Zephyr Theatre

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CITY COUNCIL

MEETING DATE: April 5, 2016 CASE NO.: 2016-12Planning Commission: March 9, 2016

APPLICANT: Franz Hall representing Only a Dim Image Production

REQUEST: Consideration of a Planning Commission recommendation for a 13’ varianceto the 37’ maximum height in the Central Business District Historic (CBDH)Height Overlay District for the proposed Stillwater Zephyr Theatre locatedat 601 Main Street North

ZONING: Commercial Business District COMP PLAN DISTRICT: Downtown Mixed Use

PREPARED BY: Abbi Jo Wittman, City Planner

BACKGROUND

Only a Dim Image Productions is proposing adding onto the Zephyr Depot building andrenovating 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 HPCagenda. 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 BusinessDistrict; and

A 4.7% variance to the 80% maximum impervious surface coverage for properties in theCentral Business District.

Besides the HPC design permit, only the height variance request remains to be acted upon by


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VARIANCE REGULATIONS AND ANALYSIS

Section 31-208 indicates the purpose of the variance is to allow variation from the strictapplication of the terms of this chapter where, by reason of the exceptional physicalcharacteristics of the property, the literal enforcement of the requirements of this chapter wouldcause practical difficulties for the landowner. Economic considerations alone do not constitutepractical difficulties. The Planning Commission may grant a variance, but only when all of thefollowing 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 beengranted in the vicinity of this building. Additionally, the boat storage building mostclose 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 necessarymechanical appurtenances usually carried above the roof level, provided such structureis 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 theComprehensive Plan:

Local Economy Goal 2: Promote and maintain the downtown as a central focus forcommunity economic and cultural activity.

Local Economy Policy 5: Encourage downtown as a relocation destination forsuccessful businesses.

Tourism Policy 2: Support year around activities that enliven the downtown public andcultural 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 andmaintaining 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 physicaldecline seen in other traditional downtowns.”


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focused on park, trail and recreational uses. All comments received to date are attached for theCouncil’s review.

The use or structure will not constitute a nuisance or be detrimental to the public welfare of thecommunity.

In the Planning Commission’s analysis and subsequent approvals, numerous conditions ofapproval were made to preempt potential nuisances. A copy of the Planning Commission SUPand Variance permits are attached for the Council’s review.

The applicant for the variance establishes that there are practical difficulties in complyingwith this chapter. "Practical difficulties," as used in connection with the granting of avariance, 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 wherethe 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 theCentral Business District is reasonable. The installation of a fly loft area, to allow for thechanging 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 heightspecified in the zoning code be exceeded by… necessary mechanical appurtenances usuallycarried 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 thelandowner.

For all variances requested, the uniqueness presented on this parcel is its proximity to thefloodplain and the requirement to construct all improvements at an elevation that is onefoot 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 thefloodplain. As a result, the 13’ variance is the worst case scenario. If further site planningdetermines this portion of the structure is located outside of the floodplain and adequateflood proofing measurements could be put in place, then the building could be lowered andthe size of the actual variance would be reduced to 7.3 feet.

Th i if t d ill t lt th ti l h t f th i hb h d


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conditions in the granting of a variance. A condition must be directly related to and must bear arough 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 thepublic 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 thepurpose and intent of the CBD Height Overlay district and recommended denial of the heightvariance.

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 applicationmeets the requirements set forth for the issuances of variances.

ATTACHMENTS

Site Location MapApplicant Narrative (2 pages)Structural Perspectives (2 pages)

Massing Comments (3 pages)Public Comments (28 pages)HPC Narrative Request

HPC Guideline Analysis (5 pages)Structural PerspectivesPrevious (CPC) Submittal (2 pages)


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Site Location


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ARCHNET Archi tecture - Inter iors S u s t a i n a b l e D e s i g n

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St i l l wa te r , MN 55082 w ww . a r c h n e t u s a . c om

March 24, 2016

Mayor and City Council members

City of Stillwater216 Fourth Street North

Stillwater, MN 55082

RE: Stillwater Zephyr Theatre


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 PlanningCommission. The proposal requested a 13 foot variance to the building height alongwith variances to front and rear yard setbacks. The setback variances were granted bythe Planning Commission, but they recommended denial of the 13 foot height varianceto 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 ourrevised proposal. We have been able to lower the height of the structure to reduce ourvariance 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. We have re-duced the mass of the building by incorporating sloped roofs and carving away low pri-ority spaces.

