001-033 ORDINANCE NO. 2001-33
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING HISTORIC LANDMARK
SUBDISTRICT HL01-02 IN ACCORbINANCE WITH SECTION
39 OF ORDINANCE NO. 82-73, (APPENDIX "D" OF THE
CODE OF ORDINANCES), THE COMPREHENSIVE ZONING
ORDINANCE, DESIGNATING TRACT 29 OF THE A.F.
LEONARD SURVEY, ABSTRACT 946, AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "CN" NEIGHBORHOOD COMMERCIAL DISTRICT
REGULATIONS; PROVIDING FOR THE ADOPTION OF THE
HAMILTON 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
�x _� SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR
EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE
�;,� DEEMED COMMITTED EACH DAY DURING OR ON WHICH
AN OFFENSE OCCURS OR CONTINUES; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning & Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council of
the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the site;
safety from fire hazards and measures for fire control, protection of adjacent property from
flood or water damages, noise producing elements and glare of the vehicular and
- stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
��_ �� property, street size and adequacy of width for traffic reasonably expected to be generated
by the proposed use around the site and in the immediate neighborhood, adequacy of
parking as determined by requirements of this ordinance for off-street parking facilities,
location of ingress and egress points for parking and off-street locating spaces, and
protection of public health by surfacing on all parking areas to control dust, effect on the
promotion of health and the general welfare, effect on light and air, the effect on the
transportation, water sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following factors
in making a determination as to whether this requested change should be granted or
denied; effect on the congestion of the streets, the fire hazards, panics and other dangers
possibly present in the securing of safety from same, the effect on the promotion of health
and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city; and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there is
a public necessity for the zoning change, that the public demands it, that the public interest
clearly requires the amendment, that the zoning changes do not unreasonably invade the
,�...� rights of those who bought or improved property with reference to the classification which
existed at the time their original investment was made; and does find that the change in
zoning lessens the congestion in the streets, helps secure safety from fire, panic and other
dangers; promotes health and the general welfare; provides adequate light and air;
prevents the overcrowding of land; avoids undue concentration of population; facilitates the
adequate provisions of transportation, water, sewerage, schools, parks and other public
requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change ir 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
�� �� (HL01-02) in accordance with Section 39 of Ordinance No. 82-73, being the
ORD. NO. 2001-33 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 "CN" Neighborhood Commercial
District Regulations within the following described property: 420 North Main Street,
specifically described as Tract 29, of the A.F. Leonard Survey, Abstract 946, and in
addition thereto, the adoption of the Hamilton 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. 2001-33 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
m 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 17th day of April, 2001.
APPROVED:
�
William D. Tate
Niayor
ATTEST:
a�:� J
�.ind Nuff
City Secretary
APPROVED AS TO FORM:
�I�
John F. Boyle; .�r. �
City Attorney
�;�
ORD. NO. 2001-33 4
EXNI8IT� TO � �`� �3-�
Page ___L.__ of �_
�esign Guidelines
Hamiiton House
420 North Main Street
Grapevine, Texas
..... ...._. ... . ....� ..
. .
Grapevine Township Revitalization Project, lnc.
' � '���°� � ' City of Grapevine
. ... ..... . . .. .... 200 S. Main
Grapevine, Texas 76051
January 8, 2001
Table of Contents
ExNiei r...� ro ,�
Page -�--- of �_
PR�FACE
I. SITE
• Setbacks
■ Driveways, Parking Lots
■ Service and Mechanical Areas
■ Fences
II. BUILDING FABRIC
■ Preservation
■ Exterior Finishes
■ Windows
111. EMBELLISHMENTS
■ Awnings-Canopies
■ Exterior Lighting
IV. NEW BUILDING CONSTRUCTION
�m �� ■ Infill
■ Additions to Historic Buildings
fi��
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Preface
� The Hamilton House is located on a tract of land north of the original town of Grapevine in
� , - the A.F:'Leonard�Survey. The original land on which the house sits was a one-acre tract
, . conveyed to�James M. Hamilton (recorded in the deed as James N. Hamilton) by John G.
Cummins in 1870 for the sum of$25. Cummins was among the earty settlers of Grapevine
and a founding member of the local Masonic lodg�. Little is known of James M. Hamilton.
A book Grapevine Area History mentions that he was a coffin maker in the late 1880's. He
died in 1902.
The Harnilton House is significant to Grapevine history because it is a good example of a
simple folk form with a strong urban influence. Atthough it was located outside the city proper
at the time af its construction,the Tuscan columns an the porch and capped pilasters at the
comers of the house give it a sense of refinement sometimes lacking in n�ral examples of the
style. Although the house underwent some eariy alterations, its primary exterior elevations
are relatively unaltered, rendering it a good illustration of this once common housing stock
from the earty part of the twentieth century.
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420 North Main Street
The Hamilton House is a small,one-story,wood framed National Folk Pyramidal style house
with a Classical Revivai influence with its four Tuscan style wood columns supporting the
nearfy full-width projecting hipped roof porch. The walls are covered with No. 117 siding and
the hipped roof is covered with asphalt shingles. The rear has a gabled extension that gives
the house a T-shape. The roof has sfightly overf�anging boxed eaves. Wood pilasters at the
corners with crown capitals provide a small amount of detailing to this simple but attractive
house.
