HomeMy WebLinkAboutExhibit C.1 Application 312 W Hyman_2022.0427Land Use Application
City of Aspen Historic Preservation Commission
27 April 2022
Location: 312 W. Hyman Avenue, Aspen, CO (PID# 273512464006)
Prepared by: Jeffrey Woodruff, for PowderDaySkiing, LLC
An application for Major Development and Historic Preservation Benefits to remodel an
AspenModern designated residence and provide a detached garage.
PROJECT OVERVIEW
This application is submitted on behalf of POWDERDAYSKIING LLC (the “Applicant”) for the property located at
312 W. Hyman Avenue, Aspen, Colorado, Parcel ID# 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 enhance the visual characteristics of the
historic resource.
This application is submitted in conformance with the Pre-application Conference Summary dated 23 August 2021.
An initial conceptual design review was held on 26 January 2022, presented by the applicant and a representative for
the applicant. A public hearing is schedule for 27 April 2022, continuing the conceptual design, with direction from
the HPO and HPC on restudying the fenestration, elevations, landscaping, grading and lighting with respect to
historic context and the promotion of the chalet style in Aspen.
Property Background
The Property survey for Lots P + Q Block 46 at 5,976+- SF and is located in the Medium-Density Residential (R-6),
as per Sec. 26.710.040. Per the R-6, maximum allowable floor area is 3,240 SF for single-family residence. The
existing residence contains approximately 1,669 SF of floor area. Based on this, approximately 1,571 SF of
additional floor area could potentially be added.
The existing single-family residence construction was completed in 1956 and is a representation of the “Chalet”
style of architecture in Aspen. The house was constructed by Genevieve Birlauf Leininger and Julius Herman
Birlauf. The Birlauf’s would arrive by rail to Aspen, their arrival noticed in the The Aspen Times and the Aspen
Daily Times and the Rocky Mountain Sun in the 1950’s and 1960’s. The Aspen Times chronicled their travels to
Aspen, Arkansas, Massachusetts and California. JH Birlauf on one trip traveled 5000 miles and visited 16 cities.
Genevieve married Joseph Leininger, who served with the Department of Defense in Vienna through 1955.
The single family house has seen several rounds of exterior modifications by the Birlauf family, primarily consisting
of fenestration 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.
The Property has had three owners. Genevieve sold the Property in 1986 to Jordan “Jordie” Gerberg. Jordie sold the
Property to the City of Aspen at which time the Property was historically designated.
Ordinance No. 45, Series of 2006 Designated 312 West Hyman Avenue, Lots P and Q, Block 46 City and Townsite
of Aspen, Colorado to the Landmark to the Aspen Inventory of Historic Landmark and Sites and Structures
During the City’s ownership, interior remodeling has occurred, including the addition 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.
The Applicant purchased 312 West Hyman Avenue, Lots P and Q, Block 46 (Property) from the City.
Proposed Remodel, consistent with Historic Preservation Design Guidelines
The Applicant wishes to update and provide improvements to the existing residence, in order to 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
AspenModern resource is preserved and lived in for many years to come, while further respecting the historic
character of the structure and its relationship to the site and landscape.
Following are the proposed modifications to be made to the residence:
•A small two-story addition on the north façade is proposed to provide additional seating, storage, and
living space; inspired by Hotel Post, remaining in the building footprint, under the existing the North and
East eaves. Hotel Post features in Friedel Pfeifer’s autobiography and Pfeifer credits the Austrian Chalet’s
influence in Aspen building design.
•A new wrap-around deck on the northeastern corner of the residence will allow additional outdoor access.
•A new entry on the west facade, using the existing rough opening, matching the historic divided light
windows (a main entry door and sidelights).
•Removal of the dropped ceiling, exposing the cold roof and providing energy updates (batt insulation,
removal of the cold attic), removal of the attic vents and replacement with hoppers (no change in visual
appearance on the North or South Facades, as the Romeo and Juliet balcony is untouched).
HPC Major Development / 312 W. Hyman Avenue / Parcel ID# 273512464006 April 2022
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•New windows are proposed to be installed throughout the residence which will enhance thermal
performance and energy efficiency and allow more light into the interior of the residence; Infrared
photography demonstrates the current performance of the single-pane sieves; leading both the poor thermal
performance and excess moisture potentially speeding up decay of the sills and building envelope.
•Three (half of the original proposal) new flush-mounted skylights will be added to the roof to provide light
to the upper level living space;
•The remaining garage space on the ground level will be converted to bedrooms; habitable spaces to
capture the views of Shadow Mountain; people over automobiles.
