09-24-2015 (Historic Review) Agenda Packet Historic Review
Commission
p III , 1� , ,,
... „ ..z„,,..,,,,,,,,„„,..„,,l,„„„1„,„1„..1.00000000000..„,.,;„,..,:„„„1„,„,„.„„„,,!,„,,,I1,,/,„:„..,....:,„,;:i.„:„,,.,..„,..,,„,..,..„,„,,„, ,,r
,�i% ,f , Illulll l d % ! I
// 1 s/!v V= a/ �w I f Y
4a ill J r/ r
r� � � !rf/ � p do
.j/� = `"' � 0 ill 1 fl' ;'% t
I
d Uv�ri.% ] lei (llJf
/ �r ;
� V
G � Y � .�� "� I 11,1111111 �, ' 1 ,dtlUu
u t � 1,WSJ ma�rr�dThli�eulllf �enN^n ,�V�°II(P ��°�VUf��llllpllll
vMtl Vf
fu e 'lull llll voa �pp� ��'�� �� • Ilf.
!�A 1 f y �Vti� �1Yoi 11� 1 v. 1 1 01
'YIVIo" 1 fl� � NI �f/ 9I �I� uI�YI+11l IIi��
h .uu I IV1V
IYlvlvl r IIIIUIIIIUIi�lllll ����l�lll ��IIII I��Illlliifiii° l 11��f�ulill,� ll pp
11 u11 �wol(II I(i v1V Wd1( p ulll ���
Ir y mm III�I O i I� I) illl1111V111 0 ' r.�rre wars •
II
7 1 Ili ICI,
1 llll a 1111u ,;�11 aMiu `41),11 ')Pi4N�I��,,';ll�lllliullllV � 1
�� � au r wP r riaa,➢lm i iota �ro
� fr�v �l�ll�lv,rl �l�l�l,llfw,�r�r�Ilh�r 1 � : ,, �I ll�11sdlf l^fl
� ilflua➢ ➢
1
pl y � �oll • a
' MI1
fll I 1 � I 9Q�II
�� �, 1 1�„WII�11f�'1 ilII1� i ll'(�4Nj,1�
e tem er
Page 1 of 57
,TOF1f✓p
Wylie Historic Review
Commission
7 W,
wc
i" NOTICE OF
w�u'y'xx wx
MEETING
Regular Meeting Agenda
Thursday, September 24, 2015 — 6:00 p.m.
Wylie Municipal Complex — Council Chambers
300 Country Club Road, Building #100
Gary Taylor Board Member
John Pugh Board Member
Bob Heath, Sr. Board Member
Jon Lewis Board Member
James Park Board Member
Jennifer Wakefield Board Member
Annilee Waterman Board Member
Renee 011ie Planning Director
Mary Bradley Administrative Assistant
In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie
Municipal Complex, distributed to the appropriate news media, and posted on the City website:
www.wvlietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted
on the City of Wylie website: www.wvlietexas.gov.
The Chair and Commissioners request that all cell phones and pagers be turned off or set to vibrate. Members of
the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone
conversation.
The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled
attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.516.6020.
Hearing impaired devices are available from the City Secretary prior to each meeting.
CALL TO ORDER
Announce the presence of a Quorum.
CITIZENS COMMENTS ON NON-AGENDA ITEMS
Residents may address Coimmissioners regarding an item that is not listed on the Agenda. Residents must provide
their name and address. The Commission requests that comments be limited to three (3) minutes. In addition, the
Commissioners are not allowed to converse, deliberate or take action on any matter presented during citizen
participation.
NOMINATE CHAIR AND VICE CHAIR
1. Nominate and motion on Vice Chair.
2. Nominate and motion on Chair.
Page 2 of 57
September 24,2015 Wylie Historic Review Commission Regular Meeting Agenda Page 2 of 2
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from March 26, 2015, Special Called
Meeting.
Regular Agenda
Action Item
1. Consider, and act upon, approval of exterior renovations in accordance with Ordinance
No. 2013-17, generally located on the westside of Birmingham, south of Marble and
north of Oak Street and more specifically at 104 N Birmingham, Lot 8, Block 2 of the WJ
Keller's First Addition within the Downtown Historic District.
Work Session
1. Discuss updates and future amendement to Section 6.3 Downtown Historic District
Guidelines.
ADJOURNMENT
CERTIFICATION
I certify that this Notice of Meeting was posted on this 21st day of September, 2015 at 5:00 p.m. as required by law
in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was
contacted. As a courtesy, this agenda is also posted on the City of Wylie website: www.wylietexas.gov.
Carole Ehrlich,City Secretary Date Notice Removed
Page 3 of 57
This page is intentionally blank
Page 4 of 57
7./ Wylie Historic Review Commission
CITY OF WYLIE
q
Minutes
Wylie Historic Review Commission
Monday, March 26, 2015—6:00 pm
Wylie Municipal Complex—Council Chambers
300 Country Club Road, Building 100
CALL TO ORDER
Chair Kathy Spillyards called the meeting to order at 6:12PM. Administrative Assistant
Mary Bradley took roll call and the following Commissioners were present: Chair Kathy
Spillyards, Commissioner Annilee Waterman, Commissioner Jon Lewis, Commissioner
Jennifer Wakefield, Commissioner Bob Heath, Sr. and Commissioner Bobby Heath, Jr.
Commissioner Jeremy Stone arrived later in the meeting.
Staff present: Renae' 011ie, Planning Director and Administrative Assistant Mary
Bradley.
CITIZENS COMMENTS
Chair Spillyards opened the Citizens Participation. With no one approaching the
Commissioners, Chair Spillyards closed the Citizens Participation.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from February 12, 2015,
Special Called Meeting.
A motion was made by Commissioner Heath and seconded by Commissioner
Waterman, to approve the minutes as submitted. Motion carried 6—O.
Regular Agenda
Action Item
1. Consider, and act upon, approval of exterior renovations and signage in
accordance with Ordinance No. 2013-17, generally located at the southwest
corner of Brown St. and Jackson St., and more specifically at 307 N. Jackson
within the Downtown Historic District.
Staff Presentation
Ms. 011ie stated that the property is located at 307 N. Jackson, generally on the
southwest corner of Brown Street and Jackson Street. The applicant desires to do
minor renovations by replacing the metal columns and railings on the front porch
Minutes March 26,2015
Wylie Historic Review Commission
Page 1 of 3
Page 5 of 57
with more period style wooden rails and columns. The applicant also desires approval
on rustic metal sign.
The Ordinance requires signs for residential structures not to exceed 16 square feet
and the proposed sign is 12 1/2 square feet. The applicant suggests that the sign's
character compliments the Arts and Crafts style home and promotes the blacksmith
artistry of the time. The paint colors match the door and shutters of the main
structure.
Board Discussion
Ms. Aimee Merrell, 2705 Fritz Street, Melissa, Texas,represented one of the partners,
stated the company is a landscape beautification use, using drought tolerant plants
and 30 different trees. The vision of the company is to unite with the Downtown
Historic District(DTH). The sign was custom made, appropriate for their use, as well
as DTH and the City of Wylie.
Mr. Anthony Diesch, 1290 Grandview Drive, Rockwall, Texas, represented one of
the partners, stated that the desire is to replace the metal columns and rails with more
Arts and Crafts period style wooden columns and railings. The deck on the side is in
poor condition and eventually will be renovated to match the proposed railings on the
front,but will not be done at this time.
Chair Spillyards noted that Commissioner Stone arrived.
The Commissioners were all in agreement that the sign was well done and blends
nicely with the main structure.
Board Action
A motion was made by Commissioner Wakefield, and seconded by Commissioner
Lewis, to approve the Minor Renovations and Sign for 307 N. Jackson. Motion
carried 7—0.
Work Session
1. Discuss and get direction on updates to Section 6.3 Downtown Historic District
Guidelines.
Ms. 011ie stated that the Commissioners requested Staff to amending the guidelines
for new construction within the DTH, with more clear understandings and tighten the
regulations. The first thought was to refer to the State Historic Guidelines. The State
does not address new construction, but preserving and remodeling existing historic
structures.
Presented to the Commissioners were copies from four different cities on regulations
for new construction within their historic districts. The main theme from all four
cities was to recognize that the structure is new, and not a historic property. A
statement from the State Guidelines was to recognize the new construction, and not
expect every aspect to look historic, from the brick type, to windows type. Staff is
asking for direction on what to include within the ordinance.
Some of the recommendations and statements included:
Minutes March 26,2015
Wylie Historic Review Commission
Page 2 of 3
Page 6 of 57
• Using a type of reference material, similar to The Field Guide for
American Houses,
• As well as referencing 'The Guidelines for the Treatment of Historic
Property' from the National Park Service.
• Taking photos of each residential structure within DTH
• Categorize pictures and classify by style.
• Identify recognizable styles,with reference similar materials
• Goal for the language to have similar reflection of styles or period time
After the discussion, the Commissioners were to:
• Commissioners will review the copies of the regulations from the
different cities, highlight desired statements and bring back next work
session
• Commissioners will email any existing photos or desired
recommendations to Staff
Staff will:
• Staff will take photos
• Staff will review the possibility of expanding South Ballard Overlay or
creating Historic District south of Highway 78, between Ballard and
Birmingham and south to Stone.
ADJOURNMENT
A motion was made by Commissioner Heath, Jr., seconded by Commissioner Wakefield
to adjourn the meeting at 7:09pm. All Commissioners were in consensus.
Kathy Spillyards, Chairman
ATTEST:
Mary Bradley,Administrative Assistant
Minutes March 26,2015
Wylie Historic Review Commission
Page 3 of 3
Page 7 of 57
This page is intentionally blank
Page 8 of 57
111,
"� Wylie Historic Review
Commission
flN AGENDA REPORT
f,NYX 14,'w'
Meeting Date: September 24, 2015 Item Number: 1
(City Secretary's Use Only)
Department: Planning
Prepared By: Renae' 011ie Account Code:
Date Prepared: September 9, 2015 Budgeted Amount:
Application, Site Plan,
Exhibits: Elevations,Photos
Subject
Consider, and act upon, approval of exterior renovations in accordance with Ordinance No. 2013-17, generally
located on the westside of Birmingham, south of Marble and north of Oak Street and more specifically at 104 N
Birmingham, Lot 8, Block 2 of the WJ Keller's First Addition within the Downtown Historic District.
Recommendation
Motion to approve exterior renovations in accordance with Ordinance No. 2013-17, generally located on the
westside of Birmingham, south of Marble and north of Oak Street and more specifically at 104 N Birmingham,
Lot 8, Block 2 of the WJ Keller's First Addition within the Downtown Historic District.
Discussion
OWNER/APPLICANT: Taylor and Son Properties, LLC - Gary Taylor
The Owner/Applicant has recently purchased the subject property and desires to perform modifications and
alterations to the building. Renovations include new electrical, new plumbing, new HVAC, add bathrooms,
encase exterior with Hardie type board siding, relocate windows, add ramp in rear, open front porch to period
style. Exterior colors will adhere to Sherwin Williams Preservation Pallet per Article 6, Section 5 of the Zoning
Ordinance.
The proposed use is General Office and allowed by right. An ADA Ramp is being proposed for the rear of the
building and shall comply with T.A.S. 2012 Section 405.
In accordance with Ordinance No. 2013-17, any development proposing new construction or substantial
renovation requires special oversight by the Commission to ensure preservation of the historic and architectural
character of the area.
The attached Exhibits reflect the applicant's design for the proposed renovations and upgrades.
Page 1 of 1
Page 9 of 57
C/2 SC 0
LL 0',
o w
(2k o
W H
20'UNIMPROVED ALLEY A4 W
w
S 01°09'41"E
ro
1 2 3 4 5 6 T
8 H
w a a
GRAVEL PARKING AREA r
P:04
III.
w
1,22� JF sjTI
STRUl TUBE 0
LOT 8 aLOCK 2
LOT 1R-1„ BLOCK 2, WJ. K:LLERS
W.J. KELLERS FIRST ADON. LOT T, BLOCK 2, a o
FIRST ADDN. W.J. KELLERS
vp
FIRST COON. y
VICINITY MAP w w
NO'1"1'0 SCALE 0 H
w
H O
U
T 12 V.
F.T.
S 1i k Q H
$ _a ° SITE DATA SU1,1MARY: z,'
U 5,' e SYNOPSIS:
z0` RENOVATION OF A 1,224 SF SINGLE-STORYJKELLE FACILITY LOCATED O
U _ ON LOT 8 BLOCK 2 OF THE W.J.KELLER'S FIRST ADDITION, U
LOCATED AT 104 N.BIR"IINGHAMI,CITY OF WYLIE,COLLIN
COUNTY,STATE OF TEXAS 75095 THE BUILDING SHALL 'Z H
N 06 49 2T SPACE. .7�a
N0I 09 41 W
CD a
BUILDING/SITE DESIGN: r.0
BRYAN ROGERS,BETTER DESIGN RESOURCES LLC U
PO.BOX 1454,WYLIE,TX T5098
PH_ 214-TT3-6460 FAX:9T2-429-0224
BIRMINON.9M 5TREET CIVIL ENGINEERING:
TODD WINTTERS,P.E.,ENGINEERING CONCEPTS e DESIGN
201 WINDGO CIRCLE,WYLIE,TX 75098
PH:972-941-8400 FAX:972-941-8401
�, SURVEY TECHNICIAN:
CITE PLAN V Ak P: 2214-801T5966 LONESTAR FIELD COMPANY
SCALE 1:10
�� ZONED:DOWNTOWN HISTORICAL DISTRICE
10 5 0 10
PROPOSED USE:OFFICE SPACE
PARKING REQUIREMENTS:NONE
DRAWING REV
104 N. 5IRMIN�x4AM STREST
CONSTRUCTION
'1'I()N
LOT 8,BLOCK 2,W.J.KELLER'S FIRST ADDITION DRAWN BY
OWNER/APPLICANT: Bryan D.Rogers
GARY TAYLOR DATE.
