HomeMy WebLinkAbout09314RESOLUTION NO. 9314
A RESOLUTION ADOPTING PERFORMANCE
STANDARDS FOR THE HISTORIC BUSINESS ZONE
DISTRICT
WHEREAS, the Pueblo City Council has amended Chapter 4 of Title XVII of the
Pueblo Municipal Code through Ordinance 6687 on May 29, 2001, and
WHEREAS, the ordinance was changed to allow for the use of guidelines to
implement performance standards for the Historic Business District, and
WHEREAS, the Architectural Review Committee's Historic Business Zone
District has prepared the performance standards to assist in the development and
preservation of that area, NOW THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF PUEBLO, that:
SECTION 1.
The Performance Standards for the Historic Business District are hereby adopted.
INTRODUCED: June 11, 2001
M.
APPROVED:
OF CITY COUNCIL
ATTESTED BY:
Ct Y CLERK
Background Paper for Proposed
RESO
AGENDA ITEM #
DATE: JUNE 12, 2001
DEPARTMENT: DEPARTMENT OF ZONING
TITLE
A RESOLUTION ADOPTING THE PERFORMANCE STANDARDS OF THE
HISTORIC BUSINESS ZONE DISTRICT.
ISSIIF
THE HISTORIC BUSINESS DISTRICT'S ARCHITECTURAL REVIEW
COMMITTEE HAS MEMBERS APPOINTED BY THE CITY COUNCIL TO GUIDE
THE DEVELOPMENT AND PERSERVATION OF THAT AREA. THE LANGUAGE
OF THE ORDINANCE CONTROLS THAT DEVELOPMENT. THE PROPOSED
PERFORMANCE STANDARDS WERE PREVIOUSLY PROVIDED FOR BY AN
AMENDMENT TO THE CITY ORDINANCE AND SET SPECIFIC STANDARDS
REGARDING ARCHITECTURAL GUIDELINES TO BE FOLLOWED. ADOPTED
BY RESOLUTION, THE SAME GUIDELINES CAN LATER BE AMENDED BY
RESOLUTION.
RECOMMENDATION
THE RECOMMENDATION IS TO APPROVE THE PERFORMANCE GUIDELINES
AS PROPOSED.
BACKGROUND
THE GUIDELINES WERE PREPARED AFTER A REVIEW OF HISTORIC
PERSERVATION GUIDELINES PUBLISHED BY THE U.S. SECRETARY OF THE
INTERIOR. THE GUIDELINES WILL BE VALUABLE IN SETTING STANDARDS
FOR PRESERVING THE ARCHITECTURAL STYLE OF THE HISTORIC
BUSINESS DISTRICT.
FINANCIAL IMPACT
NONE.
PUEBLO
HISTORIC BUSINESS DISTRICT
GUIDELINES
Department of Planning and Development
City ofPueblo
2000
TABLE OF CONTENTS
Introduction .......................................................................................... ..............................1
HistoricDesignation ............................................................................ ............................... 6
Pueblo Historic Business Zone District ............................................. ............................... 9
New Construction Historic Business Zone District .................................. .............................21
Technical Rehabilitation Issues ....................................................... ............................... 26
Demolition.......................................................................................... ............................... 30
Glossary ................................................................... ............................... following page 31
INTRODUCTION
E y nhancement and preservation of historical building
patterns are becoming increasingly important in cities
—E across the nation. The City of Pueblo is no exception.
Its citizens are seeking ways to retain connections with the past
while accommodating current growth trends. Enhancement,
preservation and rehabilitation efforts are transforming the old
Downtown buildings, while new construction is taking a cue
from the existing buildings to create a "New Pueblo Style" that is
uniquely of Pueblo, Colorado. The Civic District and Historic
Arkansas Riverwalk of Pueblo is predominently this style.
Within this document the Architectural Review Board and the
City of Pueblo, based on the Department of Interior Standards,
have established Enhancement and Preservation Guidelines
addressing the historical character of the buildings in the His-
toric Business Zone District. The purpose of these Guidelines is
contained within the name: to guide the physical changes
within the district, including building restoration, rehabili-
tation, and new construction.
The Guidelines are policy statements which serve three func-
tions:
• to inform the people of Pueblo of the building characteristics
that the general public and design community have deter-
mined to be historically relevant for preservation;
• to provide techniques and approaches for property owners
The Character of Pueblo
Pueblo is an international, multiracial and multi - cultural commu-
nity. This is immediately evident through the diversity of the city.
The citizens of Pueblo carry a self image that is at once distinct
within their own heritage, and part of a mosaic that is the com-
munity.
"The city is the ultimate memorial of our
The diversity of Pueblo's inhabitants is mirrored in the diversity struggles and glories: it is where the pride of
the past is set on display. "
of its architecture. Its buildings may be viewed as a collective -Spiro Kostof
experience of its inhabitants. The buildings relate to each other The City Shaped
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
in terms of material, scale and size, yet there is diversity in the
styles of architecture. The building stock in Pueblo is generally
cohesive, especially in the Union Avenue District and in sections
of the Commercial Business District.
Maintaining and enhancing this character is an important goal of
both the City's ongoing design review and these Guidelines.
LOCATIONAND BOUNDARIES
The majority of the Historic Business Zone District lies within
or adjacent to the Union Avenue Historic District. There are
other properties with this zone district that are within the Pueblo
City limits but for purposes of this document will not be identified
on the map below.
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HISTORIC BUSINESS ZONE DISTRICT MAP
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PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
In 1998, the City of Pueblo developed a document known as the
Downtown Pueblo Preservation and Enhancement Guidelines.
The plan is a document funded in part by a grant from the State
Historical Fund of the Colorado Historical Society. Although the
document has not been officially adopted by City Council it is a
base plan to help identify Pueblo's architectural image and guide
the community in the enhancement and preservation of it's
architectural resources.
The Historic Business Zone District Guidelines are the next step
in assuring that the historical resource is preserved and en-
hanced by enforcing standards and rules of restoration which
will reinforce the established image and character. The Guide-
lines provide more detailed explaination of restoration and
should be used in conjunction with the established Historic
Business Zone District Ordinance.
PURPOSE OF THE GUIDELINES
The purpose of these guidelines is to direct building restoration,
rehabilitation and new construction to support economic devel-
opment and enhance the character of Pueblo.
A sense of history is important to the Pueblo community. The
buildings are a physical reminder to its inhabitants of the early
settlers who came to work and made this place a home. The
structures are a link to the cultural, business, and social tradi-
tions of the past, and provide an opportunity to understand the
lives and practices of times long gone. In addition, they serve
as an example of the evolution of building styles.
