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Home My WebLink AboutORD 2016-088 ORDINANCE NO. 2016-088 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); DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made by the Grapevine Historic Preservation Commission requesting a historic landmark subdistrict designation by making application for same with the Planning and 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 this requested historic landmark subdistrict designation 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, all of the requirements of Section 39 of Appendix "D" of the Code of Ordinances have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered, among otherthings, the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land throughout this city; WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the granting of this historic landmark subdistrict, 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 historic landmark subdistrict designation 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 historic landmark subdistrict designation 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 historic landmark subdistrict designation 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 (HL16-08) 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 of Grapevine, Texas, in a district zoned "R-7.5" Single Family District Regulations within the following described property: 713 East Texas Street and platted as Lot 11, Block 105, College Heights Addition, Abstract 1029, Esther Moore Survey, more fully and completely described in Exhibit "A", attached hereto and made a part of hereof; and, in addition thereto, the adoption of the Harrington House Historic District Preservation 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 "B". Section 2. That the City Manager is hereby directed to correct 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 Ordinance No. 2016-088 2 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. That 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. That 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 finro thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That 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 November, 2016. Ordinance No. 2016-088 3 APPROVED: �;�- Willia D. Tate Mayor ATTEST: GRAp� �OF�- �,�Ljy �� Tara Brooks �� +� City Secretary �`1` �� . � ,_ . * *"* APPROVED AS TO FORM: �� -�BeY�e 1��!l�GufC f�. !� -�ity-�c��y f�ssiskvit��l 1� -n� Ordinance No. 2016-088 4 awrerr��ro�f�..��,_D_�� GRAFEVINE HISTORIC PRESERVATION COMMISSION �"' HISTtJRIC L�A►ND1t�ARI�DESiGNATI01`3 FQR1t�I 2. Name Historic Harringtan House rind/a:�comrnon 2. Location rlc3dxess 713 East Texas Street land survey Location College Heights rlddition block/lot /block 105—lot 11 tract size 6,97G sq.ft. 3. Current zoning R-7.5 Singte Family 4. Classifieatian Category Oumezship Status Pzesent Use district _ public occupied � agxiculture � museum X building(s) X private X unoccupied ` commercial _ park � structuze � work in pragress � education X residence _ site Accessible � Entertaintnent _ Religious yes:restricted _ gavemment _ scientific X yes:unrestr. ` industrial _ transportation _ no � Military _ other 5. Chvnership Current owner: Cha�les Donofria and Lawrence France phone:703 801-9258 rlddress: 820 East Dove Z.00p Raad city: Grapevine state: TX zip: 76051 6. Fa�m Prepaxatian Name&tide David Klempin ozganization: HPP Division—Giapevine CVB Contact:David Klempin,Hist.Pxes.Officer phone: 817-410-3197 7. Representatian on E�cisting Surveys Tarrant County Historic Resources � National Register of Historic Places � Recorded Texas Histaric Landmark ather Texas�rchaeologicai Landmark for office use only 8. Date Rec'd: Survey Verified: � Yes � No 9. Field Chk date: �y: 10. Nomination EXHIBIT A TO�d. � p. �I�,-D��S Page a of �- _ rlrchaeological _ Structure _ District Site Structure&Site 11. Historic Ownership original owner J.B.Wood,lot si �ficant later owner s Ms. Ona Harrin on 12. Construction Dates Original 1948 altexarions/additions House exterior renovated in 2000 with new windows and Hardie siding added. 13. �lxchitect original construcrion alterarions/additions i 14. Site Features ' i Natural Mature tree in rear yard urban desi I 15. Physical Description ; Condirion Check One: Check One: 3 Excellent _ deterioxated Unaltexed X Original site X Good _ Ruins X altexed _ Moved(date: ) Fair unexposed Dercnbe pre.rent and onginal(if known)pby.rica!appearance;include style(,r)of arcbitectur�,current contla'tion and relationship to .rurroundz'ng fabric(,rtructur�r,object.r,etc.). Elaborate on pertinent materials u.red and rtyle(.r)of arcbitectural detailing,embel- lifhment.r and rite detail. ' .�_ �� +.s -- .� ��.. � . ,; , i � . '� � _ :. � , . � � t`v - ��=_� _ I ��- — - �� `J � -._ .. � �\ . .. // ' ._ . 71e4.��R'T._. .. ��. / Photo c. 2002 Photo c. 2016 Harrington House 713 East Texas Street,c.1947 View from Street EXHIBIT �} TO 1�. �l�s -D�E Page 3 of � -- � f ' �. �, . ;. r � . ,�,�� ' , �5 ' i .�� 1 Y. _ �.-�-_�--Y-�. ':"�� .....��.. .�..r--_ � Y .7-�� ;x. - � ��_--_,,.