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Home My WebLink AboutHL2026-01T-EAXA SW June 25, 2026 James & Amanda 206 Church Street Grapevine, Texas Lusty 76051 A Future With A Past RE: HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK SUBDISTRICT #HL26-01 1945 HALSTEAD HOUSE 206 CHURCH STREET GRAPEVINE, TEXAS 76051 This letter confirms on June 24, 2026 the Historic Preservation Commission approved #HL25-01 Historic Landmark Sub -district for property listed as: 206 Church Street, legally described as Block 1, Lot A, Powers, Bradley Addition, City of Grapevine, Texas. Final approval and the ordinance associated with this District must be received from City Council. You will be notified of this public hearing at a later date. A copy of the Historic Preservation Commission meeting minutes will be available after the Chairman has signed the approved minutes at the next scheduled meeting. If you need a copy for your records, please contact me at 817-410-3197 after the next regular meeting of the Historic Preservation Commission. Thank you, David Klempin Historic Preservation Officer Enclosures M. Erica Marohnic, Director of Planning Services Plans Reviewers Building Clerks HL File wdk THE CITY OF GRAPEVINE HISTORIC PRESERVATION • 636 South Main Street • Grapevine, Texas 76051 Phone 817/410-3556 • Fax 817/410-3038 MEMO TO: HISTORIC PRESERVATION COMMISSION ,, 110`� FROM: DAVID KLEMPIN, HISTORIC PRESERVATION OFFICER W ERICA MAROHNIC, DIRECTOR OF PLANNING SERVICES ARNOLDO RAMERIZ, ACTING BUILDING OFFICIAL MEETING DATE: WEDNESDAY, JUNE 24, 2026 SUBJECT: HISTORIC LANDMARK OVERLAY #HL26-01 1945 HALSTEAD HOUSE 206 SOUTH CHURCH STREET GRAPEVINE, TEXAS 76051 JAMES AND AMANDA LUSTY, OWNERS RECOMMENDATION: Staff recommends the Historic Preservation Commission approve the proposed Historic Landmark Subdistrict overlay to the Grapevine Historic Preservation Ordinance 91-73 (Appendix G — Grapevine Code of Ordinances), as amended for following property addressed as: 206 South Church Street, legally described as Lot 1, Block A, Powers, Bradley Addition, City of Grapevine. BACKGROUND: On September 17, 2025, James and Amanda Lusty submitted #HL26-01 for a Historic Landmark Overlay application for the property at 206 South Church Street. The property is located within the boundary of the Grapevine Historic Township. The property contains the original Halstead House and garage. It was the home of Russell "Rex" and Frances Halstead and their family from 1960 — 2002. They moved to Grapevine in 1958 following his military service. Rex was an Air Traffic Controller at Amon Carter Airport that is now Dallas Fort Worth International Airport. The Halsteads lived in Grapevine and contributed to the community through their church and by volunteering. They were part of the fabric of the growing town of Grapevine and shared their love of Grapevine with others. The Lustys applied for and received approval for a grant from the Grapevine Township Revitalization Project, Inc program. The condition of receiving a grant is that the property must be landmarked. In 2025 they obtained approval from the Historic Preservation Commission to renovate the house and garage, connecting them into one large structure. A new porch was added across the front of the house, a glassed -in breezeway connected the house with the garage, and a new office -studio space was constructed above the garage, with a wide dormer with windows facing the street. A loggia was added across the rear of the house and a new lap pool constructed. Staff recommends approval of the Historic Overlay #HL26-01 to record the history of the property and its significance an to allow the Historic Preservation Commission to have input in the future development of the property. A set of the proposed Design Guidelines for the property are attached. O:\Historic Preservation Commission\CAs\2026 HL\HL26-01.4.doc 206 South Church Street.doc June 16, 2026 (3:48PM) =444 L 26-01 Exhibit F CITY OF GRAPEVINE HISTORIC LANDMARK SUBDISTRICT APPLICATION 1. APPLICANT/AGENT James Lusty & Amanda Lusty NAME COMPANY NAME ADDRESS 206 Church Street CITY/STATE/ZIP Grapevine, TX 76051 WORK PHONE 682-365-3381 2. APPLICANT'S INTEREST IN SUBJECT FAX NUMBER PROPERTY Owner/Primary Residence 3. PROPERTY OWNER(S) NAME Halstead House James Lusty &Amanda Lusty ADDRESS 206 Church Street CITY/STATE/ZIP Grapevine, TX 76051 WORK PHONE FAX NUMBER 682-234-4719 4. ADDRESS OF PROPERTY FOR HISTORIC LANDMARK DESIGNATION 206 Church Street, Grapevine, TX 76051 LEGAL DESCRIPTION: