HomeMy WebLinkAboutagenda.hpc.20250409AGENDA
ASPEN HISTORIC PRESERVATION
COMMISSION
April 9, 2025
4:30 PM, City Council Chambers -
3rd Floor
427 Rio Grande Place
Aspen, CO 81611
I.ROLL CALL
II.MINUTES
III.PUBLIC COMMENTS
IV.COMMISSIONER MEMBER COMMENTS
V.DISCLOSURE OF CONFLICT OF INTEREST
VI.PROJECT MONITORING
VI.A HPC Project Monitoring Reports
VII.STAFF COMMENTS
VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
VIII.A HPC Certificates of No Negative Effect
IX.CALL UP REPORTS
IX.A HPC Call Up Reports
X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XI.SUBSTANTIAL AMENDMENT
XII.OLD BUSINESS
XIII.NEW BUSINESS
HPC Project Monitoring Reports20250409.pdf
HPC Certificates of No Negative Effect.20250409.pdf
HPC Call Up Reports.20250409.pdf
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XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
(1 Hour, 15 Minutes for each Major Agenda Item)
1. Declaration of Conflicts of Interest (at beginning of agenda)
2. Presentation of proof of legal notice (at beginning of agenda)
3. Applicant presentation (10 minutes for minor development; 20 minutes for major
development)
4. Board questions and clarifications of applicant (5 minutes)
5. Staff presentation (5 minutes for minor development; 10 minutes for major
development)
6. Board questions and clarifications of staff (5 minutes)
7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair)
8. Close public comment portion of hearing
9. Applicant rebuttal/clarification (5 minutes)
10. Staff rebuttal/clarification (5 minutes)
End of fact finding. Chairperson identifies the issues to be discussed.
11. Deliberation by the commission and findings based on criteria commences. No further
input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if
there is a factual error to be corrected. If the item is to be continued, the Chair may
provide a summary of areas to be restudied at their discretion, but the applicant is not to
re-start discussion of the case or the board’s direction. (20 minutes)
12. Motion. Prior to vote the chair will allow for call for clarification for the proposed
resolution.
Please note that staff and/or the applicant must vacate the dais during the opposite
presentation and board question and clarification session. Both staff and applicant team
will vacate the dais during HPC deliberation unless invited by the chair to return.
Updated: March 7, 2024
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Project Monitoring Reports
Historic Preservation Commission April 9, 20243
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Kara Thompson 300 E. Hyman Change Order Under Review
201 E. Main Temporary Certificate of Occupancy Issued
333 W. Bleeker Change Order Issued
Skier’s Chalet Steakhouse Building Permit Under Review
720 E. Hyman Change Order Under Review
304 E. Hopkins Change Order Under Review
312 W. Hyman Building Permit Issued
520 E. Cooper Building Permit Issued
1020 E. Cooper Building Permit Under Review
110 W. Main, Hotel Aspen Change Order Issued
Lift 1 ski lift Building Permit Under Review
134 E. Bleeker Closed
Roger Moyer 227 E. Main Change Order Issued
135 E. Cooper Change Order Under Review
Skier’s Chalet Lodge Building Permit Under Review
202 E. Main Building Permit Under Review
611 W. Main Building Permit Under Review
132 W. Hopkins Building Permit Issued
500/510 E. Durant Building Permit Issued
211 W. Main Temporary Certificate of Occupancy Issued 4
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Jodi Surfas 202 E. Main Building Permit Under Review
611 W. Main Building Permit Under Review
602 E. Hyman Building Permit Issued
820 E. Cooper Building Permit Under Review
227 E. Bleeker Change Order Issued
Unassigned 304 E. Hopkins Change Order Under Review
233 W. Bleeker Building Permit Issued
214 W. Bleeker Building Permit Under Review
128 E. Main Building Permit Issued
414-420 E. Cooper, Red Onion/JAS Building Permit Issued
Barb Pitchford 121 W. Bleeker Building Permit Under Review
312 W. Hyman Building Permit Issued
132 W. Hopkins Building Permit Issued
214 W. Bleeker Building Permit Under Review
630 W. Main Building Permit Under Review
420 W. Francis Changer Order Under Review
135 W. Francis Land Use Approved
227 E. Bleeker Change Order Issued
215 E. Hallam Land Use Approved 5
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Kim Raymond 630 W. Main Building Permit Under Review
205 W. Main Land Use Approved
216 W. Hyman Building Permit Issued
335 Lake Ave.Building Permit Under Review
434 E. Cooper, Bidwell Change Order Under Review
Unassigned
420 W. Francis Change Order Under Review
400 E. Cooper Change Order Issued
414-420 E. Cooper, Red Onion/JAS Building Permit Issued
134 E. Bleeker Closed
Dakota Severe 434 E. Cooper (Bidwell)Change Order Under Review
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4
E
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C
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A
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- Installing snow-melting tubing under the concrete
sidewalk and historic pavers on the east side of 434 E.
