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Aspen HPC approves COA for 100 West Hallam with roof and sequencing conditions
Summary
The commission approved a certificate of appropriateness for 100 West Hallam—approving replacement of non‑historic windows and a basement underpinning—on condition that the EcoStar shingle (or a staff-approved alternative) be used, a construction management plan be submitted at permit review, and the underpinning sequence be provided before permit submittal.
The Aspen Historic Preservation Commission unanimously approved a certificate of appropriateness on July 1 for work at 100 West Hallam Street, a landmark Victorian, with conditions addressing roof material and construction sequencing.
Sarah Adams of Bend and Adams (speaker 8), representing the homeowners, described a minor development and relocation request for the 1884 Victorian: removal of a non‑historic rear shed, addition of two double-hung windows to bring light into a stair landing, in-kind replacement of non‑historic windows and doors, basement underpinning to create livable subgrade space within the existing footprint, and replacement of the wood-shingle roof with a fire-rated alternative. Adams showed historic photos and an on-site mockup of proposed roofing samples and said the homeowners preferred cedar but had an EcoStar synthetic option as a backup.
Staff (speaker 6) recommended approval with a condition on roofing after noting the proposed synthetic shake conflicted with Chapter 7 of the Historic Preservation Design Guidelines; staff recommended EcoStar (the material recently approved for the Wheeler Stallard House) or another staff‑approved roof alternative. Commissioners focused discussion on the roof profile, preserving sandstone foundations after underpinning, and requiring a construction management plan (CMP) and an underpinning sequence to be reviewed before permits.
Chair (speaker 1) moved to approve with conditions: (1) the EcoStar shingle as the approved roof material or an alternative roof material submitted for staff review and monitoring, (2) a construction management plan to be provided at permit review, and (3) an underpinning sequence submitted to staff and monitor before permit submittal for review and approval. The motion was seconded and passed unanimously (Jody, Barb, Duncan, Kim and Cara recorded as voting yes).
The approval allows the homeowners to proceed with permitting provided the conditions are met. Staff will post the final conditions and monitor compliance as the project moves toward permit issuance.
