CITY COUNCIL

MEETING DATE:

April 5, 2016
Planning Commission: March 9, 2016

APPLICANT:

Franz Hall representing Only a Dim Image Production

REQUEST:

Consideration of a Planning Commission recommendation for a 13 variance

to the 37 maximum height in the Central Business District Historic (CBDH)
Height Overlay District for the proposed Stillwater Zephyr Theatre located
at 601 Main Street North

ZONING: Commercial Business District

PREPARED BY:

CASE NO.: 2016-12

COMP PLAN DISTRICT: Downtown Mixed Use

Abbi Jo Wittman, City Planner

BACKGROUND
Only a Dim Image Productions is proposing adding onto the Zephyr Depot building and
renovating the structure into a 332 seat stage theatre and bakery/coffee shop. The design of the
structure has not yet received a HPC design permit but is scheduled for the April 4, 2016 HPC
agenda. However, on March 9 the Planning Commission approved the following:

An SUP for a 332-seat stage theatre, a commercial recreation use; and

An SUP for a coffee shop/bakery, a use similar to a restaurant; and
Outdoor sales for train car snacks, coffee caboose, and bakery patio; and
A 15 variance to the 15 Front Yard Setback for structures located in the Central
Business District; and
A 20 variance to the 20 Rear Yard Setback for structures located in the Central Business
District; and
A 4.7% variance to the 80% maximum impervious surface coverage for properties in the
Central Business District.

Besides the HPC design permit, only the height variance request remains to be acted upon by
the City. The decision on height variances must be made by the City Council.
REQUEST
The specific consideration for the City Council is consideration of a 13 variance to the 37
maximum height in the Central Business District Historic (CBDH) Height Overlay District

Case No. 2016-12 (601 Main Street North)

CC: April 5, 2016
Page 1 of 4

VARIANCE REGULATIONS AND ANALYSIS

Section 31-208 indicates the purpose of the variance is to allow variation from the strict
application of the terms of this chapter where, by reason of the exceptional physical
characteristics of the property, the literal enforcement of the requirements of this chapter would
cause practical difficulties for the landowner. Economic considerations alone do not constitute
practical difficulties. The Planning Commission may grant a variance, but only when all of the
following conditions are found:
The variance is in harmony with the general purposes and intent of this chapter.
While not a reason for the basis of a variance, numerous height variances have been
granted in the vicinity of this building. Additionally, the boat storage building most
close to this structure is at the same height as proposed for the fly storage area.
Furthermore, 31-514 Subd. 4 indicates maximum height may be exceeded by necessary
mechanical appurtenances usually carried above the roof level, provided such structure
is an integral part of a building.
The variance is consistent with the comprehensive plan.
The proposed use will help support a number of goals, objectives, and policies in the
Comprehensive Plan:

Local Economy Goal 2: Promote and maintain the downtown as a central focus for
community economic and cultural activity.
Local Economy Policy 5: Encourage downtown as a relocation destination for
successful businesses.
Tourism Policy 2: Support year around activities that enliven the downtown public and
cultural life.
Tourism Policy 3: Promote activities which lengthen the time visitors spend in
Stillwater.

Comprehensive Plan Chapter 7, Economic Development, indicates a goal of promoting and

maintaining the downtown as a central focus for community, economic and cultural activity as
tourism has allowed the Stillwater downtown to avoid the vacant buildings and physical
decline seen in other traditional downtowns.
Any additional conditions necessary for the public interest have been imposed.
Numerous public comments have been received by the City. Most comments are from Terra
Springs residents and are in objection to the mass, bulk and height and the disruption of river
views in this area. Additionally concerns focus around traffic and parking, increased noise and
commercial use, as well as the desire of the neighborhood to see the use of the building to be
Case No. 2016-12 (601 Main Street North)
CC: April 5, 2016
Page 2 of 4

focused on park, trail and recreational uses. All comments received to date are attached for the
Councils review.
The use or structure will not constitute a nuisance or be detrimental to the public welfare of the
community.
In the Planning Commissions analysis and subsequent approvals, numerous conditions of
approval were made to preempt potential nuisances. A copy of the Planning Commission SUP
and Variance permits are attached for the Councils review.
The applicant for the variance establishes that there are practical difficulties in complying
with this chapter. "Practical difficulties," as used in connection with the granting of a
variance, means that all of the following must be found to apply:
The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where
the land is located, but the proposal is not permitted by other official controls.
As the Planning Commission found, with certain conditions the use of a theatre in the
Central Business District is reasonable. The installation of a fly loft area, to allow for the
changing of sets is integral to the types of performances the applicant would like to perform,
is reasonable. Additionally, as noted in City Code Section 31-514, the maximum height
specified in the zoning code be exceeded by necessary mechanical appurtenances usually
carried above the roof level, provided such structure is an integral part of a building.
The plight of the landowner is due to circumstances unique to the property and that are not created by the
landowner.
For all variances requested, the uniqueness presented on this parcel is its proximity to the
floodplain and the requirement to construct all improvements at an elevation that is one
foot above the base flood elevation. However, in conjunction with the building department,
the applicant has been able to determine this portion of the structure may be outside of the
floodplain. As a result, the 13 variance is the worst case scenario. If further site planning
determines this portion of the structure is located outside of the floodplain and adequate
flood proofing measurements could be put in place, then the building could be lowered and
the size of the actual variance would be reduced to 7.3 feet.
The variance, if granted, will not alter the essential character of the neighborhood.
While the view will be impacted for units in the complex across the street, the essential
character of the neighborhood will be retained. The development will help create an
entrance from the north and serve as a gateway node to the downtown.
Nonconforming uses or neighboring lands, structures or buildings in the same district or other
districts may not be considered grounds for issuance of a variance. The city may impose
Case No. 2016-12 (601 Main Street North)
CC: April 5, 2016
Page 3 of 4

