Title
Ordinance No.25-54 amending the zoning map of the City of Colorado Springs to establish a HP-O (Historic Preservation Overlay) pertaining to 4.15 acres located west of North Cascade Avenue and east of Monument Valley Park between West Dale Street on the North and St Vrain Street on the south and to be known as the Parkside Historic District.
(Quasi-Judicial) (Second Reading and Public Hearing)
Presenter:
William Gray, Senior Planner, City Planning Department
Kevin Walker, Director, City Planning Department
Body
Summary:
Owner: Dale House Project, Monica Ellen Hobbs, Jefferey D and Hillary A Hienton, Steven W and Joyce N Stivers, Eve Tilley Chavez, Mary A Smith, James D and Eulalie I Ringe, Paul Loomis, James P Foster and Julie A Satterlee, Shawn S and Julian Jonathan Garcia, Time Family Trust, and Dawn C Rickert
Representative: Cheryl Brown, President, Historic Uptown Neighborhood, and Tim Scanlon, Historian
Location: 4.15 acres west of North Cascade Avenue and east of Monument Valley Park between West Dale Street on the North and St Vrain Street on the south
The Applicant is requesting the city designate 4.15 acres as Historic Preservation Overlay District (HP-O) to be known as Parkside Historic District (“District”). The district is comprised of the following 14-properties; 11 West Dale Street; 720, 712 and 710 North Cascade Avenue, and 30 Mesa Road; 620, 614, 610 and 602 Park Terrace; and 23, 9 and 5 West Willamette Avenue, 3 Beverly Place, and 526 North Cascade Avenue.
The application is in City Council District No. 5.
Background:
Please see the attached City Planning Commission Staff Report and Parkside District Nomination Report for a complete analysis of the proposed application.
The application was originally submitted with 14-parcels totaling 4.15 acres. A 15th parcel was added during the initial review and was considered in the review by both the Historic Preservation Board and Planning Commission. That property was 702 North Cascade Avenue. It was added when 702 North Nevada Avenue went under contract for its purchase from the current property owner. A person under contract to purchase a property has the authority to submit a zoning application. In this case, the prospective buyer signed a consent form authorizing the property be added to the proposed Historic Preservation Overlay. Unfortunately, the contract to purchase was terminated. As a result, the application is back to the original 14-properties as initially submitted.
Review Criteria:
ZONE-24-0018 Parkside Historic District (Zone Map Amendment)
The Approval Criteria for ZONE-24-0018, a Zoning Map Amendment (Rezoning), as set forth in City Code Section (UDC) 7.5.704.D are indicated below.
1. The proposed rezoning is consistent with the goals and policies of the Colorado Springs Comprehensive Plan, with other plans and policies adopted by the City Council; and with the purpose statement of the proposed zone district(s).
2. The rezoning will not be detrimental to the public interest, health, safety, convenience or general welfare.
3. The location of the lands in the zoning map area being amended are appropriate for the purposes of the proposed zone district(s).
4. If the application proposes to rezone a small area of land, the application demonstrates that the size, scale, height density, and multimodal traffic impacts of the proposed rezoning are compatible with surrounding development or can be made compatible with surrounding development through approval conditions.
5. If the application proposes to rezone a relatively small area of land, the application demonstrates that the change in zoning will not create significant dislocations of tenants or occupants of the property, or that any impacts are outweighed by other public benefits or progress toward other Colorado Springs Comprehensive Plan goals that would be achieved by approval of the application.
6. If a Land Use Plan or amendment to a Land Use Plan accompanies the application, the Land Use Plan or amendment complies with the applicable criteria in Subsection7.5.514C.3 (Land Use Plan Criteria).
7. The application is consistent with any approved Concept Plans in the area for which the map is being amended or includes or is accompanied by a provision that the approved Concept Plans have been classified as implemented and do not have to be amended to be considered consistent with an amended zoning map.
