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Planning panel approves reduced‑massing rebuild at 844 Roaring Fork Road
Summary
After applicants removed previously proposed dormers and submitted a new top‑of‑slope survey, Aspen’s Planning & Zoning Commission approved a special review and top‑of‑slope determination for 844 Roaring Fork Road, rejecting staff’s hardship objection but citing a large reduction in ESA encroachment.
The Aspen Planning & Zoning Commission on Dec. 3 approved a special review for 844 Roaring Fork Road, granting a Hallam/Helm Lake Bluff review and a top‑of‑slope determination after the applicant revised the design and reduced encroachments into the environmentally sensitive area (ESA).
Patrick Raleigh, the applicant’s representative, told the commission the project “has reduced the amount of encroachments and the impacts to the ESA, almost by 41%.” Staff and the applicant said the revised design removes dormers and chimneys that formerly intruded into the 45‑degree height limit and that a new survey and engineering memo support a revised top‑of‑slope line.
Haley Hart, long‑range planning staff, said staff found the Hallam Lake Bluff review and top‑of‑slope determination criteria met but continued to recommend denial of the special review to continue a nonconformity because the application did not satisfy the hardship language in criterion B4. “Staff’s position has not changed on this,” Hart said, citing the hardship threshold in the nonconformity review.
Commissioners divided on the policy question but a majority supported approval, citing the substantial reduction in visual and ESA impacts and a desire to avoid forcing full demolition. Commissioner discussion repeatedly cited the tension between discouraging demolition and preventing expansions of nonconforming structures. The motion to approve Resolution 11, series 2025, passed on a roll‑call vote; the commission recorded one no vote.
The approval authorizes the changes described in the applicant packet (removal of specified dormers and chimneys, top‑of‑slope determination and continuation of certain nonconforming aspects). Staff noted that if subsequent work triggers the city’s demolition thresholds, the property could be required to come into full conformance under existing code.