conditions in the granting of a variance. A condition must be directly related to and must bear a
rough proportionality to the impact created by the variance.
FINDINGS
Staff finds that neither the use nor structure will constitute a nuisance or be detrimental to the
public welfare of the community. With the certain conditions, the proposed structure or use
conforms to the requirements and the intent of this chapter, and of the comprehensive plan,
relevant area plans and other lawful regulations.
ALTERNATIVES AND RECOMMENDATION
The Council may approve, approve with conditions, deny, or table the height variance requests.
Planning Commission
The Planning Commission found the proposed 13 height variance was not in keeping with the
purpose and intent of the CBD Height Overlay district and recommended denial of the height
variance.
City Staff
Staff recommends the City Council move to approve the 13 variance to the 37 maximum
height for structures in the CBD Height Overlay Historic District on the basis the application
meets the requirements set forth for the issuances of variances.
ATTACHMENTS
Site Location Map
Applicant Narrative (2 pages)
Structural Perspectives (2 pages)
Massing Comments (3 pages)
Public Comments (28 pages)
HPC Narrative Request
HPC Guideline Analysis (5 pages)
Structural Perspectives
Previous (CPC) Submittal (2 pages)
Floor Plans
Elevations (2 pages)
Color Board
Material Schedule (2 pages)
Site Plans (4 pages)

Case No. 2016-12 (601 Main Street North)

CC: April 5, 2016
Page 4 of 4

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ARCHNET
333 North Main Street
Suite 201
S t i l l w a t e r, M N 5 5 0 8 2

Architecture - Interiors
Sustainable Design
Phone 651/430-0606
Fax
651/430-2414
w w w. a r c h n e t u s a . c o m

March 24, 2016

Mayor and City Council members
City of Stillwater
216 Fourth Street North
Stillwater, MN 55082
RE:

Stillwater Zephyr Theatre

601 Main Street North

Dear Mayor and Council,

On March 9th, 2016, Archnet and Only A Dim Image Productions, presented a proposal
for an addition to the Zephyr Depot building at 601 Main Street North to the Planning
Commission. The proposal requested a 13 foot variance to the building height along
with variances to front and rear yard setbacks. The setback variances were granted by
the Planning Commission, but they recommended denial of the 13 foot height variance
to the City Council. They indicated that they supported the project, but suggested that
we work to reduce the amount of the variance request as much as possible.
Over the last weeks we have worked to reduce not only the height, but also the mass of
the building. We feel we have successfully accommodated the concerns noted with our
revised proposal. We have been able to lower the height of the structure to reduce our
variance request from 13 feet to 7.3 feet. We were able to achieve this by confirming
that the addition itself will be out of the official flood fringe district and proposing waterproofing measures for spaces below the one hundred year flood elevation. We have reduced the mass of the building by incorporating sloped roofs and carving away low priority spaces.
We have attached several images of the existing building, with and without the theatre
addition, and overlaid the outline of what could be built without a variance. As you can
see, the impact of the requested variance for pedestrians on Main Street is not perceptible due to the stepping of the building away from Main Street.
Although we have reduced the variance as much as possible with this revised proposal,
we understand that the 7.3 feet will impact some of the residents to the west. We also
understand that several of these residents have submitted photographs and images of
the impact the theatre will have on their view looking to the east. It is important to note
that the vast majority of the new addition is within the permissible height allowed by the
zoning ordinance, and that only the very top of the structure, the extension of the fly
space, is the portion of the building driving the variance. (See attachments of resident
photos with our added notation of the allowed building height under the zoning ordinance.)

We feel that this project, at this location, will become the north anchor to Main Street
that has been missing for all these years. This is the opportunity for an indoor gathering
space, serving multiple functions, located in the heart of all of the river front activities,
and it will form a natural gateway to the newly expanded park land to the north.
We feel that this project, at this location, will be a community asset, not only to the City
of Stillwater, but to the entire river valley. We feel we have addressed the concerns of
the Planning Commission and the neighborhood to the best of our ability, and created a
structure that the city can be proud of for decades to come. We look forward to presenting our new proposal in more detail to you on April 5th. Thank you for your thoughtful
consideration.
Sincerely,

Roger Tomten
Associate, ARCHNET

Existing condition showing allowable building height.

Proposed new theatre addition to Zephyr Depot.

Theatre addition showing allowable building height.

