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Historic District Design Guidelines

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Historic District Design Guidelines City of Manitou Springs, Colorado Historic District Design Guidelines July 2009 City of Manitou Springs, Colorado Historic District Design Guidelines Adopted 2009 City of Manitou Springs Historic District Design Guidelines El Colorado Lodge, Manitou Avenue, Manitou Springs Colorado Page ii City of Manitou Springs Historic District Design Guidelines Acknowledgements City Council Eric Drummond, Mayor Ed Klingman Aimee Cox Donna Ford Marc Snyder Shannon Solomon Elizabeth Feder Historic Preservation Commission: Current and Former Commissioners Roger Armstrong Mary Marquis Teresa Blair Ann Nichols, Chair Charlie Case Bruno Pothier Karen Cullen Barbara Diamond Molly Wingate Charlie Case, Neil Plass, Val St. Cloud, Joe Wilson: Former Chairs Kevin Abney, Cathy Spalding: Former Commissioners Planning Department Dan Folke, Planning Director Michelle Anthony, Planner Kari Kilroy, Administrative Assistant Participants in the Revision Process Many stakeholders participated in the revision and update process, including: Residents of Manitou Springs Business Owners Property Owners Consultant Team Project Mapping Parks & Gardens, LLC David Blankenship Thira, Inc. Questions regarding the Design Guidelines should be directed to: The City of Manitou Springs Planning Department 606 Manitou Avenue Manitou Springs, Colorado 80829 719-685-4398 Acknowledgements Page iii City of Manitou Springs Historic District Design Guidelines U.S. Post Offi ce, Canon Avenue, Manitou Springs Colorado Page iv City of Manitou Springs Historic District Design Guidelines Letter from The Historic Preservation Commission July 2009 Dear Reader, Historic Preservation efforts in Manitou Springs have been ongoing for the last 30 years and represent a core community value. The Manitou Springs Historic Preservation Commission (MSHPC) appreciates the time it takes to read the following information and your efforts to plan a project that respects the Design Guidelines and the planning/approval process. These Design Guidelines are the result of years of experience and months of work by the vol- unteers of the MSHPC, the Planning Department Staff, and Parks & Gardens, LLC – the con- sultant hired to help fi nalize this document. They will help you by providing a framework to follow as you design alterations to existing buildings or new construction within the Historic District. The City’s preservation regulations require that proposed changes are consistent with the Guidelines, and they provide the MSHPC objective criteria by which to evaluate applications. Our Guidelines are based on nationally accepted preservation principles and have been refi ned to refl ect Manitou Springs’ unique local conditions, neighborhoods, and features. With conscientious adherence to the Guidelines, the City can provide a consistent, predictable review process and protect our impressive and irreplaceable historic resources, while still allowing for appropriate and compatible changes. To orient you to the approval process and how to use this document, please refer to Chapter 1: Introduction and, particularly, the fl ow diagram on page 1.8. The Planning Staff is also always available to help you understand the Guidelines and the approval process (either ad- ministrative or through the Commission), and can advise you regarding the compatibility of a proposal with the Guidelines. Please contact the Planning Department early in your project planning - it will likely save you time and money! Thank you for your interest and investment in the Historic District. Preservation of our his- toric resources and the character of Manitou Springs is an important task in which we are all partners. Sincerely, Manitou Springs Historic Preservation Commission Letter from The Historic Preservation Commission Page v City of Manitou Springs Historic District Design Guidelines Briar Hurst, Manitou Avenue, Manitou Springs Colorado Page vi City of Manitou Springs Historic District Design Guidelines Table of Contents Chapter 1: Introduction 1.1 • Philosophy of the Design Guidelines • How to Use the Design Guidelines • Submittal Process Chapter 2: Historic Context 2.1 • Historic Subdistricts and Maps 2.7 • Architectural Styles 2.69 Chapter 3: Guidelines for Sustainable Building Strategies 3.1 Chapter 4: Guidelines for Preservation, Alterations and Additions 4.1 to Contributing Residential Structures Chapter 5: Guidelines for New Residential Construction 5.1 Chapter 6: Guidelines for Additions and Alterations to Non-Contributing Structures 6.1 Chapter 7: Guidelines for New Construction in the Commercial Core 7.1 Chapter 8: Guidelines for New Construction and Additions in the.... 8.1 • Log Cabin Subdistrict 8.6 • El Colorado Lodge Subdistrict 8.8 • Villas