Aspen preservation board approves conceptual plan for 504 West Hallam with setback variance and conditional floor‑area bonus

The Aspen Historic Preservation Commission voted to approve conceptual review for the 504 West Hallam project, endorsing relocation, restoration and a rear setback variance while adding a conditional floor‑area bonus.

Sarah Adams of Bend & Adams, representing the applicant, presented the revised design that reduces a previously proposed two‑story addition to a one‑story addition, shrinks a two‑car garage to one stall, and reconfigures interior program so most living space sits on lower levels. Adams said the project will remove non‑historic additions, restore the front porch and relocate the house to a five‑foot setback to align with the historic footprint shown in an 1893 Sanborn map.

"We're no longer asking for the floor area bonus," Adams said, "but we're requesting a recommendation to city council for two transferable development rights and a setback variation for a light well in the rear yard." She added that the team worked closely with staff and had revised the design to reduce mass and scale while keeping the landmark visually dominant.

Staff recommended approval of the conceptual plan with conditions. Jillian, the staff liaison, told the commission staff supports the one‑story design, the material choices that distinguish the addition from the historic resource, and the proposed relocation to address foundation issues. She also recommended conditions to locate mechanical equipment so it meets setback and height requirements and to perform selective demolition under staff monitoring to preserve any concealed historic fabric.

Commission discussion focused on the connector between the landmark and the addition, the size of the proposed light well and the TDR calculation. Commissioners noted the applicant is roughly 782 square feet under the allowed above‑grade floor area (the maximum for the 6,000 sq ft lot is 3,240 sq ft), and that severing two TDRs would account for about 500 sq ft. The applicant's materials show the project height as 18 ft 8 in under the city's measurement method (the 25 ft limit remains unchanged).

A neighbor, Laura Magus, testified in support of the revised plan, saying keeping garage access on 4th Street rather than the alley would reduce noise and improve livability across the alley.

Chair Cara moved to approve the next resolution in the series with additional conditions, including language approving a 375 sq ft floor‑area bonus subject to staff verification at final review; the motion was seconded and carried on a roll call vote (Roger — yes; Duncan — yes; Kim — yes; Cara — yes).

The commission's approval at conceptual review includes: a recommendation to council for two TDR certificates, a setback variation to allow a slightly larger light well intruding just under four feet into the five‑foot rear setback for garage/light well purposes, relocation of the landmark onto a new foundation at the five‑foot setback, selective demolition monitored by staff, and conditional floor‑area bonus language to be verified at final submittal. Final design details, mechanical equipment placement and any changes that materially affect the approved form or footprint will return to the commission for final review or amendment if required.

The commission adjourned after the vote; the applicant thanked the commission and said construction will move forward under the approved conceptual conditions.