TAYLOR AND SON 08-13-2015
JACKSON ST.,WYLIE,TX 75098
PH:469-209-1550 SHEET
AA
se
DESIGNER: Cl
BRYAN ROGERS,BETTER DESIGN RESOURCES LLG OF
P.O.BOX 1454,WYLIE,TX 75098
PH: 214-773-0460 FAX 972-429-0224
(/) 00
W 01 0
p4 O w
• x
6112
Q H ''
4-1z
W7
❑ ❑ (....„ , ,,,..,
Imo. n r z � �
_,.. ,
,. in in
,.r., .7,_.,
�
5' 5' F W 0 4
H
3'x5' LOW-E ENERGY COVER ORIGINAL SIDING W
EFFICIENT WINDOWS, TYP WITH 1/2""FOAM CORE ' C
RADIANT BARRIER. PO
SORT]- ELEvATIOI\I WEST ELEvATI0N
NSTALL JAMES 4ARDIE OR
SCALE: 1/4" = I'-0" EQUIVALENT CEMENTIOUS SCALE: 1/4" = 1"-0"
FIBER 6" LAP SIDING.
(21i±14
REINFORCE RAFTERS AS NECESSARY FOR
STRUCTURAL INTEGRITY.
REPLACE DECKING AS NECESSARY. os
f-go
a�
INSTALL GAF TIMBERLINE SHINGLES PER Q,
MFG INSTRUCTIONS pC
ORIGINAL ROOF 0 F"
SLOPE TO REMAIN.z
6
0-1
O
Uw"
" H'
xH
U
zz
oa
0
n
aglI k❑ I k
l 44'-3" k 10' 2T'-an 1
SOUTI-[ ELEVATION ADA RAMP SMALL BE �T L V T10� DRAWING REV:
CON,aTRUGTED PER T.A.S. FOR:
SCALE: 1/4" = 1'-0" 2012 SECTION 405. SCALE: 1/4" = 1'-0" CONSTRUCTION
DRAWN BY:
Bryan D.Rogers
NOTES:
DATE:
I. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION. 08-26-2015
2. NO ON SITE PARKING REQUIRED IN DOWNTOWN HISTORICAL DISTRICT.
3. NEW MATERIALS USED S4ALL COMPLY WITI1 CITY OF WYLIE SHEET
D- OWNTOWN HISTORICAL DISTRICT MATERIALS AS SPECIFIED IN ARTICLE 6. Al
L. 4. EXTERIOR COLOR(C) SMALL COMPLY WITH SNERWIN WILLIAMS
P- RESERVATION PALLET PER ARTICLE 6, SECTION S. OF
141 ,A�' '"�µa' 'III ,,ui1'mlul I wo�p ����'1 Pdt°lnl o1; r,-,GNU, 1III 'a, 4 II,I�" I'I 'uu�
NIP�I 1� '111Ip'11' I!!!i0li�"'I��Id��f' „wm�� „,1'1I I��IIVIiuf'pTwYfW� '�I��;1��°1,iryl,IlI611' IIT„f .N Jv� :�1.,"'u,"' � ,y„,,,i" 4 1111� :'" YVII�'i,,9,,,'�
yp^ ','I,I„ 'lehpluq" i', ^' , 01 r,u dml u'I,"6IW'9p,°"W�Ill1 , qYI, 1ygdiigiii6!k!1',I,�oy„s,'I°'sP' T 41
""j", "I'Ma111111,4, ",m„I,1414'yp'w °"Vf" , VI,idllluu o1;r d„,„,„ I";'u,,,,10lpp0,,,„ q� II„p41
10Ir ���� ��ili �" '�I���� ��11 oI��0��1�11�1,I�0�1,,,,�� �illl� Y'I�irV�� ��G� I�� IV�1660111,46Z1111 ur. 4, ,I111
y,I r�6�11p111111 1t4' !,6,,lf JI"° 0 ,h '';II' 'wl ,h a II Y ,�, „�mM P�� o,i J,',; ',, ,�� '�R
"m!9'�IiIlllu,l�0' 1 '11�„ 11� � V,,i', "✓�d wl� 1'u''r°rl l'I 9 ""^ '
"1�%I". '�'�' i1 I ''I 'w'v' ,�1111V i uu�� �",'I 4 � an I I on �` v� "�I �VO
��������I�I� I J�11 Q„d�, "Nll h� �'�U d a.1! �dI�'"1
��������I�I� ������� �� a "AM" � �W „I � Ip!�"oIM1III,r�",��I'1 I111fli' '., „H1','1 ,,,y I'1 � ,r 'i„11 ";,r, r
�� 11
III�Viiii101
rvV 111111 1 u,", �4 , i"��IIII,I '111IIIr 01 1 �Ie ,11 ,,c111um ��1i;, ,P�;a 'W'"'a
IP'a'11" tl j' "'8rm, 11„N117"""1,',IVuullll i� ,IIr°l "�r�, c �' dlm o,'
'�. pl, i, m 1WWAIT V W�Y�� ^IIu1,1 iu hi 1 i1'I�, I' Iq � itIII�:o"�dF1�iNml p�11w��
1���,y�r11;,," �p J,r YI ����u I W' 1111111 �I� Ilmml111,��11g1,1I6 h�l� I��'��'llll° �IW ir,��yl' v0'I �uIVII111�
�, 111 'p,I,�,i, ����� p1111 r °"i " ���I, ,�! w�IIY6 ���0111N,,w" �'.Awfn11 �I II "6�� I� r1V ���I 1 IiwM�l� CI���, 411,11
w11p+,III"611', ml,,, J �io,%/iI 1 h JuP"Iullll '„ VI,r'^ m:!'NI1 I„ pv1
11111"I,11'11' V^III" , ,I)/1 '/,/,,�i, „ :1,, .,��, „Vuuu1, "Im1���� �m t11 'Y
Irw,gIIllo'{"'I V w r li%i/%/ ...,, ,gem,,, ,', ' I� 4,t1 ',AyWdY,;y auuu�„I�jj1'yl'��III I j�� iOWIII Wfo":d,,,61�V1HI Qom 11"v
�6'lll,l it ,N, "i!'d' /` ,,,�, d� in al�Vr rra ^„,,,�rl Y1Ia,1"Ile �;u1Wlv�
u�l�l�M�w�ud�'i11 1� 1m�Ji r «, 1p'14 ,ry >n„„, ,1 ° ITV°e�rvo,,,,Y , �0.�, a "dub'y
I'nnwl�u S lu'/%o ('A;''s,�'4,4,, . I, '1144,.,,4°�� H ,M,�''IWL v ahw �fW; i I q '' �
�„ ,in;// r%', /S N ea,,, ;oh":,,,,,irw.r;,oio,"w,ra.r,^.,�„ I'�1"� rrcl,. ` ,,I'li%%/i .�,i.,
ihm 410:0�I, ��/ ��%l �tl�r✓'�/`,I �� ur✓,�t,'�rmma„m`,�:,% �e� �rp 1 WI�'�cJF�"4,n('tiraklr,' ✓/>'lyfbm^�%''" :�,mr 'Y W' +:l� ;;^ uuul ,,�r,�v y
u ,,, li N�,�o N,w, ,,o„ ,,eT,d',pir ir'm''�l i�'r,' 11I ,n " ,1°ay "ii IIIVIIIUIIIVmiiiV����IIJ n"uhy�',q���gy���,'i�pi WW���"� oi�od101�IMN w w�y.����
/A/' J//, '/ //III ",/ t ;,o);'P i �'%., %,,ff(.. ,t` '
ur„ 1' ;/4/� / ,%/7//11.I1I'' 4 N'/,/f %",'i N,"'^ m l I�III Y"IIIi
,, ), r J�/lly�," O'ld'1:, 1 rc%�/f°/f17///,r �J"' " I�S a"d;l: 0 1:f r�
, , /,- a;d��[11,1V' ,/ l r/ii!Gril�,� iu1' � �'m /149
/r� ; 111,
,.y,1"I,.,,�,,,, j1ii� '1, lr�J�l rr��G;r,�, l��//%iJ1 Nr
iP ",011,,; Iiilll„III gyp,, IlVliw,,I Ill' In, ,�� /jl ,.J 1;', ry�j ,,,,1 Iov,„„1,1,VN.0." 1N1� m111111� a111.....101kol '""'""
rW f "01 Iq II Ib u„ Iud1111iIIIIIII�' N ';� ' II„ uWNm 1
�i Y,111 „µ,'� I�,,IIII,I,I,Flu, I,,,.' �YY 'xlnuuN"w r�!' ;I"'„';,;%,;,,,,,Y IIII,i ,,w°yb10 ,A,1,dV,
1P 1i fl ,hi;. r, N I
W"�. "W'w r"' li;'I" r IIiUW111u1(; 'fR �,"„
V,,, ;JAw,1„'I mC�wohI1;N�p�",,„:�N!IilJw,vOIW, IIY . " ,NyW,,'IiI ' Wo v '' ���,, y I% "/„"�", III u
,0„:„„li
1p,,11144w,41, bl, ""1,11,4Ml'"�a, ow1,111,11 � '',u'I,n��ll 1' �udol � �i/r/, I. ^1?
1 , I,,,,,,„°° ,,h,i, ,ViV'Y1 l�,!Iw,il� ,,'� „,w a "°, ,,Mm',, ,,
a v 1, IN,, �.�H"1i1,p1"�',mq,M,, ,N ��i
� �, �J' �h� '11� "�LIWn
� V w1
" pyq' YI �w
��17'aw'" r� uh��i" I���h� IIP�,, ,I�ly^'�,N,h, �u� "„1� ,"I � �
�" ...IL.�"�d11��"��"�,� �b , ,,,� 1 Iu�w1�6„ I Y� � o VI � �� � I,� ��Q� ��� �
I I I rr p„ n'1�'a1w � � I
,I u I.
W �" "W'%'d'r:�
1 ,r 1 "
a
I h
" n,,,01 ,a, ,, ,, ,,,,",,'";. � d I"lry! I ���J 11 )10,,,r. -,gym,' ,
IIJ, or" ) V U,11,1i#1)iligli,III i III , y ,,
PPI �Y w. u
I' ; 'vl �r„ aa,� "SJ' ^�'�o
Yi , ,r�,w,. J,M :" °N'�� d'r i I'rv°w+��� �I��d°N di'V 'Iu1„� ��, „,�y;PG: w,,���,
'',w3",+,.. �. ;i " ,N"aC^:b`" ,s��Y^'' bq ,,�mP�urenmlg,00,,vv������ 'd'Y" ,III ���11 o' "P, 'r',.;'�,,r,t,n�w��� '�H'^,rV'vl
. ,,( i/ / %' y r,,. . °: 'YduIiilR� �"
P:" ,»'heel',.*,, ,),,h',',1,: UI,, ,;�I,r;Yf". d�' '1'%j,�';,"���NIu�1�;„IIJiIY^I �: "IY', w g1r
1:W w `r J' t,t, ,,�,,",,i, y"., ' 'If."' Iv ld"",dla,l�,i"IuulV' ,^Illi"fig„11��i�o,"v I,^i�,lh PI,,
', ",', rr. V .'1 rT" N,, "! ,,,H!N'y''',',1"^„' '1'M°,1 y'P"1IIN6�iI:"Y+":In"Yi,� �, .4'"°,
i,r "'"' nuw � YIlliiiI�N4liiiiiii"q�upi:""'i' I iii NCI 7�� J�lmµ„ ,�
s'1,b'%;"h,ya fi' I�IIli1,�w wV
. ,� uP'I�, Ii,;' I,u1,,, i�Il��;pl�u�1a„�1^I'��� ° ;IlillYd„I'' 71jI,I''VYIdI'ie"I,' ,,,, ii''ll ^"
+,I mVm";prl 111 ' IIIIIII IIIm1
m nil, ' �I IY I G,: A11161"' 1 V�'
d6�' '�� Y^� i11i I1IIIII,II�
II11'11'1�1', IIIIiiINlr' �� r „ / �' ��di Il, ,7.a
'liili iiili�1l1i1
� ','I �„ill M "'�i l' ;y 1 olf 1 III.,,. II" „
dV I IIIIIII �'� q,,a
„III�!I;IY,Ii�I�iIiiiiliuw puu�up, J, I "oin tlfwll!.'t„ yw'
„Iiapkp�Vl;�I�gl'vh„ a;o IIII'IM �pl „i ololo,ru 1 „1, i oo,:o
ul,6u Iud11,' 'YIrIIIiiU�Il�ofooff!IIfjjlii1,„, ,� nnw�, �dll'^, ;�;'"'
��� Ivu61�6g,16� III,,,,, w46 RP"," 1414 ,mx
Yd"uyw',� u',fiuI��1P�o,,,^Ii1�'uouli;lll; � ..a,�P' IiiN��Y� h ^,'�p
�1�"
u� i', � °°��'""Yww1i1 b olV�� of V „uIP„�
IVY m Vlle�^ 4 ,"a"Mw I� �.�
I
II li
Ioq'11IVuuuumu I.o'� I Iii' ,.
;" II' ' ";' ',,Illllliiu�� 'p��, ,Nwgduul'' 'II' "�WW" 'x ''''
���� il�;illN^" �IIP�i " "Nmm Illlluu,,,, 011111 Ili III;�; ",,.
�� III I llVll"^
dliv'ro^"h 'ILwow Irw � "V 1 N" o�,
uY m" 1'u �, w1�d o1
"1 1Sk, V �"�,��
6,1 Iw1�11 uuuum� .., ��" V,
I 61� Io
"l� %��� �ul II�IIIIUIIIIIIIIIIIIuua wp., ,r 6., '"I ,I ,fi' '',,i r.W","Yt1f'Jrp'�"IPM"m'I,nr��uVV'Wh"
" N„ r,�"!,tgi 4„11 sit,`i,/,, ono,' p!m MI"�J'" ''w'" ">"':,,,,h,ru �I,, . „"wVd VM
". �'r 4 f ,e IIbu"b'yr Y, '" j^y' d^, ' 1IN'vN u,"
111 "iP 'v111T „µ(,^a"'1"1.�rf A++M,h%np,'; ',itthd) 'I'Iw`, ,,,,a 't''1 1'4 '"w.''''w,�p�, "11'1Y' 4"1, ,p "y "�„
bn, lwl �v'�,���"u':��R'iU��lll;,"aVp � ,V�dru,wu�,Ph ��i�„7t1�'{�m� �Im�(�IrtIN�, ��r��ml" � I��( � r,�'��"i�" � - ,".roil�Y,,, ,^��M���,,.,'�,Gax^f � "i,"�� ���'� ��,�� ��
o1V ulllll^I",II,81q„' Y',r.W J,11„a ;,w, „' w: :.,b,.41 . 1.,,. 1„+''",144' w . '„ "'""k," ,v;4a,» „„i",,a
��Pn„ r�' ",I�I�I"p„ rr,,�' ',, J h.,,�y',a, '" 'rr n' �,Ah.� h,
0 �'. a ;w, wP,P" �
litIII�6 VluiiViil foynfoy:ii1'','"'1 „ 4w; ,�s,i„, ',' ." ' "Ot:,,1 'k. I, I mf" .
