30 S. Nevada Ave., Suite  
102  
City of Colorado Springs  
Meeting Minutes - Final  
Historic Preservation Board  
Monday, March 3, 2025  
4:30 PM  
CIty Administration Building, 30 S. Nevada Ave., Suite 701  
1. Call to Order and Roll Call  
6 -  
Present:  
Board Member Musick, Board Member Baumgartner, Board Member Fitzsimmons,  
Board Member Potter, Board Member Beerbaum and Board Member Hines  
1 - Chair Lowenberg  
Absent:  
2. Changes to Agenda/Postponements  
3. Communications  
William Gray - Senior Planner  
William Gray, Senior Planner said the link to the February meeting minutes  
was not on the agenda and asked the Board to postpone the approval of  
the February Minutes to the next HPB meeting. Board member Musick  
moved to move the February meeting Minutes to the next HPB meeting,  
Board member Beerbaum seconded. Motion passed unanimously.  
Board Communications  
Board member Beerbaum said the Johnny’s Navajo Hogan building is  
being sold and asked Mr. Gray if there is a mechanism in at the Building  
Department when a historic building is being renovated if they are alerted.  
Mr. Gray said he spoke to the new owner of the property and their goal to  
get the building back up and running. They are doing interior work to  
address the problems in the building. Mr. Gray said he would stay in  
contact with the architect. He said if the work complies with the  
Department of Interior Standards, they would  
qualify for the tax credit  
program. Mr. Gray said their mechanism is the Historic Preservation  
overlay. Board member Musick asked if they can initiate overlays. Mr.  
Gray suggested they contact the owner, and he will ask if the owner would  
like to meet the Board.  
Board member Beerbaum said the doorway approved on Uintah is  
complete and would like to send a thank you letter to the owners. Mr. Gray  
said they could make that happen.  
4. Approval of the Minutes  
Minutes for the February 3, 2025 Historic Preservation Board Meeting  
Presenter:  
Christine Lowenberg, Historic Preservation Board Chair  
Motion by Board Member Musick, seconded by Board Member Beerbaum, that  
this be postpone to a date certain . Motion to move the approval of the February  
3, 2025 meeting minutes to the next Historic Preservation Board Meeting. The  
motion passed by a vote of 5-0.  
Board member Fitzsimmons arrived after the vote.  
5 -  
Aye:  
Board Member Musick, Board Member Baumgartner, Board Member Potter, Board  
Member Beerbaum and Board Member Hines  
2 - Chair Lowenberg and Board Member Fitzsimmons  
Absent:  
5. Consent Calendar  
Motion by Board Member Hines, seconded by Board Member Musick, to approve  
the Consent Calendar The motion passed by a vote of 6-0.  
6 -  
Aye:  
Board Member Musick, Board Member Baumgartner, Board Member Fitzsimmons,  
Board Member Potter, Board Member Beerbaum and Board Member Hines  
1 - Chair Lowenberg  
Absent:  
1715 Wood Accessibility Addition  
5.A  
HIST-25-000 A Report of Acceptability to allow an addition to the east elevation to  
1
accommodate an elevator lift system and the removal of two (2) patio  
columns of the south elevation located at 1715 Wood Avenue.  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Attachments: HPB Staff Report_ROA_1715 Wood Addition_WEG  
Attachment 1-Sanborn Map  
Attachment 2-Vicinity Map  
Attachment 3-Project Statement  
Attachment 4-Architectural Plans  
Attachment 5-Aerial Map  
6. Items Called Off Consent Calendar  
7. Unfinished Business  
Parkside Historic District  
7.A.  
ZONE-24-00 An Ordinance amending the zoning map of the City of Colorado Springs  
18 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) (1st Reading only to set the public hearing for May 27,  
2025)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Located in Council District 3  
Attachments: Staff Report_Parkside Historic District  
Attachment 1-Parkside District Nomination  
Attahment 2-Changes Summary  
Attachment 3-Context Map  
Attachment 4-Public Comment  
Attachment 5-Design Standards  
Attachment 6-Interpretive Guide  
Attachment 7-February HPB Minutes  
Attachment 8-March HPB Minutes  
7.5.704 ZONING MAP AMENDMENT (REZONING)  
Ordinance_Parkside Historic District  
Exhibit A and B_Legal Description and Drawing  
HPB Meeting Mins 2.3.25 Draft  
HPB Meeting Mins 3.3.25 Draft  
CC_Staff Pres_Parkside Historic District  
Mr. Gray said this item in a continuation of the item from the February HPB  
meeting and staff did not adjust the attachments, however the motion was  
updated to reflect the design standards condition that was discussed.  
Tim Scanlon, Historian for the Historic Uptown Neighborhood continued his  
presentation from last month. Mr. Scanlon discussed terms in depth for  
Historic documentation and regulatory tools, guidelines and standards  
provided by the City. Mr. Scanlon said staff seemed to make a  
recommendation that the review of the design standards should be  
separated from the review of the Historic architectural significance of a  
resource as a matter of policy and said this is not a good idea. He said to  
wait a month before an item is reviewed is not optimum and should not be  
done as a matter of policy. Mr. Scanlon said this should be proposed to  
City Council as proposed design standards providing that the overlay zone  
effort continues and the that the Old North End Neighborhood Interpretative  
guide be offered as the design guidelines.  
Board member comments  
Board member Musick asked a question about changing a standard or  
interpreting guidelines, however the audio did not pick up her comment.  
