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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
January 26, 2022
4:30 PM,
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I.SITE VISIT
II.ROLL CALL
III.MINUTES
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
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XIII.NEW BUSINESS
XIII.A.303 S. Galena - Minor Development Review, PUBLIC HEARING CONTINUED TO
3/9
XIII.B.312 W. Hyman- Conceptual Major Development
312_W_Hyman_Memo_2022.pdf
Exhibit A_HPGuidelinesCriteria_312 W Hyman.pdf
Exhibit B_312 W Hyman.pdf
Exhibit C Application_312 W. Hyman.pdf
312_W_Hopkins_Resolution_2022_01_26.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
(1 Hour, 10 Minutes for each Major Agenda Item)
1. Declaration of Conflicts of Interest (at beginning of agenda)
2. Presentation of proof of legal notice (at beginning of agenda)
3. Applicant presentation (20 minutes)
4. Board questions and clarifications of applicant (5 minutes)
5. Staff presentation (5 minutes)
6. Board questions and clarifications of staff (5 minutes)
7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair)
8. Close public comment portion of hearing
9. Applicant rebuttal/clarification (5 minutes)
10. Staff rebuttal/clarification (5 minutes)
End of fact finding. Chairperson identifies the issues to be discussed.
11. Deliberation by the commission and findings based on criteria commences. No further
input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if
there is a factual error to be corrected. If the item is to be continued, the Chair may
provide a summary of areas to be restudied at their discretion, but the applicant is not to
re-start discussion of the case or the board’s direction. (20 minutes)
12. Motion
Updated: November 15, 2021
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
132
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Natalie Feinberg Lopez, Historic Preservation Officer
THROUGH: Natalie Feinberg Lopez, Historic Preservation
MEETING DATE: January 26, 2022
RE: 312 W Hyman Ave – Conceptual Major Development,
PUBLIC HEARING
APPLICANT /OWNER:
POWEDERDAYSKIING LLC
REPRESENTATIVE: Patrick Rawley
LOCATION:
Street Address:
312 W Hyman Ave
Legal Description:
Block: 46 Lot: P AND: - Lot: Q,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-124-64-006
CURRENT ZONING & USE
R-6 (Moderate-Density
Residential); Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY: 312 W Hyman Ave is a 6000 sf lot located int he R-6
zone district, with a property that is landmarked for its early
Chalet style single family home, relatively unaltered since
construction in 1956. Proposed changes include two small
additions, one at the entrance to the house, one at the back,
various window and skylight additions with changes in size to
existing penetrations, the change of windows to doors, with
the existing garage doors covering new glass sliders, a new
chimney and a new small single car detached garage at the
back.
STAFF RECOMMENDATION: Staff supports and commends the size of
the project and the attention to energy efficiency but recommends
continuation to restudy how to meet City of Aspen Design
Guidelines for a designated landmarked structure.
Site Locator Map – 312 W Hyman
312
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
312 West Hyman is a designated Aspen
Modern landmark located on a 6,000 sf lot in
the R-6 zone district. The house is a classic
Chalet style building, completed in 1956 and
locally designated in 2006. The historic
orientation of the structure is not square to the
property lines but is angled to face Aspen
Mountain. The site includes several large pine
and spruce trees of note surrounding this
property. Julius Herman Birlauf, a Swiss-born
immigrant, assisted his daughter, Genevieve
Birlauf Leininger, with the construction that
was inspired by both Swiss and Bavarian
architectural styles found in small mountain
towns of the Alps. Archives include an
extensive family photo collection of the
phases of construction, interiors, and family
gatherings on the front porch. Family letters
describe influences for construction, and the
network of family and friends in Aspen while
located at the house, underlining the house
and family as important components of the
heritage of Aspen.
The original home is an excellent example of
Chalet style architecture associated with
early ski areas and mountain tourist
locations around the world. Common
architectural features include a simple, low
pitched roof with large overhangs, a
rectangular footprint, small horizontal
windows, and a large balcony that runs
along the length of the façade. Often first
floor has less detail, the main entrance on a
secondary elevation, and a white stucco
finish, with the main living area on the
second floor. Post War construction of the
style often added large picture window(s) in
limited locations, a variation from the
traditional style found in the Alps. The
exterior will often have decorative shutters,
fascia, and porch railings in the shape of
hearts or edelweiss motifs, which can be
found at the 312 West Hyman, and is part of
the character that adds to its landmarked
status.
Fig 1: Historic image of 312 W Hyman. This image is one
phase after the period of original construction, with the first
remodel. Alterations include the addition of small windows
on the East elevation at the first floor, a character defining
feature. c 1958
Fig.2: Recent image of 312 W Hyman, note nothing has
been altered on this elevation. 04/2019
When the owner of 312 W Hyman proposed demolition of
important property, it was purchased by the City of Aspen
and designated historic to protect a culturally significant
resource. After many years of the house serving the
residential needs of City employees, it was sold to the
current owner.
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to add small additions to the main structure of
the historic home and construct a new addition to the rear of the property. .
The Historic Preservation Commission (HPC) is the final review authority; however, this project is
subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes:
1. Two-story addition on the West elevation proposed as the primary entrance to the residence with
a new interior stair to the second floor
2. Two-story addition on the North elevation proposed as additional living space
3. Wrap-around deck at the NE corner of the residence
4. New windows on the East, West and North elevations enlarging existing openings at the first and
second floors
5. A change in the existing windows on the South elevation at the deck, enlarging to glass doors
6. New glass sliders at each of the garage door openings, while keeping the garage doors intact as
a type of privacy door/shutter on the South elevation.
7. New triangular windows below the eaves at either side of the existing attic vent on the South
elevation. Attic vent will be changed to a small window, as the current ceiling will be removed to
allow for the existing roof trusses to be exposed.
8. New flush-mounted skylights to be added
9. New Chimney
10. New siding located on the East elevation
STAFF COMMENTS:
Staff strongly supports aspects of the current plan including minimal alterations to the landmarked
structure, without moving the resource or creating an extensive addition, while proposing to
reduce energy consumption and making an energy efficient home. Staff also supports the small
garage proposed designed to meet setback requirements and minimal tree removal.
However, staff cannot support a multitude of proposed design features that are in direct conflict
with the design guidelines. These include the proposed addition to the West elevation, changing
the window sizes with removal of the historically significant shutters, the addition of new windows
to the primary (South) elevation and the change of windows to large doors, new siding on the
historic resource, any and all roof penetrations including skylights and new chimney as proposed.
Staff recommends a restudy for resolutions of the above items listed.
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Staff recommends HPC further discuss the following topic in more detail.
1. Historic Landmark –Restoration and Alterations:
A preservation plan will be required for the restoration of the historic resource outlining the
existing conditions and the proposed treatments. Staff fully supports the restoration of the
historic resource and the removal of non-historic materials, such as the non-historic double
door front entrance.
Staff supports a restudy of restoration and rehabilitation of missing and changed
elements.
2. New Garage Addition – Form, Materials and Fenestration: The proposed new addition is
small, detached and significantly setback from the house while remaining within the required
setbacks. The new addition has a minimal footprint and is one story, allowing the main house
to remain the important structures from all vantage points. Fenestration will require additional
review. Current proposed siding appears to conform to requirements for materials to Additional
information regarding materials to be reviewed during Final Review for compatibility.
Staff finds the overall design of the new garage addition meets the relevant Historic
Preservation Design Guidelines.
3. Site Planning and Parking: The proposed site planning respects the underlying zoning
requirements for front, East side yard and rear setbacks, but the West side is historically
located within the setback. Zoning has an extensive list of items for the applicant to review,
one of which is the combined side yard setback. Engineering has requested the removal of
the historic driveway, the addition of a sidewalk, and a review of Right of Way compliance.
According to the Municipal Land Use Code, all residential dwelling units must provide two code
compliant on-site parking spaces, as this plan does with one in the proposed garage addition,
but another is required.
Staff supports the location of the new garage addition but recommends a restudy of the
proposed site design to address Engineering, Park, and Zoning’s referral comments
and provide for two code compliant on-site parking spaces.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will
significantly affect the permit review. Please see Exhibit B for full comments.
Engineering Department:
1. For Major redevelopment all ROW needs to be brought into compliance.
2. Remove railroad ties and existing driveway.
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3. New access needs to be off of alleyway.
4. Sidewalk needs to be installed along W. Hyman.
Parks Department:
Tree protection measures will be required at the driplines of trees and no activity whatsoever
is allowed within this area without the express written consent of the City Forester or his
designee.
Zoning Department:
1. Provide a zoning summary sheet.
2. Provide a compliant survey – requirements can be found here:
https://www.cityofaspen.com/DocumentCenter/View/516/Compliant-COA-Survey-PDF
3. Lot size: Per the survey provided, the lot is 5,976 SF (gross). The application states that
the lot size is 6,000 SF (gross). Please update this number to accurately reflect the gross
lot size wherever it is listed. The site coverage requirements are not triggered due to the
size of the lot.
4. Setbacks:
a. The minimum distance between detached buildings on the lot is applicable. Please
show the 5’ setback between the detached buildings.
b. The combined side yard setback is 15’ with a 5’ minimum size for each side yard. A
variation for the combined side yard setback requirement needs to be requested.
Please amend the application to reflect this. It appears that the proposed condition
will be a combined side yard setback of ~5’. The combined side yard setback is not
staggered. Please refer to 26.575.020(e)(4).
c. The deck is projecting further into the east side yard setback than the structure.
Please update the application to reflect this non-conforming condition.
d. The garage is shown as meeting the 5’ side yard setback and 5’ rear yard setback.
Why is a variance requested for a 0’ setback on the western property line?
5. Provide demolition calculations.
6. Parking:
a. Only one parking space is provided; two are required. How will the second parking
space be provided?
7. Floor Plans: Please clearly label existing and proposed plans.
8. The hot tub shown on the second story deck is between a street and a structure. This is
prohibited per 26.575.020(e)(m). Please remove the hot tub from the street facing deck.
9. Elevations: Please update the scale and refer to the Residential Zoning Checklist.
10. Floor area calculations: Please refer to the resources linked above for guidance on what is
required for floor area calculations. Please reach out if you have any questions. I cannot
verify existing or proposed floor area at this time.
11. Roof plan: please provide an existing roof plan.
12. Exterior lighting: is any exterior lighting proposed? If so, please provide a plan showing the
exterior lighting locations as well as the cutsheets of proposed lights.
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Building Department:
1. New exterior walls less than 5 feet from the property line will require 1-hour fire-resistance
rating. (2015 IRC Table R302.1)
2. Hot tub on 2nd story deck will need to be set back at least 18 inches from the edge of the
deck or the guardrail will need to be extended 18 inches above the edge of the spa per
City of Aspen policy. https://www.cityofaspen.com/DocumentCenter/View/6202/Hot-Tub-
and-Spa-Safety-Railings
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) continue this application with the
following direction:
1.) Restudy the fenestration as proposed on all elevations of the historic resource
2.) Restudy the entrance and proposed associated addition
3.) Restudy roof penetrations and remove new chimney
4.) Provide a study for Utilities and location of any equipent required.
5.) Provide a study for tree health and stability
6.) Restudy the site to address Zoning and Engineering concerns
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application
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Page 1 of 13
Exhibit A.1
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on page 12 of this exhibit, following the list of applicable guidelines.
26.415.070.D Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated
historic property or a property located within a Historic District until plans or sufficient
information have been submitted to the Community Development Director and approved
in accordance with the procedures established for their review. An application for a building
permit cannot be submitted without a development order.
3. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major
development projects are as follows:
1) The Community Development Director shall review the application materials
submitted for conceptual or final development plan approval. If they are
determined to be complete, the applicant will be notified in writing of this and
a public hearing before the HPC shall be scheduled. Notice of the hearing
shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes
the project's conformance with the design guidelines and other applicable
Land Use Code sections. This report will be transmitted to the HPC with
relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff
analysis report and the evidence presented at the hearing to determine the
project's conformance with the City Historic Preservation Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to
approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in
accordance with Section 26.415.120 - Appeals, notice to City Council, and
call-up. No applications for Final Development Plan shall be accepted by the
City and no associated permits shall be issued until the City Council takes
action as described in said section.
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Page 2 of 13
Chapter 1: Site Planning & Landscape Design MET NOT MET
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
1.5 Maintain the historic hierarchy of spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects. NOT MET
1.7 Provide positive open space within a project site.
1.8 Consider stormwater quality needs early in the design process.NOT MET
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.NOT MET
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
Chapter 2: Rehabilitation - Building Materials MET NOT MET
2.1 Preserve original building materials.NOT MET
2.2 The finish of materials should be as it would have existed historically.NOT MET
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
2.4 Do not use synthetic materials as replacements for original building materials.
2.5 Covering original building materials with new materials is inappropriate.NOT MET
Chapter 3: Rehabilitation - Windows MET NOT MET
3.1 Preserve the functional and decorative features of a historic window.NOT MET
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.NOT MET
3.3 Match a replacement window to the original in its design.NOT MET
3.4 When replacing an original window, use materials that are the same as the original.NOT MET
3.5 Preserve the size and proportion of a historic window opening.NOT MET
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.NOT MET
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.
4.2 Maintain the original size of a door and its opening.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
4.5 Adding new doors on a historic building is generally not allowed.NOT MET
4.7 Preserve historic hardware.MET
MET
MET
MET
MET
CONDITION
MET
Historic Preservation Design Guidelines Review Criteria for 312 W Hyman Ave
The applicant is requesting Conceptual Major Development review for restoring the historic resource and a new
above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
MET
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Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
5.2 Avoid removing or covering historic materials and details.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.NOT MET
6.2 When disassembly of a historic element is necessary for its restoration, use methods that
minimize damage to the original material.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
6.5 Do not guess at “historic” designs for replacement parts.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.NOT MET
7.7 Preserve original roof materials.NOT MET
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
Chapter 10: New Construction - Building Additions MET NOT MET
10.3 Design a new addition such that one's ability to interpret the historic character of the primary
building is maintained.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
10.6 Design a new addition to be recognized as a product of its own time.
10.8 Design an addition to be compatible in size and scale with the main building.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
10.11 Roof forms shall be compatible with the historic building.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
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Page 4 of 13
Relevant Historic Preservation Design Guidelines:
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-
public walkway, to a semiprivate entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of
the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick
or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties.
A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at least
a preliminary representation of the stormwater design. A more detailed design must be reviewed
and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the historic
landmark, preserve the use of natural drainage and treatment systems of the site, reduce the
generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater
facilities and conveyances located in front of a landmark should have minimal visual impact when
viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
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1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark
trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that
was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time,
consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood
as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement
of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
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• Regardless of their character, new materials obscure the original, historically significant material.
• Any material that covers historic materials may also trap moisture between the two layers. This
will cause accelerated deterioration to the historic material which may go unnoticed.
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions, sills,
heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration
glass for the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the sash
has divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to
the plane of the glazing (glass) in several increments. These increments, which individually only
measure in eighths or quarters of inches, are important details. They distinguish the actual window
from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door
frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking
sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the
door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
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4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of
the building.
• On Aspen Victorian properties, conceal any modern elements such as entry keypads.
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
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• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to preserve
the integrity of the original design intent, such as crisp edges, rather than to retain heavily
deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that
minimize damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of replacing
the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence, develop
a compatible new design that is a simplified interpretation of the original, and maintains similar
scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
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• Where scars on the exterior suggest that architectural features existed, but there is no other physical
or photographic evidence, then new features may be designed that are similar in character to
related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is no
documentation is inappropriate.
