Historic Preservation Commission approves restoration plan and subgrade relief for 500 West Francis Street

The Aspen Historic Preservation Commission voted to approve a revised restoration plan for 500 West Francis Street, granting several land‑use benefits and conditions after hearing presentations from the applicant and staff.

The applicant’s architect, Milo Stark of Kim Raymond Architects, presented a preservation‑focused proposal to restore the Queen Anne Victorian to its circa‑1884 character. Stark said the plan removes roughly 430 square feet of non‑historic additions, detaches and restores the historic carriage house, and adds a subordinate two‑car garage connected to the main house by a narrowed, transparent linking element. “This is a preservation restoration effort with the primary objective to restore the Queen Anne Victorian to its 1884 character,” Stark said.

Staff recommended a set of conditions for approval and supported several of the applicant’s requests. The staff report noted design revisions that retain historic fabric, reduce the perceived massing of the connector, and lower the point of attachment to preserve an existing window on the primary resource. Staff told the commission the applicant intends to lift both historic resources to construct a below‑grade basement and to reuse salvaged stone from the existing foundation as a veneer on the new foundation. Staff recommended requiring a detailed relocation plan at final review and financial assurance at the time of permit submittal.

Why it matters: Commissioners framed the decision as balancing long‑term viability with preservation standards. Several members said the revised design addressed prior concerns about attachments to the carriage house and material differentiation between new and historic work, and the board agreed the linking element as revised would have less impact on the primary facades.

Key details and conditions - The applicant requests removal of about 430 square feet of non‑historic additions to reveal and restore historic carriage‑house walls. - The proposed new foundation will be faced with salvaged stone applied as a thin veneer; staff reported a maximum veneer thickness of about 2 inches to preserve profile. - The project seeks several setback and subgrade variations; staff recommended approval of the east side subgrade variation and denial of the rear yard subgrade variation because it was unnecessary for reasonable use. - The applicant requested a floor‑area bonus via a light‑well exemption; the applicant reported an exposure of 13.5% without the benefit and 1.82% with it, and staff concluded the light‑well criteria were met. - Staff recommended and the commission adopted conditions including: (1) if historic framing or other unforeseen historic material is exposed during demolition, the applicant must work with staff and the HPC monitor to review potential changes; (2) financial assurance of $30,000 per historic resource (total $60,000) is required at permit submittal; (3) a detailed relocation plan, including structural calculations, must be provided prior to permit.

During discussion commissioners asked whether underpinning the existing foundation had been considered as an alternative to lifting and replacing it. A commissioner argued for caution about removing intact historic foundation blocks; staff and the applicant responded that their approach follows the HPC’s guidelines allowing salvage and reuse of material as veneer and that additional analysis could be provided at a future hearing if the commission requests it.

Outcome and next steps: The commission moved to approve the resolution with the staff‑recommended and revised conditions. On roll call the commissioners named in the record—Roger, Jody, Barb, Duncan and Cara—voted yes and the motion passed. The commission’s approval is conditioned on the relocation plan and the financial assurance being provided at permit submittal and on staff/HPC monitor review should unexpected historic fabric be revealed during demolition. The item will appear for final review and permit submittal requirements before construction begins.

This decision resolves the commission’s review for the conceptual major‑development application for 500 West Francis Street; the project will return to staff and the commission with the detailed relocation plan and permit materials for final review.