Aspen preservation commission criticizes city will to protect historic buildings, cites tax-incentive model

At a meeting of the Aspen Historic Preservation Commission, Commissioner Barb said she is "seriously questioning why the city of Aspen continues to have a historic preservation commission," blaming "a complete and utter lack of will on the city's part" for repeated losses of historic fabric, including the Crystal Palace and changes to the Armory. Barb urged commissioners to explore incentive programs such as California's Mills Act, which she said provides "40% to 60%" annual property tax relief to owners in exchange for preservation commitments.

The commission's comments were echoed by multiple members who described being discouraged by recent projects that, in their view, have eroded historic character and by development teams adept at navigating design and permitting. Commissioners debated whether Colorado tax credits or state-level programs could be adapted; one commissioner suggested outreach to the state preservation office to explore legislative or programmatic options.

Staff member Jillian said the city's preservation guidelines are codified and that the commission has authority to approve or deny applications, but she acknowledged limits on staff capacity and that the agency must balance enforcement with applicants' rights. Jillian pointed to the recent Armory approval at second reading by city council and said the council added several preservation conditions: a comprehensive historic-preservation plan must be submitted with the building permit, full repointing will be required before a certificate of occupancy with mortar and brick to be reviewed by staff and monitors (Cara and Kim), roofing and fenestration details must be agreed in advance, canopies and turf are limited, and other construction details will be evaluated during permit review.

Commissioners described the Armory outcome as a partial victory because the project will be subject to detailed monitoring and additional reviews at permit stage. "We got a ton more than we started in violation of so many things," one commissioner said, while another cautioned that once a project is compromised it is often "over." Staff noted that the project will be subject to the commission's substantial-amendment process if design changes arise.

The discussion also covered outreach and education: commissioners proposed public-engagement strategies, including targeted training and working with the historical society or public events to increase awareness of preservation benefits. Barb said she would be willing to share examples of smaller towns that effectively preserved historic architecture despite limited resources.

Next steps identified at the meeting included compiling feedback on design guidelines via a staff-organized form and considering targeted code or policy changes. The commission also discussed scheduling training sessions with the National Alliance of Preservation Commissions to build expertise and support for future preservation efforts.

The commission adjourned after handling routine administrative items; the Armory will move forward to permit review under the conditions described by staff.