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from
the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
•
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements may be
appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is necessary,
use a material that is similar to the original in both style as well as physical qualities and use a
color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
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• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
10.3 Design a new addition such that one’s ability to interpret the historic character of the
primary building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new
faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against the
addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade floor
area of the original historic resource. All other above grade development must be completely
detached. HPC may consider exceptions to this policy if two or more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource
o The project involves the demolition and replacement of an older addition that is considered
to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site-specific constraints such as trees
that must be preserved, Environmentally Sensitive Areas review, etc.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with
historic features.
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• A change in setbacks of the addition from the historic building, a subtle change in material, or a
modern interpretation of a historic style are all techniques that may be considered to help define
a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must
relate strongly to the historic resource in at least two of these elements. Departing from the historic
resource in one of these categories allows for creativity and a contemporary design response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
10.9 If the addition is taller than a historic building, set it back from significant façades and use
a “connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front
to minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter the
exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the
addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
• Loss or alteration of architectural details, cornices, and eave lines must be avoided.
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Staff Finding: The applicable sections of the design guidelines are as follows: site planning,
building materials, windows, doors, roofs, porches, building additions, accessibility, architectural
lighting, and mechanical equipment. All relevant Design Guidelines in Chapter 2, 3, 4, 5, 6, 7, 10
and 12 related to the preservation plan need to be reviewed in detail as part of the permit
submittals. These chapters will be conditions of final approval.
Site and Landscape: Design Guideline 1.6, 1.8, & 1.10 are specific guidelines regarding the
site issues needing review. 1.6 reviews the entrance, is about the prominence of the historic
resource as it relates to the historic entry of the home. The guidelines state that the historic
entrance of the historic home as a key character defining feature, and maintaining its true function
is expected. The current entrance is not the original entrance path, and a restoration of the original
entrance should be considered. A pathway leading from the street directly to the entrance is also
part of the design guideline. In addition to a detailed preservation plan, HPC will want to address
the historic resource in the form of gutters, curb heights, landscape materials, path lighting,
diminished driveway options, and other similar features. All the features need to be compatible
with historic features, and located in areas with the least visual impact when viewing the historic
resource. The application includes a secondary entry at the North elevation to accommodate entry
from the new garage, which meets the design guidelines. Site will need a study for storm water
mitigation, and any additional site features associated with it as stated in 1.8. This will need
additional review by the Engineering department. Zoning has called out the issue with the
placement with the hot tub, please review the portions of 1.10 regarding site furnishings. Staff
recommends additional information for further review.
.
Exterior Elements: Design Guidelines 2.1, 2.2, 2.3, 2.5 and 6.1 address proposed changes in
the exterior materials on the East elevation of the historic structure. The applicant has submitted
preliminary plans for new siding that will obscure the historic fabric. Areas of new construction
may have new siding, but original materials must not be covered or altered. Staff recommends
additional information for further review.
Windows and Doors: Design Guidelines 2.1, 3.1-3.6 and 4.5 address the various issues with
historic window and door removal, replacement, and changes to the opening size and location on
the historic structure. The majority of window alterations proposed do not meet the design
guidelines. Historic windows must be retained as character defining features, and on landmarked
structures missing historic elements must be restored. The historic shutters are a character
defining features, critical both to the Chalet style and to the specific historic resource. The shutters
are expected to be retained, with any missing shutters to be restored. If any additional design
elements, such as original decorative fascia boards, balusters, etc. are found to be damaged or
missing, these would also be expected to be restored to the original configuration and match
materials in kind as stated by criteria 2.1. Door changes are called out in criterial 4.5, requiring
original doors to remain doors, and any new doors to be part of additions. The windows on the
South elevation changing to sliding glass doors is in direct conflict with criteria 4.5. Staff
recommends all windows, doors, and proposed new penetrations be studied to match the
preservation guidelines.
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Roof: Design Guidelines 7.3, 7.5, 7.7 and 7.10 address the roof, chimney, gutters, and
downspouts. 7.3 criteria require skylights and solar panels to be located on additions, new
construction, and secondary structures. New roof penetrations are to be limited to vents and flues,
commonly combined at one point of penetration whenever possible. While historic chimneys are
protected, new chimneys are not encouraged as they are highly visible changing the character of
the roof and cause an addition large roof penetration. The more roof alterations, the more loss of
historic materials that are critical to the landmarked structure’s integrity. Roof trusses are
considered part of the exterior and are thus protected, as are all exterior walls and foundations.
Staff finds the design requires additional study to incorporate the relevant design guidelines.
New Garage Addition: Design Guidelines 10.4- 10.12 are relevant to the proposed addition of
the one car garage, located off the alleyway. It is designed to be compatible in size/scale with the
historic home. It has a minimal footprint and the design strikes a balance between contemporary
and historic features with both form and materials. Fenestration does not match the design of the
Chalet style of the main house. Additional information is needed regarding materials to be
reviewed for compatibility. Staff finds the design of the new addition to be appropriate and in
compliance with relevant design guidelines.
In addition, please review Chapter 12 of the design guidelines when designating locations for all
utilities, lighting, etc. These details will need to be part of the Major Conceptual design, while
aspects may be allowed to be reviewed at final or in the field, such as final specifications for
fixtures and materials.
In summary, staff recommends continuation to restudy the design to address the conditions listed
in the staff memo.
21
Exhibit B
Referral Comments
Engineering
Parks
Zoning
Building
Engineering Department Comments
Wyatt Young
HPC Referal Project 312 W Hyman
Prior to HPC approval the following comments need to be addressed:
1. For Major redevelopment all ROW needs to be brought into compliance.
2. Remove railroad ties and existing driveway.
3. New access needs to be off of the alleyway.
4. Sidewalk needs to be installed along W. Hyman.
Parks Department Comments
David Radeck
HPC Referral Project 312 W Hyman
Prior to HPC approval the following comments need to be addressed:
Tree protection measures will be required at the driplines of trees and no activity whatsoever is
allowed within this area without the express written consent of the City Forester or his designee.
Zoning Department Comments
Sophie Varga
HPC Referral Project 312 W Hyman
Prior to HPC approval the following comments need to be addressed:
1. Provide a zoning summary sheet.
2. Provide a compliant survey – requirements can be found here:
1. https://www.cityofaspen.com/DocumentCenter/View/516/Compliant-COA-Survey-PDF
2. Lot size: Per the survey provided, the lot is 5,976 SF (gross). The application states that the
lot size is 6,000 SF (gross). Please update this number to accurately reflect the gross lot
size wherever it is listed. The site coverage requirements are not triggered due to the size
of the lot.
3. Setbacks:
a. The minimum distance between detached buildings on the lot is applicable. Please
show the 5’ setback between the detached buildings.
b. The combined side yard setback is 15’ with a 5’ minimum size for each side yard. A
variation for the combined side yard setback requirement needs to be requested.
Please amend the application to reflect this. It appears that the proposed condition
will be a combined side yard setback of ~5’. The combined side yard setback is not
staggered. Please refer to 26.575.020(e)(4). 22
c. The deck is projecting further into the east side yard setback than the structure.
Please update the application to reflect this non-conforming condition.
d. The garage is shown as meeting the 5’ side yard setback and 5’ rear yard setback.
Why is a variance requested for a 0’ setback on the western property line?
4. Provide demolition calculations.
5. Parking:
a. Only one parking space is provided; two are required. How will the second parking
space be provided?
6. Floor Plans: Please clearly label existing and proposed plans.
7. The hot tub shown on the second story deck is between a street and a structure. This is
prohibited per 26.575.020(e)(m). Please remove the hot tub from the street facing deck.
8. Elevations: Please update the scale and refer to the Residential Zoning Checklist.
9. Floor area calculations: Please refer to the resources linked above for guidance on what is
required for floor area calculations. Please reach out if you have any questions. I cannot
verify existing or proposed floor area at this time.
10. Roof plan: please provide an existing roof plan.
11. Exterior lighting: is any exterior lighting proposed? If so, please provide a plan showing the
exterior lighting locations as well as the cutsheets of proposed lights.
Building Department Comments
Bonnie Muhigirwa
HPC Referral Project 312 W Hyman
Prior to HPC approval the following comments need to be addressed:
1. New exterior walls less than 5 feet from the property line will require 1-hour fire-resistance
rating. (2015 IRC Table R302.1)
2. Hot tub on 2nd story deck will need to be set back at least 18 inches from the edge of the
deck or the guardrail will need to be extended 18 inches above the edge of the spa per City
of Aspen policy. https://www.cityofaspen.com/DocumentCenter/View/6202/Hot-Tub-and-
Spa-Safety-Railings
23
Land Use Application
City of Aspen Historic Preservation Commission
22 October 2021
Location: 312 W. Hyman Avenue, Aspen, CO (PID# 273512464006)
An application for Major Development to remodel an AspenModern designated
residence and provide a detached garage.
Represented By:
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312 W. Hyman Avenue / HPC Major Development
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22 October 2021
TABLE OF CONTENTS
Project Overview and Code Response
Attachment 2 – HPC Land Use Application
Attachment 3 – Vicinity Map & Property Description
Attachment 4 – Site Context
Attachment 5 – HPC Dimensional Requirements Form
Attachment 6 – Homeowners Association Compliance Form
Attachment 7 – Existing Conditions Survey
Attachment 8 – Architectural Plans & Renderings
Attachment 9 – Residential Design Standard Checklist
Attachment 10 – Proof of Ownership
Attachment 11 – Letter of Authorization
Attachment 12 – Property Owners within 300’ with map
Attachment 13 – Pre-Application Conference Summary
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PROJECT OVERVIEW
This application is submitted on behalf of POWDERDAYSKIING LLC (the “Applicant”) for the
property located at 312 W. Hyman Avenue, Aspen, Colorado, PID# 273512464006 (the
“Property”). The Applicant seeks Major Development approval to remodel the existing
AspenModern historically designated single-family residence, provide a detached garage, and
make improvements to the landscape to compliment the historic resource. This application is
submitted in conformance with the Pre-application Conference Summary dated 23 August 2021.
Property Background
The Property contains 6,000 SF and is located in the R-6 – Medium-Density Residential zone
district. Per the R-6, maximum allowable floor area is 3,240 SF for single-family residence. The
existing residence contains approximately 1,870 SF of floor area. Based on this, approximately
1,370 SF of additional floor area could potentially be added.
The existing single-family residence was constructed in 1956 and is a representation of the
“Chalet” style of architecture in Aspen. The house was constructed by Genevieve Birlauf
Leiginger and her father and has seen several rounds of exterior modifications by the Birlauf
family, primarily consisting of window and door modifications. The Property was historically
designated in 2006 and the City of Aspen considers the existing residence to be an excellent
example of the Chalet style of architecture which was commonly associated with early ski areas
in the United States. A description of the Property is included on the City of Aspen,
AspenModern website (www.aspenmod.com). The website includes an interesting discussion of
the initial construction of the residence as well as information on Genevieve and her family.
The Property has had only four (4) owners since 1956. Genevieve sold the Property in 1986 to
Jordan “Jordie” Gerberg. Jordie sold the Property to the City of Aspen in 2007 at which time the
Property was historically designated. The Applicant purchased the Property from the City in May
of 2021. During the City’s ownership, interior remodeling has occurred, including the creation of
a new kitchen on the ground floor, replacement, or repair of exterior features such as decks and
patios, and a new roof and gutters added.
Proposed Remodel
The Applicant wishes to update and provide improvements to the existing residence so that the
space will function more appropriately and comfortably for his family. The history as a family home
and the story of the construction of the residence was an important factor in the purchase of the
Property and the Applicant looks forward to ensuring this particular AspenModern resource is
preserved and lived in for many years to come.
Following are the proposed modifications to be made to the residence:
A small two-story addition on the west side of the residence is proposed to contain the
main access to the residence and new staircase that will provide access to the upper
level living space;
A small two-story addition on the north façade is proposed to provide additional
seating, storage, and living space;
A new wrap-around deck on the northeastern corner of the residence will allow
additional outdoor access;
New windows are proposed to be installed throughout the residence, which will
enhance efficiency and allow more light into the interior of the residence;
New flush-mounted skylights will be added to the roof to provide light to the upper level
living space;
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312 W. Hyman Avenue / HPC Major Development
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The remaining garage space on the ground level will be converted to bedrooms;
The width of the driveway off of Hyman Avenue will be reduced, removing an existing
encroachment;
A new detached garage with storage and trash enclosure will be located immediately
off of the alley; and
New landscaping and outdoor gathering areas will be provided to compliment the
historic resource.
The ground level will contain three bedrooms, continuing the reorganization of ground level
space for residential use that was initiated when the City of Aspen owned the Property. The new
additions on the west and north façades will “tuck” under the existing eaves, be minimally
visible, and blend into the chalet-style architecture. The addition on the west façade will allow
for the creation of an entry area and a new staircase. The current stair is very narrow and steep,
which currently makes access to the upper level living space difficult.
With the relocation of the garage, the existing mechanical and garage space on the ground
level of the residence will be converted to bedrooms. While the garage doors, so prominent on
the south facing façade, will no longer be required, the Applicant has committed to
maintaining the existing garage doors and converting them to allow outdoor access from the
two of the bedrooms on the ground level. In this manner, the historic use pattern of vehicular
access directly off of Hyman Avenue will still be recognized and appreciated by passing
pedestrians. Sliding doors will be placed behind the garage doors, concealing any new modern
materiality and function.
The new garage located off of the alley, meeting City of Aspen Residential Design Standards,
will provide parking for a single vehicle. The garage will contain storage and incorporate a trash
enclosure to be accessed from the exterior. Preliminary discussions with the City Forester have
been held concerning the potential removal of one of the five existing trees that straddle the
rear lot line. The removal of a tree will be necessary to provide access to the garage as
proposed Previous land use applications sought and were approved to remove two of the
central trees. The Applicant looks forward to continuing to work with the Parks Department in
connection with the subject tree.
The Applicant has placed a priority on enhancing building efficiency and comfort. Energy
audits will be performed prior to and post construction to demonstrate the energy efficiency of
the renovated historic resource. The Applicant has committed to conform with IECC 2018 or
above standards and will consider any additional measures suggested by the design team and
the City.
The landscape will feature a rustic, mountain aesthetic evocative of an alpine setting. The front
entry drive is proposed to be drastically reduced in width which will address a current
encroachment of the drive onto the property to the east. “Tire tracks” will be employed to recall
the historic vehicular use of the front yard while also minimizing the impacts of vehicles parked in
front of the historic resource. Vehicles will still be able to use the tire tracks for parking. A rustic
steppingstone path will provide access to the front door, helping to lead pedestrians to the front
door and enhancing the connection of the residence to the street. Garden areas employing a
native alpine plant palette will provide visual interest and help ground the historic resource. A
private exterior patio space will be provided in the northeastern corner of the rear yard, hidden
from view from the street, to take advantage of the southern exposure and views to Aspen
Mountain.
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Floor Area and Potential for Transferable Development Right Creation
The proposed additions represent a very small amount of additional floor area. The garage
contains a total of 344 SF. Utilizing garage exemptions for garages located off of alleys, 47 SF of
the garage will contribute to floor area. The two additions to the west and north façades will
add 75 SF of floor area. The total proposed deck area, with the existing deck space included,
represent 475 SF, which is less than the 15% of maximum floor area exemption of 486 SF.
