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HomeMy WebLinkAboutminutes.hpc.20251022 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 ROLL CALL Chair Thompson called the meeting of the Aspen Historic Preservation Commission to order. Also present were Commissioners Barb Pitchford, Dakota Severe, Duncan Clauss, Kim Raymond, Roger Moyer, and Jodi Surfas who arrived at 4:37pm. Staff present: ● Gillian White - Principal Preservation Planner ● Luisa Berne - Assistant City Attorney ● Ben Anderson - Community Development Director ● Tracy Terry - Deputy City Clerk MINUTES Draft Minutes - 9/23/25 Chair Thompson made a motion to approve the minutes from the September 23rd, 2025 meeting, which was seconded by Commissioner Moyer. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 6-0, motion passes. PUBLIC COMMENTS No public comments were made on items not on the agenda. COMMISSIONER MEMBER COMMENTS Commissioner Pitchford inquired about meeting dates, confirming that only the 12th would be held in November, and no meeting would occur on the 26th. She also asked about the qualifications for serving on the Historic Preservation Commission. Ms. White explained that as a certified local government (CLG), there are specific requirements for commission membership. More than 40% of commission members must have relevant education or experience in fields such as architecture or history. Ms. White offered to send the specific CLG standards and criteria to Commissioner Pitchford. Commissioner Severe shared that when she applied for the commission, there were recommended background qualifications, and applicants had to submit resumes. Commissioner Pitchford explained that she was asking because a community member who volunteers for the Aspen Historical Society was told they were not qualified because they couldn't read blueprints. She expressed confusion about this reasoning. Ms. White clarified that while passion for history is valuable, the commission needs to maintain a balance of qualified professionals to keep CLG status. She explained that City Council is aware of these requirements when making appointments. Ms. Berne requested that commissioners refrain from passing notes during the meeting as it is a public meeting and discussions should be conducted openly. Chair Thompson noted for the record that Commissioner Surfas had arrived. DISCLOSURE OF CONFLICT OF INTEREST No conflicts of interest were disclosed. REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 PROJECT MONITORING Ms. White reported that she would provide updates on administrative approvals at the next meeting, covering certificates of no negative effect and substantial amendments from the past two months. She informed the commission that two call-up items (504 West Hallam and 406 West Smuggler) would be taken to City Council on October 28th. Regarding 504 West Hallam, Ms. White explained that the FAR bonus was not included in the final application, so they were unable to make a motion on it. Ms. White updated the commission on ongoing projects: ● The OWL wall has been disassembled per approved plans, with historic bricks retained for recreating the mural ● Work has begun at the Lift 1 Lodge site, with the historic lift disassembled and moved off- site for restoration ● Asbestos abatement has been completed on the steakhouse Commissioner Moyer asked about the shutters on the steakhouse, which were not included in the conditions for retention. Ms. White said that while they couldn't be added to requirements now, she asked the developers to consider repurposing them. Chair Thompson asked about developing blanket language requiring preservation of historic elements discovered during construction. Ms. White agreed to draft language for discussion at the next meeting. Vice Chair Raymond inquired about implementing mandatory site meetings for major developments on meeting days, which Ms. White confirmed could be implemented without requiring a formal resolution. Commissioner Moyer asked about a Victorian house on King Street that was supposed to be reconditioned as part of a project. Ms. White noted she would look into it, as she has taken over many projects from Stewart Hayden who has left the City. STAFF COMMENTS No additional staff comments were presented. CERTIFICATE OF NO NEGATIVE EFFECT ISSUED No certificates were presented. CALL UP REPORTS The call up reports were covered during Project Monitoring. OLD BUSINESS Certificate of Appropriateness for Major Development Final Review and Permitted Use Variance for 337 Lake Ave. Applicant Presentation: Sarah Adams - Bendon Adams Sarah Adams from Bendon Adams presented the final design application for 337 Lake Avenue. She was accompanied by Mike Albert from Design Workshop and Ekram and Mackenzie from Olson REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Kundig. Ms. Adams reminded the commission that this project was approved at the conceptual level in January. Ms. Adams noted that the project includes an approximately 1,100 square foot, one-story single- family home on a vacant lot, created as part of a historic lot split in 2005. The proposal is approximately 600 square feet under the allowable floor area and 10 feet under the maximum height. Ms. Adams detailed site features which include a pathway from Lake Avenue navigating between cottonwood trees, steps to accommodate grade changes with retaining walls, concrete paver pathways, and rain gardens to meet URMP requirements. Mechanical equipment is enclosed with a fence, and there is a patio area with a grill and metal trellis. There is also two-track access from Third Street to a grass-paver parking space and a 42-inch fence along Third Street. Mr. Albert from Design Workshop presented the landscaping plan that consists of lawn areas near Lake Street and under existing cottonwood trees, perennial plantings extending from 335 to 337 Lake, and low shrubs around the building not exceeding 42 inches. The plan includes the preservation of existing trees with additional plantings to fill gaps, a trio of aspens for shade on the south side, and spring snow crabapple trees along the street edge, which do not produce berries. Ms. Adams described the lighting plan with path lights, step lights, simple can lights at the front porch, directional downlights for the patio, and recessed lights in the trellis. For materials, the proposal includes cedar shingle roofing, stained horizontal wood siding, metal window systems, cedar soffits, and concrete base elements. Ms. Adams also requested a temporary use variance for construction staging to facilitate work on 335 