Department of Community Development
Reference: 319 South Main Street Historic Landmark Designation
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Emma Lane, AICP, Senior Planner - Historic Preservation
Date Prepared: September 26, 2025
PURPOSE
The Land Use & Development Code (the “LUDC”) outlines the review criteria upon which City Council should determine whether to designate a site as a historic landmark. An ordinance to designate the site must be approved by City Council with two readings. City staff collects and analyzes application materials, and after a thorough review, presents their findings to the Historic Preservation Commission and thereafter, City Council. The Historic Preservation Commission reviews nominations and provides a recommendation on the application. After the Historic Preservation Commission makes a recommendation, the nomination is brought before the City Council for review and a final determination.
BACKGROUND AND HISTORY
The property has had many owners, starting with D. F. Carmichael. Based on the date of construction in 1902, the home was most likely built by Carmichael himself. While there is no concrete proof of the builder, if built by Carmichael, the house would be the only known surviving house built by him. This fact is especially significant as Carmichael lived in Denver full-time. He would have either built this house to help sell the land or built it as a rental property.
Carmichael sold the property to Charles Bray in 1906. Throughout its early history, the home had numerous owners, including Herman J. Schloo, H.E. Hinton, and F. Huber, all of notable reputation in Brighton. In 1929, H. W. Homan purchased the property and owned it until 1945.
Wenzel Beierle owned the property, but did not live onsite, from 1953 to 1983. Rhonda Collins (Briggs) purchased the property from Beierle in 1983 and in 2017, added Robert Briggs to the deed. Since 2018, a handful of people have owned the property. Most recently, Beatriz and Trevor Pfannenstiel purchased the property in 2024.
During a Pre-Application Conference with the City to discuss turning the structure into a coffee shop, Staff made the applicants aware of the benefits of preserving the structure, which started the process of designating the property. Diana Montanez submitted a nomination application on behalf of Beatriz and Trevor Pfannenstiel for 319 South Main Street as a historic landmark on August 14, 2025. Beatriz and Trevor Pfannenstiel are the owners of the property and have consented to the nomination of the structure as a historic landmark.
CRITERIA BY WHICH THE CITY COUNCIL MUST CONSIDER THE ITEM AND STAFF ANALYSIS
According to Section 10.03 (C) of the LUDC, a public hearing shall be scheduled and held by the City Council to determine if the proposal complies with:
a. The Eligibility of Designation criteria;
b. The policy and intent of this Section (10.03); and
c. The City’s Comprehensive Plan.
Eligibility of Designation criteria (Land Use & Development Code):
10.03 B. 1. Historic Landmark Eligibility. An individual property may be designated as a historic landmark if it is at least fifty (50) years old and possesses historic and/or architectural significance. If the property is not at least fifty (50) years old, it must possess exceptional historic and/or architectural significance. The finding of historic and/or architectural significance requires that the property meets at least one (1) of the Eligibility Categories. To meet an Eligibility Category, at least one (1) of the criteria must be satisfied. In order to find that a property possesses exceptional historic and/or architectural significance, it must meet at least two (2) of the following Eligibility Categories. The criteria under which 319 South Main Street is eligible are below:
a. Architectural Category: In order to be considered significant in the Architectural Category, at least one (1) of the following criteria must be met:
1. Exemplifies specific distinguishing characteristics of an architectural period or style; or
■ The house, built in 1902, is a good example of the vernacular Folk Victorian architectural style. Vernacular styles are considered more local in character than the typical “high-style” architectural style. For example, with a “high-style” Victorian home, elaborate ornamentation and delicate features are the main characteristics. The vernacular and folk styles of the Victorian architectural style include the same building type and basic features, but will typically omit the intricate details. With its gable roof, small front porch with second story balcony, wooden siding, and gable-end window, the structure is inspired by the Victorian style, but was built much more simply with a more modest and affordable aesthetic. While the shutters have been removed and the windows have been replaced, the majority of the architectural characteristics remain intact.
2. Is an example of the work of an architect or builder who is recognized for expertise nationally, state-wide, regionally or locally; or
3. Demonstrates superior craftsmanship or high artistic value; or
4. Contains elements of architectural design, detail, materials, construction or craftsmanship which represent a significant innovation; or
5. Evidences a style particularly associated with the Brighton area.
b. Social and Historic Category: In order to be considered significant in the Social and Historic Category, at least one (1) of the following criteria must be met:
1. Is the site of an historic event that had an effect upon society; or
2. Exemplifies cultural, political, economic or social heritage of the community; or
■ Developer Daniel F. Carmichael was one of the most well-known founders of the City of Brighton. Much of the core city of Brighton was owned by Daniel Carmichael, who first purchased the land from the railroad in the late 1800s. Carmichael was a local politician and developer and the first to plat the original town of Brighton. The home was built within the Brighton Subdivision, the first platted neighborhood in Brighton. While the home was at the south-end of this neighborhood, it was one of the earliest homes to be built west of the railroad, predating the surrounding structures by at least 15 years. While not much is known about the home and its history, its existence at the south end of the subdivision indicates Carmichael’s desire to expand and build out the town.
