HomeMy WebLinkAboutMemo.312 W Hyman Ave
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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: 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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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 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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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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