Commission approves three-bay accessory garage at Nolan House contingent on variances

The Manitou Springs Historic Preservation Commission on July 1 approved MCAC 2612 to allow construction of a detached accessory structure containing three garage bays and attic storage at 2 Grand Avenue (the Nolan House), with the approval contingent on required planning variances for setbacks and lot coverage.

Chelsea Royston, staff, described the project and noted the property is a contributing resource; she said the proposed garage uses the same materials as the primary structure and is oriented so garage doors face the interior lot. "Should the required variances be denied, staff should be authorized to approve a modified design without further review by the Historic Preservation Commission," Royston said, summarizing the staff recommendation and proposed conditions.

The applicant, John Pering, confirmed materials choices and that synthetic shakes and matching stone would be used to complement the principal building. Commissioners asked about roof pitch, materials (synthetic shake, wood lap siding, stucco), and how the garage would be sited relative to three frontages on the lot. Royston and the applicant clarified that the proposed height is within the permitted 25-foot allowance but that variance review for lot coverage and setbacks will occur before planning commission.

Commissioners moved to approve MCAC 2612 with staff conditions (approval contingent on the variances and staff authorization to approve a modified siting if variances are denied). The motion carried 4–0.

Next steps: the case moves to the city planning commission for variance review; if variances are denied staff may approve a modified location under the motion’s condition.