HomeMy WebLinkAboutORD 1998-124 ORDINANCE NO. 98-124
"`� AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS DESIGNATING AN HISTORIC
LANDMARK SUBDISTRICT IN ACCORDANCE WITH
SECTION 39 OF ORDINANCE NO. 82-73 (APPENDIX "D"
OF THE CODE OF ORDINANCES), THE COMPREHENSIVE
ZONING ORDINANCE, DESIGNATING LOTS 7 AND 8,
BLOCK 108, COLLEGE HEIGHTS ADDITION AND MORE
SPECIFICALLY DESCRIBED HEREIN, IN A DISTRICT
ZONED "R-7.5" SINGLE-FAMILY DISTRICT REGULATIONS;
PROVIDING FOR THE ADOPTION OF THE ED AND
GRADY KEELING HISTORIC DISTRICT PRESERVATION
CRITERIA; 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 AN HISTORIC LANDMARK SUBDISTRICT
DESIGNATION AND AMENDMENT THEREIN MADE;
PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED
THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) AND
A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED
UPON EACH DAY DURING OR ON WHICH A VIOLATION
OCCURS; DECLARING AN EMERGENCY; AND
PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, an application was made by the Grapevine Historic Preservation
Commission requesting an 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 ordinance 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 overcrowding of the land; the effect on the concentration of
population; 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; and
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
WHEREAS, the City Council of the City of Grapevine, Texas does find that the
historic landmark subdistrict designation lessens the congestion in the streets, helps
secure safety from fire, panic and other dangers, 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 the 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:
o-�.,. Section 1. That the City does hereby designate an historic landmark subdistrict
(HL98-01) in accordance with Section 39 of Ordinance No. 82-73, the Comprehensive
ORD. NO. 98-124 2
Zoning Ordinance of the City of Grapevine, Texas, same being also known as Appendix
"D" of the City Code, in a district zoned "R-7.5" Single-Family District Regulations within
the following described property: 529 East Worth Street, specifically described as Lots 7
� and 8, Block 108, College Heights Addition, and in addition thereto, the adoption of the
Ed and Grady Keeling Historic District Preservation criteria as conditions, regulations and
safeguards in connection with the said historic landmark subdistrict, a copy of said criteria
being attached hereto and labeled Exhibit "A".
Section 2. The City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas to reflect the "H" zoning designation.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinance 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
safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
�. other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which 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.
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ORD. NO. 98-124 3
4 Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
~° to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the public creates an emergency which requires that this
Ordinance 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 6th day of October , 1998.
APPROVED:
1�1G�=s�'-"�
William D. Tate
Mayor
ATTEST:
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Li a Huff
City Secretary
APPROVED AS TO FORM:
�Z
John F. Boyle, Jr.
City Attorney
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ORD. NO. 98-124 4
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Preservation Criteria
The Ed and Grady Keeling Historic Landmark
529 E. Worth
�; ., Grapevine, Texas
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Grapevine Historic Preservation Commission
City of Grapevine
200 S. Main
, Grapevine, Texas
July 22, 1989
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Preface Pu�� __�� �,� �^
The Ed and Grady Keeling House is significant to the contribution of the culture and
heritage of the City of Grapevine because it was the first and only home of Ed and Grady
Keeling,second owners of fhe Grapevine Sun.
The original house, constructed in 1912,is a unique blend of late (folk)Vctorian design
with early Arts and Crafts elements. The house contains a typical wood pier(probably
originally bois d'arc) and concrete perimeter beam foundation,wood frame construction,
rabbeted beveled drop siding (No. 117), hipped roof with wood shingles(under current
asphalt roo�, �.^,d:�;;4p-;;ound porch with Tuscar ��;;:���ns. Of pa�ticular r�o:a are the
wood windows. The existing,original windows are two over two,double hung wood
windows with wood molding and cap above the trim casing. However,the front bedroom
has two large windows whose top sash contains leaded stained glass.
The uniqueness in the home lies in its layout. The front porch wraps around the front
bedroom while the front door into the home is at the end of the porch. Once inside,the
living spaces form an'L"around the front bedroom. The second bedroom and kitchen,
both to the north,are just off the living space.