8. If the application is for creation of an ADS-O district, the approval criteria applicable to the creation of the text of the ADS-O district in Section 7.2.607.D.4 (Decision) shall also apply to consideration of the zoning map amendment required to create or amend the boundaries of the ADS-O district.
9. If rezoning to a PDZ district, the proposed PDZ district provides significant community amenities or other benefits, as determined by the Manager, that promote the achievement of Colorado Springs Comprehensive Plan goals and would not otherwise be required of the applicant under this UDC or other City or government regulations.
10. Complies with the additional standards of the base zone district where the property is located (see Article 7.2 (Zone Districts)) or in an overlay district that applies to the property (see Part 7.2.6 (Overlay Districts)).
The City Planning Staff finds the Approval Criteria of UDC Section 7.5.704.D applicable for Rezoning are met with this application. For further review by Staff of the Approval Criteria, please review the Staff Report for this item.
ZONE-24-0018 Parkside Historic District (Historic Preservation Overlay)
The Standards for Designation as a Historic Preservation Overlay for ZONE-24-0018, Parkside Historic District, as set forth in City Code Section (UDC) 7.2.606.B are indicated below:
1. Historical Importance: The structure or area:
a. Has significant character, interest, or value, as part of the development, heritage or cultural characteristics of the city, state, or nation;
b. Is the site of a historic event with significant effect upon society;
c. Is identified with a person or group of persons who had significant influence on society; or
d. Exemplifies the cultural, political, economic, social, or historic heritage of the community.
2. Architectural Importance: The structure or area:
a. Portrays the environment of a group of people in an era of history characterized by a historically important and distinctive architectural style;
b. Embodies architecturally distinguishing characteristics;
c. Is the work of an architect or builder whose individual work has influenced the development of the City;
d. Contains elements of architectural design, detail, materials, or craftsmanship that represent a significant innovation; or
e. Contains buildings that, although individually lacking distinction, collectively display distinguishing characteristics.
The City Planning Staff finds the Standards for Designation in UDC Section 7.2.608.B that are applicable for establishing a Historic Preservation Overlay are met with this application.
Previous Council Action:
N/A
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
The Historic Preservation Board review the application at their February 3, 2025, and March 3, 2025, meetings. At their March 3, 2025, meeting the Historic Preservation Board voted unanimously (6-0) to approve the Parkside Historic District. Chair Lowenberg was absent from the March 3rd meeting. All public comment heard over the course of both meetings was in support of the proposed Historic Preservation Overlay. Please refer to the minutes from the hearings for a detailed record.
The City Planning Commission, at their April 9, 2025, meeting voted unanimously to approve the application for the Parkside Historic District. All public comments heard at the meeting were in support of the application. Please refer to the minutes from the hearing for a detailed record.
Recommended Action
Proposed Motions:
Adopt ordinance No. 25-54 amending the zoning map of the City of Colorado Springs to establish a HP-O (Historic Preservation Overlay) pertaining to 4.15 acres located west of North Cascade Avenue and east of Monument Valley Park between West Dale Street on the North and St Vrain Street on the south and to be known as the Parkside Historic District, complies with the Standards for Designation of Areas for Zoning Overlay as set forth in City Code Section 7.2.608.B and the criteria for a Zone Map Amendment as set forth in City Code Section 7.5.704.D with the following condition:
1) The Parkside Historic District Design Standards as proposed in the initial application are approved with changes as follows: (a) the “Old North End Interpretive Guide” is incorporated into the standards by reference or exhibit to be a supporting document for guidance and results at all levels of historic rehabilitation work in the District; and (b) add a reference to the Design Standards stating, “for additional information on the Secretary of the Interior Standards for Rehabilitation visit the National Park Service's Historic Preservation Tax Incentives page (Standards for Rehabilitation).
Summary of Ordinance Language
An ordinance amending the zoning map of the City of Colorado Springs to establish a HP-O (Historic Preservation Overlay) pertaining to 4.15 acres located west of North Cascade Avenue and east of Monument Valley Park between West Dale Street on the North and St Vrain Street on the south and to be known as the Parkside Historic District.