IiIW ,vex p IVIIY°YYI�� "n�G ,�I''� li'Iq'ti�111�!' l :� - b�� 'I ✓xtNN".Un,".a�,"
(1,1';,� 1111111'ii1Y1„v 111. " I; "pr. w E
, W"�IVV Y�
w'1�1 V I'W;,",,ii,�i .,1„,„1„'Pr'u',!1 ""fi Wtiy 5`.+' w ;'
��1pl P'V1uR1�dd�"�' 1,1 �,� uir"w" ,,r ,w "^
w,w ,,b,1,,,„„T;"" '11��„�� 1,I��di!1 1,;wrf,l IIIIIIIIIVII!pYil114,!V1,IVoiiil"„al V "t;, 'R;'pr,yl,"''k,,1,1, ,;,'"`:,''
+ ',"-"'""-1,������lil'r'1"„1"��iVl"'d"VII",'i"I id Y'�i''''Y�ll I', iiiry",o II IIIIu ��Id�lo yl l�",�;I„ ' oa , .,J'hW�.,,: -- „"'"", ,
'II. uulllllm "uIm""1',,o .„
.awo10 ^wu".,„ "I, ��Iifll„r„�:°�IIII "�I gill�l�i�1,I1IIIptlI�ll Idl l'ddumu: "dRr1,,1, 1I 1 "." ,T, w."' '•• „'»'"
i' ii in' uil''IIIu i IA"N� 4',1 I«w y,
g Ni 11,lIIP �1 i,'" ���uliiiiiiiiiil i �I Ilya 11, EJJ � �aim4�b
II ,II 1 uµV,P 4,7 1' r ✓/tr /, '/,ryl I uw�u"
IIIIYI;:,,,ily" "�II� A ///„ 1II / f y 'f `w,ar ��
��� '��d�l,,A•' ,'v r/''' If 'i 4iz/ '14Y u ,l rvy�'�' 11k�'""," ,,, I
irrr'"�ptll y/H /1, y'!rrIu� r.J vr,'..
I�p'j"���mulgl �, N'NII IrIN'o�; �'
Ilir II""� �"I
d ;1^'W lum �u a"� L'
II l��dl 1�III �� o
IIIII �'
,, :,",,,gill , 41dI,N,,lof "u1�1,���1,I,,111 �,»o�m'waw��w ,�',kl�°a,^w "
i��lll � "III 'W�x, ill, '11 y,!w"
Id111 91mVl 'IV�� 1 �Ydtl�'IIINYI�IpI a1�W'Wwvggl�',an1uu""W�� I�pa" o„xp ;IiIIIN' G` I�wI""J,a" ";r
Miiuu ViiiiiillllhumUNlid illmY';,,,f'
i�,;'' ^iVmu'wI1Vl'NNIpu^o16 IP, lil�ildi;�; ,
u lil',i IY 1' ',w Mbwlmlp ,,1111,,'
'VRIYu;p d,I, Yv,,,1111ma PISNIhoIIIII 7u� �I,4,w Pw�(J' ,il
rV
1'uiWu", id,i'6 II„I 'I
III ,y �1 � � ��
"gym""I JIFIV;i1"" t,q„, "I"ud'i''"„,'a�l'II11" od "y,e�" ,m,w,"'''1w, �',d6d6�61„',HI�S'IN mupIVW','
dN', '' 1''n,;1i'I','\'' 'd',W lu :m"'W'' - tl"",:"' '11' "odlrmr rl,ll"����m Iyv1111,uuuuuuiiiuuuuullllllllllllq" x411,S''llp" I'll
ry gple,,lr ''v "'I' :� '� ' 'I 'oBW,;'IVu116Yyum uuuu,P��" �'flne
u1�1�� ,r �y ',IP;,w�R;, ��•'µ111r a�r'li"'"'yIIN"'1dl�'ll�ul"�",p;a'IP 1'uP
Ivll'^�Vlil��l ivw, ���tl�, �µg1�a',w �,„,i�°' . iiM1l' "rIP1,, 11,11,w111�1W1h' ,all "Ilp„
'''''/ 'Icf0110,00,'""' �,1 ill
,,,„� 1 "VII ,'rvl alhuu"�"J r ���VIN6,��II�,,p del „Jlh�; I.. ",p �u, 01� III
pIl",n1 p¢ II VI jlil; h ola;' q1 Ih'h,1 '"16r"'ly
!P!IIIIIIIIIII L., m el„; ,1"'ll l u161, 6 m 1i
omuuuuuppu''; !',I„„, w „16
h, 6^'I;ulupllVldaillulo-l" L. "IVp uP,I1Vd
p'pol' "Iuqud,l, 'h In II,P11'��Ipl,lu��l p(il J 11'U116��w
1 m"'III �lr' ii dl
' �'1 � 111 i
"°IulYl"
I
16
II'
I �" 1 WI 1 ,I.I i'" m I 'I"
6 �
�h'�Y I. A. y "J
I�1"" f
i v� " , II IIu1i���
uVd��iS � n ��u�" � :IMH���w" � � ��� �,�PXu���'IVIuuul,o,�6�u,"11�I11��� � II 0000,„„„
Page 12 of 57
"� Wylie Historic Review
Commission
AGENDA REPORT
f,NYX flN 14,'w'
Meeting Date: September 24, 2015 Item Number: Work Session
Department: Planning
Prepared By: Renae' 011ie Account Code:
Date Prepared: September 21, 2015 Budgeted Amount:
Photos, City Research
Exhibits: Guidelines,
Subject
Discuss updates and future amendment to Section 6.3 Downtown Historic District Guidelines.
Recommendation
Provide guidance and direction to Staff.
Discussion
At its last Work Session, the Commission directed Staff to move forward with ideas and drafts on updates as it
relates to new construction and design standards in the DTH.
Staff has included photos of existing areas within the DTH and throughout the city as a guide to further the
discussion on acceptable design standards.
In addition Staff is seeking input from the HRC to draft resolutions, possible ordinances and maps that would
designate such areas as "Places of Importance".
Page 1 of 1
Page 13 of 57
,�U"",tl h n Vu g/"F .� '1„ 1 4„0,“. if'/,^-,,,l'a 9 ,^,I f.?" q,N^" ,0,:, a( v W d�' w, I I I,ry 11 JJJI�, .ir
M'r,.: ,b ,.nm, (lk,'' .IJ„H d IiMr,IVPo; r,,'s/ III" I�, I,,'ll,oXlw,u „I ,,,' w,P,Mv �`y f Po p , �' ,� �„ I I�IW'"Illi'ei"�ph vvMPPP I ,m,', v.,i�w,.
°' IIIIIIOIIIIIIIII 6. r '' idlllluuup11 '�*Imuui !� ..I�IW
q0�
IIII m ' "',.
um
Iqumr,,,' III I 4 r.,• ," P� �w°�{ J qq I i IIII mo��,II�IVI Irgl
r +uIIPlA N6u �d110 I' IiIIY „ III +,.! I,Ililj III I�,Ili I� „ud IIry dl„„ 11 V�uli�', I� M' �;!' IIUO u^ °unlnll IIIoI Ouu�l ^uwy,YP�
„N44 .YI ";I,I'I ",,,,,,,'W �' k . ^vI4 t ;Jiil V I�^IUIIIIIII,I�,,, Ipl�d rm�l� uW w+rvw,k,i w"" gYii111141144pQ1I IIIII lu ^�InI� G •W�oh
.p! , " I tItl,II„�^. I nl, I,1 III I!11'1I II Y,,. vgl11h IIII Vr „��I ,„i��,V V"WL:N 1I� �Y �F'. imui IIIIIIII III^�'"
.„re W o �IY.nwmi y i dYr. I6W "III i�IpIIIIIIIII ll`
i le y", ; ?Q'r %/!r,"r,,,, Ilh.-, I�Ih 1111 y �,o„ I Idll rrv;,�„,,I, " I,1y°,III IVI�G� I.,a, . ,,�,.. �IV IIIIIIII """:lII
k4,4,!1, iw. ';. ;!i ' �V of/id` V�ryu uv6�Ili�I�IId�Il,v„w��, /fd� �r� l� �If'I'�I y' .. ,:v,N 1 ,'�, 4'Y Wm.,, Yel,)�ro r8 di11114'�IP iY�;'„WY, y��, �9f v�
1
100 S Jackson 201 S Jackson 303 N Jackson
',IN(I r�o ruII�Il,f M I°,,r''ij;irl yl6r�lI�p�I,"1lyd,pp'�PllI�W��lu
llm
� wm�nvr
"° i4I
nry ,R.
ly1ltld l ,�q'rL tl��rlkdi1
jiIp
,C
-
oI w ddIx 0V JYM *, 9 �a d'VrPi W, �wGmtl y) lvilY'I,' ,�,"^ a , II l ;sP ( d/I�, 'IY 1p ` 4 k r ( . " r l . ttl ! �i V
6,d
,r m IIP� 'f 1� !YN1111�pIIp,WIpry pI ° mR! P(N mm ( ' r Iwl I � i I� w"i p r 4,a , 1� O� WI 1!1 I rP uu i,,i'
'11
11,
� ; I � V d k ° (Y^! ry, ��` fi ;sf h "M I yP i ^,o 4 ppIA r I4 I 4,, ullll� II "11 . 6 P �r w^Ir,nl� � � , � n, ,,�uN �gl l"',r. ` l ,p I I Iv ltlP,mW d Ipli n d � " {hdllVpe,v4fi f� , m� � d,��„ di � , e4 l G ,67?,,,i4//, / " i m
.' r Vld
109 N Jackson 105 N Jackson
�/ii))
Ikd7mr1, j �f .i"/ / 1 ���;y,�itmI �/�"„/� „: � , ma ;'ti'�", ruu%d
J„ �A, i � /, fr i ii
!r Ih ,In dr14 ' µ I I 111(
1 ,,, 0 ,uN ' ,;llll 1it y
! %! %' W�, %I l ! q�
j A (, 1,17#ttiti>m�%1 �7 J ."`4 r iu IOIIIIIIII uua N 1 II,I 4,1,1 'Ir„P i w M l Idlllj tl llipf
I. iM� '�ilY't l�a 0,1)/mwAii,<. II10W,'I, ,Po""^' �' ,,.....m.........��..,�..,.,�,,,,,�.w.
301 N Jackson 307 N Jackson 212 Marble
!Ir,
y�°,"W' ,h RmW i wviml4 Ngl7p"l1 I,PIVI I„1
ail I damuW I i vS l lm 4rymd mWI„pMr M, �µ W P I d N'' f '. l
�c,. ; m a � n1„__. . w ; lr M ,4I � hl1rn dN M AI 1" � MI, w vr; '._._- � "l'IN. v? M ^09.1I,!q Nm „ �,;!l1pd lit i ^ � �,, 4
�/i/ 1 '/� �,Y , ",(Iry d)1tl Y � dm V �qP. 'I '`� �j � y � m ,,+41d L,',� W U`' rW v ',, " , w,„„r,' d 4.L' m � �%/,„ , �
/ d ,..h :' ;I�, ,"" olV J, , Il ^'+ y ° N �': � �I 1I ,. l I !�I1711,�lu� h IIi 111d111 p,��4I1�y ,"
;(dul^ ,YI � N Ad d y! r Yh � I,I��� II qw IM IVNINm IM�I, ,, rl�r U� �a "� `( ,1 , d,,,,, 4, ,l140 ^' .�,: W PPP Y� G II tiVV�� ti�Nu u „4, ,uumof Y ?I il.m wV l', „„.. d „ "
d" Y"d'„ n." '^hM;m""Ma"'^n,'llry' 'n'NINp7vMI NW
o
100 E Brown 405 N Ballard 409 N Ballard
Page 14 of 57
^'' IVI 0 p�''pII1Vll l d 'ulli�, II o°' lµ'II,„, Ilr V ¢.,' I' " t W YY(r us r r
I 01 Iyl�v1 IIIN'IIVI�IIIIW�i�V,,��I!9 w tlrl NNN IAA II�II�^ ("Y M i'm, bi� /„ -uu�ir"?I'1I ,'Mx��°"�, ,y h� I '+
II inl IVIY II IIiI II'i' v r ' ', ' N# JJ
l�'V �, �,u n l 1 I l�I p mll llllll��llII vll V I " w j,
�1 4 ,u,.,'IIII III I
,I II VIIIIIIII v NN y,VI II I,,,jI,, „,,,,,,,I.,„,,', r V+
IIIVII�IV �0f rr�l ANlll�' 1� m l' u!ul .mvm'wxPw 'IwW,', m0�x N� ��k I� ;Y l MII�bIU ��I,.,II M �M�N'
. I4 IIII IIII'" ,re �I,,al mNlrml,'iP� II'j'`" v'NII"' , �ldllllll "u IIII I',I,'' IAly'� yW,', I IOII,1,,oYhG',;om'n'h
B �� qIl�II rrrU' 1
i kry,,' 1 �� WIIII IIIVINiI d ��� ��' a h, Irvl "I,
,,, e' , 'IJVI , III° Vn Y� r�I:��G 1 Y i r "w
rt7 I 1 J VIII r 1 YI II�I� ',II l m " VNm'ry 1 IOII ����Il �����!!II"" �IIINI V
P �, IIII M
101 V
ua4r III I u I � Iglu••4 Vli I
� �rnmrrn a�l, �lr���r( � plpp
III IIU;
", �w'', IVy
507 N Ballard 205 Keefer 109 Keefer
imilliliilillilamiiiill
4 M 11116uM1 I1I iI ! I
IIII �WIw ^ifY Vp P� r,l,"'' INlf HYMI ,,�
, � I1,
"'MINIi"111VI '' oV InMIwV Iyl q wwn ,"Ild '� III,II,� YI M II ImM I 14 � I ' ul 'N' IMIy
°IdI�II„�� ! (rll '4 piulgrr!gC III ;' ka ( ihlrm jr '?