LOT BLOCK A ADDITION POWERS, BRADLEY ADDN 0:1ZCUIFORMSIAPPHIST Rev. Oct 2023 www.grapevinetexas.gov RECEIVED SEP 17 2025� Exhibit F SIZE OF SUBJECT PROPERTY 0.1930 ACRES 8,387 FEET METES & BOUNDS MUST BE DESCRIBED ON 8 1/2" X 11" SHEET 5. PRESENT ZONING Al - Residential - Single Family 6. PRESENT USE Primary Residential Home �*A SQUARE CLASSIFICATION PROPERTY 7. SIGNATURE TO AUTHORIZE A ZONE CHANGE REQUEST AND PLACING A HISTORICAL LANDMARK SUBDISTRICT REQUEST SIGN ON THE SUBJECT PROPERTY. THE DEVELOPMENT SERVICES STAFF WILL DETERMINE THE AGENDA FOR EACH OF THE PUBLIC HEARING DATES. BASED ON THE SIZE OF THE AGENDA, YOUR APPLICATION MAY BE RESCHEDULED TO A LATER DATE. APPLICANT (PRINT) James Lusty APPLICANT F OWNER James Lusty OWNER ( OAZCUTORMSIAPPHIST www.grapevinetexas.gov SIGNATURE (PRINT) SIGNATURE Rev. Oct 2023 RECEIVED SEP 17 2025 206 Church Street .*-44L2&-O/ Front of house IF, WIR;?-� 7 7=Tm EWE � 206 Church Street Rear of house MENEFE r-AT'll, *t+L2 to o i 206 Church Street orth side South side _k • 0. t r-I nAmal 4610 o Kf'" . ,& & 0 . to 1 �k 0 ;; .1wi 4610 1► FBI^10 .. N 1 -4�PL26-0( TAD Tarrant Appraisal District Property Information I PDF Tarrant Appraisal District Account Number: 42260360 LOCATION Address: 206 S CHURCH ST City: GRAPEVINE Geo refe ren ce : 32925P-A-1 Subdivision: POWERS, BRADLEY ADDN Neighborhood Code: 3GO30K 0609161ftdi or type unknown This map, content, and location of property is provided by Google Services. PROPERTY DATA Legal Description: POWERS, BRADLEY ADDN Block A Lot 1 Jurisdictions: CITY OF GRAPEVINE (011) TARRANT COUNTY (220) TARRANT COUNTY HOSPITAL (224) TARRANT COUNTY COLLEGE (225) GRAPEVINE-COLLEYVILLE ISD (906) State Code: A Year Built: 1945 Personal Property Account: N/A Agent: None Notice Sent Date: 4/15/2025 Notice Value: $644,313 Protest Deadline Date: 5/15/2025 +++ Rounded. Latitude: 32.9396039454 Longitude:-97.0801856133 TAD Map: 2126-460 MAPSCO: TAR-027M Site Number: 800030307 Site Name: POWERS, BRADLEY ADDN A 1 Site Class: Al - Residential - Single Family Parcels: 1 Approximate Size : 1,196 Percent Complete: 100% Land Sqft : 8,387 Land Acres : 0.1930 Pool: N * This represents one of a hierarchy of possible values ranked in the following order: Recorded, Computed, System, Calculated. OWNER INFORMATION Current Owner: LUSTY JAMES LUSTY AMANDA Primary Owner Address: 206 CHURCH ST GRAPEVINE, TX 76051 Deed Date: 5/18/2021 Deed Volume: Deed Page: Instrument: D221144168 11-19-2025 REP NED kh'- NOV 19 202!5 -#cA 26 -o l TAU Tarrant Appraisal District VALUES Tarrant Appraisal District Property Information I PDF This information is intended for reference only and is subject to change. It may not accurately reflect the complete status of the account as actually carried in TAD's database. Tarrant County Tax Office Account Information. 2025 ImprovementYear $414,000 $180,000 $594,000 .. $594,000 2024 $464,313 $180,000 $644,313 $571,120 2023 $435,213 $193,548 $628,761 $519,200 2022 $278,413 $193,587 $472,000 $472,000 2021 $257,846 $193,587 $451,433 $451,433 2020 $212,000 $180,000 $392,000 $392,000 Pending indicates that the property record has not yet been completed for the indicated tax year. + Appraised value may be less than market value due to state -mandated limitations of value increases. EXEMPTIONS / SPECIAL APPRAISAL HOMESTEAD GENERAL 11.13(b) Per Texas Property Tax Code Section 25.027, this website does not include exemption information indicating that a property owner is 65 years of age or older for unauthorized individuals. 11-19-2025 R Pa§d21 V NOV 19 ?10?F Real Estate Display # 4L 24 -6 ( Page 1 of 2 Home Tarrant Appraisal District Another Search Real Estate 05/10/2004 Account Number: 01090364 Georeference: 16060-13-13A2-A Property Location: 206 S Church St, Grapevine Owner Information: Del Pino, Jose' 504 Dove Creek PI Grapevine Tx 76051 1 Prior Owner Legal Description: Grapevine, City of Blk 13 Lot 13A2 Taxing O11 City of Grapevine Jurisdictions: 220 Tarrant County 224 Tarrant County Hospital Dist 225 Tarrant County College Dist 906 Grapevine-Colleyville ISD This information is intended for reference only and is subject to change. It may not accurately reflect the complete status of the account as actually carried in TAD's database. Proposed Values for Tax Year 2004 Land Impr 2004 Total** 2003 Total Market Value $89,845 $100 $89,945 Appraised Value* $89,845 $100 $89,945 $89,945 Approximate Size*** 0 Land Acres 0.4125 Land SgFt 17,969 'Appraised value may be less than market value due to state -mandated limitations on value increases *A zero value indicates that the property record has not yet been completed for the indicated tax year '**Rounded Exemptions: rty Data Deed Date: 10/22/2002 Deed Vol: 016081 Deed Page: 0370 Year Built: 1945 Pct Complete: 100 TAD Map: 2126 460 MAPSCO: 027M Class: 999 State Code: Al Single Family Garage Bays: 00 Central Air: Central Heat: Pool: N Agent: None ittp://www.tad.org/Datasearch/re.efin?Account=%28%2E%214JI%5D%3C4J0%5C%20%OA 5110104 L;6 k s z � a fi- Q 0. 