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HomeMy WebLinkAboutORD 2012-057ORDINANCE NO. 2012-57 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS, DESIGNATING A HISTORIC LANDMARK SUBDISTICT HL12-04 IN ACCORDANCE WITH SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D" OF THE CODE OF ORDINANCES), DESIGNATING THE AREA LEGALLY DESCRIBED AS LOT 9, BLOCK 107, COLLEGE HEIGHTS ADDITION, ESTHER MOORE SURVEY, ABSTRACT NO. 1029 AND MORE SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT ZONED "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; PROVIDING FOR THE ADOPTION OF THE GIDEON HOUSE HISTORIC DISTRICT DESIGN GUIDELINES; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND A ZONING CHANGE AND AMENDMENT THEREIN MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made by the Grapevine Historic Preservation Commission requesting a historic landmark subdistrict designation by making application for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas after all legal notices, requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council did consider the following factors in making a determination as to whether this requested historic landmark subdistrict designation should be granted or denied; safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control, protection of adjacent property from flood or water damages, noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood, location, lighting and types of signs and relation of signs to traffic control and adjacent property, street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood, adequacy of parking as determined by requirements of this ordinance for off-street parking facilities, location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust, effect on the promotion of health and the general welfare, effect on light and air, the effect on the transportation, water sewerage, schools, parks and other facilities; and WHEREAS, all of the requirements of Section 39 of Appendix "D" of the Code of Ordinances have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered, among other things, the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land throughout this city; WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the granting of this historic landmark subdistrict, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and does find that the historic landmark subdistrict designation lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; prevents the overcrowding of land; avoids undue concentration of population; facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas has determined that there is a necessity and need for this historic landmark subdistrict designation and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified; and, therefore, feels that historic landmark subdistrict designation for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas and helps promote the general health, safety, and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby designate a historic landmark subdistrict (HL12-04) in accordance with Section 39 of Ordinance No. 82-73, being the Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known as Appendix "D" of the City Code of Grapevine, Texas, in a district zoned "R-7.5" Single Family District Regulations within the following described property: 708 East Texas Street and platted as Lot 9, Block 107, College Heights Addition, Esther Moore Survey, Abstract No. 1029, and in addition thereto, the adoption of the Gideon House Design Guidelines as ORD. NO. 2012-57 2 conditions, regulations and safeguards in connection with the said historic landmark subdistrict, a copy of said criteria being attached hereto and labeled as Exhibit "A". Section 2. That the City Manager is hereby directed to correct the official zoning map of the City of Grapevine, Texas to reflect the "H" zoning designation. Section 3. That in all other respects, the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future, to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation, water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. That this ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 7. That any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That the fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. ORD. NO. 2012-57 3 PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 16th day of October, 2012. Mayor Pro Tem ATTEST: Jo . Brown City Secretary APPROVED AS TO FORM: John F. Boyle, Jr. City Attorney ORD. NO. 2012-57 4 EXHIBIT "A" TO ORD. NO. 2012-57 Page 1 of 15 GRAPEVINE HISTORIC PRESERVATION COMMISSION HISTORIC LANDMARK DESIGNATION FORM 1. Name 708 East Texas Street Block 107, Lot 9 Historic Gideon House And/or common 2. Location Address 708 East Texas Street land survev Location/neighborhood College Heights Addition block/lot Block 107, Lot 9 tract size 3. Current zoning R-7.5 Vacant Lot 4. Classification Category _ district building(s) _ structure X site Ownership public X private Accessible yes: restricted yes: unrestr. no Status occupied X unoccupied work in progress Present Use agriculture commercial education _ Entertainment _ government industrial military museum park residence Religious scientific transportation other 5. Ownership Current owner: Joe Teakell phone: 972 977-0112 Address: 513 Smith Street city: Grapevine state: Texas zip: 76051 6. Form Preparation Name & title David Mempin, HP Officer organization: Historic Preservation Commission Contact: Wallis Hotel (CVB) phone: 817 410-3197 7. Representation on Existing Surveys Tarrant County Historic Resources National Register of Historic Places _ Recorded Texas Historic Landmark other Texas Archaeological Landmark for office use only 8. Date Rec'd: Survey Verified: Yes No 9. Field Chk date: By: 10. Nomination Archaeological _ Structure _ District Site Structure & Site EXHIBIT "A" TO ORD. NO. 2012-57 Page 2 of 15 11. Historic Ownership ieinal owner Pauline Gideon significant later owr 12. Construction Dates Original alterations /additions construction alterations/additions 14. Site Features Natural Large open lot with trees urban desi¢n Lot is a Dart of the Colle-ae Heights Addition to the City of Grapevine 1907. 