City of Colorado Springs - File #: AR R 20-00722-HPB

• File #: AR R 20-00722-HPB
• Version: 1
• Name: 1624 North Nevada Avenue
• Type: Planning Case
• Status: Passed
• File created: 11/23/2020
• In control: Historic Preservation Board
• On agenda: 12/7/2020
• Final action: 12/7/2020
• Title: : A Report of Acceptability for 1624 North Nevada Avenue allowing construction for a 250 square foot house addition, replacement of windows and a 600 square foot detached garage. Planner: Gaby Serrano, Planner II, Planning and Community Development

Date	Ver.	Action By	Action	Result
12/7/2020	1	Historic Preservation Board

Title:     

A Report of Acceptability for 1624 North Nevada Avenue allowing construction for a 250 square foot house addition, replacement of windows and a 600 square foot detached garage.

  Planner:

Gaby Serrano, Planner II, Planning and Community Development

Body

FILE NO.:                                            AR R 20-00722-HPB

OWNER &

APPLICANT:                                           Christopher & Mishayla Selby

PROJECT TITLE:                      1624 North Nevada Avenue Addition

AERIAL IMAGE OF THE PROPERTY:

PROJECT SUMMARY:                      

1.                     Project Description: This is an application for a Report of Acceptability for the construction of an addition and detached garage for the property at 1624 North Nevada Avenue. The project consists of 250 square foot addition, the replacement of windows and a new 600 square foot detached garage.  The site plan depicts the location of all existing improvements on the property and the proposed addition and detached garage as well as the setbacks and dimensions for the lot, which is in an R-2 zone district. Building elevations are included that depict the specific changes to the architecture of the dwelling. (see “Site Plan” and “Elevations” attachment) 

2.                     Applicant’s Project Statement: (see “Project Statement” attachment)

3.                     Planning and Development Team’s Recommendation: City Planning staff recommends approval of the Report of Acceptability as presented.

BACKGROUND:

1.                     Site Address: The project site is addressed as 1624 North Nevada Avenue.

2.                     Existing Zoning: The subject property is currently zoned R2/HP (Two-Family Residential with a Historic Preservation Overlay)

3.                     National Register/Listing Contributing: The property is listed as a contributing structure in the North End Historic District. The resource was listed due to its “gable end -with turret” architecture.

4.                     Conformance with Design Standards and/or Guidelines: The project, as proposed, has been found to be in general conformance with the Old North End Neighborhood (ONEN) design standards and guidelines.

5.                     Concurrent Applications: There are no concurrent applications with this request.

STAKEHOLDER PROCESS:

The public notification process consisted of providing notice to surrounding homeowners association and adjacent property owners within 150 feet of the site, which included the mailing of postcards to 20 property owners prior to the Historic Preservation Board hearing. The site was also posted during the occasion noted above. All written comments received prior to the hearing will be transmitted separately to the Historic Preservation Board for consideration.

STAFF ANALYSIS:

The Applicant is requesting a Report of Acceptability to allow the construction of a 250 square foot addition, the replacement of windows and a new 600 square foot detached garage for the property located at 1624 North Nevada Avenue. To accommodate the new addition, the scope of work includes removal of an existing single story addition and an enclosed rear patio located on the western side of the residence. The project will modify four sides of the existing home.  The Applicant’s proposed addition will match the footprint of the removed one-story portion of the home and extend up a story and a half. The addition’s roof will be asphalt shingles to match the existing roof type. The proposed addition will be cladded with cedar shingles and lap siding to match the current façade and accessed via two new aluminum clad door (one sliding and one service). All windows will be replaced with aluminum clad double hung windows with the exception of the tall east facing windows.  The proposed detached garage will also be cladded with cedar shingles and lap siding using a similar reveal and pattern to match the existing home. The detached building will have an asphalt shingle roofing material to match the principal residence. The Applicant has proposed exterior finishes and architectural details that will match the home’s existing character, detail, material and style. Please refer to the Applicant’s project statement and plans for further details.  (see “Project Statement”, “Site Plan” “Elevations” attachments)

This project will be visible from the public right-of-way and require a building permit from the Pikes Peak Regional Building Department, which triggers approval of a Report of Acceptability from the Historic Preservation Board. City Planning staff finds that the proposed plan, as stipulated, is in conformance with the purpose for approving a Report of Acceptability, as set forth in City Code Section 7.5.1605.C.

As proposed, the project is consistent with the review criteria set forth in the City Code Section 7.5.1605.C. This determination is based on the property owner’s attention to style, texture and material for the proposed addition and detached garage  which continues the architectural style, design and detailing of the home. The Applicant’s project does not change the character of the Historic Preservation Overlay. The scope of work also does not destroy or change the unique character of the neighborhood and will blend in well with the immediate neighborhood.

REGISTER STATUS AND COMMENTS

The 1624 North Nevada Avenue property is listed as a contributing structure in the North End Historic District and was nominated based on its “gable end-with turret” architectural style.

Through City Planning staff’s review of the 1624 North Nevada Addition project, the proposal was evaluated and deemed in conformance with the Old North End Neighborhood design standards and guidelines in the following ways:

•                     This project will maintain the visual integrity of the Old North End without changing the appearance of the architecture style of the home.

•                     The proposed project will remove the existing addition and covered patio that is not consistent with the Old North End. Therefore, new work will better the existing structure with the matching of all siding, soffit and window details within the original construction of the home.

•                     The proposed project is compatible in size, scale and appearance with the existing home and neighboring properties. The addition of the garage will be similar to those properties adjacent and there are multiple properties in the area with a detached garage constructed off of the alley.

Recommended Action

Proposed Motion

AR R 20-00722-HPB

Approve a Report of Acceptability for the 1624 North Nevada Avenue Addition project, based upon the findings that the request meets the review criteria for granting a Report of Acceptability, as set forth in City Code Section 7.5.1605.C.