HomeMy WebLinkAboutMemo.312 W Hyman Ave
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Natalie Feinberg Lopez, Historic Preservation
THROUGH: Natalie Feinberg Lopez, Historic Preservation
MEETING DATE: July 27, 2022
RE: 312 W Hyman Ave – Final Major Development,
PUBLIC HEARING
APPLICANT /OWNER:
POWEDERDAYSKIING LLC
REPRESENTATIVE:
Jeffrey Woodruff
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 a small two-
story addition at the North elevation of the house, the existing
garage doors covering new glass sliders, new skylights in the
roof, a refurbished chimney remaining in the original location,
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
and recommends approval as the project meets City of Aspen
Design Guidelines for a designated landmarked structure.
312
Site Locator Map – 312 W Hyman
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
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 | aspen.gov
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 North elevation proposed as additional living space
2.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.
3.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. Exterior appearance will remain
the same.
4.New flush-mounted skylights to be added with light shades.
5.Refurbished chimney in the original location.
6.A new single car detached garage with roof mounted solar panels at the NW corner of the property.
STAFF COMMENTS:
Staff strongly supports 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. Staff recommends
approval.
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437 Rio Grande, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Staff recommends:
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 preservation plan for the current design configuration.
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 structure from all vantage points. 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. A new drywell has been located on site and meets engineering
requirements. All utilities conform to code and are co-located at the current utilities’
connections. An additional transformer is not required at this time. Landscaping appears to
meet all criteria as identified during the HPC conceptual review. Parking is compliant with
code requirements.
Staff supports the location of the new garage addition and the proposed site design.
REFERRAL COMMENTS:
The application was referred out to other City departments who have deferred all additional review to
the permit phase.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application.
ATTACHMENTS:
Resolution #, Series of 2022
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments - none
Exhibit C – Application