Historic Preservation Board Meeting – October 6, 2025

The Historic Preservation Board of Colorado Springs met on October 6, 2025, at 4:30 PM. Five members were present (Musick, Baumgartner, Fitzsimmons, Beerbaum, Hines), with Chair Lowenberg and Board Member Potter absent. The meeting covered adoption of a citywide Historic Resources Survey and Context Plan, approval of a new detached garage in the Old North End Historic Preservation Overlay, and a presentation from History Colorado on funding and preservation programs.

Communications

• Senior Planner William Gray announced that the annual report work plan for City Council and ethics training will be conducted in November 2025.
• The Satellite Hotel received a unanimous recommendation from the State Historic Preservation Board to be listed on the National Register of Historic Places; final confirmation from the National Park Service is expected in approximately 45 days.

Approval of Minutes

• The minutes from the September 8, 2025 meeting were approved by a vote of 4-0-0-3 (Musick, Baumgartner, Fitzsimmons, Beerbaum in favor; Lowenberg, Potter, Hines absent).

Discussion Items

Unfinished Business: Adoption of the Historic Resources Survey and Context Plan

• William Gray presented the final draft of the Historic Resources Survey and Context Plan, an action item prioritized in 2022 funded by a State Historic Fund grant. Consultant Ron Sladek of Tatanka Historical Associates conducted the work, with significant input from the Board, Historic Preservation Alliance, Historic Neighborhood Partnership, and the public.
• The plan identifies historic neighborhoods and resources from the late 1800s to the 1970s. A comment about sub-neighborhoods on the map was addressed by adding a clarifying note.
• Ron Sladek thanked the community and staff, noting the project was one of the most complex he has undertaken due to Colorado Springs' multi-layered history. He confirmed all submitted photographs were reviewed and will be archived.
• Board member Beerbaum praised the document. Senior Planner Gray confirmed the plan will be presented to City Council and Planning Commission for information, not a vote.
• Motion by Board Member Musick, seconded by Beerbaum: Approve the plan with four conditions:
  1. Final Plan is approved by History Colorado/State Historical Fund.
  2. A note added to the Neighborhoods Map acknowledging sub-neighborhoods.
  3. All photos included in the Survey Plan and those provided by volunteers be archived on the city’s historic preservation web page.
  4. The City and Board work with preservation advocates to advance a Survey Program similar to Discover Denver.
• Vote: 5-0-0-2 (all present in favor; Lowenberg and Potter absent). Motion passed.

New Business: Report of Acceptability for a Detached Garage at 1909 N. Cascade Avenue

• William Gray presented a proposal for a 550-square-foot, one-story detached garage in the rear yard of 1909 N. Cascade Avenue, located in the Old North End Historic Preservation Overlay. The main house (circa 1925) is a contributing structure.
• The proposed garage meets North End guidelines for size, scale, and height, and features stucco and brick compatible with the main house. Staff recommended wrapping the brick around the corners and adding a dark brick rowlock course to match the front porch.
• Applicant Jeffrey Masias stated he would adhere to any Board recommendations.
• Motion by Board Member Musick, seconded by Fitzsimmons: Approve the Report of Acceptability with conditions:
  1. Brick wainscoting wrapped 2'-6" around the southeast and northeast corners.
  2. Top brick course changed to dark brick with rowlock orientation to match front porch column and sill.
• Vote: 5-0-0-2. Motion passed.

Presentations

State Historic Fund – Lindsey Flewelling

• Lindsey Flewelling, Preservation Planner and CLG Coordinator for History Colorado, provided an overview of the Certified Local Government (CLG) program, funding opportunities, and tax credits.
• Key points:
  • Colorado has 68 CLGs; the program offers no-match grants for preservation plans, surveys, design guidelines, and education/outreach (current education grant up to $25,000, due October 27).
  • Next general grant round for FY2026 expected to open November 15 (subject to federal budget).
  • CLG benefits include access to National Park Service grants, state tax credits, and training scholarships.
  • State residential tax credits: 20% of rehabilitation expenses, currently spread over 10 years but becoming fully refundable in 2027 (direct payment).
  • State commercial tax credits: 25% on first $2 million, 20% thereafter up to $1 million; federal commercial credit also available (20%), potentially stacking to 45%.
  • Tax credits are dollar-for-dollar; no cap on residential credits; commercial credit pool recently expanded by $5 million/year.
  • Property owners must own or have a long-term lease (39+ years) to qualify.
  • The State Historical Fund distributes about $11 million annually in grants (up to $250,000 per project).
  • CLG responsibilities: maintain ordinance, commission, survey and inventory, public participation, annual reports, training for at least one board member per year, and quadrennial evaluation (this meeting was part of that evaluation).
• Board members discussed training needs and outreach:
  • Board member Beerbaum suggested prioritizing education and outreach from the survey plan’s action items, and updating the HistoricCOS plan.
  • Dianne Bridges (Historic Neighborhood Partnership) recommended offering training on grants to the community.
  • William Gray noted that designation can support long-term maintenance, but many property owners fear restrictive limitations.
  • Board member Musick mentioned property rights education to show preservation is helpful, not restrictive.
  • Bridges noted pushback from the Pikes Peak Housing Network due to perceived complexity.
  • Flewelling suggested realtor pamphlets to frame preservation as an opportunity.
  • Board member Hines raised awareness of mid-century neighborhoods; Gray confirmed there are many such neighborhoods identified in the survey.

Key Outcomes

• Adopted the Historic Resources Survey and Context Plan (5-0-0-2) with four conditions, including final approval by State Historical Fund and a note on the neighborhoods map.
• Approved a Report of Acceptability for a detached garage at 1909 N. Cascade Avenue (5-0-0-2) with two design conditions.
• Noted that the Satellite Hotel is recommended for National Register listing; final confirmation pending.
• Scheduled annual report work plan and ethics training for November 2025.
• Discussed future training opportunities with History Colorado, including grants, outreach, and board practices.