PERSPECTIVES FROM THE NORTHWEST

SITE PLAN
1=100-0
MARCH 18, 2016

Stillwater Zephyr Theatre

Existing Zephyr Depot building.

Existing condition showing allowable building height.

Proposed new theatre addition to Zephyr Depot.

Theatre addition showing allowable building height.

PERSPECTIVES FROM THE NORTHWEST

MARCH 18, 2016

PERSPECTIVES FROM THE SOUTHWEST

SITE PLAN
1=100-0
MARCH 18, 2016

Stillwater Zephyr Theatre

Existing Zephyr Depot building.

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

Building height allowed

under the zoning ordinance

ARCHNET

Architecture l Interiors
Sustainable Design
Phone 651/430-0606
Fax
651/430-2414
w w w. a r c h n e t u s a . c o m

333 North Main Street

Suite 201
S t i l l w a t e r, M N 5 5 0 8 2

March 18, 2016

Ms. Abbi Wittman, City Planner
City of Stillwater
216 Fourth Street North
Stillwater, MN 55082
RE:

Stillwater Zephyr Theatre

601 Main Street North

Dear Abbi,
Attached please find our submittal packet for the Heritage Preservation Commission regarding our
proposal for the addition to the Zephyr Depot building at 601 Main Street North. We have modified the
proposal from the Planning Commission submittal to address concerns raised regarding height,
massing and design. We feel we have successfully accommodated the concerns noted with the attached proposal. Understanding that this is the beginning of the design process and not the end,
there are several components of the project (signs, lighting, etc.) that we will bring back to the HPC in
future submittals, once the designs have been completed, and more detail is available.
The major concern noted at the Planning Commission dealt with the height of the structure at the fly
space. We have been able to lower the height of the structure to reduce our variance request from 13
feet to 7.3 feet. We were able to achieve this by confirming that the addition itself will be out of the official flood fringe district and proposing water-proofing measures for spaces below the one hundred
year flood elevation.
Additional concerns centered around the massing of the original proposal, the concept of a theatre in
a rail maintenance building and its relationship to the mass and style of the existing structure. Our
goal was to address the mass of the structure by breaking the building shell into smaller elements
and carving away as much unused space as possible. In doing this, we have transitioned from the
concept of a theatre in a shell, to a theatre that is complimentary to the original depot building. The
inspiration for the design of the existing building was the historic rail depot at the corner of Myrtle and
Water street, razed in 1970. This included elements of Richardsonian Romanesque architecture, such
as wide, round topped arches, heavy masonry walls and hipped roof forms that we have integrated
into the design of the addition.
We feel we have addressed the concerns of the Planning Commission, the neighborhood, created a
structure the city can be proud of, and we look forward to the discussion with the HPC.
Sincerely,
Roger Tomten
Associate, ARCHNET

STILLWATER ZEPHYR THEATRE

601 MAIN STREET NORTH

following the
DESIGN MANUAL
Commercial Historic District
Stillwater, Minnesota
OVERVIEW OF DESIGN MANUAL
DESIGN PRINCIPLES FOR NEW CONSTRUCTION
New infill buildings should fit into the fabric of existing buildings and the overall
streetscape and not present a jarring contrast with what is already there. The basic
principal for new construction . . . is to maintain the scale and character of present
buildings . . . provide height, massing, setback, materials and rhythm compatibility to
surrounding structures.
When reading this first statement from the Design Manual, if one is thinking only of the
existing site and the existing building, one may react that the proposal is too large or
jarring with what is already there, a rather low horizontal, one story building. If,
however, one is looking at the entirety of the existing Central Business District, then one
would relate new construction to the scale and character of the present buildings
throughout the CBD, tall masonry structures with vertical proportions. Over the decades
the CBD has grown, built new buildings, torn down buildings, rebuilt buildings, over and
over again. Many times on the same lot. Sometimes the buildings are small, sometimes
the buildings are large. This is the ongoing life of a Central Business District, as it has
been for this particular lot which is the site of the former Minnesota Thresher Company
and the Seymour, Sabin & Co machine shops. The later was a 3 story structure built
around 1874 and razed in 1946. The lot sat empty until the construction of the existing
structure in 1992.
Our proposal will integrate a new theatre on Main Street in Stillwater. Such an endeavor
requires the creation of a large structure. We feel that we have successfully integrated
and transitioned from the low portion of the building on the south, to the taller portion of
the building on the north.
PEDESTRIAN-ORIENTED DESIGN
Theaters, Opera Houses and Auditoriums have a long history in Stillwater, however,
they have been missing from the fabric for several decades. Finally, with this proposal,
we aim to bring Heritage
a Theatre back
to Main Street Stillwater.
Preservation
Commission Submittal
MARCH 18, 2016
The design of the building should help make the street enjoyable, visually interesting
and comfortable.