The Guidelines have been written to aid design solutions toward
the:
• preservation of historic landmarks;
• continuation of historical precedents where possible and
practical;
• interpretation of historic development, architecture, and
events to "tell the story" of Downtown Pueblo;
• enhancement of Downtown's character;
• the renovation and redevelopment of the District; and
• use of quality materials that relate to the character of the
District.
Design guidelines inform property owners of the historic charac-
teristics relevant for preservation, and provide techniques and
photographs. This document defines the character, elements
and features of the district.
The intent of the Guidelines is to help the property owner, busi-
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 3
ness owner, designer or developer understand what is unique to
the district. The Guidelines address preservation and rehabilita-
tion of existing buildings, and construction of new buildings that
enhance and reinforce the historic themes. More importantly,
they document how to encourage and assist in the enhance-
ment and preservation of the community's most valuable as-
sets.
As time goes on, several types of development will take place,
including restoration, renovation, adaptive re -use and new
construction adjacent to or involving existing buildings. If these
developments occur independently of each other and without a
common understanding of their unique characteristics, the
result may be the loss of the area's identity. On the other hand,
if development is aware of the unique character, they can
reinforce and improve the identity of the area.
Preservation of Pueblo's history and character is mutually
beneficial to individual property owners and community. New
buildings and old can complement each other and contribute
both variety and compatibility to the overall quality of Pueblo's
character.
USING THE GUIDELINES
Anyone proposing changes to the exterior of buildings and their
facades or building a new structure should refer to these Guide-
lines. This includes, but is not limited to, designers, developers,
City agencies, artists, business owners and property owners.
These Guidelines promote better design and cohesiveness,
while aiding the designer, owner, or developer with choices that
will impact the success of each individual project.
4 PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Bird sEye View ofPueblo, Central Pueblo
and South Pueblo, the three towns that united
to form the City ofPueblo.
A view of Union Avenue, 1890's. Courtecy of Pueblo Public Library.
Before implementation, all proposed designs for building in the
Historic Business Zone District must be approved by the Archi-
tectural Review Board. For a complete description of the
process, please contact the City of Pueblo Department of
Zoning Office.
Existing Standards and Design Review
In 1984, the Union Avenue Historic District was established and
standards implemented for that area. The guidelines in this
manual refine and incorporate these standards. As in the past,
design review is required prior to any building facade alterations.
When Planning a Design Project
Important steps to take prior to the review process are listed as
follows:
1) Become familiar with design guidelines and standards
for the district in which the project is located.
The goal is to ensure the quality of the project and its compat-
ibility with the surrounding buildings.
2) Understand the context of the building site.
The buildings surrounding the proposed project provide cues
for enhancement and preservation. These cues include
predominant materials and colors, building height, and the
setback of surrounding buildings.
3) Seek early review of the project.
Making changes at the beginning of the project is far easier
than at the end. Involving others early on in the planning/
design process helps ensure that the project is feasible, both
economically and aesthetically.
4) Refer to the guidelines when evaluating the impact of
the design.
To assess if the design works within the district, check each
guideline against the project. The guidelines are not intended
to impede a project, but to guide the design toward the objec-
tive of aesthetic cohesiveness for the district.
These guidelines are intended to guide the physical changes
within the historic district, including new structures, so that the
feel of the area is cohesive and compatible. New construction
does not need to mimic "historic" building styles, but should
complement and reinforce the character and fabric of the
district.
For further information contact:
City of Pueblo
Department of Planning and
Development or
Department of Zoning
211 E. "D° Street
Pueblo, CO 81003
(719) 543 -6006
State Historic Preservation
Office
1300 Broadway
Denver CO, 80203
(303) 866 -3395
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 5
HISTORIC DESIGNATION
The descriptions listed below separate buildings into three
categories: "Designated Landmarks," buildings "Contributing" to
the significance of the historic district, and those that, as a part
of the context, are listed as "Supporting" the historic district. In
addition, the guidelines may be used for buildings that are listed
as "Non- contributing, with Qualifications," at the owner's discre-
tion. Also listed in this Section are common elements men-
tioned in all three districts, such as building types, style and
scale. To determine the category in which your building fits,
check the Pueblo Historic and Architecture Surveys or as listed
on the National Register of Historic Properties.
CLASSIFICATIONS
Designated Landmarks: Those buildings which have already
been determined to be historically or architecturally significant
and either have been designated as Pueblo Landmarks or are
listed on the National Register of Historic Places.
Contributing: Those buildings that exist in comparatively
"original" condition, or that have been appropriately restored,
and clearly contribute to the historic significance of the district.
Preservation of the present condition is the primary goal for
such buildings.
Supporting: Those buildings that have original material that has
been covered, or buildings that have experienced some alter-
ation, but still convey some sense of history. In some cases,
these buildings would more strongly contribute if they were
restored to their original likeness; however, restoration will not
be required of the owner, but such actions are strongly recom-
mended. There are also historic buildings which have been
altered, yet these alterations have some historic significance.
The goal is to ensure the integrity of the redesign fits with the
surrounding buildings.
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Non - contributing, with Qualifications: These buildings have
had substantial alterations, and in their present state do not
contribute to the historic character of the district. However, with
substantial restoration, these buildings could contribute to the
district once more. Such a restoration is not required; it is the
owner's option. If an owner wishes to restore portions of a
building to its historic condition, the guidelines for Rehabilitation
of Historic Buildings should be used. If, however, the owner
does not wish to restore the building, the guidelines for new
construction apply.
Non - historic: Buildings which are less than 50 years old.
BUII.,DING STYLES AND SCALE
A variety of building types and styles occurs throughout Down-
town Pueblo, with some concentrations of building uses and
types in specific areas. In the Union Avenue District, Victorian
and Richardsonian architecture are predominant. To the north,
City Hall and the Vail Hotel are excellent examples of Neo-
Classical design. Brick and stone are the primary original
materials. Some buildings have special detailing such as
Mansard roofs, cast iron columns or decorative brick patterns.
Vertical windows, detailed cornices, and two- to four- story
buildings with historic storefronts add character to the area.
Great strides in the technology of building during the turn- of -the-
century allowed for both mass - produced and customized
designs.
Throughout the Downtown area, the architectural scale and
proportions of most facades - their overall vertical and horizontal
dimensions - are scaled to human proportion and thus do not
overwhelm the pedestrian. Doorways are generally not over-
sized, and there are almost no windowless, doorless walls.
The pedestrian does not feel dwarfed by oversized buildings on
dark canyon -like streets as in some cities. In contrast to some
monolithic modern buildings, the texture of the brick buildings
and the size of the bricks themselves give the pedestrian clues
about size and help create a "human" scale in this district of
Downtown Pueblo.