2 r �WX� I a 4 o H: W K Fi i tZ 56 -G 1 69. m El 'C 04 E0 GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM 1. Name Historic Halstead House And/or common 2. Location Address 206 South Church Street land survey W. Dooley Survey - Powers, Bradley Addition Location/neighborhood block/lot Lot 1, Block A tract size 0.193 acres or 8,387 Sq. Ft. 3. Current zoning R-5.0 Zero Lot Line District 4. Classification Category _ district _ building(s) X structure site 5. Ownership Ownership public X private Accessible yes: restricted X yes: unrestr. no Status X occupied unoccupied work in progress Present Use agriculture commercial education Entertainment government industrial military Current owner: James and Amanda Lusty phone: 682 365-3381 museum park X residence Religious scientific transportation other Address: 208 S. Church Street city: Grapevine state: TX zip: 76051 6. Form Preparation Name & title David Klempin organization: City of Grapevine Contact: Historic Preservation Officer phone: 817-410-3197 7. Representation on Existing Surveys Tarrant County Historic Resources National Register of Historic Places Recorded Texas Historic Landmark X other Grapevine Survey Texas Archaeological Landmark 8. Date Rec'd: 9. Field Chk date: for office use only Survey Verified: Yes By: 10. Nomination Archaeological _ Structure District M! Site X Structure & Site 11. Historic Ownership original owner R. J. Higgins - significant later owner(s) — R J. Roberson — farmer of land north and south of Grapevine; Lien holder Dr. W. F. Perkins' daughter married Wingate Clemons Lucas 12. Construction Dates Original 1945 alterations/additions 2015 Bradley; 2018 Horn and Martinez; 2024 Lusty 13. Architect original construction alterations/additions 14. Site Features Natural urban desien Condition Check One: Check One: X excellent _ Deteriorated Unaltered X Original site good _ Ruins X altered _ Moved (date: ) fair _ Unexposed Describe present and original (if known) physical appearance; include styk(r) of architecture, current condition and relationship to surrounding fabric (structures, objects, etc.). Elaborate on pertinent materials used and sole(s) of architectural detailing, embel- lishments and site details Original Physical Appearance: Photo from 2002 This house is located at the prominent corner of South Church Street and West Wall Street in the Grapevine Historic Township. It was built in 1945 by Alvin White in the minimal traditional style popular following World War 1I. The house has a simple gable roof and No. 105 wood siding. A shed roof gives the entrance door area protection from the elements. The house features one -over - one windows with one -by -four -inch wood trim. A detached garage is located to the right side of the house. Tonya and John Bradley, Owners - 2015 In 2015 new owners Tonya and John Bradley purchased the house and renovated it to serve as an airb&b. A new patio was added that connected the house with access to the garage. This area was improved with a gas -fired grill and seating area. Two new garage doors were added to the front of the garage. Inside, house renovations included combining the living/dining and kitchen area and adding a walk- up kitchen bar. Off the living area an alcove served as a home office. A hallway led to a renovated master bedroom with bath, a new hall bath and a spacious second bedroom. Debra Horn and John Martinez Jr., Owners - 2018 In 2018 Debra Horn and John Martinez Jr. purchased the house to serve as their family home. They reconstructed the original garage, lifting it and setting it on a new concrete foundation and increased the garage doors height. Present Appearance: James and Amanda Lusty, Owners - 2021 In 2021 James and Amanda Lusty purchased the house and worked with Historic Preservation staff to develop plans for renovation of the house following the City of Grapevine Design Guidelines for Historic Commercial and Residential Structures. Plans for the work were approved by the Historic Preservation Commission and included connecting the house with the garage with a glass enclosed room; construction of a new stairway to a 2nd floor studio above the existing garage. Additions to the house included a front facing dormer; a new covered front porch with a decorative glass window in the gable above the front entrance. A new covered loggia was constructed across the back of the house. 