Following approval and construction of the proposed additions, 1,248 SF of unused floor area will
remain. Based on this information, up to four (4) TDRs could be created and the resulting floor
area severed from the Property. The Applicant is not requesting the creation of TDRs as a part of
this land use application.
The Applicant looks forward to working with the Historic Preservation Commission and City staff in
connection with the proposed remodel.
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LAND USE CODE RESPONSE
Sec. 26.415.070. - Development involving designated historic property or property within a historic district.
No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or
improved involving a designated historic property or a property located within a Historic District until
plans or sufficient information have been submitted to the Community Development Director and
approved in accordance with the procedures established for their review. An application for a building
permit cannot be submitted without a development order.
The Applicant requests approval to alter an AspenModern historic resource to provide
for functional and livability improvements. The Applicant firmly believes that these
enhancements will ensure that this historic resource remains a vital resource for the
Community highlighting mid-century building techniques and design from the early
resort era.
(d) Certificate of appropriateness for major development.
(1) The review and decision on the issuance of a certificate of appropriateness for major
development shall begin with a determination by the Community Development Director that
the proposed project constitutes a major development. A major development includes one or
more of the following activities:
a. The construction of a new structure within a historic district; and/or
b. Alterations to more than three (3) elements of a building façade including its windows,
doors, roof planes or materials, exterior wall material, dormers, porches, exterior
staircase, balcony or ornamental trim; and/or
c. The expansion of a building increasing the floor area by more than two hundred and
fifty (250) square feet; and/or
d. Any new development that has not been determined to be minor development.
The proposed remodel has been determined by Community Development
staff to constitute a Major Development. Alterations will be made to more
than three (3) elements of the building façade, including the provision of
new or altered windows, doors, roof planes, and porches/decks.
(2) The procedures for the review of major development projects include a two-step process
requiring approval by the HPC of a conceptual development plan and then a final
development plan. If a major development project involves additional City Land Use
approvals, the Community Development Director may consolidate or modify the review
process accordingly, pursuant to Subsection 26.304.060(b).
This application is submitted for Conceptual approval. Following
Conceptual approval, the Applicant will submit a land use application for
Detailed Design.
(3) Conceptual development plan review.
a. An application for a conceptual development plan shall include the following:
1. The general application information required in Section 26.304.030.
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312 W. Hyman Avenue / HPC Major Development
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The general application information required in Sec. 26.304.030 has
been provided with this application.
2. A site plan and survey showing property boundaries, the location and
orientation of existing and proposed improvements and predominant site
characteristics.
A site plan and survey showing property boundaries, the location
and orientation of existing and proposed improvements and
predominant site characteristics has been provided with this
application.
3. Scaled drawings of all proposed structure(s) or addition(s) depicting their
form, including their height, massing, scale, proportions and roof plan; and
the primary features of all elevations.
Scaled drawings of all proposed structures and additions have
been included with this application depicting their form, height,
massing, scale, proportions, and roof plan; along with the primary
features of all elevations
4. Preliminary selection of primary building materials to be used in
construction represented by samples and/or photographs.
Preliminary selection of primary building materials to be used in
construction, represented by photographs, have been made a
part of the architectural elevations.
5. Supplemental materials to provide a visual description of the context
surrounding the designated historic property or historic district including
at least one (1) of the following: diagrams, maps, photographs, models or
streetscape elevations.
Supplemental materials have been included in the application
that provide a visual description of the context surrounding the
designated historic property. These materials include maps,
photographs, and models.
6. Verification that the proposal complies with Chapter 26.410, Residential
design standards or a written request for a variance from any standard that
is not being met.
A RDS checklist providing compliance with Chapter 26.410 has
been made a part of this application.
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Sec. 26.415.110. Benefits.
The City is committed to providing support to property owners to assist their efforts to maintain,
preserve and enhance their historic properties. Recognizing that these properties are valuable community
assets is the basic premises underlying the provision of special procedures and programs for designated
historic properties and districts.
Benefits to encourage good historic preservation practices by the owners of historic properties are an
important aspect of Aspen's historic preservation program. Historic resources are a valuable community
asset and their continued protection is the basic premises supporting the creation of an innovative package of
preservation tools that are unlike any other in the country.
Aspen's preservation benefits are in response to tight historic preservation controls that have been
legislated by the City since 1972. The Community Development Department and historic Preservation
Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property.
Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else
in the world. It is this basic character that has helped make the City both economically vital and cherished by
many.
Only designated properties may be eligible for the following benefits.
(c) Variations. Dimensional variations are allowed for projects involving designated properties to
create development that is more consistent with the character of the historic property or district
than what would be required by the underlying zoning's dimensional standards.
(1) The HPC may grant variations of the Land Use Code for designated properties to allow:
a. Development in the side, rear and front setbacks;
b. Development that does not meet the minimum distance requirements between
buildings;
c. Up to five percent (5%) additional site coverage;
d. Less public amenity than required for the on-site relocation of commercial historic
properties.
The Applicant is not requested any dimensional variations at this time. The
Applicant reserves the right to request a dimensional variation should a the
need arise.
(2) In granting a variation, the HPC must make a finding that such a variation:
a. Is similar to the pattern, features and character of the historic property or district;
and/or Enhances or mitigates an adverse impact to the historic significance or
architectural character of the historic property, an adjoining designated historic
property or historic district.
In the event a dimensional variance is requested in the future, the request
will be made based on the understanding that the dimensional variance will
allow the mitigation of adverse impacts to the historic significance of the
Property, to alleviate impacts to adjoining properties, or to address some
other impact that may be encountered.
(d) Parking. On-site parking reductions are permitted for designated historic properties unable to
contain the number of parking spaces required by the underlying zoning due to the existence of a
historic resource. In these circumstances, alternative mitigation in the form of cash-in-lieu,
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pursuant to Chapter 26.515, may be accepted by HPC for commercial development. HPC may
waive cash-in-lieu for residential development.
In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of
payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate
an adverse impact on the historic significance or architectural character of a designated historic
property, an adjoining designated property or a historic district.
This variation is not requested at this time.
(e) Conditional uses. A variety of conditional uses are allowed for designated historic properties.
These uses are identified in Chapter 26.710.
This variation is not requested at this time.
(f) Floor area bonus.
(1) In selected circumstances, the HPC may grant up to five hundred (500) additional square
feet of allowable floor area for projects involving designated historic properties. The
potential bonus is determined by net lot area such that a three thousand (3,000)—five
thousand nine hundred ninety-nine (5,999) square foot lot is eligible for a maximum of a two
hundred fifty (250) square foot floor area bonus, a six thousand (6,000)—eight thousand nine
hundred ninety-nine (8,999) square foot lot is eligible for a maximum of a three hundred
seventy five (375) square foot floor area bonus and a nine thousand (9,000) square foot or
larger lot is eligible for a maximum of a five hundred (500) square foot floor area bonus.
Floor area bonuses are cumulative. More than one (1) bonus may be approved up to the
maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will
be based on the original lot size, though the bonus may be allocated amongst the newly
created parcels to the extent permitted.
On any lot where a historic property is permitted a duplex density while a non-historic
property is not, the increased allowable floor area that results from the density will be
deducted from the maximum bonus that the property may receive.
To be considered for the bonus, it must be demonstrated that the project meets all of the
following criteria:
a. The historic building is the key element of the property, and the primary entry into the
structure, and the addition is incorporated in a manner that maintains the visual
integrity of the historic building; and
b. If applicable, historically significant site and landscape features from the period of
significance of the historic building are preserved; and the applicant is undertaking
multiple significant restoration actions, including but not limited to, re-opening an
enclosed porch, re-installing doors and windows in original openings that have been
enclosed, removing paint or other non-original finishes, or removing elements which
are covering original materials or features; and
c. The project retains a historic outbuilding, if one is present, as a free standing structure
above grade; and
d. The applicant is electing a preservation outcome that is a high priority for HPC,
including but not limited to, creating at least two (2) detached structures on the site,
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limiting the amount of above grade square footage added directly to a historic resource
to no more than twice the above grade square footage of the historic resource, limiting
the height of an addition to a historic resource to the height of the resource or lower, or
demolishing and replacing a significantly incompatible non-historic addition to a
historic resource with an addition that meets current guidelines.
(2) Granting of additional allowable floor area is not a matter of right but is contingent upon the
sole discretion of the HPC and the Commission's assessments of the merits of the proposed
project and its ability to demonstrate exemplary historic preservation practices.
(3) The decision to grant a floor area bonus for major development projects will occur as part of
the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070(d).
(4) Floor area bonuses are only available for single-family, duplex or one hundred percent
(100%) affordable housing development. A property shall receive no more than five hundred
(500) square feet total. The award of a bonus is project specific. At such time that more than
forty percent (40%) of an addition to a historic resource that was constructed as part of a
project which previously received a floor area bonus is demolished, the bonus may be
retained only if the proposed redevelopment is found to meet the requirements of this
Section.
(5) Separate from the floor area bonus described above, on a lot that contains a historic
resource, HPC may exempt wall exposed by a light well that is larger than the minimum
required for egress from the calculation of subgrade floor area only if the light well is
internalized such that it is entirely recessed behind the vertical plane established by the
portion of the building façade(s) closest to any street(s), the light well is screened from view
from the street by building walls or fences, and any addition that is made to the affected
resource simultaneous or after the construction of the light well is entirely one (1) story.
This variation is not requested at this time.
(g) Exemption from growth management quota system requirements. Certain types of development on
designated historic properties are exempt from the growth management quota system and have
reduced impact mitigation requirements. Refer to Chapter 26.470 for further information. Waiver
of impact fees. Designated historic properties may be eligible for waiver of Impact Fees. Refer to
Chapter 26.610 for further information.
The Applicant requests relief and exemption from GMQS for the provision of
additional floor area and requests existing floor area be credited. The Applicant
also requests the waiver of Impact Fees pursuant to Chapter 26.610.
(h) Rehabilitation loan fund. City Council may approve a zero interest loan in an amount up to
twenty-five thousand dollars ($25,000.00) for any property that is in violation of Section
26.415.100 of the Land Use Code, Demolition by Neglect, or to fund other rehabilitation work
which is considered necessary for the preservation or restoration of a designated structure. To be
eligible for this benefit, a property owner shall show evidence of financial need. These one-time
loans shall be repaid at the time of transfer-of-title or by the end of ten (10) years, whichever
comes first.
Not applicable.
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(i) Conservation easement program. The City may accept a "Conservation Easement" from a
property owner who wishes to forgo any of the allowed square footage on their property in
exchange for a federal tax deduction. A deed restriction shall be filed on the site to show that
future development is limited. The five hundred (500) square foot floor area bonus provided in
Subsection 26.415.110 of the Land Use Code cannot be donated as a conservation easement.
Not applicable.
(j) City-owned building rehabilitation fund. The City shall give priority in the asset management plan
to budgeting the funds necessary to adequately maintain, rehabilitate or restore City-owned
designated properties.
Not applicable.
(k) Transferable Development Right (TDR). Pursuant to Chapter 26.535 of this Code, owners of
properties listed on the Aspen Inventory of Historic Landmark Sites and Structures may sever
and convey, as a separate development right, undeveloped floor area to be developed on a
different property within the City. Refer to Section 26.710, Zone Districts for further information
on landing sites for TDRs.
The Applicant requests the creation of up to four (4) TDRs.
(l) Community-initiated development. The City shall consider opportunities to be involved in public-
privately funded rehabilitation efforts, building expansion, or infill projects that demonstrate good
historic preservation practices.
Not applicable.
(m) Building codes. The City's adopted Building Code provides for flexibility in its application to
historic structures.
The Applicant requests flexibility in building codes, if determined to be beneficial
to maintaining the integrity or assisting in the preservation and long-term viability
of the historic resource.
(n) Contractor training. The Community Development Department shall provide periodic workshops
for contractors on proper preservation techniques, using grants or other sources of funding.
Not applicable.
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(o) Cultural heritage tourism. Through grants or other sources of funding, the City may facilitate
collaborative partnerships among tourist industry sectors, historic property owners and cultural
heritage attractions to create a marketing strategy and marketing products to attract visitors
interested in the distinctive historic character of Aspen.
Not applicable.
(p) Preservation honor awards. The Aspen Historic Preservation Commission shall present annual
awards to recognize exemplary historic preservation efforts in the City.
(q) Historic markers. Through grants or other sources of funding, the City may provide a historic
marker of a standard design for any owner of a designated historic property who desires a marker
to install on their building. The City may also develop a marker or signage program to recognize
designated historic districts.
(r) Work Sessions.
(1) Projects requesting a Floor Area Bonus pursuant to Section 26.415.110(f), Floor Area Bonus,
or projects of significant public interest may request a Work Session with HPC.
(2) The purpose of the Work Session is to provide an applicant with initial feedback on the
project. An application is required, and shall address the overall design intent, site plan,
basic massing, and programming.
HPC may not take any formal action at the Work Session, and any feedback provided to the
applicant is non-binding. All work sessions shall be noticed pursuant to the requirements for
a public hearing in Section 26.304.060(e), Public Noticing, and public comment shall be
taken.
Not applicable.
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Sec. 26.575.020. Calculations and Measurements.
(a) Purpose. This Section sets forth methods for measuring floor area, height, setbacks, and other
dimensional aspects of development and describes certain allowances, requirements and other
prescriptions for a range of structural components, such as porches, balconies, garages, chimneys,
mechanical equipment, projections into setbacks, etc. The definitions of the terms are set forth at
Section 26.104.100—Definitions.
(b) Limitations. The prescribed allowances and limitations, such as height, setbacks etc., of distinct
structural components shall not be aggregated or combined in a manner that supersedes the
dimensional limitations of an individual structural component. For example, if a deck is permitted to be
developed within five (5) feet of a property boundary and a garage must be a minimum of ten (10) feet
from the same property boundary, a garage with a deck on top of it may not be developed any closer
than ten (10) feet from the property boundary or otherwise produce an aggregated structural
component that extends beyond the setback limit of a garage.
Non-conforming aspects of a property or structure are limited to the specific physical nature of the non-
conformity. For example, a one-story structure which extends into the setback may not be developed with a
second-story addition unless the second story complies with the required setback.
Specific non-conforming aspects of a property cannot be converted or exchanged in a manner that
creates or extends a different specific non-conforming aspect of a property. For example, a property that
exceeds the allowable floor area and contains deck area that exceeds the amount which may be exempted
from floor area cannot convert deck space into additional interior space.
(c) Measuring Net Lot Area. A property's development rights are derived from Net Lot Area. This is a
number that accounts for the presence of steep slopes, easements, areas un(d) Measuring Floor Area. In
measuring floor areas for floor area ratio and allowable floor area, the following applies:
The net lot area of the Property is 6,000 SF. No feature that would reduce the net lot area
of the Property exists on the Property.
(1) General. Floor area shall be attributed to the lot or parcel upon which it is developed. In
measuring a building for the purposes of calculating floor area ratio and allowable floor area,
there shall be included all areas within the surrounding exterior walls of the building. When
measuring from the exterior walls, the measurement shall be taken from the exterior face of
framing, exterior face of structural block, exterior face of straw bale, or similar exterior surface of
the nominal structure excluding sheathing, vapor barrier, weatherproofing membrane, exterior-
mounted insulation systems, and excluding all exterior veneer and surface treatments such as
stone, stucco, bricks, shingles, clapboards or other similar exterior veneer treatments. (Also, see
setbacks.)