The fa�ade of the house faces west and features a centrally placed entrance with a non-
original glazed oval metal door. To the left of the entrance are paired 1/1 hung windows and
to the right is a single 1/1 window. A non-original wood balustrade suROUnds the wood porch
� floor. Concrete steps provicie access to the porch. A lattice wood skirting circles the porch.
Page 3
EXMi81T_.L., TO ���-�,a�%:,�
. P�9e � of .�La_..
The north eleva6on has one 1/1 window in the main section of the house. At the infersection
of the main house and the gabted extension is a small, shed roofed addition that contains a
bathroom. This addition has a metal roof and one small window on the east wall. It is not
known when this room was added to the house. The north elevation of the gabled extension
has a ribbon of three single sash windows.
The rear or east elevation of the house features one window in the gabled portion. An
entrance is located in the shed roofed extension (formerly a porch that was enclosed in
1947). It has a non-original six-panel metal door with a half window. Another rnetal door is
Iocated on the south wall of the enclosed porch. The south elevation of the main portion of
the house has ane window and a 3/3 vertical light window in the shed roofed extension.
When the current owner purchased the house,the interior consisted of four main rooms and
the enclosed rear porch. A wall has since been removed befinreen the kitchen and the front
living room. At one time, the house had an interior hatl but it was removed at an unknown
date.
Tax records from the 1930's indicate that the house was constructed in 1900. However,the
No. 117 wood siding is typically found on homes built in the 1910's and the 1920's. It is
possible that this siding was applied during this era, perhaps when additions were added
such as the rear gable wing or some of the shed roofed extensions.
Tax records also indicate that the property formeriy had a wood shed measuring 14'x 14'and
a bam measuring 20'x 40'. Both of these structures were constructed in 1900. They are no
longer existing. The properly does contain a one-story front gabled one-care garage covered
with corrugated metal. It is located near the northeast comer of the properly. A gravel
° � driveway is located along the north property line and curves toward the rear of the house.
Located near the center of the back yard is a well with brick walls. Other site features
�;�.� include five sandstone piers near the front or west ;property line. Two of these piers flank
either side of the driveway, two flank the walk to th��front porch and one is located at the
southwest corner of the property. A chain link fence is located along the north, east, and
south property lines. The property to the north of the house contains a recentfy developed
residential neighborhood. The property to the south c:ontains a foRner nursing home that has
been conve�ted to commercial use.
The proposed Period of Significance for this properV'y is 1900-1910. 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 landmarfc designation. The preservation of uriginal architectural features,especially
windows, doors, porch and siding, is preferred, rather than"modemization"or"updating°of
older features, or imposing a false"historical look"on newer features.
The repair of original materials, rather than their�eplacement 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 shauld reflect the character of the
home during its period of significance. Constructed far residential use, iYs massing, roof
shapes, porch co�figurations and materials that reflect the architectural character of the
home during its historic period should be preserved. The design of any new architectural
`�'� features shall have key elements of a primary historic style already existing in the home and
shall be clearly compatible with and complimentary to its adjacent features.
�;.,�
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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 imporfant 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 pattem,with the front facade facing the street. Maintain spacing
pattems between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SfTES
�� � Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless
proven with historic documentation) in front or comer side yard, so that the character of the
tandscaped 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 comer
side yards. This is important to both the preservation of historic character,and to the strengthening
of the residential district.
Screen exis6ng 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. Th�s will
provide a certain level of continuity 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 5
EXHIBIT� TO .���- r ��3
P�9e —..(e_ of -...LQ_._
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 frorim the edges of roofs,artd screened so that they are not visible to pedestrians
and do not detract from the historic character of buildings.
BUILDING FABRIC
g, PRESERVATION
��,�.,�
Preserve, stabilize, and restore original building form, omament and materials.
Any missing or severely deteriorated elements may be replaced with replicas of the original. Ensure
that roof,window, porch and cornic�;treatrnents are preserved, or when preservation is not possible
duplicate the original building element.
When rehabilitating, remove non-historic alterations.
Often, "modem"renovations conceal the original facade details. If not, the original style may be
recreated through the use of historic photographs.
Where replica6on of original elements is not possible, a new design consistent with the origina{style
of Che building may be used.
Reconstruction of building elements should reflect the size, scale, material and level of detail of
the original design.
Preserve older�enovations 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.
°"�'� Modem synthefic siding materials such as vinyl or metal bear little resemblance to historic siding
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materials. The application of such modem synthetic materiais often involves the removal of original
decorative elements such as comice, comer boards, brackets, window and door trim, etc. New
synthetic siding shall not be installed; removal of existing such materials is not required, but strongly
v 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 no#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 shovarn 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 colars
respect the histflric 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 appiication 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 fieavily 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.
Shouid 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 btend with surrounding elements.
EMBELLISHMENTS
�,,.:.„
AWNFNGS-CANOPIES
�"�' New awnings and canopies should not be installed above windows or doors.
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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 fiistoric fixture.
NEW BUILDING CONSTRUCTION
INf1LL
The Secretary of the Interiors 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 wili 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, seale, 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, comice line and
materials, to one of the adjacent buifdings. Re{ate 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 forthe historic house. fake brick or stone or gravel aggregate
materials shall never be used.
ADDtTIONS T'O 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, comice lines
and building materials of the primary stn�cture.
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
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
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EXIiIBIT� TO ���'��'�
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building facade or a connection is used to separate old from new.
New vertical additions shouid 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. ff no evidence exists, elements typical of the architectural style may be used.
Historie photographs can provide information on the original elements of the building.
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