BUII.DING TYPES
There are four basic building types in Downtown Pueblo:
• Storefront
• Office /Commercial
• Warehouse
• Hotel
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 7
Reinforcing the human scale of Downtown
Pueblo is critical to preserving its comfort-
able character building types.
The names given to the building types refer to their original
uses. These designations do not mean that individual buildings
are presently used as originally intended, nor should they be
used that way in the future. The names are based on their
exterior appearance only. Specific guidelines vary depending on
the type of structure.
1. drew building
2. hohnes hardware
d &rg freight station
Office/Warehouse Building
Hotel
The basic characteristics of the building types found in the
Historic Business Zone District are:
Storefront Buildings (as shown in the example at the right)
1. One to two stories in height.
2. Large display windows at the street level. A kick panel, or
base, is found beneath the display window.
3. The entrance is recessed.
4.Transom windows above the display windows.
5. Upper floors have less glass than the first level, and these
windows usually have a vertical proportion.
6. Facade material is primarily brick.
7. One story buildings typically have large display windows, kick
panel, transom windows and a sign panel (brick border) as
part of the cornice.
8. Trim materials include brick, wood, stamped metal, stucco,
terra cotta, cast iron and stone. Ornamentation includes: a
belt course of brick or metal (demarcation between floors),
cornice molding of brick, wood or metal (decorative band at
the top of the building).
Office /Commercial Buildings (example shown at right)
1. Three or more stories tall.
2. Storefront retail space is usually found on the first floor, but
the perceived percentage of the building allocated to this
function is less than that of storefront buildings.
3. Smaller, vertical windows above are typical.
4. A prominent entrance lobby may occur.
5. Brick is the predominant material.
Office/Warehouse
1. One to four stories in height.
2. Less prominent entrance.
3. Brick is the predominant material.
4. Large open building used for storage.
5. Loading docks associated with the function of the building.
Hotels (as shown in the example at the right)
1. Often has a grand entrance lobby.
2. Upper stories have a high proportion of windows.
3. Street level retail or display windows.
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
HISTORIC BUSINESS ZONE
DISTRICT
INTRODUCTION
The Character
The Union Avenue Historic District is an exciting collection of
Victorian and early twentieth century buildings. The scale and
level of detail of the buildings enhances the pedestrian experi-
ence. While individual buildings stand out due to their ornate
detailing and excellent craftsmanship, the buildings reinforce
each other, forming a place that is cohesive and consistent as a
whole, yet rich and varied.
Intent
Union Avenue was the major commercial street at the turn of
the century due to its proximity to the Depot. In 1996, historic
guidelines were enacted for the rapidly redeveloping area. The
intent of the guidelines is to encourage quality planning and
design to reflect the "Period of Significance ", 1880's to
1920's, which gives the Union Avenue Historic District its char-
acter worthy of its listing on the National Register of Historic
Places. All restoration and enhancements must follow the
Department of the Interior's Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings.
General Standards
The General Standards shall apply to all new and rehabilitated
buildings. They are arranged in two major categories: Site
Considerations, and Architectural Considerations. The
General Standards should serve as a checklist for good design
and are intended for any project, regardless of location.
SITE CONSIDERATIONS
Site considerations involve issues of context such as where and
how the building is placed in relationship to its surroundings.
Orientation, setbacks, and alignments as well as general land-
scaping are all important components of this category.
Union Avenue (circa 1898)
Courtesy Pueblo Library District, Hassey
Collection
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HISTORIC BUSINESS ZONE DISTRICT GUIDEUNES 9
Site Considerations are divided into three subcategories:
Site Function
Site Planning
Landscaping
i�
New designs must be compatible with historic
elements.
SITE FUNCTION
Pedestrian and Vehicular Circulation
Pedestrian and vehicular operations must be able to coexist with
minimal conflict. Minimize curb cuts to avoid vehicles crossing
the sidewalk. A 6 foot minimum clear path shall be maintained
free of amenities and obstructions. A 15 foot sidewalk is the
traditional and most comfortable width for sidewalk activity,
amenities, and pedestrian circulation.
Parking
On -site parking lots shall be buffered from the pedestrian zone
with a visual barrier. Landscaping, screens or decorative metal
fencing can help define the edge of a parking lot along the
sidewalk and helps maintain the building line along the length of
the block. Parking should be planned so that future conversion
to other uses is possible. Under no circumstance should a
building be torn down to provide parking or redevelopment. All
buildings in the Historic Business Zone District are considered
at a minimum to be a local historic designated property and the
majority are national designated and warrant preservation and
protection.
Service Access
Service functions shall be separate from public entrances.
Alleys traditionally are used for service however, many busi-
nesses have public access from the alley. This conflict may be
worked out by scheduling services for off hours of pedestrians.
SITE PLANNING
Setbacks
Buildings shall be placed on the site similar to buildings found in
the area. For example, in the Union Avenue District, all buildings
are set at the lot line. Exceptions may be made for courtyards,
outdoor dining spaces, and recessed entries however, the
building edge should be maintained with fencing building, and
short walls located on the lot line.
GUIDELINE: Maintain alignment of facades at front
property line or sidewalk edge.
Many building fronts in the Union Avenue District align at the
10 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
sidewalk edge; they are not set back on the lot. This creates an
alignment of building fronts that contributes to the visual continu-
ity of the district.
Spacing
The distance between buildings, if any, should be similar to
those found historically in the area. Historically the lots in the
Union Avenue area are narrow, about 24 or 25 feet wide and
many buildings widths are divisible by 4 or 5 numbers. The
space between buildings is minimal in this area. Buildings are
predominantly aligned next to one another.
GUIDELINE: The distance between buildings, if any,
shall be similar to those found historically.
Orientation
In general, the primary entrance and facade of the building shall
be oriented in the same direction as the surrounding buildings.
Building footprints shall respect the traditional city grid system.
There are some exceptions, specifically in the Union Avenue
District, where entrances may be found on the corner of end
buildings.
GUIDELINE: Primary facade orientation should be
similar to those found historically in the area.
Facades are generally oriented towards the street. However,
comer buildings occasionally have their primary facade on the
corner.
GUIDELINE: All ground floor development shall en-
courage pedestrian activity.
Ground floor activity should be highly visible to pedestrians from
the sidewalk and to motorists from the street. Storefront win-
Typical original storefront facade on Union Avenue.
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Typical original storefront facade on Union Avenue.
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This one -level storefront is typical of what was built in the 1920s.
