HARC approves small elevation to a contributing home after floodplain variance briefing

Telluride’s HARC voted July 15 to approve a Certificate of Appropriateness amendment for 239 North Aspen that will raise the contributing primary structure 11.75 inches so the first‑floor elevation matches the town’s computed flood protection elevation for Flood Zone A0. The amendment is tied to a variance review under Telluride’s floodplain provisions; staff explained the town’s evolving, case‑specific variance process and said the applicant has agreed to indemnify the town and meet residential flood‑proofing standards set by the town’s third‑party flood consultant.

Staff briefed commissioners on the technical definitions behind the variance: the flood protection elevation equals the pre‑project highest adjacent grade plus the zone AO flood depth and an added one‑foot freeboard required by state code, and the town requires professional certification of elevations. Staff said that Telluride historically has applied a broad variance approach for some historic structures and is formalizing a standardized checklist and conditions that require higher flood‑proofing and an indemnity for the town where habitable space is allowed below the flood protection elevation.

The applicant’s representative explained that the house’s basement and existing development context mean the limited elevation change (11.75 inches) is the minimum necessary to preserve the historic structure and allow the project to proceed. Several commissioners discussed precedents and whether the community should pursue a broader remapping effort; HARC approved the CAA amendment in a split vote and attached the standard variance conditions (indemnification, floor elevation certification and flood‑proofing measures).