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HomeMy WebLinkAboutminutes.hpc.20250813 REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 13TH, 2025 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Jodi Surfas, Kim Raymond and Kara Thompson. Absent were Barb Pitchford, Dakota Severe and Duncan Clauss. Staff present: Gillian White – Principal Preservation Planner Haley Hart – Long Range Planner Emmy Garrigus – Lodging & Commercial Core Program Manager Luisa Berne - Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the draft minutes from June 3rd, 2025. Ms. Thompson seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Raymond, yes; Ms. Thompson, yes. 4-0 vote, motion passes. PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: Ms. Raymond suggested that the commission start having site visits for all the major development projects that come before them. Ms. White noted that HPC could not require site visits, but they can request them of the applicants. Ms. Berne said that HPC could formalize a standing site visit request of all major development items by voting on a Resolution to that effect. Mr. Moyer let the members know of a neighborhood meeting regarding the apartment building at 404 Park Ave. that has been sitting empty for years. He said that the meeting was going to be about asking the City to work with the developer to take it down. DISCLOSURE OF CONFLICTS OF INTEREST: None PROJECT MONITORING: None STAFF COMMENTS: Ms. White noted that the next meeting would include a potential ethics training session from the attorney’s office as well as administrative updates on Project Monitoring and Certificates of No Negative Effect. She also noted that the Community Development Department had extended an offer to an applicant for the Historic Preservation Planner position and that they had accepted the offer. She also mentioned that the Armory Ordinance was passed by City Council on Second Reading at the previous City Council meeting. 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 the first agenda item. REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 13TH, 2025 SUBSTANTIAL AMENDMENT: 135 E Cooper Ave. – Substantial Amendment – PUBLIC HEARING Applicant Presentation: Chris Bendon – Bendon Adams Mr. Bendon noted that he was filling in for Sara Adams for this presentation. He introduced Mr. Cristof Eigelberger from Eigelberger Architecture and Design and began the presentation by stating that this project was continued from the June 25th HPC meeting and that it dealt with metal roofing shingles that were proposed to replace the existing wood shingle roofing on the two historic resources. He said that this request was in response to the current fire protection and related insurance issues. He noted that the applicant’s home in California was lost to the recent fires there. Mr. Bendon moved on showing some historic pictures of the resource from 1963 with the wooden shingles. He said that these photos were used to help replicate the dimensions and textures of the proposed metal shingles. He went on to detail the roof plan, highlighting the areas on the historic resource where this proposed shingles would be installed and noted that the new addition on the property would have the previously approved Freedom Grey metal shingle installed. Next Mr. Bendon reviewed historic preservation guidelines 7.7 and 7.8 and went over why they believe the proposal aligns with them. He presented a rendering showing the differentiation between the two metal roof materials on the historic resources and new addition. He noted that the conditions in the resolution were acceptable to the applicant and acknowledged that they have staff support. He then turned it over to Mr. Cristof Eigelberger to go over the details of the proposed metal shingle material. Mr. Eigelberger noted that at the last hearing they were proposing a copper shingle that was similar to the Freedom Grey material approved for the new addition. He presented a sample of the metal material for the historic resource that would be stamped with a texture that would look similar to a wooden shingle and would have an ultra-matte finish. He also noted that the color would be similar to an aged wooden shingle. He detailed the manufacturing and installation processes for the shingles. While the HPC members inspected the samples, there was some discussion about how the shingles may weather and patina over time. Mr. Eigelberger said that they were looking for feedback from the HPC members regarding the texture and coloring. Mr. Moyer asked if all the processes in creating the shingles were chemical and that they would not be applying a clear coat. Mr. Eigelberger said that as of now, the plan was not to apply any clear coat. Staff Presentation: Gillian White – Principal Preservation Planner - Historic Preservation Ms. White began her presentation by describing the location and some history of the property as outlined in the staff memo. She showed a picture of the current proposed metal shingle next to a typical newer wood shingle and noted that staff found that this application for a substantial amendment partially meets the relevant historic preservation guidelines. She said that the updated roofing material appears similar to the original roofing in both style and physical qualities, including the sizing, but that staff was unsure how the custom material will age over time. She continued going over staff’s evaluation as outlined in the staff memo. Ms. White concluded by stating that staff is