16. Historical Significance Statement of historical and cultural rignifzcance. Include. cultural influences, special events and important personages, influences on neighborhood, on the city, etc. The house at 206 S. Church Street was the home of Russell "Rex" Halstead and Frances Halstead and their family from 1960 — 2002. Cindy Halstead, daughter of Russell and Frances Halstead said that when she was a little girl her father, was planting a garden in the backyard and found cut sandstone blocks that were believed to be the foun- dation stones of the old First Baptist Church building from 1870. Russell "Rex" Halstead and Frances Halstead moved to Grapevine in 1958. Rex was an Air Traffic Control- ler at Amon Carter Airport. He had learned this skill in the Navy; he was a World War II veteran and was stationed in Okinawa. Frances worked on Main Street in a flower shop and then was hired by Sanger -Harris which later became Foley's. Rex and Frances had three children: Cindy, Bill and Robert. Robert was born in Grapevine and delivered by Dr. Ed Lancaster. Rex and Dr. Ed became good friends; Dr. Ed took Rex flying before Rex died at the age of 48. (The Halstead's son, Bill Halstead, lives in Orlando; their son Robert flies for Delta.) Rex was a native of Fort Worth and Frances was from Ardmore, OK. They met in Fort Worth when Rex was in the military. After his military service, Rex's job took him first to a town in South Texas; then he transferred to Amon Carter Airport. Frances had a friend who lived in Grapevine, Fay Hicks, with whom she corresponded. Fay told them that if they were moving to the area, they should move to Grapevine. The Halsteads purchased this house which was near the Hicks' home on Northwest highway (the Hicks' home is now gone). "Grapevine was a wonderful town. The population was under 10,000 when we moved here. We didn't lock our doors, and we kept the key in the ignition of the car. We attended First Baptist Church and loved the people here," said Cindy Halstead. When Rex died, the church and Air Traffic Control friends rallied around the family and really helped them. Regarding the house, Cindy said that her dad worked on the house a lot. He had a workshop in the garage; a garden on the side; and pear, peach and pecan trees in the yard. There were two bedrooms and one bath in the house. The house had nice windows and being on a corner, there was a lot of traffic that went by. They ate at the kitchen bar — Frances was always asking Rex, "what are you looking at?" "Mother adored her house and loved her life here. She died in 2002. She volunteered at the Grapevine Pub- lic Library and served on the Library Board; she also volunteered at the Visitor Information Center, a job she loved because she loved people," said Cindy. "Mother loved to read and she also loved art," Cindy said. Sallie Andrews knew Frances from First Baptist Church and also from the Grapevine Convention & Visitors Bureau Visitor Information Center. She remembers her being very kind, friendly, stylish/fashionable and always greeting everyone with a big smile and friendly conversation. The Halsteads lived in Grapevine and contributed to the community through their church and by volunteer- ing. They were part of the fabric of the growing town; they shared their love of Grapevine with others and helped move Grapevine into the future. 17. Bibliography Phone interview with Cindy Hallstead, daughter, by Sallie Andrews in 2014. 18. Attachments District or Site map Site Plan Photos (historic & current) Additional descriptive material Footnotes Other ( Designation Merit A. Character, interest or value as part of X G. Identification as the work of an archi- the development, heritage or cultural tect or master builder whose individual characteristics of the City of Grape- work has influenced the development vine, State of Texas of the United of the city. States. B. Location as the site of a significant X H. Embodiment of elements of architec- historical event. tural design, detail, materials or craftsmanship which represent a sig- nificant architectural innovation. C. Identification with a person or persons X I. Relationship to other distinctive build- X