HPC Meeting — 2026-02-25
Present: Margaret Telford (Chairman), Theresa Meyer (Vice-Chairman), Janice Rhoda, Jana Garcia, Dr. Taylor Bunn, Dr. Curtis Ratliff Absent: David Ewbank, Michael Reeder (Alternate) Liaisons: Paul Slechta (Mayor Pro Tem, City Council), Larry Oliver (P&Z), Matthew Boyle (City Attorney) Staff: Paul W. McCallum (CVB), David Klempin (HPO), Hugo Gardea (Asst. HP Manager), Kayce Vanderpool (Secretary) Called to order 6:01 p.m. Quorum of 6.
Public hearing items
CA25-88 — 846 East Worth Street (Dorothy Bess Francesco House) — D. E. Box Addition
Work: Whole-house window replacement (continued from HPC 2026-01-28). Type: windows Staff rec: Continue to March 25 — "a new selection has not been made and the owner is requesting additional time to complete his research." Discussion: The owner is still working with HP staff "to return with an alternative replacement window and configuration that is appropriate to the Dorothy Bess Francesco House." Outcome: continued to 2026-03-25 (6-0) — moved Meyer, second Bunn
CA26-01 — 301 East Wall Street (Block 1, Lot 1, Kennimer Addition) ⭐ precedent worth knowing
Applicant: Peter & Sheila Maglaque (owners) · architect Russell Moran Work: Remove a foundationless portable storage building; build a 276 sq ft addition (office + mudroom), a 393 sq ft covered patio, and a 608 sq ft detached two-car garage in the rear yard, using the existing Wall Street driveway. Type: addition, garage_outbuilding, porch Staff rec: Approve with conditions Discussion: The 1940 W. A. Carloye house is Tudor cottage style; plans were "developed… following the Grapevine Pattern Book." No change to the street view; siding and exterior materials on the addition and garage match the existing house. Numbers: lot 12,366 sq ft; 1,568 + 276 = 1,844 sq ft living; +608 garage = 2,452 sq ft total coverage = 23% of the 40% max; house height 16'-3", garage 16'-0". Chairman Telford had one letter of support on file and told the owners "it's a really cute house and we are glad you will be moving to Grapevine." Outcome: approved with conditions (6-0) — moved Meyer, second Garcia Conditions: A variance combining the 500 sq ft allowed for a detached garage with 108 sq ft of the 200 sq ft allowed for a storage building (per the Preservation Ordinance) — i.e. 608 sq ft in one structure; and a building permit.
This is a live example of the §7(d)(2)c accessory-building allowances (≤500 sq ft garage + ≤200 sq ft storage, excluded from floor area) being combined by variance into a single 608 sq ft garage — granted unanimously, on a Pattern-Book-designed plan, with lot coverage well under the cap. See My Property Cheat Sheet.
CA26-10 — 601–603 South Main Street (Block 15, Lot C)
Applicant: Michael Karnowski, AIA, Architexas, for Grape Office LLC Work: Replace fractured brick paving with Acme Pacific Clay Mission Pavers (Red Flashed) — the same pavers used at the CVB Headquarters, 636 S. Main — plus more poured-in-place concrete. Type: hardscape Staff rec: Approve with conditions Discussion: Karnowski said he had worked with the client over a year on interior renovations and now needed to address the exterior "since it is important to Historic Main Street"; the brick was a safety and tripping hazard. Rhoda, "very familiar with the disintegration of the sidewalk bricks," asked how the new brick avoids the same fate — Karnowski: the replacement is an actual sidewalk-rated paver; the existing brick takes on water that freezes and thaws, and both owner and architects "were shocked with the amount of degradation." Meyer asked which portion is City right-of-way; Gardea explained the façades don't reach the property line, the sidewalk is partly ROW, and the project replaces all brick to the curb. Garcia asked about the entry steps — concrete steps remain, replaced with matching product plus a metal nose edge for contrast. Telford added the site's history: Raz the Mad Butcher → Buddy Store → Winn-Dixie. Outcome: approved with conditions (6-0) — moved Rhoda, second Ratliff Conditions: Building permit; separate approval from Public Works because part of the paving sits in the city right-of-way
Staff-approved CAs (5)
CA25-62 221 Austin St; CA25-84 211 E Worth St; CA26-02 852 E Worth St; CA26-04 422 S Dooley St; CA25-07 416 West College St
The posted agenda lists CA25-07 at "416 East College Street," but the approved minutes record it at "416 West College Street" — matching CA25-89 at 416 W College the month before. The minutes control. CA25-07 is not connected to the 416 E College redevelopment (Property - 408 and 416 East College Street).
📄 Full verbatim minutes: Transcript HPC 2026-02-25
Source: Source Index §Minutes-corpus — Archive Center approved minutes, Feb 25 2026 (OCR).