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ORDINANCE NO. 2025-034
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, AMENDING APPENDIX G, HISTORIC
PRESERVATION, SECTION 7 CERTIFICATES OF
APPROPRIATENESS; PROVIDING THAT ALL
ORDINANCES IN CONFLICT HEREWITH ARE HEREBY
REPEALED TO THE EXTENT THEY ARE IN CONFLICT;
PROVIDING A SAVINGS CLAUSE; 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, the City of Grapevine has declared that as a matter of public policy,
the protection, preservation, and enhancement of architecturally significant and historic
structures is necessary to promote the economic, cultural, educational, and general
welfare of the citizens of the City of Grapevine; and
WHEREAS, the unique identity of Historic Districts, individual properties with
Historic Landmark Subdistrict Overlays and the Historic Grapevine Township District and
the history of those areas have produced significant, historic, architectural, and cultural
resources; and
WHEREAS additions to existing structures and the construction of new structures
within the Historic Districts, individual properties with Historic Landmark Subdistrict
Overlays and the Historic Grapevine Township District without regard to design features
compatible with the surrounding environment could endanger the integrity of said districts
and properties; and
WHEREAS, the City of Grapevine is authorized by law to adopt the provisions
contained herein; and
WHEREAS, the City Council is authorized by law to adopt the provisions contained
herein, and has complied with all the prerequisites necessary for the passage of this
Ordinance, including but not limited to the Open Meetings Act; and
WHEREAS, the City Council of the City of Grapevine deems the passage of this
ordinance as necessary to protect the public, health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That all matters stated herein above are found to be true and correct
and are incorporated herein by reference as if copied in their entirety
Section 2. That Appendix G., Section 7(d) (2) is hereby amended and replaced as
follows:
(2) Design requirements. In order to allow for more creative architectural
designs for buildings within the Historic Grapevine Township, the City of
Grapevine adopts the Grapevine Pattern Book dated May 22, 2025 (and
same is incorporated herein by reference). Compliance with the Pattern
Book is required for all residential properties within the Historic Grapevine
Township. Any future revisions to the Pattern Book may be adopted by the
action of the City Council. In addition to any applicable regulations required
elsewhere, including but not limited to the Secretary of the Interior's
Standards (applies only to properties with HL historic landmark subdistrict
overlay), zoning ordinance and building code the following shall apply:
a. Under no circumstances shall any portion of a roof exceed 35 feet above
grade.
b. Under no circumstances shall the living area of any single family residence
be limited to less than 1,200 square feet.
c. With regard to subsections b. and c. above, one single story detached
garage or carport (or combination thereof) not exceeding 500 square feet,
and one single story detached storage building not exceeding 200 square
feet shall not be considered as contributing to total floor area, provided all
other provisions of all other city ordinances are met, including but not limited
to lot coverage.
d. Maximum lot coverage for the combined building coverage occupied by all
main and accessory buildings and structures shall not exceed 40 percent of
the lot area.
e. Lots shall not be subdivided such that they are less than 50 feet in width.
f. Lots shall not be replatted such that the resulting lot width of any lot would
exceed by more than 20 percent the average lot width of all single family
residential lots of which any portion is located within a 300-foot radius of the
boundary of the property being replatted.
g. In the event of a conflict between any of these requirements and any other
guidelines, rules or ordinances, the most restrictive requirement shall
prevail.
h. Front entry garages are prohibited, unless placed on the rear one-half of the
lot.
Section 3. 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) for each offense and a separate offense
shall be deemed committed each day during or on which an offense occurs or continues.
Section 4. All ordinances or any parts thereof in conflict with the terms of this
ordinance shall be and hereby are deemed repealed and of no force or effect.
Ordinance No. 2025-034 2
Section 5. If any section, subsection, sentence, clause or phase of this
ordinance shall for any reason be held to be invalid, such decision shall not affect the
validity of the remaining portions of this ordinance.
Section 6. 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 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 June, 2025.
APPROVED:
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Mayor
William D. Tate
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Tara Brooks
City Secretary
APPROVED AS TO FORM:
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Matthew% Cb. Boyle
City Attorney
Ordinance No. 2025-034 3
EXECUTIVE SUMMARY
The Grapevine Pattern Book
Purpose of the Pattern Book (Section 1 the Conditions of Application Table, pg. 8-12)
This Pattern Book provides clear, easy-to-follow guidelines for building or renovating homes
within the Grapevine Historic Township. It helps preserve the historic character of the
neighborhood while allowing for modern living and comfort. If you are a homeowner,
builder, or designer working in the Historic Township, this guide will help you understand
what styles and standards apply to your project.
How to Use This Guide - Section 2
Follow these five basic steps to design a home that fits the neighborhood and meets city
requirements:
1. Understand Your Property(Step 1) - Section 5
o Check your lot size and zoning rules.
o Make sure any new buildings or additions stay within the allowed buildable
area.
2. Know the Buildable Area (Step 2) - Section 4
o Up to 40% of the lot can be used for buildings.
o Plan how the house and outdoor areas (like driveways or porches) fit in this
space.
3. Plan the House Shape (Building Form) (Step 3) - Section 6
o Start with amain section (called the Primary Mass).
o Add smaller sections (Sub-Mass, Side Extension)to break up large massing
and/or side planes.
o Include porches, garages, or other features (Accessory or Engaged Masses).
4. Choose a Style (Step 4) - Section 3
o Select one of four historic styles: Folk Victorian, Queen Anne Victorian, Arts
and Crafts Bungalow, or Prairie.
o Use the key features of that style throughout your design.
5. Follow Construction and Quality Standards (Step 5) - Section 8
1
EXECUTIVE SUMMARY
o Use approved materials.
o Make sure windows, doors, chimneys, and roof lines follow the guidelines.
Historic Styles in Grapevine - Section 3
Each home must follow one of the four historic styles. Here are the key features of each:
Folk Victorian (1870-1910)
• Simple shapes with decorative trim
• Porches with turned wood posts
• Vertical wood siding
• Symmetrical front with basic gables
Queen Anne Victorian (1880-1910)
• Steep, complicated roofs
• Decorative woodwork and unique shapes
• Porches that wrap around the front and side
• Towers or bay windows
Arts and Crafts Bungalow(1905-1930)
• Low-pitched roofs with wide overhangs
• Exposed beams and brackets
• Front porches under the main roof
• Wood or shingle siding
Prairie Style (1900-1920)
• Low, horizontal lines with flat or hipped roofs
• Casement windows grouped in bands
• Masonry walls and broad porches
• Minimal decorative trim
2
EXECUTIVE SUMMARY
Design Principles for Modern Living- Section 6 (pg. 34-41)
Modern families may need more space, but new designs should still match the
neighborhood's historic character. Here's how to do that:
• Use a central shape (Primary Mass) as the main part of the house.
• Add other parts (Sub-Mass, Side Extension)to break up large wall areas and reduce
bulk.
• Keep the overall shape balanced and avoid flat walls along the street or next to other
homes. The overall mass and looming (feeling) will go away.
Lot Layout and Neighborhood Fit (Block Continuity) - Section 5 (pg. 28-33)
To help new homes blend into the block:
• Measure lot widths, depths, and setbacks of nearby homes.
• Match average front yard, side yard, and back yard spacing.
• Add porches, fences, trees, and paths that connect private and public spaces.
Corner Lots (Pg. 33)
• Homes on corners should show a design that"turns the corner"—like a porch that
wraps or a tower that faces the street intersection.
• The Pattern Book provides design direction to have the home turn the corner
through the porch wrap, tower and/or a projecting 3-sided bay with chamfered
corners.
Materials and Construction Quality- Section 8 (pg. 47-65)
High-quality building materials protect your investment and preserve the district's
character. Use the following:
Allowed Exterior Materials (pg. 50-54)
• Wood or cement siding (Folk Victorian, Queen Anne, Bungalow)
• Brick (Prairie Style)
• Real stucco (three-coat system)
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EXECUTIVE SUMMARY
• Natural stone (installed in traditional patterns)
Not Allowed (pg. 55)
• Faux stone, synthetic stucco, or plastic materials
• Thin or decorative-only stone products
• Three-tab shingles or substandard roofing
Roofs (pg. 54)
• Use metal, slate, tile, or 40-year composition shingles
• Avoid visible flat roofs and substandard roof details
• Gutters and downspouts should be metal and match the building style
Windows and Walls (pg. 43-46 and 59-64)
• Keep window alignment consistent between floors
• Leave space between windows and wall edges
• Use trim and details that create visual depth and interest
Chimneys (pg. 50)
• Must be built with masonry or real stucco
• Include chimney caps to hide spark arrestors
Final Notes
This Pattern Book is here to help Homeowners, Architects and Builders design a home that
adds to Grapevine's charm and works for today's families and modern living. By following
these simplified steps and using the right materials,you can build or renovate a house that
respects the past and looks great for the future.
For detailed design approvals and questions, please contact the City of Grapevine Historic
Preservation Officer.
