30 S. Nevada Ave., Suite

102

City of Colorado Springs

Meeting Minutes - Final

Historic Preservation Board

Monday, October 6, 2025

4:30 PM

30 S. Nevada Ave., Suite 102

1. Call to Order and Roll Call

5 -

Present:

Absent:

Board Member Musick, Board Member Baumgartner, Board Member

Fitzsimmons, Board Member Beerbaum and Board Member Hines

2 - Chair Lowenberg and Board Member Potter

2. Changes to Agenda/Postponements

3. Communications

William Gray - Senior Planner

William Gray, Senior Planner, said the annual report work plan for City

Council, the Ethics training and another acceptability item will be

conducted during the November meeting. He said the Satellite Hotel did

receive a unanimous recommendation from the State Historic Preservation

Board to the National Park Service to be listed on the National Register of

Historic Places, and it will take approximately 45 days to receive final

confirmation.

Historic Preservation Board Members

4. Approval of the Minutes

HPB 2312

4.A.

Minutes for September 8, 2025, Historic Preservation Board Meeting

Presenter:

Christine Lowenberg, Historic Preservation Board Chair

Attachments: HPB Meeting Mins 9.8.25 Draft

Motion by Board Member Musick, seconded by Board Member

Beerbaum, to approve the Minutes for the September 8, 2025, Historic

Preservation Board.

The motion passed by a vote of 4-0-0-3.

4 -

Aye:

Board Member Musick, Board Member Baumgartner, Board Member

Fitzsimmons and Board Member Beerbaum

3 - Chair Lowenberg, Board Member Potter and Board Member Hines

Absent:

5. Consent Calendar

6. Items Called Off Consent Calendar

7. Unfinished Business

Historic Resources Survey and Context Plan

HPB 2308

7.A.

Adopt the Historic Resources Survey and Context Plan

Presenter:

William Gray, Senior Planner, City Planning Department

Attachments: Historic Resource Survey Plan - Final Draft Review Memo

Colorado Springs Historic Resources Survey Plan

Historic Resource Survey Plan - Continue Review Memo

Historic Resource Survey Plan - Review Memo

Attachment 1 - Survey Plan

Attachment 2 - Grant Agreement

Attachment 3 - Scope of Services

Attachment 4 - HPA & HNP Corrrections

Attachment 5 - HPA & HNP Recommendations

Attachment 6 - SHF Review

Mr. Gray said the Historic Resources Survey and Context Plan was an

action item prioritized in 2022, that received grant funding from the State

Historic Fund. He said Ron Sladek, from Tatanka Historical Associates,

was hired in 2023 and started working in 2024, and the first draft was

presented in March 2025. He said there was significant input from the

Historic Preservation Board, the Historic Preservation Alliance, the

Historical Partnership, the State Historic Fund and other historic

preservation advocates, and a final draft was presented to address all

those comments. Mr. Gray said an additional comment received

mentioned some of the neighborhoods listed in the plan might be sub

neighborhoods, so there will be a note recommending adding notes to the

neighborhood map. He said staff believes this plan is ready for approval.

Board member Beerbaum asked if this has already been approved by the

Colorado State Historical Fund. Mr. Gray said it has not, but it is currently

under review, and they will finalize it once they receive the final draft.

Ron Sladek, Tatanka Historical Associates, said he appreciated the

opportunity to work on this project, sharing that he has been visiting

Colorado Springs since childhood and that this experience allowed him to

study and understand it in such depth. He gave special recognition to Mr.

Gray, a key partner in the Planning Department, for being an invaluable

asset to the city and a consistent, collaborative presence throughout the

project. Mr. Sladek also extended his gratitude to Judy, Pat, Tim Scanlon,

Diane, and many others for their outstanding contributions and information.

He said that the project was not just his own work, but a true product of the

community, shaped by an extraordinary volume of public input. Mr. Sladek

said there is a strong preservation advocacy in Colorado Springs, which

was evident in both in-person meetings and site visits in the North End, as

well as through the thoughtful engagement of the Preservation Board

members. He said this has been one of the most complex projects he has

ever undertaken, due to the city’s rich, multi-layered history. He said he was

sad because the project had come to an end but was pleased to work with

such a dedicated group. He asked that his appreciation to be passed

along to colleagues who were not present and confirmed that all submitted

photographs were reviewed and used to inform his understanding of

neighborhood character and will be provided to Mr. Gray.

Acting Chair Baumgartner thanked Mr. Sladek for all the time and effort he

put in this amazing document.

Ryan Tefertiller, Urban Planning Manager, asked if this project will go to

City Council for a vote. Mr. Gray said it will only be a presentation.

Motion by Board Member Musick, seconded by Board Member

Beerbaum, to approve the Historic Resources Survey and Context

Plan based on the findings it complies with PlanCOS, HistoricCOS,

and the requirements and standards of the Grant Agreement with the

State Historic Fund and the scope of work set forth in the City's

Consultant Services Agreement with the following conditions:

1) Final Plan is approved by History Colorado/State Historical Fund.