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 11
Upper story windows create patterns that unify
a building and maintain a balanced facade.
dows used for the sale and promotion of goods should be
attractive and neat. Storefronts of former retail buildings that are
now used for office space should provide interest in the ground
floor windows. Displays, murals, or children's art projects will
work to enliven the street.
This building still retains its original storefront.
Where this occurs, preservation of the original
components is the best design solution.
LANDSCAPING
Planting Material
Plant materials should be selected considering their size, sun,
water, and soil requirements. The overall plan should include
considerations for future care and maintenance.
GUIDELINE: The height of plant material in a planter
must be maintained to a maximum height of two feet at
or within 50 feet from a corner. Trees must be limbed
to 8 feet in height.
Landscape Continuity
Landscaping elements such as street trees, ornamental pedes-
trian lights, trash recepticles, planters, and benches can be
used to create continuity along the street, especially along the
edges of streets. Therefore, when planning the landscape, take
into consideration other plantings and amenities along the block
and consider the advantages of continuing or contrasting any
existing themes. The main theme or character along the street
or public right -of -way is Victorian. Street trees and planters are
used to sepate the pedestrian from the vehicle in the street.
Landscaping can be used to screen parking lots or unwanted
views from the street. The alley and private courtyard land-
scape can be used to further enhance the backs of the buildings
and areas that create a pedestrian scale.
Streetscape elements provide pedestrian comfort and a sense
of order, scale and visual interest to the built environment. The
streetscape creates order among all of the elements that share
the space on the right -of -way, from parking meters, lights and
traffic signals to benches and sidewalk cafes. These elements
help establish the identity of the district and reinforce the types
of activities which occur in them. The streetscape elements
should be placed to establish geometry and rhythm - a sense of
order. The designs of streetscape elements should be based
on the character and architecture.
An example of landscape continuity. GUIDELINE: Streetscape elements should be in keep-
ing with the character of the district.
Avoid highly stylized elements which may not in keeping with the
character of the district.
12 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
GUIDELINE: Develop an attractive streetscape sys-
tem.
Streetscape elements, especially on the more traveled pedes-
trian routes, will provide comfort and convenience for the pedes-
trian. Trees along the streets through the district provide shade.
GUIDELINE: Develop a screening system to define
the edge of the parking lot and the sidewalk.
Parking retainers (screening) should be installed to define the
edges of parking lots. This simple solution is visually effective in
defining the edge of the sidewalk. The screen such as railing;
small walls, fences, shrub hedge, etc. also provides scale for
the pedestrian walking through the area. The screen should
have some detail, and be consistent throughout the area. The
screen will link the built lots with a continuous edge whereas
parking lots and vacant lots break up the urban framework of
buildings. When parking lots are redeveloped, the railing can be
taken down and moved to a new location.
GUIDELINE: Along the perimeter of projects, develop
sidewalks that are inviting to pedestrians.
Provide uninterrupted pedestrian circulation, connecting with
adjacent properties. Maintain a clear pathway an optimum width
of eight to ten feet wide and a minimum width of six feet.
ARCHITECTURAL CONSIDERATIONS
Architecture involves elements which determine how one
building relates to another. Generally, buildings should try to fit
within their context - that is, they should be compatible to the
buildings around them.
This is particularly important when considering:
Size and shape
Building Elements and Details
Facade Patterns
Exterior Materials and Colors
SIZE AND SHAPE
Buildings can be made to appear larger or smaller than they are
through the use of architectural detailing. This perception is
influenced by roof line, projections, fenestration, and building
form. Shape and size work together to give the building its
directional emphasis (vertical or horizontal). The ratio of open
surfaces (windows, doors) to enclosed surfaces (walls, roof)
should be carefully considered. Within the Union Avenue His-
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 13
Original materials and details contribute
significantly to the historic significance of the
building and should be preserved whenever
possible.
Consistency in height width and depth of
buildings is one of the assets that enhances
the charm and comfort of Downtown Pueblo.
toric District, the buildings generally are built to the lot line. They
have a rectilinear shape that is smaller in scale than the build-
ings in the other Downtown districts.
GUIDELINE: Maintain the facade widths where it ex-
ists.
Buildings with similar widths form characteristic patterns espe-
cially in the Union Avenue District. Buildings that are wider than
the established pattern need to be designed so that they look
narrower. One way to do this is with multiple entries and fenes-
tration or repeat a common pattern.
The facade pattern of upper story windows
and vertical elements is strong in these two FACADE PATTERNS
buildings.
Facade patterns create visual harmony and rytheme in a city
block. A facade pattern consists of the size and ratio of fenes-
tration to wall surface. Facade patterns play an important part in
how well a building is integrated into its surroundings.
GUIDELINE: Where it exists, maintain or reinforce the
existing patterns created by upper story windows.
The upper story of your facade may have details that add inter-
est to your building and coordinate the design of its upper and
lower levels. Upper story windows can be a key element in this
regard. They can create a pattern that unifies the width of the
building. If they line up with openings below, this unity can be
even stronger.
GUIDELINE: Maintain the size and shape of original
upper story windows.
Avoid replacing windows that require altering the proportions of
the opening. Preserve the original frames when it is feasible.
When the window frames must be replaced, windows shall
have a painted finish. Windows must match profile of original
brick mold and sash with devided light pattern. Exterior storm
windows are not allowed. Mount storm windows on the inside of
the windows.
GUIDELINE: Maintain or restablish the original ratio of
glass-to-building-mass.
Much of the character of a building is established by the propor-
tion of solid building mass to "void" or glass area. Disturbing
this proportion also disturbs the building character. Blocking or
boarding original windows detracts from the historic integrity of
the building and disrupts the wall -to- window ratio.
14 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
A building color scheme coordinates the
facade elements.
BUILDING ELEMENTS AND DETAILS
Building elements and details including door and window open-
ings should have a height -to -width ratio that provides scale and
comfort for the user as well as the pedestrian. Consider size,
shape and degree of exteriorwalls to ensure the integrity of the
building to its surroundings. Use nearby elements and details
as examples for each particular area.
Storefronts
Storefront elements exist for the most part only on storefronts,
office, and hotel type buildings. Historically, warehouses did not
have storefronts, so modification to install storefronts in these
buildings may be considered upon review of the Board.
GUIDELINE: Maintain the storefront in its original
dimensions.
Avoid altering the size and configuration of an existing storefront.
The display window is important because it establishes the
proportions of the building facade, especially in Storefront type
buildings. If it has already been altered, restore it to its original
shape, if possible. If the display window looks into an office, do
not block the window. This adds to the feeling of a blank wall
and detracts from the pedestrian environment. Rather, use the
window as a display and provide a privacy screen behind it for
office workers. Displays could include local art, school displays,
museum displays or a mural.