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The Grapevine Pattern Book
Principles and Standards for Residential
Additions and New Builds Within the
Grapevine Historic Township Boundary
�.. ` June 17, 2025
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Grapevine Mayor
William D.Tate
Grapevine City Council
Place 1 Paul Slechta
Place 2 Sharron Rogers
Place 3 Leon Leal
Place 4 Sean Shope
Place 5 Chris Coy
Place 6 Duff O'Dell
Grapevine City Manager
Bruno Rumbelow
Convention and Visitors Bureau
Paul W. McCallum-Executive Director
Grapevine Historic Preservation Officer
David Klempin
Grapevine City Attorney
Matthew Boyle
Grapevine Planning Director
Erica Marohnic
Consultant
Team Architexas
Craig Melde,AIA
Michael Karnowski,AIA,APA
H.A. Baumbach
MESA Planning
Robin McCaffrey,AIA, FAICP
Contents
Introduction and History 4
History of the Grapevine Historic Township..................................... 6
History of the Block Pattern ................................................... 7
Section is Standards and Conditions of Application 8
Use of the Pattern Book ....................................................... 9
Table of the Conditions for Application of the Pattern Book..................... 10
Section 2:How to Apply this Pattern Book 13
Five Steps for Design Development: ........................................... 14
Section 3:Standards of Style and Features of Style 16
Standards of Style identity.................................................... 17
Standards of Style—Folk-Victorian ........................................... 18
Standards of Style—Queen Anne Victorian ................................... 18
Standards of Style—Arts and Crafts Bungalow ................................20
Standards of Style—Prairie ..................................................21
Section 4:Adjacency and Encroachment 22
Patterns of Lot Occupancy....................................................23
Section 5:Public and Private Domain Block Continuity 28
Block Continuity ............................................................. 29
Section 6:Building Form 34
Complexity of Building Form..................................................35
Five Elements of Building Form................................................36
Setcion 7:Walls and Openings 42
Patterns of Elevation-Voids and Solids........................................43
Walls and Openings ..........................................................43
Patterns of Elevation:Voids and Solids.........................................46
Section 8:Standards of Building Quality 47
Building Quality..............................................................48
Building Quality Standards....................................................50
Introduction
Introduction and History
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Introduction
Introduction
Beginning with the Grapevine Historic Preservation Ordinance that was adopted in 1992 along
with the Design Guidelines for Historic Commercial and Residential Properties, and the update
to the Ordinance adopted in 2013, these ordinances define what can be built and expanded
within the original Grapevine Historic Township.
The 2013 update established side yard setback planes. The Grapevine Historic Township
boundary includes 247 acres and is bounded by Northwest Highway on the north, Wood
Street and the D . E . Box addition on the east, Dallas Road on the south, and Ball Street on
the west. This pattern book applies to all properties located within the Historic Township
boundary. The D . E . Box Addition Historic District includes 27 .5 acres and adjoins the Historic
Township immediately to the east. However, the Grapevine Pattern Book does not apply to
the D. E. Box Addition Historic District because the District is comprised solely of Ranch Style
Houses.
Use of this pattern book will be for all properties located within the boundary of the Grapevine
Historic Township. When the guidelines and standards are used a property may gain more
building area than the Ordinance currently allows. Also, compliance with the guidelines and
standards of this Pattern Book would allow some encroachment into the side yard setback
plane and setbacks required for the property by current zoning ordinance, which further
enhances design flexibility. The pattern book would allow for second floors to have full height
walls which extend beyond the side yard setback plane. This could allow for a house to be
larger than the 3,400 square feet currently allowed by the Preservation Ordinance.
Every structure built in compliance with this Pattern Book will employ these mass elements:
primary mass, sub mass and accessory mass. It would employ an adjunct mass if the design
is a 2-story structure and employs an engaged mass if the design is not located on a corner
lot. How these form elements are assembled to host the floor plan is the purpose the Pattern
Book. The combination of the form elements described above will yield an appropriately
complex building configuration and eliminate the presence of continuous, unbroken wall
planes along the side yard and street fronting building lines. This is the objective of the Pattern
Book. The resulting complexity of the building footprint, creates a building that is visually
appropriate for the Historic Township.
5
Introduction
History of the Grapevine Historic Township
The Grapevine Historic Township boundary records and memorializes the area of orig-
inal settlement of Grapevine from 1844.Four of the original surveys of 1845 con-verge
at the intersection of West Wall Street and Scribner Street and are marked by a historic
"witness tree"that has been carefully respected and marked with a historic plaque.
The earliest structures were log cabins built by settlers Leonard,Foster,Dooley,and
Mahon. With the opening of the Cotton Belt Railroad in 1888,Grapevine began to
thrive with the construction of brick masonry buildings built on Main Street.In 1907,
the local citizens voted to incorporate the Township of Grapevine,certifying its streets
and parcels with Main Street running north and south at its center and residential
parcels located to the east and west of Main Street. (see 1907 and 1913 maps of the
Township below)
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1907 Grapevine City Limits 1913 Grapevine Map Showing Development
6
Introduction
History of the Block Pattern
Houses were built by successful business owners and farmers in these surrounding
blocks in the Folk Victorian and Queen Anne Victorian styles. Prairie and Arts and
i
Craft style houses followed in the 191os and 192Os.Some examples of these houses are
pictured below.These early houses are the jewels of the Grapevine Historic Township
and their placement established the pattern of development which is valued today. _
The owners of these houses,in many instances,acquired several lots, building the
house on a single lot,with the other lots containing small barns, outbuildings for _ �I
livestock,and produce gardens supporting the family.
Through the years,these Accessory lots were gradually sold off by the owners to
family members or new families as building sites for new houses.Most often,the new
houses were built in a current style complimentary to the original house.This pattern
of development continued in the Grapevine Township for more than 50 years. .�.
As an example,Susan Foster transferred a portion of her land grant to her daughter
and son in law,Henry Suggs.The Suggs later sold lio acres to Thomas and Elizabeth
Nash,establishing Nash Farm.Edward and Martha Simmons gave their garden lot next
to their house at 305 Smith Street to their son and daughter in law, Hugh and Mary
Virginia Wall Simmons,as a site to build their first house. _{
The Grapevine Historic Township boundary includes 247 acres and is bounded by
Northwest Highway on the north,Wood Street and the D.E.Box addition on the east,
Dallas Road on the south,and Ball Street on the west.This pattern book applies to
all properties located within the Historic Township boundary.The D.E. Box Addition
Historic District includes 27.5 acres and adjoins the Historic Township immediately
to the east.
114 gap
Beautiful examples of these styles on the east side of Main Street include the
(1)Wingate Lucas House at 221 East Worth Street,the(2) Earl Yates Sr
House at 405 Smith Street,the(3)Sandy Wall House at 325 East Worth f
Street,and the(4) Henry C.Yancy House at 303 East Worth Street.
7
Section i
Standards and Conditions of Application
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Section i
Use of the Pattern Book for Modern Living and
Design Flexibility
Use of this pattern book is required for all properties located within the boundary
of the Grapevine Historic Township.When one follows the guidelines and standards
contained herein,they have the opportunity to achieve a unit building area that is
more compatible with the spatial requirements of modern living.Also,compliance
with the guidelines and standards of this pattern book allow certain encroachments
into the side yard setback plane and setbacks required for the property by current
zoning ordinance,which further enhances design flexibility. The pattern book will
allow for second floors to have full height walls which extend beyond the side yard
setback plane.In certain instances,this will allow a house to be larger than the 3,400
square-foot building area allowed by the Preservation Ordinance.
Historic house with full-height side walls
There are four (4) primary style types for which the Principles of Style and Style
Features section presented in this pattern book,are established.These styles are
Folk-Victorian,Queen Anne Victorian,Arts and Crafts Bungalow,and Prairie.
New house with clipped roof corners
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Section i
Table of the Conditions for Application of the Pattern Book
Conditions within the Grapevine Historic Township vary, including different land uses and different lot configurations.As the
district continues to revitalize,such revitalization will include restoration, remodel, reconstruction, new construction,and/or
repair.Therefore,the fullness of this Pattern Book may not be relevant to the type of building permit being sought.There are 8
specific conditions:redevelopment,reconstruction,restoration,repair,etc.,conditions which will make certain standards of this
document not applicable.Below,the 8 conditions of application are listed and defined.This list is accompanied by a schedule of
the subsections of the pattern book that will apply if the specified condition is applicable.
Conditions of Application (see Table below):
Condition 1:Where a tract is sufficiently large that the applicant seeks to subdivide into more than 1 lot which conforms to the
Standards of R 7.5 HL Zoning Designation.
Condition 2:Where the applicant seeks to build upon a lot that is larger than the average lot size within the block as a result of
using the block average lot width as a unit of subdivision,and this results in a building area that is larger than the average building
area of the block by at least 20%.
Condition 3:Where the applicant seeks to build upon a lot (or lots) which,as a result of the previous subdivision, is now not
aligned toward the same fronting street as other lots within the block.
Condition 4: Where the applicant seeks to build upon a large tract of land that already exists within the block and the tract
occupies at least 35%of the total block face.
Condition 5:Where the applicant is making improvements to or is making an expansion of an existing home.
Condition 6:Where the applicant is making improvements to an existing non-single-family structure.
Condition 7:Where the applicant owns at least 40%of a block face and is proposing to replat into individual lots for single family
construction.
Condition 8:Where ordinary maintenance is being made to any structure.
TABLE OF APPLICATION
Use this table to determine conditions that apply to your project.
Conditions Patterns/Principles/Standards
Patterns Patterns of Patterns of Patterns Principles Standards of
of the Block Lot Occupancy Building Form of Elevation of Style Construction
Condition 1 X X X X X X
Condition 2 X X X X X
Condition 3 X X X X
Condition 4 X X X X X
Condition 5 X X
Condition 6 . X
Condition 7 X X X X X
Condition 8 X'
When maintenance projects engage construction addressed by the standard
10
Section i
By using this pattern book,you can achieve a house with a building area more appro-
priate for modern living with the major architectural mass (later referred to as the
Primary Mass)located at the center of the design with smaller masses(later referred
to as the Adjunct Mass)extendingfrom it.The primary mass and adjunct mass enhance
the interior living space beyond the Setback Plane while creating a pleasing exterior
appearance. Use of a Primary Mass with attached smaller masses enhance the street
view of the house and maintain a visual compatibility with the historic fabric of the
district.Two examples below illustrate this point.
Example is The c.19oo Bart Starr House(replica)is located at 409 West Wall Street.A
central 2 story mass is positioned at the center of the House,with smaller masses(later
referred to in the Block Continuity section of this pattern book as Adjunct Masses and
Accessory Masses)projectingto the left and right.The wrap around porch(Accessory
Mass) completes the house design.
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Example 2:The Blevins House at 428 East Wall Street has a one-and-a-half-story
central mass with projecting smaller mass and a double-curved Accessory porch pro-
jecting into the front yard setback;and another smaller mass and Accessory porch
projecting onto the rear and side yard of the house.