3. Represents a built environment of a group of people in an era of history; or
4. Has significant character, interest or value, as part of the development, heritage, or cultural characteristics of the City, State, or nation; or
5. Has an association with a notable person(s) or the work of a notable person(s).
■ While Daniel Carmichael did own much of the land that makes up the Walnut Grove Addition, the Brighton Subdivision, the North Brighton Addition, and others in the core city, many of the homes in those additions were built after he sold the land. However, this house at 319 South Main Street was built during the time that Carmichael owned the land. Although Carmichael never lived in the home, he was a developer and would have built the house as a “model” to be able to sell the land more easily, or as a rental.
■ Daniel Carmichael made a national reputation for himself as the supervisor for the construction of the great iron railroad bridge across the Missouri River between Omaha, Nebraska and Council Bluffs, Iowa. After he moved to Denver, Carmichael began investing in real estate between 1876 and 1879. Around this time, Carmichael purchased 240 acres of Denver Pacific railroad land at the junction of the main railroad and its branch line of the Denver and Boulder Valley Railroad, called Hughes Station-the beginnings of Brighton. Carmichael and his family moved from Denver to Brighton full-time in 1884. Carmichael was involved in building some of the town’s original structures, including the First Presbyterian Church (the designated 1886 Church), the Carmichael Building which was the town’s first commercial building, the first county courthouse, and the Brighton Opera House. Most of these structures, however, no longer exist. While Carmichael moved back to Denver full-time, he was still involved with the development of Brighton until he moved to Los Angeles in 1906.
c. Geographic and Environmental Category: In order to be considered significant in the Geographic and Environmental Category, at least one (1) of the following criteria must be met:
1. Enhances a sense of identity of the community; or
2. By being part of, or related to, a square, park or other distinctive area which should be developed or preserved according to a plan based on an historic, cultural, or architectural motif; or
3. Is unique in its location of singular physical characteristics; or
4. Possesses unique and notable historic, cultural or architectural motifs; or
5. Is an established and familiar mutual setting or visual feature of the community.
Based on the above criteria, the nomination meets more than the minimum requirements for historic designation.
Policy and Intent of Section 10.03 of the LUDC:
Policy. It is the Policy and intent of the City Council to protect and enhance the use of cultural resources having historical and architectural significance for the City’s cultural, artistic, environmental, social, economic, political, architectural, historic or other heritage.
Intent. This Section is intended to promote the public health, safety and welfare of the citizens of the City while also providing for the orderly and appropriate preservation, protection, development and redevelopment of cultural resources, including historically significant properties, structures and districts in the City. It is also the intent of this Section to create a reasonable balance between private property rights and the public interest in preserving the City's unique historical character.
● Designation of 319 South Main Street would help protect and enhance the use of cultural resources within the City. With the allowances that the Land Use & Development Code gives landowners in terms of preservation of their resources, the designation creates a reasonable balance between property rights and public interest, and therefore, advances the policy and intent of this section of the Land Use & Development Code.
Comprehensive Plan:
The future land use portion of Be Brighton, the Comprehensive Plan, has designated the Property as Downtown which is consistent with the residential building type and the current owner’s proposed conversion to a commercial use.
The proposed historic landmark designation meets other policies and strategies of the Comprehensive Plan. Under Chapter Two: Current Context and Values, Heritage is the first. The section states that historic properties within Brighton, “are a valuable resource that contribute to the fabric of the community and are an asset that the City should strive to retain…” The historic house at 319 South Main Street retains value not only in its heritage of the residential Folk Victorian architectural style, but also in the lives of its residents over its more than 100-year lifespan. The future coffee shop will also be beneficial in preserving the building, shifting to meet the needs of the present.
Within Chapter Three, in the Opportunity Area Policies section, Number 3: Continue to Encourage Reinvestment in the Downtown Urban Center states that the City should preserve and repurpose historic buildings to maintain Downtown’s authentic character. 319 South Main Street, which is located on the south end of the Downtown Urban Center as designated by the Denver Regional Council of Governments (DRCOG), promotes the original character of Brighton’s Downtown as a vernacular Folk Victorian-style house. The neighborhood, Brighton Subdivision, is one of the City’s first neighborhoods, and reflects the character of Brighton at that time. There are not many remaining original structures in the Brighton Subdivision, which makes it important to prioritize investment into these existing buildings.