GUIDELINE: Maintain the original alignment of the
display window.
The top edge of the display is usually defined by a horizontal
band at the top of the clerestory called a "belt course." Many
buildings align at the belt course to form a unifying element in
the retail buildings along Union Avenue. Awnings and flush sign
panels can reinforce this line.
GUIDELINE: Restore or retain the overall shape of the
original storefront.
The overall shape of the storefront establishes the proportions of
the building. Be certain to preserve the original lines and main-
tain the same visual appearance and proportion.
GUIDELINE: Retain the original shape and size of the
transom window as glass.
GUIDELINE: Where it exists, maintain the pattern
created by recessed entrances.
When renovating existing storefronts, consider preserving the
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 1s
Awnings should be unobtrusive, allowing
pedestrians to walk in comfort.
Signage may be written and produced in styles
similar to those found historically in the area.
original entryway. The traditional storefront doorwas a painted
wood door with a single large rectangle pane of glass with a
kickplate below. Oval shaped glass in a door is not allowed
unless documented that it was original and historical. If the
building has a traditional front door, retain and preserve it by
cleaning and repainting. If the front door must be replaced,
duplicate with the original material and detailing. The use of a
wood door with a single large rectangular pane of glass is
typical. Aluminum and steel doors are prohibited.
lots should have a buffered zone which
promotes visual interest and the pedestrian
experience (Denver).
GUIDELINE: Retain the kick panel as a decorative or
simple panel, color- coordinated with the rest of the
facade.
GUIDELINE: Maintain the clear facade distinction
between street level floors and upper floors.
Facade renovation should emphasize a distinction between the
street level and the upper floors. This can be achieved through
the size of fenestration, changes in color and /or material.
GUIDELINE: Avoid removing or altering any historic
material or significant architectural features.
Architectural detailing and ornamentation are used on many
buildings, especially in the Union Avenue District. Ornamenta-
tion such as cornices and molding provide visual interest, scale
and character to a building's facade. Details may be seen on
storefront kick panels, lintels and window framing.
Original materials and details contribute significantly to the
historic significance of the building and should be preserved
whenever possible. Rehabilitation work should preserve rather
than destroy the qualities. When exterior building cleaning is
undertaken, avoid using harsh cleaning methods. (See page
for more details.)
GUIDELINE: Preserve original architectural detailing.
If original details are presently covered, expose them
and incorporate them into renovation design.
Many architectural details have been covered and not actually
destroyed. Uncovering these details also contribute to the
historic value of the building, visual interest and reinforce the
character of the district.
GUIDELINE: Replace decoration where it is known to
have existed, if feasible.
In a renovation scheme, attempting to replace missing details is
of special concern. In some cases, a portion of the ornamenta-
tion remains from which copies can be made. In other situa-
16 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Setbacks and alignments should be
consistent with those of surrounding
buildings.
tions, all is missing. Use the remaining portions of details as
models if they exist. Also refer to old photographs for informa-
tion. If you can't find what existed originally, simplify the original
details.
GUIDELINE: Seasonal or temporary tent structures
can be used for a maximum for 120 days in one year.
EXTERIOR MATERIALS AND COLORS
Texture, pattern and color play an important part in how well a
building is integrated. An effort should be made to maintain the
spectrum of materials and their qualities historically present.
Brick is the predominant material throughout Pueblo.
GUIDELINE: Avoid concealing original facade materi-
als.
Many of the original materials, especially brick and sandstone,
have interesting colors and textures that are an asset. These
contribute to the visual continuity and character of the area.
GUIDELINE: Preserve sandstone trim in good condi-
tion by keeping it dry.
A water proof coating or painting of sandstoneis generally
inappropriate. (See Preservation Briefs and Preservation Tech
Notes series published by the U.S. Department of Interior.)
GUIDELINE: Exterior colors should be harmonious
with the overall color scheme and character of brick.
There is consistency of building materials in Pueblo, much like
that of a village. If your building is not brick (stucco), a warm
tone color similar to brick may be used. Blonde or gold color
brick should be avoided. The use of red brick is typical. If a
building is approved to be painted a brick color, that color should
be compatible to that of the "Period of Signifigance" of the
historic resource. For example, white paint is not exceptible for
a building color but may be exceptable as a trim color.
GUIDELINE: Develop a color scheme for the entire
building front that coordinates all the facade elements.
Generally, no more than three trim colors should be used. The
color scheme for the entire building helps identify the building
which may have several storefronts.
GUIDELINE: Trim materials work with the major fa-
cade material.
Large unfinished surfaces of plastic, unfinished metal, orwood
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 17
are inappropriate and will compete with the color and texture of
the brick. Preserve sandstone trim in good condition by keeping
it dry. Maintain eaves, gutters and downspouts in good repair.
Replacement of eaves, gutters and down spouts shall be
unobstructive to the building architecture.
GUIDELINE: Use historical paint color from an ap-
proved paint list.
Paint manufacturers can provide historical color schemes or
use an approved color palette for a historic commercial building
from the Zoning Department.
GUIDELINE: Painting of un- painted brick is prohibited.
GUIDELINE: Removal of paint from brick and
repointing of brick where possible is encouraged.
However, cases should be reviewed on an individual basis.
Original materials and details contribute significantly to the
historic significance of the building and should be preserved
whenever possible. Rehabilitation work should preserve rather
than destroy the qualities. (See Preservation Briefs and Preser-
vation Tech Notes series published by the U.S. Department of
Interior.) In some cases the painted brick may preserve the
condition of the original brick. Painting of painted brick may be
allowed only upon review and approval of the Board. If your
building is already painted, make sure that any new paint is
compatible with existing paint, and that the surfaces are properly
prepared for painting. Information on compatibility or paint types
may be obtained from the State Historic Preservation Office.
GUIDELINE: Repainting the building exterior with the
same color for maintenance or to cover graffiti is al-
lowed without Architectural Board review.
Any change in trim color requires staff review and should use
historical paint colors from an approved paint list.
GUIDELINE: New stucco finishes over masonry fa-
cade surfaces are prohibited.
GUIDELINE: New stucco on sides and back wall
surfaces is inapprpriate and shalt be reviewed by the
Board on an individual basis.
GUIDELINE: Air conditioning units located on the
facade or side of building facing a public street are
prohibited.
GUIDELINE: All heating, ventilation, air conditioning
18 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
units, communication disks, and refrigerator units
shall be hidden from the view of the main facades and
public right of way.