Total available floor area for the Property is 3,240 SF, pursuant to the R-6 zone
district. The development proposed in this application adds a very small amount
of floor area and excess floor area will remain which may be sold as TDRs.
Creation of TDRs is not requested at this time.
(4) Decks, Balconies, Loggias, Gazebos, Trellis, Exterior Stairways, and non-Street-facing porches.
a. The calculation of the Floor Area of a building or a portion thereof shall not include decks,
balconies, trellis, exterior stairways, non-Street facing porches, gazebos and similar features,
unless the area of these features is greater than fifteen percent (15%) of the allowable floor
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area for the property and the use and density proposed, or as otherwise exempted by this
Section.
Existing and proposed deck area will fall below the 15% threshold and will not
contribute to floor area.
(5) Front Porches. Porches on Street-facing façade(s) of a structure developed within thirty (30)
inches of the finished ground level shall not be counted towards allowable Floor Area. Otherwise,
these elements shall be attributed to Floor Area as a Deck.
Not applicable.
(6) Patios. Patios developed at or within six (6) inches of finished grade shall not be counted towards
Floor Area. These features may be covered by roof overhangs or similar architectural projections
of up to four (4) feet, as measured from the face of the building, and remain exempt from Floor
Area calculations. When roof overhangs or similar architectural projections exceed four (4) feet,
the entire feature counts toward Floor Area. Railing, permanently fixed seating, permanently
fixed grills, and similar permanently fixed features located on patios shall count toward deck
calculation.
Patios are proposed to be developed but all will be developed within six (6)
inches of finished grade.
(7) Garages and carports. For all multi-family buildings, parcels containing more than two (2)
residential units, and residential units located within a mixed-use building, two hundred fifty (250)
square feet of the garage or carport area shall be excluded from the calculation of floor area per
residence on the parcel. All garage and carport area in excess of two hundred fifty (250) square
feet per residence shall be attributed towards Floor Area and Floor Area Ratio with no exclusion.
Garage and carport areas for properties containing no residential units shall be attributed
towards Floor Area and Floor Area Ratio with no exclusion.
For any property abutting an alley or private road entering at the rear or side of the property, the
garage or carport area shall only be excluded from floor area calculations as described above if
the garage or carport is accessed from said alley or road. If an alley or private road does exist and
is not utilized for garage or carport access, the garage or carport area shall be attributed towards
Floor Area calculations with no exclusion. If an alley or private road does not abut the property,
the garage or carport area shall be excluded from floor area calculations as described above.
The proposed garage will be located and accessed off of the alley and will take
the floor area exemption provided for this feature.
(8) Subgrade areas. Subgrade or partially subgrade levels of a structure are included in the
calculation of Floor Area based on the portion of the level exposed above grade.
Not applicable, no basement exists or is proposed to be provided.
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(9) Accessory Dwelling Units and Carriage Houses. An accessory dwelling unit or carriage house shall
be calculated and attributed to the allowable floor area for a parcel with the same inclusions and
exclusions for calculating floor area as defined in this Section.
Not applicable, no ADU or Carriage house is proposed to be provided.
(10) Permanently Affordable Accessory Dwelling Units and Carriage Houses. One hundred percent
(100%) of the area of an Accessory Dwelling Unit or Carriage House which is detached from the
primary residence and deed-restricted as a "for sale" affordable housing unit and transferred to a
qualified purchaser in accordance with the Aspen/Pitkin County Housing Authority Guidelines, as
amended, shall be excluded from the calculation of floor area, up to a maximum exemption of one
thousand two hundred (1,200) square feet per parcel.
In addition, the allowable floor area of a parcel containing such a permanently affordable
Accessory Dwelling Unit or Carriage House shall be increased in an amount equal to fifty percent
(50%) of the floor area of the Accessory Dwelling Unit or Carriage House, up to a maximum
bonus of six hundred (600) square feet per parcel.
Not applicable.
(11) Sheds, Storage Areas, and similar Accessory Structures. Sheds, storage areas, greenhouses, and
similar uninhabitable accessory structures, not within a garage, are exempt from floor area
limitations up to a maximum exemption of thirty-two (32) square feet per residence. Storage areas
within a garage shall be treated as garage space eligible for the garage exemption only. Accessory
structures thirty-six (36) inches or less in height, as measured from finished grade, shall be exempt
from Floor Area calculations (also see setback limitations). Accessory structures that are both
larger than thirty-two (32) square feet per primary residence and more than thirty-six (36) inches
in height shall be included in their entirety in the calculation of Floor Area. Properties which do
not contain residential units are not eligible for this Floor Area exemption.
Not applicable.
(12) Historic Sheds and Outbuildings. The Community Development Director may provide a parcel
containing an uninhabitable and limited function historic shed, outbuilding, or similar historic
artifact with a Floor Area exemption to accommodate the preservation of the historic resource.
The shed or outbuilding must be considered a contributing historic resource of the property.
Functional outbuildings, such as garages, art studios, home offices, and the like shall not be
eligible for an exemption. The Director may consult the Historic Preservation Commission prior to
making a determination. The Director may require the property's potential to receive Floor Area
bonuses be reduced to account for the structure. The exemption shall be by issuance of a
recordable administrative determination and shall be revocable if the artifact is removed from the
property.
Not applicable.
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(13) Wildlife-Resistant Trash and Recycling Enclosures. Wildlife-resistant trash and recycling
enclosures located in residential zone districts are exempt from floor area requirements of the
zone district regulations if the enclosure is the minimum reasonably necessary to enclose the trash
receptacles in both height and footprint, is an unconditioned space not located inside other
structures on the property, and serves no other purpose such as storage, garage space, or other
purposes unrelated to protecting wildlife. Wildlife-resistant dumpster enclosures located in
commercial, mixed-use, or lodging zone districts are not exempt from floor area requirements and
shall comply with zone district requirements for Utility/Trash/Recycle areas.
Enclosures shall be located adjacent to the alley if an alley borders the property and shall not be
located in a public right-of-way. Unless otherwise approved by the Historic Preservation
Commission, enclosures shall not abut or be attached to an historic structure. Enclosures may
abut other non-historic structures.
A wildlife-resistant trash enclosure is proposed, is located off of the alley, and has
been excluded from floor area calculations.
(14) Allocation of Non-Unit Space in a mixed-use building. In order to determine the total floor area of
individual uses in a mixed-use building, the floor area for non-unit space, which is common to all
uses on the property, shall be allocated on a proportionate basis to the use categories outlined in
the subject zone district's FAR schedule. To determine the non-unit space allocation in a building,
a calculation of the building's gross floor area, which refers to the floor area of a building as
calculated according to the Land Use Code plus subgrade levels, is required. The building's gross
floor area, minus all non-unit space, shall be divided proportionately amongst the individual use
categories in a building. These numbers shall then be calculated as a percent of the gross floor
area number.
Not applicable.
(15) Airlocks. Permanently installed interior airlock spaces are exempt from the calculation of Floor
Area Ratio and allowable Floor Area up to a maximum exemption of one hundred (100) square
feet per building. This exemption only applies to buildings containing nonresidential uses and does
not apply to single-family, duplex, or multi-family buildings.
Not applicable.
(e) Measuring Setbacks.
(1) General. Required setbacks shall be unoccupied and unobstructed within an area extending
horizontally from the parcel boundary to the setback line and vertically above and below grade,
excepting allowed projections as described below.
Required setbacks shall be measured perpendicular from all points of the parcel boundary to the
outmost exterior of a structure, including all exterior veneer such as brick, stone or other exterior
treatments, but excluding allowed projections as further described in Subsection (e)(5), below.
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Existing setbacks are as follows:
Front:
Principal building: 10’ required, 20’ existing
Accessory structure: 15’ required, 20’ proposed
Rear:
Principal building: 10’ required, 32’ existing
Accessory structure: 5’ required, 5’ proposed (garage):
Side yard:
West: 5’ required, 11’ existing, 5’ proposed (garage)
East: 10’ required 2.4’ existing, 2.4’ existing (historic resource)
(5) Allowed Projections into Setbacks. Setback areas shall be unobstructed above and below ground
except for the following allowed projections:
a. Above or below ground utilities, including transformers and vaults, below-grade heating or
cooling conduit or infrastructure such as a ground-source heat pump system, below-grade
dry wells or other at-grade or below-grade drainage infrastructure.
b. Trees and vegetation.
c. Artwork, sculpture, seasonal displays.
d. Flagpoles, mailboxes, address markers.
e. Foundation footers, soil nails or below-grade tiebacks, and similar improvements necessary
for the structural integrity of a building or other structures.
f. The minimum projection necessary to accommodate exterior mounted utility junctions,
meters, cable boxes, vent flues, standpipes, and similar apparatus and including any
protective structure as may be required by the utility provider.
g. Building eaves, bay windows, window sills, and similar architectural projections up to
eighteen (18) inches as measured from the setback boundary.
h. The minimum projection necessary to accommodate light wells and exterior basement
stairwells as required by adopted Building or Fire Codes as long as these features are
entirely recessed behind the vertical plane established by the portion of the building
façade(s) closest to any Street(s).
If any portion of the feature projects into the setback, the entire feature may be no larger
than the minimum required.
Features required for adjacent subgrade interior spaces may be combined as long as the
combined feature represents the minimum projection into the setback. There is no vertical
depth limitation for these features.
This exemption does not apply to Areaways. This exemption does not apply to light wells and
exterior basement stairwells which are not required by adopted Building or Fire Codes.
i. The minimum projection necessary to accommodate an exterior-mount fire escape to an
existing building, as may be required by adopted Building or Fire Codes.
j. Uncovered porches, landscape terraces, slabs, patios, walks and similar features, which do
not exceed six (6) inches vertically above or below the surrounding finished grade for the
entire feature.
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k. Landscape walls, berms, retaining walls, stairways and similar structures, which do not
exceed thirty (30) inches vertically above or below the lower of natural or finished grade
Improvements may be up to thirty (30) inches above and below grade simultaneously, for up
to a sixty (60) inch total. Improvements may exceed thirty (30) inches below grade if
determined to be necessary for the structural integrity of the improvement. (See Figure 16).
Berms are prohibited in the front yard setback.
l. Drainage swales, stormwater retention areas, bio retention areas, rain collection systems,
and similar stormwater retention, filtration or infiltration devices or facilities are permitted
in setbacks as long as the finished grade of the top of the improvement does not exceed thirty
(30) inches vertically above or below the surrounding finished grade. Stormwater
improvements or portions thereof may be buried and exceed thirty (30) inches below grade
as long as the finished grade above the facility does not exceed thirty (30) inches vertically
above or below the surrounding finished grade. These features may be up to thirty (30)
inches above and below finished grade simultaneously.
Allowed projections will be utilized as necessary.
m. Hot tubs, spas, pools, water features, and permanently affixed outdoor grills, furniture,
seating areas, and similar permanent structures shall have the following requirements:
1. Prohibited between any lot line adjacent to a street and any structure; and
2. Shall be located at least double the minimum setback for a primary structure from any
lot line adjacent to a street; and
3. If visible from the street, these features shall be screened in accordance with Section
26.575.050, Fences; and
4. If located within a setback not adjacent to a street, these features shall not exceed
thirty (30) inches above or below finished grade. These features may be up to thirty
(30) inches above and below finished grade simultaneously. Improvements may exceed
thirty (30) inches below grade if necessary for the structural integrity of the
improvement.
Any hot tubs, spas, pools, water features, and permanently affixed
outdoor grills, furniture, seating areas, and similar permanent structures
proposed by the Applicant will meet this standard.
n. Heating and air conditioning equipment and similar mechanical equipment shall have the
following requirements:
1. Prohibited between any lot line adjacent to a street and any structure; and
2. Shall be located at least double the minimum setback for a primary structure from any
lot line adjacent to a street; and
3. If visible from the street, these features shall be screened in accordance with Section
26.575.050, Fences; and
4. If located within a setback not adjacent to a street, these features shall not exceed
thirty (30) inches above or below finished grade. These features may be up to thirty
(30) inches above and below finished grade simultaneously.
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Any heating and air conditioning equipment and similar mechanical
equipment proposed by the Applicant will meet this standard.
o. The height and placement of energy efficiency or renewable energy production systems and
equipment which are located adjacent to or independent of a building shall be established by
the Planning and Zoning Commission pursuant to the procedures and criteria of Chapter
26.430—Special Review. These systems are discouraged between any lot line adjacent to a
street and any structure. For energy production systems and equipment located on top of a
structure, see Subsection (f)(4).
Not applicable.
p. Fences and hedges less than forty-two (42) inches in height, as measured from finished grade,
are permitted in all required yard setbacks. Fences and hedges up to six (6) feet in height, as
measured from finished grade, are permitted only in areas entirely recessed behind the
vertical plane established by the portion of the building facade which is closest to the Street.
This restriction applies on all Street-facing facades of a parcel. (Also see Section
26.575.050—Supplementary Regulations for limitations on fence materials.)
Any proposed fencing will meet this standard.
q. Driveways not exceeding twenty-four (24) inches above or below finished grade within any
setback of a yard facing a Street. Within all other required setbacks, finished grade of a
driveway shall not exceed thirty (30) inches above or below finished grade.
The proposed reduced driveway will meet this standard.
r. Parking may occur in required setbacks if within an established driveway or parking area
and the curb cut or vehicular access is from an alleyway, if an alleyway abuts the property,
or has otherwise been approved by the City.
Proposed parking will meet this standard.
s. Non-permanent features which are not affixed to the ground such as movable patio
furniture, outdoor seating or a picnic table, barbeque grills, children's play equipment, and
similar non-permanent features which are not affixed to the ground. This exemption shall
not allow storage sheds or containers.
Non-permanent features which are not affixed to the ground that
employed by the Applicant will meet this standard.
42
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 19
t. Wildlife-resistant Trash and Recycling enclosures located in residential zone districts shall
be prohibited in all yards facing a Street.
The proposed trash enclosure will be located off of the alley.
(f) Measuring Building Heights.
The existing and proposed height of the building will be 18’3” which is under the 25’
maximum height for the R-6 zone district.
(4) Allowed Exceptions to Height Limitations.
An exception from height limitations is not proposed at this time.
(g) Measuring Site coverage. Site coverage is typically expressed as a percentage. When calculating site
coverage of a structure or building, the exterior walls of the structure or building at ground level should
be used. When measuring to the exterior walls, the measurement shall be taken from the exterior face of
framing, exterior face of structural block, or similar exterior surface of the nominal structure excluding
sheathing, vapor barrier, weatherproofing membrane, exterior-mounted insulation systems, and
excluding all exterior veneer and surface treatments such as stone, stucco, bricks, shingles, clapboards
or other similar exterior veneer treatments. Porches, roofs or balcony overhangs, cantilevered building
elements and similar features extending directly over grade shall be excluded from maximum allowable
site coverage calculations.
Existing site coverage is 23% and proposed site coverage is 29%, both well below the
maximum site coverage allowed by the R-6 zone district of 50%.
(h) Measurement of Demolition. The City Zoning Officer shall determine if a building is intended to be or
has been demolished by applying the following process of calculation:
Not applicable.