Allowing this property to authentically tell its own story of its period and time,while
reinforcing the historical period of significance (1912-20)with necessary preservation,
rehabilitation and restoration,is the goal of the historic landmark designation. The
- preservation of original architectural features,especially windows, columns and siding,is
preferred, rather than "modernization"or"updating"of older features, or imposing a false
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"historical look"on newer features.
The historic character of the Keeling House can best be preserved by the repair of original
materials, rather than their replacement. Repair and restoration is often more cost
effective than replacement,conserves energy and reduces the amount of trash added to
landfills.
New construction (additions or rehabilitation)to the home should reflect the character of
the home during its period of significance. Constructed for residential use,iYs 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 a primary historic style already existing in
the home and shall be clearly compatible with and complimentary to its adjacent features,
but should not be a reproduction. Only when a previously demolished architectural feature
can be accurately replicated,should a reproduction be considered.
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SITE
4�N-..� 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. �
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SETBACKS
Buifding 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 shall be set
back to a line that is consistent with their neighbors and land use. For example, a residential
setback shall retain the setback of adjacent and nearby structures,with landscaping along the
street right-of-way.
Maintain building orientation pattern,with the front facade facing the street. Maintain spacing
patterns between buildings.
DRIVEWAYS, PARKING LOTS AND VACANT SITES
Driveways shall be located perpendicular to the street; no circular drives shall be allowed (unless
proven with historic documentation)in front or comer side yard,so that the character of tfie landscaped
��-i yard can be reinforced.
Off-street parking shall not be allowed to interrupt the continuity of landscaped front or corner side
�` yards. This is impo�tant to both the preservation of historic character,and to the strengthening of the
residence.
SERVICE AND MECHANICAL AREAS .
Service and mechanical areas and equipment shall be screened from the street and other
pedestrian areas.
All garbage and equipment storage areas shall be screened from the street.
Mechanical equipment, including satellite dishes,shall not be located in front or corner side yards or
shall 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.
Window air-conditioning units may not be permitted at locations visible from streets.
Where replication of original elements is not possible, a new design consistent with the original style
of the building may be used.
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BUILDING FABRIC E\►{f3�1� i 0 , ^� � ���-l�
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PRESERVATION
r � 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 cofnice treatments are preserved, or when preservation is not possible
duplicate the original building.
When rehabilitating, �emove 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.
Reconsiruction of building elements shall 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 shall be maintained and painted or,when necessary, replaced in kind. Modern
synthetic siding materials such as vinyl,metal or asbestos tile 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. Synthetic
siding shall not be installed; removal of existing such materials is strongly encouraged, to restore
historic patina, finish and appearance.
Paint colors shall 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 has adopted a paint palette(s) appropriate to the house'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.
N/INDOWS
.A UG .3 1998
Original window framing and light(panes of glass) configurations shall be preserved and
maintained or replaced in kind.
When replacement is necessary,do so within ebsting historic opening. Use same sasn sile [o avoiu
filling in or enlarging the original opening. If drop ceiling is installed in the interior, be sure that it is
slanted up at the v+rindow so that it will not cut into the window opening.
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If inetal storm windows are installed, paint to blend with surrounding elements.
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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 shall be installed on the interior of windows and
doors.
STREETFRONT
New Buildings and additions shall respect both the height and bay spacing of adjacent buildings.
They shall also ensure proportion and continuity of the texture of fa�ade treatments, in terms of
roof slopes and profiles, porches, comice lines,door and window casings and sills.
EMBELLISHMENTS
AWNINGS-CANOPIES
Awnings and canopies shall not be installed above windows or doors.
h� ~ EXTERIOR LIGHTING
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Lighting is an important element in residential areas. Fixtures shall be consistent with the historic
cha�acter of the house.
Avoid exposed lighting of any kind unless pa�t of a historic fixture.
AUG 3 1998
NEW BUILDING CONSTRUCTION
INFILL
New construction proposals and the rehabilitation of non-historic buildings will be revie�;i�d 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 may have key elements of an ebsting or previous building of the historic
period (1912-20), including massing,scale,fenestration,materials.Infill buildings may not be absolute
reproductions,and shall appear as clearly contemporary.
Only when a previously demolished historic Grapevine building can be accurately�eplicated may a
reproduction be considered.
