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HomeMy WebLinkAboutminutes.hpc.20230628 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 28TH, 2023 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Peter Fornell, Roger Moyer, Jodi Surfas, Barb Pitchford, Riley Warwick and Kara Thompson. Absent were Kim Raymond and Jeffrey Halferty. Staff present: Amy Simon, Planning Director Kirsten Armstrong, Principal Planner Historic Preservation Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Moyer moved to approve the minutes from 6/14/23. Ms. Pitchford seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Ms. Thompson, yes; Mr. Warwick, abstained. 5-0 vote; motion passes. DISCLOSURE OF CONFLICTS OF INTEREST: None. PROJECT MONITORING: 930 King Street Ms. Armstrong introduce the item and went over some of its history and the general concerns that were brought up by the project monitors Ms. Thompson and Mr. Fornell. She stated that some unapproved work was observed at the site in May. She went over the updated requested changes and staff’s findings and recommendations on each request. She then introduced Mr. Wheeler Clancy and turned the presentation over to him. Mr. Clancy started by apologizing for that work was completed before approval and said there was a bit of misunderstanding amongst their team. He went over the details of and reasoning for the requested changes to update the plans and approvals to the current conditions. These were related to the entry patio materials, the boxwood screening of the house, the pea gravel maintenance border around the house, the addition of plantings in the rear yard and the expansion of the rear patio. Ms. Thompson asked for clarification of what was originally proposed for the front walkway materials and what was actually installed. Mr. Clancy went over the differences. Ms. Thompson opened the item up for board discussion. Now that she knew the material for the bricks was clay, she was ok with the first request to change the materials of the front walkway. The rest of the members were ok with the that requested change. They moved on to the proposed boxwood screening. Knowing there still was a one-foot buffer between them and the house, the members were ok with that change. They moved on to discussing the expansion of the rear patio. Ms. Thompson did not support the entire expansion. She thought some of the pavers needed to be removed to create a maintenance border around the historic sheds to protect them. The other members agreed. There was some discussion of how this should be done relative to the front versus the sides of the sheds. There was agreement that the border did not need to be created on the front of the sheds, but just on the sides. REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 28TH, 2023 STAFF COMMENTS: Ms. Simon mentioned that Stuart Hayden had been hired to replace Sarah Yoon. Ms. Armstrong talked about an upcoming NAPC webinar. CERTIFICATE OF NO NEGATIVE EFFECT: None. CALL UP REPORTS: Ms. Simon mentioned that the 214 E. Hyman project was brought before City Council. They upheld HPC’s decision, and it was not called up. PUBLIC COMMENTS: Mr. David Scruggs started by thanking the members for their service and hard work. He then went on to talk to his concerns over the new two step approval process for 100% affordable housing projects. He noted he had brought these concerns to a few City Council members. He also expressed his concerns and issues regarding the meeting format related to the different amount of time given for presentations and public comment. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice, and that notice was provided per the code for the agenda item. OLD BUSINESS: 205 W. Main Street- Minor Development and Relocation, PUBLIC HEARING CONTINUED FROM June 14th, 2023 MOTION: Ms. Thompson motioned to continue the meeting to July 26th, 2023. Mr. Moyer seconded. Ms. Simon mentioned that they would be holding a site visit at 205 W. Main St. at noon on the day of the meeting. Ms. Thompson amended her motion to continue the item to noon on July 26th, 2023. Mr. Moyer seconded. Ms. Pitchford asked if they were obligated to continue the item and if it was allowed. Ms. Johnson said that the first continuance request by the applicant must be granted, but after that a request can be denied. She also stated that this was not their first request. Ms. Thompson stated that at the last meeting the applicant said that they were not sure if they would be ready for today’s meeting and may ask for a continuance. At the time no members had issue. She asked for that to be considered. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, no; Mr. Warwick, yes; Ms. Thompson, yes. 5-1 vote, motion passes. NEW BUSINESS: 500 W. Hopkins - Petition to Chief Building Official regarding Demolition by Neglect Staff Presentation: Amy Simon – Planning Director Ms. Simon introduced the item and went over Demolition by Neglect provision in the code and the process for this proposed petition. She noted a few other times this has been used. She went on to describe some of the history and details of the property in question. She said staff is concerned with the comprehensive deterioration and described several current issues with the building. She then described the next steps that this petition would trigger. REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 28TH, 2023 Ms. Johnson explained what this means overall and what this allows the City to do. It does not impose any penalties, but it allows the City to ensure repairs are made on a timely