(i) Measurement of Net Leasable Area and Net Livable Area. The calculation of net leasable area and net
livable area shall include all interior space of a building measured from interior wall to interior wall,
including interior partitions. Net leasable area and net livable area shall be attributed to the lot or
parcel upon which it is developed. Net leasable area includes all interior areas which can be leased to an
individual tenant with the exceptions noted below. Net livable area includes those areas of a building
that are used or intended to be used for habitation with the exceptions noted below. Garages and
carports are exempt from net leasable area and net livable area calculations.
Not applicable.
43
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 20
(j) Exceptions for Energy Efficiency. The Community Development Director may approve exceptions to the
dimensional restrictions of this Section to accommodate the addition of energy production systems or
energy efficiency systems or equipment in or on existing buildings when no other practical solution
exists. The Community Development Director must first determine that the visual impact of the
exemption is minimal and that no other reasonable way to implement energy production or efficiency
exists. The Director may require notice be provided to adjacent landowners. Approval shall be in the
form of a recordable administrative decision.
Not applicable.
(k) Exceptions for Building Code Compliance. The Community Development Director may approve
exceptions to the dimensional restrictions of this Section to accommodate improvements required to
achieve compliance with building, fire, or accessibility codes in or on existing buildings when no other
practical solution exists. The Community Development Director must first determine that the visual
impact of the exemption is minimal and that no other reasonable way to implement code compliance
exists. The Director may require notice be provided to adjacent landowners. Approval shall be in the
form of a recordable administrative decision.
The Applicant may request exceptions to dimensional restrictions if necessary.
44
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 21
Sec. 26.710.040. Medium-Density Residential (R-6).
(a) Purpose. The purpose of the Medium-Density Residential (R-6) Zone District is to provide areas for
long-term residential purposes, short term vacation rentals, and customary accessory uses. Recreational
and institutional uses customarily found in proximity to residential uses are included as conditional
uses. Lands in the Medium-Density Residential (R-6) Zone District are generally limited to the original
Aspen Townsite, contain relatively dense settlements of predominantly detached and duplex residences
and are within walking distance of the center of the City.
The single-family residential use of the Property is consistent with the purpose of the R-6
zone district.
(b) Permitted uses. The following uses are permitted as of right in the Medium-Density Residential (R-6)
Zone District:
(1) Detached residential dwelling.
(2) Duplex.
(3) Two (2) detached residential dwellings.
(4) Home occupations.
(5) Accessory buildings and uses.
(6) Accessory dwelling units and carriage houses meeting the provisions of Chapter 26.520.
(7) Vacation rentals. Pursuant to Section 26.575.220
The single-family detached residential dwelling is a permitted use of the R-6 zone
district.
(c) Conditional uses. The following uses are permitted as conditional uses in the Medium-Density
Residential (R-6) Zone District, subject to the standards and procedures established in Chapter 26.425:
(1) Arts, cultural and civic uses.
(2) Academic uses.
(3) Recreational uses.
(4) Group home.
(5) Child care center.
(6) For historic landmark properties: bed and breakfast and boardinghouse.
No conditional uses are proposed as a part of this application.
(d) Dimensional requirements. The following dimensional requirements shall apply to all permitted and
conditional uses in the Medium-Density Residential (R-6) Zone District:
45
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 22
(1) Minimum Gross Lot Area (square feet): Six thousand (6,000) square feet. For lots created by
Section 26.480.060(b)(4), Historic landmark lot split: Three thousand (3,000).
The Property contains 6,000 SF of gross and net lot area.
(2) Minimum Net Lot Area per dwelling unit (square feet):
a. Detached residential dwelling: Four thousand five hundred (4,500). For Historic Landmark
Properties: Three thousand (3,000).
b. Duplex: Four thousand five hundred (4,500). For Historic Landmark Properties: Three
thousand (3,000). For properties subdivided as of April 28, 1975: Four thousand (4,000). For
properties annexed subsequent to January 1, 1989: Three thousand seven hundred fifty
(3,750).
c. Bed and breakfast, boardinghouse: No requirement.
The Property contains 6,000 SF of gross and net lot area.
(3) Minimum lot width (feet): Sixty (60). For lots created by Section 26.480.060(b)(4), Historic
Landmark Lot Split: Thirty (30).
The lot width is 60’.
(4) Minimum front yard (feet): Principal buildings: Ten (10). Accessory buildings: Fifteen (15).
The existing and proposed development will meet the front yard setback
requirements.
(5) Minimum rear yard (feet): Principal buildings: Ten (10). For the portion of a principal building
used solely as a garage: Five (5). Accessory buildings: Five (5).
The Applicant requests a 5’ setback to provide for the proposed detached garage.
(6) Minimum side yard:
Gross Lot Area (Square
Feet)
Minimum Size for Each
Side Yard
Total of Both Side Yards*
0—4,500 5 feet 10 feet
4,500—6,000 5 feet 10 feet, plus 1 foot for each additional 300 square
feet of Gross Lot Area, to a maximum of 15 feet of
total side yard
46
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 23
6,000—8,000 5 feet 15 feet, plus 1 foot for each additional 200 square
feet of Gross Lot Area, to a maximum of 25 feet of
total side yard
8,000—10,000 10 feet 25 feet, plus 1 foot for each additional 200 square
feet of Gross Lot Area, to a maximum of 35 feet of
total side yard.
10,000+ 15 feet 35 feet, plus 1 foot for each additional 400 square
feet of Gross Lot Area, to a maximum of 50 feet of
total side yard.
The proposed development will maintain the existing historic resource side yard setbacks
of 11’ west and 2.4’ west for the main residence and the Applicant requests a 0’ setback
on the western property boundary for the proposed garage.
(8) Maximum height (feet): Twenty-five (25)
Existing and proposed height is 18’3”.
(9) Minimum distance between detached buildings on the lot (feet): Five (5) feet.
Not applicable.
(10) Percent of open space required for building site: No requirement.
(11) Floor area ratio (applies to conforming and nonconforming lots of record):
Net Lot Area (Square Feet) Allowable Floor Area for Single-
Family Residence*
Allowable Floor Area for Two
Detached Dwellings or One
Duplex*
0—3,000 80 square feet of floor area for
each 100 square feet in Net Lot
Area, up to a maximum of 2,400
square feet of floor area
90 square feet of floor area for
each 100 square feet in Net Lot
Area, up to a maximum of 2,700
square feet of floor area
3,000—6,000 2,400 square feet of floor area,
plus 28 square feet of floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 3,240 square feet of
floor area
2,700 square feet of floor area,
plus 30 square feet of floor area
for reach additional 100 square
feet in Net Lot Area, up to a
maximum of 3,600 square feet of
floor area
6,000—9,000 3,240 square feet of floor area,
plus 14 square feet of floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 3,660 square feet of
floor area
3,600 square feet of floor area,
plus 16 square feet of floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 4,080 square feet of
floor area
9,000—15,000 3,660 square feet of floor area,
plus 6 square feet of floor area
4,080 square feet of floor area,
plus 6 square feet of floor area
47
312 W. Hyman Avenue / HPC Major Development
(PID# 273512464006)
22 October 2021 Page | 24
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 4,020 square feet of
floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 4,440 square feet of
floor area
15,000—50,000 4,020 square feet of floor area,
plus 5 square feet of floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 5,770 square feet of
floor area
4,440 square feet of floor area,
plus 5 square feet of floor area
for each additional 100 square
feet in Net Lot Area, up to a
maximum of 6,190 square feet of
floor area
50,000+ 5,770 square feet of floor area,
plus 2 square feet of floor area
for each additional 100 square
feet in Net Lot Area
6,190 square feet of floor area,
plus 3 square feet of floor area
for each additional 100 square
feet in Net Lot Area
Based on net lot area, the Property is allowed 3,240 SF of floor area. Existing floor area is
approximately 1,870 SF. The minor additions will increase floor area to approximately 2,000
SF.
48
CCity o f Aspen Co mmuni ty Develop ment Depart ment
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
APPLICANT:
Name:
Address:
Phone #: Fax#: E-mail:
REPRESENTATIVE:
Name:
Address:
Phone #: Fax#: E-mail:
TYPE OF APPLICATION: (please check all that apply):
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
Minor Historic Development
Major Historic Development
Conceptual Historic Development
Final Historic Development
Relocation (temporary, on or off-site)
Demolition (total demolition)
Substantial Amendment
Historic Landmark Lot Split
312 W. Hyman Major Development, Historic Preservation Benefits
312 W. Hyman Avenue, Aspen, CO
273512464006
POWDERDAYSKIING LLC, David Tarrab, Managing Member
PO BOX 10261, Aspen, CO 81612
david.tarrab@grupottt.net
Patrick S. Rawley, AICP, ASLA
400 W. Main Street, Suite 203, Aspen, CO 81611
970-306-5669 patrick@scaplanning.com
X
X
The Applicant proposes to remodel the house to provide for the creation of more functional
spaces. A single car garage is proposed to be constructed which will be accessed off of the
alley. Exterior enhancements are proposed.
The property consists of a 6,000 SF lot in the R-6 zone district. An AspenModern designated
chalet style home occupies the site.
49
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LP
PD
LP PD
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A
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A
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Date: 10/12/2021
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2021 City of Aspen GIS
0 0.01 0.020
mi
When printed at 8.5"x11"
4
Legend
Urban Growth Boundary (UGB)
Emissions Inventory Boundary
(EIB)
City of Aspen
Greenline 8040
Stream Margin
Hallam Bluff ESA
Historic Sites
Historic Districts
Parcels
Zone Overlay
DRAINAGE
LP PD
DRAIN/TRANS
GCS PD
L PD
LP
PD
Roads Zoomed In
Scale: 1:731
312 W. Hyman
Avenue
50
Pitkin County, CO Log In Search
Layers Map Search Advanced Search Sales Search Advanced Results Sales List Results Sales Results Report Home Page
Sale date range:
View Map
POWDERDAYSKIING LLC
PO BOX 10261
ASPEN CO 81612
Building #1
Building Type COA AVERAGE (DEP 06)
Property Class POL SUB RES IMPS
Architectural Style 2 STORY
Stories 2
Frame WOOD FRAME
Actual Year Built 1956
Effective Year Built 1990
Wood Balcony 64
Wood Deck 253
First Floor 678
Second Floor 858
Total Heated SqFt 1,536
Unfinished Garage 434
Bedrooms 3
Baths 2
Heating Fuel GAS
Heating Type HT WTR B/B
Air Conditioning NONE
Roof Type GABLE/HIP
Roof Cover ASP SHINGL
Construction Quality AVERAGE
Exterior Wall WOOD SD GO
FRM STUCCO
Interior Wall WD PANEL
Floor CARPET
Neighborhood WEST OF CORE SOUTH OF MAIN
Super Neighborhood CITY OF ASPEN
Assessed Year 2021 2020 2019 2018
Land Actual $3,200,000.00 $3,200,000.00 $3,200,000.00 $3,200,000.00
Improvement Actual $718,800.00 $718,800.00 $718,800.00 $718,800.00
Total Actual $3,918,800.00 $3,918,800.00 $3,918,800.00 $3,918,800.00
Assessed Year 2021 2020 2019 2018
Land Assessed $228,800.00 $928,000.00 $928,000.00 $928,000.00
Improvement Assessed $51,400.00 $208,450.00 $208,450.00 $208,450.00
Total Assessed $280,200.00 $1,136,450.00 $1,136,450.00 $1,136,450.00
Click here to view the tax information for this parcel on the Pitkin County Treasurer's website.
Sale Date Deed Type Reception Number Book - Page Sale Price
5/26/2021 SPECIAL WARRANTY DEED 676992 $3,960,000
3/12/2007 WARRANTY DEED 535360 $3,500,000
10/15/1986 WARRANTY DEED 282416 520-891 $195,000
From:10/12/2016 To:10/12/2021
Sales by Neighborhood
Sales by Subdivision
1500 Feet Sales by Distance
No data available for the following modules:Extra Features.
✉
Summary
Account R000145
Parcel 273512464006
Property Address 312 W HYMAN AVE, ASPEN, CO 81611
Legal Description Subdivision: CITY AND TOWNSITE OF ASPEN Block: 46 Lot: P AND:-
Lot: Q
Property Type RESIDENTIAL
Acres 0
Land SqFt 6,000
Tax Area 1
Mill Levy 36.025
Subdivision CITY AND TOWNSITE OF ASPEN
Neighborhood WEST OF CORE SOUTH OF MAIN
Super
Neighborhood
CITY OF ASPEN
Owners
Land
Unit Type POL SUB RES LAND
Land Size Acres 0
Land Size SqFt 6,000
Buildings
Actual Values
Columns
Assessed Values
Columns
Sales
Columns
Recent Sales In Area
Photos
Map View
Information
Pitkin County, CO
530 E. Main St.
Suite #204
Aspen, CO 81611
https://pitkincounty.com
Assessor
Deb Bamesberger
970-920-5160
County Treasurer Link
Email County Treasurer
(970) 920-5170
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52
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the
high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in
the Municipal Code.)
Commercial net leasable: Existing: Proposed:
Number of residential units: Existing: Proposed: _______________________________
Proposed % of demolition: ____________________________________%
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing: Allowable: Proposed:
Principal Bldg.: Existing: Allowable: Proposed:
Accessory Bldg.: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined Front/Rear:
Indicate N, S, E, W
Existing: Required: Proposed: _______________
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Distance between buildings Existing: Required: Proposed:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variances needed):
312 W. Hyman Major Development, Historic Benefits
POWDERDAYSKIING LLC
312 W. Hyman Avenue, Aspen, CO
R-6
6,000 SF6,000 SF
1 1
0
1,869 SF 3,240 SF 2,000 SF +/-
18’-3”18’-3”25’
2 2
23%50%29%
10’, 15’20’20’
10’, 5’5’ (garage)32’
11’ w
2.4’ e
11’ w
2.4’ e
5’
15’13.4’13.4’
Existing driveway encroaches on property to east. Eastern side yard setback.
Non-orthogonal orientation.
None
53
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying that the scope of work included in the land use application
complies with all applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowner association or other form of private c ovenant.