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Section i
Examples of Houses and Block Patterns along West College Street
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Located west of Main Street are more
examples of these house styles and Block
Patterns including the(1) Dr,WIII Lipscomb
House at 221 West College Street,the(2)
Grapevine Historic Township Map Harvey Lee Forbes House at304 West
College Street, (3)Jerome Kirby Buckner
N Waa,W,,,s,re Mainstrcnmmeryiai Houses at416and (6)604 West College
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D.e.Da:waamaa
s HiamrirDianirt 504 West College Street,and the(5)J.T.
Lucas Sr.House at 512 West College Street.
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12
Section 2
How to Apply this Pattern Book
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Section 2
Five Steps for Design Development:
Step is Identify the Building Space
Building space is imposed by the zoning classification and is not modified by this pattern book.Historic Landmark(HL)designation
does permit encroachments that serve certain objectives which are permitted within this zoning.Be sure that all aspects of the
primary structure and auxiliary structures that are not specifically allowed to encroach beyond the Building Space are contained
within that Building Space.Compliance is measurable.
Step 2:Identify the Buildable Spatial Lot Envelope(up to 40%)
Locate these spatial zone/envelopes within the subject property.As the design of the ground plane(vertical construction,hardscape,
and landscape) between street and building is developed, be sure that the ground plane concept embodies the objectives,as
specified for,and illustrated for,and that each spatial zone/envelope can be identified.Some of the spatial envelope regulations
are measurable and some are thematic.
Step 3:Develop the Building Form
Determine how the floor plan is vertically expressed as a combination of massing components.Make certain that all or a portion
of the massing components assembled can be visually associated with the ground by either resting on the ground or appearing
to rest on the ground through employment of a visual detail or device or feature.Also,compose the roof form over massing
elements so that each mass element is expressed in a roof form and that ridge orientation follows the required relationship to
street frontage.Some massing regulations are measurable,some are thematic,and some may be interpretative.
Step 4:Choose the Facade Style
The regulated relationship between void and solid and the compositional outcomes must be accomplished in each wall plane
individually.Satisfactory relationship between solid and void is accomplished when reference lines(regulating lines)can be con-
structed between voids(and other features)within the wall plane that illustrate a uniform pattern for the composition.Some of
the facade articulation regulations are thematic and some are interpretative. Identify the stylistic type and articulate how these
attributes of style are interpreted within the overall elevation and placement of other stylistically relevant features. Stylistic
expression regulations are interpretative.
Step 5:Incorporate the Building Construction Standards
Illustrate in the provision of wall sections,architectural details,and/or construction specifications showing how the required building
construction standards are being implemented.Employment of building construction standards is measurable.
14
Section 2
Pattern Book Principles for Modern Living and Design Flexibility
Front yard,rearyard,and side yard setbacks are established by the zoning classification
applicable to this property.Exceptions are permitted within the zoning established set-
backs for properties located within the boundary of the Grapevine Historic Township
.Be sure that all aspects of the primary structure and auxiliary structures that are not
specifically allowed to encroach beyond the building space are contained within that
building space.Compliance is mandatory.
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Section
Standards of Style and Features of S
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Section 3
Standards of Style Identity
The Historic Districts regulated by this pattern book still contain a substantial number
of structures from the era of the original Town Plat(19o7).These structures are the
foundational elements of continuity within the block(visually)and with the history of
the districts(culturally).Therefore,the styles that were prevalent during the develop-
ment of the Historic Districts regulated by this pattern book are the reference styles
which guide this the"Standards of Style Identity"specified below for each style type.
There are four primary style types for which Standards of Style Identity are established:
1. Folk-Victorian (1870-1910):This style's identifying features include porches
with spindle work detailing,jigsaw cut trim, symmetrical facades and cornice
line brackets. The spread of Folk-Victorian houses was made possible by the
railroads.The railroads provided local lumberyards with abundant supplies of pre-
cut detailing from distant mills.These dwellings made strong stylistic statements.
2. Queen Anne Victorian (generally 1880-1910):Queen Anne Victorian became
a dominant residential style at the close of the 19th century but continued popu-
larity into the early 20th century,primarily in the southern and western regions of
the United States.Cotton rich states of the South (e.g.,Texas) display particularly
rich examples.The first American example of this style (imported from England)
is the Watts Sherman House,built in Rhode Island in 1874. It did not take long for
the style to quickly spread across the countryand by 1880,was nationally present. "� e
Spreading of the Queen Anne popularity was facilitated by pattern books and
by the first architectural magazine,The American Architect and Building News.
3. Arts and Crafts Bungalow (1905-1930): Because Texas was well positioned
between,and well connected to,the East Coast,the West Coast,and the Great
Lakes urban centers, many Texas cities were distribution points for the sale of _
goods from these areas. Texas was also influenced by the popular architectural �-
styles of California,Chicago,and Eastern Urban areas.Among the California styles
that became popular in the Dallas region was the Arts and Crafts Bungalow
4. Prairie Style (generally 1900-1920): This popular style originated in Chicago.
However, it quickly spread nationally from the Mid-west Cities of origin via"pat-
tern books"and popular magazines. Early works by Frank Lloyd Wright were of - -
this"school"and included such examples as the Winslow House, attributed to
be the first Prairie House. mumm mmn»m
Each of the styles introduced above is the basis for the"Standards of Style"specified
below.These principles are meant to be guides that interpret the particular style from
which they are derived,and not replicate it. It is the intent of this pattern book to
accommodate natural evolution of the built fabric while assuring that variations within
that evolution stay within a range of outcomes that is compatible with the archetypes.
Each structure built should work exclusively within the parameters of one style type
(Prairie,Queen Anne Victorian,Folk Victorian,or Arts and Crafts Bungalow),applying
the principles of that style type in ways that the architect/designer can defend as an
embodiment of the principle advanced .The principles for each of the 4 style types
are as follows:
17
Section 3
1. Standards of Style—Folk-Victorian f. Spindle-work and turned columns at porches.
a. The oldest home style found in Grapevine it is a com- g. Ornate porch railings and supports.
bination of`Folk'or vernacular homes and the more
complex or ornate Queen Anne Homes.It was impact- h. Some gable ornamentation.
ed by availability of materials,transportation to deliver
these materials and information on home design and i. A wide band of trim detail beneath the cornice of the
construction. structure and the porch.This trim continues over all
openings.Where employed at the cornice of porches,
b. Front porch,few wrap-around porches. the trim provides a continuous lentil supported by
columns with classical reference(typically Doric).
c. Simple roof form (pyramidal,gables or hip roofs).
j. Full window surround,generally unembellished.
d. Simple windows with vertical orientation.
k. Flatter roof pitch which does not generally exceed an
e. Wood siding and trim. 10/12 pitch.
c
V1 G�F�$jr�$ �i ff]4347Q
F 1
Lul
---
18
Section 3
2. Standards of Style—Queen Anne Victorian
a. Use of gable forms as projected cross gables extending from a more domi-
nant hipped roof or as cross gable(s)extending from a dominant gable.Roof
pitches can be steep(greater than 12/12 is permitted but no less than to/12). �
f.
b. Use of decorative carpentry to accentuate the bottom portion of the gable, "
a pediment or features of the house.
c. Decorative carpentry can be used to tie together the primary structure with �f
the accessory structure(example:house and porch.
d. A partial or full width asymmetrical porch that often extends along the front _J�
and 1 additional sidewall.The porch is elevated,with steps and contains a r
typical rail between columns. L
I
e. Decorative carpentry employed to add"corner bracing"to porch columns. _
Porch columns may be grouped in units of 2 or 3 at each point of support. — —
f. Replacing plain,flat walls,in certain cases with more decorative intent such Decorative dormer
as cutting away the corners beneath a gable as a place for embellishment.
Also,avoiding large areas of planar wall surface with the decorative use of
differing wall materials.However,material changes usually occur at places of
structural meaning,such as the elevated first floor line(water table),a base
holding up another form expressed in a more decorative material. - :-
g. The employment of bay windows,wall insets,and towers which "balloon
framing"of the late 19th century allowed. (Balloon framing:studs running from foundation to roof.)
LIF L'
Decorative carpentry
19
Section 3
3. Standards of Style—Arts and Crafts Bungalow
�. The Arts and Crafts movement was in many ways a moral/ethical movement that
sought to reform society through design,reflecting a general anxiety over the lifestyle/
= social influences of rapid industrialization.Arts and Crafts celebrated the work of
craftsmanship over mechanization.The spread of Arts and Crafts as an architectural
movement was aided by popular publications such as The Craftsman,House Beautiful,
and Ladies Home Journal. The Blacker House (19o7) in California by Greene and
Greens is considered the quintessential architectural example.
a. One to one and a half story,front gabled roof,or a cross gable,form with a
_AA projecting front gable. Roof pitch is flatter than other styles with the maxi-
mum pitch no greater than 8/12.
b. A front porch sheltered fully beneath the front projecting gable or an ex-
tended partial gable.
c. Significant overhang at the juncture of roof and wall in which the overhang
is rarely boxed and rafter ends are typically exposed.
d. Beams or brackets which support the rake of the gable.
w�
_ ewes
e. Gabled dormers with overhang and detailing matching the main wall and
roof(described above).
f. Wood cladding or shingle wall cladding.
g. Deep and boxed roof overhang,often with a decorative soffit or the use of
brackets supporting the overhang.
I' I
1 �TJ ` o
t Brackets supporting overhang Porch columns with massive base
20
Section 3
4. Standards of Style—Prairie
a. Two story "box" shape
(also known as "American
Foursquare") primarily with
a hipped, low pitch roof (8/12
max).This box is dominant over
all other masses which are at- ��._. �_. E
tached to it(e.g.,wings,porches, -
carports,etc.). F I -
b. The entrance is afocal point of
the facade and may include an I - I
elaborate porch,surrounded by
greater embellishment(typically
Mission or Italian Renaissance),
or a 2-story projection thatalso serves as a second-floor
over-look.
c. The use of horizontal rows of I
casement windows, clustered B r _ _., _ _ __ __ D
between wide,opaque corners. li`
d. Massive square or rectangular II I
piers/columns of masonry em-
ployed to support porch roofs
or overlooks and,in some cases, iy A
used as plinths for wood col-
umns between plinth and roof.
e. Broad,flat chimneys.
f. Dormers which align with the
entry that are wider than they
are tall above the point of roof
penetration. �V
g. Deep roof overhang, often
boxed with a decorative soffit
and/or the use of brackets sup-
porting the overhang.