basis. Ms. Pitchford asked if this applied to the whole property or just the historic resource. Ms. Simon said it just applies to the designated historic resource and the pool area and referenced a map in the packet. Mr. Fornell asked if there was a bond issued when the property was demolished. Ms. Simon said no. Mr. Moyer asked who the current owner of the property is to which Ms. Simon said it was owned by 4 & Hopkins LLC which is identified as a Mark Hunt company. It was then determined that Ms. Thompson lived within 300 feet of the property and would be conflicted. She left the room for the remainder of the item discussion. Commissioner Moyer took over as Chair. Mr. Fornell asked if staff believed the majority of the buildings’ demise occurred during the previous ownership or the current ownership. Ms. Simon said that it has definitely gotten further but could not say when exactly the current conditions took a dive. She did say that no matter when the deterioration started, it is the current owner’s responsibility. Mr. Fornell then asked about the current status of communication between staff and the owner and if the owner was amenable to repairs. Ms. Simon said she had received a letter from Mr. Hunt stating that they intended to care for the building, but she was still concerned as there has been no evidence of that. Ms. Pitchford said that after reviewing the packet a few times, it seemed that there had been multiple attempts to encourage the care and upkeep of the structure. She was fully in support of this petition. Mr. Warwick asked when the last communication or attempt to request repairs was made and if it had been since the most recent 2023 inspection. Ms. Simon said that staff had not followed up with the applicant after that inspection and had moved to this process due to an apparent lack of action on the owner’s part. MOTION: Ms. Pitchford motioned to approve the Petition to Chief Building Official regarding Demolition by Neglect. Ms. Surfas seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Mr. Warwick, yes. 5-0 vote, motion passes. Ms. Thompson reentered the meeting. COMMISSION MEMBER COMMENTS: Mr. Moyer asked staff again to encourage applicants to provide some massing details with any application. Providing models, either computer or physical, with neighborhood context is of utmost importance. Ms. Simon responded to Mr. Moyer’s request by stating that the code requires certain visual representations of a project but does not say a model is required. Models can be encouraged, but she did not believe they were in a position to require it. There was some discussion about what type of representations are helpful to members related to context of projects. Ms. Pitchford voiced her concerns about the new two step process for 100% affordable housing projects where a historic asset is involved. She is very frustrated with it. She suggested a work session with City Council. REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 28TH, 2023 Ms. Johnson said that a work session would be the appropriate avenue for addressing any concerns, but if they are suggesting to make code amendments, that would involve a much different process. Ms. Thompson handed out a draft letter she had written to City Council addressing concerns about the new Land Use Code regarding 100% affordable housing projects. She was not if favor of going to Council asking for a code amendment. While the new code section related to these types of projects was heard and approved by HPC last summer, she believed some more discussion and direction from City Council would be helpful moving forward. She suggested requesting a work session with Council. She then described some of the content of the letter. There was some discussion between members about the situation they find themselves in regarding these types of projects and that it would be helpful to have Council involved. They also discussed the best way to have all members review the letter and Ms. Johnson gave suggestions on how to accomplish this in light of open meetings law and also the best way to get the letter to Council. Mr. Fornell supported sending the letter to Council and meeting with them to discuss the competing goals of affordable housing and historic preservation raised by the new code. Ms. Pitchford and Mr. Moyer both agreed with Mr. Fornell. Mr. Moyer suggested if they were going to meet with Council that they also request a work session with the Parks Department to discuss issues related to trees in town that can and have caused damage to historic structures. Ms. Surfas and Mr. Warwick had no additional comments but supported the letter requesting a work session. The members present acknowledged they had a majority supporting the letter and decided to move forward with sending it to Council. MOTION: Ms. Thompson motioned to direct staff to facilitate the letter they have discussed to City Council requesting a work session. Ms. Pitchford seconded. There was some discussion about the potential process for this. Ms. Thompson then amended her motion to direct staff to send the letter to City Council and pending Council’s willingness, to have the City Manager coordinate and schedule a work session. Ms. Pitchford seconded the amended motion. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 6-0 vote, motion passes. As a new member, Mr. Warwick introduced himself and described his background and experience. ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Mr. Moyer seconded. All in favor; motion passes. ____________________ Mike Sear, Deputy City Clerk