Page 1 of 5

Stillwater Zephyr Theatre

The following represents the submittal to the

HERITAGE PRESERVATION COMMISSION
for the
Additions and alterations to the

Theaters, Opera Houses and Auditoriums

have a long history in Stillwater, however,
they have been missing from the fabric for
several decades. Finally, with this proposal,
we aim to bring a Theatre back to Main
Street Stillwater.
The design of the building should help
make the street enjoyable, visually
interesting and comfortable.
Avoid blank walls . . .
We have a unique opportunity on this
particular site, the physical terminus of the
pedestrian Main Street experience. Some
may say that the terminus of the pedestrian
experience currently occurs at the gas
station (Myrtle) or at the Maple Island
Brewery (Mulberry). But, in the long run,
looking out several more decades, as Main
Street continues to fill in, the pedestrian
experience will run from the Brick Alley on
the south to Zephyr Theatre on the north.
The opportunity for this site is threefold;
one, to create connections from the Main
Street sidewalk experience to the Browns
Creek Trail, two, create an architectural
gateway for the north end of Main Street,
terminating the CBD and establishing the
front door to the St. Croix National Scenic
Riverway and, three, create these things
with a building type that has a public use.
The site is in the midst of transitioning to
another use. To take on a public use, it will
require a multi-use facility in order to make
it a long-term viable community space.
Alternative uses such as housing or
commercial/retail would demand different
approaches to how the public would
interact with the space, and the public
opportunity would be lost.
Here is where a discussion about the
partnership with the St. Croix River
Association and the National Park Service
would be beneficial.

Stillwater Auditorium

Stillwater Grand Opera House

North Gateway image

Heritage Preservation Commission Submittal

MARCH 18, 2016

DESIGN CRITERIA

Majestic Theatre

Page 2 of 5

Pedestrian connections between

Main St. & Browns Creek Trail

Stillwater Zephyr Theatre

PEDESTRIAN-ORIENTED DESIGN

DESIGN CRITERIA

-SETBACK

-HEIGHT

Our proposal builds up to the property line on Main Street, and we have
requested a variance from the Planning Commission for both front and
rear yard setbacks. We feel this is consistent with the fabric of the CBD
and aides in creating the architectural gateway and the expected main
street experience. The Planning Commission has granted approval of the
setbacks.

Our proposal builds upon the stepped transitions of the existing building. Obviously
our use requires a taller volume than can be accommodated in the height of the
existing building, but the transitions are comparable with the existing structure and
with other stepped transitions found on Main Street. The tallest element of the
structure is the fly space over the stage that is common in all theaters. After reviewing
multiple locations and configurations for the stage/seating relationship, the current
location was selected for having the least negative impact on Main Street and the
residents across the street. The proximity to the flood plain has created difficulties in
lowering the facility enough to meet the current zoning height ordinance, so we have
requested a variance from the Planning Commission and City Council. The Planning
Commission recommended that the Council deny our request for a 13 foot variance
to the 37 height requirement but that we attempt to lower the height as much as
possible. The request before you is the culmination of that effort. We have lowered
the theatre, setting the stage at the same elevation as the existing lobby (698.3). This
will require that the height of the fly space on the theatre be 748.3 feet (698.3 + 50.0),
which would result in a 7.3 variance. This variance is only for the fly space as the
remainder of the building fits within the height allowed by ordinance.

-PROPORTION
Historical vertical proportions are articulated on all facades of the new
construction. The existing building, starts on the south end with strong
horizontal lines associated with the deep overhangs and canopies of
passenger rail structures, and transitions at the main lobby to a vertical
form.
-HEIGHT
Our proposal builds upon the stepped transitions of the existing building.
Obviously our use requires a taller volumeNEW
than CONSTRUCTION
can be accommodated in
EXISTING
the height of the existing building, but the transitions are comparable with
the existing structure and with other stepped
transitions found on Main
50'-0" (748.3)
Street. The tallest element of the structure
fly space over the stage
Heightis
at the
Fly Space
that is common in all theaters. After reviewing multiple locations and
configurations for the stage/seating relationship, the current location was
selected for having the least negative 36-6
impact
on Main Street and the
(734.8)
residents across the street. The proximity
flood plain has created
Heightto
of the
Addition
difficulties in lowering the facility enough to meet the current zoning height
ordinance, so we have requested a variance from the Planning
Commission and City Council. The Planning Commission recommended
that the Council deny our request for a 13 foot variance to the 37 height
requirement but that we attempt to lower the height as much as possible.
The request before you is the culmination of that effort. We have lowered
the theatre, setting the stage at the same elevation as the existing lobby
(698.3). This will require that the height of the fly space on the theatre be
748.3 feet (698.3 + 50.0), which would result in an 8 variance. This
variance is only for the fly space as the remainder of the building fits within
the height allowed by ordinance.
-PARKING

VERTICAL
PROPORTION

Heritage Preservation Commission Submittal

The parking requirements for our use will utilize the existing parking lot on
Heritage
Commission
Submittal
the south and the
continued Preservation
use of overflow parking
on the City owned
parking lot to theMARCH
north. We
18, have
2016 met with the Downtown Parking
Commission and reached an agreement contingent upon the lease

-PARKING
The parking requirements for our use will utilize the existing parking lot on the south
and the continued use of overflow parking on the City owned parking lot to the north.
We have met with the Downtown Parking Commission and reached an agreement
contingent upon the lease renewal for the north lot and the proposed uses of the
current proposal.
35-6 (733.8)
Height of Exg. Bldg.