21
Section 4
Adjacency and Encroachment
-yam- 7--
TLYyy;7tif A{
7�rIf1{lam
VI E
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22
Section 4
Patterns of Lot Occupancy
Lot Occupancy is determined primarily by the Zoning applicable
to the subject property which provides for side yard,rear yard,
and front yard setbacks.In addition,prevailing zoning regulations
address maximum building area as a percentage of the total lot
area.Within the boundary of the Grapevine Historic Township,
this ordinance established certain variances and additional stan-
dards that assure that lot occupancy does not adversely affect c. Height exceptions at the front and side yard
block or architectural continuity and acknowledges conventions setback line: Architectural features that meet the
of construction and building design that were prevalent when definition of Accessory Masses (see Patterns of
the Historic District was built and should be carried forward into Building Form)are exempt from side yard and front
any new construction. yard setback lines but cannot be any taller than the
maximum allowed building height.
These conventions of construction and design relative to the
zoning established setback lines include: d. Continuous wall plane: See Patterns of Building
Form(below).
1. Continuous wall plane and plate height along the
front yard and side yard setback lines:
The visible increase in residential building area,displayed
by more recent construction,creates an issue of"scale
conflict"relative to a pattern of continuity between
the newer and older buildings.Therefore,the following
limitations are applicable to those building conditions i
where a new residential construction shares a common
side lot line with any residential construction (older or �5 S
newer construction) that has a plate height facing the ��
common lot line that is 14 feet or less. In such cases,the
following standards apply:
i
.. r
a. When fronting or abutting a yard setback line,
and the neighboring property is a new or historic 1
i story structure:See Patterns of Building Form,#3
on Page 34•
b. When the neighboring property is another
2-story structure (new or historic): The plate
height to set back limitation is not required as per ;14 3 E
Patterns of Building Form#3.The use of an Adjunct 1 r � 55 f
Mass,or multiple Adjunct Masses,to maintain scale in �C1
mass articulation is still required and any segment of the wall plane relieved by projecting an Adjunct Mass �1
must meet the height-to-width conditions set forth
in Patterns of Building Form #3.This is only allowed I f
when the adjacent property abutting the wall plane is i
also a 2-story mass. j
23
Section 4
2. Structures Permitted in the Front Yard and Rear Yard Space:
' In the era of the original Grapevine Historic Town Plat (1910), there was no
zon- ing ordinance in place,and the conventions of development that emerged
were defined by cultural and market preferences of the time . In these cases,
develop-ment along a generally recognized setback line produced a"block-face"
that was not as rigid as that resulting from the current and strict zoning enforce-
ment of building lines . Therefore,a provision is made herein to permit certain
structures/encroachments within the front yard and rear yard space defined by
zoning.These encroachments include:
a. Permitted structures within the front yard: Front yard space may be
encroached upon to accommodate porches,terraces,patios,follies(costly,
ornamental structure or building),gate heads, planters, plinths, masonry
Yy *_
outdoor fireplaces,and certain architectural extensions of the main structure
that are not meant to accommodate enclosed or indoor space,such as a
greenhouse.
b. Permitted structures within the rear yard:All of the above and also,
carports,storage sheds,seating areas, recreational structures supporting
L the overhang.
-- -
24
'ter z ��•.+ � _ �ti
7 i '
Section 4
3. Permitted encroachments over the front yard and rear yard setback line:
Typically, building lines set limitations for the placement of building foundations
and thereby allow certain projections from that foundation to overhang or en-
croach into theyard space as established byzoning.In keeping with that generally
recognized practice and the extent to which such practice characterized the
historic development of the Historic Districts regulated by this ordinance, the
following encroachments are allowed into the front yard,rearyard,and side yard
-.F., setbacks specified by the applicable zoning:
F a. Permitted encroachments over the Front Yard setback line: Roof
overhangs,porch roofs,awnings,various projections from the exterior wall
plane for downspouts,belt courses,water tables,corbeling,and other such
- features of the structure that are commonly encountered.
b. Permitted encroachments over the Rear Yard setback line: Roof
~ overhangs, porch roofs,awnings, mechanical equipment/service,various
• projections from the exterior wall plane for downspouts,belt courses,water
tables,corbeling,and other such features of the structure that are commonly
encountered.
c. Permitted encroachments over the Side Yard: Roof overhangs, porch
roofs,awnings,mechanical equipment/service,various projections from the
Masonry corbelling exterior wall plane for downspouts, belt courses,water tables,corbeling,
and other such features of the structure that are commonly encountered.
d. Corner Lot exceptions:As specified in the previous section of this ordi-
nance(Patterns of the Block),architectural response to corner conditions is
facilitated bythe creation of a"Corner Recognition Zone."Proper assessment
of the corner condition may necessitate some level of encroachment beyond
the building lines fronting that corner as specified in the base zoning.This
is particularly true where smaller lots exist. In addition,certain variances in
building height may be justified. Therefore,the following encroachments
beyond setbacks established by zoning and height limits are allowed within
the Corner Recognition Zone.All are permitted encroachments into the
front yard and side yard(specified above)except for mechanical equipment.
Architectural features in the Corner Recognition Zone that are to fulfill the
purpose of the Corner Recognition Zone may be taller than the permitted
building height by three feet.
26
Section 4
+ti F
_ ,'
1
1 '
i
i
27
Section 5
Public and Private Domain
Block Continuity
{ 4 %
.�r,r �� _ 4� _ill v• � - r
ti a � M1
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T E Xj A S
28
Section 5
Block Continuity
In order to create buildings more like the _
original Township district,block continu-
ity comes into play. Block Continuity re- J
MAP
fers to the thematic relationships existing
between the public (street) and private _ f F
(home) domain. These features that i r�
..,.x
collectively create a"fabric of identity" T' " PEY�3 E
result from an evolution from the original
patterns of development to merge with
subsequent patterns of development i
i ' w ti i4 7�+F.i••.
guided by current zoning and the mar- _ 7_I
ket.In this confluence of determinants a
fabric of identity has emerged. , ��•�
7.
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re + y F
t • ! . r
a _
tir
i f I I A • i do/ 1 1 F
29
Section 5
1. General Residential Zoning Classifications-
There are 2 general residential zoning classifications that dominate the area.These
are R 7.5 for well over half of the regulated zone,and R12 .5 exclusively in the D. E.
Box Addition.Permitted lot regulation for R 7.5 zoned portions of the regulated area
allow a minimum lot width of 65 ft.,a lot depth of loo ft.,a front yard of 30 ft.,a side
yard of 6 ft.,and a rear yard of 25 ft.,further constrained by 40%coverage maximum
These R 7.5 zoning standards are currently imposed on lots that are generally 50
x 150 with some at 130 ft. deep. Corner lots and reverse frontage lots are wider in
these two zoning classifications. Applying current zoning setback requirements to
historic lot sizes greatly reduces the building area normally associated with other R
7.5 development in Grapevine.The D. E. Box Addition shows greater conformance
to the current zoning of R 12.5 except that the zoning permitted set back of 35 ft.is
significantly shallower than the historic setback of 6o ft.Also, lots in this area are
larger(8o ft.wide by 18o ft . deep) than R12.5 zoning would allow (8o ft. wide by
loo ft.deep) .Over time,this inconsistency between historic patterns and patterns
permitted by current zoning has evolved into a newer pattern that this pattern book
Mum-rT �-�- seeks to document and recognize.
2. Block Continuity-
Historically, in the absence of zoning,the lot patterns were inconsistent ith some
historic lots being larger and some lots being smaller and some with greater set back
than others.This created an incremental aspect to the overall fabric which has only
been amplified by further inconsistencies permitted under current zoning.Therefore
"Block Continuity"is more likely attainable while"Patterns of the District"are not
attainable.Therefore,the lot width and setbacks regulated by this pattern book are
the average lot width and setback dimensions found among the historic lots of any
block.This definition of buildable lot envelope shall prevail over the minimum lot
width and setbacks permitted by existing zoning. Use of the Pattern Book will allow
projecting elements.This creates an exception to enable more use of the lot space.
a. The first step in applying the"Block Continuity"section of this pattern book
to any proposed development is to identify the lot unit to be employed by
taking measure-ments(lot width,lot depth,and setback measurements)of
historic properties within the block and determining the average. In cases
where the block is more than 50%occupied by a multifamily or other large
lot development or where the proposed new development consumes 50%
or more of the block face,then a residential lot unit of 43 to 50 ft.wide by
130 to 150 ft.deep shall apply.
b. This Block Continuity section of the pattern book is intended to overcome
the defen-sive relationship between home and street and establish a union
that is interconnected and to continue development that is reminiscent of
the township.This is accomplished by block development with reference to
linking 4 zones of consideration as a single definition of entry/portal.
30
Section 5
Grapevine Historic Township Map
N ' West Wall Street k Main Street Commercial $ T
Historic District F Historic District o
WJ. —_E 1 YJ NORTNwE ST-HY✓Y -z_ _-__—_.._—_._.___
D.E.Box Addition
S' p Historic District
_ —w-wui-sT i
ESTIu sT———
D ...........�w•rExas•sr�1 E-
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HouEmsr11111 -
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College Street Residential
E—LEGE sT Historic District
wcGEST
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••� I I
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TEXRAIL STATION
n
a S Historic District — -Al
m
a Grapevine Main&Tower
m
l I
E•a 1—RD
WDPwAS'0.D1 d
G Peace Plaza 0 250 500 1,000 Ft
�a
Cottonbelt De O Main Street Commercial Historic District peace t Palace Arts Center Theatre
� �West Wall Street Historic District ';;Originall
�Grapevine City Hall College Street Residential Historic District Town Residential National Register Historic District MA
�
Cotton Belt Railroad Historic District
___ Township Boundary Railroads
Grapevine Convention&Visitors Bureau 1�D.E.Box Addition Boundary Historic Landmark Properties —Streets
31
Section 5
Typical Lot Plan
I'I
Location of Zone
I
I
I
I �
r-4
f
Typical Lot Plan showing roof lines
,.v
— ri :�t — —
r
_ I
I
1
_= — Corner Recognition Zone showing tower
32
Section 5
Four Zones of Block Continuity
The adjacent diagram defines four zones of consideration within which the relationship between the
Public(street)and private(home)domain is established.These are:
1. The Facade Zone:The Facade Zone seeks to eliminate flat and continuous wall planes across the front building line which
projects a solid line that is"defensive"in its visual message. Where a continuous wall plane is placed along the street-facing
building line of the lot,Accessory Masses or Sub-Masses are employed to break the visual presence of such a wall.
