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HomeMy WebLinkAboutminutes.hpc.20080811ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 11, 2008 Chairperson, Michael Hoffman called the meeting to order at 8:00 a.m. Commissioners in attendance: Ann Mullins, Jay Maytin, and Brian McNellis. Sarah Broughton, Nora Berko and Alison Agley where excused. Staff present: Jim True, Special Counsel Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Popcorn Wagon Amy explained that the Popcorn Wagon is in the downtown historic district. This site and the popcorn wagon have never been considered contributing to the historic district. There was a wagon that was built in approximately 1913 that was brought here from another area of the state and was originally located where Paradise Bakery is. It has been located across the Wheeler for about 30 years. Marcus Wade and Dena Marino who own D-19 also inherited this space. They have had serious issues with the popcorn wagon with cleanliness and vandalism. Staff understood this to be a rehab project which then evolved into a reconstruction due to the deterioration of the wagon. HPC is asked after the fact to approve what has been constructed. Staff had a difficult time because this is a movable object. They could put a hitch to it and roll it away. We looked at it as street furnishings. Maybe materiality, coloring etc. could be addressed to make sure this is appropriate in the historic district. Staff recommends approval as is. Jonathan Stoller, owner Marcus Wade, the chef said we just wanted to replace the floor as it was damaged last spring. Once we got in there the floor was six layers thick and the bottom fell through. We then pulled the stainless thin gauge tin off. There was mold and corrosion. The gas pipes where rusted through and there where live wires burning the beams. We then decided to break it down and see what could be done to refurbish it. The only wooden pieces on the old wagon were the window frames. The whole thing was actually out of metal. The metal was deteriorating. We came to the point that we couldn't do anything else too it. At first we wanted to use it as a shell but then we decided it would be easier and cheaper to rebuild it. We called a place in Indiana that restores wagons and they said it wasn't worth it. We took the 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 11, 2008 dimension and replicated the wagon. Bears have been destroying the wagon and the mirrors where broken late at night. Jonathan said the grease smell was into the walls which attracted the bears. There is a meeting to discuss what can be done with the mirrors and possible we can do some etched glass etc. Ann asked where the popcorn wagon went. Marco said it basically fell apart and went to the landfill. Amy said we don't normally have to make decisions after the fact. There was not very good communication. We understood that we where rehabbing the structure. When it went beyond that the project was red tagged. Ann went over the commercial core guidelines: 1. The character is to be intimate and stimulating. The bland structure has little character due to the design and materials. 2. Promote creative, contemporary design that respects the historic character. The design does not respect the historic character in the following aspects. Complexity of the design. Complexity of material. Recognizable function, visual clues. Signage. Popcorn wagons had a distinct style historically. There is also no signage. 3. Maintain traditional scale of building. The roof is out of scale with the rest of the structure. 4. Accommodate outdoor public spaces where they respect the historic context. The circulation has changed because it used to be a flow through and now it is boxed with the furniture. The relationship to the street has changed. The applicant has made a sense of place but it is not an historic sense. 5. Preserve the integrity of historic resources within the district. This was a contributing structure and as such the original form, character, materials and details should be maintained. Guideline 6.60 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 11, 2008 This structure does not have the range of materials of the original structure. Visual interest is lacking due to monochromatic color scheme, textural variety and material. The chrome material will not weather well and if it gets dented it will look unsightly. The existing seating does not reduce the scale and there is no visual interest. This is not a quality structure and the welding is uneven. For all the above reasons this project should not be approved. Ann also pointed out that there are real objections in town as to what happened to the popcorn wagon. Brian asked if the HPC is reviewing the wagon and the interior seating. Painting the wagon and incorporating signage would tie it into how the original wagon looked. Sara said staff is treating the wagon as a movable object and the tables and chairs are also movable objects. It is similar to the Dwell and information kiosk that was reviewed by the board. Jay said he feels the opposite of Ann. This is a temporary structure and applying the guidelines to something that is completely removable was difficult. This is a structure of its own time. The popcorn wagon as a restaurant is a necessity on this corner and a need for the community. One of the owners said if HPC does not approve the project the wagon will be removed. The decision came as to how it fits in the district and does it take away from the historical resources that are within view of it, basically the Mother Lode and the Wheeler Opera house. I could not find any reason that this detracts from the historic resources and it is a temporary structure and can be moved. Even if we approve this the applicant can come back and request to put a building here. Jay said he supports the recommendation by staff for a plaque that displays how the popcorn looked. Brian said he is conflicted about this project. The loss of the popcorn wagon which was an icon in the city is disappointing; however, I understand how it came to be. The popcorn wagon had a lot of character. This structure does not have the same character. Being that this is a vehicle we should maintain the activity that is created by the popcorn wagon. I am fearful that if we deny this the activity will be discontinued. This area is the center of town. If we are able too, we need to make this more of an attraction. Signage and painting should be considered. I agree with Ann that the material selection 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 11, 2008 might not weather well over time. The benches act as a barrier to the fire pit. Michael said if this was brought to us as a new project the board would not have approved it. The way it relates to the historic district is discordant. That being said we should not turn down this application. Making changes to the structure as suggested would improve the project. The popcorn wagon had a long history in Aspen. Marcus explained that most of the concerns are cosmetic and the wagon is not finished because we got red tagged. It is 80% done. The welds and finishing the coloring have not been done. I believe we are on the same page as the board. Sara said staff was under the assumption that the project was finished. Michael suggested the meeting be continued in order for the applicant to provide drawings of the final design. MOTION.• Jay made the motion to continue the popcorn wagon to August 27th so that the applicant can provide us renderings of the finished product, second by Brian. All in favor, motion carried. Michael requested staff to advise the HPC of their authority over this project and the process for the next meeting. Amy clarified that minor development is anything fewer than 500 square feet. Marco pointed out that even the benches are removable. Amy pointed out that minor review doesn't take away your ability to look at the massing and form and finish. It is just a smaller project. MOTION.• Michael moved to adjourn, second by Brian. All in favor, motion carried. Meeting adjourned at 9:30 a.m. Kathleen J. Strickland, Chief Deputy Clerk 4