-REAR ENTRANCES
Given the accessibility and visibility of the Theatre, all sides of the building and thus,
all entrances, will be articulated and designed in a welcoming and well-maintained
way.
-ROOFS

roof
0-0The
(698.3)

form of the existing structure, passenger rail structure, came from the former
depot building which utilized Richardsonian Romanesque architectural features. We
Exg. Floor Elev.
have picked up on this vocabulary and have utilized the sloped roof forms to reduce
the volume of the building wherever possible. This form will allow us to shield any roof
top equipment from the ground and from elevated positions to the west.

Page 2 of 1
Page 3 of 5

The roofs of the existing structure will remain in their current form.
-UTILITY AREAS AND MECHANICAL EQUIPMENT
Any ground-mounted mechanical equipment or trash receptacles will be shielded

Stillwater Zephyr Theatre

DESIGN CRITERIA

DESIGN CRITERIA

-PARKING

-UTILITY AREAS AND MECHANICAL EQUIPMENT

The parking requirements for our use will utilize the existing parking lot on the south and
the continued use of overflow parking on the City owned parking lot to the north. We have
met with the Downtown Parking Commission and reached an agreement contingent upon
the lease renewal for the north lot and the proposed uses of the current proposal.

Any ground-mounted mechanical equipment or trash receptacles will be shielded

from view utilizing materials compatible with the adjacent structure. As mentioned
above, all roof mounted equipment will be shielded within the roof form.
-DETAILING

-REAR ENTRANCES
Given the accessibility and visibility of the Theatre, all sides of the building and thus, all
entrances, will be articulated and designed in a welcoming and well-maintained way.

The detailing of the existing structure will remain in current form.

-ROOFS
The roof form of the existing structure, passenger rail structure, came from the former
depot building which utilized Richardsonian Romanesque architectural features. We have
picked up on this vocabulary and have utilized the sloped roof forms to reduce the volume
of the theatre addition wherever possible. This form will allow us to shield any roof top
equipment from the ground and from elevated positions to the west of Main Street.
The roofs of the existing structure will remain in their current form.
-UTILITY AREAS AND MECHANICAL EQUIPMENT
NEW CONSTRUCTION

Utilizing a Richardsonian Romanesque vocabulary, the proposal includes the use of

wide, round-topped arches, masonry walls with rough faced stone fields and smooth
stone detailing (belt courses, lintels, etc.) and hipped roof forms.

EXISTING

Any ground-mounted mechanical equipment or trash receptacles will be shielded from

view utilizing materials compatible with the adjacent structure. As mentioned above, all
roof mounted equipment will be shielded within the roof form.

-FACADE OPENINGS
While not a typical commercial retail building, the theatre will include a front facade
that is open and inviting to pedestrians. Along Main Street, a colonnade of stone
arches creates a covered drop-off area that opens to a side lobby through a glass
wall. The north elevation, or service side of the building houses emergency exits and
delivery areas. The east elevation will run parallel with the Browns Creek Trail and is
the back of the stage area. We are proposing one large operable door on this wall
that would accommodate opening the stage to the trail for small performances, or
providing a visual backdrop of the trees and bluff lines of the valley for the theatre
patrons. (Think of the winter scene from the movie Holiday Inn, starring Bing Crosby.)
HIPPED ROOF FORMS
The openings of the existing structure will remain.
-MATERIALS

-DETAILING
Utilizing a Richardsonian Romanesque vocabulary, the proposal includes the use of wide,
round-topped arches, masonry walls with rough faced stone fields and smooth stone
detailing (belt courses, lintels, etc.) and hipped roof forms.
The detailing of the existing structure will remain in current form.
-FACADE OPENINGS

The exterior materials of the addition will consist of stone and brick. The roof forms
will be clad in metal
The materials of the existing structure will remain in their current form.
-COLOR

The color of the stone for the addition will complement the stone style and color on
the existing building. The brick will complement the stone but offer a slight contrast.
While not a typical commercial retail building, the theatre will include a front facade that is
Metal or entry frame materials will offer accents in the red tones. Existing entry and
open and inviting to pedestrians. Along Main Street, a colonnade of stone arches creates
trim areas will be repainted to match the new accent color scheme. The new roofing
ROUND TOPPED ARCHES
a covered drop-off area that opens to a side lobby through a glass wall. The north
on the addition will complement the brick and stone colors. The asphalt shingles on
elevation, or service side of the building houses emergency exits and delivery areas. The
the existing building, while not proposed to be replaced now, will be in the near future.
east elevation will run parallel with the Browns Creek Trail and is the back of the stage
At thatPage
time the
roof1may be replaced with metal to match the theatre or a material
Heritage
Submittal
2 of
area. We are
proposing Preservation
one large operableCommission
door on this wall that
would accommodate
and color to complement the theatre.
opening the stage
to the trailPreservation
for small performances,
or providing a
visual backdrop of the
Heritage
Commission
Submittal
Page 4 of 5
trees and bluff lines
of
the
valley
for
the
theatre
patrons.
(Think
of
the
winter
scene
from
MARCH 18, 2016
the movie Holiday Inn, starring Bing Crosby.)
-LIGHTING

Stillwater Zephyr Theatre

DESIGN CRITERIA

DESIGN CRITERIA

-FACADE OPENINGS

-COLOR

While not a typical commercial retail building, the theatre will include a front facade that is
open and inviting to pedestrians. Along Main Street, a colonnade of stone arches creates
a covered drop-off area that opens to a side lobby through a glass wall. The north
elevation, or service side of the building houses emergency exits and delivery areas. The
east elevation will run parallel with the Browns Creek Trail and is the back of the stage
area. We are proposing one large operable door on this wall that would accommodate
opening the stage to the trail for small performances, or providing a visual backdrop of the
trees and bluff lines of the valley for the theatre patrons. (Think of the winter scene from
the movie Holiday Inn, starring Bing Crosby.)

