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HomeMy WebLinkAboutminutes.hpc.19980311ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 Meeting was called to order at 5:00 p.m. Present were Suzannah Reid, Mary Hirsch, Susan Dodington, Gilbert Sanchez and Heidi Friedland. Excused were Roger Moyer, Jeffrey Halferty and Melanie Roschko. 930 KING STREET - CONCEPTUAL - LOT SPLIT Chairperson Suzannah Reid opened the public hearing, no public comments. MOTION: Mary moved to continue the public hearing and conceptual development of 930 King Street to March 25, 1998; second by Gilbert. All in favor, motion carried. TIPPLE INN - DISCUSSION OF INVENTORY Amy Guthrie, planner relayed to the HPC that this is a request to add the Tipple Inn to the inventory of historic sites and structures. The inventory is usually addressed once every five years. It is to evaluate all structures, bridges and cemeteries to determine whether they still have their integrity or if other parcels etc. should be added to the list. The process is lengthy. The inventory is scheduled for 1999 and Staff feels the Tipple Inn should be addressed at that time with the greater study mostly because the building doesn't represent much about mining history anymore than it represents 1950's salvaging older structures. Francis Krizmanich, consultant for the owner Gary Jackobs who owns unit 12 of the Tipple Inn building relayed to the HPC that being on the inventory would help make sure historic considerations are taken into account in review of the Tippler development which effects Jackobs. The tipple shows the development of the ski town and the historic mine. It is clearly over 50 years old. Jack Crawford, member of the board of managers of the Tipple Inn. He is elected to represent all 12 owners. The board of managers is opposed to any historical designation of the Tipple Inn. Of the 12 owners only one is ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 interested in historical designation, Gary Jackobs. Due to the numerous changes of the building over the years there are no historical architectural features remaining. Kenny Moore built the building is it is not a Fritz Benedict building at all. The first three units were built in 1956 then the next six units were started in 1963 and completed in 1964. In 1964 Sep Kessler bought the building and built the third story. The building in its present stated was finished in 1965. Patios and hot tubs were added. The exterior was changed many times throughout the years. Property Manager, Doug Niehaus stated that he talked with the other homeowners and they are not in favor of designation. He also stated that the noise from the dance hall is unbearable at times. Staff pointed out that the Tippler is well into the public review process and there is no protection for an adjacent property owner unless you are in an historic district. Francis relayed that two other property owners were at the growth management meeting and were in favor of historic designation. HPC members need more information on what the impacts would be on the property and were in favor of holding the Tipple Inn inventory process until next year. Members felt it is an interesting building and on its own merits would deserve analysis. Francis stated that the urgency is the development next door and its impacts on the tipple. If they wait for the inventory the impacts will already have occurred. Members of the board requested further information. MOTION: Gilbert moved to table the Tipple Inn discussion until the March 25th meeting; second by Mary. All in favor, motion carried. 712 W. FRANCIS - PARTIAL DEMOLITION 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 Greg Pickerell from Vickery architects presented. The request is for an ADU above the garage and creating a two car garage space and a basement for storage, exercise and laundry. Some excavation would take place under the existing house. A wrought iron fence is proposed for the property but is not in the packet. The proposal is to raise the roof to a 7 foot 2 plate height exterior wall to add more headroom in order to make the space livable. They also propose to remove the existing porch and do a wrap around porch. Amy Guthrie, planner informed the HPC that the ADU will be reviewed by the P&Z and a rear yard setback will be requested. HPC cannot grant the variance because it is not an historic landmark. In summary the request is to remove part of the rear of the building and add a new garage and accessory dwelling unit. Partial demolition of the roof is proposed in order to change the existing dormers. Staff is in favor of extending the dormer somewhat but definitely not in favor of the continuous dormer on both sides of the house as it would not have been on the house historically. The window on the west side that is proposed to be changed to two double hung should not be removed as it is an historic window and staff is opposed to the wrap around porch. Information on how the building will be protected during excavation needs to be provided. Gilbert asked for clarification of the shed dormer on the east side which is a gabled changed to a shed dormer. Greg indicated that the change is needed for interior wall space. Gail Hughes, owner affirmed that the historic window will not be removed. on the west elevation. The board had consensus about the partial demolition for the ADU. There were concerns about the length of the gables and they also felt that the wrap porch was not appropriate on the little house but possibly something else could be done on the side that would allow some coverage. MOTION: Gilbert made the motion to approve the following aspect of the partial demolition application for 712 W. Smuggler St. with conditions: 1. The partial demolition requested for the new garage/ADU addition, and the design of the addition is approved. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 2. The partial demolition needed to replace the gabled dormer on the rear of the east side of the roof may be replaced with a shed dormer to match the one on the west side of the roof or an additional restudy could be considered. 3. Two new double hung windows may be added on the west side of the house as shown, but the existing historic double hung window may not be replaced with a pair of double hung windows. 4. Information should be provided from a structural engineer as to how the building will be protected during excavation for review and approval by HPC. 5. Drawings should be modified to show the existing second entry door to remain. For clarification the east side dormer can be made to look like the west side or the applicant can return with revisions. There is no review over the fence since the property is not a landmark. All that needs adhered to is the zoning regulations. Motion second by Mary. All in favor, motion carried. 950 MATCHLESS DRIVE - PARTIAL DEMOLITION Amy Guthrie, planner relayed to the HPC that this property is on the historic inventory. There are a group of four house all of which were moved to this site to make an historic neighborhood. The proposal is to partial demolish an existing garage that is on the property that is not historic. It is detached from the house and was built in 1987. They want to add an ADU above the garage. The only issues are the windows as they violate Ord. #30. In this particular case because of the overall scale of the building staff feels the variance should be granted. Kim Raymond presented and the proposed size of the ADU is 680 square feet and the proposal is for the demolition of the south wall which enables it to be extended three feet for the ADU. It would still be under the maximum ADU. MOTION: Mary moved to approve the partial demolition application for 950 Matchless Drive including a variance from the "Residential Design Standards'" related to the "volume" standard; second by Susan. All in favor, motion carried. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 101 E. HALLAM ST. WORKSESSION No minutes MOTION: Mary moved to adjourn; second by Gilbert. All in favor, motion carried. Kathleen J. Strickland, Chief Deputy Clerk 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF March 11, 1998 930 KING STREET - CONCEPTUAL - LOT SPLIT .......................................................................... 1 TIPPLE INN - DISCUSSION OF INVENTORY .................................................................................. 1 712 W. FRANCIS - PARTIAL DEMOLITION .................................................................................... 2 950 MATCHLESS DRIVE - PARTIAL DEMOLITION ...................................................................... 4 6