Neighbors press HPC to reconsider driveway, argue alley access should be used

Several neighbors and an attorney representing adjacent property owners urged the Aspen Historic Preservation Commission to require alley access rather than a driveway onto North Monarch when the commission considered the conceptual design for 212 North Monarch. Haley Carmer, an attorney representing owners of 218 North Monarch, said the land‑use code and engineering standards typically require alley access when an alley exists and urged the commission to request applicants study opening the alley before advancing approvals.

"When there is an alley available, property should be accessed from that alley," Haley Carmer told commissioners, asking them to ask the applicant to re‑examine the access point and the subdivision record. Applicant Garrett Larimer replied that reopening the alley would impose costs on the property owner, could alter existing nonconforming conditions for adjacent parcels and, in practice, the applicant was not interested in bearing those costs. Engineering project manager Kyla told the commission that City Council had earlier decided the alley should remain unused and that engineering has not been tasked with changing that decision.

Why it matters: whether the project takes access from the alley affects neighborhood traffic patterns, curb cuts and potential nonconforming status for neighboring garages. Commissioners debated the alley issue but concluded it was largely outside the HPC's direct purview — a City Council decision would be needed to change the alley status — while still asking applicants to account for alley and curb cut implications.