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HomeMy WebLinkAboutminutes.hpc.20070116 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 16. 2007 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.rn. Commissioners in attendance: Alison Agley, Brian McNellis and Sarah Broughton. Michael Hoffman was excused. Staff present: Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk 406 E. HOPKINS (ISIS THEATER) MINOR DEVELOPMENT, COMMERCIAL DESIGN REVIEW AND PARKING VARIANCE (CONT'D MEETING FROM JANUARY 10, 2007 John Worcester, City Attorney thanked the HPC on behalf of the City for continuing the meeting at the applicants request. John said the City realizes that HPC is a volunteer board and they do not normally have NOON meetings. Amy said there are three things under consideration, minor review for exterior changes to the store front windows on the existing building, commercial design review and a parking variance. In terms of the commercial design review those standards call for an air lock for all entries as opposed to adding fabric awnings etc. as an after thought. The applicant has indicated they are not providing an internal air lock and they are representing that they will not come back in the future to request a fabric air lock. A parking variance is needed because more parking will be generated by the retail use than was required by the theatre and they have no way to physically accommodate more parking on the site. HPC waived parking requirements when the theatre was developed ten years ago so staff is recommending that the parking be waived again. That leaves us with the HPC design criteria. In the memo it states that we should promote the idea of restoring the building back to the Victorian fayade. At the last hearing the architect submitted renderings that showed different possibilities with the intent to meet staffs suggestion that we have recessed centered entries in the bays that existed historically. HPC had interest in elevation D. In terms of the pattern of the windows and doors they are historically appropriate in D. The difference is that it places doors out on the street elevation with the windows recessed which is the opposite of what the building was. In plan view D is the correct layout. Staff still recommends the staff proposal which is completely historically accurate. The proposal has centered recessed entries for the retail spaces and restoring one of the existing 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 16. 2007 windows into a door that would be the entry for the Isis Theatre. We have suggested moving the Isis sign so that it actually hangs above the door that you walk into to the theatre. The sign has been moved before. The discussion of the notch was brought up but it is not on the table tonight. If that proposal comes in we will get it on the agenda as soon as possible in order to keep the project moving forward. Jeff Lester, Cunniffe Architects Jeff said they concur with staffs recommendation of adjusting the entry over to the west side of the east bay. There are basically two options that we have. We have a one tenant scheme and a two tenant scheme. The retail scheme would prefer a double door scenario in both the single or double tenant idea but we would agree to accommodate our design based on your recommendation. We also agree that we will relocate the Isis sign as suggested by staff. Amy clarified the staffrecommended elevation. If the applicant doesn't have two retailers one of the bays would stay as a whole row of windows. Jeff said the proposed single retail space follows the footprint of the existing Isis building. Jeffrey asked if all the parties had reviewed a plan with the notch even though it is not on the table at this time. Courtney Lord said he feels they have a design that is acceptable to them and to Aspen Film. We have incorporated a small setback so that the existing building will stand out from the new addition a few feet. The owner of the condominium has also reviewed the plans. Chairperson, Jeffrey Halferty opened the public hearing. Neil Carbank, council to Aspen Film. HPC is without jurisdiction to hear this matter because Aspen Film is not part of the applicant group though Aspen Film under the MOD with the Isis group will own the theater. We have the right to advise the Isis group and consent to applications for the use of the theater but we were not asked for our advice or consent and we saw the plans for the first time after the HPC meeting and we decline to give our consent. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 16. 2007 Chairperson, Jeffrey Halferty closed the public comment section ofthe meeting. Commissioner comments: Alison said she is fine with the proposed staff elevation for the double retail scheme. If we do go back to the original historic fayade we can do the parking variance and the historic window changes. Sarah said she is comfortable with going forward with the proposed elevation for both the double retail and single retail entry. Brian agreed with the proposal as stated by staff. Brian requested an opinion from the City Attorney regarding Neill's comments. John Worcester said with all due respect to my colleague I do not agree that you do not have jurisdiction. The applicant is a contract purchaser of the building with the consent of the owner they have filed this application. Film Fest has some contractual rights under the MOD. Those rights are to be a sub-tenant of the City which will be a sub-lesser of the City's Public Authority. Whatever rights they have are contingent upon a number of things happening in the future; therefore, I do not think they have consent to the application. The MOD requires an application to come forward and HPC has jurisdiction to hear it. Jeffrey agreed with staffs recommendation. The proposal brings the fayade back to the historic resource. We can sign a monitor to look at a single tenant vs. a two tenant scheme. Jeffrey said he is comfortable in supporting the parking variance. One of the successful schemes in this project is the setback of the historic fayade and being able to see that junction. Amy suggested a condition of approval that a more detailed drawing is presented of the store front, i.e. windows and doors before a permit is pulled. MOTION: Sarah moved to approve 406 E. Hopkins (Isis Theater) with the proposed staff elevation for the double retail and modification as clarified in today's meeting for the single retail with the conditions of approval as stated in the memo and adding that approval of store front window and door details be reviewed by staff and monitor; second by Brian. Roll call vote: Sarah, yes; Alison, yes; Brian, yes; Jeffrey, yes. Meeting adjourned at NOON - Kathleen J. Strickland Chief Deputv Clerk 3