HomeMy WebLinkAboutStaff Presentation.312 W Hyman Ave312 W HYMAN
Aspen Historic Preservation Commission (HPC)
* Visual representations by Jeffrey Woodruff and by Staff July 27, 2022
CURRENT CONDITIONS
312 W Hyman
REQUEST FOR APPROVAL
Land Use Approval Request:
Final Major Development (Section 26.415.070.D)
Description:
Block: 46 Lot: P AND: - Lot: Q, City and Townsite
of Aspen, Colorado
Parcel Identification Number:
PID# 2735-124-64-006
Current Zoning:
R-6 (Medium-Density Residential)
312
HISORIC BACKGROUND
Figure 1 – 312 W Hyman, near the end of
construction, 1956. Note the fenestration.
Figure 2 – 312 W Hyman, 1957
Figure 3 – 312 W Hyman, current configuration with
new double doors at first floor.
Historic Views of the South and West elevations
HISTORIC LANDMARK - ALTERATIONS
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
Changes to the Historic Landmark, view from SW Corner
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 recognizes that the design features proposed design features
that are in direct conflict with the design guidelines, as discussed
in the next slides.
CHANGES TO THE HISTORIC LANDMARK
HISTORIC LANDMARK - ALTERATIONS
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 with shades
9.New Chimney Reconstructed Chimney at original location
10.New siding located on the East elevation
11.Exterior Stairs moved 4’ to the North
Changes to the Historic Landmark, view from SW Corner
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 recognizes the redesign proposed features all requested
changes by HPC, as discussed in the next slides.
CHANGES TO THE HISTORIC LANDMARK
PROPOSED EXTERIOR CHANGES
Proposed West Elevation
Exterior Changes -Form, Materials,
and Fenestration
The proposed elevations from the
previous submittal show multiple
areas of concern.
Proposed North Elevation
Proposed East Elevation Proposed South Elevation
PROPOSED EXTERIOR CHANGES
New Proposed West Elevation
Exterior Changes -Form, Materials,
and Fenestration
Staff finds the overall design of the
new addition of the one car garage
at the north side of the property to
meet the relevant Historic
Preservation Design Guidelines.
Staff understands the new designs
of the historic resource meet the
Preservation Design Guidelines,
and the requests of the HPC, with 2
areas to specifically address for this
project (shown in green).
•flat skylights for daylighting
•move the exterior stairs to the
North by 4’ in order to capture
the space below as functional
living space
Staff suggests that these two
design features encourage the
preservation of the historic
structure as it is, without relocation,
while embracing energy efficient
upgrades.
New Proposed North Elevation
New Proposed East Elevation New Proposed South Elevation
PROPOSED EXTERIOR CHANGES
New Proposed West Elevation
Exterior Changes -Form, Materials,
and Fenestration
Staff finds the overall design of the
new addition of the one car garage
at the north side of the property to
meet the relevant Historic
Preservation Design Guidelines.
Staff understands the new designs
of the historic resource meet the
Preservation Design Guidelines,
and the requests of the HPC, with 2
areas to specifically address for this
project (shown in green).
•flat skylights for daylighting
•move the exterior stairs to the
North by 4’ in order to capture
the space below as functional
living space
Staff suggests that these two
design features encourage the
preservation of the historic
structure as it is, without relocation,
while embracing energy efficient
upgrades.
New Proposed North Elevation
New Proposed East Elevation New Proposed South Elevation
SITE PLANNING
Referral Comments from Engineering:
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 alleyway.
4.Sidewalk needs to be installed along W.
Hyman.
Figure 5 – Proposed Site Plan with areas of
concern outlined in red. North is located at
the top of the site plan
Staff supports the location of the new addition but recommends a restudy of the proposed
design to address Engineering, Park, and Zoning’s referral comments.
Referral Comments from Parks:
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.
Referral Comments from Zoning:
1.Provide a zoning summary sheet.
2.Provide a compliant survey
3.Update Lot size
4.Setbacks Study:
5.Provide demolition calculations.
6.Parking requires 2 parking
spaces
7.Label Floor Plans
8.The hot tub location prohibited
9.Elevations: scale and Residential
Zoning Checklist required
10.Review Floor area calculations
11.Provide Roof plan
12.Exterior lighting plan
Referral Comments from Building:
1.New exterior walls less than 5 feet from the property line
will require 1-hour fire-resistance rating
2.Hot tub set back = 18 inches from the edge or the
guardrail will need to be extended
SITE PLANNING
Referral Comments from Engineering:
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 alleyway.
4.Sidewalk needs to be installed along W.
Hyman.
