Page 3 - Breckendridge, CO Design Standards

II. Issue: Confirming Direction Regarding Priority
Policy 20
The current Handbook policy states “Respect the historic
design character of the building. Any alteration that would
cause a reduction in a building’s rating is not allowed.”
Currently, the changes in surveyor’s ratings indicate that this
priority policy is not being followed with the State’s most recent
interpretation. The Town must decide what direction they will
go in the future regarding this policy.

Recommendation
Strengthen this policy by making it an absolute, “must be
met,” in order for a project to receive design approval.
Negative points could also be added to this priority policy.
The diagram below illustrates ways in which the policy can be
strengthened by stating particular locations where alterations
to a contributing structure may be permitted.

LOCATING ALTERATIONS ON A CONTRIBUTING STRUCTURE
The relative importance of character-defining features also depends on their location. Building elements that
are located on or toward the front of the building tend to be more important than those located toward the
rear of the building, although that is not always the case. For example, when a building is located on a corner
lot, features on the entire side that faces the street, as well as portions of the rear wall that are visible, may be
significant.
RESIDENTIAL BUILDING COMMERCIAL BUILDING

* *

LOCATION A: PRIMARY FAÇADE
For most historic buildings, the
front facade is the most important
to preserve intact.
A
A

LOCATION B: HIGHLY VISIBLE Rear Front Rear Front
SECONDARY WALL
Many side walls are also important
to preserve where they are highly
visible from the street. Location B B B
is the front 60% of the historic side
wall length, measured from the
front wall plane. 60% 60%

LOCATION C: LESS VISIBLE
SECONDARY WALL Rear Front Rear Front
Portions of a side wall that are
not as visible have more flexibility.
Location C is the rear 40% of the C C
historic side wall length, measured
from the front wall plane.
40% 40%
LOCATION D: NOT VISIBLE
REAR WALL
The rear wall is usually the least D
sensitive location. Alterations
to the rear that are not visible D
from the street do not require a
Certificate of Appropriateness.

This chart illustrates the relative position of the most sensitive parts of a contributing structure. While each building is
considered on a case-by-case basis, this type of analysis will be used to determine where a change may occur. As
an example, a new window might be installed in Location C without a negative effect to the historic character of a
building. On the other hand, locating a new window opening in Location B would have a negative effect. 3
Section 2: Preservation Fundamentals: Draft 2-Public Review, August 7, 2017 2-7