HomeMy WebLinkAboutresolution.hpc.021-1997RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT AT 406
E. HOPKINS AVENUE, THE ISIS THEATER, ASPEN, COLORADO
RESOLUTION NO.~/ , SERIES OF 1997
WHEREAS, the applicant, Isis LLC, represented by Vann Associates and Charles
Cunniffe Architects, has requested significant development approval, landmark
designation, and partial demolition approval for the property located at 406 E. Hopkins
Avenue. The property is on the inventory and is located within the Commercial Core
Historic District; and
WltEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
Standard: The proposed development is compatible in general design,
massing and volume, scale and site plan with designated historic structures
located on the parcel and with development on adjacent parcels when the
subject site is in a "H," Historic Overlay District or is adjacent to an
Historic Landmark.
2. Standard: The proposed development reflects and is consistent with the
character of the neighborhood of the parcel proposed for development.
Standard: The proposed development enhances or does not detract from
the historic significance of designated historic structures located on the
parcel proposed for development or on adjacent parcels.
Standard: The proposed development enhances or does not diminish from
the architectural character or integrity of a designated historic structure or
part thereof; and
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.72.020(C) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1 .Standard: The partial demolition is required for the renovation, restoration or
rehabilitation of the structure, or the structure does not contribute to the historic
significance of the parcel; and
2.Standard: The applicant has mitigated, to the greatest extent possible:
a. Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions.
b. Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions so that they are
compatible in mass and scale with the historic structure; and
WHEREAS, all applications for Historic Landmark Designation shall meet two or more
of the following Standards for Designation of Section 26.76.020 in order for HPC to
grant approval, namely:
A. Historical Importance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Colorado, or the United States.
B. Architecturallmportance. The structure or site reflects an architectural style
that is unique, distinct or of traditional Aspen character, or the structure or site
embodies the distinguishing characteristics of a significant or tmique architectural
type (based on building form or use), or specimen.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
D. Neighborhood Character. The structure or site is a significant component of
an historically significant neighborhood and the preservation of the structure or
site is important for the maintenance of that neighborhood character.
E. Community Character. The structure or site is critical to the preservation of
the character of the Aspen community because of its relationship in terms of size,
location and architectural similarity to other structures or sites of historical or
architectural importance.
WHEREAS, Amy Amidon, in her staff report dated March 12, 1997, recommended
approval with conditions, and
WItEREAS, a public hearing, which was legally noticed, was held at a regular meeting
of the Historic Preservation Commission on August 9, 1995, at which the Commission
considered and granted conceptual approval with conditions. A public meeting was held
on March 12, 1997, at which the Commission considered and granted final approval with
conditions by a vote of 4-1.
NOW, THEREFORE, BE IT RESOLVED:
That significant development approval be granted for 406 E. Hopkins, the Isis Theater,
Aspen, Colorado, with the following conditions:
1. The applicant shall provide samples of all materials for approval by the HPC and
label all materials on the permit set.
2. The applicant shall retain the existing masonry wall on the south facade and those
portions of the west facade which are currently visible. The applicant shall reconstruct the
exposed portions of the east wall to match the west wall, using salvaged bricks and
matching the coursing and mortar characteristics. A sample panel shall be created for the
approval of staff and monitor.
3. Physical evidence uncovered during demolition which provides more accurate
information about the original appearance of the south facade shall be incorporated into the
restoration of that facade, with the approval of staffand monitor.
4. The applicant shall retain the existing "Isis" sign and reinstall in its current position.
5. The applicant shall submit specifications for repair of historic materials, including
cleaning and repointing of masonry, for approval by staff and monitor.
6. The applicant shall remove the awning from the west side of the existing structure.
7. The applicant shall repair and reuse all historic fabric on the south facade of the
building, including the windows, cornice, and building plaque.
8. Any changes which affect the exterior appearance of the building shall immediately
be brought to the attention of staff for approval by staff and monitor.
9. The applicant shall create a story board describing the project to the public
and place it near the project.
APPROVED BY THE COMMISSION at its regular meeting on the t ~.day
of~j~4997.
ATTEST:
HISTORIC PRESERVATION COMMISSION
/Chief Deput~Clerk