HomeMy WebLinkAboutExhibit A HPC Memo.312 W Hyman AvePage 1 of 6
437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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Memorandum
TO: Aspen Historic Preservation Commission
FROM: Natalie Feinberg Lopez, Historic Preservation Officer
THROUGH: Natalie Feinberg Lopez, Historic Preservation
MEETING DATE: April 27 2022
RE: 312 W Hyman Ave – Conceptual Major Development,
PUBLIC HEARING
APPLICANT /OWNER:
POWEDERDAYSKIING LLC
REPRESENTATIVE: JEFFREY WOODRUFF
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 a small
addition at the back NE corner, three skylight additions,
changes to the existing garage doors covering new glass
sliders, a small change in the exterior stair location, 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 and recommends
the project as it meets the requests provided for restudy and the
City of Aspen Design Guidel ines for a designated landmarked
structure. Staff recommends approval.
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 at the NE corner proposed as additional living space, tucked under the
existing eaves.
2.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.
3. Existing attic vent on the South elevation will be changed to a small window, as the current
ceiling will be removed to allow for the existing roof trusses to be exposed.
4.3 new flush-mounted skylights to be added
5.Move the exterior stairs on the East elevation by approximately 4 feet to accommodate usable
living space for bedroom 3 on the interior.
STAFF COMMENTS:
Staff strongly supports the redesign 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 designed to meet setback requirements and minimal tree removal.
The redesigned project respects the historic landmark by maintaining all original window
penetrations, historic shutters, landscape features, and location of the small addition at the NE
corner. Two elements of the proposed project are not consistent with typical design guideline
recommendations, but add significantly to allowing the project to remain on the current footprint
without relocation, as well as allowing for addition daylighting and energy savings. Staff would
support discussion related to window restoration and replacement as part of final review. Staff
recommends approval.
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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 the 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. Additional information
regarding materials to be reviewed during Final Review for compatibility, but currently appear
to meet design guidelines.
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, all side yard and rear setbacks, however the original structure is
non-conforming for the required combined side yard setbacks due to the placement on the
lot. Zoning has requested an exemption for the combined side yard setback. Engineering
accepts the historic driveway, and Right of Way compliance. Previous requests for a
sidewalk have been determined by parks to be detrimental to the large spruce tree located at
the SW corner of the lot, and is no longer required. 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, and ample additional parking on
the current driveway. A new landscape plan shows the driveway with different materials, that
will still allow for the parking requirements.
Staff supports the location of the new garage addition, it addresses all referral
comments as requested.
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. All concerns have been addressed
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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. All concerns have been addressed by the applicant, with multiple on site
reviews between Parks, HPC and the Applicant team.
Zoning Department:
1.All concerns have been addressed.
Building Department:
1. All concerns have been addressed.
RECOMMENDATION:
Staff recommends approval.
ATTACHMENTS:
Resolution # (5), Series of 2022
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments
Exhibit C.1 – Application
Exhibit C.2 – Application Plans
Exhibit C.3 – Home Energy Assessment
Exhibit C.4 – Forestry_Conceptual
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com