The color of the stone for the addition will complement the stone style and color on the
existing building. The brick will complement the stone but offer a slight contrast. Metal or
entry frame materials will offer accents in the red tones. Existing entry and trim areas will
be repainted to match the new accent color scheme. The new roofing on the addition will
complement the brick and stone colors. The asphalt shingles on the existing building,
while not proposed to be replaced now, will be in the near future. At that time the roof may
be replaced with metal to match the theatre or a material and color to complement the
theatre. At the time of Design Development, a detailed color board will be presented for
approval by the HPC.

The openings of the existing structure will remain.

-LIGHTING

-MATERIALS
The exterior materials of the addition will consist of stone and brick. The roof forms will be
clad in metal. At the time of Design Development, a detailed material board will be
presented for approval by the HPC.
The materials of the existing structure will remain in their current form.
-COLOR

All exterior lighting on the addition will be shielded or concealed from motorists &
pedestrians. It is anticipated that certain elevations of the building will be lit from the
exterior.
-AWNINGS
No awnings are proposed for the addition or the existing building.

NEW CONSTRUCTION

EXISTING

The color of the stone for the addition will complement the stone style and color on the
existing building. The brick will complement the stone but offer a slight contrast. Metal or
entry frame materials will offer accents in the red tones. Existing entry and trim areas will
be repainted to match the new accent color scheme. The new roofing on the addition will
complement the brick and stone colors. The asphalt shingles on the existing building,
while not proposed to be replaced now, will be in the near future. At that time the roof may
be replaced with metal to match the theatre or a material and color to complement the
theatre.

-SIGNS AND GRAPHICS

-LIGHTING

Much of the landscaping is in place on the site. Any improvements included in final plans
will enhance existing landscaping features and themes. As the building plans are finalized,
a more detailed landscaping plan will be submitted for review by HPC.

All exterior lighting on the addition will be shielded. It is anticipated that certain elevations
of the building will be lit

Theaters have historically utilized signage in a much more dramatic way than commercial
retail uses. While we have initiated discussions about how we would like to sign the
building, no plans have formalized at this time. When plans are finalized, a complete
submittal will be brought forward to the HPC through the Planning Department.
-LANDSCAPING

-AWNINGS
No awnings are proposed for the addition or the existing building.

GLASS WALL BEYOND

Heritage
Preservation Commission Submittal
-SIGNS AND
GRAPHICS

Heritage Preservation Commission Submittal

Theaters have historically utilized signage in a much more dramatic way than commercial
MARCH 18, 2016
retail uses. While we have initiated discussions about how we would like to sign the
building, no plans have formalized at this time. When plans are finalized, a complete

Page 2 of 1
Page 5 of 5

Stillwater Zephyr Theatre

DESIGN CRITERIA

Southwest Perspective
MARCH 18, 2016

Stillwater Zephyr Theatre

Northwest Perspective

MARCH 18, 2016

Stillwater Zephyr Theatre

Previous Submittal

SCALE: 1/16 = 1-0

Previous Submittal
MARCH 18, 2016

Stillwater Zephyr Theatre

North Elevation

South Elevation

SCALE: 1/16 = 1-0

SCALE: 1/16 = 1-0

NEW CONSTRUCTION

West Elevation
SCALE: 1/16 = 1-0
MARCH 18, 2016

EXISTING

Stillwater Zephyr Theatre

North Elevation

EXISTING

East Elevation
SCALE: 1/16 = 1-0
MARCH 18, 2016

NEW CONSTRUCTION

Stillwater Zephyr Theatre

Perspective from Browns Creek Trail looking north

Example of Similar
Structure & Roof
Construction

Example of Exterior Brick

Historic Influence . . . The Chimney Building, Energy Park, St. Paul

Metal Roofing
Terra Red

Digital Color Board

Window and Door

Aluminum
Storefront

Exterior Brick
Milwaukee Cream

2/25/2016

Stillwater Zephyr Theatre

Example of Interior
Theatre trusses

ONLY A DIM IMAGE PRODUCTIONS PRESENTS THE

Example of Exterior
Stage Doors

NEW CONSTRUCTION

MC

MC

MR

MATERIAL LEGEND
S

STONE

BRICK

GLASS ENTRY SYSTEM

East Elevation

MR

METAL ROOFING

SCALE: = 1-0

MC

METAL CORNICE

MARCH 18, 2016

Stillwater Zephyr Theatre

EXISTING

MC

B
MR

MR

MATERIAL LEGEND

North Elevation
SCALE: = 1-0
MARCH 18, 2016

STONE

BRICK

GLASS ENTRY SYSTEM

MR

METAL ROOFING

MC

METAL CORNICE

Stillwater Zephyr Theatre

MC

NEW CONSTRUCTION

EXISTING

50'-0" (748.3)

MC

36-6 (734.8)
Height of Addition

35-6 (733.8)
Height of Exg. Bldg.