Lake Avenue. This variance aims to utilize the vacant lot at 337 Lake Avenue for staging purposes, which would significantly reduce construction time by approximately 8 months compared to utilizing the right-of-way. Staging on the vacant lot would also minimize neighborhood disruption by keeping heavy equipment and materials off the streets, enhancing safety in this area near the Aspen Institute campus. The project plans include meeting the parks and engineering departments' conditions and have already been issued a permit with the staging outlined. By accessing 335 Lake through 337 Lake, the variance allows a better preservation scenario for the historic building at 335 Lake Avenue, avoiding the alternative of raising the structure. Following the presentation, Chair Thompson asked Ms. Adams about planting in the city right of way. Ms. Adams noted that the Parks Department had no comments against it. Vice Chair Raymond asked about the crab apple trees proposed in the rear of the property and wondered about bear issues. Mr. Albert noted that they were a non-fruit bearing variety. Vice Chair Raymond also raised concerns about fireproofing, and Ekram stated that fireproof materials would be included in the assembly behind wood siding and shingles. Commissioner Surfas inquired about the difference between a rain garden and a dry well, to which Mr. Albert explained that a rain garden allows water to percolate into the soil, whereas a dry well channels water deeper underground without standing water. Mr. Albert further explained the differences. Commissioner Severe asked whether plants in the rain garden were native, and it was confirmed that red twig dogwood, suitable for moist soils, would be used. Staff Presentation: Gillian White - Principal Preservation Planner Ms. White presented the staff analysis, confirming the project meets applicable guidelines. She noted the applicant had made minor changes since conceptual review, including rerouting the front walkway, which had been reviewed by referral agencies with no issues. REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Ms. White confirmed that the built-in grill feature is located behind the structure, ensuring it does not intrude on the historic integrity of the site and aligns with guideline 1.10. The chosen materials for the roof, siding, cladding, and fenestration provide a distinction between the neighboring historic resource and this new build. Similarly, the 42-inch fence along the rear of the property, made of horizontal boards spaced to meet guidelines, meets guideline 1.19 due to its transparent quality, allowing views from Lake Avenue to be maintained. This fence's transparency preserves the site's visual connection to its surroundings without negatively impacting the neighborhood's historic context. Additionally, the larger 72-inch screening area around the mechanical equipment, though not technically classified as a fence, does not impact views of the historic resource next door and is considered appropriate given its location and function. The proposed lighting plan includes a mix of recessed step lighting and 1-inch diameter cylindrical path lighting. These choices adhere to guideline 1.14 by minimizing the landscape lighting's visual impact. Additionally, the exterior lighting fixtures are simple in design, meeting guideline 12.3's requirements for form, finish, and scale by maintaining an understated and unobtrusive character throughout the site. Addressing the temporary use variance request, Ms. White highlighted that the applicant took the necessary steps to inform surrounding property owners. Both properties, 335 and 337 Lake Avenue, are under the same ownership. Utilizing the vacant lot for construction staging significantly minimizes disruption to neighborhood activities, aligns with the preservation goals, and enhances public safety by keeping staging out of busy right-of-ways. Notably, construction staging is already in place under an existing permit for 335 Lake Avenue, and this variance request ensures the continuation of preservation efforts with minimal neighborhood impact. Ms. White noted that staff is recommending approval with conditions including changes to the resolution language regarding revegetation requirements, allowing for flexibility if construction on 337 Lake begins shortly after staging is removed. Public Comments: Claude Salter, a neighbor to the south, spoke in support of the temporary use variance, noting it makes the neighborhood more friendly and usable while reducing dangerous traffic on Third Street. Mr. Salter also expressed support for the proposed lighting, mentioning that the brightest light in the area is a city streetlight. She inquired whether the mechanical enclosure fence would have sound dampening qualities, as mechanical units on a neighboring property are noisy. Ms. Adams responded that while the fence was not designed with sound dampening in mind, the owners would be open to considering it, noting they want to be good neighbors. Board Discussion: The commission expressed support for the project. Chair Thompson agreed with the staff's evaluation of guidelines, noting the project's thoughtful and minimal nature. Commissioner Moyer noted the importance of addressing mechanical noise in general. Vice Chair Raymond explained that sound mitigation can be done but it can be challenging due to ventilation needs and setback requirements. Mr. Anderson informed the commission that City Council recently had a work session on electrification of projects, and that code changes related to setbacks and height for mechanical equipment would be coming for HPC review in the first half of 2026. Commissioner Pitchford commended the applicant for respecting the guidelines and felt it was an easy yes from her. REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Commissioner Severe sought confirmation about voting on the resolution that included the highlighted changes presented by staff. Motion: Chair Thompson moved to approve Resolution #12 with the conditions as presented. Commissioner Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 7-0, motion passes. Commissioner Clauss was assigned as project monitor for 337 Lake Avenue. Ms. White reminded commissioners about the next training session scheduled before the November 12th meeting at 3:00 PM, which will focus on design exercises. ADJOURN Chair Thompson moved to adjourn the regular meeting. Commissioner Pitchford seconded. All in favor, motion passes. Mike Sear, Deputy City Clerk _______________________ ** These draft minutes were created with the assistance of AI.