2) A note is added to the Neighborhoods Map indicating that it may

not reflect all levels of historic neighborhoods of the City but its

purpose and intent is to reflect that the city is comprised of many

identifiable neighborhoods that contains historic resources and that

within or amongst these neighborhoods there exists subsets of these

neighborhoods that are equally important even if not specifically

named.

3) All photos included in the Survey Plan and those provided by

volunteers that assisted in the field reconnaissance of residential

neighborhoods be archived on the city's historic preservation web

page to show case the city's many resources from the late 1800s to

the 1970s. These include early neighborhoods, post-World War II

subdivisions, shopping centers, schools, fire stations, commercial

buildings, public facilities, designed landscapes, art installations, and

houses of worship.

4) The City of Colorado Springs and its Historic Preservation Board

work with historic preservation advocates and other stakeholders to

advance progress on a Survey Program that is similar to Discover

Denver and others.

The motion passed by a vote of 5-0-0-2.

5 -

Aye:

Board Member Musick, Board Member Baumgartner, Board Member

Fitzsimmons, Board Member Beerbaum and Board Member Hines

2 - Chair Lowenberg and Board Member Potter

Absent:

8. New Business

Historic Preservation Overlay Report of Acceptability

8.A.

HIST-25-000 A Report of Acceptability for a new 550 square feet, 1-story detached

garage in the rear yard of the lot located at 1909 North Cascade

Avenue.

Presenter:

William Gray, Senior Planner, City Planning Department

Attachments: HPB Staff Report_1909 N Cascade Detached Garage_WEG

Attachment 1-Sanborn Map

Attachment 2-PRE-25-0897_Detached Garage_1909 N Cascade Ave

Attachment 3-Context Map

Attachment 4-Site Plan

Attachment 5-Architectural and Structural Plans

Attachment 6-Elevations

Mr. Gray presented the Historic Preservation Overlay Report of

Acceptability for a new 550 square feet, one-story detached garage in the

rear yard of the lot located at 1909 North Cascade Avenue, which is in the

middle of the Historic Preservation Overlay district for the Old North End.

He said this construction date is approximately 1925, the applicant is

proposing to build the garage on the northeast corner of rear yard, its size,

scale and height are appropriate according to the North End guidelines.

Mr. Gray said it also has characteristics of the main house, such as the

stucco and brick façade, which is compatible with the neighborhood. He

said one recommendation is to wrap the brick around the corners of the

garage and that the top course of brick at those corners would include a

top recourse that would match the front elevation. He said with those

changes, the application would meet the criteria for a report of

acceptability.

Jeffrey Masias, the applicant, said he would adhere to any

recommendation provided by the Board.

Motion by Board Member Musick, seconded by Board Member

Fitzsimmons, that this Planning Case be accepted Approve the

Report of Acceptability for the 1909 N Cascade Detached Garage

based on the findings that the review criteria for a Report of

Acceptability are met, as set forth in City Code Section 7.5.528 with

the following conditions:

1) The brick wainscotting is wrapped around the southeast and

northeast corner of the garage 2'-6".

2) The top brick course of the wainscotting is changed to a dark brick

with rowlock orientation to match front porch column and sill under

the front window of the residence.

The motion passed by a vote of 5-0-0-2.

5 -

Aye:

Board Member Musick, Board Member Baumgartner, Board Member

Fitzsimmons, Board Member Beerbaum and Board Member Hines

2 - Chair Lowenberg and Board Member Potter

Absent:

9. Presentations

9.A State Historic Fund - Lindsey Flewelling

Mr. Gray introduced Lindsey Flewelling, Preservation Planner and Certified

Local Government (CLG) Coordinator for History Colorado, who wanted to

know how business is conducted during a Historic Preservation Board

meeting as part of the CLG certification.

Ms. Flewelling said she also works at a federal level with the National Park

Service. She said there are currently 68 certified local governments in

Colorado and about 2100 nationwide. She said a portion of her office’s

funding comes from a federal grant, which requires at least 10% to be

sub-granted to CLGs. She said in Colorado, the State Historical Fund

provides matching funds, allowing local governments to access no-match

grants. She said these grants typically support local preservation programs

through activities such as preservation plans, surveys, design guideline

updates, and education and outreach projects. Ms. Flewelling said a grant

focused on education and outreach is open, offering up to $25,000 per

CLG, with applications due October 27. She said the next general grant

round for 2026 is expected to open on November 15, pending the federal

budget, and will cover all eligible categories.

Ms. Flewelling said additional CLG benefits include access to National

Park Service grants, which support preservation, construction, survey work,

and National Register nominations. She said one recent grant targeted

designated properties in federally declared disaster areas. She said

another major benefit is eligibility for state tax credits, residential properties

can receive a 20% credit on rehabilitation expenses, currently spread over

10 years, but starting in 2027, these credits will become fully refundable,

allowing property owners to receive a direct payment. Ms. Flewelling said

for commercial properties, the state offers a 25% credit on the first $2

million in expenses and 20% thereafter, up to $1 million; and a federal tax

credit is also available for commercial projects, with Sarah Kappel as the

primary contact for assistance.

