Aspen City Council denies further review of Crystal Palace

Aspen City Council on Tuesday denied a notice of call-up to review a decision by the Historic Preservation Commission on renovations to the historic Crystal Palace building at 312 E. Hyman Ave.

At the center of the debate was the proposed redesign of the building’s west- and south-facing walls, a contentious aspect of the project led by Restoration Hardware, owned by developer Mark Hunt.

The council’s vote ended in a 2-2 split, with John Doyle and Ward Hauenstein supporting the call-up while Sam Rose and Bill Guth opposed it. Mayor Torre recused himself from the vote due to his private residence being near the project.

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“We received a confidential memo from Assistant City Attorney Kate Johnson, and although I will not speak about what was in it, the essence is that this decision has to be based on the land use code,” Rose explained. “Because I have already made statements contrary to the land use code, I cannot support call-up tonight… This is not because I do not want to hear more or support the project.”

Guth expressed a similar view, citing similar legal constraints that prevented him from supporting the call-up.

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Council’s concerns with HPC’s approval

Despite deciding against a review, City Council expressed significant concerns about the HPC’s approval, particularly the changes to the Crystal Palace’s south and west facades. The planned renovations include adding windows, altering brickwork, and moving the iconic mural on the west wall — modifications aimed at modernizing the structure.

These alterations have sparked concern among city officials and the public, who fear the updates might diminish the historical character of the beloved landmark. The potential impact on the building’s historic integrity, especially the west wall and its mural, has been a focal point.

“I have concerns with the precedent that not calling up this issue sets,” Hauenstein said. “We’re approaching the Armory project, and I worry about what precedent this will set.”

City staff have noted that the proposed modifications may not fully align with Aspen’s stringent preservation standards, which emphasize maintaining original architectural elements.

HPC’s initial decision

On Oct. 2, the HPC approved the renovations, believing they fit within Aspen’s preservation guidelines. Concerns had been raised over how much of the original Victorian material remains in the west wall after 1970s renovations. 

Community Development Director Ben Anderson noted that essential review criteria were missing from HPC’s decision-making process.

“The necessary review criteria were intentionally not provided by staff, with the hope that there would be clear direction at that Oct. 2 meeting,” Anderson said. “Staff was taken by surprise … HPC supported the application without those criteria.”

Critics argue the HPC overlooked guidelines prioritizing the preservation of historic elements, especially on the west and south walls.

Restoration Hardware’s approach

Restoration Hardware, through Hunt’s ownership, aims to revitalize the long-vacant Crystal Palace by transforming it into a retail space while retaining its historical facade. Hunt emphasizes balancing heritage with modern functionality.

Community members and preservation advocates, however, remain skeptical. Doyle noted public frustration over the prolonged project timeline. 

“The feeling I am hearing is, why are we possibly rewarding someone for bad behavior… dragging their feet on this project for five years,” he said. Hunt first applied to renovate the Crystal Palace in 2015.

Opponents believe introducing new windows and altering brickwork could erode the building’s historic charm. Aspen resident Mike Maple urged further review.

“The west wall may not be as historic as initially thought, but it still meets my standard as a historic wall,” Maple said. He also questioned whether incentives granted for the building’s historic status should remain, especially after the demolition of the south wall.

City staff warned that the proposed changes might increase the visibility of modern elements from Hyman Avenue, potentially disrupting the historic streetscape.

Restoration Hardware’s vision

Representatives for Restoration Hardware argue that updating the building is essential for making it a viable retail space in Aspen’s competitive market. They maintain that the changes, including added windows, will enhance natural light without compromising the building’s character.

Supporters, like Aspen resident Phyllis Bronson, voiced optimism. 

“I was at the HPC meeting last month… The consensus was to move forward. If you permit Mark Hunt to get the building done, it will get done pretty fast,” she said. “It will not be perfect, but it will be good.”

The developers assert that their design carefully balances preservation with modernization, ensuring the Crystal Palace’s future usability while respecting its historic essence.