_ 2. The Interface Zone:The Interface Zone seeks to create a connection between the Fagade Zone and the Promenade Zone
wherein the two are linked by the extension of one toward the other through porches,steps,plinths, pots,terraces, patios,
furniture,or other semi-public concessions/support.
- 3. The Promenade Zone:The Promenade Zone overlaps the Public ROW and the front edge of the private lot and seeks to
support more social usage of the public domain.It transforms the public domain from its function of"directed"movement to
a movement supporting social interchange and pedestrian activity.These devices include fence perimeters that delineate the
lot space but are socially open, more ornamental,and not defensive (such as a lower picket fence),any lot edge definition
that allows"crossover"activities,trees in the yard that contribute to the canopy of the promenade,features that celebrate
the confluence of flow from the residence to (and adjoining) the flow along the promenade and the expression of that
confluence says path, portal,and definition of entry.
- 4. The Corner Recognition Zone:The Corner Recognition Zone seeks to build upon an established pattern wherein those
structures built on corner lots show a built response to this location by projecting some portion of the building forward
toward the street intersection. Typically, the built projections employed are a projected porch element, a wrap-around
porch,a vertically projected element (such as a turret or tower), or a horizontally projected element (such as a Sub-Mass
extending from the Dominant Mass to make a bay or a special interior room). The Corner Recognition Zone only appears
on those lots located at street corners.
33
Section
Building
1 Y
GRA VINE
34
v:"
Section 6
Complexity of Building Form
A dominant pattern within the Grapevine Historic Township regulated by this pattern book is characterized by the complexity
of building form. Historically,there were limitations due to the carrying strength of wood members employed in residential
construction encouraged shorter spans which resulted in the articulation of smaller architectural masses.These smaller masses
were combined in picturesque ways,guided by popular and romantic visions of America's early suburbs. Later improvements in
construction technology(primarily through the advancement of engineered wood products) made it possible to increase spans
and build larger/"boxier"/less complicated building masses capable of accommodating the market's desire for more building area
within the small building space.
It is recognized that the lifestyle preferences of present-day homeowners differ from those of previous generations and that these
contemporary lifestyle preferences often make it necessary to construct larger homes on the historic lots of Grapevine.Therefore,
principles guiding"designer-driven"assembly of architectural form components(hereinafter"form elements')derived from the
historic archetypes are advanced in this section of the pattern book.
Form elements are fundamental components of the massing composition ultimately assembled bythe designer into a combination
that serves the homeowner's lifestyle(thereby,individual expression).They must employ the set of form elements derived from
thematic form characteristics of the larger district thereby maintaining continuity.These form elements must be clearly expressed
and have a corresponding expression in the roof line of the design.It is preferable that each form element have a clear expression
in the roof design which is visually supported by that form element.Also,it is preferable that the form elements combined to
comprise the overall design are expressions of the plan layout.The following are the form elements available for assembly:
,f
ti
-1
f
r 1
� 1
1
IM
1
1
1
f
U r
Ord
Fj: i re L
1
35
Section 6
Five Elements of Building Form line unless one of the following is accomplished:
a. The wider mass (if unbroken by extension of a Sub-
1. Primary Mass: Every structure built must be visually an- Mass as specified below in "b") is set back from the
chored by a Primary Mass from which other mass elements side yard setback line a distance of 1 ft. of additional
extend.The Primary Mass can be a simple rectangle but can setback for every 1 ft.of plate height over 14 ft.above
also be"T"or"L"shaped provided that a continuous ridge the finished floor elevation.
(from which the"T"or"L"extends) runs parallel to,and is
visible from,the frontage street.The"T"or"L"shape may b. The wider mass is broken up by the projection of an
be used to form the required cross-gable described below Adjunct Mass (projecting at least 3 ft.from the wider
in#2.The requirement of an uninterrupted ridge running Primary Mass) that is no greater in width than the
parallel to the frontage street would not apply in those height of the end story plate (above finished floor)
cases where the design of the Primary Mass is based on divided by 1.34....and the remaining visible width of the
Prairie or Queen Anne Victorian archetypes that employ a Primary Mass(which would be closer to the side yard
hipped roof rising from a square Primary Mass and coming setback line than 1 ft of additional setback for every
to a point instead of a ridge. Hipped roofs that are visible 1 ft. of height over 14 ft.) is also not greater than the
in the street fronting elevations are only allowed in Prairie permitted width of the projecting Adjunct Mass,allow-
and Queen Anne Victorian designs or designs which build ing a combined total width of the Primary Mass and
upon the characteristics of this archetype. Adjunct Mass to be twice the permitted width of the
Adjunct Mass and broken by a horizontal offset of 3 ft
2. Sub-Mass:Once the Primary Mass rises from the plan and (as described above).This applies to any portion of the
is expressed as a roof form,Sub-Masses can be added to it, Primary Mass that is closerto the side yard setback line
leading to a more complex overall form composition.Sub- than 1 ft.of plate height(over 14ft.above the finished
Masses are generally associated with functions of the floor floor)for every 1 ft. of additional setback unless the
plan such as bedrooms,sunrooms,dens,etc.At least one exemption permitted in Patterns of Lot Occupancy,
of the Sub-Masses must make a cross-gable that extends 1b,above applies.
toward the street. More than one gable extending toward
the street is permitted but at least one is required. The
cross-gable requirement does not apply to Prairie designs 4. Accessory Mass:Accessory Masses are those projections
or designs which are built upon the characteristics of this from the arrangement of Primary,Secondary,and Adjunct
archetype. It is preferred that each Primary Mass support Masses (described above) that typically accommodate
more than one Sub-Mass. outdoor extensions of interior functions,entry sequence,
utility functions, or vehicular storage and have a vertical
3. Adjunct Mass:The Adjunct Mass is aform element meant expression typically supporting a roof or a balcony. The
to reduce the amount of two-story wall plane that abuts employment of Accessory Masses is a key thematic aspect
the side yard setback line. Therefore, there is a limit to of the Historic District and a key feature use to commu-
the height-to-width ratio of a two-story wall plane, if that nicate the particular architectural style of the structure.
two-story wall plane comes to a side yard setback line. Therefore,all structures must employ an Accessory Mass
Based on the proportions of older two-story homes in element on the front elevation or at the street facing ele-
the Historic District, that height-to- width ratio is 1.34 vation if a corner lot condition.
(height): 1.0 (width) where height is the elevation
(above finish floor) of the horizontal plate or the point 5. Engaged Mass:Engaged Masses are the detached garage,
where the rake of a gable begins. If the height of the 2-story shed, pergola that comprise enclosure of the plan toward
mass (allowing for a 10 ft.first floor, 1.5 ft.for structure, the rear of the lot and typically not in the portions of the
and a 10 ft. second floor) is 21.5 ft., then the maximum composition that are visible from the street.
width of that mass abutting the side yard setback line is
21.5/ 1.34 = 16 ft. If the width of the above-described
Primary Mass approaching the side yard setback line is
wider than 16 ft.,then it cannot abut the side yard setback
36
Section 6
4
3
1
i
-1/
2 5
1 1
Note:When the ridges of two masses
line up,It becomes one Primary Mass
Adjunct
i
i 3 ft.
37
Section 6
Combining the Five Elements of Building Form
1. Principles for Combining Form Elements:Every struc- iv. A Primary Mass may also be used to create a
ture built in compliance with this pattern book will employ gable form projecting toward the street so long
mass elements number 1,2, and 4 and employ number 3 as its ridge is the same height as, or a lesser
if that design is a 2-story structure and employ number height than,the Primary Mass running parallel to
5 if the design is not located on a corner lot. How these the frontage street(see a.ii above)is not visually
form elements are assembled to host the floor plan is the obscured.
purpose of this portion of the pattern book.
b. The Sub-Mass must be associated with the Primary
When combining the form elements,the following princi- Mass so that:
ples of composition must be employed:
i. It creates a gabled form(s)that are attached to
a. The Primary Mass M must be placed so that it is: and extend from the Primary Mass toward the
street in ways that the relationship between the
i. Central to the massing composition and bears a Primary Mass and Sub-Mass display an"additive
relationship to other mass elements that it is the logic."Additive logic is defined as a relationship
central organizing feature around which other established by the design of the roof that can
mass elements are arrayed. be extended to contain the Sub-Mass or the
projection of the wall planes defining the Sub-
ii. Except where a peaked, hip roof rises from the Mass extending from the Primary Mass. (When
Primary Mass, as is seen in some Prairie and the ridges of two masses line up,it becomes one
Victorian styles;the ridge of the Primary Mass Primary Mass,)
must run parallel to the frontage street.
ii. At least one of the Sub-Mass elements must be
iii. The height of the Primary Mass cannot exceed attached to the Primary Mass so a gable form
14 ft. at the side yard building line and can be projects toward the frontage street (except in
taller than 14 ft. by 1 additional foot of height for cases of a Prairie style or design influenced by
each additional 1 foot of side yard setback.This this archetype).