� - ' ' �.', , / I Close-up View of House,photo 2016 The house is set near the center of the lot,with a lawn in front and a laxge tree in the back yard. This small house and out building totaling 865 sq. ft. was constructed for Ona Harrington in 1947. Original Tax records reveal little about the origins of the house. The house is built in the � minimal-tradirional style popular in the early post-World War II years. The house features a sim- ple gable roof with asphalt shingles. T'here is a center entry doorway. To the left and right of the doorway the original double window units have been replaced with single window units. The house was originally sheathed with #105 siding which has been replaced with Hardie siding. Window and door casing is 5" wide. The house contains a small living xoom, kitchen, two bed- xooms and one bath. A living room is located to the right of the doorway and a kitchen to the left of the entry with the bedrooms to the rear of the house. Hi.rtorical Significance Statement of hi.rtorical and cultural.rignificance. Include: cultural influence.r, .�ecial event.r and important per- .ronage,r, influence.r on neighborhood, on the city, etc. The original owner of this lot was J. B. Wood, a lifelong Gxapevine resident. The lot is located ' in the College Heights Addition. This property is located in the College Heights Addition, a Gxapevine neigh- borhood that is listed in the Narional Register of Historic Places. It is within the Original Grapevine Township boundary. This area encompasses some of the most concentrated and in- I tact collecrions of late nineteenth and early twenrieth century houses in the city of Grapevine. �' The surrounding contributing sites with structures erected between ca. 1889 and ca. 1950, repre- sent the efforts of many of Grapevine's leading mexchants and professionals, as well as farmers and wage earners duxing the period of significance. This area provides some of the city's best examples of buildings associated with people and events that made significant contributions to EXHIBiT,,.,�1Q S�j;�.-�,U. t��►'Q�� Page_�,_of„�_ the history of Gxapevine. The second awnex of this pxoperty and person who built the house in 1948 was Ms. Ona Harrington. 16. Bibliographp G�apevine rlrea Histary book, 1979,Charles H.Young,Editor. Historic tax cacds and current Tr1D records. Tarrant County rlppraisal District on-line 17. rlttachments i District or Site map � �ldditional descriptive rnaterial Site Plan Footnotes Photas(histo�ric&cuttent} Othex( ) k - EXHIBIT Pr TO Qr�. Nu.dUito "D�� Page 5 of�� Designation Merit A. Character,interest oi value as part of X G. Identification as the work of an archi- the development,heritage or cultural tect or master builder whose individual characterisrics of the City of Grape- work has influenced the development vine,State of Texas of the United of the aty. States. B. Location as the site of a significant H. Embodiment of elements of aiclutec- historical event. tural design,detail,materials oi cxaftsmanship which represent a sig- nificant architectural innovation. C. Identification with a person or persons I. Relationship to other distinctive build- who significandy conuibuted to the ings,sites or areas which are eligible culture and development of the city. for preservation according to a plan based on historic,cultural oi architec- tutal motif. D. Exemplification of the cultural,eco- X J. Unique location of singular physical nomic,social or historical heritage of characteristics representing an estab- the city lished and familiai visual feature of a neighborhood,community or the dty. E. Pomayal of the environment of a X K �lrchaeological value in that it has group of people in an era of history produced or can be expected to pro- charaaerized by a distinctive architec- duce data affecring theories of historic tuzal style. or piehistoric value. F. Embodiment of distinguishing charao- L. Value as an aspect of community sen- X teristics of an architectural type or timent or public pride. specunen. Recommendation The Grapevine Township Revita]ization Program re- � quests the Grapevine Historic Preservation Commis- Ch ' an sion to deem this nominated landmark meritorious of G ' e Hist 'c P servation Commission designation as outlined in Chapter 39,City of Gzape- �j�� . . vine Comrxehensive Zoning Ordinance. �� ,� David HIempin Further,the Grapevine Historic Preseivation Commis- I�istoric Presexvation Officer sion endorses the Preservation Criteria,poliry recom- mendations and landmaxk boundary as presented by ' the City of Grapevine Development Sesvices Depart- Scott Williams,Directox ment. Development Setvices Department EXHIBIT�TO . D��`O�� Page 1� of�_ Historical Marker The Grapevine Historic Preservarion Commission and the Grapevine Historical Sociery have a cooperarive maxker pro- gram for properties that are officially(individually or located within)designated Historic Landmark Sub-districts. Please indicate if you are interested in obtaining one or both matkers for your property. There is no fee for either of the mark- ers,howevex,the Gxapevine Historical Society will only fund two(2) of the medallion and text plaque(second option), per year,on a first come,first serve basis. Check One: � p Yes,I am interested in obtaining a bronze Historic Landmark Plaque for my properiy from the Historic Preservarion Commission. I undezstand there is no fee for this plaque. � p No,I am not interested in obtaining a marker fox my pxopexty. p Yes,I am interested in obtaining a bronze Historic 1�larker(medallion and text plaque) for my property from the Grapevine Historical Society. Beloav for office u.re only ; �I j � i � � o Historic Preservarion Commission's o Historic Preservarion Commission's Historic Landmark Plaque. Historic District Plaque. I � � o Gxapevine Historical Society's Historic Landmark I�farker. �acHiBiT_�_ ��,-� (�_L 1��. l�-D� Page _---_�—of � � , I ' � I I I O Historic Landmazk Mazker, O Historic District Marker, O Historic Landmark Marker, O Historic District Mazker, existing GHS mazker. eausting GHS mazker. new GHS mazker. new GHS marker. � ExN�g�T '� Ta�.:�D�.l�.DX� Pa�e.