The roof line is an important part of the Pueblo skyline. Systems
may be hidden under a roof. Refrigerator units should be
painted to match or complement the architecture or color
scheme on the rear of buildings. Ventilation duct work should
be placed on the interior of the buildings, not on the exterior.
GUIDELINE: The use of tinted, colored, and reflective
glass is not permitted. The use of tinted, colored, and
reflective film to the inside or outside of the windows
is prohibited.
Tinted glass discourages pedestrian activity and offers little
comfort to the pedestrian experience.
Awnings
GUIDELINE: Awnings are considered to be temporary
and should respect the architectural elements of the
facade.
Awnings shall reflect the shapes and dimensions of the store
front and /or upper windows. Awnings with arched frames or
rounded corners are contemporary design elements that are not
traditional and are discouraged. In addition, awnings for indi-
vidual store fronts on a common building should be consistent
in color and style. Wood, metal, plasticized fabric, fiberglass
and translucent lit awnings are inappropriate and prohibited. Do
not uptight awnings or use a shape incompatible with the build-
ing facade. Modem, uplit arched awnings are not allowed.
Signs
GUIDELINE: Signs of all types should be unobtrusive
and blend in with the surrounding architecture.
Signs should fit within the designated sign boards or sign panel
of the building's facade and not obscure architectural detail.
Preserve historic signs painted directly on the building. A new
sign painted over a historic sign is prohibited.
GUIDELINE: Sign size should be of pedestrian scale
and shall coexist with the architecture.
Maximum square footage of any wall sign shall be one -half (1/2)
the linear frontage of the front facade on which it is to be
mounted. Wall signs on side or rear facades shall be one -half
(1/2) of the square footage of the conforming front signage. In
Multiple entries and fenestration contribute
to characteristic patterns along Union
Avenue.
'-
V
Awnings should reflect the shapes and
dimensions of the storefront windows in
order to maintain balance and proportions.
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 19
addition, the number of signs used on a building should be
minimized.
GUIDELINE: Color for signs should be selected to
harmonize with the overall building color scheme and
historical character.
Florescent or neon colors are not traditional and are inappropri-
ate. Illuminated signs with internal lighting is prohibited.
GUIDELINE: Businesses located above the first floor
can have signs placed at the street level entrance or
carefully designed window signs of appropriate size
and material.
One wall sign per public entrance is appropriate.
GUIDELINE: Window signs should be of an appropri-
ate size.
Window signs shall not cover more than twenty -five percent
(25 %) of the square footage of each display window, and twenty
percent (20 %) of the square footage of each door window.
GUIDELINE: Letter style of signs should be legible,
using simple, well proportioned typeface.
Type styles should promote the traditional historic character of
the district. As a general rule, the letters shall not occupy more
than 75% of the total sign panel or sign board. Avoid trendy
contemporary lettering styles.
GUIDELINE: Banner signs are not to be located higher
than the transom window.
Banner signs should be eight feet above finished grade of
sidewalk and no higher than the top of the transom window.
GUIDELINE: Signs on transom windows or in the
original location the transom are not allowed.
Signs or lettering on transom windows are not traditional and are
not allowed.
GUIDELINE: Construction of new projecting signs
should be limited to a pedestrian scale.
Existing projecting signs can remain but are to show historic or
original content. Once a large proiecting sign is removed, it will
not be allowed to be reinstalled.
GUIDELINES: Sandwich board signs are prohibited on
or in public right -of -way by city ordinance.
A revocable permit may be issued with approval by the commit-
tee.
20 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
GUIDELINE: Temporary signs of appropriate size
indicating the new business name, or an event such
as moving, or out of business sale can be used for a
maximum of 30 days.
Temporary plastic signs shall not be attached to the building, or
on property such as fencing . Temporary signs shall be located
in the storefront display window only and shall not cover more
than 25% of the area.
All signs shall comply with city ordinance (s17 -2 -1) and the
most recently approved uniform building code edition.
NEW CONSTRUCTION
HISTORIC BUSINESS ZONE DISTRICT
INTRODUCTION
The Character
The Union Avenue Historic District is an exciting collection of
Victorian and early twentieth century buildings. The scale and
level of detail of the buildings enhances the pedestrian experi-
ence. While individual buildings standout due to their omate
detailing and excellent craftsmanship, the buildings reinforce
each other, forming a place that is cohesive and consistent as a
whole, yet rich and varied.
Intent
Union Avenue was the major commercial street at the turn of
form. Shape and size work together to give the building its
directional emphasis (vertical or horizontal). The ratio of open
surfaces (windows, doors) to enclosed surfaces (walls, roof)
should be carefully considered.
GUIDELINE: New buildings should avoid replicating
historic buildings.
Historic structures have a special value as original period
pieces which represent the style and technology of their time.
An example of a multi -use development with
retail on the first floor and parking above.
Located in a historic districK the garage
blends successfully with the surrounding
buildings while maintaining its own identity.
(1997, Denver)
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 21
Building new structures next to these "antiques" is a challenge.
While the new should be compatible with the old, it should also
be distinguishable from the old. The preferred strategy is to
develop contemporary designs that creatively draw upon the
important characteristics of historic structures, and thus new
structures are compatible. Use these guidelines to help identify
those characteristics you should use.
GUIDELINE: New construction should not impair the
essential form or integrity of an adjacent historical
property.
New additions and adjacent or related new construction should
be undertaken in such a manner that if removed in the future,
the essential form and integrity of the historic property and its
environment is left intact. In addition, variety in color, texture of
materials, and building size and form enhance the pedestrian
experience. Taller buildings are traditionally located on comer
lots.
GUIDELINE: Design new construction or additions
with structural systems that are independent of the
original building.
Allowances must be taken to compensate for differential (foun-
dation) settlement between old and new buildings.
GUIDELINE: New additions, exterior alterations, or
related new construction shall not destroy historic
materials that characterize the property.
The new work shall be differentiated from the old and shall be
compatible with the mass, size, scale, and architectural fea-
tures to protect the historic integrity of the property and its
environment.
GUIDELINE: Make the transition between existing old
buildings and new ones as pleasing as possible.
The relationship between new and old should be as harmonious
as possible. Study the patterns of building materials, window
alignment, string courses, and other elements which make up
the texture of neighboring facades. It is important to relate a
new structure to this existing texture.
GUIDELINE: Develop the ground floor level of all
projects to encourage pedestrian activity.
The first floors of buildings should be visually interesting.
Treatments to consider to achieve this include:
• Large store front display windows, located at street level,
where activity inside is visible from the street.
• Enclosed display cases that exhibit goods or services avail-
able at other locations.