standard may be varied when an Adjunct Mass is
employed to reduce the width of the wall plane iii. Except for a corner condition, all Sub-Masses
over 14 ft.at the side yard setback line to a width must bear right angle relationships to the Primary
no greater than the plate height of the Primary Mass.Skewed angle relationships are permitted in
Mass divided by 1.35.#3 Adjunct Masses employed response to a corner condition.All Sub-Masses
to satisfy this condition must extend at least 3 ft. are rectangular. If irregular or non-orthogonal
from the Primary Mass.The combined width of form shapes are employed,the standards appli-
the Primary Mass and the Adjunct Mass cannot cable to an Adjunct Mass will apply.
exceed 2X the width of the Adjunct Mass. Any
portion of the Primary Mass that is wider than 2x
the width of the Adjunct Mass must be set back
from the side yard setback line a distance of 1 ft.
of additional height over 14 ft.for every 1 ft. of
additional setback beyond the setback required
by zoning,except where such setback is varied by
this ordinance(see Patterns of Form,3,above)
38
Section 6
Front Gable Roof Exension
Centered in the Primary Mass
Co-terminus with Primary Mass
i
i
Diagram showing openings In elevation,based on observations
by Jonathan Hale,The Old Way of Seeing,Houghton Mifflin,1994,pg.46-57
39
Section 6
iv. Because the Adjunct Mass is defined as a form iii. This requirement may also be modified where
element exclusively associated with the Primary another"corner condition" Accessory Mass is
Mass and used as a device to allow aspects of the employed to create an architectural response to
Primary Mass with a plate height greater than a corner location.in these cases,the unique,often
14ft. above the finished floor to abut the side non-orthogonal form element(e.g.,aturret)must
yard building line,it must be a structural and form organize and influence the shape and location
extension of the Primary Mass.Structural or form of the Accessory Mass in question,just the way
extension means: the Primary Mass organizes the Sub-Masses and
Adjunct Masses attached to it.
v. At least 1 plane of the Primary Mass roof form is
extended out over the Adjunct Mass,making the d. As described above,the Engaged Mass is that portion
roof that engages the Adjunct Mass a component of the form composition that extends toward the rear
of the same roof that covers the Primary Mass. of the lot and is not visible to the street.Thereby a
corner lot would not be permitted to include engaged
vi. That the wall plane of the Adjunct Mass bears a mass principles in its design because it would be less
relationship to the Primary Mass that fulfills the visible from the street.The roof of an engaged mass
"additive logic" requirements for Sub-Masses, extension may be a hipped roof.However,the engaged
described above(6bi). mass element must:
c. The combination of the form elements described i. Connect to the Primary Mass or a Sub-Mass ex-
above will yield an appropriately complex building tending from it so that there is a clear"additive
configuration and eliminate the presence of contin- logic"to this relationship of form elements.
uous, unbroken wall planes along the side yard and
street fronting, building lines.This is an objective of ii. That the plate height of the engaged mass does
this pattern book.The resulting complexity of building not exceed a height higher than 14 ft.above the
footprint, creates places within the composition of finished floor that is allowable for every 1 foot of
form elements to infill with an Accessory Mass that additional setback from the side yard building line.
is visually anchored to that composition.The infill of
Accessory Masses shall:
i. Accessory Mass must be contained by the form el-
ement composition wherein it is attached to that
composition along 2 of its 4 sides at an interior
angled intersection of form elements.
ii. This requirement may be modified for porches
especially Bungalow or Prairie styles or a design
that derives from the attributes of these arche-
types. In such cases,the Adjunct Mass (e.g., a
porch element)may have a one-sided attachment
to the Primary Mass in a way that comports with
the attributes of prairie style design.
40
Section •
Sub Mass
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Section
Walls and Openings
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42
Section 7
Patterns of Elevation - Voids and Solids
Walls and Openings
Patterns of Elevation refers to the composition of void and solids within the building form.Voids are various types of openings
(or stylistic illusion of openings)and solids are the balance of opaque wall plane.The arrangement of voids within the wall plane
is one of the primary characteristics of style,especially those styles in this Pattern book.The following principles apply to the
arrangement of voids and solids within the wall plane of any form element:
1. Association with a Form Element:The openings in an articulated form (the Form Element expressed) create a pattern of
void to solid wherein the void components bear a relationship to each other and to uniformity of location within the mass.
The relationships to each other are:
a. Uniformity of header or sill:there must be a common reference line that can be struck along the header of sill of the
voids and to which each void attach.This consistency of horizontal alignment can be broken if the voids are meant to
express an interior function stylistically expressed through a unique arrangement of voids(e.g.,a stair tower,a solarium,
a greenhouse appendage,or a curtain wall,etc.).
b. Uniformity of vertical alignment:There must be a vertical relationship between vertically associated voids(e.g.,first and
second story windows in any form element),wherein the center lines of each unit on the first floor are aligned with a
center line of the unit above.This consistency of vertical alignment can be broken for all those exceptions described above
(a)and in cases where the void above derives its location within the wall plane by some deference to the configuration of
the form(e.g.,a window above may move to the centerline of the form to occupy a central location within the triangular
shape of a gable while the voids below are positioned further apart).
c. Doors may be excepted from these relationship principles if the place of entry is architecturally defined.
2. Arrangements that convey a compositional logic: The principles prescribed herein are considered separately for each
expression of form element. In any set of relationships,there must be a compositional discipline/logic that determines the
horizontal and vertical relationships. Typically,these relationships can be graphically set by imposing a pattern of regulating
lines across the elevation of the wall plane in question and the lines define association of voids as center lines through the
void,reference lines locating the heads or sills of the void,or location points for the void established by line intersections,etc.
3. Defined by exterior compositional/stylistic purpose,not interior utility:Generally,the Prairie,Queen Anne Victorian,
Folk Victorian,and Arts and Crafts Bungalow styles are distinguished,in part,by the articulation of,and relationship of,voids
within the wall plane.
43
Section 7
#1 First and second floor voidsalign
X
#1 Header and sill
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uniformity LEB
I
Regulating Lines Uniform horizontal and vertical relationship
I
#2 A pattern of Regula-
tory Lines defining the El
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association of voids in
the wall plane
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44
Section 7
No Yes No
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Solid carries the visual
sense of"load"to the
ground
45
Section 7
Patterns of Elevation: Voids and Solids
Therefore,it is essential that these stylistically meaningful associations and character-
istics of voids(typically exterior and bearing a relationship to the shape of the hosting
form)are not overcome by utilitarian function of voids(typically driven by an external
displacement of the void due to internal demands such as a window above the closet
rod,over a vanity,etc.).When a utilitarian concession becomes unavoidable,then the
window must take on a more decorative shape,one that does not need a sill or header
and is independent of the overall compositional logic. Decorative shapes include a
circular,oval,and sometimes square opening with a uniform,and decorative,surround.
4. Preserve that legibility of the form element as a ground supported
structure: Earlier it was specified that all form elements must communicate a
visible connection to the ground.This is stylistically important as the origin of the
styles referenced by this pattern book are styles that evolved from stone or timber
construction.Therefore,the articulation of the mass allowed sufficient width at
the corners and/or sufficient distance between rough openings of the void to
accommodate the delivery of compressive forces to the ground.The pliability of
modern-day framing has made it possible to place voids within inches of a corner
or very close together without the need for solid mass between to accommodate
structural weight or compressive member dimension.Therefore,this principle
of void to solid relationship speaks to the preservation of sufficient continuity of
solid mass to visually accommodate the transference of compression forces to the
ground.At a minimum,the distance of any window to the edge of a form element
is 1.5 ft.and the minimum amount of solid wall space between the rough opening
of form elements is also 1.5 ft.The minimum distance between rough openings:
a. Does not apply to the joining of window units within a single opening(mulled
together to make a multi-unit glazing)
b. Does not apply if the association of openings closer than 1.5 ft.is contained
within an architectural articulation such as stone columns between units or
a timbered bay,etc.
46
Section 8
Standards of Building Quality
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47
Section 8
Building Quality
During the early era,the town of Grapevine existed well beyond the sphere of residential market expansion pushing outward from
Dallas and Fort Worth.At the time of the Historic Plat(191o),Grapevine was a nuclear economy and had an insular residential
market.
Today,Grapevine,and its residential market,present a different condition.Grapevine is a fully integrated economy and evolves in
concert with the larger economy of the Metroplex.The days when Grapevine exported goods(developed,grown,manufactured)
locally and imported capital from,then,distant marketplaces (an exported economy) have given way to the present condition
wherein it now participates as a vital component of the Dallas/Fort Worth economy.
As the economy of Grapevine changed due to its proximity to Dallas and Fort Worth,its residential market also changed.Largely
buoyed by the power of the 114 Corridor as a place where Class A office space,high end retail,and higher home values are arrayed,
Grapevine has become a target for residential appreciation.This is especially true as the"land supply"for residential development
meeting the increased demand for higher price point products is becoming scarcer.
The scarcity of land for newer residential development has fostered market interest in redevelopment of existing residential areas.
This same pattern was seen in those areas closer to Dallas during the last decades of the loth century,such as Preston Hollow
(the area between IH 635, Northwest Highway,Hillcrest,and Preston Road). In this area, homes remaining from the time when
Preston Hollow was an independent town (then valued below$1oo,000.00),have given way to present day homes and home
value(an average value over$2 million dollars).
Recent residential development proposals illustrate this trend as bigger and more expensive homes have begun to emerge on
these historic lots.Recognizing this condition,this pattern book seeks
to mitigate the potential visual conflicts between the historic structures remaining and the newer structures being built through
imposition of patterns and principles that will assure avisual continuity.However,the value-based discontinuity remains,although
not physically apparent.This value appreciation has 2 important impacts:
1. Appreciation: As market interests increase and supply decreases, it is unavoidable that values will rise in the Grapevine
Historic Township.This is beneficial to area residents as it increases household wealth and affords residents (especially older
residents) with financial opportunities.This pattern book serves an important function in a condition of increasing value as
it tempers"speculation"and thereby gives greater stability to the appreciation dynamic.
2. Gentrification:As values increase and homeowners feel the pressures of potential return,as well as increased tax exposure,
there is a pressure to capture that value while relieving the tax pressures and sell,thereby making way for a more affluent
population to infill.This is called gentrification.