1 15. Phvsical Description - Current Structures Condition Check One: Check One: _ excellent _ deteriorated _ Unaltered _ Original site good _ nuns altered _ Moved (date: ) fair unexposed Describe present and original (if known) physical appearance; include style(s) of architecture, cumni condition and relationship to surrounding fabric (structures, objects, etc.). Elaborate on pertinent materials used and styles) of architectural detailing, embel- lishments and site details. Gideon House at 708 East Texas Street, photo 2002 Lot 9 Block 107 is located at the south east corner of East Texas Street and Wood Street in the College Heights Addition to the City of Grapevine that was established in 1907. This lot remained vacant until the 1960's when the Gideon family of Grapevine moved an old farm house from the west side of Grapevine to the lot. The house had previously been moved to west Grapevine from land where Lake Grapevine is located to- day. The Gideon's remodeled the house to serve as their family home. The three-room, T -shaped house fea- tured a 13 x 18 foot kitchen that projected to the rear of the house, and was 732 square feet in size.. The kitchen was flanked by side porches which over the years were converted to serve as a bedroom and bathroom. The Gideons owned and occupied the house for about 20 years. It later became rental property. In 2011 the current property owner donated the house to the City of Grapevine. EXHIBIT "A" TO ORD. NO. 2012-57 Page 3 of 15 The corner lot is 50 feet wide by 140 feet deep and has an additional side easement of approximately 9'/2 feet to the curb line along the Wood Street side of the property. The lot is currently vacant. 16. Historical Significance Statement of historical and cultural significance. Include. cultural influences, Special events and important personages, influences on neighborhood, on the city, etc. The College Heights Addition was established in 1907 when Grapevine became an incorporated Town. It is a significant part of the Original Town Residential Historic District which is a cohesive grouping of residential buildings, set in a historically appropriate natural and man-made landscape, that represents the late nineteenth and early twentieth century residential history of Grapevine. Surviving basically intact are dwellings representing a variety of vernacular forms and nationally popular domes- tic architectural styles from the 1880s to the 1940s. The architectural fabric within the neighborhood reflects the distinctive architectural characteristics of late 191i and early 201' century residential buildings. Its buildings hold an association With people and events that made a significant contribution to the history of Grapevine. Its homes are tangible reminders of the community's settlement and early years of prosperity; reflect the archi- tectural traits, patterns of land use and other elements of landscape that embody the period 1880s to 1940s; and help to tell the story of the families and individuals who contributed to the growth and development of Grapevine. 17. Bibliography 18. Attachments District or Site map Additional descriptive material EXHIBIT "A" TO ORD. NO. 2012-57 Page 4 of 15 Site Plan Footnotes Photos (historic & current) Other Designation Merit A. Character, interest or value as part of X the development, heritage or cultural characteristics of the City of Grape- vine, State of Texas of the United States. B. Location as the site of a significant historical event. C. Identification with a person or persons who significantly contributed to the culture and development of the city. 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. EXHIBIT "A" TO ORD. NO. 2012-57 Page 5 of 15 G. Identification as the work of an archi- tect or master builder whose individual work has influenced the development of the city. H. Embodiment of elements of architec- tural design, detail, materials or craftsmanship which represent a sig- nificant architectural innovation. I. Relationship to other distinctive build- ings, sites or areas which are eligible for preservation according to a plan based on historic, cultural or architec- tural motif. 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. Burl Gilliam, Chair Grapevine Historic Preservation Commission David Klempin Historic Preservation Officer Scott Williams, Director Development Services Department EXHIBIT "A" TO ORD. NO. 2012-57 Page 6 of 15 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: o 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 Commissiods Historic District Plaque. o Grapevine Historical Society's Historic Landmark Marker. 91, EXHIBIT "A" TO ORD. NO. 2012-57 Page 7 of 15 LO 40 O Historic Landmark Marker, O Historic District Marker, O Historic Landmark Marker, O Historic District Marker, existing GHS marker. existing GHS marker. new GHS marker. new GHS marker. EXHIBIT "A" TO ORD. NO. 2012-57 Page 8 of 15 Design Guidelines 708 East Texas Street Grapevine, Texas Grapevine Township Revitalization Project, Inc. City of Grapevine 200 S. Main Grapevine, Texas 76051 October 16, 2012 EXHIBIT "A" TO ORD. NO. 2012-57 Page 9 of 15 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 Page 2 EXHIBIT "A" TO ORD. NO. 2012-57 Page 10 of 15 Preface Gideon House at 708 East Texas Street, photo 2002 Lot 9 Block 107 is located at the south east corner of East Texas Street and Wood Street in the College Heights Addition to the City of Grapevine that was established in 1907. This lot remained vacant until the 1960's when the Gideon family of Grapevine moved an old farm house from the west side of Grapevine to the lot. The house had previously been moved to west Grapevine from land where Lake Grapevine is located today. The Gideon's remodeled the house to serve as their family home. The three-room, T —shaped house featured a 13 x 18 foot kitchen that projected to the rear of the house, and was 732 square feet in size.. The kitchen was flanked by side porches which over the years were converted to serve as a bedroom and bathroom. The Gideon's owned and occupied the house for about 20 years. It later became rental property. In 2011 the current property owner donated the house to the City of Grapevine. The corner lot is 50 feet wide by 140 feet deep and has an additional side easement of approximately 9'/z feet to the curb line along the Wood Street side of the property giving the lot a spacious appearance. The lot is currently vacant. The College Heights Addition was established in 1907 when Grapevine became Incorporated Town. It is a significant part