22 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
• Recessed entries
GUIDELINE: Building entrances should be clearly
identified, scaled to the pedestrian, and oriented to-
ward the street.
Facade Patterns
GUIDELINE: Maintain the clear facade distinction
between street level floors and upper floors.
GUIDELINE: Make the first story taller than upper
stories.
A taller first story is not only historically consistent, but provides
an opportunity for street level detail and more elegant entrances.
This adds character to the street level and pedestrian area.
GUIDELINE: New construction should maintain a flat
roof line.
GUIDELINE: Maintain traditional spacing pattern
created by the repetition of uniform building widths
and heights along the street and alley.
BUILDING ELEMENTS AND DETAILS
GUIDELINE: New construction should have storefront
elements similar to those found in the area.
GUIDELINE: New construction should have detail
similar to buildings found next to or in the general area
of the project.
Ornamentation such as cornices and molding provide interest
and scale to a building's facade. Simplified versions can be
designed to suit contemporary building styles. Ornamentation
and detail provide scale and visual interest to a building facade.
GUIDELINE: Maintain the characteristic use of large
areas of windows at the ground level where feasible.
Where the use of large amounts of glass is not feasible, con-
sider providing other design elements that will be visually inter-
esting to pedestrians.
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 23
GUIDELINE: Maintain the rhythm and vertical propor-
tion established by the historical context and the
existing street frontage.
The basic elements which define the character of windows are
their proportions, the dimensions of the frames, and the number
of divisions. Preserve these elements wherever possible.
GUIDELINE: Sills and lintels must be articulated
through color, materials, ornamentation, or other
means.
GUIDELINE: The use of smoked, black, and reflective
glass is not permitted.
Tinted glass discourages pedestrian activity and offers little
comfort to the pedestrian experience.
GUIDELINE: To allow maximum transparency, tinted
glass should not be used on the first floor.
EXTERIOR MATERIALS AND COLORS
GUIDELINE: Use materials that have texture and color
similar to those historically used on Union Avenue.
Materials should be in context with the color, proportion and
scale of existing historic patterns. Brick is by far the predomi-
nant material for major building surfaces. The repetition of brick
contributes to the visual continuity of Downtown Pueblo.
EXAMPLE OF NEW CONSTRUCTION IN UNION AVENUE DISTRICT
24 HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Existing one -story building with new masonry facade
and setback from original building lot line.
EXAMPLE OF NEW CONSTRUCTION IN UNION AVENUE DISTRICT
Above: Building on `D" Street in the Union
Avenue Historic District before renovation.
Below: The renovation plans include a second
floor addition to the one -story portion of the
existing building. The new construction is
recessed back from the original facade. The
roofline on the addition is similar to the
existing roofline. A brick cap on the low wall
and manufactured columns add detail and
interest to the building.
HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 26
TECHNICAL REHABILITATION
ISSUES
Maintaining the condition of historic building features will en-
hance the character of Downtown Pueblo. New research about
how old building materials respond to various modern methods
of renovation continues to improve our ability to take care of
these materials. In some cases, research has identified prob-
lems with earlier rehabilitation techniques, in which efforts to
improve the building actually caused long -term damage. A few
basic guidelines for maintaining historic materials are included
here to provide a basic orientation to the task. However, since
the technology is improving constantly, the latest publications in
this field should be consulted before actually undertaking a
renovation. Up -to -date information is available at little or no cost
from the Colorado State Historic Preservation Office, 1300
Broadway, Denver, CO 80218 (phone (303) 866 -3394) or from
the U.S. Department of Interior Office of Archaeology and
Historic Preservation, 440 G. Street N.W., Washington, D.C.
20243.
STRUCTURAL CONSIDERATIONS
Structural analysis and design work should be conducted by a
qualified architect/engineer. These are the considerations that
should be examined.
GUIDELINE: Establish the anticipated use of your
building (such as office, warehouse, residential) and
determine if there is any change from its past or
present function.
Use may include storage of files, libraries, computers or other
moveable equipment. The weight of this equipment is called the
"live load." The required live load needs to be identified; a
qualified professional engineering firm can assist in studying the
feasibility of significant changes to either the interior framing or
the exterior facade. Technical assistance is also available from
the Colorado State Historic Preservation Office.
26 PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Once the decision is made to undertake major rehabilitation by
changing the dead and live loading combinations, it will be
necessary to examine and test the subsoil characteristics. This
is often difficult because of inadequate access within the site or
the building itself, and because of the large equipment required
for drilling or digging test holes. Around the perimeter of the
existing building at selected locations, soil can be removed to
expose footings and foundations to estimate the potential load
carrying capacity. A soils report should be obtained from a
qualified testing laboratory. Foundation problems can be solved
in many cases.
GUIDELINE: Examine roof conditions for leaks.
P to check for water damage include:
Parapets
Structural damage and subsequent repairs are often caused by
Chimneys
neglect of roof systems. Stained plaster, cracked walls, and
Gutters and Downspouts
rotting timbers are all potential evidence of moisture infiltration
Window Sills
Roofing Membranes
that may result from a leaky roof. Take precaution to divert
Fdashings
water away from building foundations to the storm drainage
Sidewalks which slopes towards the building
Irrigation systems which are located near the
system in the alley or street.
base of the buildin
Porches without scuppers to drain away
GUIDELINE: Review the Pueblo Building Code with
rainwater
your architect and with the Building Department to
determine what upgrading is required for your build-
ing to meet the City provisions. Some historic buildings
may be excepted from the requirements of the Pueblo Building
Code.
CLEANING STONE AND BRICK
GUIDELINE: Do not pressure blast or use strong
chemical cleaners on building facades.
Harsh cleaning methods will damage the outer surface of the
masonry and will actually accelerate deterioration. Sandblasting
is the most damaging method and is particularly destructive to
brick. Once the hard, water - protective surface on the outside of
the brick is removed, water can enter the brick and cause rapid
deterioration.
There are effective cleaners, but these may be too harsh for
older brick that was not hard - fired. Apply on a test patch before
committing to a large -scale cleaning. Usually a detergent
formulated cleaning solution used with soft scrub brushes will
clean most dirt. Other stains may be the result of special When cleaning older brick, it is important to
protect the outer crust of the brick. The inside
conditions which should be analyzed before deciding on a of brick is soft and subject to crumbling, thus
cleaning strategy. Cleaning should not be done between Octo- losin its inte
ber and May, when freezing and thawing of water can cause
serious damage to masonry.