□This property is subject to a homeowner association or private covenant, and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
□This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners a ssociation or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: Date:
Owner printed name:
or,
Attorney signature: Date:
Attorney printed name:
POWDERDAYSKIING LLC, David Tarrab, Managing Member
david.tarrab@grupottt.net
312 W. Hyman Avenue, Aspen, CO
X
David Tarrab, Managing Member
54
(S75°11'09"E 60.00') S75°14'58"E 58.59'(N14°50'49"E 100.00')N15°05'12"E 99.90' S14°50'49"W 100.00'N75°09'11"W 60.00'BASIS OF BEARINGSFOUND NO. 5 REBARFOUND NO. 5 REBARFOUND NO. 5 REBARSET FOUND NO. 5 REBAR &1-1/4" ORANGE PLASTIC CAPPROP CORNER TNC PLS38215(20.90' WIDE)GRAVEL ALLEYALLEY - BLOCK 46LOT PLOT QLOT OLOT NLOT RLOT SW. HYMAN AVENUE(74.80' WIDE PUBLIC)SE CORNERBLOCK 46FOUND REBAR & 1-1/2"ALUMINUM CAP(NO STAMPING)N75°09'11"W 59.92'(60.00')33.4'4.0'4.9'8.3'5.5'11.5'0.7'0.7'2.2'0.8'0.7'0.7'0.8'2.2'9.2'0.8'0.8'38.4'21.2'7.2'11.1'(TIE)19.8'(TIE)0.8'2.4'(TIE)13.4'5.5'APPARENTENCROACHMENTDRIVEWAY &WOOD RETAININGGRAVELDRIVEWAYWOOD RETAINI
N
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WOOD RETAINI
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APPARENTENCROACHMENTR.R.TIE WALLCONCRETE APRONUPPERDECKSTEPSFLAGSTONEPATIOSIDEWALK2 - STORYFRAME HOUSE312 WEST HYMAN AVENUE5976± SQ.FT.NEIGHBORING RESIDENCECONCRETE CURB & GUTTERPAVED ROADWAYMAILBOX4.4'APPARENTENCROACHMENTWOOD RETAININGELECTRIC PEDESTALCATV PEDESTALTELEPHONE PEDESTALGAS METERELECTRICAL METERGLEGENDESURVEYOR'S CERTIFICATIONSURVEY NOTES:LOTS P & Q - BLOCK 46, CITY AND TOWNSITE OF ASPEN SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH PMCOUNTY OF PITKIN, STATE OF COLORADOIMPROVEMENT SURVEY PLAT TRUE NORTH COLORADO LLC.#.#0&5748';+0)#0&/#22+0)%1/2#0;21$1:59+.&*145'&4+8'0'9%#56.'%1.14#&1
YYYVTWGPQTVJEQNQTCFQEQODATE: JANUARY 18, 2019DRAWNRPKSURVEYEDLDV8'4'16'SCALE: 1" = 8'PROPERTY DESCRIPTION:0SCHEDULE B PART II TITLE EXCEPTIONS:55
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 1A100Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesCover Sheet312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSHEET INDEXA100C1A101A102A103A104A105A200A201A300A400A401A402A402A500A501A600A700A900A901SD15SD16SD17SD18A902Cover SheetImprovement SurveyArchitectural Site PlanArchitectural Site DrainageMain Level PlansSecond Level PlansRoof PlanElevationsElevationsSectionsInterior ElevationsInterior ElevationsInterior ElevationsInterior ElevationsSchedulesSchedulesAssembliesHP HPO MaterialsPrecedent StudiesSketch Plan SouthSketch Plan South Blue SpSketch Plan WestSketch Plan NorthSketch Plan EastRelationship to NeighborhoA.F.F.ADJ.ALT.A.B.&ARCH.@BM.BM. PKT.BRG.BLK'G.BOT.B.F.BLDG.B.O.CAB.CLG.CL.C.T.CLR.COL.CONC.CONN.CONT.DTL.DBL.DWL.E.W.ELEV. OR EL.EXIST'GEXT.F.F.F.D.FLR.FTG.FND.GA.G.L.G.W.B.G.S.HB.HT.HK.HORIZ.HYD.ABOVE FINISH FLOORADJUSTABLEALTERNATEANCHOR BOLTSANDARCHITECTURALATBEAMBEAM POCKETBEARINGBLOCKINGBOTTOMBOTTOM OF FOOTINGBUILDINGBY OWNERCABINETCEILINGCENTER LINECERAMIC TILECLEARCOLUMNCONCRETECONNECTIONCONTINUOUSDETAILDOUBLEDOWELEACH WAYELEVATIONEXISTINGEXTERIORFINISHED FLOORFLOOR DRAINFLOORFOOTINGFOUNDATIONGAUGEGLU-LAMGYPSUM WALL BOARDGAS STUBHOSE BIBHEIGHTHOOKHORIZONTALHYDRANTINFO.INSUL.JST.L.L.LONGINT.N.I.C.O.C.OPP.O/PTD.PERF.PL.PLY.PROP. LINEREINF.RDWD.REQ'D.RESIL.REV.S.M.SIM.S.F. OR SQ. FT.STD.STL.STDS.THK.TLT.T.F.T.P.T.L.T.W.TOT.T.B.TRANSV.TYP.U.N.O.V.I.F.VERT.V.W.C.W.C.W.H.W.P.W.R.WIN.W/WD.INFORMATIONINSULATIONJOISTLIVE LOADLONGITUDINALNOT IN CONTRACTON CENTEROPPOSITEOVERPAINTEDPERFORATEDPLATEPLYWOODPROPERTY LINEREINFORCEMENTREDWOODREQUIREDRESILIENTREVISEDSHEET METALSIMILARSQUARE FEETSTANDARDSTEELSTUDSTHICKTOILETTOP OF FOOTINGTOP OF PLATETOP OF LEDGETOP OF WALLTOTALTOWEL BARTRANSVERSETYPICALUNLESS NOTED OTHERWISEVERIFY IN FIELDVERTICALVINYL WALL COVERINGWATER CLOSETWATER HEATERWATERPROOFWATER RESISTANTWINDOWWITHWOOD312 W Hyman AvePowder Day Skiiing, LLC, David A Tarrab Mees312 W Hyman Ave Lots P+Q, Block 46 Aspen CO 81611 USA/PitkinCounty UGB, City of AspenPROJECT: Renovation, Energy Upgrades and Historic PreservationADDRESS: 312 W Hyman Ave, Aspen, CO 81611COUNTY: Pitkin CountyPARCEL NUMBER: 73512464006PROJECT DESCRIPTION: Interior Renovation and Energy Upgrades,IECC ComplianceZONING: R6 Medium Density ResidentialCONSTRUCTION TYPE: VBOCCUPANCY GROUP: RESIDENTIALFIRE PROTECTION: Non-sprinkleredNUMBER OF STORIES: TWO100= 7901.36'1. CONTRACTOR TO COMPLY WITH CODES, LAWS, ORDINANCES, RULES, AND REGULATIONS OFPUBLIC AUTHORITIES GOVERNING THE WORK.2. CONTRACTOR TO REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS ANDCONFIRM THAT WORK IS BUILDABLE AS SHOWN. CONTRACTOR TO REPORT ANY CONFLICTS OROMISSIONS TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK IN QUESTION.3. FOR SUBSTITUTIONS, REFER TO THE SPECIFICATIONS.4. DO NOT SCALE DRAWINGS. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN ONDRAWINGS, GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS, GRADES AND CONDITIONS AT SITEPRIOR TO COMMENCING THE WORK.5. MAINTAIN DIMENSIONS MARKED 'CLEAR'. ALLOW FOR THICKNESS OF FINISHES.6. CEILING HEIGHT DIMENSIONS ARE TO FINISHED SURFACES.7. CONTRACTOR TO COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED ORMOUNTED TO WALLS OR CEILINGS.8. EXCEPT WHERE SHOWN IN DIMENSIONAL DETAIL, THE LOCATIONS OF PLUMBING, MECHANICALEQUIPMENT, DUCTS, PIPING AND FITTINGS ARE ONLY APPROXIMATE. THE EXACT LOCATIONS SHALL BEDETERMINED BY THE CONTRACTOR, SUBJECT TO APPROVAL BY THE ARCHITECT.9. CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BLOCKING, ANDSUPPORTING BRACKETS REQUIRED FOR THE INSTALLATION OF ALL CASEWORK, TOILET ROOMACCESSORIES, FIXTURES AND PARTITIONS AND ALL WALL MOUNTED OR SUSPENDED MECHANICAL,ELECTRICAL OR MISCELLANEOUS EQUIPMENT AND FURNISHINGS.10. ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, DRAWINGS,SPECIFICATIONS, AND GEOTECHNICAL INVESTIGATION AND PAVEMENT RECOMMENDATIONS.11. SPECIFICATIONS, BOUND SEPARATELY, ARE PART OF THE CONTRACT DOCUMENTS.12. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE DRAWINGS AND SPECIFICATIONS. IFCONFLICT IS FOUND BETWEEN DRAWINGS, GENERAL NOTES AND SPECIFICATIONS, CONSULT THEARCHITECT BEFORE PROCEEDING WITH THE WORK.13. THE STRUCTURAL, MECHANICAL AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO THEARCHITECTURAL DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CHECK WITHTHE ARCHITECTURAL DRAWINGS BEFORE THE INSTALLATION OF STRUCTURAL, MECHANICAL ANDELECTRICAL WORK. SHOULD THERE BE A DISCREPANCY BETWEEN THE ARCHITECTURAL DRAWINGS ANDTHE CONSULTING ENGINEERS' DRAWINGS THAT WOULD CAUSE AN AWKWARD INSTALLATION, IT SHALL BEBROUGHT TO THE ARCHITECT'S AND ENGINEERS' ATTENTION FOR CLARIFICATION PRIOR TO THEINSTALLATION OF SAID WORK.14. GENERAL NOTES ARE NOT A SUBSTITUTE NOR A REPLACEMENT FOR THE PROJECTSPECIFICATIONS. THESE NOTES ARE INTENDED AS A GUIDE TO THE DESIGN AND/OR CONSTRUCTIONREQUIREMENTS ESTABLISHED FOR THIS PROJECT.15. NO CONTRACTOR SHOULD ATTEMPT TO BID OR CONSTRUCT ANY PORTION OF THE WORKWITHOUT CONSULTING THE PROJECT SPECIFICATIONS.16. THE CONTRACTOR SHALL COORDINATE THE INTENT OF THE GENERAL NOTES WITH ALL TRADES56
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 2C1Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesImprovement Survey312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC(S75°11'09"E 60.00') S75°14'58"E 58.59'(N14°50'49"E 100.00')N15°05'12"E 99.90' S14°50'49"W 100.00'N75°09'11"W 60.00'' '#& " '#)""#&&#)""#&&#)""#&&'(#)""#&& #&" $ '( $$&#$#&"&("$ '
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MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 3A101Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesArchitectural Site Plan312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC200 sq ftLM(S75°11'09"E 60.00') S75°14'58"E 58.59'EEG(N14°50'49"E 100.00') N15°05'12"E 99.90' S14°50'49"W 100.00'N75°09'11"W 60.00'BASIS OF BEARINGSFOUND NO. 5 REBARFOUND NO. 5 REBARFOUND NO. 5 REBARSITE BENCH MARKSET FOUND NO. 5 REBAR &1-1/4" ORANGE PLASTIC CAPPROP CORNER TNC PLS38215ELEVATION:7900.84(20.90' WIDE)GRAVEL ALLEYLOT PLOT QLOT OLOT NLOT RLOT SW. HYMAN AVENUE(74.80' WIDE PUBLIC)SE CORNERBLOCK 46FOUND REBAR & 1-1/2"ALUMINUM CAP(NO STAMPING)N75°09'11"W 59.92'(60.00')33.4'4.0'4.9'8.3'5.5'11.5'0.7'0.7'2.2'0.8'0.7'0.7'0.8'2.2'9.2'0.8'0.8'38.4'21.2'7.2'11.1'(TIE)19.8'(TIE)0.8'2.4'(TIE)13.4'5.5'APPARENTENCROACHMENTDRIVEWAY &WOOD RETAININGGRAVELDRIVEWAYWOOD RETAINING
WOOD RETAINING
APPARENTENCROACHMENTR.R. TIE WALLCONCRETE APRONUPPERDECKSTEPSFLAGSTONEPATIOSIDEWALK2 - STORYFRAME HOUSE& GARAGE312 WEST HYMAN AVENUE0.137± ACRES5976± SQ.FT.NEIGHBORING RESIDENCECONCRETE CURB & GUTTERPAVED ROADWAYMAILBOX4.4'APPARENTENCROACHMENTWOOD RETAININGOSWN67°53'33"W 1237.04'(TIE)CITY OF ASPENGPS MONUMENT #6ELEVATION:7893.61S86°19'51"E 818.10'(TIE)GARAGE7901.31FFE7901.36FFE7901.33SOUTH 2nd STREET(74.62' WIDE PUBLIC)7904790379027901790179017901790279027903 7903790410' REAR SETBACK - PRINCIPAL BUILDING5' REAR SETBACK - PRINCIPAL BUILDING USED AS GARAGE& ACCESSORY BUILDING5' MINIMUM SIDE SETBACK5' MINIMUM SIDE SETBACK10' FRONT SETBACKPRINCIPAL BUILDING15' FRONT SETBACKACCESSORY BUILDING
NSCALE: 1/8" = 1'-0"1 Architectural Site PlanA10158
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 4A102Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesArchitectural SiteDrainage Plan312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC2A3001A201344 sq ft47 sq ft28 sq ft29 sq ftpotential tree removal (2) to NWtrees protected (3) to NEbatheUPBEDROOMBEDROOMentry/mudbatheBEDROOMDECK/JACUZZImechanical/w/d7 M x 5 M,room forstorage5' fromalley setback, 5'from sideset backCLOSETCLOSETBENCH/STORAGEBOOT CUBBIESTRASH ENCLOSUREdressbench/storagebathemechanicalburied dry-well, stormwater run-offonsitecollectionnew perf-pipesurroundingsingle cargaragedisturbance,drains to drywell in theNorth-East ofthe lotTotal new impervious Area:Detached Garage 344 SFNorth Elevation 28 SFWest Elevation 47 SFTotal: 419 SFTrash Enclosure29 SFDoes not trigger 1000 SFadvanced stormwater reviewwith City of Aspen.Client to bury a dry well in theNorth East corner of the site tohandle storm water runoff andtreatment onsite. Perforatedpipe to surround garagedisturbance area and movewater away from the existingstacked wall and new singlecar garage.provide treeprotectionzone (TPZ)for existingtrees to theNorth East ofthe site1A3001A2002A2002A201Existing Plastic Decking 391 sq ftProposed Second Level 853 sq ftProposed New Deck 84 sq ftMain Level Proposed 1,164 sq ft312 W Hyman Avenue is a 6000 SF (5974+-) lot located in the R-6 ZoneDistrict.South- Existing 2nd Floor Deck: 391 SF (Uncovered)North- Proposed 2nd Floor Deck: 84 SF (Under Eave)Proposed Main Level SF 1,164 SFProposed Second Level SF 853 SF 2,017 SFExisting SF 1,870 SFNet SF Added to residence 147 SFProposed Detached Garage 344 SFProposed Trash Enclosure 29 SFSee Storm Management Plan/Architectural Site Plan for change toimpervious surfacesNSCALE: 1/8" = 1'-0"1 Site Plan Draft DrainageA102SCALE: 1/8" = 1'-0"2 Second Level Proposed SFA102SCALE: 1/8" = 1'-0"3 Main Level Proposed SFA10259
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 5A103Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesMain Level Plans312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCW/DW/D6'-10"7'-11 1/2"6'-9"19'-3 3/8"11'-4"6'-4"6'-8"6'-8"6'-4"33'-1 29/64"22'-7 33/64"8" 23'-0 21/32"20'-4"14'-11 9/16" 16'-8 55/64" 8'-3 23/32" 3'-0"2A300trees protected (3) to NEKITCHENBATHROOM BEDROOMLIVING ROOMF.P.STORAGEBEDROOMCLOSETSTORAGEGARAGEMECHANICALSTORAGE GARAGESTORUPUPbatheUPBEDROOMBEDROOMentry/mudbatheBEDROOMDECK/JACUZZImechanical/w/d7 M x 5 M,room forstorage5' fromalley setback, 5'from sideset backCLOSETCLOSETBENCH/STORAGEBOOT CUBBIESTRASH ENCLOSUREdressbench/storagebathemechanical
1A3001A2002A2002A2018'-11 21/32"NSCALE: 1/4" = 1'-0"1 First FloorA10360
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 6A104Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSecond Level Plans312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCDWF2A30023'-4 9/16"1A3001A2002A2002A201KITCHEN BATH BEDROOMLIVING ROOMF.P.BEDROOMCLOSETDOWNDECKDOWNkitchendenliving roomDOWNdeckdeck1/2 batheNSCALE: 1/4" = 1'-0"1 Second FloorA10461
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 7A105Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesRoof Plan312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSK026'-0"3'-6"Sill 1'-3 39/64"SK036'-0"3'-6"Sill 1'-3 39/64"SK016'-0"3'-6"Sill 1'-3 39/64"SK016'-0"3'-6"Sill 1'-3 39/64"SK016'-0"3'-6"Sill 3 31/32"SK016'-0"3'-6"Sill 1'-3 39/64"2A3001A3001A2002A2002A2014:12 4:123.5:12 3.5:123.5:12 3.5:12SCALE: 1/4" = 1'-0"1 Roof PlanA10562
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 8A200Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesElevations312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC±0"1 First Floor±0"1 First Floor+9'-3"2 Second Floor+9'-3"2 Second Floor+18'-3"3 Roof+18'-3"3 RoofNew WoodNew WoodExisting WoodNewWoodExisting CMUExisting WoodExisting PlasticTreadsExisting DecoWoodNew Masonry±0"1 First Floor+9'-3"2 Second Floor+18'-3"3 RoofExisting WoodExisting CMUExisting CMUNew WoodExistingStanding SeamNew WoodNew WoodNew StuccoNew SkylightsNew MasonrySCALE: 1/4" = 1'-0"1 North ElevationA200SCALE: 1/4" = 1'-0"2 East ElevationA20063
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 9A201Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesElevations312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC±0"1 First Floor+9'-3"2 Second Floor+18'-3"3 RoofExisting CMUNew WoodNew MasonryExisting Wood±0"First Floor±0"1 First Floor+9'-3"cond Floor+9'-3"2 Second Floor+18'-3"3 Roof+18'-3"3 RoofExisting WoodNew WoodNew WoodExisting WoodExisting CMUExisting CMUNew StuccoNew WoodNew StandingSeamNew ConcretePadSCALE: 1/4" = 1'-0"1 South ElevationA201SCALE: 1/4" = 1'-0"2 West ElevationA20164
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 10A300Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSections312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLC±0"1 First Floor±0"1 First Floor+9'-3"2 Second Floor+18'-3"3 RoofSCALE: 1/4" = 1'-0"1 Wall Section 2A300SCALE: 1/4" = 1'-0"2 Wall Section 2A30065
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 18A700Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesHP HPO Materials312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCMatch Existing GreenExterior Cladding(Aluminum, WoodInterior)Existing Exterior Cladding @Living LevelExisting Exterior Cladding @EaveExisting Exterior Cladding @Garage DoorExisting Exterior Stucco OverCMU @ Main LevelExisting Exterior Banister @Living Level DeckExisting Recycled Decking@ Living Level DeckMatch Existing MaroonFor Exterior CladdingReplace New ExteriorLighting with Dark SkyCompliant (Down only),Colour TBDReplace Non-Historic Resources withIECC 2015 or Greater AluminumClad, Wood Interior, Divided LightFenestrationGarage, Cedar Siding (Unique, non ahistorical copy), with exposed concreteat base for moisture protection, FourCandidates to the rightGarage, Stucco At Enry (Unique, non ahistorical copy)COA HP HPO Materials WORKSHEETA70066
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 19A900Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesPrecedent Studies312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSchubertiade GmbH AustriaA900St Moritz (Bays)A900Tyrolean_House_Hotel PostA900Decks and BaysA90067
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 20A901Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSketch Plan South312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.575 312_W_Hyman_09242021 - South_NTA90168
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 21A902Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSketch Plan South BlueSpruce312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.571 312_W_Hyman_09242021 - SouthA90269
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 22A903Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSketch Plan West312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.571 312_W_Hyman_09242021 - WestA90370
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 23A904Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSketch Plan North312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.571 312_W_Hyman_09242021 - North_AlleyA90471
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 24A906Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesSketch Plan East312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.571 312_W_Hyman_09242021 - EastA90672
