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Historic Landmark Commission postpones decision on 3100 Wheeling Avenue front-yard driveway after neighborhood opposition
Summary
Commissioners postponed a decision on a proposed front-yard parking pad at 3100 Wheeling Avenue after staff said front-yard parking is not characteristic of Manhattan Heights and numerous neighbors urged denial; the applicant was asked to submit a revised landscaping and driveway plan for the next meeting.
The El Paso Historic Landmark Commission postponed action on a certificate of appropriateness for a proposed front-yard parking pad at 3100 Wheeling Avenue in the Manhattan Heights Historic District, citing neighborhood opposition and staff guidance that front-yard parking is generally inappropriate in the district.
Corey, preservation staff, told the commission the property is a contributing residence constructed in 1922, zoned R-3-H, and highly visible because it sits on a corner lot. Staff said the applicant began excavation before securing approvals; staff and commissioners noted that the historic-design guidelines generally require parking to be located at the rear of properties and discourage new parking areas in front yards.
“Parking areas and front yards are not appropriate,” Corey said while summarizing the relevant design guidelines, which recommend locating new driveways so they require minimal alteration of historic site features and suggesting a maximum driveway width of 12 feet and rear-located parking where possible.
Carla Prostow, representing owner Javier Espinosa, said the owner purchases the property as a non–full-time resident who lives out of town and selected high-quality pavers and plans to preserve grass on both sides of the driveway area. She said she would work with the owner to produce a revised plan and paint-chip samples for staff review.
Several nearby residents spoke in opposition. Wally Haley, who said he has lived in the neighborhood since 1986, urged the commission to deny a front-yard parking slab and cited a letter from neighbors Paul and Karen Kish warning that permitting such alterations would “set a troubling precedent” and erode the historic fabric of the district.
Commissioners discussed alternatives, including locating the driveway behind the main facade or expanding an existing side/casita driveway area, and asked the applicant to consider removing a mulberry tree and submitting a landscaping plan that meets the preservation office’s requirement that at least 50% of the front yard remain living ground cover.
A commissioner moved to postpone the item to the next meeting so the applicant could submit a revised driveway and landscape plan and paint-chip samples; another commissioner seconded the motion. The commission voted to postpone the item.
Staff directed the applicant to submit drawings in advance of the next meeting and said staff would place the item on the agenda once the revised materials were received.
