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Home My WebLink AboutPresentation.312 W Hyman Ave312 W HYMAN Aspen Historic Preservation Commission (HPC) * Visual representations by Jeffrey Woodruff and by Staff April 27, 2022 CURRENT CONDITIONS 312 W Hyman REQUEST FOR APPROVAL Land Use Approval Request: •Conceptual 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 HISTORIC 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 9.New Chimney 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 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 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