MARK DATE DESCRIPTIONSHEET TITLEINTEGRATED DESIGN TEAMPROJECT NO:MODEL FILE:DRAWN BY:COPYRIGHT:SHEET 25A907Jeffrey H Woodruff312_W_Hyman_10192021.plnProject No. 116/Users/jeffreyw/Documents/Cloud Hill Design/312 W Hyman/312_W_Hyman_10192021.plnPowder Day Skiiing, LLC, David ATarrab MeesRelationship toNeighborhood312 W Hyman Ave312 W Hyman Ave Lots P+Q,Block 46 Aspen CO 81611 USA/Pitkin County UGB, City of Aspen312 W Hyman Ave Aspen CO81611 USAAccount # R000145Parcel ID # 273512464006PlanningPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncLandscape ArchitectPatrick S Rawley, AICP, ASLAStan Clauson Associates, IncContractorStructural EngineerCOA- HPO Site Visit08/22/21Snowmass CO 81654 USACloud Hill Design, LLCSCALE: 1:0.571 Birds Eye view of 312 W HymanA90773
74
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-exible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-exible)
C.2.Garage Placement
(Non-exible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please ll out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: is application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2 75
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-exible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: is application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
76
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 1 of 16 ALTA Commitment for Title Insurance (8-1-16)
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Commitment
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE
INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE
CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION,
OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY
THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION,
ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY,
AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED
IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT.
THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY
OTHER PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment
Conditions,First American Title Insurance Company, a Colorado Corporation (the "Company"), commits to issue the
Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment
Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A
both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this
Commitment terminates and the Company’s liability and obligation end.
First American Title Insurance Company
If this jacket was created electronically, it constitutes an original document.
77
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 2 of 16 ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
1.DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public
Records.
(b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The
term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title,
interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does
not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means
authorized by law.
(d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to
be issued by the Company pursuant to this Commitment.
(e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued
pursuant to this Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each
Policy to be issued pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting
constructive notice of matters relating to real property to purchasers for value and without Knowledge.
(h) "Title": The estate or interest described in Schedule A.
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment
to Issue Policy, this Commitment terminates and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements;
(f) Schedule B, Part II—Exceptions; and
(g) a counter-signature by the Company or its issuing agent that may be in electronic form.
4.COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,
lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any
liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other
amendment to this Commitment.
5.LIMITATIONS OF LIABILITY
(a) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense
incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the
delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to:
(i) comply with the Schedule B, Part I—Requirements;
(ii) eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
(iii) acquire the Title or create the Mortgage covered by this Commitment.
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the
amendment or had Knowledge of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have
incurred the expense had the Commitment included the added matter when the Commitment was first delivered to
the Proposed Insured.
78
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 3 of 16 ALTA Commitment for Title Insurance (8-1-16)
(d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith
and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the
Schedule B, Part I—Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company’s liability is limited by the terms and provisions of the Policy.
6.LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this
Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the
parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations,
representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject
matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation
to provide coverage beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized
by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only
liability will be under the Policy.
7.IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and
policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.
8.PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the
Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is
delivered to a Proposed Insured, nor is it a commitment to insure.
9.ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or
less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the
parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration.
79
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 4 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A
Transaction Identification Data for reference only:
Issuing Agent:Winter Van Alstine Issuing Office:Attorneys Title Insurance Agency
of Aspen, LLC
Issuing Office's ALTA® Registry ID: 1019587 Loan ID No.:
Commitment No.:20004656 Issuing Office File No.:20004656
Property Address:312 West Hyman Avenue, Aspen, CO 81611
SCHEDULE A
1. Commitment Date: May 18, 2021 at 07:45 AM
2. Policy or Policies to be issued: Amount Premium
A.ALTA Owners Policy (06/17/06)$3,960,000.00 $7,208.00
Proposed Insured:Powderdayskiing, LLC, a Delaware limited liability company
Certificate of Taxes Due $25.00
Endorsements:
CO-110.1 (Delete 1, 2, 3, 4)$75.00
Additional Charges:$0
Total $7,308.00
3. The estate or interest in the land described or referred to in this Commitment is Fee simple.
4. The Title is, at the Commitment Date, vested in:
City of Aspen, a Colorado, a home rule municipal corporation
5. The land referred to in the Commitment is described as follows:
SEE EXHIBIT A ATTACHED HERETO
For informational purposes only, the property address is: 312 West Hyman Avenue, Aspen, CO 81611.
80
SCHEDULE A
(Continued)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 5 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
Attorneys Title Insurance Agency of Aspen, LLC
By:
Winter Van Alstine
Authorized Officer or Agent
FOR INFORMATION PURPOSED OR SERVICES IN CONNECTION WITH THIS COMMITMENT, CONTACT: Attorneys
Title Insurance Agency of Aspen, LLC,715 West Main Street, Suite 202, Aspen, CO 81611, Phone: 970 925-7328, Fax:
970 925-7348.
81
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 6 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII
Commitment No: 20004656
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
1.The Proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then
make additional Requirements or Exceptions.
2.Pay the agreed amount for the estate or interest to be insured.
3.Pay the premiums, fees, and charges for the Policy to the Company.
4.Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must
be properly authorized, executed, delivered, and recorded in the Public Records.
5.Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the
County Treasurer or the County Treasurer's Authorized Agent.
6.Evidence that all assessments for common expenses, if any, have been paid.
7.Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company
8.Special Warranty Deed must be sufficient to convey the fee simple estate or interest in the land described or
referred to herein, from the City of Aspen, Colorado, a home rule municipal corporation, to Powderdayskiing, LLC,
a Delaware limited liability company, the proposed insured, Schedule A, item 2A. NOTE: C.R.S. Section
38-35-109(2) requires that a notation of the purchaser's legal address, (not necessarily the same as the property
address) be included on the face of the Deed to be recorded.
9.Full disclosure from Seller, of any monetary liens and open Deeds of Trust of record. If you have any knowledge of
an outstanding obligation secured by the subject property, you must contact us immediately for further review prior
to closing.
10.Record a Statement of Authority to provide prima facie evidence of existence of Powderdayskiing, LLC, a
Delaware limited liability company, an entity capable of holding property, and the name of the person authorized to
execute instruments affecting title to real property as authorized by C.R.S. Section 38-30-172.
11.Certificate of Good Standing from the Colorado Secretary of State for Powderdayskiing, LLC, a Delaware limited
liability company.
82
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 7 of 16 Disclosure Statement (5-1-15)
Colorado
12.Certificate of Good Standing from the Delaware Secretary of State for Powderdayskiing, LLC, a Delaware limited
liability company.
13.A copy of the properly signed and executed Operating Agreement if written, for Powderdayskiing, LLC, a Delaware
limited liability company, to be submitted to the Company for review.
14.A true copy of the Resolution of the City Council authorizing the sale of the land described in Schedule A and
naming the person(s) authorized to execute transaction documents, must be furnished to the Company prior to
closing.
15.Survey Affidavit sufficient in form, content and certification acceptable to the Company. Exception will be taken to
adverse matters disclosed thereby.
16.This Title Commitment is subject to underwriter approval.
83
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 8 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Commitment No.: 20004656
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION
CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC
COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE,
COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1.Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained
by an inspection of the Land or by making inquiry of persons in possession thereof.
2.Easements, or claims of easements, not shown by the Public Records.
3.Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct land
survey and inspection of the Land would disclose, and which are not shown by the Public Records.
4.Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not
shown in the Public Records.
5.Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records
or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B,
Part I—Requirements are met.
Note: Exception number 5. will be removed from the policy provided the Company conducts the closing and
settlement service for the transaction identified in the commitment
6.Any and all unpaid taxes, assessments and unredeemed tax sales.
7.Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof.
8.Any water rights, claims of title to water, in, on or under the Land.
9.Taxes and assessments for the year 2021, and subsequent years, a lien not yet due or payable.
84
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 9 of 16 Disclosure Statement (5-1-15)
Colorado
10.Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite
of Aspen, dated January 29, 1897 and recorded March 1, 1897 in Book 139 at Page 216 as Reception No.
060156.
11.Terms, conditions, provisions, agreements and obligations specified under An Ordinance Accepting a Map Entitled
"Official Map of the City of Aspen, Pitkin County, State of Colorado," as the Official Map of the City of Aspen:
Providing for Dedication of all streets and alleys, Except such streets and alleys heretofore vacated: and providing
for the filing of said map, field notes, and Suppmental Plats with the Clerk and Recorder for Pitkin County
(Ordinance No. 6, Series of 1959) dated November 16, 1959, and recorded December 18, 1959, as Reception No.
109043.
12.Any and all notes, easements and recitals as disclosed on the recorded Official Map of the City of Aspen, recorded
December 16, 1959, as Reception No. 109023.
13.Any and all notes, easements and recitals as disclosed on the Willets Map recorded November 12, 1969 in Plat
Book 4 at Page 27 as Reception No. 137902.
14.Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 45 (Series of 2006)
recorded March 28, 2007, as Reception No. 535861.
15.Any and all notes, encroachments, easements and recitals as disclosed on the Improvement & Topographic
Survey Plat dated February 1, 2019, and recorded January 29, 2020, in Plat Book 127 at Page 40 as Reception
No. 662367, including but not limited to the gravel driveway and wood retaining wall onto Lot R.
16.Any existing leases or tenancies, and any and all parties claiming by, through or under said lessees.
85
Form 5000000-EX (7-1-14)Page 10 of 16 Exhibit A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Exhibit A
File No.: 20004656
The Land referred to herein below is situated in the County of Pitkin, State of Colorado, and is described as follows:
Lots P and Q, Block 46, City and Townsite of Aspen, Pitkin County, Colorado.
86
Form 50-CO-Disclosure (4-1-16)Page 11 of 16 Disclosure Statement (5-1-15)
Colorado
DISCLOSURE STATEMENT
Pursuant to C.R.S. 30-10-406(3)(a) all documents received for recording or filing in the Clerk and Recorder’s office shall contain
a top margin of at least one inch and a left, right and bottom margin of at least one-half of an inch. The Clerk and Recorder will
refuse to record or file any document that does not conform to the requirements of this section.
NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the
disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding).
NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that “Every title insurance company shall be responsible to
the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title
commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its
agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner’s policy of title insurance
and is responsible for the recording and filing of legal documents resulting from the transaction which was closed.
Pursuant to C.R.S. 10-11-122, the company will not issue its owner’s policy or owner’s policies of title insurance contemplated
by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County
Treasurer or the County Treasurer’s authorized agent; or until the Proposed Insured has notified or instructed the company in
writing to the contrary.
The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be
obtained from the County Treasurer or the County Treasurer’s authorized agent. Information regarding special districts and the
boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the
County Assessor.
NOTE: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner’s policy commitments containing a mineral severance instrument exception, or
exceptions, in Schedule B, Section 2.
A. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas,
other minerals, or geothermal energy in the property; and
B. That such mineral estate may include the right to enter and use the property without the surface owner’s
permission.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-2, Affirmative mechanic’s lien protection for the
Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the
Owner’s Policy to be issued) upon compliance with the following conditions:
A. The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
B. No labor or materials have been furnished by mechanics or material-men for purposes of construction on the
land described in Schedule A of this Commitment within the past 6 months.
C. The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic’s and
material-men’s liens.
D. The Company must receive payment of the appropriate premium.
E. If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded
liens will include: disclosure of certain construction information; financial information as to the seller, the
builder and or the contractor; payment of the appropriate premium, fully executed Indemnity Agreements
satisfactory to the company, and, any additional requirements as may be necessary after an examination of the
aforesaid information by the Company.