who significantly contributed to the ings, sites or areas which are eligible culture and development of the city. for preservation according to a plan based on historic, cultural or architec- tural motif. D. Exemplification of the cultural, eco- nomic, social or historical heritage of the city E. Portrayal of the environment of a group of people in an era of history characterized by a distinctive architec- tural style. F. Embodiment of distinguishing charac- teristics of an architectural type or specimen. Recommendation The Grapevine Township Revitalization Program re- quests the Grapevine Historic Preservation Commis- sion to deem this nominated landmark meritorious of designation as outlined in Chapter 39, City of Grape- vine Comprehensive Zoning Ordinance. Further, the Grapevine Historic Preservation Commis- sion endorses the Preservation Criteria, policy recom- mendations and landmark boundary as presented by the City of Grapevine Development Services Depart- ment. X J. Unique location of singular physical characteristics representing an estab- lished and familiar visual feature of a neighborhood, community or the city. K. Archaeological value in that it has produced or can be expected to pro- duce data affecting theories of historic or prehistoric value. L. Value as an aspect of community sen- timent or public pride. David Klempin` Historic Preservation Officer Erica Marohnic, Director Planning and Zoning Services Commission Historical Marker The Grapevine Historic Preservation Commission and the Grapevine Historical Society have a cooperative marker pro- gram for properties that are officially (individually or located within) designated Historic Landmark Sub -districts. Please indicate if you are interested in obtaining one or both markers for your property. There is no fee for either of the mark- ers, however, the Grapevine Historical Society will only fund two (2) of the medallion and text plaque (second option), per year, on a first come, first serve basis. Check One: p Yes, I am interested in obtaining a bronze Historic Landmark Plaque for my property from the Historic Preservation Commission. I understand there is no fee for this plaque. p No, I am not interested in obtaining a marker for my property. p Yes, I am interested in obtaining a bronze Historic Marker (medallion and text plaque) for my property from the Grapevine Historical Society. Below for office use only o Historic Preservation Commission's Historic Landmark Plaque. o Historic Preservation Commission's Historic District Plaque. o Grapevine Historical Society's Historic Landmark Marker. Design Guidelines Halstead House 206 South Church Street Historic Landmark Subdistrict Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 June 24, 2026 Table of Contents PREFACE I. SITE ■ Setbacks Driveways, ■ Parking Lots ■ Service and Mechanical Areas ■ Fences II. BUILDING FABRIC ■ Preservation ■ Exterior Finishes ■ Windows III. EMBELLISHMENTS ■ Awnings -Canopies ■ Exterior Lighting IV. NEW BUILDING CONSTRUCTION ■ Infill ■ Additions to Historic Buildings V. EXISTING NON-CONTRIBUTING BUILDINGS ■ Minor changes ■ Major alterations ■ Demolitions ■ Building replacement Page 2 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc Preface Original Physical Appearance: Photo from 2002 This house is located at the prominent corner of South Church Street and West Wall Street in the Grapevine Historic Township. It was built in 1945 by Alvin White in the minimal traditional style popular following World War II. In this photo the house has a simple gable roof and No. 105 wood siding. A shed roof gives the entrance door area protection from the elements. The house features one -over -one windows with one -by -four -inch wood trim. A detached garage is located to the right side of the house. Tonya and John Bradley, Owners - 2015 In 2015 new owners Tonya and John Bradley purchased the house and renovated it to serve as an airb&b. A new patio was added that connected the house with access to the garage. This area was improved with a gas -fired grill and seating area. Two new garage doors were added to the front of the garage. Inside, house renovations included combining the living/dining and kitchen area and adding a walk-up kitchen bar. Off the living area an alcove served as a home office. A hallway led to a renovated master bedroom with bath, a new hall bath and a spacious second bedroom. Page 3 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc Debra Horn and John Martinez Jr., Owners - 2018 In 2018 Debra