�L,_.o�__�__. Desiqn Guidelines Harrington House 713 East Texas Street Grapevine, Texas ; Grapevine Township Revitalization Pra;ec#, inc. City of Grapevine 636 South Main Street Grapevine, Texas 76051 August 24, 2Q16 EXHIBlT� TO�;�j�:��D_��,�O�Y� Table af Contents pa98 � °f.�,_ PREFACE I. SITE ■ Setbacks ■ Driveways, Parking Lots ■ Service and Mechanical Areas ■ Fences il. BUILDING FABRIC • Preservation ■ E�erior Finishes � Windows Ill. EMBE��ISHMENTS • Awnings-Canopies ■ Exterior Lighting N. NEW BUILDING CONSTRUCTION • in�ll ■ Additions to Historic Buildings Page 2 EXHIBIT � -ro �r�. N�. a�lt�-D�� Page 3 of S Preface � ,�I + ,t; --- ` � . � �-'�a� - -- � � � _�..- -w::..... . - � - - �-�-a+�..�s ::�:.:�,,:-- . I�� Photo c. 2002 Photo c. 2016 Harrington House 713 East Texas Street, c. 1947 i View from Street � The house is set near the center of the lot, with a lawn in front and a large tree in the back yard. This small house and out building totaling 865 sq. ft. was ; constructed for Ona Harrington in 1947. Original Tax records reveal little about the origins of the house. The house is built in the minimal-traditional style popular in the early post-World War II years. The house features a simple gable ; roof with asphalt shingles. There is a center entry doorway. To the left and right of the doorway the original double window units have been replaced with single window units. The house was originally sheathed with #105 siding which has been replaced with Hardie siding. Window and door casing is 5" wide. The house contains a small living room, kitchen, two bedrooms and one bath. A living room is located to the right of the doorway and a kitchen to the left of the , entry with the bedrooms to the rear of the house. ' The original owner of this lot was J. B. Wood, a lifelong Grapevine resident. The lot is located in the College Heights Addition. This property is located in the College Heights Addition, a Grapevine neighborhood that is listed in the National Register of Historic Places. It is included in the Original Grapevine Township boundary. This area encompasses some of the most concentrated and intact collections of late nineteenth and early finrentieth century houses in the city of Grapevine. The surrounding contributing sites with structures erected between ca. 1889 and ca. 1950, represent the efforts of many of Grapevine's leading merchants and professionals, as well as farmers and wage earners during the period of significance. This area provides some of the city's best examples of buildings associated with people and events that made significant contributions to the history of Grapevine. The second owner of this property and person who built the house in 1948 was Ms. Ona Harrington. Page 3 EXH181T � TU��.I,�:O�� Page i�} of�, SITE Retain the historic relatianships between buildings, landscaping features and open space. Avoid rearranging the site by maving ar 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 af 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 residenfral setback should retain #he setback of adjacent and nearby structures, with landscaping along the street right- of-way. Residential buildings with a commercial use in residen#ial 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 LflTS AND VACANT SItES Driveways should be located perpendicular to the stree#; no circular drives shall be allowed (unless proven with historic documentation) in front or carner side yard, so that the character of#he landscaped yard can be reinfarced. 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 af landscaped frant or corner side yards. This is important ta both the preservatian of historic character, and to the strengthening af the residential district. Screen existing parking lots from streets and pedestrian areas in the Historic Qistrict. Existing parking lots located adjacent to streets and sidewalks may be screened to the height of car hoods. This will provide a certain leuel of continuity of the building fa�ade line; it will screen unsightly views; and it will provide a level of security by allowing views ta and from the sidewalk. FENCES Historically, fences around historic houses defined yards and the boundary around property and gardens. Wood picket fences, woad rail fences and barbed wire or decorative wire fences were the cammon fence types in Grapevine. Traditionally, Page 4 EXHtBIT � TO�'��;�;��li� Page�_caf�_ picket fences surrounded the front af the house while rail and wire fences surrounded the agricultura! 