Within the Comprehensive Plan Chapter on ‘Citywide Principles, Policies & Strategies’, the proposed Historic Landmark Designation advances the following goals:
Policy 5.1 - Protect and Enhance the Economic Health of Downtown
● As stated in this policy, the City should continue its policy of preferential investment, policies and efforts in encouraging Downtown’s economic success and historic preservation. The designation of 319 South Main Street, which falls just within the designated DRCOG Urban Center, promotes pride and care of the Property, which in turn will promote reinvestment in the Main Street corridor as a whole. Designation of the property as a historic landmark also allows the property owner access to grants and historic tax credits that can be used to further preserve and enhance the historic character of the building.
Policy 6.4 - Encourage the Enhancement of and Reinvestment in Existing Neighborhoods
● By designating 319 South Main Street as a Historic Landmark, the City is supporting the reinvestment in the Brighton Subdivision, one of Brighton’s first neighborhoods. Much of the historic character of this neighborhood has been replaced since its inception and the proposed designation is a great representation of the beginnings of Brighton, making it important to be preserved. Additionally, the current owner has plans to convert the house to a commercial use, which will aid in the reinvestment into downtown as well.
Policy 7.7 - Brighton Shall Set the Standard and Encourage the Use of Green Building Practices
● As said by Carl Elefante, former president of the American Institute of Architects, “[t]he greenest building is the one that already exists.” With this concept in mind, designating the house at 319 South Main Street, would help perpetually preserve the structure while supporting the change in use, which is a core tenant of green building practices. Preservation helps avoid demolition and reconstruction which leads to a much smaller carbon footprint over the lifespan of the Property. Preserving the structure also lends itself to adaptive reuse, allowing it to be repurposed for greater longevity and sustainability.
Policy 10.1 - Encourage and Support Historic Preservation and Reuse of Existing Structures
● The designation of 319 South Main Street as a local historic landmark preserves the heritage of one of the City’s first neighborhoods, Brighton Subdivision, as well as preserving the house’s character-defining features, particularly its Folk Victorian architectural style. The designation will encourage reinvestment into the neighborhood and will enable access to historic preservation funding sources to maintain and preserve the history and the architecture of the house, all while supporting the structure’s new uses moving forward.
Staff Review:
Applicable staff have reviewed this project and recommends approval.
PUBLIC NOTICE AND INQUIRY
A letter was mailed to the property owner and surrounding property owners, as required by the Land Use & Development Code. The letter was sent to the owner of the site and surrounding property owners on September 9, 2025, and included a letter describing the proposed historic landmark designation as well as the time and place for the public hearings. Also, included with the letter, was a map of the subject area. On the same day, notice was published on the City’s website and various social media sites. Additionally, on September 10, 2025, one sign was posted for the Historic Preservation Commission Public Hearing and the City Council Public Hearing in the front yard of the house. As of the posting of this memorandum, staff has not received any formal inquiries regarding the project.
SUMMARY OF FINDINGS AND STAFF RECOMMENDATION
Staff finds the Historic Landmark Designation is in general compliance with the requirements as outlined as approval criteria in Section 10.03(C)(2) of the Land Use & Development Code and therefore recommends approval of the Historic Landmark Designation. Staff has drafted an ordinance for approval if the City Council agrees with this recommendation.
HISTORIC PRESERVATION COMMISSION RECOMMENDATION
The Historic Preservation Commission heard this item at a public hearing on September 25, 2025, and unanimously recommended approval. A signed resolution is attached for your reference.
OPTIONS FOR COUNCIL CONSIDERATION
The City Council has four options when reviewing this Historic Landmark Designation application. The City Council may:
1.) Approve the Historic Landmark Designation via ordinance as drafted;
2.) Deny the Historic Landmark Designation;
3.) Approve the Historic Landmark Designation with changes to the drafted ordinance, or;
4.) Continue the item to be heard at a later, specified date if the City Council feels it needs additional information to ensure compliance with the approval criteria as set forth in the Land Use & Development Code.
ATTACHMENTS
● Draft City Council Ordinance
● Signed Historic Preservation Commission Resolution (No. 2025-02)
● Site Map
● Nomination Application
● Nomination Questionnaire
● Photo Log
● Sign Posting Affidavit
● Combined Public Hearing Notice
● Website Publication Proof
● City Staff’s Draft Presentation