Commission approves conceptual plan for 325 West Hopkins with conditions

The Aspen Historic Preservation Commission approved a conceptual major development application for 325 West Hopkins, voting to advance the project to final review with revised conditions. The commission’s action covers conceptual major development, temporary relocation of the landmark, and setback variations and was approved in roll call after discussion about fenestration and site porosity.

Applicant representative Sarah Adams told the commission this was the project’s third conceptual hearing and emphasized that “we are not asking for the floor area bonus” and that the proposal keeps the landmark in its original location while adding a two-bedroom, two-bath basement beneath the landmark. Staff (Stuart) summarized the review, saying the relocation “is demonstrated to be an acceptable preservation method” and recommended approval with conditions tied to final documentation and preservation plans.

Discussion focused on design details the board left for final review: the commission debated non-orthogonal window elements and the need to preserve a clear delineation between historic material and new additions. The final motion removed one prescriptive condition and replaced it with language requiring the applicant to revise the proposal if additional historic material is discovered during demolition and relocation; the commission also removed other specified conditions but asked staff to confirm setback dimensions as presented. The motion passed on a roll-call vote in favor of the proposal; the commission will review final drawings and a preservation plan at a future meeting.