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Historic preservation panel approves new South Path house with front-cladding condition, grants 12 height variance
Summary
The Manitou Springs Historic Preservation Commission approved a new two-story house at 112 South Path with a condition that the front elevation receive lap/cement-board siding to reduce the appearance of bulk, and separately granted a 1 foot 4 inch height variance by a 67 vote.
The Manitou Springs Historic Preservation Commission on Aug. 5 approved a material change-of-appearance certificate for a proposed two-story residence at 112 South Path and separately granted a height variance of 1 foot 4 inches.
Planner Zachary Davis told the commission the Peak View subdistrict proposal calls for a 1,676-square-foot living area and a 300-square-foot single-car garage and that the applicant seeks 26 feet 4 inches of height where 25 feet is the general-residential standard. "They are also requesting height relief of 26 feet and 4 inches where 25 feet is required," Davis said during the staff presentation.
Neighbors urged the commission to weigh drainage, water pressure and compatibility with the district. "I've had this property for quite a while...and when I first bought it I had to rebuild the subflooring in the corner where all the water drains basically from the street," said neighbor Liz Petropolis, who said resurfacing has worsened runoff into nearby yards.
Commissioners focused discussion on massing and material choices. Chair Matt Rose said large, unarticulated stucco planes made the design read as a "box" and urged treatments to reduce apparent bulk. Commissioner Aaron Hanlon moved to approve the material change of appearance with a condition requiring lap-style cladding on the front elevation; the motion passed unanimously. Hanlon said the condition was intended to "break up" the facade and make the house more visually consistent with nearby cottages.
The commission then took a separate motion on height relief. Commissioner Matt Murphy moved to approve the 1 foot 4 inch increase; the motion carried 61 with Commissioner Joy Porter voting against the variance. The commission's actions preserve the applicant's proposed square footage while requiring a front cladding change intended to address neighborhood compatibility concerns.
Next steps: staff said grading and erosion-control permits will be reviewed administratively and that any approvals posted by the city are appealable within 10 days.
Provenance: Topic introduced SEG 094; hearing closed SEG 1171.