•A new detached garage with roof mounted solar, energy storage and ski storage and trash enclosure will be
located immediately off of the (North) alley; a permeable surface to connect the alley and the new garage;
•The client has agreed to a 5’ sidewalk on the south extent of the property and/or to sign a sidewalk
agreement. The applicant will work with the HPO on the details required to traverse the historic driveway,
maintaining the character of the angled approach and its relationship to the structure. The HPO and
applicant, as well as the City Forester and Parks, remain concerned about the tree drip zone of the blue
spruce (South of the structure), the existing historic driveway alignment and the need for a hardscape/
sidewalk- when the neighboring parcels are head-in 90 degree parking hardscape.
•Air spading in order to protect the remaining conifers on the North property line in conjunction with the
City Forester and City Parks. Removal of Tree #1 (good shape) and Tree #2 (fair shape, would be removed
with Tree #2).
•New landscaping and outdoor gathering areas will be provided to compliment the historic resource.
The ground level will contain two habitable spaces bedrooms and the upper level one habitable space (three
bedrooms total). The new addition on the north and east façades will “tuck” under the existing eaves, be minimally
visible, and blend into the chalet-style architecture. The fenestration is designed to match the existing divided light
patterns, and the rough openings are consistent with the fenestration pattern of the historic resource. A new interior
staircase will replace the basement like stair approach today, with a code standard rise-run and landing.
With the relocation of the garage, the existing mechanical and garage space on the ground level of the residence will
be converted to bedrooms. The existing garage doors, will be maintained visually and historically. They will be
converted to allow outdoor access from the two of the bedrooms on the ground level and provide for code required
egress from the new bedrooms. Sliding doors will be placed behind the garage doors. Therefore, the historic use
pattern of vehicular access directly off of Hyman Avenue will still be recognized and appreciated by passing
pedestrians.
The new detached garage located in the North East corner of the with entry 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. A second off-street space will be provided via the existing south driveway (remaining
permeable). The applicant will use permeable materials, such as gravel, connecting the alley to the single car garage,
and in accordance with the site requirements of the City Forester.
The landscape will feature a rustic, mountain aesthetic evocative of an alpine setting. A two-track driveway will be
maintained and 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 two-track for parking. A rustic
steppingstone path will provide access to the front door, to the West of the current driveway and blue spruce,
connecting the askew 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.
The landscaping will observe Fire Wise construction techniques, creating a defensible space to the residence,
avoiding wood chips and keeping branches (working with the City Forester and City Parks) away from the
residence.
HPC Major Development / 312 W. Hyman Avenue / Parcel ID# 273512464006 April 2022
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So variance requested
A side yard setback variance has been requested for the detached garage. The City of Aspen, Zoning in the R-6 zone
district is for a combined fifteen foot setback (is the code today). The existing askew primary residence is 2.4’ from
the property boundary and the deck overhang is even less compliant with the current land use code.
The proposed detached garage is five feet from the North, residential design standard -five foot rear setback (is met),
and five feet from the West property lines (five foot side setback, but not compliant with today’s land use code in the
R-6 zone district). We are proposing locating the garage and trash enclosure at 5’ from the West property line.
Therefore we are requesting a variance for the 15’ combined side yard setback for the for the purpose of constructing
a garage. This 5’ West setback would also have the least impact on the mature conifers (#3, 4, and 5) and the utility
service in the neighborhood (North Eastern part of the lot contains multiple utility connections).
The garage location would improve sight lines for the property owner to the North and minimize any impact on the
St Moritz. The St Moritz has an approximately six foot high retaining wall on the Western property line, so a single
story garage with a 12.5’ ridge line would minimally impact the sight lines from the hotel to the alley.
There are no changes/impact to the structure where it projects further into the East side yard (any structural work to
this part of the deck etc). The East side of the deck is moving North, not East, so no further encroachment into the
East setback.
Floor Area
The proposed additions represent a very small amount of additional floor area. The garage contains a total of 308
SF. Utilizing the garage exemptions for a detached garage located off of alley, 29 SF of the garage will contribute to
floor area. The two additions to the north and east façades will add square footage as per the Zoning Sheets, 48
square feet to the north on the main floor and 64 feet on the second level, and 39 to the east on the main floor.
The new proposed decks, with the existing deck space included, represent 311 + 52 (new deck to the North East) for
a total of 363 SF which is less than the 15% of maximum floor area allowed exempt from floor area (486 SF = 3,240
* .15).
Planning a Preservation Project
The Applicant appreciates the efforts to date by the Historic Preservation Commission, Historic Preservation Officer
and the City of Aspen’s departments in connection with the proposed remodel and protection and preservation of this
Aspen Historic resource.
Summary
The owner is responsible for both the benefits accrued to the historic character of the resource and its beautiful
setting. The owner wishes to improve the artifacts in need of restoration and enhance the character and livability of
the historic resource.
HPC Major Development / 312 W. Hyman Avenue / Parcel ID# 273512464006 April 2022
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