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The Secretary of the Interior's guidelines for new buildings in historic districts encourage similarity of
form and materials, but not actual replication.
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Infill buildings between contributing buildings shall 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
structu�es. Avoid new buildings that tower over e�osting ones.
Horizontal wood siding (either drop,tongue and groove,shiplap or equivalent) are appropriate exterior
building finishes for the historic house. Fake brick or stone or gravel aggregate materials shall never
be used. �
ADDITIONS TO CONTRIBUTING BUILDINGS
Additions to historic buildings shall replicafie the sryle of the main building if possible; otherwise they
shall adhere to the general style with simplified details.
As a minimum, new additions shall reflect the massing, roof shape, bay spacing,cornice lines and
building materials of the primary structure.
All new wood or metal materials shall have a painted finish.
New vertical additions may be set back from primary facades so as not to be readily apparent from
the facing street.
When replacing elements that were originally part of a historic building they shall 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.
,X T' Historic photographs can provide information on the original elements of the building.
� 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 or a connec6on is used to separate old from new.
MAINTENANCE
AUG 3 199�
REPAIRING HISTORIC MATERIALS
The use of inappropriate treatments in repair and renovation can seriously damage historic structures.
These guidelines present general directions for action. However,individuals using this document may
consult technical resources and references available through the Grapevine Historic Preservation
Commission for detailed informa6on on renova6on methods and materials. The Secretary of the
Interior sets out guidelines for repair of historic buildings.
Use approved technical procedures for cleaning, refinishing and repairing.
Do not use abrasive cleaning methods such as sand blasting and high pressure water, as they can
remove the protective surface of wood and shortening the life expectancy of wood.
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Some chemical cleaners which are designed to remove paint from wood surfaces may be used if
caution Is exercised.
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Wood epo�cy fillers may be appropriate fo�use on historic wood materials. Consult t�e manufacturer's
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directions for use on particular wood species. The use of wood epoxies and resin fiilers will allow for
the preservation of a historic material while avoiding the expense of reproducing historic elements.
Acidic cleaners, even in diluted form,shall not be used on marble, limestone,glazed brick,terra cotta,
or glass as they will cause these r;��:::�;��� �� I�WJVIYG:. 111�<aiii�c N���,: ic,i�Jvci�, �a,����onia plus
potassium hydrobde or tri-sodium phosphate) are usually safe for acid-sensitive masonry. Organic
solvent paint removers (methylene chloride, methanol,acetone,xylene and toluene) may be safe for
unglazed brick and terra cotta and harder stones—sandstones,granite, and slate. No paint removal
system is entirely safe for historic materials. All chemicals shall be tested before applying to the entire
surface. Manufacturer's directions shall be followed carefully.
ELEMENTS NEEDING REGULAR MAINTENANCE
Roofs—Repair leaks in roofs to prevent wall and interior damage. Maintaining a good,sealed, roof
is the most important measure for minimizing weather damage to buildings,which can be very
expensive to repair.
Clean and repair downspouts. Poorly maintained downspouts can cause water to damage fascia
and walls.
Windows and Doors—Keep windows and doors clean. Clean windows and doors have a
tremendous positive impact on building appearance as dirty windows and doors detract from the
attractiveness of a district. Keep window and door trim scraped, annually caulked and painted to
avoid rot. Moisture quickly deteriorates wood which is not protected by paint.
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Sidinq—Keep siding clean. This can be accomplished with simple garden hose pressure. A mild
(dishwashing) detergent can be added to warm water to assist with removing dirt from siding by
� scrubbing with a non-abrasive pad. Never use a sandblaster to remove dirt from wood siding.
When siding contains mold or mildew,it should first be removed using method above for cleaning.
Failing that method,it can be removed by using a mild bleach solution (one cup bleach to one
gallon warm water) and scrubbing off the mildew. Thoroughly rinse the siding once the cleaning is
complete.
ENERGY CONS�RVATION/WINDOWS
Ensure windows and doors are well caulked and weather sealed to avoid water and air infiltration.
Storm windows. Storm windows are available which can be installed on the interior of windows.
This helps to preserve the exterior historic character of the buildinn. Should storm windows need to
be installed on the exterior of the historic windows,they should be constructed of wood and
configured to match the historic sashes �.e. one over one sashes).
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