48
Section 1
Roof plan
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Section 8
Building Quality Standards
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The aforementioned dynamics are tempered by the imposition
of Building Quality Standards which prevent lower end cap-
ture (atypical manifestation of sheer speculative energy) and
promote a higher building standard.This higher quality in the
building stock protects value and tends to encourage those to
occupy the district,rather than simply make speculative invest-
ment in it. Higher construction quality also supports greater
- •iu permanence and attracts a population who is more intent on
making this area their home. For these reasons,this pattern
i I book establishes certain Building Quality Standards that will
differentiate between residential development within this area
' from more speculative residential development in other areas of
the Grapevine submarket region.Building Quality Standards
a
are as follows:
Architectural Features:
a Chimneys:Chimneys are an important expression of style.The
ability of this architectural feature to play its important role in
the expression of style has been curtailed with the use of metal
fireplace systems and the accompanying"spark arrestor"which
L41" min. stands above the faux shaft supporting it.While the use of metal
fireplace systems is still permitted,the following standards are
intended to mitigate the visual presence of these systems and
Chimney cap thereby allow chimneys to play their historically important role
in the expression of style.
1. Chimney Caps:In pitched roof styles and other traditional
styles the chimney must be terminated with a chimney cap
that conceals the metal spark arrestor and visually reads as
a traditional tile flue system. Exposed metal chimney shafts
sometimes seen in contemporary design are permitted if
approved by the City of Grapevine as an appropriate style
_ for the neighborhood zone in which the design is proposed.
1111i Z 2. Chimney Shaft: In pitched roof styles and other tradi-
tional styles,the chimney shaft must be enclosed with unit
masonry,stone or 3 coat stucco with a minimum dimension
of 4.5 ft.x 3 ft.to create the sense of mass associated with
a traditional full masonry fireplace.
ETAW a 3. Shaft Complexity:In pitched roof styles and other tradi-
tional styles,the rise of the shaft shall be detailed so that
r the chimney has complexity in plan as well as elevation.
50
Section 8
Materials:This standard addresses primary and secondary materials which are ap-
propriate to the historic STYLES of houses within the Historic Districts.
1. Primary Building Materials:The residential architypes promoted in the Historic
Districts regulated by this pattern book host a variety of materials,but the dom-
inant material is wood or a more contemporary cementitious siding reflecting
the residential construction methods generally applicable to Arts and Crafts
Bungalow, Folk Victorian, Prairie and Queen Anne Victorian houses. However,
even these designs employ other materials (mostly masonry),as a subcomponent
of the overall material application. The examples of Prairie style construction
present in the Historic Districts is predominantly unit masonry. Therefore, the A vancy-Miirican House
primary material permitted will vary with the style reference guiding the design
as follows:
a. Folk Victorian and Queen Anne structures and those structures
with a design based upon Folk Victorian or Queen Anne Principles
of Style: In instances where the structure proposed is a Folk Victorian
design or a design based on the principles of the Folk Victorian style,the
dominant material shall be wood or cementitious siding,wherein l00%
of the exterior veneer of a 1 story structure shall be such siding except
for certain architectural features typically rendered in a different ma-
terial,such as a water table, porches and porch columns, or other such A.Blevins House
features demonstrably employed in Folk Victorian examples. For the
materials applicable to these features,see Secondary Materials below.
For structures which are taller than 1 story the amount of required �-
wood or cementitious siding may be reduced to 8o% (with the 20%
permitted alternate material being limited to the first floor), thereby
allowing introduction of an alternate material upon which the siding
veneer would appear to bear or which can be used to express certain
Sub-Masses,Adjunct Masses,or Accessory Masses.This use of an alternate
material would logically occur at the intersection of the wall plane and the
ground plane and includes: B.Willingham House
i. Stone: Laid in a pattern in the pattern of a load bearing wall, see
Construction Standards(pg.54)regarding how stone shall be installed.
ii. Stucco:A true 3 coat stucco,see Construction Standards (pg.54)
regarding how stucco shall be installed.
C.Wiggins House
51
Section 8
b. Arts and Crafts Bungalow and those struc- c. Prairie Style structures and those structures
tures with a design based upon Arts and Craft with a design based upon Prairie Style Principles
Bungalow Principles of Style:Where the structure of Style: Where the structure proposed is a Prairie
proposed is an Arts and Craft Bungalow design or Style Design,or A design based on the Principles of
a design based on the principles of the Arts and Crafts the Prairie Style archetype,the dominant material
Bungalow archetype,the dominant material shall be shall be Unit Masonry,wherein l00%of the exterior
a wood or cementitious siding,wherein l00%of the veneer of a 1 story structure shall be brick except for
exterior veneer of a 1 story structure shall be wood certain architectural features typically rendered in a
or cementitious siding except for certain architectural different material,such as a water table,corner or en-
features typically rendered in a different material,such gaged columns porches,cornice detailing,decorative
as a water table,external expressions of structure and insets within the wall plane or other infill of masonry
structural support,porches and porch column plinths, panels created within the brickwork, or other such
or other such features employed in Arts and Crafts features employed in Prairie Style examples. For the
Bungalow examples. For the materials applicable to materials applicable to these features,see Secondary
these features,see Secondary Materials below.For Materials below.For structures which are taller than 1
structures which are taller than 1 story the amount of story,the amount of required unit masonry(brick)
required wood or cementitious siding may be re- may be reduced to 8o%,thereby allowing certain sec-
duced to 8o%,(with the 20%permitted alternate ma- and story features (or certain Sub-Masses,Adjunct
terial being limited to the first floor)thereby allowing Masses,or Accessory Masses)to be rendered in one
introduction of an alternate material upon which the of the following:
siding veneer would appear to bear or which can be
used to express certain Sub-Masses,Adjunct Masses, i. Stone: Laid in a pattern in the pattern of a load
or Accessory Masses.This use of an alternate material bearing wall,see Construction Standards(be-
would logically occur at the intersection of the wall low) regarding how stone shall be installed.
plane and the ground plane and includes:
ii. Stucco:A true 3 coat stucco,see Construction
i. Stone: Laid in a pattern in the pattern of a load Standards (below) regarding how stucco shall
bearing wall,see Construction Standards(be- be installed.
low) regarding how stone shall be installed.
ii. Stucco:A true 3 coat stucco,see Construction
Standards (below) regarding how stucco shall
be installed.
i ii. Timber or the representation of timber con-
struction:Either the use of true timber members
or the representation of timber members bycraft-
ed means which conceal the individual boards
which represent a timber construction.
iv. Representation of Timber Members.
52
Section 8
d. Secondary Material:In instances where the structure proposed is a Prairie,
Arts and Crafts Bungalow,or Folk Victorian styled Design or a Design based
on the principles of the Prairie,Arts and Crafts Bungalow,or Folk Victorian
archetype;secondary materials are permitted for execution of trim,treat-
ment of dormers,or the articulation of ornamental detailing associated with
this design type.Permitted Secondary Materials include:
e. Prairie Style structures and those structures with a design based upon Prairie
Style Principles of Style:
i. Wood
ii. Timber
iii. Terra Cotta
iv. Cast Stone
v. Tile
vi. Shingles
f. Arts and Crafts Bungalow and those structures with a design based upon
Arts and Crafts Bungalow Principles of Style:
i. Wood
ii. Timber
iii. Stone in those conditions where execution of the detail bears (or ap-
pears to bear) on the ground or another masonry assembly in accor-
dance with Primary Materials,above.
iv. Siding
v. Shingles
g. Queen Anne structures and those structures with a design based upon Folk
Victorian or Queen Anne Principles of Style:
i. Wood
ii. Cast Stone used for columns or other details where the detail bears(or
appears to bear)on the ground.
53
Section 8
2. Roof Materials: Permitted Roof Materials Include:
a. Pitched Roof:Pitched roofs may be either a standing seam metal roof(with
standing folded and soldered seams),a commercial metal roof system that
looks like a traditional hand-crafted metal roof(and is approved by the City
of Grapevine),slate,clay tile,or a 40-year high profile composition shingle.
Three-tab shingles are prohibited.All composition shingle roofs shall have
closed valleys.Where a commercial system is approved for application,the
roof must be simple so that the mechanics of the system are not compro-
mised to accommodate unusual roof intersections,crickets,complex valleys,
or short hips. Concrete shingle products with a relief greater than z inch
are prohibited. Concrete shingles meeting this thickness standard must be
approved by the City of Grapevine.
b. Flat Roof:Flat roof may be either a built-up bituminous roof or membrane
roof provided it is installed in accordance with the manufacturer's specifica-
tions and issued a 3o-year warranty.All flat roofs shall be hidden from ground
level view,behind a parapet sufficiently high to deny view of the flat roof.Flat
Roof with an exposed gravel guard which is flashed over the intersection of
wall and roof,are prohibited.
c. Parapet Cap:Parapet caps shall be clay brick,cut stone,cast stone,tile,terra
cotta. In addition,pressed metal (specifically created to decoratively cap a
parapet) may be used when approved by the City of Grapevine.
tom- � �• �� 4 �
54
Section 8
3. Prohibited Materials: j
a. Cultured stone, composite
stone,and other faux stone
b. Dryvit Systems/EFS stucco like ; `—`
systems +
1
c. Fiber Glass
d. Styrofoam or stucco over
styrofoam
e. Plastic
f. Aluminum
g. Stucco applied to look like
stone,cast stone,or terra cotta.
h. Cementitious boards used in
any application which makes a r
corner,miter,spline,or decora-
tive shape.
i. Masonite or Masonite products
j. Composition wood products
used as an exterior material
with an exception for exterior
grade finished veneer plywood,
Trimcraft used as a soffit board,
or other smooth finished soffit
board.
55
Section 8
Construction Details:Construction detailing is essential to visual continuity of the
Historic Districts.The construction industry has become the proving ground for re-
cycled materials and consequently,a number of new building products have emerged.