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 stree#sides of praperty. Waod privacy fences may be allowed when installed in the rear yard and behind the front fa�ade af a property. Utilitarianlprivacy fences should not be installed in front of a historic building or beyond the line af the front fa�ade of a historic building. Replacing fences. If replacement is required due ta 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 compiiment the historic boundary of the property without concealing the historic character of the property. SERYICE 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 carner side yards ar should be set back from the edges of raofs, and screened sa #hat they are not vi�ible#o pedestrians and do nat detract from the historic character of buildings. BUILDING FABRIC PRESERVATION Preserve, stabilize, and restare original building form, ornament and materials. Any missing ar severely deteriorated elements may be replaced with replicas of the original. Ensure that roof, window, porch and cornice treatments are preserved, or when preservation is not possible duplicate the original building element. When rehabilitating, remove non-historic alterations. Often, "modern" renovations conceal the original facade details. If not, the ariginal style may be recreated through #he use of historic photographs. Where replication of original elements is not possible, a new design consistent wi#h the original style of the building may be used. Reconstruction of building elements shauld reflectthe size, scale, material and level Page 5 EXHIBIT � TO �,.�-�0.�..�i Q�� Page�� of� of detail of the original design. Preserve older renovations that have achieved historic sign'rficance. O(der structures or additions may have, at some time, been renovated with such care and ski(i that the renovation itself is warthy af preservation. Usualiy, such renovations may date fram before 1940. EXTERIOR FlNISHES Original woad finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl ar metal bear little resemblance to historic siding materials. The applicatian of such modern synthetic materials often involves the removal of original decorative e{ements such as cornice, corner boards, brackets, window and door trim, etc. New synthe#ic siding shail 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 asbestas siding over existing woad siding is not required, but strangly 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 stane cannot be matched with existing, painting may be an appropriate treatment. Paint calors should be complimentary to eact�other and the overall character of the house. When possible, research the ariginal paint colar and #inishes 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) apprapriate to the district's charac#er, which may be proposed and appraved thraugh the Minor Exterior Alteration application process. Any colors proposed outside #he 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 shauld be preserved and maintained or replaced in kind. When replacement is necessary, do so within existing histaric opening. Replacement of non-original windows should consider the use of historically appropriate woad windows. Use same sash size to avoid �Iling in or enlarging the original opening. Clear or very slightly tinted window glass may be used. No reflec#ive or heavily tinted glass shall be used. Page 6 EXHIBIT�To �rd. �Io. ablb�D�� Page=of_g 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 e�erior historic character of the building. Should storm windows need to be installed on the exterior of the historic windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are recommended. If inetal storm windows are installed, paint to blend with surrounding elements. EMBELLISHMENTS AWNINGS-CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the historic character of the house. Appropriate incandescent light fixtures to the style of the district should be used. Avoid exposed lighting of any kind unless part of a historic fixture. NEW BUILDING CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity of form and materials, but not actual replication. New construction proposals and the rehabilitation of non-historic buildings will be reviewed based on these Criteria. Judgement will be based on the compatibility of the design within the context of the property's adjacent and nearby historic buildings. The design of new buildings should have key elements of the building's historic period of significance including massing, scale, fenestration and materials. Infill buildings should not be absolute reproductions, and appear as clearly contemporary. Only 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 Page 7 EXHIBIT�Tp j}j�. p:� 1��4 Page � of_ � building to the heights of adjacent struetures. Avoid new buildings that tower over existing ones. Horizontal wood siding (novelty,tangue and groove,shiplap or equivalent)and brick are appropria#e e�erior building finishes far the historic house. Fake brick or stone or gravel aggregate materials shall never be used. ADDITIQNS TO HISTORIC BUILDINGS Additions to histaric buildings should replicate the style of the main building if passible; otherwise they should adhere to the general style with simplified details. As a minimum, new additions should reflect the massing, roof shape, bay spacing, carnice lines and building materials of the primary structure. All new wood or metal materials should have a painted finish except an some 20tn century buildings where the use af unpainted aluminum or steel was part af the original design and should be maintained. A new additian should, if at all possible, be lacated 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 cannection is used #o separate old from new. New vertical additions should be set back from primary facades sa as not #o be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence af the actual detail has been documented by phatographs, drawings, or remaining physical evidence. If na evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of tne bui�ding. Page 8