HPC approves conceptual plan for 406 West Smuggler with $60,000 financial assurance

The Aspen Historic Preservation Commission voted to approve a conceptual certificate of appropriateness for 406 West Smuggler, including a side-yard setback variation to allow temporary relocation and a requested floor-area bonus tied to a light-well exemption. The approval included five revised conditions, notably raising the financial assurance to $60,000 with half releasable when the relocated structure is placed on its new foundation and the remainder at project completion.

Applicant Milo Stark presented the revised design, saying the project prioritizes preserving the historic cabin by detaching it from a new larger building and reducing perceived massing. "We respectfully ask for your approval," Milo Stark said at the close of the presentation. Staff urged caution on some benefits, noting the project meets some light-well criteria but did not fully demonstrate all floor-area bonus standards in staff's review. The commission adopted staff-recommended conditions including selective demolition monitoring, a preservation plan before permit, updated stormwater and landscape plans, and two assigned monitors for this major relocation.

Commission discussion focused on balancing preservation and project viability: commissioners praised lowered plate heights and other massing changes as improving compatibility, while one commissioner said the addition still "feels massive." The board also addressed technical issues raised during questioning: building-code requirements for fire-rated walls if structures are within 10 feet of property lines, and drainage requirements for light wells (sump pumps and dry wells). The motion carried after a roll-call process and recorded votes in the affirmative.