Horn and John Martinez Jr. purchased the house to serve as their family home. They reconstructed the original garage, lifting it and setting it on a new concrete foundation and increased the garage doors height. Present Appearance: James and Amanda Lusty, Owners - 2021 In 2021 James and Amanda Lusty purchased the house and worked with Historic Preservation staff to develop plans for renovation of the house following the City of Grapevine Design Guidelines for Historic Commercial and Residential Structures. Plans for the work were approved by the Historic Preservation Commission and included connecting the house with the garage with a glass enclosed room; construction of a new stairway to a 2nd floor studio above the existing garage. Additions to the house included a front facing dormer; a new covered front porch with a decorative glass window in the gable above the front entrance. A new covered loggia was constructed across the back of the house. Page 4 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc Period of Significance The period of significance for Grapevine Township is 1882-1946, the years documented with the county as being the construction dates for property within the historic Township. Allowing a property to authentically tell the story of its own period and time, while reinforcing the historical period of significance with necessary preservation, rehabilitation and restoration, is the goal of the historic landmark designation. The preservation of original architectural features, especially windows, doors, porch and siding, is preferred, rather than "modernization" or "updating" of older features, or imposing a false "historical look" on newer features. The repair of original materials, rather than their replacement can best preserve the historic character of the property. If non -original materials are replaced, then care should be taken to install original (in -kind) materials. Repair and restoration is often more cost effective than replacement, conserves energy and reduces the amount of trash added to landfills. New construction (additions or rehabilitation) to an existing home should reflect the character of the home during its period of significance. Massing, roof shapes, porch configurations and materials that reflect the architectural character of the home during its historic period should be preserved. The design of any new architectural features shall have key elements of the primary historic style already existing in the home and shall be clearly compatible with and complementary to its adjacent features. Any exterior modifications to buildings and properties within the Historic Landmark Subdistrict are required to conform to the City of Grapevine's preservation ordinances governing these buildings and properties and with the Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings. The Historic Preservation Commission handbook "Design Guidelines for Historic Commercial and Residential Properties" (adopted November 2003), explains the preservation ordinances and design criteria that has been adopted by the City of Grapevine. The handbook's guidelines should be used by those planning new construction or additions to historic properties at 320 Church Street. Page 5 OAHistoric Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc SITE Retain the historic relationships between buildings, landscaping features and open space. Avoid rearranging the site by moving or removing buildings and site features, such as walks, drives and fences, that help define the residence's historic value. SETBACKS Building setbacks should be consistent with adjacent buildings or with the style of the building. Setbacks are an important ingredient in creating an attractive streetscape. Buildings should be set back to a line that is consistent with their neighbors and land use. For example, a residential setback should retain the setback of adjacent and nearby structures, with landscaping along the street right-of-way. Residential buildings with commercial use in residential areas shall be set back in a manner consistent with setbacks of adjacent or neighboring residential structures. Maintain building orientation pattern, with the front facade facing the street. Maintain spacing patterns between buildings. DRIVEWAYS, PARKING LOTS AND VACANT SITES Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless proven with historic documentation) in front or corner side yard, so that the character of the landscaped yard can be reinforced. New parking lots for commercial uses should not be located adjacent to sidewalks in the district. Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner side yards. This is important to both the preserving of the historic character, and to the strengthening of the residential district. Screen existing parking lots from streets and pedestrian areas in the Historic Landmark Subdistrict. Existing parking lots located adjacent to streets and sidewalks should be screened to the height of car hoods. This will provide a certain level of continuity of the building facade line; it will screen unsightly views; and it will provide a level of security by allowing views to and from the sidewalk. FENCES Historically, fences around houses defined yards and the boundary around property and gardens. Wood picket fences, wood rail fences and barbed wire or decorative wire fences were the common fence types in Grapevine. Traditionally, picket fences surrounded the front of the house while rail and wire fences surrounded the agricultural portions of the property. Maintain historic fences. New fences. Simple wood picket fences, wood and wire and wrought iron fences are Page 6 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc appropriate. Avoid chain -link fences, privacy fences and concrete block fences for the street sides of property. Wood privacy fences may be allowed when installed in the rear yard and behind the front facade of a property. Utilitarian/privacy fences should not be installed in front of a historic building or beyond the line of the front facade of a historic building. Replacing fences. If replacement is required due to deterioration, remove only those portions of historic fences that are damaged beyond repair and replace in -kind, matching the original in material, design and placement. If replacement is necessary for non -historic fences, or new fences are proposed, locate and design the fence in such a way that will compliment the historic boundary of the property without concealing the historic character of the property. SERVICE AND MECHANICAL AREAS Service and mechanical areas and equipment should be screened from the street and other pedestrian areas. All garbage and equipment storage areas should be screened from the street. Mechanical equipment, including satellite dishes, shall not be located in front or corner side yards or should be set back from the edges of roofs, and screened so that they are not visible to pedestrians and do not detract from the historic character of buildings. BUILDING FABRIC PRESERVATION Preserve, stabilize, and restore original building form, ornament and materials. Any missing or severely deteriorated elements may be replaced with replicas of the original. Ensure that roof, window, porch and cornice treatments are preserved or when preservation is not possible, duplicate the original building element. When rehabilitating, remove non -historic alterations. Often, "modern" renovations conceal the original facade details. If not, the original style may be recreated through the use of historic photographs. Where replication of original elements is not possible, a new design consistent with the original style of the building may be used. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Preserve older renovations that have achieved historic significance. Older structures or additions may have, at some time, been renovated with such care and skill that the renovation itself is worthy of preservation. Usually, such renovations may date from before Page 7 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc 1940. EXTERIOR FINISHES Original wood finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding materials. The application of such modern synthetic materials often involves the removal of original decorative elements such as cornice, corner boards, brackets, window and doortrim, etc. New synthetic siding shall not be installed. Removal of existing such materials is not required, but strongly encouraged, to restore historic patina, finish and appearance. Original asbestos siding should be maintained and painted, or when necessary, replaced with synthetic siding to match the existing asbestos siding. The removal of asbestos siding over existing wood siding is not required, but strongly encouraged, to restore historic patina, finish and appearance. Original masonry surfaces should be maintained and not be painted, unless severe deterioration of the brick or stone can be shown to require painting. If the color or texture of replacement brick or stone cannot be