Generally,the use of these building products is supported by manufacturer installation
systems and materials which have changed the general visage of new construction rep-
licating historic styling.Therefore,the City of Grapevine sets forth these construction
details as minimum standards which preserve some of the more important aspects
of historic construction.
1. Execution of Masonry Construction: Based on the type of masonry construc-
No tion proposed,the following standards apply:
a. Brick:All brick shall be hard-fired brick meeting Severe Weather Standards.
Embossed or molded brick which seeks to create the illusion of an aged,
Yhei distressed antique brick is generally prohibited unless approved bythe City of
Grapevine.All brick shall be laid in a manner so as to avoid stacked joints.All
t �1 building corners(inside and outside corners)shall be executed in a"toothed"
masonry fashion. Mortar joints shall not exceed what is generally specified
below.Weeping or slumped joints are prohibited.
- b. Stone:All stone shall be laid in a pattern typical of a load bearing wall (see
diagram below for acceptable stone patterns).Characteristics of this pattern
include:
i. Generally laid into the wall as the stone would lay on the ground
ii. Consistently tight mortar joints where no more than 30%of the joints
are larger than 3/8 inch.
iii. A Coursed pattern including ashlar,coursed chopped stone,and coursed
rubble stone.
Mosaic and uncoursed stone patterns are generally prohibited.All stonework
shall be laid in a manner so as to avoid stacked joints.All building corners(in-
side and outside corners)shall be executed in a"toothed"masonry fashion.
c. Stone alternatives: Cut stone/smooth faced stone or cut stone/smooth
faced stone that is mechanically attached with a stone veneer system is
permitted if that system uses a true stone and not a stone composite or
faux stone.
d. Stucco: Stucco used in compliance with these standards shall be a true 3
coat stucco on lathe over a structural frame with expansion joints that are
concealed by filling the joint with an expandable filler that is troweled flat
with the stucco,is the same color as the stucco,and matches the surface
texture of the stucco.
56
Section 8
2. Siding:Wood siding and/or a cementitious siding maybe used in some instances. O 6
When siding is used,the corners may be either:
a. Mitered:When a wood siding material is being used,corners may be mitered
if the mitered corner is fully blocked and properly nailed.The detail for clo-
sure must be approved by the City of Grapevine.
b. Addressed with a corner board: When a corner board is used to make
corners or terminate siding against openings,the siding must abut the corner µ"_ may_
board.In no case shall a corner board that overlaps the siding be permitted. Y�S�
In all cases,the corner board material must have sufficient thickness to fully
cover the edge of lapped siding with a'/4 in. projection beyond that siding
but may not be less than 1.5 inches thick.Corner boards joined to complete
a tall corner must be connected with a"spline"joint.
3. Relief in Architectural Articulation: Relief is an essential characteristic of
enduring quality as it is the result of enduring materials and methods of con-
struction. Material of greatest relief e.g., masonry and wood) are also materials
that can be crafted, thereby making a higher level of craftsmanship possible. `p p
Therefore,Grapevine seeks to promote relief and dimension in the execution of I'i 0 mum o��or of
an com feel�rr
architectural surfaces,details,and motifs.Therefore,in addition to the required
offset between wall plane and the infill of voids within the wall plane (windows 6
and doors, etc.) described below in Wall Construction, Grapevine requires MMf7 pa 6Y
that there be relief in the execution of architectural details.These details include
cornices, overhangs,gable projections, bay windows, dormers, water tables, U
belt courses, sills, surrounds, engaged timber elements, and other such built
expressions that project from a wall or background detail,shall be executed in a
way that presents depth and relief and produces shadow and texture.Therefore,the minimum projection in any built-up assembly (any built-up profile) shall be
j in. per element of that build-up. Therefore, a cornice detail comprised of 3
stepped bricks shall have a total minimum projection of 2 j inches.
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57
Section 8
4. Carpentered Exterior Trim: All carpentered exterior trim Mold oJ�,„r�ud;�oal iF;��
trim shall be high quality finished grade wood stock. ,Ito
Composition wood products are prohibited with the :cam
exception that exterior grade finished veneer plywood,
other smooth finished soffit board, or Trimcraft may be
used for soffits. If a trim installation is to be joined along ;�.0
any continuous run of material,the required joint must be
a"spline joint". All outside corners must be mitered and
blocked, having sufficient closure so that the joint is not
visible from the street. Corners may not be closed by any
other means than a carpentered joint.
Trim clips are prohibited. Facia and gable rake must
be stepped at the drip mold unless hidden by a gutter.
Carpentered trim that forms the veneer pocket must have
a complexity achieved in one of the following.
a. Trim Mold
b. Built-up step molding
c. Other traditional detail such as dentil mold
5. Material Change: Material change in any elevation must
meet the following conditions:
a. Material change at an inside corner
b. Material change that addresses an outside corner must
wrap the corner and change at a location that is at
least 12 inches from that corner and is designed as the
termination of an architectural detail/element (such
as a pilaster corner).
c. Material change wherein the different material is con-
tained within a distinct architectural form that projects
from the primary architectural mass.
d. Material change reflects an offset between a lower
floor and an upper floor where the offset is at least 6
inches.Material changes within the same architectural
plane are prohibited.
58
Section 8
6. Wall Construction:To preserve the visual"texture"of older construction in newer construction and to continue the older
history of relief(typically most evident at facade openings),all wood-framed exterior walls must be constructed as follows:
a. When shim-mounted or flange mounted windows are used in masonry veneered walls,framing may be conventional
2x4 framing.
b. When shim-mounted windows are used in stucco veneer walls or other permitted material that does not require a
masonry ledge or project more than 3.5 inches from the sheathing,exterior walls must be framed with 2x6 members in
order to achieve a 3.5 in.minimum offset within the opening.
c. When flange-mounted windows are used in stucco veneer walls or other permitted material that does not project more
than 3.5 inches from the sheathing,a double 2x4 framing assembly is required,that allows the flange to be mounted on
the inner 2x4 section and the second 2x4 section providing the required offset from the window sash or door at the
opening or the use of 2x6 framing is allowed if 3.5 in attained.
7. Cornice Detail:All wall terminations at the roof shall have a cornice detail comprised of at least 2 projected elements.
8. Roof Screening and Appurtenances: No plumbing stacks,venting stacks,skylights,or attic ventilators shall penetrate the
roof surfaces facing the street/drive unless multiple street/drive exposures make compliance impossible.No roof projections
may penetrate the roof slope that slopes to the"fronting"street.All penetrations shall be mounted straight and perpendicular
to the ground (except for skylights and attic ventilators) and painted to blend with the roof color.All vent stacks must have
lead jacks. Turbine vents are prohibited. Roof mechanical units must be screened behind a parapet wall or platform that is
recessed into a pitched roof so that the incline of the roof slope creates a parapet screen wall.
9. Gutters,Downspouts,Scuppers,and Collection Boxes: Gutters,downspouts,scuppers,and collection boxes must be
copper or an enduring prefinished metal with a minimum 20-gauge thickness (such as Kynar 500 or Hylar 500). Gutters
shall be a minimum of 6 inches,half round profile,attached with gutter straps. Downspouts shall be 4-inch minimum,round.
Elbows and bends shall be 4-inch minimum, plain and round. Fascia mounted gutter systems are prohibited unless they are
a custom designed gutter profile,integral to the architectural style proposed.
59
Section 8
5. Wall Details
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Section 8
6. Window Details
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Window Placement in Wall Plane
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Section 8
Window Placement in Wall Plane
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10. Glazing and Glazing Systems: Reflective glass is prohibited. Tinted glass and dark adhesive films where the transmission
coefficient exceeds 27%are prohibited.Stained glass is allowed provided that the glass is crafted in accordance with soldered
caming or"H"caming. No acrylic or pourable techniques are allowed. Glazing systems may be used in certain accent areas
where contemporary interpretations of a style are proposed, if approved by the City of Grapevine.
11. Front Yard Fences: There may be front yard fences in the frontage street facing yard space if it does not exceed 48 in. in
height and is generally an ornamental design (not a defensive barrier design).Gate heads may be used in the front yard fence
design and such gate heads may be taller than 48 in.
12. Street visible gate: Gates in fences must be of the same material as the fence. If the gate is wrought iron, it must have a
wrought iron frame and comply with the wrought iron standards below.If the gate is wood,it must be made with wood frame
members measuring a minimum of 1.5 in.thick X 3.5 wide and wood plank members measuring a full j in.thick.
13. Wrought Iron:Wrought iron is one of the few areas where qualities of craftsmanship can be displayed.Because craftsmanship
is a key attribute of enduring quality,wrought iron railings,fences,gates,and/or other wrought iron elements are encouraged
and regulated herein as follows:
a. Frames and other structural support members for fences,gates,and handrails:Frames and structural support members
shall not be less than one and three-quarters inches in either width measurement or in diameter if round.
b. Pickets: Pickets that are five ft. in length/height or less shall have a minimum width of three-quarter inches in either
width dimension or diameter.When pickets are longer/taller than five ft.the minimum width dimension is increased to
one inch,in the dimension that faces the street,or one inch in diameter.
c. Panels:Panels shall be made of metal plate material with a minimum thickness of 3/16 inches.
d. Wall thickness:the wall thickness of any tubular steel shall not be less than 3/32 inches.
e. Visual Treatments: Decorative elements (such as finials,rings,etc.)shall be made of solid stock material and welded to
the pickets or frame or made from the picket if the pickets are solid stock material.Attachments to the pickets or frame
and all other components of the wrought iron construction shall be welded,mechanical connections are prohibited.
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Section 8
Wrought Iron Details
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14. Prohibited Fence Materials:
a. Thin wall construction
b. Cast or embossed concrete walls
c. Picket or veneer materials that are not wood,unit masonry,or wrought iron.
d. Iron fences with mechanical connections
e. Prefabricated enhancements that are designed to slip over tubular steel
shapes
f. Plastic or vinyl fence systems/components
g. Building Quality and Standards-Materials and Techniques
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GRA VINE
T E X A S
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If you have any questions,
please call the Grapevine Historic Preservation Staff
at 817-410-3197.Thank you.
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