IN III"'ti ��^,I 1911N^'wW Ir; V�I�I IIINI „pyVrylVl��llll 10) III uR1uW1 , I�;�� li Iq�IIh16q M+ dV 1
p y,„ lddWil1 14 1 11"l IIiIVIIo u' j )nyt II IM I V/JJ �I m'"; W I I' rl VYGI liy,,ll l,0 Ip 4/ pluoly,/ m r ,,QI��1/0;1j
u Yly �yIlYlolu IL. M I,I 111 �I�' IYN II III;' vlVll II' p '�III�II //.
mea..,..,.r m 'a'W ., � III VIIII�IMIrmP 4Vl,III,III;IIII I eo,
� ���� PI I wl MII d rn� ° , �dlN� w it AI f�lb �
1 dulIIIIuI�,Iuu, ll 17n
N t r,a„ /af`!�V
%hq q l Y 1 i � ' a�mII��1 V ;l 9„ K, „ ' l� � 7� �IJIi a II'' I IIiIIil�i�,plllllllllhll lll lll�I II IIlJI ��1;,,IrrY1 1III111m,��;� (l��h�l�I�l �l'I��I��II�l lll � 11i1�°S�II ��(�111��IIII�o �Ill �1 V
401 Keefer
201 Jefferson 302 S Fourth
r;N''I N I;widmJaIrVdIi(IVi�I�„m���'.,^��IIIaI�lIVllwu'"'IV I 'l
II�r1I�1
I,N�i lII IUI u�a*'uu'lllllv��"u
PIrIV/DVfi i.i,7%IIh ulNnr�uAlrru WVN/i%N,Yi r%,,./.ISytl0,mr�iryaN,�/,%ilil��rtoulNtiY jT IdII,ry IVjd��p;,VVd/r,�'NG V
lf 4
IV MI „, ,
W'W µµ I �NIIIIIIh w A§,1 I �1rNBp' rk reM
N uIV �II lm,l
I I"'ry
,Wr ,r, III!i
Lu:u
�V
1,
I Il I � N; fliiNflig�Y,/�I� j W� I � , �Wo ,,I�9,,IIN „ C � �AI p O k I iI. u r II uu uuua l I NVl 1�I��1�1 IIIi ,II . �I I olod ullmll 5/ NN7NoINI�^ M, �Il 0 II:I"IIpu 1111111111N11,111 I
II InIl I IIlri ,nTr bl Wtlt''P'I ''''' j 4 W VII 1411'
ri � W 'flh
fi rif Dii ,f� � h „ev Y,,, 1�ill t7 u o.. io, -,.#,
' I gl l llllllllll ll IMro 9 NIVUWw,“ ,H 10Cllege
900 Birmingham Second
4'icw'NI,II ;w
'r1 ul ulluullllll llhllQ IU II rV yak J;;a pp ' ,,bo
I,
II I;lipr r luurrrl uj81 I III r r,,Pup; 6 �, � �v�¢ � I ,
I
„ / 'IfP�rIIIIII y',
�u IIovRA;llvill iullm ,,,,
���, µ III
MI ' I lu 4 fl.G mm Y lfilv',00Im" IIIV lll�,,Q'!W YI101r7 i
IIII V'�V Iulpohul ol o l,, No p' )I f
I 705 S Jackson
711 S Jackson
Page 15 of 57
This page is intentionally blank
Page 16 of 57
/
Page 17 of 57
GUIDELINES FOR NEW CONSTRUCTION IN THE NEZ
New construction in the Neighborhood Empowerment Zone (NEZ) should be compatible
with the massing, size, scale, and architectural features of the surrounding homes. New
construction in the NEZ should not attempt to recreate or replicate a past architectural
style in its entirety but should take cues from the architectural and design elements of
surrounding historic structures. No specific architectural style shall be required for new
construction in the NEZ.
The following aspects of new construction in the NEZ should be visually compatible with
the buildings and environment with which the new construction is related. These
include but are not limited to: height, proportion between width and height of facade,
proportion and relationship between doors and windows, rhythm of solids and voids
created by openings in the facade, materials, textures, colors, patterns, trims, and
design of the roof. New construction in the NEZ should also preserve the existing
rhythm created by existing building masses in the neighborhood.
Height: All new construction in. the NEZ should take into consideration the
general height of the buildings in the neighborhood and shall also comply with
the regulating zoning district.
Proportion of the buildings front facade: The relationship of the width to
height of a building creates a proportion that should be taken into consideration
(such as tall and narrow, low and squat, or square). This proportional
relationship should reflect the dominant character of the neighborhood.
Proportion of openings within the facade: This is a relationship of the width to
height of windows and doors. For example, a window may be one unit wide and
three units high, thus creating a proportional relationship of 1:3. If the majority of
the buildings within a neighborhood have this 1:3 relationship, then new design
should reflect this proportion as well. Large picture windows or horizontal bands
of windows should be avoided. Modern interpretations of historic windows are
acceptable if they retain the historic size ratios and pattern of placement on the
facade. Doors should also be compatible in proportion. (See Illustration 1)
Illustration 1
Window Proportion:
The proportional � W '
relationship
to the height of the . 11,
"
windows combined with i
the high pitch of the roof °� � � � � ,1
creates a tali elevated , �� •. ""
feeling.
� `r lei%lf%�
Jr Ti.; . , ,
e'lle . e �,2 air,
NEZ Check{ist Rev. 5114
Page 18 of 57
Rhythm of solids to voids: Rhythm is an ordered recurrent alternation of wall to
openings as well as spacing between buildings. This rhythm creates a feel as
one moves past a building or group of buildings. The design of a new structure
in the NEZ should respect the rhythm of the surrounding neighborhood in terms
of its size, distance between buildings on either side, and the spacing of windows
and doors. (See Illustration 2)
Illustration 2
Rhythms: �1�ro, ' , ,
The grouping of windows m u�""i%�° , ,
9 P 9 d
creates a rhythm. ,. r
r rr�� p
t U/
1,Vr'lv ')9 kIllik"', '0 Aolk,i' "- '; 0 , 0 0 1 t ii4r.,
o,I
Relationship of materials: New designs in the NEZ should use materials that
are compatible with the neighborhood and should seek to reflect the predominant
materials found in the neighborhood. If the majority of existing buildings are
brick, then the proposed building should be brick. If the predominant material is
lap siding, then the proposed material should be lap siding. The texture and
color of the materials should be considered as well and be compatible with the
surrounding buildings.
Relationship to roof shapes: Roof shape includes the type and pitch of the roof
(such as hip, gable, mansard, or shed). The treatment of the eaves, rafter tails,
soffits, bargeboards, and fascia are important considerations when designing any
new construction in the NEZ. For example, if the majority of the existing houses
in a neighborhood have a gabled roof, then the proposed new construction
should have a gabled roof. Additionally, if the existing buildings in a
neighborhood have boxed eaves, then the new construction should seek to either
incorporate the same or similar design element.
Relationships to architectural details: Architectural details include features
such as cornices, brackets, columns, lintels, arches, roof crests, quoins,
balustrades, doors, windows, and chimneys. New construction in the NEZ
should be compatible with the predominant architectural details on surrounding
buildings. These details do not need to be copied in the new construction, but
they should be reflected in some manner. For example, if the majority of houses
NEZ Checklist Rev. 5/14
Page 19 of 57
in the neighborhood have pediments above the windows, then the new
construction should reflect pediment-like features above the windows as well.
Additionally, chimneys that are not constructed of historical materials (brick or
stone) should be located to the rear of the building in order to reduce the visibility
of the modern chimney covering from the public-right-of-way.
Scale: Scale is created by the architectural detailing that relates to the size of a
human and by the building mass as it relates to open space. A large building on
a small lot has a different appearance when compared to a large building on a
large lot. This relationship should be considered when designing for a particular
neighborhood. New construction in the NEZ should observe the scale of
surrounding and nearby structures. The window and door lines should be similar
to neighboring structures. The detailing should be consistent with the size of the
building. For example, a small house should not have massive or oversized
details and decorations.
Massing: The term massing refers to how the basic shapes of the building are fit
together. Massing can be very simple, such as a single rectangular shape, be
more complex with an L-shape, or have a combination of shapes. Additional
massing elements are also found among the different architectural styles. For
example, in Victorian architecture, elements such as bays, towers, and turrets
add to the basic massing of the house. Massing patterns of the neighborhood
structures should be considered and reflected in the design of new construction
in the NEZ. New construction in the NEZ shall also comply with the floor-area-
ratios dictated by the regulating zoning district.
Directional expression of the front elevation: The use of architectural details
and the proportion of the width to height ratio create structural shape. The
structural shape will be expressed either vertically or horizontally. A building with
a ratio of 1:5 will have a vertical appearance while a ratio of 5:1 would have a
horizontal appearance. Tall narrow windows give a vertical appearance while
wide windows tend to create a horizontal feel. New construction in the NEZ
should observe the predominant feel of the surrounding area.
Rhythm of spacing and setbacks: It is important that new construction in the
NEZ be consistent with adjacent structures in spacing and setback, which sets a
rhythm for the block and neighborhood and is a part of the historic character.
The setback of new construction in the NEZ should generally be within 10
percent of the setback lines of the adjacent structures. Setbacks for new
construction in the NEZ should maintain the existing pattern of setbacks in the
block if at all possible. New construction in the NEZ shall also comply with the
setbacks dictated by the regulating zoning district. (See Illustration 3)
NEZ Checklist Rev 5s14
Page 20 of 57
Illustration 3
Aligned Setbacks and
Rhythm of Spacing
f
Brij %/% r 1
, ��/�� , 1 ,rd l � �✓,E�'iG Jr���^WG "rr
%��/rT ; ��i � /r y rlr r"OVP�I�1 ,� 7,,7 Pik�i l�,yl"J�y�o
giriAt
Variation of styles: If groupings of two or more new homes are being built in the
same area, then the new construction should reflect a variation in the styles of
homes. It is not appropriate to build the same home or simply change the
position of the front porch or the type of window or front door to comply with
these criteria.
NEZ Checklist Rev. 5114
Page 21 of 57
Page 22 of 57
Page 23 of 57
3. 1 Style Guide - Residential Styles
� �
�1 � 1-rr
,„„„ „for,"rJ, rf 1,12. 1° 1.
G rWWib�mmmiuuuuimumiu ,„„'Nmw ^r
p l�, r f Jrl
Pew
3.1.1 RESIDENTIAL STYLES
Grapevine, like most other historic residential porch conditions include everything from
communities, has several diverse architectural wide, wrap-around versions to no porches at
styles reflected in its' historic residences. all.
Architectural style is defined as the overall
appearance of the design of a building, structure, 3.1.2 FOLK VICTORIAN
landscape,object, painting, or decorative design, The oldest home style found in Grapevine, it is a
including construction, form, space, scale, combination of `folk' or vernacular homes and
materials, and ornamentation; may be a unique the more complex and ornate `Queen Anne'
individual expression or part of a broad cultural homes. Modest homes utilized this style, both in
pattern. Grapevine and in rural areas.
The College Street Historic District and the The `folk' home was impacted by availability of
individual landmarks reflects every period in materials (wood, mills and glass), transportation
Grapevine's residential developmental history, to deliver these materials, and of published
from late nineteenth century vernacular cottages information on home design and construction.
and high style Queen Ann residences (c. 1870-c.
1900); to imposing Arts and Crafts-era homes These simple folk homes were `dressed up' by
and vernacular bungalows (1900-1930); to pre- the use of Victorian trim and detailing, door and
and post-World War 11 'minimalist traditional' window proportions. Sometimes, older homes
cottages and to 1950's and 60's ranch style were updated with a new porch, trim, etc. to
homes. Each of these is described in detail, dress it up and make it `Victorian' or `Queen
following. Anne' in style.
Primary building materials include wood,
brick and stone. Roof pitches vary from
steeply angled Victorian era shapes to low-
slung ranch house versions; building massing
ranges from regular to asymmetrical; and
Grapevine Design Guidelines—Style Guide.Residential Styles 3.1-1
Page 24 of 57
mot' fr ,hr.1
1 1io-p
itti 1 IJ III n 11$ IR l'I'' ,1',
� // its°' V d '
600 WEST COLLEGE 224 EAST COLLEGE
Characteristics of the `Folk' contribution to this Characteristics of Queen Anne style:
style: • Complex shapes including roofs - gables,
• Front porch(few wrap-arounds) hips, turrets, towers, dormers,bay windows;
• Simple roof form (pyramidal, gables or hip steep roof forms
roofs). • Colorful (better paints became available)
• Simple windows, vertical orientation • Contrast of materials
• Wood siding and trim • Elaborate detailing
• Various textures (fishscales, siding, shingles
Characteristics of the `Victorian' contribution on walls, etc).
of this style: • Art or leaded glass windows
• Front porch. • Front porches,many times 'wrap-arounds'
• Spindlework and turned columns at porches
• Ornate porch railings and supports Interiors were given greater freedom from
• Some gable ornamentation previous styles, with non-symmetrical floor
plans with many of the following characteristics:
• Central Hall with grand staircase
3.1.3 QUEENANNE(1870'S to 1910) • Central Living Room
Most popular of the Victorian styles for modest • Rich, dark woods
and larger homes, the name was coined in • Wall paneling
England to describe those that grafted classical • Rich, ornamental and bright wall papers
ornament onto medieval forms. This style was • Beamed ceilings
quite popular during the last half of the 19th
century, and is a decorative, rich style. The
latter years (1900 - 1910) grew very ornamental, 3.1.4 ARTS&CRAFTS(Craftsman and
airy and light. Style is rich, varied, and Bungalow- 1905 to 1920's):
decoratively rich-very picturesque. Inspired by the work of the Green & Green
Thisbrothers in California, this style of construction
style developed with the prosperity of north
was widely published and followed across the
Texas, and several factors contributed to this
style's occurrence in this area: expansion of country, and then the topic of pattern books.
Through such publications, the craftsman style
railroads made transporting building materials became the most popular and fashionable
easier; balloon framing replaced heavy timbers smaller house in the country.
as the standard building technology, and
growing industrialization throughout the country Arts & Crafts homes included several different
made possible the manufacture of many building subgroups: craftsman and bungalows. One-story
materials: doors, windows, spindlework, wood examples of this style are often called
siding, etc. bungalows; these typically have arts and crafts
detailing: articulated wood trim and highly
detailed but not elaborate homes.
