HPC approves conceptual plan for 212 North Monarch with preservation conditions

The Aspen Historic Preservation Commission on Monday approved a conceptual certificate of appropriateness for a major development application at 212 North Monarch Street, subject to conditions requiring a preservation plan, a full relocation/stabilization plan at final review and financial assurance. Applicant Garrett Larimer told the commission the project preserves the existing two‑story Victorian (built c. 1895–98) by removing non‑historic rear additions, restoring the front porch and limiting the visibility of a one‑story rear addition.

"The historic resource remains the most prominent element of the property," applicant Garrett Larimer said as he described reductions to the addition's height and massing and a cross‑gabled roof intended to relate to the original form. Staff recommended approval of Resolution 17, series 2026 with seven conditions; commissioners added direction that the south‑facing garage face be pulled back and that the small flat roof/"eyebrow" over the garage be restudied for proportion.

Why it matters: the project seeks both setback variations for limited subgrade and habitable space and a 250‑square‑foot floor‑area bonus tied to restoration work. Commissioners largely agreed the redesign is an improvement over the first submittal but split over awarding the floor‑area bonus because two transferable development rights (TDRs) had been severed from the lot under a prior owner.

The Commission's conditions require the applicant to provide a preservation plan prior to permit issuance to be reviewed and monitored by staff; a complete relocation plan, stabilization method and tree‑protection approach for final review; and financial assurance for relocation (staff suggested $60,000, subject to HBC determination). The motion passed by roll call (Roger, Jody, Duncan, Kim, Cara — all yes).