Ms. Flewelling said the State Historical Fund offers grants up to $250,000

for both planning and construction projects, the next deadline is April 1, with

rolling grants available for planning. She said the CLGs benefit from

training opportunities, including scholarships for the Saving Places

Conference and other preservation-related events. She said a webinar on

Disaster and Resilience Planning is scheduled for November. She said as

part of the responsibilities, CLGs must maintain a local preservation

ordinance, establishing a preservation commission, and a system of

survey and inventory. She said they must also ensure public participation,

submit meeting minutes, provide annual reports, due November 1st, and

have at least one board member attend a preservationrelated training each

year. She said every four years, CLGs undergo an evaluation, which

includes a board meeting observation, a staff meeting, and a review of

reports and projects. Ms. Flewelling said that this meeting was part of that

evaluation process and that a final report will be issued by the end of the

year.

Ms. Flewelling provided an overview of how historic preservation is

organized within History Colorado at the state level and said the Office of

Archaeology and Historic Preservation carries out federally funded

programs on behalf of the federal government, including Section 106

compliance, the State Register Act, and the Office of the State

Archaeologist. She said staff in these areas handle compliance reviews,

manage the cultural resource database, and conduct archaeological

projects across the state. Ms. Flewelling said her role includes managing

the CLG program and working with the National and State Register staff.

She said the State Historical Fund, a major component of History

Colorado, distributes approximately $11 million in grants annually.

Ms. Flewelling said at the federal level, the National Park Service oversees

various preservation-related functions, including CLG program

administration, Park Service grants, tax credit reviews, Section 106

compliance, and National Register nominations, and work closely with their

state and local counterparts. She said the Advisory Council on Historic

Preservation plays a supporting role in federal preservation efforts, and

nonprofit organizations also contribute significantly at local, state, and

national level. Ms. Flewelling said in Colorado, key partners include

Colorado Preservation, Inc., which organizes the Saving Places

Conference, and the Colorado Historical Foundation. She said the National

Trust for Historic Preservation serves as a leading advocacy organization

at federal level. Ms. Flewelling emphasized the range of funding

opportunities available, including CLG grants, State Historical Fund grants,

Park Service grants, and National Trust grants. She said CLG and State

Historical Fund grants are both viable options for surveying work, and

highlighted tax credits as a major incentive for property owners.

Board member Hines asked if tax credits mean dollar for dollar. Ms.

Flewelling said yes.

Board member Hines asked if the adjusted budget would affect the dollar

amount. Ms. Flewelling said there is not exactly a cap on the grant

amounts, however, commercial credits just expanded by $5,000,000 a

year.

Board member Hines asked if residential tax credits were increased. Ms.

Flewelling said it has decreased, because the natural disaster bonus, that

was provided because of COVID, was eliminated, so now it is only 20% for

urban residences. She said commercial properties can get federal credit

for 20% and state credit tiered at 20% or 25%, meaning up to 45% credit,

as long as they are an income producing property and are on the National

Board member Hines asked if you have to be the owner of the property to

get the credit. Ms. Flewelling said you have to be the owner or have a

long-term lease of 39 years or more.

Board member Beerbaum asked Ms. Flewelling, in her experience seeing

other municipalities, what is her suggestion on possible training. Ms.

Flewelling said it is important to maintain momentum in preservation efforts

by continuing with survey projects and actively engaging the public. She

suggested hosting open mic nights during survey projects, where residents

can share personal or neighborhood stories, and integrating preservation

outreach, with tools like mapping boards, into existing community events

such as farmers markets.

Board member Beerbaum said the Board could benefit from the

suggested action items mentioned at the end of the Historic Survey

presentation, like education and outreach.

Mr. Gray said those were his suggestions since other municipalities were

doing education and outreach and he thought it could be beneficial,

especially being part of the purpose educating the community on historic

preservation.

Board member Beerbaum said it might be time to update the plan, setting

priorities and putting together a work plan. Board member Beerbaum

asked the guests to introduce themselves and share any comments.

Dianne Bridges, with the Historic Neighborhood Partnership, said she

would suggest offering training on the available grants to the community.

Mr. Gray said designation brands can support the long-term sustainability

and maintenance of historic buildings. He said many property owners tend

to avoid historic preservation due to a common perception that it imposes

restrictive limitations; however, it can actually open the door to valuable

incentives and resources. He said property owners should consider local,

state, or federal designation as a proactive strategy.

Board member Musick said property rights might be an interesting topic to

educate the community on and help them realize they are not restrictive but

helpful.

Ms. Bridges said they have reached out to the Pikes Peak Housing

Network to ensure those areas are aware of historic preservation and the

tax credit benefits, however, she has received some pushback because

they think it is too complicated.

Ms. Flewelling said some local governments give out realtor pamphlets, so

they do not see historic preservation as a burden, but as an opportunity for

incentives to maintain their properties.

Board member Hines asked if there might be some people that are not

aware they live in a mid-century neighborhood. Ms. Flewelling said the

State Register is only a 30-year cut off and it can be hard for people to

conceptualize their property could be considered for the National Register.

Board member Hines asked if there are 18 mid-century neighborhoods.

Mr. Gray said he does not know the exact number but there is a list of those