HPC gives conceptual approval to 126 West Francis remodel with conditions, requires $60,000 assurance and regular monitoring

The Aspen Historic Preservation Commission granted conceptual approval for the major‑development application at 126 West Francis, subject to revised conditions including a $60,000 financial assurance for the proposed temporary relocation and a schedule of site visits coordinated with staff and a project monitor.

The applicant team (architects and owners) described plans to remove nonhistoric additions, temporarily lift and move the landmarked Victorian to allow excavation of a basement, restore the front porch from historic photos and reduce nonhistoric above‑grade floor area by approximately 200 square feet. The applicant emphasized maintaining the property’s large front setback and simplifying nonhistoric massing to better reveal the landmarked structure.

Staff briefed the commission on code and guideline considerations, noting that relocation was deemed acceptable under the applicable preservation standard given narrow site constraints and timeline concerns associated with underpinning. Staff said the relocation must be accompanied by appropriate financial assurance and monitoring. "Relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building," staff noted while flagging the need for verification of historic materials during demolition and for sequencing details prior to final approval.

Commissioners requested frequent on‑site monitoring during demolition and relocation, suggested preserving any uncovered historic siding or framing and asked for a visible plane change or reveal where historic fabric is found to distinguish old from new work. The commission approved Resolution 15, series 2026 with the conditions described, including the $60,000 assurance and a requirement that staff and the monitor coordinate a schedule of inspections during relocation and demolition.

Staff will include the specified conditions in the final resolution text and will track the required assurances and monitoring during construction review.