MR

MR

0-0 (698.3)
Exg. Floor Elev.

MATERIAL LEGEND
S

STONE

BRICK

GLASS ENTRY SYSTEM

MR

METAL ROOFING

MC

METAL CORNICE

West Elevation
SCALE: = 1-0
MARCH 18, 2016

Stillwater Zephyr Theatre

Height at Fly Space

MC

E RICKSON
Civil

DRAWING PHASE:
OWNER REVIEW
AGENCY REVIEW
BID DOCUMENT
PERMIT SET

AS-BUILT DOCUMENT

7
3

TODD A. ERICKSON, PE

I HEREBY CERTIFY THAT THIS

PLAN, SPECIFICATION OR
REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A
DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF
THE STATE OF MINNESOTA.

8
7

40418
LICENSE NO.

02/19/2016
DATE:

5730 Trading Post Trl S

Afton, Minnesota 55001

2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved

RECLAIM EXISTING BIT. SURFACE.

REMOVE EXISTING BUILDING (SEE ARCHITECTURAL PLANS)

REMOVE EXISTING CONCRETE CURB AND GUTTER.

REMOVE EXISTING STORM SEWER.

REMOVE EXISTING STORM SEWER MANHOLE

CONNECT TO EXISTING VAULT SANITARY STRUCTURE

BLOCK UP AND SEAL

REMOVE EXISTING SANITARY SEWER

REMOVE EXISTING DECK (SEE ARCHITECTURAL PLANS)

RELOCATE EXISTING CONDENSER UNIT AND TRANSFORMER

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EXISTING
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DEMO PLAN

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AGENCY REVIEW
BID DOCUMENT

PERMIT SET

AS-BUILT DOCUMENT

I HEREBY CERTIFY THAT THIS

PLAN, SPECIFICATION OR
REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A
DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF
THE STATE OF MINNESOTA.

1
1

40418
LICENSE NO.

02/19/2016

DATE:

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4

1
1

1
1

1) ALL RADII TO BACK OF CURB

2) ALL DIMENSIONS TO THE FACE OF CURB UNLESS NOTED OTHERWISE.

2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved

3) PAVEMENT STRIPING TO BE 4" WIDE WHITE EPOXY PAINTED STRIPE.

INSTALL B612 CURB AND GUTTER

.
INSTALL NEW BIT. SECTION

STRIPE HANDICAP/ACCESSIBLE ROUTE AND STALLS AS SHOWN

INSTALL CONCRETE TRUCK APRON

5730 Trading Post Trl S

Afton, Minnesota 55001

TODD A. ERICKSON, PE

PROPOSED BITUMINOUS PAVEMENT

PROPOSED CONCRETE TRUCK APRON

TOTAL LOT AREA

= 58,487 SQ. FT. (PARCEL AREA ONLY)

FLAT CURB FOR SNOW REMOVAL & DRAINAGE FROM LOT

EXISTING IMPERVIOUS SURFACE

= 55,722 SQ. FT. (INCLUDES AREA OUTSIDE OF PARCEL)

INSTALL HANDICAP SIGNAGE

PROPOSED IMPERVIOUS SURFACE

= 69,850 SQ. FT. (INCLUDES AREA OUTSIDE OF PARCEL)

PROPOSED IMPERVIOUS SURFACE INCREASE

= 14,128 SQ. FT.

EXISTING EASEMENT TO BE VACATED

SURFACE PARKING STALL COUNT

74 ON PROPERTY
47 ON ADJACENT NORTH CITY PROPERTY
121 TOTAL PROPOSED

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Civil

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AS-BUILT DOCUMENT

I HEREBY CERTIFY THAT THIS

PLAN, SPECIFICATION OR
REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A
DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF
THE STATE OF MINNESOTA.

1
1

TODD A. ERICKSON, PE

40418
LICENSE NO.

02/19/2016
DATE:

3
3
3
3

1) ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS SHALL

BE PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS.

11) SLOPES 3:1 AND GREATER SHALL BE STABILIZED WITH EROSION CONTROL
BLANKET.

2) THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT

CERTIFICATION OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNER
DURING AND UPON COMPLETION OF THE PROJECT.

12) MAINTAIN AND REPAIR EROSION CONTROL MEASURES (INCLUDING

REMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED.
CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL DAILY AND
AFTER ANY RAIN EVENT. ALL SEDIMENT CONTROL FEATURES MUST BE
REPAIRED WHEN THE SEDIMENT REACHES 1/3 THE HEIGHT OF THE
STRUCTURE, OR REPLACED WITHIN 24 HOURS OF DISCOVERY. EROSION
CONTROL STRUCTURES FOUND DAMAGED MUST BE REPAIRED OR
REPLACED W/IN 24 HOURS UPON DISCOVERY. REMOVAL OF EROSION
CONTROL STRUCTURES REQUIRED AFTER SITE IS STABILIZED (AT
DIRECTION OF ENGINEER).

