HomeMy WebLinkAboutExhibit A.HPC Memo.413 E Main St
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner II
THROUGH: Natalie Feinberg Lopez, Historic Preservation Officer
MEETING DATE: September 28, 2022
RE: 413 E. Main Street – Minor Development Review and Commercial Design
Review, PUBLIC HEARING
APPLICANT /OWNER:
Kate Lu, Jing Aspen
REPRESENTATIVE:
Gavin Merlino, Kuullastudio
LOCATION:
Street Address:
413 E. Main Street
Legal Description:
Lots A, B, C, and D, Block 87,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2737-073-30-002
CURRENT ZONING & USE
CC (Commercial Core);
Commercial
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant requests Minor Development and Commercial Design
Review approval to replace existing fenestration located on a street-
facing façade.
STAFF RECOMMENDATION:
Staff recommends the Historic Preservation Commission approve
the request as proposed.
Site Locator Map – 413 E. Main Street
413
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
BACKGROUND:
413 E. Main Street is a commercial property in the
Commercial Core (CC) Historic District. The lot is a
designated historic landmark that contains a Victorian era
commercial structure at the corner of Main Street and
South Mill Street and non-historic infill development. The
Jing Aspen restaurant occupies the ground floor of the
non-historic structure with an entrance facing Main Street.
As a landmarked property in the Commercial Core (CC)
Historic District, any exterior alterations that may change
the character of the structure is subject to design review
by the Historic Preservation Commission. The proposal
will be reviewed for compliance with all applicable design
guidelines and standards.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Minor Development (Section 26.415.070.C) to make exterior fenestration changes to a structure
on a landmarked parcel.
• Commercial Design Guidelines (Section 26.412) to make exterior fenestration changes to a
commercial property in the Commercial Core Historic District.
The Historic Preservation Commission is the final review authority; however, Commercial Design Review
is subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to replace existing fenestration on the street-facing façade of the structure. This
includes the replacement of existing windows into doors. No changes are proposed to the building mass,
scale, and overall building footprint in this application.
STAFF COMMENTS:
When looking closely at the design of the existing non-historic structure, a level of design compatibility was
achieved by relating to the landmark’s form and materials while deviating from fenestration. The applicant’s
proposal to replace the existing street-facing windows for sliding doors requires the existing opening to be
enlarged by roughly 1’ at the base. Staff finds this proposal maintains design compatibility with the
landmark and complies with the commercial storefront design requirements for the Commercial Core (CC)
Historic District.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application for the
replacement of exterior fenestration as proposed.
ATTACHMENTS:
Resolution #____, Series of 2022
Exhibit A – Historic Preservation Guidelines & Commercial Design Guidelines / Staff Findings
Exhibit B – Application
Figure 1 – 413 E. Main Street