HomeMy WebLinkAboutMemo.312 W Hyman Ave MEMORANDUM
TO: Mayor Torre and Aspen City Council
FROM: Amy Simon, Planning Director
MEMO DATE: October 3, 2022
MEETING DATE: October 11, 2022
RE: Notice of Call Up, HPC approval for 312 W. Hyman– Conceptual Major Development
APPLICANT:
POWDERDAYSKIING, LLC
REPRESENTATIVE:
Jeffrey Woodruff, AIA, Cloud
Hill Design
LOCATION:
Street Address:
312 W. Hyman
Legal Description:
Lots P&Q, Block 46, City and
Townsite of Aspen, Colorado
Parcel Identification:
PID# 2735-124-64-006
CURRENT ZONING & USE:
R-6 (Moderate-Density
Residential); Single-family
home
PROPOSED ZONING & USE:
No change.
PROCESS SUMMARY: Certain land use approvals granted by HPC
or P&Z require that Council be notified of the decision through a brief
staff summary. The notification is not a public hearing and no applicant
presentation or public comment has been accepted in the past. During
the Call Up Notice, City Council may uphold the HPC or P&Z decision.
Alternatively, Council may request more detailed information be
provided through a presentation by staff and the applicant at a future
meeting. After hearing the additional project description, Council may
uphold the boards’ decision or may remand it to require
reconsideration of specific issues at a new public hearing. HPC’s or
P&Z’s decision on remand shall be final.
BACKGROUND: 312 W. Hyman is a property containing a Chalet
style home built in 1956. The City of Aspen purchased the property
in 2007 and volunteered landmark designation to prevent the
demolition of the resource. In 2021, the lot was returned to private
ownership and the new owner has proposed a small rear addition, a
detached single car garage, and minor changes to fenestration. HPC
granted Conceptual design approval and setback variations on April
27, 2022.
Unfortunately, through
a staff error, the
project proceeded to
Final review and was
approved on July 27,
2022 without Notice of
Call Up having been
provided to Council, as
required by the
Municipal Code. Staff
is now seeking to
correct the mistake.
312 W. Hyman
STAFF RECOMMENDATION: The Historic Preservation Commission (HPC) first reviewed the subject
application for Conceptual Development on January 26th, 2022. HPC continued the project for redesign,
finding that guidelines were not adequately met, particularly due to the fact that the proposed rear addition
wrapped around one side of the home. This design increased its visibility and caused undesirable
alterations to the resource. The applicant returned to HPC with a revised design that reduced the addition
and simplified the form.
With Staff’s support, HPC granted approval with several conditions that were to be satisfied for Final
review, including further development of preservation plans and stormwater management. A side yard
setback reduction for the addition was allowed, because reconfiguring it to tuck behind the historic home’s
angled positioning on the property necessitated an encroachment into the west setback. No floor area
bonus was approved, and, in fact, the project is approximately 1,000 square feet below the maximum
allowable floor area. HPC granted Conceptual by 6-0, with a new member abstaining from voting.
Staff recommends City Council uphold HPC’s decision. As noted, Final review proceeded erroneously
before Notice of Call Up and was approved by a vote of 4 to 0 on July 27, 2022. Assuming that Council
does not move to Call Up the Conceptual approval, Final approval will remain in effect as well.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATION:
Staff recommends Council uphold HPC’s decision.
Alternative Motion for Call-up
“I move to call-up HPC’s approval for 312 W. Hyman, Conceptual Major Development.
CITY MANAGER COMMENTS:
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EXHIBITS:
A – HPC memo, April 27, 2022
B – HPC approved plans
C – HPC meeting minutes, April 27, 2022
D – HPC Resolution #6, Series of 2022