3) SPOT ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS.

4) PRIOR TO ON SITE EXCAVATION OR DEMOLITION WORK, INSTALL EROSION
CONTROL MEASURES IN LOCATIONS SHOWN OR AS DIRECTED BY THE ENGINEER
OR CITY STAFF.
5) EROSION CONTROL MEASURES SHOWN ON THE EROSION CONTROL PLAN ARE
THE ABSOLUTE MINIMUM. THE CONTRACTOR SHALL INSTALL SEDIMENT TRAPS OR
BASINS AND BIO LOG AS DEEMED NECESSARY TO CONTROL EROSION.

2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved

6) GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THE

POTENTIAL FOR SITE EROSION. SEDIMENT CONTROL PRACTICES MUST BE
ESTABLISHED PRIOR TO THE START OF ANY UP GRADIENT LAND DISTURBING
ACTIVITIES
7) PROVIDE 6" OF NATIVE TOPSOIL IN GREEN AREAS.
8) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT
SOIL EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION
ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY
CEASED.
9) IF SEDIMENT EWALKS THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF
SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT
TO MINIMIZE OFF-SITE IMPACTS.
10) TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE
SEDIMENT CONTROLS, AND CANNOT BE PLACED IN SURFACE WATERS,
INCLUDING STORMWATER CONVEYANCES SUCH AS SWALES AND DITCHES
UNLESS THERE IS A BYPASS IN PLACE FOR THE STORMWATER.

13) ALL EXISTING CITY STREETS SHALL BE SWEPT AS NEEDED AND AS

REQUESTED BY ENGINEER OR CITY STAFF.

EXISTING PROPERTY BOUNDARY

MATCH EXISTING BITUMINOUS PAVEMENT ELEVATIONS.

INSTALL 5-FT WIDE RIP RAP SPILLWAY ALONG AREA DESIGNATED FOR SPILLWAY
RECESS ROCK SO TOP OF ROCK IS AT THE GUTTER ELEVATOIN

5730 Trading Post Trl S

Afton, Minnesota 55001

INSTALL SILT FENCE. REFER TO DETAIL 7/C5, OR APPROVED EQUAL.

930

EXISTING 2-FT CONTOUR

930

PROPOSED 2-FT CONTOUR

93

0.5
0

gl

PROPOSED SPOT ELEVATION

G = PROPOSED GROUND SURFACE
gl = GUTTER LINE
c = CONCRETE SURFACE
b = BITUMINOUS SURFACE
tw = TOP OF WALL
bw = BOTTOM OF WALL
NOTE: * REPRESENTS EXISTING GRADE.
PROPOSED HEAVY DUTY SILT FENCE

14) REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUIREMENTS.

15) AFTER GRADING OPERATIONS ARE COMPLETED, LANDWALK CONTRACTOR
SHALL UNCOMPACT ALL GREEN AREAS PRIOR TO SODDING AND
LANDSCAPING.
16) PERMANENT RESTORATION IN LAWN AREAS SHALL CONSIST OF PLACING
SOD PER MNDOT 3878.2.A SPECIFICATIONS. SOD STRIPS SHALL NOT HAVE
DEAD OR DRY EDGES AND SHALL NOT BE CUT MORE THAN 24 HOURS IN
ADVANCE OF DELIVERY.
17) TEMPORARY STABILIZATION OF SLOPES AND GRADING AREAS DURING
CONSTRUCTION SHALL BE A MN/DOT 150 MIXTURE. TEMPORARY SEED
MIXTURE SHALL BE PLACED WITH A DRILL AT A RATE OF 50 LBS/ACRE.
18) SOD AND INSTALLATION OF EROSION CONTROL BLANKET SHALL BE
COMPLETED WITHIN 48 HOURS OF FINAL GRADING.
19) POSITIVE DRAINAGE OF MINIMUM 2% SLOPE SHALL BE ACHIEVED AWAY
FROM PROPOSED BUILDING.

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E RICKSON
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PERMIT SET
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I HEREBY CERTIFY THAT THIS
PLAN, SPECIFICATION OR
REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A
DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF
THE STATE OF MINNESOTA.

5
4

103

TODD A. ERICKSON, PE

40418

102

LICENSE NO.

02/19/2016

5730 Trading Post Trl S

Afton, Minnesota 55001

DATE:

101

100

1
CONNECT TO EXISTING SANITARY SEWER VAULT

PROPOSED SANITARY SEWER

2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved

100

INSTALL NEW MANHOLE OVER EXISTING STORM LINE

INSTALL NEW WATER MAIN AND RECONNECT TO EXISTING AS SHOWN

CONNECT TO EXISTING SANITARY MANHOLE

CONTRACTOR SHALL MAINTAIN FLOW OF SANITARY SEWER DURING

CONSTRUCTION

PROPOSED STORM SEWER

PROPOSED WATER MAIN

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