Staff supports the location of the new addition but recommends a restudy of the proposed
design to address Engineering, Park, and Zoning’s referral comments.
Referral Comments from Parks:
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.
Referral Comments from Zoning:
1.Provide a zoning summary sheet.
2.Provide a compliant survey
3.Update Lot size
4.Setbacks Study
5.Provide demolition calculations
6.Parking requires 2 parking
spaces
7.Label Floor Plans
8.The hot tub location prohibited
9.Elevations: scale and Residential
Zoning Checklist required
10.Review Floor area calculations
11.Provide Roof plan
12.Exterior lighting plan for Final
ReviewReferral Comments from Building:
1.New exterior walls less than 5 feet from the property line
will require 1-hour fire-resistance rating
2.Hot tub set back = 18 inches from the edge or the
guardrail will need to be extended
SITE PLANNING
STAFF RECOMMENDATION
RECOMMENDATION:
Staff recommends approval for this application.
1)Fenestration as proposed on all elevations of the historic resource
2)Entrance
3)Proposed garage addition
4)Proposed North and NE Corner addition
5)Addition of Skylights
6)To move of the exterior stairs by 4’ to the North
7)All referral comments addressed
STAFF RECOMMENDATION
Section 1: Conceptual Major Development, and Setback Variations.
HPC hereby approves Conceptual Major Development and Setback Variations with the following conditions:
1.Provide detailed drainage, utility, and landscape plans including final location of the proposed drain basins, and relationship of the utility paths to
the trees and driplines to demonstrate that they do not conflict with remaining trees and hedges. Applicant will need to continue to work with all
relevant City Departments regarding stormwater mitigation and site drainage.
2.Provide a detailed Roof Plan demonstrating location of gutters downspouts snow clips, vents, mechanical, and all other roof penetrations for Final
Review.
3.Provide a detailed Preservation Plan including documentation of existing conditions and investigation of historic materials, and proposed
restoration/treatments. This document will first be reviewed by staff and monitor prior to building permit submission but will be considered
an iterative document that helps guide restoration efforts.
4. Provide specifications for the chimney, including height, location and all other details to staff and monitor prior to Final Review, and are also
subject to review at Final Review
5.All skylights shall have sufficient shading to eliminate light pollution to other neighboring properties.
6.Provide details on the garage overhangs and window elements for Final Review.
7.Provide details and a plan for all new window layouts and proportions for all new windows to be reviewed for context and consistency with
the existing windows on the main residence at Final Review.
8.The proposed combined side yard setback variance of 7.9’ is granted for the property to accommodate the location of the non-conforming
historic structure, and will not be allowed to accommodate any other structures.
9.A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual
Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual
Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of
the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a request for extension is received no less
than thirty (30) days prior to the expiration date.
STAFF RECOMMENDATION
Section 1: Conceptual Major Development, and Setback Variations.
HPC hereby approves Conceptual Major Development and Setback Variations with the following conditions:
1.Provide detailed drainage, utility, and landscape plans including final location of the proposed drain basins, and relationship of the utility paths to
the trees and driplines to demonstrate that they do not conflict with remaining trees and hedges. Applicant will need to continue to work with all
relevant City Departments regarding stormwater mitigation and site drainage. See Applicant’s Presentation – items reviewed with Engineering
and approved
2.Provide a detailed Roof Plan demonstrating location of gutters downspouts snow clips, vents, mechanical, and all other roof penetrations for Final
Review.
3.Provide a detailed Preservation Plan including documentation of existing conditions and investigation of historic materials, and proposed
restoration/treatments. This document will first be reviewed by staff and monitor prior to building permit submission but will be considered
an iterative document that helps guide restoration efforts. To be reviewed with new HPC Preservation Plan once complete.
4. Provide specifications for the chimney, including height, location and all other details to staff and monitor prior to Final Review, and are also
subject to review at Final Review
5.All skylights shall have sufficient shading to eliminate light pollution to other neighboring properties.
6.Provide details on the garage overhangs and window elements for Final Review.
7.Provide details and a plan for all new window layouts and proportions for all new windows to be reviewed for context and consistency with
the existing windows on the main residence at Final Review.
8.The proposed combined side yard setback variance of 7.9’ is granted for the property to accommodate the location of the non-conforming
historic structure, and will not be allowed to accommodate any other structures.
9.A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual
Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual
Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of
the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a request for extension is received no less
than thirty (30) days prior to the expiration date.
STAFF RECOMMENDATION
RECOMMENDATION:
Staff recommends approval for this application: FINAL MAJOR REVIEW.
1)All referral comments addressed
2)All items from Resolution #6 2022 addressed