matched with existing, painting may be an appropriate treatment. Paint colors should be complementary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period; the right colors respect the historic building. The Historic Preservation Commission shall adopt, as necessary, a paint palette(s) appropriate to the district's character, which may be proposed and approved through the Minor Exterior Alteration application process. Any colors proposed outside the adopted palette may be reviewed by the Commission in the regular Certificate of Appropriateness process. WINDOWS Original window framing and lites (panes of glass) configurations should be preserved and maintained or replaced in kind. When replacement is necessary, do so within existing historic opening. Replacement of non -original windows should consider the use of historically appropriate wood windows. Use same sash size to avoid filling in or enlarging the original opening. Clear or very slightly tinted window glass may be used. No reflective or heavily tinted glass may be used. Should the owner wish to install security bars, they should be installed on the interior of windows and doors. Storm windows. The use of interior storm windows is encouraged. Storm windows are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. Page 8 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc Should storm windows need to be installed on the exterior of the historic windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are recommended. If metal storm windows are installed, paint to blend with surrounding elements. EMBELLISHMENTS AWNINGS -CANOPIES New awnings and canopies should not be installed above windows or doors. EXTERIOR LIGHTING Lighting is an important element in residential areas. Fixtures should be consistent with the historic character of the house. Appropriate incandescent light fixtures to the style of the district should be used. Avoid exposed lighting of any kind unless part of a historic fixture. NEW BUILDING CONSTRUCTION INFILL The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity of form and materials, but not actual replication. New construction proposals and the rehabilitation of non -historic buildings will be reviewed based on these Criteria. Judgement will be based on the compatibility of the design within the context of the property's adjacent and nearby historic buildings. The design of new buildings should have key elements of the building's historic period of significance including massing, scale, fenestration and materials. Infill buildings should not be absolute reproductions. Only when a previously demolished historic Grapevine building can be accurately replicated may a reproduction be considered. Infill buildings between historic buildings should be similar in setback, roof form, cornice line and materials, to one of the adjacent buildings. Relate height of new building to the heights of adjacent structures. Avoid new buildings that tower over existing ones. Horizontal wood siding (either novelty, tongue and groove, shiplap or equivalent) and brick are appropriate exterior building finishes for the historic house. Fake brick or stone or gravel aggregate materials shall never be used. ADDITIONS TO HISTORIC BUILDINGS Additions to historic buildings should replicate the style of the main building if possible; otherwise they should adhere to the general style with simplified details. Page 9 O:\Historic Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines and building materials of the primary structure. All new wood or metal materials should have a painted finish except on some 20th century buildings where the use of unpainted aluminum or steel was part of the original design and should be maintained. Anew addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side if it is recessed at least 18 inches from the historic building facade or a connection is used to separate old from new. New vertical additions should be set back from primary facades so as not to be readily apparent from the facing street. When reproducing elements that were originally part of a historic building they should be replicated when evidence of the actual detail has been documented by photographs, drawings, or remaining physical evidence. If no evidence exists, elements typical of the architectural style may be used. Historic photographs can provide information on the original elements of the building. Page 10 OAHistoric Preservation Commission\Design Guidelines for HL's\guidelines 206 South Church St.doc