Subdistrict 8.11 • Cliff Dwellings Subdistrict 8.11 • West Manitou Avenue Subdistrict 8.14 Chapter 9: Guidelines for Secondary Structures 9.1 • Sheds • Garages • Carports and Shade Structures Chapter 10: Guidelines for Site Improvements for Residential and Commercial Properties 10.1 Chapter 11: Guidelines for Building Relocation 11.1 Appendix A: Secretary of the Interior: Standards for Treatment of Historic Properties A-1 Appendix B: Technical Maintenance and Preservation Information B-1 Appendix C: Tax Credits and Other Incentives for Historic Preservation C-1 Appendix D: Glossary of Terms D-1 Index Forthcoming Table of Contents Page vii City of Manitou Springs Historic District Design Guidelines Page viii City of Manitou Springs Historic District Design Guidelines CHAPTER 1 Introduction • Philosophy of the Design Guidelines • How to Use the Design Guidelines • Submittal Process Chapter 1: Introduction City of Manitou Springs Historic District Design Guidelines Chapter 1: Introduction City of Manitou Springs Historic District Design Guidelines Chapter 1: Introduction Philosophy of the Design Guidelines The Manitou Springs Historic District Design Guidelines provide a basis for evaluating building design proposals within the District and help ensure implementation of the goals of the Historic Preservation Ordinance. The Guidelines have been derived from the Secretary of the Interior’s Standards for Treat- ment of Historic Properties and are specifi cally crafted to meet the needs of the City of Manitou Springs, Colorado. The Guidelines require reasonable application. Their purpose in the design approval process is to maintain and protect: • The historic integrity of individual structures and historic features in the District • The unique architectural character of the different sub-districts • The distinctiveness of the city as a whole The Guidelines provide a tool for property owners and the Commission to use in determining whether a proposal is appropriate to the long-term interests of the District. The parameters set forth in the Guidelines also support opportunities for design creativity and individual choice. Our application of the Guidelines encourages a balance between function and preservation, accommodating the needs of property owners by recognizing the practical issues involved in adapting historic structures and the City’s townscape to modern lifestyles. What do the Design Guidelines provide? • Consistent guidance for proposed changes to existing buildings and for new construction, which preserves the historic characteristics unique to Manitou Springs • The basis for decisions by the Historic Preservation Commission and Planning Staff • A concise framework for proposed design and construction within the Historic District for develop- ers and property owners • Education regarding the context of the Historic District and architectural styles What are the goals of the Design Guidelines? • Reinforce the visual continuity of the community • Protect and enhance property values through preservation • Protect important structures that are considered “contributing” to the District and to the neighborhood char- acter and context • Preserve unique buildings and unique monuments • Provide a basis for marketing strategies for merchants who choose to emphasize the historic setting of their business • Assure that new construction and additions to non-contributing buildings are compatible with the District. Who will use the Design Guidelines? • Property Owners and Developers: the Guidelines provide practical guidance in design, renovation or restora- tion • Manitou Springs Historic Preservation Commission: the Guidelines provide a framework to determine which proposed changes are appropriate to the District’s historic character • The Community: the Guidelines help clarify the City’s Historic Preservation objectives and rationale • Potential Property Owners: the Guidelines help explain their responsibilities as District property owners in main- taining the City’s character. Chapter 1: Introduction Page 1.1 City of Manitou Springs Historic District Design Guidelines Role of the City: Rainbow Vision Plan The Manitou Springs Rainbow Vision Plan includes vision policies and implementation actions for his- toric preservation that emphasize the City’s role in preservation efforts. Vision Policy #8 states that: “Manitou Springs will protect, preserve and enhance its historic structures, buildings, mineral springs and related historic imag- es.” Role of the Historic Preservation Commission (HPC) Manitou Avenue, Manitou Springs, CO The City of Manitou Springs Historic Preserva- tion Commission (HPC) is responsible for review- ing applications for Material Change of Appearance Certifi cations (MCAC) and verifying that the im- provements are consistent with the Secretary of the Interior’s standards
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