HomeMy WebLinkAboutHEPB Fact Sheet 03-19-02HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
FACT SHEET
NAME Morningside Historic District
ADDRESS 714 NE 59th Street
PROJECT DESCRIPTION Application for an amendment to an existing Certificate of
Appropriateness, after -the -fact, to increase the height of a ficus hedge
along a portion of the east and north property lines from 5' to 8'.
ANALYSIS
On December 19, 2000, the Board authorized a Certificate of
Appropriateness for the installation of a hedge along a portion of the
north and east property line, This hedge was to be located behind a
historic 3-1/2' wall that encloses a portion of the north and east side
yards. Although the wall is not located directly in front of the house, the
western portion of the wall, which encloses a vacant lot, is located
adjacent to the sidewalk, as is the wall along the east property line. The
approved landscape plan stated that the hedge would be maintained at 5'
in height. The applicant is now proposing to increase the height to 8'.
(The 10' height suggested in the application is not permitted by the
Zoning Ordinance.)
As the Board is aware, its guidelines for hedges, fences and walls in the
Morningside Historic District state that no enclosures shall be located
between the front facade of the house and the sidewalk. The guidelines,
however, allow exceptions if the proposal is historically appropriate or if
unique circumstances are present. Although the Board has previously
approved the enclosure of corner lots and vacant lots adjacent to historic
properties, it has always restricted the height to 5'.
The original landscape plans also did not indicate a hedge in front of the
house. In fact, one of the Board's conditions was that only very low
plantings could be placed in front that section of wall to the east of the
house. Because the wall is a historic feature, it was not to be concealed
by landscaping.
The landscape plan submitted with the application is incomplete and
does not indicate species or sizes. The photos, however, show the
current condition. There are two related issues. First is the height of the
hedge behind the wall, The second is the presence of a hedge between
the house/wall and the sidewalk.
The second issue is clear. The Board has not permitted hedges in this
location unless there are unique circumstances. None exist in this case,
and the hedge should be removed.
Item #3
March 19, 2002
RECOMMENDATION
The first issue involves a policy decision by the Board. A number of
similar applications will likely be presented to the Board, as many owners
have indicated a desire to increase the height of enclosures of corner and
vacant lots. The issue, as expressed by these owners, involves the right
to privacy in rear and side yards.
On the first issue, the Board must decide if it wishes to reconsider its
guidelines for the height of fences, walls and hedges in the Morningside
Historic District in order to increase the permitted height from the current
maximum of 5'. On the second issue, the Preservation Officer
recommends that the existing hedge along the northeast corner of the
property (outside the existing wall) be removed because it is not
consistent with the guidelines for the Morningside Historic District. This
hedge must be removed within 60 days.
Item #3
March 19, 2002