Grapevine Design Guidelines—Style Guide Residential Styles 3.1 -2
Page 25 of 57
�h d a f /✓ � r
.�,� her ,rr
''h/�A,:e 7 h II %n%/r l ° -�a,G wwww,o�;w r k ,r "b r�na,*�
3!� Jtli' r�^ Y'�r
314 EAST COLLEGE 222 EAST FRANKLIN
Characteristics of Arts& Crafts style: Characteristics of Tudor Revival style:
• Low-pitched roof • Steep roof, often with front-facing gables
• Facade dominated by cross timbers
• Variety of roof forms(hipped, gable) • Tall,narrow windows
• Exposed roof rafters
• Columns or pedestals cm brick pilasters. • Multi pane glazing or stained glass
• Simple windows • Massive, decorative chimneys
• Various materials- brick, stone,timbers,
• Large porches, integral to the house stucco infili,
• Horizontal wood siding • Non symmetrical form
• Natural wood trim • Small front porch, minimal in some cases.
• Eave overhangs at roofs.
3.1.5 TUDOR REVIVAL(1920's to 1940) 3.1.6 CLASSICAL REVIVAL(1920's to
Loosely based on a variety of late Medieval 1950's):
English prototypes, ranging from thatched roof Classical or Neoclassical was a prominent
workers' Gotta es togrand manor houses. building style during the later decades of the 19
g century and the first half of the 20'". Interest in
When first utilized in the United States, this classical models date from the World's
style was used for large, architect designed Columbian Exposition held in Chicago in 1893.
residences, which copied English examples. This exhibition was widely attended and
These were in turn copied for use on more photographed; soon afterwards the neoclassical
modest homes in the 1920's and 1930's. This buildings from the Exposition became the
style was quite popular as it worked well for fashion and were imitated across the county.
both small and large houses.
While the building form is often simple, the
In Grapevine, as typical of north Texas, this entrances, porches, cornices and windows are
style utilized brick veneer as masonry veneer often articulated.
techniques allowed more expression in brick as
seen on English examples.
e r
y
1°11 OP
505 SOUTH DOOLEY
Grapevine Design Guidelines—Style Guide:Residential Styles 3.1 -3
Page 26 of 57
Characteristics of the Classical Revival style: • Chimneys common
• Front façade dominated by a full-height • Low-pitched roof
porch supported by classical columns.
• Main body of the house is symmetrical.
• Elaborate horizontal cornices and rooflines 3.1.9 CONTEMPORARY(1940's to
• Large windows present)
• Relatively simple building forms Since the end of the second World War, there
• Wood siding or brick planar vertical have been a multitude of residential style used in
surfaces Grapevine: ranch, split-level, contemporary,
• Shutters at windows(common but not California (eg: shed), modernistic, international,
required) neo-eclectic (with a combination of various
• Chimneys,often articulated elements from various eclectic styles in one
house - tudor half-timbering, Georgian
doorways, Queen Anne spindlework, etc.) and
3.1.7 MINIMAL TRADITIONAL(1935 TO the recent `north Dallas' two-story homes of the
1950'S): 1990s and early 2000's.
With the economic depression of the 1930's
came this compromise style which reflects the
form of an eclectic house but without the
decorative detailing. As a modest, compact
home, this was widely used immediately after
the Second World War in housing developments
for the returning GI's.
The houses were built of wood siding, brick and
stone veneer with large windows (often steel
sash), and many times had side-facing gables,
although many had front-facing gables at the
entries. This style was the precursor to the
ranch,which then dominated the housing market
in the 1960's and 1970's.
Lk J n„
d
h,
;III 1,11
420 EAST FR.ANKLIN
Characteristics of the Minimal Traditional style:
• Simple house and roof forms
• Front facing gables at entries or front living
areas common
• No overhanging eaves
• Minimal front porch
• Large windows, typically multi-paned.
Grapevine Design Guidelines—Style Guide Residential Styles 3.1-4
Page 27 of 57
3.2 Style Guide - Commercial Styles
0( U '
4i
3.2.1 INTRODUCTION
Grapevine, like many other smaller While none of the historic commercial
communities with an intact historic core, buildings have integral porches, there were a
illustrates the town's vitality and growth over variety of suspended canopies, added porches,
the last century by it's' variety of architectural and awnings at the front of these buildings to
styles in its'commercial buildings. offer protection from the elements for the
customers.
The Main Street Historic District reflects every
period of Grapevine's commercial development
history, from late 19th and early 20th century 3.2.2 TWO PART COMMERCIAL
with one-part and two-part commercial BLOCK
buildings; streamline moderne (as reflected in The two-part commercial block is the most
the Palace Theatre) and reconstruction of even common type of composition used in small and
earlier buildings in the Wallis Hotel. moderate-sized commercial buildings
throughout the country and in north Texas. This
Primary building materials include masonry type is characterized by a horizontal division
load-bearing walls with cast-iron storefronts, into two distinct zones. These zones may be
wood storefronts and brick storefronts. Roofs similar while clearly from one another; they are
of the commercial buildings are typically harmonious in Grapevine. The lower
overwhelmingly flat or low-pitched and zone,at street level,indicates public spaces such
hidden behind often ornate parapets. Building as retail and offices and has window and door
massing typically is symmetrical, although openings which relate to the street and the
there are some exceptions. pedestrian environment it faces. The upper
zone suggests more private spaces.
Grapevine Design Guidelines—Style Guide:Commercial Styles 3.2-1
Page 28 of 57
The `horizontal division' in many of
Grapevine's historic commercial buildings is a
signband, often occurring in relationship with
transoms over the storefront and entry area.
IwIlie r F
a
/
TYPICAL TWO-PART
COMMERCIAL BLOCK
In the example above, the vertical components
of the facade cast iron storefront and the brick
pilasters at the second floor align and strongly
relate to one another.
Grapevine Design Guidelines—Style Guide'Commercial Styles 32-2
Page 29 of 57
3.4 Design Guidelines for Additions to
Residential and Commercial Buildings
4 *
ratittil
qtilAkttirtril
111
do h ma , 4�u 1J11 ,v ^1rt p r✓;l :
rt
a( ylT9✓rp ✓�66i/rf71I', ✓,,,,,/, �i�,✓l
f 1
,te-777
r//% ri ro� Wy+a? day/dl„s"
3.4.1 INTRODUCTION
a�/
ii� ���i'9
The form of additions to historic buildings and / °
its integration with existing, residential or % h
commercial historic structures is a significant N
issue to be considered. Form includes the size, , �
shape, massing and materials of new
construction or additions. a< �� �����"
The relationship of the form of an addition to �wi�% ;i a';;;r1,iary�'c�'
the form of the existing, historic building and ( ii1 titlii 1 P`t
the historic district in which it is located or to
adjacent historic structures is critical to ADDITION TO PALACE THEATRE
maintaining the character of the district or area.
Whenever possible, new additions and 3.4.2 ADDITIONS TO HISTORIC
alterations to structures should be done in such a BUILDINGS
manner that, if removed in the future, the Additions to historic buildings shall replicate the
essential form and integrity of the structure and style of the main building if possible; otherwise
site would be unimpaired. 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.
Vertical additions to historic commercial
buildings shall not appear from public rights-of-
Grapevine Design Guidelines—Design Guidelines for Additions to Residential and Commercial Buildings 3.4-1
Page 30 of 57
way to alter the original building height. i
0,.w y EOPPBORRM.11014
ADD[DDPI
T;iis';';aM CATg M LON at Pref redl# ",., ADDfTXX6 SfiALL
�� /°^ R�UCATE 7F�SrYLE
..,..„ OF THE MAN MONO
BUILDING ADDITIONS ON A
r ADMEN STANDARD WIDTH LOT
S®EWAuc SWEET ICIEWMX PREFERRED ADDrTION
... LOCATION
VERTICAL ADDITION TO A COMMERCIAL
BUILDING ....,ADarnoNs sFiAu
AoF REPLICATE THE mu
TH STYLE
MAIJ�Ap3C
New vertical additions should be set back from careuECTION
primary facades so as not to be readily apparent
from the facing street. , r...
BUILDING ADDITION ON
W NG CORNER LOT
ADDITION
fNtEFERREDI ADDITION
.. 4 .. LOCATION
6f__L-- g g gl"'."%
„ ADDITIONS SHALL
....- ....REPLICATE THE STYLE
SDEWA X STREET SIDEWALK OF THE MAIN WADING.
VERTICAL ADDITION TO A RESIDENTIAL
BUILDING
PRoMMNT
When replacing elements that were originally •° FEATURE
part of a historic buildings they shall be
replicated when evidence of the actual detail has BUILDING ADDITION TO A
been documented by photographs, drawings, or BUILDING WITH A
remaining physical evidence. If no evidence PROMINENT ARCHITECTURAL
exists, elements typical of the architectural style FEATURE
may be used.
CONNECTION
Historic photographs can provide information on
the original elements of the building. I„!,�d ADDITIONS SHALL
�.. ;m;r IiEF LICATE THE
STYLE OF TIf
A new addition should, if at all possible, be I MAIN aD
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. BUILDING ADDITION ON A
WIDE LOT
3.4.3 MATERIALS USED IN ADDITIONS
Grapevine Design Guidelines—Design Guidelines For Additions to Residential and Commercial Buildings 3.4-2
Page 31 of 57
All new wood or metal materials shall have a TYPICAL WOOD SIDING PROFILES
painted finish except on some 20th Century
buildings where the use of unpainted aluminum Masonry used in additions shall match or
or steel was part of the original design and shall complement the color, size and patterns of the
be maintained, brick or masonry used in the historic building.
Horizontal wood siding (either novelty, tongue
and groove, shiplap or equivalent); brick, stone
or stucco are appropriate exterior building
finishes in the historic district. Fake brick or
stone or gravel aggregate materials shall never
be used.
°'' I
r
\ Ili ,v k, 1'
Grapevine Design Guidelines—Design Guidelines for Additions to Residential and Commercial Buildings 3.4-3
Page 32 of 57
3.5 Design Guidelines for New Residential
Construction
rrr ,
fhti
w. d
Q �
6,ga, bus V"� r r
1 f 1d Y7i�lIrrf t y�1 1
-,
o Ili u,"
wlnNrit � � y
3.5.1 INTRODUCTION ""`°'a'""'°'"
The form of new construction and its integration
with existing residential historic structures is
significant issue to be considered. Form t
includes the size, shape, massing and materials NEW CONSTRUCTION MASSING AND SCALE
of new construction. It may be defined as a
new, stand-alone residential building as an infil] The design of new buildings may have key
into a neighborhood or a new accessory building elements of an existing or previous building of
behind an existing residence.
the historic period (c.1870-1930), including
The relationship of a building's form to the massing, scale, fenestration, and materials. Infill
historic district in which it is located or to buildings may not be absolute reproductions,
adjacent historic structures is critical to and shall appear as clearly contemporary.
maintaining the character of the district or area. Only when a previously demolished historic
Whenever possible new additions should be Grapevine building can be accurately replicated
done in such a manner that, if removed in the may a reproduction be considered.
future, the essential form and integrity of the The Federal Secretary of the Interior's guidelines
structure and site would be unimpaired.
for new buildings in historic districts encourage
similarity of form and materials, but not actual
3.5.2 INFILG(NEW) CONSTRUCTION replication.
New construction proposals and the Infill buildings between contributing buildings
rehabilitation of non-historic buildings will be shall be similar in setback, roof form, cornice
reviewed based on these Criteria. Judgment line and materials, to one of the adjacent
will be based on the compatibility of the design buildings. Relate height of new buildings to the
within the context of the property's adjacent and heights of adjacent structures. Avoid new
nearby historic buildings. buildings that tower over existing buildings.
Grapevine Design Guidelines—Design Guidelines for New Residential Construction 3.5-1
Page 33 of 57
3.5.3 MATERIALS OF NEW may be used.
CONSTRUCTION
Horizontal wood siding (either novelty, tongue Historic photographs can provide information on
and groove, shiplap or equivalent); brick, stone the original elements of the building.
or stucco are appropriate exterior building
finishes in the historic district. Fake brick or
stone or gravel aggregate materials shall never
be used.
I
�II V� M �
y I h„ . J
"W � r 1 �� I� ��rY I�w
,4, ,
TYPICAL WOOD SIDING PROFILES
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
Grapevine Design Guidelines—Design Guidelines for New Residential Construction Page 2
Page 34 of 57
3.6 Design Guidelines for New Commercial
Construction
YJ�
I� �
,, ;,
ill ri I
1 ° 0 w
n tli oil I I
I w
3.6.1 INTRODUCTION PROPOSED
The form of new construction and its integration NEW BUILDING
with existing commercial historic structures is
significant issue to be considered. Form ��� Tri s .
includes the size, shape, massing and materials �.,n; tt ;;
of new construction. It may be defined as a NO
new, stand-alone commercial building as an
infill building on Main Street. I L o'
�r,—., Iwo !F V IPi'r r„��� 1 w �y,
The relationship of a building's form to the YES
historic district in which it is located or to
adjacent historic structures is critical to � *•, W.
_
maintainingthe character of the district or area. i �^�^�£ B ' �1
NO
Whenever possible new construction should be NEW CONSTRUCTION MASSING AND SCALE
done in such a manner that, if removed in the
future, the essential form and integrity of the The design of new buildings vas have key
structure and site would be unimpaired. elements of an existing or previous building of
the historic period (1870-1930), including
massing, scale, fenestration, materials. Infill
3.6.2 INFILL(NEW ) CONSTRUCTION buildings may not be absolute reproductions,
New construction proposals and the and shall appear as clearly contemporary.
rehabilitation of non-historic buildings will be
reviewed based on these Criteria. Judgment Only when a previously demolished historic
will be based on the compatibility of the design Grapevine building can be accurately replicated
within the context of the property's adjacent and may a reproduction be considered.
nearby historic buildings.