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
87
Form 50-CO-Disclosure (4-1-16)Page 12 of 16 Disclosure Statement (5-1-15)
Colorado
NOTE: Pursuant to C.R.S. 38-35-125(2) no person or entity that provides closing and settlement services for a real estate
transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate
withdrawal as a matter of right.
NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for
recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee.
NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties
may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an
insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or
claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement
or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the
department of regulatory agencies.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of an ALTA
Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the
above conditions are fully satisfied.
88
TELEPHONE 970 925-7328 FACSIMILE 970 925-7348
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
715 West Main Street, Suite 202
Aspen, CO 81611
Attorneys Title Insurance Agency of Aspen, LLC
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V. of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through it affiliates,
from sharing non-public personal information about you with a nonaffiliated third party unless the institution provides you
with a notice of its privacy policies and practices, such as the type of information that it collects about you and the
categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with
this document, which notifies you of the privacy policies and practices of Attorneys Title Insurance Agency of Aspen,
LLC.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you, such as on application or other forms.
Information about your transactions we secure from out files, or from our affiliates or others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information
will be collected about you.
We may disclose any of the above information that we collect about our customers or former customer to our affiliates or
to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following types of nonaffiliated
companies that perform marketing services on our behalf or with whom we have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance, securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY
PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to know that information in
order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard your nonpublic personal information.
89
90
91
92
Mr. David Tarrab
POWDERDAYSKIING LLC
PO Box 10261
Aspen, CO 81612
david.tarrab@grupottt.net
13 October 2021
Ms. Natalie Feinberg Lopez
City of Aspen
Historic Preservation Officer
130 South Galena St., 3rd Floor
Aspen, CO 81611
Dear Natalie:
This letter is to certify that I, David Tarrab, Managing Member of POWDERDAYSKIING LLC, the
owner of the property located at 312 W. Hyman Avenue, Aspen, Colorado, give Stan Clauson
Associates, Inc. and its staff permission to represent us in discussion with the City of Aspen
regarding the application for Major Development, Historic Preservation Benefits. If you should
have any questions regarding this matter, please contact me.
Stan Clauson Associates, Inc.’s contact information is as follows:
Patrick S. Rawley, AICP, ASLA
Stan Clauson Associates, Inc.
400 W. Main Street, Ste. 203
Aspen, CO 81611
Tel (970) 925-2323
patrick@scaplanning.com
Very truly yours,
____________________________________
David Tarrab
Managing Member
POWDERDAYSKIING LLC
93
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
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94
MULLINS MARGARET ANN
ASPEN, CO 81611
216 W HYMAN AVE
SCOTT BUILDING CONDO ASSOC
ASPEN, CO 81611
400 W HOPKINS AVE
AJAX APARTMENTS CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
301 W HYMAN AVE
TRAN LAN D
ASPEN, CO 81612
PO BOX 2705
ASPEN A CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
308 W HOPKINS AVE
EDGEWATER PROPERTIES LLC
OMAHA, NE 68022
18081 BURT ST
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
NEVINS NATHALIE R
ASPEN, CO 81611
127 NICHOLAS LN
SWISS CHALET/KITZBUHEL PARTNERSHIP
ASPEN, CO 81611
333 E DURANT AVE
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
JOHNSTON FAMILY TRUST
COSTA MESA, CA 92626
2018 PHALAROPE
SHERWIN ENTERPRISES LLC
DURHAM, NC 27701
1714 VISTA ST
CORBETT RICHARD J & JILLIAN F
ASPEN, CO 81612
PO BOX 7955
REYNOLDS FRANK R IV
ASPEN, CO 81612
PO BOX 2725
235 W HOPKINS B LLC
BOCA RATON, FL 33432
250 S OCEAN BLVD # 14A
CHERNY ANDREA J
ASPEN, CO 81611
301 WEST HYMAN AVE #5
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
CWIERTNIA REV TRUST
PACIFIC PALISADES, CA 90272
14926 ALTATA DR
BDDC TRUST
DALLAS, TX 75201
2100 ROSS AVE #550
ASPENNEST LLC
BOULDER, CO 80302
453 PINE ST
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
GROVER FREDRICK W & PAULA J
ST PETERSBURG, FL 337043717
725 BRIGHTWATERG BLVD NE
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
EDGEWATER PROPERTIES LLC
OMAHA, NE 68022
18081 BURT ST
BEHRENDT H MICHAEL TRUST
ASPEN, CO 81611
334 W HYMAN AVE
CONNOR WILLIAM E II TRUST
RENO, NV 89502
990 S ROCK BLVD #F
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
JOBLON MATTHEW
ENGLEWOOD, CO 80013
43 COVINGTON CT
PITKIN COUNTY
ASPEN, CO 81611
530 E MAIN ST #301
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
95
DHM FAMILY TRST
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
CROWLEY SUE MITCHELL REV TRUST
DUBLIN, OH 43017
10277 MACKENZIE WY
BEHRENDT H MICHAEL TRUST
ASPEN, CO 81611
334 W HYMAN AVE
ALLAN ANDREW S
DENVER, CO 80218
154 MARION ST
BRAHMAN MARITAL TRUST
ASPEN, CO 81611
334 W HOPKINS
400 W HOPKINS CONDO LLC
DALLAS, TX 75209
5403 NEOLA DR
SHADOW MOUNTAIN DUPLEX CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HOPKINS AVE
AJOY ASPEN LLC
AVENTURA, FL 33180
18851 NE 29TH AVE #405
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
STUART DANIEL S & TAMARA B
ASPEN, CO 81612
PO BOX 3274
SAND KATHERINE M
ASPEN, CO 81612
PO BOX 51
UTOPIA LIVING ASPEN LLC
SANTA MONICA, CA 90402
225 GEORGINA AVE
JLR QPRT TRUST
CORAL GABLES, FL 33156
355 MARQUESA DR
BRAFMAN STUART REV TRUST
CHEVY CHASE, MD 20815
5630 WISCONSIN AVE #401
ASPEN HIDEAWAYS LLC
STUART, FL 34994
49 SW FLAGGER AVE #201
MARTEN RANDOLPH
MONDOVI, WI 54755
129 MARTEN ST
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
KASPAR THERESA D
ASPEN, CO 81612
PO BOX 1637
GOSS CHESTER A IV
ASPEN, CO 81612
PO BOX 9642
KENDIG ROBERT & SUE
ASPEN, CO 81612
PO BOX 4649
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
FOSTER LOT 2 LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
GILDENHORN MICHAEL S
BETHESDA, MD 20816
5008 BALTON RD
SHADOWVIEW CONDO ASSOC
ASPEN, CO 81611
320 W HOPKINS AVE
MAYER KEVIN
ASPEN, CO 81611
222 W HOPKINS AVE #2
NANOOK RIDGE LLC
ASPEN, CO 81611
324 W HOPKINS AVE #B
SHADOW MOUNTAIN LODGE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HOPKINS AVE
UNDERWOOD AMOS
ASPEN, CO 81611
301 W HYMAN #6
HOLTZMAN L BART & PATRICIA G
SAINT LOUIS, MO 63124
9741 LITZSINGER RD
96
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
LITTLE CLOUD HOMEOWNERS ASSOC
ASPEN, CO 81611
201 N MILL ST
RESSEL THOMAS G
ASPEN, CO 816111625
301 W HYMAN AVE #7
NORTON CAPITAL PARTNERS LLLP
CHAGRIN FALLS, OH 44022
130 N MAIN ST
MILLER BRITT C
ASPEN, CO 816111625
301 W HYMAN AVE APT 4
BRAFMAN FAMILY TRUST
ASPEN, CO 81611
334 W HOPKINS
MARTIN SCOTT M
ASPEN, CO 81611
PO BOX 51
RAINBOW CONNECTION PROPERTIES LLC
MORRISON, CO 80465
151 SUMMER ST #771
MCCARTY DANIEL L
ASPEN, CO 81612
PO BOX 4051
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
400 W HOPKINS CONDO LLC
DALLAS, TX 75209
5403 NEOLA DR
HAERTER JONATHAN J & BETHANY S
SNOWMASS VILLAGE, CO 81615
PO BOX 6447
FCB LLC
SNOWMASS, CO 816549102
525 SHIELD O RD
EGBERT STEPHEN E
ASPEN, CO 81611
301 W HYMAN AVE #1
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
MORGAN DONALD
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
FRANKEL KATHY TRUST
NAPLES, FL 34102
280 GULF SHORE BLVD N
WEST ASPEN MOUNTAIN CONDO ASSOC
ASPEN, CO 81611
333 S SECOND ST
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
GUNN ROBERT W FAMILY TRST
MARBLEHEAD, MA 01945
409 OCEAN AVE
CONNERFAMILY LLC
PALISADE, CO 81526
PO BOX 38
MARTIN SCOTT M
ASPEN, CO 81611
PO BOX 51
NEWTON BARBARA
ASPEN, CO 816111602
322 W HOPKINS AVE
WEST SIDE CONDO ASSOC
ASPEN, CO 81611
234 W HOPKINS AVE
GARET CONDO ASSOC
ASPEN, CO 81611
400 E MAIN ST #2
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
SAND KATHERINE M
ASPEN, CO 81612
PO BOX 51
WINER CAROL G
BETHESDA , MD 20817
6740 SELKIRK DR
97
4,514
752.3
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0752.3376.17
Notes
Property Owners within 300' of 312 W.
Hyman Avenue
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 11:22 AM 10/21/21 at http://www.pitkinmapsandmore.com
Driveway
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Full Address
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
98
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Natalie Feinberg Lopez, Historic Preservation Officer,
natalie.feinberglopez@cityofaspen.com
DATE: August 23, 2021
PROPERTY: 312 W. Hyman Avenue, Aspen, CO 81611
REPRESENTATIVE: Patrick Rawley, Stan Clauson Associates, patrick@scaplanning.com
REQUEST: Major Development, Historic Preservation Benefits
DESCRIPTION: 312 W. Hyman Avenue is a 6,000 square foot lot located in the R-6 zone district.
The property is landmarked designated and contains a Chalet style single family home which is
relatively unaltered since its construction in 1956.
The applicant proposes a side addition to the house, a small two-story addition to fit under the eaves
at the West entrance, as well as on the East elevation. Also proposed is single car garage and a
small mud room. Garage access from the alley will require removal of trees and has been
preliminarily vetted with the Parks Department.
For the project to proceed, HPC approval for Major Development is anticipated. Major
Development is a two-step process, requiring the approval of Conceptual Design and a Final
Design.
Conceptual Design review will consider mass, scale, and site plan. At this meeting, HPC may
also consider any setback variations or benefits, if requested by the applicant. Following
Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to "Call-
Up" aspects of the approval. This is a standard practice for all significant projects. Final Design
review will consider landscape, lighting, and materials.
HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that
are applicable to this project to assist with their determinations.
.
Below are links to the Land Use Application form and Land Use Code for your convenience:
Historic Preservation Land Use Application Land Use Code
Land Use Code Section(s)
26.304 Common Development Review Procedure
26.415.070.D Historic Preservation – Major Development
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium Density Residential (R-6)
99
Review by: Staff for completeness and recommendations
HPC for recommendations or decisions
City Council for notice of the HPC Conceptual decision. Council has the
authority to remand the decision back to HPC for further consideration.
Public Hearing: Yes, HPC
Planning Fees: $1950 for 6 billable hours of staff time.
(Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.)
Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee meeting
or referral fees.
To apply, email the following information in a single pdf to
natalie.feinberglopez@cityofaspen.com:
At each review step, please submit one paper copy of the application to the City of Aspen
Community Development Department for an initial determination of completeness.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to
occur, consisting of a current (no older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the
State of Colorado, listing the names of all owners of the property, and all mortgages,
judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act
on behalf of the applicant.
HOA Compliance form (Attached).
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado.
A written description of the proposal (scope of work) and written explanation of how the
proposed development and any requests for variations or benefits complies with the
review standards and design guidelines relevant to the application.
A proposed site plan.
100
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including
their height, massing, scale, proportions and roof plan; and the primary features of all
elevations.
Supplemental materials to provide a visual description of the context surrounding the
designated historic property including photographs and other exhibits, as needed, to
accurately depict location and extent of proposed work.
For Conceptual, the following items will need to be submitted in addition to the items listed
above:
Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed
above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs.
Samples are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The
summary is based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The summary does not create a legal or vested
right.
101
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
City Use:
Fees Due: $ Received $
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications
and payment of these fees is a condition precedent to determining application completeness. I understand that
as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that
these flat fees are non-refundable.
$ flat fee for $ flat fee for
$ flat fee for $ flat fee for
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total costs involved in processing the
application.
I understand that additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to complete processing, review and presentation of sufficient information to
enable legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within
30 days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment.
I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that
payment of a deposit does not render and application complete or compliant with approval criteria. If actual
recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the
City for the processing of my application at the hourly rates hereinafter stated.
$ deposit for hours of Community Development Department staff time.
Additional time above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
City of Aspen: Property Owner:
Phillip Supino, AICP
Community Development Director
Name:
Title:
POWDERDAYSKIING LLC
David Tarrab, Managing Member
312 W. Hyman Avenue
Aspen, CO
david.tarrab@grupottt.net
PO Box 10261
Aspen, CO 81612
1,950.00 6
David Tarrab
Managing Member, POWDERDAYSKIING LLC
102
HPC Resolution #26, Series of 2020
Page 1 of 3
RESOLUTION #__, SERIES OF 2022
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW FOR THE
PROPERTY LOCATED AT 312 W HYMAN AVE BLOCK: 46 LOT: P AND : - LOT: Q,
CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2735-124-64-006
WHEREAS, the applicant, POWEDERDAYSKIING LLC, represented by Patrick Rawley,
has requested HPC approval for Conceptual Major Development for the property
located at 312 W Hyman, Block: 46 Lot: P AND: - Lot: Q, City and Townsite of Aspen,
Colorado. As a historic landmark, the site is exempt from Residential Design Standards
review; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, Community Development Department staff reviewed the application
for compliance with applicable review standards and recommends approval with conditions;
and
WHEREAS, HPC reviewed the project on January 26, 2022. HPC considered the application,
the staff memo and public comment, and found the proposal consistent with the review standards
and granted approval with conditions by a vote of 5-0.
103
HPC Resolution #26, Series of 2020
Page 2 of 3
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and
Floor Area Bonus for 227 East Bleeker Street, Lot 2, East Bleeker Historic Lot Split, according to the
Final Plat Book 78 at Page 5 as Reception No. 521939, City and Townsite of Aspen, CO as follows:
Section 1: Conceptual Major Development
HPC hereby approves Conceptual Major Development as proposed with the following conditions
1.) Staff and Monitor for all the fenestration as proposed on all elevations
2.) Redesign the entrance and proposed associated addition on the West elevation
3.) Eliminate all roof penetrations and remove new chimney
4.) Provide a study for Utilities and location of any equipment required.
5.) Provide a study for tree health and stability
6.) Address Zoning and Engineering concerns
7.) Restore all missing doors and windows to match the 1959 photos
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
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HPC Resolution #26, Series of 2020
Page 3 of 3
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 26th day of January,
2022.
Approved as to Content:
________________________________
Kara Thompson, Vice Chair
Approved as to Form:
________________________________
Katharine Johnson, Assistant City Attorney
ATTEST:
________________________________
Michael Sear, Deputy City Clerk
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