Cooper Ave. and under historic Pedestrian Mall pavers
for the five feet immediately south.
7
21
1
W
.
M
a
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n
S
t
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- Installation of Mail Boss Quadruple Mail Manager
locking mailbox and post at intersection of front
walkway and sidewalk.
8
82
0
E
.
C
o
o
p
e
r
A
v
e
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- Increasing the height of the
sliding doors and lowering the
height of the gable-end windows
on the second story of the south
facade of the new addition.
9
82
0
E
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C
o
o
p
e
r
A
v
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- Installing a roof vent in
the northeast corner of
the historic resource
- Installing chimney on
the east instead of the
west slope of the
historic front-gable roof
- Installing black snow
guards to the east side
of historic resource
10
82
0
E
.
C
o
o
p
e
r
A
v
e
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- Installing a planter
box on the patio east
of the connector and
spiral staircase
- Removing the water
closet window from
the second story of
the west facade of the
new addition
11
12
8
E
.
M
a
i
n
S
t
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- Installing TRA Snow and Sun Snow
Brackets, matching existing, to slope
above mechanical equipment on
north side of the north building.
12
33
3
W
.
B
l
e
e
k
e
r
S
t
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- Maintaining previously installed new ridge beam for which historic rafters were
altered in the historic outbuilding
- Maintaining previously installed new fenestration framing for which historic
Framing members were
altered in the historic
outbuilding.
Maintaining previously installed new beams
and rafters for which historic rafters were
altered in the historic primary building
13
33
3
W
.
B
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.
historic framing
members were
altered in the historic
primary building
- Maintaining
previously installed
new studs, blocking,
and other framing
elements for which
historic framing
members were
altered in the historic
primary building
-Maintaining previously installed new fenestration framing for which historic
framing members were altered in the historic primary building
-Maintaining previously installed new steel structural diaphragm for which historic
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3
W
.
B
l
e
e
k
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t
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- Applying a self-
adhering
waterproofing
membrane with
mastic on the
bottom two feet
of historic
framing material
on the east and
north walls of the
garage.
Conditions:
- No additional alteration to historic material may occur without approval explicitly
permitting said alteration.
- Inspections by
HP staff must
periodically occur.
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- Extending the exterior
wall on the west façade to
enlarge the bottom stair
landing to meet Building
Code.
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2
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H
y
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a
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- Installing closed-cell
spray-foam insulation
instead of rigid foam and
batt insulation in all
framed walls of the historic
resource consistent with
the attached drawing
AP
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PR
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2X4 FRAMING (EXISTING)CLOSED CELL SPRAY FOAM
b
EX
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2X4 FRAMINGBATT INSULATION
b
SHEATHING
SHEATHING (EXISTING)
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H
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Conditions:
-A stucco/drainable house wrap or the like must be installed between the spray
foam and all historic material
-A HP inspection of the wrap must be completed prior to the spray foam
installation.
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4
-418
E.