Mr. Gray said the interpretative guide is not based on the architectural  
style, but rather the guidelines for good preservation.  
Cheryl Brown, President of the Historic Uptown Neighborhood Association  
said for homeowners that look at the interpretative guide that Parkside be  
put on the front to avoid confusion and be updated to include the proposed  
neighborhood. Mr. Scanlon said the preservation board could request that.  
Board member Beerbaum asked why the item was tabled last meeting.  
Mr. Gray said the board tabled it. Board member Beerbaum asked if there  
is a law that states they have to close at 6pm. Mr. Gray said the conditions  
were written in that manner to adopt new design standards for the Parkside  
District because the application demonstrated the compliance needed to  
be designated as a Historic Preservation Overlay. It was to try to help the  
application to move forward in the process. Mr. Gray said these are  
standards that can be easily applied. Board member Beerbaum asked if  
the application was slowed down due to some neighbors were against the  
overlay. Ms. Brown said there was only one person that did not want to, the  
others that did not reply were not included in the district overlay.  
Ms. Brown asked if they could act on an HPO and were told no, and the  
neighborhood had to incur the cost of the application and would go forward  
to Planning Commission. Board member Beerbaum asked how much was  
incurred from the application. Ms. Brown said it was about $3600 for the  
application and the public notice. Board member Beerbaum asked why  
the Historic Preservation Board was not allowed to initiate the application.  
Mr. Gray said it would require staff to initiate the process, and Historic  
Uptown Neighborhood Association did a great job. Staff also felt that they  
cannot dictate a neighborhood to place a HPO on their property.  
Board member Musick asked if the HPB could engage a property to  
discuss HPO. Mr. Gray said if there were single properties to landmark  
and approach a property for a discussion that would be appropriate. Ryan  
Tefertiller, Urban Planning Manager said the code clearly defines who is  
authorized to submit an application. Most applications are submitted by a  
property owners and it is rare to have an application submitted by staff.  
Code does allow board and commissions to submit an application,  
however it is rare and there would be conversations on staff resources,  
timing and dialogue of neighbors before the application was finalized.  
Board member Musick asked if part of their education is the board allowed  
to make contact with a property owner. Mr. Tefertiller said yes, and they  
would be happy to work with the board members on those efforts.  
Mr. Scanlon provided a brief history of the process prior to retool.  
Ms. Brown said it would have been a big process and cost for the City to  
take over this process. Ms. Brown said the cost of the process was  
extensive and asked the City for relief and were denied. Mr. Gray provided  
examples of other application costs that are comparable. Mr. Tefertiller  
said City Code does not allow them to waive fees. He said they worked  
with the applicant on reducing poster costs, but they are not legally allowed  
to waive fees.  
Board member Beerbaum asked if the staff informed the applicant of the  
fees. Ms. Brown said only the application fees not the posting fees. Board  
member Beerbaum asked if the process could be better explained for  
future applications. Mr. Tefertiller said they will try to estimate costs moving  
forward.  
Public Comment  
Dianne Bridges, representative of the Historic Neighborhoods Partnership,  
spoke in support of the application. Ms. Bridges said her organization fully  
supports the application to establish an HPO. Ms. Bridges said she  
appreciates the work the applicant has done for this project, and it can be  
utilized throughout the City. Ms. Bridges said it would be helpful to see this  
process be more organized.  
James Ringy, resident of the area, spoke in support of the project and said  
the application is good and should move forward.  
Motion by Board member Hines, seconded by Board member Musick to  
recommend approval to City Planning Commission and City Council the Zone  
Map Amendment to designate 4.29 acres as Historic Preservation Overlay District  
(HP-O) located west of North Cascade Avenue between West Dale Street and  
West Willamette Avenue, based upon the findings that the request 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 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 Technical  
Preservation Services page (to be a hyperlink or web address).  
The motion passed by a vote of 6-0.  
6 -  
Aye:  
Board Member Musick, Board Member Baumgartner, Board Member Fitzsimmons,  
Board Member Potter, Board Member Beerbaum and Board Member Hines  
1 - Chair Lowenberg  
Absent:  
8. New Business  
9. Presentations  
9.A. Historic Resource Survey Plan - Ron Sladek, Tatanka Historical Associates, Inc.  
Ron Sladek, Tatanka Historical Associates provided an update on the  
Historic Resource Survey. Mr. Sladek provided a draft of the survey and  
said he is continuing to update the document, and it will be done in a  
couple of weeks. It will then go to the State grants office for review and  
feedback. Mr. Sladek asked if the board had any feedback for him.  
Board member Hines asked if a specific house in the Broadmoor area had  
been researched. Mr. Sladek said not yet.  
Mr. Sladek said he is not writing a survey and is not looking into specific  
properties, but property types.  
Mr. Gray asked Mr. Sladek if he has a contact for the Discover Denver  
Model. Mr. Sladek said yes and will provide contact information. Discover  
Denver has a computer program and offers it for free for anyone that wants  
to utilize it.  
Board member Beerbaum asked the timeline and next steps for the survey  
plan. Mr. Gray said there will be a full draft in two weeks, and it will be  
presented to the board, and it will be sent to the State. Mr. Gray said a  
website will be developed on the City page for public comment. He said it  
should be finished at the end of May.  
Mr. Gray said to send any comments or corrections to him.  
10. Adjourn