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 27
Finally, the aged tone of an historic masonry wall is often an
asset that adds to the patina of a building. If the stains are not
caused by decay, consider scrubbing them with soap and water
and leaving them alone. Further details on masonry buildings
are available in the "Preservation Briefs" and "Preservation Tech
Notes" series published by the U.S. Department of Interior.
REPAIRING MORTAR
GUIDELINE: When repointing masonry walls, use
mortar similar to the original to avoid damage to exist-
ing brick and stone.
Early masonry walls were built with mortar that was composed
of lime and sand, which was easy to work into very thin joints.
Soon after the turn of the century, builders in the area began
adding small amounts of Portland cement to the mix. This
mortar is harder than earlier ones, but still will erode under
longtime water saturation. Both varieties of mortar mix can be
seen today in the masonry buildings of the area.
Mortar used in new buildings today is much harder than earlier
mortars. These stronger mixes are incompatible with the
historic walls, because the new mortars do not allow moisture
to escape during freeze -thaw cycles. When old walls expand
and contract with temperature changes, the mortar "'gives"
because it is weaker than the bricks and absorbs the infinitesi-
mal movement resulting from freezing and thawing. On the
other hand, present -day Portland cement mortars are stronger
than old bricks. If modem mortar is used to repair mortar in old
walls, it will resist movement, forcing the bricks themselves to
"give" and break. In this case, cracking and spalling (exterior
chipping) of the bricks results. Therefore, test the mortar on a
small patch before committing to a large -scale project.
The joints in new work should match the existing brick work and
mortar in type, color, and thickness. Further details on masonry
buildings are available in the "Preservation Briefs" and "Preser-
vation Tech Notes" series published by the U.S. Department of
Interior.
PRESERVATION OF HISTORIC
ARCHITECTURAL METALS
The primary objective when preserving Metal for architectural detailing has been used in several build -
architectural metals is to keep moisture away ings throughout Downtown Pueblo. They serve a wide range of
so as to prevent rust and corrosion. uses from nails to structural members, from storefront displays
28 PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
Sandblasting is damaging to brick and
makes smooth connection with other
materials difficult.
to window frames. To preserve and restore architectural met-
als, consult the latest literature on the subject. The most preva-
lent metals used in Downtown Pueblo are cast iron and pressed
tin. The range of cleaning methods for cast iron includes flame
and chemical cleaning, wire brushing, and controlled sandblast-
ing. The best cleaning methods depend on the degree to which
the surface coating has deteriorated, the amount and fineness
of ornament, and the new type of surface protection to be used.
Before applying a new, protective surface, ensure that all cast
iron surfaces are dry and clean of all oil and grease. Before the
new coating is applied, remove rust and scale to prevent corro-
sion. A corrosion inhibitor that is compatible with the finish
coating is necessary to preserve the metal.
GUIDELINE: When sandblasting architectural cast
iron, mask materials such as brick, stone, and wood to
avoid damaging them.
Sandblasting will damage most building materials, including cast
iron, if done improperly. Delicate detail and ornament on cast
iron may be destroyed if sandblasted too severely.
The following Guidelines address various ways in which to keep
moisture from deteriorating metal work.
GUIDELINE: After sandblasting cast iron, recaulk and
putty joints and bolt holes to seal against moisture.
GUIDELINE: Use additional protective coating on
metals where evaporation of moisture is inhibited,
such as the undersides of roof eaves.
GUIDELINE: Seal all joints and bolt holes with caulk-
ing or liquid solder to protect interior surfaces of metal
ornamentation from moisture.
GUIDELINE: When restoring architectural metals
avoid creating crevices and pockets that catch and
hold water.
GUIDELINE: Allow free circulation of air to areas that
cannot be sealed from moisture.
GUIDELINE: Metals that have been previously painted
and show only minor blistering or sealing need only to
be scraped, primed, and repainted.
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 29
GUIDELINE: Clean, prepare, and resurface metals that
are rusting heavily.
Buildings on a street are like a row of teeth in
a smile. Just as missing teeth create gaps in
the smile, missing buildings can create gaps
that detract from the street's appearance.
GUIDELINE: Replace metals that have been de-
stroyed.
Cast iron ornamentation can be recast from carved molds.
Molds cannot be made from existing ornamentation since cast
iron shrinks during cooling.
DEMOLITION
Demolition of Historic Buildings
Pueblo has a valuable and varied building stock, and it is the
intent of the design guidelines presented in this manual to make
the most of these valuable assets. The buildings are a physical
representation of the history of Pueblo and its citizens. Each
building contributes to the overall image of Downtown Pueblo. It
is necessary for property owners, local government and its
citizens to work together to determine what would be beneficial
to all. Every building contributes to the general pattern, and in
turn, each property benefits because it is part of a larger image.
The demolition of any building, or group of buildings should be
considered with great care and only when all possible strategies
have been exhausted.
If a building is to be demolished, it should not be for surface
parking. Rather, there could be a comprehensive plan for
redevelopment which includes square footage and parking
requirements. The establishment of a parking district or modifi-
cations to the parking ordinance could be investigated to avoid
the demolition of buildings for parking. It is important to maintain
a cohesive downtown image through the buildings and struc-
tures. Tearing down buildings will destroy the urban fabric of the
area, resulting in reduced activity and visual decay.
The intent is to keep Downtown Pueblo as cohesive and
unified as possible.
When a building should be torn down
A building should be tom down when all possibilities of rehabili-
tation have been exhausted. If the structural system is beyond
repair, or if enough deterioration has accrued to warrant com-
plete replacement of the existing structure. A building may also
be torn down if the structure is an imminent threat to public life,
health and safety by the Regional Building Department. It is the
responsibility of the owner to prove that the building should be
30 PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES
demolished. A qualified professional with experience in preser-
vation and rehabilitation should provide this information.
Demolition Permit Process
No demolition permit may be issued unless an application is
reviewed and approved by the Regional Building Department
and the Architectual Review Board.
The Demolition review applies to Designated Landmarks,
and buildings established as "Contributing," "Support-
ing," or "Non- contributing, with Qualifications."
At least fifteen days before the public hearing, information will be
posted regarding the property proposed for demolition including
the date, time and place of the hearing.
No demolition permit may be issued unless redevelopment
plans are submitted and approved in conjunction with the demo-
lition review application and any other applicable review process,
and in conjunction with the issuance of a building permit.
Application for demolition review shall include but is not limited to
valuation of the property, estimates of the costs and income for
rehabilitation of the building, estimates of the costs and income
for new development, preliminary plans and reports as to the
condition of the building prepared by professionals with experi-
ence in preservation and rehabilitation.
PUEBLO HISTORIC BUSINESS ZONE DISTRICT GUIDELINES 31