Grapevine Design Guidelines—Design Guidelines for New Commercial Construction 3.6-1
Page 35 of 57
stone or gravel aggregate materials shall never
be used.
i r
yG lr
l -"
• ' 6rr l -f,,,t
NEW CONSTRUCTION-
REPLICATION
The Federal Secretary of the Interior's "
Guidelines for new buildings in historic districts �V� ""° 0101
encourage similarity of form and materials, but n ""\
not actual replication. r
Infill buildings between contributing buildings r w d w\
shall be similar in setback, roof form, cornice r,[r 1r ''` h°"
line and materials, to one of the adjacent
buildings. Relate height of new buildings to the yd �, "�, ; '
heights of adjacent structures. Avoid new " `'" '° l
buildings that tower over existing buildings. TYPICAL WOOD SIDING PROFILES
Facades of new infill construction should relate When replacing elements that were originally
to the facade elements of adjacent buildings and part of a historic building, they shall be
other buildings within the historic district. replicated when evidence of the actual detail has
Elements of the new facade that should be been documented by photographs, drawings, or
carefully reviewed include doors, storefront remaining physical evidence. If no evidence
windows,brick articulation,as well as materials. exists, elements typical of the architectural style
may be used.
rzi v
I �% ! � Historic photographs can provide information on
it ill 13
— the original elements of the building.
YES
NO YES
FACADE ORGANIZATION AT NEW
CONSTRUCTION
3.6.3 MATERIALS OF NEW
CONSTRUCTION
Horizontal wood siding (either novelty, tongue
and groove, shiplap or equivalent); brick, stone
or stucco are appropriate exterior building
finishes in the historic district. Fake brick or
Grapevine Design Guidelines—Design Guidelines for New Commercial Construction 3 6-2
Page 36 of 57
Page 37 of 57
f jrr'�, [fir.l.l
� . ESIGN GU ' ELNES
F • E WC . NSTUCU . N
New infill construction is anticipated throughout Downtown Waxahachie.
As investment in the area continues, it is important that new develop-
ment contribute to an overall sense of continuity while also conveying
the evolution of the area through building design.
This chapter provides guidelines for the
design of new buildings in Downtown Waxa-
hachie. It includes general guidelines for the
architectural character, building orientation 4, I 17" "
o to "mom "r� yir?4hu�
and materials of all new construction proj- p� i; trmay
ects as well as guidelines for sustainable �`��A ��
Na �A /ry^ Irw, , 1 j
construction and design guidelines for spe- °^^� ,'t#�1�1 °
, may
cific building types. ,
The guidelines in this chapter also apply to
improvements to existing non-historic build- IN THIS CHAPTER
ings (those that are not listed as contribut-
A. General Principles for New Construction . 100
ing within the historic district) to ensure
Architectural Character 100
that they remain compatible with the overall Building Orientation 101
historic context. Note that general preserva- Materials 102
tion principles and the design guidelines in-B. New Construction and Sustainability ... 103
cluded in Chapter ll. Planning a Preservation
Project and Chapter ill. Treatment of Historic C. New Commercial Building Design 107
Resources do not apply to new construction Mass and Scale 107
or to existing non-historic buildings. Building and Root Form 109
Commercial Facade Character 109
D. Civic Facility Design 111
/N Cw,u l l r ,1 :u; C P^d LJ 1 ,,F i HIS 9uynF
Page 38 of 57
V :v Its,,,LL C
A. GENERA PRINCIPLES FOR NEW CONSTRUCTION
New infill construction in Downtown Waxahachie should be compatibly scaled and promote
a pedestrian-oriented streetscape. It should also draw on Waxahachie's historic building
traditions to inspire new, creative designs.
/ , 001 ' / 1
000'000,„ .i III New buildings in Downtown Waxahachie should be distin-
guishable from historic buildings so as not to confuse the
1 lik,
e ' 'ig\k historic development of the area. Each building should ap-
pear as a product of its own time while maintaining general
LI compatibility with the surrounding context.
5.1 Design a new building to reflect its time,
,11 while respecting key features of its
context.
i
1"•,, t 1
1 • New buildings should reflect the basic mass and
scale characteristics of surrounding historic buildings
00 0,', " ' 1 Hlw 14:1,1 Illli'll. 'I' 000e while incorporating contemporary design elements.
17/ '4''0 IIII:,,,,gIPSlr.....11111111111111111111111111111111111111)01',. 1';41,/A,11111111116,,,,,,., • Use of historic building materials is encouraged.
1 i II 1 o:10000,04,11111111,11"0"000000e 0. „?00001;i0000 - It is especially important that new buildings reflect
the key features of the surrounding context in the
Appropriate new designs for win-
dows, storefronts and architec-
Central Character Area.
tural features provide visual inter- 5.2 Consider incorporating contemporary
est while clearly indicating that the
interpretati
building is new. ons of traditional designs and
details into a new building.
• New designs for window moldings and door sur-
V ....'000.40, al-'0000.0.00 rounds, for example, can provide visual interest while
helping to convey the fact that the building is new.
0Iy 1'01111,01 j ri00i00„, :. 0400, ., • Contemporary details for new storefronts can create
° I—r. .: _i A 1 f iT 100,,,,,„„
'', olottoo
1
interest while expressing a new, compatible style.
rip„0.00100„
01F,Piii 5.3 Do not design a new building to exactly
imitate historic styles.
• Imitation blurs the distinction between old and new
buildings and confuses interpretation of the archi-
17 a 111; .4 4 4 fl'!.111111,,,,,,1,,41,114.011 iltA4,4i 4,1,1 tectural evolution of the district.
1,,— lifir fej,00/0 01,4,1000010 4000, 01,1111
• An interpretation of a historic style that is authentic
0;404 010 0,,i1000,V0 .0/dry,0, 0 0 „Ill
r,4 /,'' 'efi)11iti 1 to the district may be considered if it is subtly dis-
tinguishable as being new.
00 i 111,1:1 10! , 10
,0 0 f Pi
'7 -.
New buildings should reflect the
basic mass and scale characteris-
tics of surrounding historic buildings
while incorporating contemporary
design elements.
Page 39 of 57
V. NEw IN
e N
Traditionally, the primary entrance of a building faced the I
street. In a commercial setting, the entry was often re- i LP00,100
cessed. New buildings should be oriented to continue this 1
traditional pattern.
5 4 Maintain the traditional orientation of a
li'If 1 '' „1 'ggieoinr, 1111,1111,,
building to the street.
• The primary entrance should face the street.
• In some cases, the front door itself may be positioned
perpendicular to the street. In this case, the entry
-inrel ,
should still be clearly defined with a recessed entry
or canopy for commercial building types.
Maintain the traditional orientation
''' ,1 illy'''''110'1111111,11111110101'11,1011,1,11,11,(,'„,, ,, 1)',' of a building to the street.
1 il
_.,
i0 roo-i ,ikimi.„,,.40404p,'"16H i'l di i'llill',,,'t!'i'r,,,it?fl'ilH,1 firl'ik l'11;:.4;01111'41441V1,0fr.:4,iiii,,ftiititi'litl4?Ilr,0'tli'lll'til iliiit;60b11,1,,,,,,Iv:7'4'4 ' c'il' °IA
,,,,,J1 ilgIttP
RI
11',1' r111',E1001001'1 1'',0011100$011,t'I'''''''"Iv,p'/,',/11101r11,00
10,41; [1'1111110INIPIripi, iii„4,,,,,,,,ellk l' ,0411,‘'1111111'!fl 'kW 00„'1
Ill'i!1)0#1,11 , f'h014 itig4, ''1111/41' 1'I'lli1H 11
i , 'ir '10,10 1111r, Ifl,', 1,11117,0111010 in ,,t0,04',.,4,,',/,4 1A,l'„IN,111111111,1,,,,,,,,,
11,11'1,„„111,„,010,11:00
ggel il'I'll'Il„P'4 ',,A004,,,P,'''',0404,,h'I' ',,i'r,11Y111,,.'; ',1,/„' 00,1201,,4,040,,,,FA01,r,H,l'I'll'i ,1,1,'1').:1,,,',"11111:4!',,' 11,111,1111:011,111,1,411111111
,1 ,,,,, Do,11,1,1 ,1011111,,,,•1.11
61i ,;;;I,IPL41111:11 1: lu 1: v;;;;IY,' 11 r, „. „ 4,-)„, , ,-1,,
IF ,,, „0„,„ 0,1„0,0 ,„„,, , , ,y, , , „, ,, ,, I i
1 ,1 t'll figo,, 117 „ 1 ,.,„ ill , li / ,/,gh 1 ia . 1 , 11,1 5 V j' II
'1 .'.
, itp , Lithodi osipa i,,,,killera
1, r :f, yl ,, 1 I ,,Iv,1, •i"'' .„'' ,,;111,',0, o'll,1 111,. 1,1,1 1,,,,,,,,l,„„r1telt4.,,,,,
rr
'''' "), 4
' ° i'/° ' '00 00 01,1 ,,,,,,
"',' 0
, 4 11 1111"111 111111111111641414M '0&%/ '
The primary entrance of a building should face the street.
Page 40 of 57
IALSir-A,$) e• e ,
Building materials used in new construction should con-
tribute to the visual continuity of Downtown Waxahachie.
1101iii 5.5 Use building materials appropriate to the context.
il.,',.•• - - „
l•1 10' ' •1,!, 0. ,ron 1„,oe 144,)'i • In the Central Character Area, brick and stone are
, ,
the preferred primary materials.
• In the Transition/Industrial Character Area, metal or
tcl" 10 11 '1:1111"11,111 „III
other industrial materials may be appropriate.
Brick and stone are the preferred ,, . .. . .. .. .. „
Building materials shall be similar in scale,
primary materials for new construc- 1..u
lion, color, texture, and finish to those used
traditionally in Downtown Waxahachie.
• All wood details should have a weather-protective finish.
vo•
-".' /4)/ - 0,/ , • Stucco may be considered as an accent material on
upper floors of larger buildings.
111_1111f • Imitation or synthetic materials, such as aluminum
or vinyl siding, imitation brick or imitation stone and
plastic, are inappropriate.
• The use of highly reflective materials is discouraged.
nil ,c,j 110„„, AA IhIlinx 1111 1111 1111n r 01„1„,
141.
14 1411 111,,,, ,A44in;n;,4,„1,11; iir„,,11111,141
n 0 )3,„%ri 1411;14 11 ,0 01,1 5.7 Use masonry that appears similar in
-,1,41 character to that seen historically.
11'0, ,' ,Al;1111111''1u ,, 010 0111
;', ,''''' Illttf,livIIIIIIIIIIIIIIIIctic,..1,'4 4s,. . For example, brick and stone should have a modular
14:0, 4111"10',,A, - yr. )111,01AAA041'411111111,1!101!,-cn 430,,Ar dimension similar to that used traditionally.
11 'Joh,
.It' 'fil 1 ir,:,11,1(il;, .",- . —,, Ili 5 8 Ensure that any new materials are similar
•,-, , , w il 101i011,0, I ,•,_ 0•1',','011111 •
' . . ." It II 0,),,,%410 , L',1111,0110i11;1, in character to traditional materials.
, • New or alternative materials should appear similar in
1 '
scale, proportion, texture, and finish to those used
traditionally.
New materials that are similar in • Using new or alternative materials as an accent is
character to traditional materials appropriate to help express individual building mod-
may be acceptable with appropri- ules or units.
ate detailing. Alternative materials
should appear similar in scale, pro- ,',1',' i if r 7 '1.,11,111,111,11101,111 1„„ il
portion, texture and finish to those 1111•00 r 4111.6 1,111111111111 II lv,111111.1.1 1111-11 - ,.,, „
used traditionally (97,r,...( ', I- ,2 14
1 1 111 i 1,,fif yr„,18 1
i 441 14 , 1441 ,. ,1 i,'1,411 ''', A,, n ii,AA,e,/AiAtniii, 00k
I
11;',1
motaisfic 1 10111 'Ho A114 14141 ''141,4Y4/01,40(11 1,11', /"4," %/11'„(An 1?7/711/X ' '''4,h4A1' Iii'''j)''r'
eyrstapy "11 1 11,11111111. 111111A•4 n 11 11 1114111 no ' on r'n 1'`'A ' " 440 '7 ;',' n
V1 '"-- V1011111117 ,' ilio,'ll r,/,, 7„„
i
v11111 ' - , 'Aflig 411 Ili 1 ',AI r, ",1:7
101 I
111 4 n; ,0 11,n0;1111; . 1,114n11 11 V A II A 1'n,
II,* 011 11c 411i„,'" l'104 1 141',fra 1 /4 1
illrim ,IIII ',Il ! , 0.1111 11) r
I 1 ""1-'4 o 1' i , 'r ' ,/i,f 1 );
Using new or alternative materials as an accent is appropriate to help
express individual building modules or units.
Page 41 of 57
\! Nx* |,��./ Cow�,'", c/a^
B .
NEW
CONSTRUCTION SUSTAINABILITY
The Waxahachie Comprehensive Plan sets goals for the long-term suuiainabi|ityand liv-
ability ofexisting neighborhoods, New construction downtown supports Gusdm|nabUdyby
leveraging existing infrastructure and bringing housing and employers into closer proximity.
New construction downtown should further support sustainability by incorporating energy
efficient designs while maintaining the traditional nhmrmo|m/ of the area. See Preserva-
tion and Gus&*/nGb/liU/ On page 5 for more
information,
Sustainable Site Design
Site design should include an Sv3|U8ti0n of the
physical ammein of the site to maximize energy
efficiency. DesignsGhOu|dCunmidermeaoonm| �
changes in natural lighting and ventilation 0On-
diUona. They should also consider effects on
./
adjoining properties to ensure that neighbors
'
have sufficient solar access and are able k) im- - '~
p|enmantanergy efficient designs in the future. N���������� '�~����� � `` —~— ~—
5'9 Locate g new building, or addition, to take Plantings should provide for winter
advantage of micro climatic opportunities sun and summer shade.
for energy conservation.
' Buildings should be oriented to he consistent with
historic development patterns, to the extent feasible.
^ Seasonal solar and wind exposure patterns should
bn considered when positioning m new building.
5.10 Design new construction to take
advantage of energy saving and
generating opportunities.
~ Window designs should maximize duy|ighiinQ into
interior spaces.
^ Shading devices should be used to manage solar
gain in summer months.
^ Energy-producing devices, including solar collectors
and wind turbines, are encouraged where they also
respect the character of the district.
5.11 Incorporate landscape designs that
promote energy efficiency and water
conservation.
Appropriate strategies include,
^ Plantings oriented to provide wind protection for
plazas and entries.
` Natural storm water retention basins that also serve
as amenities.
^ Use of plant species that require |ovv levels of water.
Deo,su G,u/oeumsu �03
Page 4uornr
' Sustainable Building Design
.')vildfl/71 ' ,., „ '-----....-- The design of a new building should maximize the potential
for natural daylighting and solar energy collection while also
ensuring that the building's massing is compatible with the
r •• 11 r0 1 surrounding historic context.
