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HomeMy WebLinkAboutminutes.hpc.20230524 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 24TH, 2023 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:31 PM. Commissioners in attendance: Peter Fornell, Roger Moyer, Barb Pitchford, Jeffery Halferty and Kara Thompson. Jodi Surfas arrived at 4:34 PM. Staff present: Amy Simon, Planning Director Kirsten Armstrong, Principal Planner Historic Preservation James R. True, City Attorney Cindy Klob, Records Manager MINUTES: Ms. Thompson moved to approve the minutes from 4/26/23. Mr. Halferty seconded. Roll call vote: Mr. Fornell, yes; Ms. Pitchford, abstained; Mr. Halferty, yes; Mr. Moyer, yes; Ms. Thompson, yes for a total of four to zero (4-0) vote; motion passes. PUBLIC COMMENTS: None COMMISSION MEMBER COMMENTS: Ms. Pitchford inquired about the status of the interview to fill the available board positions. Mr. True replied Council is reviewing the candidates and estimated the decision will be made in the next couple of Council meetings. DISCLOSURE OF CONFLICTS OF INTEREST: None. PROJECT MONITORING: 227 E Bleeker St. Ms. Simon stated Mr. Halferty is monitoring the project at 227 E Bleeker St which is currently under construction. She noted the Victorian resource was obscured by asbestos shingles. She stated she and Mr. Halferty have reviewed a number of project monitoring changes and visited the site a few times because things were found during the demolition phase. They received a request to add solar panels to the project. The addition of the solar panels on the new addition were approved but she stated the board has historically hesitated to place them on the historic resource due to the visual impact. They asked the applicant to present the requested change to the board. Ms. Simon stated staff supports the request to add panels to the historic resource because they will not be visible from the street, and it supports sustainability. She stated she and Mr. Halferty are asking the board to provide direction regarding the request. Ms. Kim Raymond, Kim Raymond Architecture + Interiors, noted there are letters of support in the packet. She also submitted another letter of support at the meeting from Mr. Antony Cullwick, Koru Limited (refer to Exhibit D in the meeting agenda). She discussed the applicant and his desire to make this project as sustainable as possible. His goal is to get a LEED Platinum rating for this historic resource and to be able to use this project as a model of historic preservation projects while moving forward with energy efficiencies. She also noted this project aligns with the City’s goal for homes to be all electric in the future. REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 24TH, 2023 Ms. Raymond then displayed a picture of the house and pointed out the flat roof with a parapet on the back of the structure. She displayed a drawing showing the proposed location of the panels on the flat roof and the adjoining gabled roof as compared to the street in front of the house. She pointed She stated the panels on the historic structure would provide the more than half of the energy production of all the panels installed on both the historic structure and new addition. Ms. Raymond then displayed a sun path solar chart depicting the solar exposure in the winter, fall and spring, and the summer. Shen then displayed 3D renderings of views of the roof, front, and east street level to show the proposed panels will not be visible from the street. She closed asking the board for their support. Ms. Thompson asked Mr. Halferty if he supported the request. He responded he initially was not supportive of it because historically the board did not approve of solar panels on historic resources. And he wants to ensure the historic structure could be returned to its prior state before the panels. Ms. Thompson asked if what type of material will be replacing the roof. Ms. Raymond responded it will be replaced with weathered wood asphalt shingle. Ms. Thompson asked how they would be attaching the panels. Ms. Raymond stated they wanted to first get approval before spending a lot of time on the method to attach them. She noted other larger cities such as New York City are now allowing solar panels on historic structures. Ms. Surfas asked if they considered installing the Tesla shingles on the new addition. Ms. Raymond responded they looked into using them and they are not yet available. Ms. Simon stated she also heard they are not yet available. Ms. Pitchford asked if the panels were not on the historic resource how much would the production be diminished. Ms. Raymond responded the panels on the historic structure provide the majority of the energy production. Mr. Fornell asked what the useful life of the panels. Mr. Raymond responded she did not know. Mr. Fornell referenced a historic cabin at 311 Park Ave which has solar shingles installed on it and asked if they considered something like that. Ms. Raymond responded she was not aware of all the options that were considered. Ms. Thompson stated she does not have any issue with the proposed panels and feels it’s great to have them installed. She suggested having a structural engineer write a letter verifying the resource can support the panels without damaging the historic resources and have staff and monitor approve of the attachment method. Ms. Pitchford asked staff if there were any other historic resources with solar panels installed within the city. Ms. Simon responded the only other resource with approval for panels is the Wheeler Opera House. She the board approved very visible panels to be installed and then the City decided not to install the system for now. Mr. Halferty asked if the power would be used for snowmelt or to just power the home. Ms. Raymond responded it would power the house. She added the percentage of snowmelt is quite small and did not require the panels to be approved. REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 24TH, 2023 Mr. Halferty asked if they considered a pedestal system for the panels. Ms. Raymond responded there is no room available on the property. Mr. Fornell and Mr. Moyer both stated they support the proposed panels on the historic resource. Ms. Surfas state she also supported the panels. Ms. Pitchford did not support it. Ms. Thompson noted a majority of the board supports the addition of the panels. Multiple board members asked for staff to look into adding something to the guidelines to cover solar panels on historic structures. Ms. Thompson asked that nothing be attached to the house for maintenance access. Ms. Raymond confirmed there were no plans to attach anything to the house to maintain the panels. Ms. Simon asked the applicant to submit a change order that will be reviewed by staff and the project monitor. STAFF COMMENTS: Ms. Simon stated the HPC Awards will be at the June 6th Council meeting. They will be awarding the Wheeler Opera House. Ms. Simon noted social media posts about the process of the Berger Cabin to be placed on the National Register of Historic Places and the beginning of restoration of the Elks Building. It will be the same team that restored the Wheeler Opera House and will be a multi-year project. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon stated one had been signed for the Golden Horn Building for some repairs and a replacement of a ramp with a lift. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: None. OLD BUSINESS: 205 W. Main St – Minor Development and Relocation Review – CONTINUE PUBLIC HEARING TO JUNE 14TH. Ms. Thompson moved to continue the hearing to June 14th and was seconded by Mr. Moyer. Mr. Moyer asked for a session to discuss solar panels and vehicle charging systems and stations. Ms. Simon responded the new code requires new homes to have them in the interior of the structure. Roll call vote: Ms. Surfas, yes; Mr. Fornell, yes; Ms. Pitchford, yes; Mr. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes for a six to zero (6-0) vote, motion passes. NEW BUSINESS: Mobile Tour of HPC projects The regular meeting was then adjourned, and the tour will be opened as a work session. REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 24TH, 2023 ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Mr. Halferty, yes; Ms. Pitchford, yes; Mr. Fornell, yes; Ms. Surfas, yes; Ms. Thompson, yes for a six to zero (6-0) vote, motion passes. ________________________ Cindy Klob, Deputy City Clerk