C
o
o
p
e
r
A
v
e
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- Changing approved
sandstone pavers in
front of 414-416 E.
Cooper Ave. to
exposed aggregate
concrete and a gray
concrete band.
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41
4
-418
E.
C
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A
v
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Conditions:
- HP Staff to assess
paint removal tests.
- HP Staff to assess
and document
structures after paint
is removed.
- The back side of the
Red Onion shall not
be painted.
- Brick repairs require
separate approval.
- Removing existing paint with a chemical stripper.
- Limewashing brick and painting wood.
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0
E.
C
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- Removing existing paint with a chemical stripper.
- Repairing masonry.
- Repainting masonry.
Conditions:
- HP Staff to assess paint removal tests.
- HP Staff to assess and document structures after
paint is removed.
- The back side of the Red Onion shall not be
painted.
- Brick repairs require separate approval.
- Staff strongly encourages and recommends that
the Red Onion building NOT be painted again.
Staff encourages the applicant to explore
alternatives such as a red tinted lime wash.
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M
a
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t
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- Replacing the
existing, non-
historic sliding
window on the west
facade of the
historic resource
with an in-swinging
French casement
window
Conditions: Existing casing and sill nosing is to be
maintained in place except where missing or
degraded beyond repair.
22
Certificates of No Negative Effect
Historic Preservation Commission April 9, 202423
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5
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B
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Replacing 5 non-historic wood
windows in kind.
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0
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G
a
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e
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- Brick testing (Shear, Deformability, Mortar Flexural Bond
Strength, and Anchor)
- Repointing where mortar is disturbed
- Interior brick replacement where brick fails
Conditions:
- Testing locations TBD
on site with HP staff
- Mortar mixture to be
reviewed/approved on
site with HP staff
- Replacement brick to
be reviewed/approved
by HP staff 25
32
0
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H
y
m
a
n
A
v
e
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- Installation of a black metal
and acrylic theater sign
with interior
Condition:
Lighting
must be
subtle and
concealed,
complying
with Sec.
26.510.070
and 26.512.
lighting on
the south
façade of the
elevator
shaft.
26
41
4
N
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F
i
r
s
t
S
t
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- Installation of backyard putting green with regrading not to exceed 2 feet.
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1
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H
o
p
k
i
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s
A
v
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- Installation of a hot tub at least 4-feet west of the historic resource, and at least 5-
feet-6-inches behind (south of) the front façade of, the historic resource and
behind (south of) the existing west side yard fence.
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-Enlarging the awning
-Adding halo lighting
to the pin-mounted
sign letters
-Painting all metal
fenestration frames
and pin-mounted
signs black
40
0
E
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H
y
m
a
n
A
v
e
.
,
B-20
1
-B-20
2
,
B
-30
1
-Replacing door and sidelight with a window atop a brick bulkhead
-Replacing the awning, sign and light fixture with an extended awning, and
repairing the brick.
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40
0
E
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H
y
m
a
n
A
v
e
.
,
B-20
1
-B-20
2
,
B
-30
1
- Replacing rooftop mechanical units with two HVAC units on existing dunnage and
one packaged rooftop unit.
- Replacing the
chamfered corner
entry paver with
honed black granite
and painting the logo
inlay black
Condition: Relocating
the existing signs to
the cornice is not
approved. 30
10
9
N
.
S
e
c
o
n
d
S
t
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Installing a 5-foot-
tall, red-cedar-
picket-on-
blackened-steel-
rail fence on the
south side yard of
the historic
resource.
Condition: Spacing between the pickets must be at least
1/2 the width of the picket, or the fence boards must be
staggered on either side of the fence rail to avoid
blocking public views of the resource; and, the fence
must not attach/connect to the historic resource.31
Call Up Reports
Historic Preservation Commission April 9, 202432
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7
L
a
k
e
A
v
e
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335 LAKE AVE.
existing historic resource (Lot A)
337 LAKE AVE.
proposed development (Lot B)
Lot A
Lot B
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