5.12 Orient a building to maximize energy
efficiency while ensuring compatibility
with adjacent, lower-scale structures.
,01.(,, 1111
',/,.41", 1 1 Appropriate strategies include:
tlig,
,'",,' 04" " n • Positioning the taller portion of a building along a
4,'I'll', 1 i oh 11 north-south axis to minimize shading on lower scale
#i'n,n lin I
structures to the north.
• Designing a building to minimize shading on south-fac-
ing facades of adjacent buildings during winter months.
. ,
flir-i , 1 rA !. . . I,' ,i'.- . ,„.. ..' 5.13 Shape a building's mass to maximize
,. :. ' , 11 - .,
solar energy potential.
Consider the following strategies:
' j°4,1i141 4
*4.114440:441111 1 .
,- • Building designs that allow natural daylighting to the
interior.
• Articulated wall planes that provide shade or increase
solar access to interiors.
Wall plane articulation may be used • Roofs oriented to accommodate solar collectors.
to provide shade or increase solar • Thermal storage walls on a portion of the south fac-
access to interiors. ing building exposure, where appropriate.
4 -0
, 1
vit'§N
44 Ay,
Articulate building mass to take advantage of solar energy. The plaza to the left is shaded during peak winter
hours while the plaza to the right is enhanced by solar rays during peak winter hours.
Page 43 of 57
V. NEw I -
Sustainable Building Elements
The elements that make up a building, including windows,
mechanical systems and materials, can significantly impact r oft,
environmental performance. They should be designed to
maximize the budding's environmental performance, while " '111111.1111111.11,111111111,01;111111111111„0„. 1
promoting compatibility with surrounding sites and strut -
tures. New materials that improve environmental perfor
„ r0,04
00 Vol.
mance are appropriate if they have been proven effective ,
in the climate of northeastern Texas.
5.14 Use green building materials whenever
possible. The elements that make up a build-
Green budding materials often have a long life span ing, including windows, mechanical
and are often: systems and materials, can signifi-
cantly impact environmental perfor-
- Locally manufactured mance.
▪ Low maintenance
• Recycled
5.15 incorporate building elements that allow
for natural environmental control.
Consider the following:
• Operable windows for natural ventilation
• Low infiltration fenestration products
• Interior or exterior light shelves/solar screens above
south facing windows
® inimize the visual impacts of solar and
wind energy devices on the character of
the district.
▪ Where feasible, mount equipment where it has the
least visual impact.
fiP0A11, 1111 n1151 1-1
Page 44 of 57
rAFILL CONSTRUCT] )1]
1 1 1 1 1 1111111,1111]III 1 1 911111011111111111,11110,1111]1111111111111111111111,111111 1 1111111111H,01 1 111111111 11111111 II 1.1 11111 111 111111H 11101110 1111111 11111111 m1111110 1111111011
11 1 1 1 11 I]]111111101111 1111111111 11(111111,10] 11111111111111111111,111111111111111111111111111111NEIWY E 1 III, 11 Ncr 1 IIIIIIIIIIIIIIII1011111011111;111111111111111111 1111111111141111,111111111111111,111111111,11111111
1111,11111111 111111.111,11111111c1 1111111,1111,111LL...L. .1 ..-- IIIIIIAGRAM111111111110111111111111111,11M,111
INIE,vv111 iffiffillom ERCIAtok_ONSTRUCTIONHIIIIIIBI 11011111)ING 1
111111111ra 111111110,01111m.
Design a building or addition to take advantage of energy saving and energy harnessing oppor-
tunities as illustrated below. &) _012 .....-.. .....,,,
„..
"--..„.......
,..--
,V! '''-,„,:''i,. ,.:.•,•. '••..' ''-, II ,ii, , `"',. -----
/
_ 1
.------- TI,...--j 1 --L--,-1 ----- I
I ,
ri, ' ", •,----. --,1r...jj .... ......---.-'-
; .(/%444,14 ,1 ,••. ,„::,,,, ,-Nktirt,„i 0:0[el j ..--- . 1 ..__
0Green Roofs 0 Solar Panels 0 Wind Devices
• Set back from primary fa-
• Decreases solar gain • Set back from primary
cade to minimize visibility • Reduces runoff facade to minimize vis-
from street ibility from street
• Used as shading de-
CO Shading devices Operable canopies,
vices
Cl/ Operable Transoms •
• Allows for natural air cir- located above display
culation windows
Page 45 of 57
V. NEW INF,
C • NEW COMMERCIAL BUILDING DESIGN
Downtown Waxahachie is composed primarily of traditional commercial buildings with
storefronts along the ground floor and upper story office or residential uses. New com-
mercial buildings are encouraged as infill development. They are especially appropriate
in the Central Character Area.
MI ,A, SS AN ID SCALE 0
Traditionally commercial buildings had varied heights,
articulated masses, visually interesting skylines and pe-
destrian-scaled street fronts that contribute to a sense of human scale. A new building should continue to provide a
variety of pedestrian-friendly scales and visually appeal-
ing masses. Buildings should not be monolithic in scale or
o4P .,oo,,;' ,
greatly contrast with those seen traditionally downtown. ' ' 11 li ', 'l '1111, Wi
' ' '',1 Hong,' 1.1
5.17 Maintain the traditional size of buildings
as perceived at the street level.
l' tte?on,op 01 pp,P111,11,1„,,thwiimum,,,,,, ,
ip/1401117 laprille
II VI)101011,11i',,;,I iil,,,'0 0 ),yi,dr fp!Iporilpinoiootoomoo,00n, o
• The facade height of a new building should fall within -s"),00,4 1, IN 4W01,Id,15 ,, S " 111111 .I
the range envisioned for the area. It should respect
the traditional proportions of height to width.
0
• Floor-to-floor heights should appear similar to those
of traditional buildings downtown, especially those
mil.,,,,, ,„!,g;„proloolklitipiorpoposi.s.1 L,„
at ground level.
5.18 Establish a sense of human scale. dm,
-011 :•.;:,
• Use vertical and horizontal articulation design tech- '14.9
niques to reduce the apparent scale of a larger build- ,---10,10. 2,,s, 445;
ing mass.
• Incorporate changes in color, texture and materials
to help define human scale. A new building should be designed
• Use architectural details to create visual interest, with a pedestrian-scaled street
• Use materials that help to convey scale in their pro- front.
portion, detail and form.
HUMAN SCALE
,Prr'r;r4r1, ,. 4"71.47"1 , 1r i, A sense of human scale is
Li/)".. 4 1 4 1. 1 '14 ' 4 1.',"1 4 4 r''' c achieved when one can rea-
1 i
' ' -- ,'!" I 1 - ,,, ,„411,..:r,,..., ' -,,.1
sonably interpret the size
'tf,r0r1r,0,0704*‘0,0*°"011.0-474000,01,0444",--ffl""00 r 1,,, 0011,,,t47 of a building by comparing
,r.,.. wr"""rit ' 10`r',4;,4,,,,- , 1 ,,,,11, "T ',' ',14'4'4j ''k)),Ii12',,',,..% ,i'', l'„r'—' features of its design to corn-
, 4 ,.r ,'r i- 4'. parable elements in one's ex-
,migi, building ma-
terial of a familiar dimension
ri/001.04,04-”,,14 4 ,0,,,,A,,,,r1 j'' ir,A. ' 4 "111 '..? ',A4;„„. agdlii)11'' ., ..,,,,,r such as traditional brick is
41r0 ,F0, 4(04,0, 'w!'i gr:T7 /44 1,1,40,1)40 040 ,,,,e, 04,,ir f44,y1,44-0Pr4 4,4 144,4',44:44
an example, as is using win-
, ,.,. ,L
."-- 1 0 ,,, A ,(',,,,,li,,,,,* 4' dows of similar dimensions.
Use vertical and horizontal articulation design techniques to reduce the
apparent scale of a larger building mass.
Page 46 of 57
5.19 Maintain traditional spacing patterns
Qn) created by the repetition of uniform
building widths along the street.
1,4 ,,,, • A new facade should reflect the established range of
the traditional building widths seen downtown.
• A change in design features may be used to suggest
ll'i,1N1^,v7. , _..,*•00° traditional building widths.
• Changes in materials, window design, facade height
or decorative details may be used to reflect traditional
facade widths in the design of a larger new building.
Use architectural details that create . Express variations consistently throughout the
visual interest and convey a three-
structure, such that the composition appears to be
dimensional facade to establish a
sense of human scale, a composition of smaller building modules.
5.20 A new building should incorporate a
- - base, middle and cap.
,.. • Traditionally, buildings were composed of these three
basic elements. Interpreting this tradition in new
1 buildings will help reinforce the visual continuity of
. ,
the area.
'•,..\.., 11 , r
C..' ..I I, - ' ' • - 1 (
.................... ......%.....%%...A
New facade widths should reflect
the traditional range of the buildingIll
1
widths seen on the block.
j ,„,, :f ,:„?;,',.1
C) d,
lio111,111,,
,,Y, '9,11 1 1.1 Ili,H1 c111111,,,
Where a building must exceed a traditional facade width, use a change in
o...%). ,.......,.„„,,,,„,o,......„6.
design features to suggest the traditional building widths.
A new building should incorporate a
base, middle and cap.
Page 47 of 57
V. New IN
Similarity in building and roof forms is a prominent unify-
ing element in the commercial area. Most are simple rect-
angular solids. New construction should be designed with
w1
simple forms. 11
5.21 A rectangular form should be dominant '7 '
on a commercial facade.
, ? ,
• The facade should appear as a flat surface, with ,
, „ RoRo
any decorative elements and projecting or setback
"articulations" appearing to be subordinate to the r 11 [
dominant form.
' N10 17"rin HAVIA '
:01111U111: t 1)41
5.22 A roof form should be similar to those ,1141,10, 1,11,,,gfrs
used traditionally.
• Flat roofs are appropriate. „ AT
olalg
• "Exotic" roof forms, such as A-frames and steep shed ,i4z14
7 ik
roofs, are inappropriate.
,74#1,7„/#1#L11;;;g7,1,7z„,41017,tiaa
COMMERCIAL FACADE CHA, RACTER The first floor of the primary facade
Historic commercial building facades incorporate a regular should be predominantly transpar-
ent glass.
pattern of transparency and proportion. Typical patterns
are summarized in the sidebar at right. These traditional
patterns should be incorporated into new construction FACADE MATERIALS AND
whenever possible. PROPORTIONS
5.23 Maintain the traditional spacing pattern The street level of a typical
created by upper story windows, historic commercial building
• Use traditional proportions of windows, individually is clearly distinguishable from
the upper floors. The first
or in groups. floor is predominantly made
• Headers and sills of windows on new buildings should of fixed plate glass with a
maintain the traditional placement relative to cornices small percentage of opaque
and belt courses. framing materials, a kickplate
and a recessed entry. An up-
5.24 Maintain the distinction between the per floor, where it occurs, is
the reverse—opaque materi-
street level and the upper floor. als dominate, and windows
• The first floor of the primary facade should be pre- appear as smaller openings
dominantly transparent glass. puncturing a more solid wall.
• Upper floors should be perceived as being more These windows are usually
opaque than the lower floor. double-hung. The street lev-
el also appears taller than
• Highly reflective or darkly tinted glass is inappropri-
the upper floors. A historic
ate. storefront of twelve to four-
• Express the distinction in floor heights between street teen feet high is typical,
levels and upper levels through detailing, materials whereas a second floor is
and fenestration. The presence of a belt course is usually ten to twelve feet.
an important feature in this relationship.
vin A,x [Gf' 01'0;01 G00110101 ",;,
Page 48 of 57
ION
$40,00000,1111,0111„1,11,111,11111 11"1"1"1110,1111.'11611,111111 e,PI 5.25 Incorporate traditional building
'/';' P,,,(111,111 11111111 dlli 111,11 11,111ml 1:11.4 1 II 1 0.00,11110, 11
ii,, 1,011,1111,111111 11 11111 0 04, components into the design of a new
storefront.
• Express a kickplate, display window and transom in
o riliO114'fr,,,o'llo Oil'''' 000-1 J'I''''
,,,Rilaoll'Il.io plIIPOtoill ° .1 l'r. i°li ,o
116
a new storefront design.
. ioo oil o Jo, , • Storefront components and upper story windows
,••:°0i oil k 121!Cy, 1 °,o loo ,, r should be similar in height and proportion to tradi-
tional downtown buildings.
• When portions of a storefront are folding, all of the
storefront components should still be visible.
Recessed entries appear in this tra-
ditional setting. This design feature 5.26 Maintain the pattern created by recessed
should be continued in new build- entries along the street.
ings. • On commercial type buildings, set a primary entry
door back an adequate amount from the front facade
to establish a distinct threshold for pedestrians. A
recessed dimension of four feet is typical.
• Where entries are recessed, the building line at the
sidewalk edge should be maintained by the upper
floor(s).
• Use a transom over a doorway to maintain the full
vertical height of the storefront.
• Oversized (or undersized) interpretations are dis-
couraged.
111111
••"-°.*-7,77,,, „ _'..--1,.. ,..., ,-- '''' 1 '1111,11r•111r1111111 111101111,11 11111 1111111 F.. „1,, 1°11
rLL '
,• . -I ' 1: -",,4, ";', 1 r 111„, , 1 " "
illfi 1 1111 '''," 1-'21 1,11 ' l•
1 1 I Ili]...] , .
Headers and sills of windows on new buildings should maintain the tradi-
tional placement relative to cornices and belt courses.
1 N N.. II ''D 'I T_'ill V*V AAA IA _1-, 0)L: C, C1,11H .141,1,L7,
Page 49 of 57
This page is intentionally blank
Page 50 of 57
rf'
rf-'' C°1 "r) TT' Ti? v\it 'it,.
T/S Ft.S I D
FA1
Page 51 of 57
SECTION
STANDARDS AND GUIDELINES FOR NEW CONSTRUCTION..