of the Original Town Residential Historic District which is a cohesive grouping of residential buildings, set in a historically appropriate natural and man-made landscape that represents the late nineteenth and early twentieth century residential history of Grapevine. Surviving basically intact are dwellings representing a variety of vernacular forms and nationally popular domestic architectural styles from the 1880s to the 1940s. The architectural fabric within the neighborhood reflects the distinctive architectural O, characteristics of late 19th and early 20th century residential buildings. Its buildings hold an association with people and events that made a significant contribution to the history of Grapevine. Its homes are tangible reminders of the community's settlement and early years of prosperity; reflect the architectural traits, patterns of Page 3 EXHIBIT "A" TO ORD. NO. 2012-57 Page 11 of 15 land use and other elements of landscape that embody the period 1880s to 1940s; and help to tell the story of the families and individuals who contributed to the growth and development of Grapevine. 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 a commercial use in residential areas should be set back in a manner consistent with setbacks of neighboring or similar residential structures. Maintain building orientation pattern, with the front facade facing the street. Maintain spacing patterns between buildings. DRIVEWAYS, PARKING LOTS AND VACANT SITES Driveways should be located perpendicular to the street; no circular drives shall be allowed (unless proven with historic documentation) in front or corner side yard, so that the character of the landscaped yard can be reinforced. New parking lots for commercial uses should not be located adjacent to sidewalks in the district. Off-street parking lots should not be allowed to interrupt the continuity of landscaped front or corner side yards. This is important to both the preservation of historic character, and to the strengthening of the residential district. Screen existing parking lots from streets and pedestrian areas in the Historic District. Existing parking lots located adjacent to streets and sidewalks may be screened to the height of car hoods. This will provide a certain level of continuity of the building facade line; it will screen unsightly views; and it will provide a level of security by allowing views to and from the sidewalk. FENCES Historically, fences around historic houses defined yards and the boundary around property and gardens. Wood picket fences, wood rail fences and barbed wire or Page 4 EXHIBIT "A" TO ORD. NO. 2012-57 Page 12 of 15 decorative wire fences were the common fence types in Grapevine. Traditionally, picket fences surrounded the front of the house while rail and wire fences surrounded the agricultural portions of the property. Maintain historic fences. New fences. Simple wood picket fences, wood and wire and wrought iron fences are appropriate. Avoid chain-link fences, privacy fences and concrete block fences for the street sides of property. Wood privacy fences may be allowed when installed in the rear yard and behind the front fagade 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 Page 5 EXHIBIT "A" TO ORD. NO. 2012-57 Page 13 of 15 the original style of the building may be used. Reconstruction of building elements should reflect the size, scale, material and level of detail of the original design. Preserve older renovations that have achieved historic significance. Older structures or additions may have, at some time, been renovated with such care and skill that the renovation itself is worthy of preservation. Usually, such renovations may date from before 1940. EXTERIOR FINISHES Original wood finishes should be maintained and painted or, when necessary, replaced in kind. Modern synthetic siding materials such as vinyl or metal bear little resemblance to historic siding materials. The application of such modern synthetic materials often involves the removal of original decorative elements such as cornice, corner boards, brackets, window and door trim, etc. New synthetic siding shall not be 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 complimentary to each other and the overall character of the house. When possible, research the original paint color and finishes of the building's historic period; the right colors respect the historic building. The Historic Preservation Commission shall adopt, as necessary, a paint palette(s) appropriate to the 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 Page 6 EXHIBIT "A" TO ORD. NO. 2012-57 Page 14 of 15 original opening. Clear or very slightly tinted window glass may be used. No reflective or heavily tinted glass shall be used. Should the owner wish to install security bars, they should be installed on the interior of windows and doors. Storm windows. The use of interior storm windows is encouraged. Storm windows are available which can be installed on the interior of windows. This helps to preserve the exterior historic character of the building. Should storm windows need to be installed on the exterior of the historic windows, storm windows constructed of wood and configured to match the historic sashes (i.e. one over one sashes) are recommended. If 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, and appear as clearly contemporary. Only when a previously demolished historic Grapevine building can be accurately replicated may a reproduction be considered. Page 7 EXHIBIT "A" TO ORD. NO. 2012-57 Page 15 of 15 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 forthe historic house. Fake brick or stone or gravel aggregate materials shall never be used. ADDITIONS TO HISTORIC BUILDINGS Additions to historic buildings should replicate the style of the main building if possible; otherwise they should adhere to the general style with simplified details. As a minimum, new additions should reflect the massing, roof shape, bay spacing, cornice lines and building materials of the primary structure. 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. A new addition should, if at all possible, be located at the rear of the historic building. If this is not possible, the addition may be added to the side if it is recessed at least 18 inches from the historic building facade ora 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 8