The Historic Preservation Overlay Zone
A large portion of the Old North End sits within the City of Colorado Springs' Historic Preservation Overlay Zone. Properties within the HPOZ cannot obtain a building permit for exterior changes visible from the public right-of-way until the Colorado Springs Historic Preservation Board has reviewed and approved the proposed work through a Report of Acceptability. The Board evaluates design, not interior work. This review must happen before permit application, not alongside it.
This is not a minor administrative step. It requires submitting proposed plans and designs for board review against the North End Historic District Design Guidelines and the North Weber/Wahsatch Design Guidelines, which govern materials, massing, scale, rooflines, window placement, and how additions relate to the primary structure. Getting it right at submission avoids revision cycles that add months to a project timeline.
We work through the historic preservation review process as an integrated part of project design, not as a late-stage checkpoint. If your property is in the Overlay Zone, that process starts at the design table, not after plans are drawn.
Not Every Property Is in the Overlay Zone
The HPOZ covers a defined area of ONEN -- specifically the Old North End National Register Historic District Sub-areas 1, 2, and 3. Properties outside those sub-areas are in the broader ONEN neighborhood but are not subject to Historic Preservation Board review for exterior work. The permitting process for those properties still goes through Pikes Peak Regional Building Department, but without the additional HPB layer. We determine which situation applies to your specific address at the start of every project.
Lots Are Small and Setbacks Are Tight
ONEN lots were platted in the late 1800s for a different era of development. They are typically narrow, with limited side yard depth and strict setback requirements under the applicable residential zone district. Any addition, ADU, or infill build has to work within those constraints. We evaluate dimensional standards -- setbacks, lot coverage limits, height restrictions -- before any design work begins so there are no surprises when plans go to permit.
Permitting Goes Through Pikes Peak Regional Building Department
Building permits for Colorado Springs properties, including the Old North End, are issued by the Pikes Peak Regional Building Department. For HPOZ properties, the Historic Preservation Board approval must be obtained first. Variance applications when existing nonconforming conditions create code compliance issues also run through Regional Building. We manage this process end to end.
Full Municipal Utilities
Old North End properties have full municipal utility service -- water, sewer, natural gas, and electric. No wells, no septic.
The Old North End is not a greenfield development market. Vacant lots are rare. The opportunities here fall into four categories, and we work across all of them.
Custom Infill Builds
Occasionally a lot becomes available -- a non-contributing structure is removed, an oversized lot is subdivided, or a property is cleared for new construction. These are rare and when they occur, they represent a genuine opportunity to build new in one of Colorado Springs' most desirable neighborhoods. Infill builds in ONEN must respond to the surrounding historic character in scale, massing, and materials even when not subject to HPB review. A new home that reads as foreign in this context is a design failure regardless of whether it clears a permit.
Home Additions
Additions are the most common construction project in ONEN. Adding a primary suite, expanding a kitchen, building a rear addition, adding a second story over an existing footprint -- these are all projects we do. In the Overlay Zone, additions visible from the street require HPB approval. Rear additions not visible from the public right-of-way may not. We assess the specific project and lot to determine what review applies before design begins.
We are experienced in matching historic materials and architectural details. A Giudice Builds addition to a 1910 Craftsman does not look like it was attached by someone who has never looked at a Craftsman. We match rooflines, trim profiles, window proportions, and material character to the original structure.
See our approach to home additions
Whole-Home Renovations
Many Old North End homes carry deferred maintenance, outdated mechanical systems, and interior configurations that no longer serve how people live. A whole-home renovation in ONEN addresses all of it -- updating systems, reconfiguring layouts, upgrading finishes -- while preserving and restoring the exterior character that makes the home worth the investment. Interior work does not require Historic Preservation Board review.
ADUs
Colorado's HB 24-1152 significantly expanded ADU rights in residential zones statewide, and the City of Colorado Springs has aligned with the new requirements. Many Old North End lots that have alley access are well-positioned for a detached ADU. We have completed ADU projects in Colorado Springs and understand the permitting process, setback requirements, and size limitations that apply. For HPOZ properties, an exterior ADU visible from the street will require HPB review.
It depends on whether your property is within the Historic Preservation Overlay Zone. Properties in the HPOZ sub-areas of the Old North End National Register Historic District require a Report of Acceptability from the Colorado Springs Historic Preservation Board before a building permit can be issued for exterior changes visible from the public right-of-way. Properties in the broader ONEN neighborhood outside those sub-areas do not require HPB review. We confirm which situation applies to your address at the start of every project.
Pikes Peak Regional Building Department issues building permits for Colorado Springs, including Old North End projects. For HPOZ properties, Historic Preservation Board approval must be obtained first. We manage both the HPB review process and the PPRBD permit process.
Yes, in most cases. The feasibility depends on your lot's zoning designation, setback requirements, existing lot coverage, and whether the project falls within the Historic Preservation Overlay Zone. Additions in the HPOZ that are visible from the public right-of-way require HPB review. Rear additions not visible from the street may not. We assess your specific lot and project scope before any design work begins.