ADDITIONS, DEMOLITIONS AND RELOCATION
INTRODUCTION DESIGN PRINCIPALS OE
Fairmount Historic District is fortunate to have such a diverse mix ADDITIONS AND NEW CONSTRUCTION
of architectural styles throughout the neighborhood. Each of these lie,, construction should rellect &lcsi a c„ncel,t. „t the 1u1r1„ l r
styles is equally important,just as each house and the way it has,of which it is created, while E'lt('t,g111li11}, that a new
will, develop is important. The historic district designation is not ;id<litiuus must lit within an existing framework of rirt, „E
meant to freeze the neighborhood in time, but rather to guide the structures. New structures and additions should harniuniv+•
neighborhood into the future. The most significant events that older structures, while at the same time remain dislin,t Ii+,u+ tl,
effects the change of character in a historic district is demolition old so that the evolution of the can be don cad. mom :.
and new construction. When constructing a new home in the for differentiating may include materials, form 41ncl
district, it is important to draw upon the context of the local method. Style is discouraged from being the primary 1ndi,:(€„
neighborhood for inspiration. This does not mean that new differentiation. To achieve this goal, several aspects ul i hi'
construction should mimic existing homes. However, uety context should be analyzed b}• the applicant and iiite: r:tied in,
construction should be sympathetic to the existing building their proposal including:
typologies within the district and, more specifically, in the
sub-district and block face, if applicable. This chapter will explore COMPLEMENTARY ROLE OF AN ADDITION
how demolition, the relocations of structures and new construct
can affect the historic fabric and character of a neighborhood. SCALE: HEIGHT AND w[Dt'II
BUILDING FORM AND MASSING
DESIGN PRINCIPLES OF ADDITIONS AND NEW CONSTRUCTION
DEMOLI"1'[ON SETBACKS
RELOCATION SITE CONFIGURATION AND ORIENTATION
ARCHITECTURAL ELEMENTS
RIIY• EIM OF OPENINGS
REMINDER: All exterior work requiring a building permit requires a
Certificate of-Appropriateness and must confar in with all of City of Fort
Worth ordinances. It is helpful when using these guidelines to be MATERIALS
familiar with your architectural style.
BUILDING FORM AND MASSING SITE CONFIGURATION AND ORIENTATION
Massing may be defined as the three-dimensional geometric composition, or 1'he site configuration and orientation of new buildings or Arno
envelope of a building. Massing is the combination of the building footprint, shall be compatible and consistent with the orientation ofexistit�=;,
height and width. The massing of a building shall be consistent with buildings or structures on the next adjacent lots within the hloe,
that of the neighboring structures. face.
DESIGN TIPS Y
NO
• Make the roof line consistent with adjacent rooflines by not exceeding
rooflines or stepping back from a prevailing roof or cornice line
• Consider aligning foundation heights, floor to ceiling heights and cornice ; \ ..
lines with the adjacent structures on the immediate block. .' �`� . .
SETBACKS
STREET
Setback refers to the distance a building is located from a property line. Front
setbacks are very important to the character of a historic district. To maintain ARCHITECTURAL FEATURES
the character of a district is important that new buildings maintain a similar
setback to the historic structures on the block. Consistent spacing between Architectural elements such as balconies, roofs: porches, chimneys di,rnu•
buildings helps to establish an overall rhythm along a particular street. parapets, and other parts of a building that contribute to its overall shape,.01,L
silhouette. The choice and arrangement of elements of a proposed [ankh
should reflect those of older buildings in the neighborhood. A builthng shun::
not draw unnecessary attention to itself by failing to relate tip IIL'1 I}l>i,l, E
\\��o \` No
styles; however, neither should it necessarily copy the neighboring style. 'i'=i.
objective is to complement the context of the neighborhood.
BUILDING LINE
DESIGN TIPS
STREET EDGE
• When a front porch Is Incorporated InLu thy design of a sLl actin e tt?c=
porch shall be a minimum of eight(8)feet deep.
• Roof shapes should be similar to those on the block face. Root u,ult'rl
DESIGN TIP should be asphalt shingles.
0
a Align porch and front facing walls of structure with adjacent historic • The overhangs and cave should be similar to that of the block lac,
structures or use the average setback of structures on the block.
DEMOLITION AND RELOCATION OF A STRUCTURE -- _,,_,,,t-- --kr ii-;-1-' 116 iiio.,...:,---,:_ -----__
DEMOLITION � �`
Demolition of a structure will NOT be allowed if:
3. =x
1. A structure is of architectural or historical interest and/or value or itsa = _ ■
removal would be detrimental to the public interest,or
2. The building contributes significantly to the character of the historic district .tofu tuts m i in
and demolition would create a detrimental view or adversely affect the
existing buildings on the block,or AID str ft�tt,r c� was ,,,,,c rrl
. ' lo(•utcof, um/docs ma lu -_-
�' , ' With adequate sick.,c�tho.-1,•.
3. A structure is of old or unusual or uncommon design and materials and it li `'
could not be reproduced without great difficulty and/or expense,or =. _ il�`-
--
4. If its proposed replacement would not make a positive visual contribution,
would disrupt the character or be visually incompatible within the historic ,
district.
Demolition of a structure MAY be allowed if:
i. The building has lost its architectural and historical integrity and A r - .
building may be moved Pram arz
importance and its removal will not result in a negative, less appropriate site outside of the historic
visual affect on the historic district,or district to a site within the
2. The structure does not contribute to the historical or architectural character historic district under the -- -
and importance of the historic district (e.g. a noncontributing structure), following conditions: ---'
and its removal will result in a positive, appropriate visual effect in the
nto rit'i. The i and structural
district. integrity - :
soundness of the building b
RELOCATION will be maintained,
A building may only be moved from one site to another site within the historic 2. The building will be compatible with the overall ch;,riru•i :,tit, .t
district under the following conditions: appearance, and site orientation of existing buildings on the block ,it II.
new location,and
i. The building is seriously threatened in its original location,
2. The integrity and structural soundness of the building will be maintained, Any proposed replacement at the original site will result in a Mort: I,u„t,
visual effect on its immediate block.
3. The building will be compatible with the overall character, visual
o
appearance and site orientation of existing buildings on the block at the new 4. Any relocated building in the historic district shall •
he rchub;lit<,iL•uI 11
o location,and repaired and/or rehabilitated) in accordance with the applicable 'mi•tantt•
oi these guidelines so as to retain the original character, architectural derail
4. The removal of the building from its original site will not create a
detrimental view or loss of integrity on its immediate block. design,and materials of the structure.
( it), (if Richardson, 'IX : 1 lome Improvement Incentive Program Page 1 of_3
HOME IMPROVEMENT INCENTIVE PROGRAM
The City of Richardson is proud to offer the fionie Improvement Incentive Program.This unique and
inn(ivative program is designed to provide an ecancyrnic incentive to homeowners who substantially
reinvest in their home.
r,
Pi illrh 1 , 4
8
1
''',
, If' /
'xii,:'; e411 ''' i
141'1.11k, 4 "r 4, i Lie,,,,'i
11t)I ,: ',P' ';%, 40,7q
:;lai ,,,.,,r,11,,,I; ing ''11:151111 lig'
.,r., ] .c '.Pr
a
tO II Illh';hihihht;I'1 1
111,,:h'i „Ili 111000i 1 h
j 1 hhhhhl,
The purpose of the program is to:
. Encourage reinvestment in residential neighborhoods
• Ilelp distinguish Richardson from siirrtiuticlirig communities by providing an economic incentive
to prospective buyers
• Positively affect the value of the City's housing stock
. Lower the financial hurdle for homeowners to make significant improvements to their homes
* Demonstrate a strong commitment by the City to reinvest in residential neighborhoods
htip://w NA‘k.cor.net/indevaspx°?page=43() Pageipvirp-70 1 5
City of Richardson, 'IA : [Ionic littpr(iNeitteitt Incentive l'rcigi-am Page 2 of 3
„!„„FeAtotikkjVidoo,s,
i
,
,
g
INTI,,
'J
'761(14, .0°M*
1 a ' , kk ki, . krk.,y;,O,';,ki,kk1141,1,11Q,n.41,'ki,k. ,„; k,.,„,k k.%),11'1111111k41,91,;,1,1,k[k111111411190k,kkkV11014;k4kkkiy;ilkIll i'. ‘ 0 6„,',W(1„'.ffe,
hi„1,111,111,101,1„, ,,
) 11 i )'''Vhdllii" , l'hYL'ull '1111'1 ,1,111,1,1"9
81
)111,,,,'A,0 j,1' hhho hol'hhh'11:1111111191.0,t ,,hhhhhh9Ath,,h,11,11,,,191,1,1,41,1h h h9A,ph,,g /i.hihr,;' hhhhh A,,Ab.PJAAA
'', r ,1;1'':Or7;1;r''',,,'','
,,,,„1,1,1, i,:r ,
‘t',,, ,„,,,,,,„, ,,'„Nt11',110,11„,„,„'„:',,,,1:„,,,„„:'„„11„,„„:„„„„i„,„„,„„1„1„1„,14goilik, ,';,,,,,,„(,„„„,„,,, „,,,,,„„,„i,„ „'prr x,,,„44}Aw,
,;,,,„rlir,, ,1,1 ,,,,,voillhbor,
,v,,,,P:,111';,'111:1',"I''''',:i,„:;''''';17:3,214.,,,,,,,i Akow,o,1,,,„,,,,,Ir'' ',,,,g4(01'400,144,1:t/g,' qic,,,,',,,,,,,,,01,1111:14,,,r 1();',1'n',',0,1!' '''0y,,A,Inn,!,,'„„,111,111,,,,IIIII,,10,1?'!Rfd ,,,,04 J A kik474,',:kk 4,....11,r1k0141,1411101g,
""kk.kkk;'ii:k04,'ilk',k,„,,Ikkk:°„„,7„,',I,r,:„„n,‘,,k5k1;,!1'!101$1,kkkl,k,#kgt it Itti,k17,70,;„;Pitigi1100'44t, 1111101°' ,,,,,k!''kk?klkkkkkk' kk'''k k kkli,,kiik'k,,k;kkk,kilikk lik,'^„ikekkkll, ,I,k,,, "kk,,,,,k 4,kkkt l'Ikkl1111.1,11kr',,"'k iv k 4
'04,kk.k4
kIkkliik 4.kril4Wkk.kkk 111100,,,,, 'i',Ipi,k,kktlilikk lk,„„,kkkIlkilladj411';tk",1(10;(/%°14,MPikkkkL,,,k)1):,,,,k, aok,,'k, Kokkk,okkoffekkg.k.,,,,,,m....,ZZAkrtilf 1„110,,likkk9k 4k1m,k,i,'k,41,k,1,1. ,f 1,:,, lipiill'6,4 P C
,'1,,,,VC,(A Am,1„,01,: 11:'' („,„„1,1610111,01f1" 111610 ,„ „, ,, **KA
IA:',,h,, “ !,:lill,',,!,1!'111,„Ail, :,:::'!'!iliiiliii?1,1,1,0!,, "°) /0",
,„,,ili;';',„,0!!!;11117,,,q,,,":"; ,,,14,,,,,i,,,0[11,01p4,,,„,!,10 ,10111,„„,,!,,,,9,01„),„.'n,i, ,,,,,,,1„1,;1„,,,,,,,!;,!,i,,,,,,,1„,,,,,,,,r
101,0'0111,,i0#"0,/,' ' ',,,y)piel,,,,,, „„,„„,„,,,,,,,I„!i,!,:,,„1„,;„,
'ALL,y ,)) ii i ro, PLAY , r ' '1:1111?,, ,, 4... t, ,;,,t0,9211,,,,,,,,,,,,,::„
",tvoriliz,,,I,1,1,1,1,1,1,1,1,1,1,1,1,11111--',,11,1,,:„,,
'91,11,14, Mr hh' h 0
I'li4fl; 91,,4A14tr,' ;i''P,,,,#/,x1-,,,1,!„4;,,,fd, t,,q,/ 99./11,,14
A4,
,1106h, 110,1 0,„100 I 3,"52 it 70,,,,,,,,,t,
IMF OOP:
Eligibility
Al] Itome()‘vners in single-family zoned areas are eligible to participate, except those who are delinquent
,
in taxes or other tees.
. .
To qualify,an itlipi-ii)\-ernerit project involving the reconstruction or remodeling of a single family home
must cost at least 820,000 and be completed within 24 months of project approval.
rf'o participate, a homeowner will be required to submit an application to the Community Services
improvement .
Department prior to construction beginning, provide a cost estimate for the project,
consent to periodic inspections during construction and veritY'final construction costs.
If
an application is approved, the homeoNviier will be required to execute an economic development
agreement with the city prepared arid approved by the city attorney.
incentive Payment
A one-time incentive equal to io times the amount of the increase in city taxes\,‘,'ill be paid to the
. ,
homeowner based on the property's pre-construction and post-construction appraised value.The
appraisal district will determine the property's certified value.
The incentive will be paid to the homeowner pursuant to the economic development agreement on April
. .
i of the first full calendar year subsequent to completion of the approved project.
http://www.cor.actliiidex.aspx?page=43t) Pageq,329f/5270 I 5
City of Richardson, TX : I Ionic Improvement Incentive Program Page 3 of 3
Example
Assume that a home improvement ticiiject ecinittlettees in January 2010 and is cotripleted in ,June 2010.
Further assume that the 2011 property taxes increase $300 above the 2010 property taxes as a result of
the increase in the taxable value of the irriyir(iventerts. The total iticeritive 1k4,./otti d be $3,o0() and would
be paid on April :t, 2012.
1 , i
goo
,„,/
, ,6,,,y1,
A,1,!Ilki,,,
4i11$1,,,,,,,,,,,„,,,,,„„„„
i&!,"
A 1,,-.';17W ,,,,, ,,,.',,' Vi
it%'1/r,,,,,'':,iz''),; '','1,id!''''':
,,4 `4i4041'f'1 ':tn/.4,4 14 41;'44,;
4
oi,.,4'914(,/,141f#1,1pthet$ow,Ilwror7,10P1
Note: Your incentive payment /71(1.11 1%.'stilt in federal income tax consequences. You should consult your
own tux advisor.All or a portion of your itwentive payincilt may constitute taxable income regardless
of whether you receive a Form 1099-11,11S(7,1r(»11 the City. If the unioutal of your incentive pm/men/ is
$6()o or more, you may receive Internal Revenue Service Form i()ag-MIS('!frt)tii the City.
To apply hir the Home Improvement Incentive Program click here.
If you have any questions regarding these requirements, please contact C(itrimunity Services at 972-
744-418o or email your questions or concerns to Community Services. Regular office hours are Monday
through Friday from 8 a.m. to 5 p.m.
http://www.cor.notiiiidex.aspx?ptige-43() Pagel72°i/510 1 5