recommending approval with conditions listed in the staff memo and the draft resolution. Ms. Raymond asked why the historic wooden shingles on the belly band section were being replaced. Ms. White noted that they were mostly deteriorating and were to be replaced in kind. REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 13TH, 2025 Public Comment: None Board Discussion: Ms. Thompson thanked the applicant again for all their work and research and the samples they created. She agreed with staff and the conditions in the resolution. She felt the HPC would see more roofing material discussions in the future, and this would be a good example of how they can adapt the guidelines to meet the new fire issues. The other three members also agreed with staff and the conditions. Mr. Moyer commented on the timeframe for copper to patina in our area and thanked the applicant for their efforts in adding texture to the metal shingles. He felt that once patinaed, the roof would be a nice shade of brown. MOTION: Ms. Thompson moved to approve the next resolution in the series with conditions as written. Ms. Raymond seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Raymond, yes; Ms. Thompson, yes. 4-0, motion passes. NEW BUSINESS: - HPC Recommendation for Short-Term Rental Policy Updates Staff Presentation: Haley Hart – Long Range Planner; Emmy Garrigus-Oliver - Lodging & Commercial Core Program Manager Ms. Hart stated that this was a presentation on a series of proposed updates to the Short-Term Rental Code and that a formal recommendation from HPC was part of the code amendment process. Ms. Garrigus-Oliver went over the background of the Short-Term Rental Program and the various City Council Resolutions and Ordinances that have shaped the program over the years, as noted in the staff memo. She noted that they are now looking at some further fine tuning of the Code language through amendments related to the program operations and Short-Term Rental Permit requirements. She said that these amendments have mostly been initiated by feedback from the community and City Council. She also mentioned that prior to 2022, Short Term Rentals were largely underregulated and when creating the new regulations, staff established three permit types: one for long term locals, one for second homeowners and investment properties, and another for units in established lodges. She described each permit type including their respective limitations and current permit caps as well as the current permitting and renewal processes. Responding to a question from Mr. Moyer about the number of permits held by out-of-town entities, Ms. Garrigus-Oliver went over some of the permit data and percentages, including the total number of permits, percentages of each of the three types and information of the current waitlists in certain zone districts. Ms. Garrigus-Oliver moved on to the proposed updates to the code and described each on a high level, noting that more detailed information was outlined in the staff memo and redlined Code sections included in the agenda packet. Ms. Garrigus-Oliver concluded by going over the timeline of the upcoming steps in this process. Board Discussion: Ms. Raymond felt the proposed changes make sense. Ms. Thompson asked if City Council had given feedback on the topic of permit caps for the Classic permit in the R/MF zone district and wanted to change the cap or was it just from feedback from property REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 13TH, 2025 owners. Ms. Garrigus-Oliver noted that they had received feedback from many people and had brought the idea up in a work session with City Council in February but had not been given direction yet. Ms. Thompson asked how many people were on the waitlist for this permit type in the R/MF district. Ms. Garrigus-Oliver said she believed there were 54. Mr. Moyer asked if staff felt that they had responded to the feedback they have received in crafting these proposed changes. Ms. Garrigus-Oliver said that she hoped so. There was then a discussion about the broader topic of short-term rentals and their effects on communities around the world and the availability of long-term rental options. Ms. Hart felt that the creation of the City’s Short-Term Rental program was a direct reaction to these concerns in the community and that the data and information collected over the past few years gives the City a much better understanding on the topic. She hoped that all that has been done has helped visitors have a better understanding of their impact on the community. Mr. Moyer then asked if staff had been in contact with other communities in Colorado that have similar short term rental issues and or programs. Ms. Garrigus-Oliver said that they do communicate with other short-term rental operators to bounce ideas off each other and learn from best practices. There was a short discussion about housing affordability in Aspen and the effect short-term rentals have on it. MOTION: Ms. Raymond moved to approve the resolution as written and presented. Mr. Moyer seconded. Ms. Thompson wanted to amend the motion to include a recommendation that the cap on Classic permits in the R/MF zone district not be removed. Ms. Raymond accepted the amendment. Mr. Moyer seconded the amendment. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Raymond, yes; Ms. Thompson, yes. 4-0, motion passes. ADJOURN: Ms. Thompson moved to adjourn the regular meeting. Mr. Moyer seconded. All in favor, motion passes. ____________________ Mike Sear, Deputy City Clerk