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HomeMy WebLinkAboutminutes.hpc.20250122 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 22, 2025 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Barb Pitchford, Riley Warwick and Kara Thompson. Absent were Jodi Surfas, Dakota Severe and Kim Raymond. Staff present: Gillian White – Principal Preservation Planner Stuart Hayden – Planner - Historic Preservation Haley Hart – Long-Range Planner Luisa Berne, Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Ms. Thompson moved to approve the 10/23/24 minutes. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 4-0, motion passes. Ms. Thompson moved to approve the 11/13/24 draft minutes. Ms. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 4-0, motion passes. PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: None DISCLOSURE OF CONFLICTS OF INTEREST: None PROJECT MONITORING: Mr. Hayden displayed the project monitoring assignments. He also mentioned that he would be compiling an update on all the project monitoring assignments that detailed which are in permit and which are not, to be presented at the next meeting. STAFF COMMENTS: Ms. White informed the members that the City’s Parks Department had come to the HP staff regarding the replacement of the Wagner Park playground as it lies within the Commercial Core Historic District. She went over some the details of the proposed replacement and noted that it would be going through the Public Project administrative review process but would come before HPC for a recommendation. Ms. Hart informed the members of a few upcoming code changes. The first was a recommended change of the Planning & Zoning meeting date to the first and third Wednesday of each month. She then introduced an information memo outlining staff’s response to Proposition 122. Ms. Berne noted that Proposition 122 was related to the State’s approval of Natural Medicine and its regulation. She mentioned that the State only allows a local municipality to regulate the “time, place and manner” or basically the when, where and how. Ms. Hart continued that City Council directed staff to add this use into the Code under the existing “Office Use” category which narrows the “place” further into the Commercial Core zone district. She also noted that the State had already created a 1,000-foot buffer from any schools or daycare facilities. She then showed a map of the zone districts. REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 22, 2025 CERTIFICATE OF NO NEGATIVE EFFECT: None CALL UP REPORTS: None SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Berne confirmed that public notice was completed in compliance with the Code as needed for agenda item. NEW BUSINESS: 337 Lake Ave – Certificate of Appropriateness for Major Development Applicant Presentation: Sara Adams – Bendon Adams Before Ms. Adams began her presentation, she noted that they had brought a 3D model of the property. Some of the members got up for a closer look. Ms. Adams then began her presentation by introducing some of the support staff on the project as well as the owners. She then described the location of the vacant lot of 337 Lake Ave. next to 335 Lake Ave. which came before HPC recently. She noted the request tonight is Conceptual Major Development Review to develop a single-family home on the lot. She said it was planned as a single-story home that would be just under 1,100 square feet. She said that the application was compliant with the R6 zone district, the residential design standards and compatible with the neighborhood. She then showed an overhead photo of the lot and surrounding area, noting quite a few historic properties nearby. She went on to detail the historic lot split that occurred in 2005 including the square footage and allowable floor are for each lot. She noted that Lot “B” (337 Lake Ave.) had an allowable floor area of 1,700 square feet. She said that they are proposing about 600 square feet under that max floor area. She went over the site plan and described some of the details of the proposed development, noting that most of the existing trees on the property will remain. She also detailed the required front and side yards setbacks and a few other items in the plans, including a parking space, the general layout of the interior space of the building and roof details. She noted that the proposed height of about 15 ½ feet would be about nine feet under the maximum allowed. She continued by going over the elevations and proposed exterior materials and fenestration. She concluded her presentation by going over some of the relevant historic design guidelines related to this project and building and noted that they felt all were met. Ms. Thompson asked about the siding style. Ms. Adams it would be a lap siding to match the neighboring historic property. Mr. Moyer asked what sides of the property the fence would be. Ms. Adams said that the fence would be on 3rd Street but not on Lake Ave. Ms. Thompson asked if the existing retaining wall at the front of the house proposed to be replaced. Ms. Adams said it would be replaced in the same fashion and with the same materials as 335 Lake Ave. Staff Presentation: Gillian White – Principal Preservation Planner Ms. White started her presentation by reviewing the location of the property and showed an overhead photo. She showed the site context of the existing historic resource at 335 Lake Ave. and the vacant lot at 337 Lake Ave. She noted that after their review of the historic preservation design guidelines, staff found that most of them to be met. She went over the details of a few of them as listed in the staff REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 22, 2025 memo. She noted that a few of the guidelines dealing with materials, landscaping and lighting would be reviewed at final. She finished by stating that staff is recommending approval of the conceptual review. Public Comment: None Board Discussion: Ms. Thompson opened discussion by stating that she felt that this project did a great job of addressing the guidelines and was in support of the conceptual review and resolution. Ms. Pitchford commented that it was a relief to see a project that meets that guidelines and doesn’t take all the available square footage. She felt the mass and scale were very reasonable and she was very happy with the project. Both Mr. Warwick and Mr. Moyer echoed the previous comments and were both supportive. MOTION: Ms. Thompson moved to approve the next Resolution in the series. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 4-0, motion passes. Election of Chair and Vice-Chair: Ms. Pitchford moved to retain Ms. Thompson as Chair. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 4-0, motion passes. Mr. Moyer moved to retain Ms. Raymond as Vice-Chair. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Ms. Thompson, yes. 4-0, motion passes. ADJOURN: Ms. Thompson moved to adjourn the regular meeting. Mr. Pitchford seconded. All in favor, motion passes. ____________________ Mike Sear, Deputy City Clerk