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HomeMy WebLinkAboutminutes.hpc.20230125 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 25TH, 2023 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Jeffrey Halferty, Roger Moyer, Jodi Surfas, Barb Pitchford and Kara Thompson. Staff present: Amy Simon, Planning Director Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the minutes from 12/14/22. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Mr. Halferty, yes; Ms. Thompson, yes. 5-0 vote, motion passes. PUBLIC COMMENTS: None. COMMISSION MEMBER COMMENTS: None. DISCLOSURE OF CONFLICTS OF INTEREST: None. PROJECT MONITORING: None. STAFF COMMENTS: None. CERTIFICATE OF NO NEGATIVE EFFECT: None. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice, and that notice was provided per the code for both agenda items. OLD BUSINESS: 205 W. Main Street - Historic Preservation Conceptual Major Development, Relocation, Certificates of Affordable Housing Credits, Growth Management Quota System, Special Review, Transportation and Parking Management - CONTINUE PUBLIC HEARING TO FEBRUARY 22nd Ms. Thompson moved to continue the item to February 22nd, 2023. Mr. Halferty seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Mr. Halferty, yes; Ms. Thompson, yes. 5-0 vote, motion passes. NEW BUSINESS: 602 E. Hyman Avenue– Minor Development Review, Commercial Design Review, PUBLIC HEARING Applicant Presentation: Mr. Dave Rybak – Rybak Architecture & Development Mr. Rybak began by describing the property and reviewing a bit of its history. He then showed a site plan that highlighted the three requests of the applicant. These included enlarging the existing door REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 25TH, 2023 opening on the second-floor deck, installing sand set stone pavers below the existing deck, and adding a new wood screen to cover the utility meters. He then went on to describe each request in more detail and included pictures of existing conditions and renderings of the proposed changes. Regarding the request to enlarge the existing door opening on the second floor, he described a 2017 renovation to the building and showed pictures from before the renovation and the current condition highlighting the existing door. He also showed a rendering of the proposed west elevation that highlighted again all three requests. Staff Presentation: Amy Simon - Planning Director Ms. Simon began by stating that this property was designated an AspenModern Historic Landmark in 2013. She went over some of the building’s history. Next, she went over the three requests of the applicant and the review criteria for HPC. Regarding the request to install pavers she mentioned that there is a large tree in this area and that mulch was required in the past, but the City Forester has authorized the installation of the pavers now. Staff supports this request. Moving on to the proposed fence to screen the utility meters, she said that staff supports the concept but suggests a more minimal design that would be closer to the meters, potentially painted white to match the building and removeable when needed. She noted that this wall was identified as the only reasonable place to locate the meters due to code restrictions, but the guidelines do encourage the screening of these elements. Moving onto the request to enlarge the door and window grouping on the second floor, she mentioned that this door serves as the entry to the upper floor residential unit. The original door from the 1970s was 6’ wide and the entry deck was smaller. In the renovation the deck was enlarged, and the doors were increased to 10’ 4”. The current request is to further increase the opening to 14’ 3”. She said that staff does not support this request as they believe the guidelines are not met. She mentioned that the HPC denied the addition of a separate window next to the door at the previous land use review, finding that it departed from the original design. She said that clear images from the original construction are not available but generally there were larger openings on the south façade and limited openings on the east and west. She closed by stating that staff recommends HPC approve the pavers, allow for the utilities screening to be further refined with staff and monitor and to deny the enlargement of the door. Barb Pitchford left the meeting at 5:00pm. PUBLIC COMMENT: None. BOARD DISCUSSION: Ms. Thompson agreed with staff about the material and color of the screening. She then went over the requests and asked if there was support for each. There was overall support for the pavers. The Board then discussed the proposed screening for the utilities and made suggestions for different designs, materials, and installations. As for the window enlargement the members were generally not supportive of the request, yet there were some thoughts raised that if it was already enlarged once why not allow a further enlargement. MOTION: Ms. Thompson motioned to approve the next resolution in the series with the changes to Section #1. These included that enlarging the door on the second story is not approved, but a new pocketed door system or a different number of panels within the existing opening is approved. REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 25TH, 2023 Regarding the proposed screen wall for the utility meters, the meters are approved to be painted to match the white CMU wall as a first step. If further improvement is desired, the architect may propose an additional screening solution which is less impactful than the original concept, for review and approval by staff and monitor. This may include vegetation or a screen that is painted to match the white CMU. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. 4-0 vote, motion passes. Ms. Surfas was assigned as project monitor for this item. Mr. Halferty was assigned to the 413 E. Main as project manager. ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Mr. Moyer seconded. All in favor; motion passes. ____________________ Mike Sear, Deputy City Clerk