We have attached several images of the existing building, with and without the theatreaddition, and overlaid the outline of what could be built without a variance. As you cansee, the impact of the requested variance for pedestrians on Main Street is not percep -tible due to the stepping of the building away from Main Street.

Alth h h d d th i h ibl ith thi i d l

http://www.archnetusa.com/http://www.archnetusa.com/


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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 gatheringspace, 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 Cityof Stillwater, but to the entire river valley. We feel we have addressed the concerns ofthe 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 present-

ing our new proposal in more detail to you on April 5th. Thank you for your thoughtful

consideration.

Sincerely,

Roger Tomten

Associate, ARCHNET


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rZephy

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MARCH 18, 2016

Existing condition showing allowable building height.

Existing Zephyr Depot building.

Proposed new theatre addition to Zephyr Depot.

Theatre addition showing allowable building height.

PERSPECTIVES FROM THE NORTHWEST

SITE PLAN1”=100’-0”


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rZephy

rThea

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Existing Zephyr Depot building.

Proposed new theatre addition to Zephyr Depot.

Theatre addition showing allowable building height.

PERSPECTIVES FROM THE NORTHWEST SITE PLAN

1”=100’-0”

Existing condition showing allowable building height.

PERSPECTIVES FROM THE SOUTHWEST MARCH 18, 2016


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S u s t a i n a b l e D e s i g n

333 Nor th Main St reet P h o n e 6 5 1 / 4 3 0 - 0 6 0 6Sui te 201 F a x 6 5 1 / 4 3 0 - 2 4 1 4

St i l l wa te r , MN 55082 w w w . a r c h n e t u s a . c o m

March 18, 2016

Ms. Abbi Wittman, City PlannerCity of Stillwater216 Fourth Street NorthStillwater, MN 55082

RE: Stillwater Zephyr Theatre


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 theproposal 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 at-tached 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 infuture 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 13feet to 7.3 feet. We were able to achieve this by confirming that the addition itself will be out of the of-ficial flood fringe district and proposing water-proofing measures for spaces below the one hundredyear flood elevation.

Additional concerns centered around the massing of the original proposal, the concept of a theatre ina rail maintenance building and its relationship to the mass and style of the existing structure. Ourgoal 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 theconcept of a theatre in a shell, to a theatre that is complimentary to the original depot building. Theinspiration for the design of the existing building was the historic rail depot at the corner of Myrtle andWater street, razed in 1970. This included elements of Richardsonian Romanesque architecture, suchas wide, round topped arches, heavy masonry walls and hipped roof forms that we have integrated

The following represents the submittal to the

HERITAGE PRESERVATION COMMISSION

for the e

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Additions and alterations to the

STILLWATER ZEPHYR THEATRE601 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 onewould 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 s tructure 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.

Stillw

aterZephyrThe

atre

Heritage Preservation Commission Submittal Page 1 of 5

MARCH 18, 2016

e

PEDESTRIAN-ORIENTED DESIGN

Theaters, Opera Houses and Auditoriums

have a long history in Stillwater, however,

they have been missing from the fabric for

l d d Fi ll ith thi l


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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 BrownsCreek 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

o ortunit would be lost.

North Gateway image

Pedestrian connections between

Main St. & Browns Creek Trail

Stillwater Grand Opera House Majestic Theatre

Stillwater Auditorium


e

DESIGN CRITERIA

-SETBACK

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

DESIGN CRITERIA

-HEIGHT

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


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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.

-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.


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.


35’-6” (733.8)

Height of Ex’g. Bldg.

50'-0" (748.3)

Height at Fly Space

36’-6” (734.8)

Height of Addition

0’-0” (698.3)

Ex’g. Floor Elev.

EXISTINGNEW CONSTRUCTION

VERTICAL

PROPORTION

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DESIGN CRITERIA

-UTILITY AREAS AND MECHANICAL EQUIPMENT

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

DESIGN CRITERIA

-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


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above, all roof mounted equipment will be shielded within the roof form.

-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.


g g g p

the lease renewal for the north lot and the proposed uses of the current proposal.

-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

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.

HIPPED ROOF FORMS

ROUND TOPPED ARCHES


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DESIGN CRITERIA

-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. Metal or

entry frame materials will offer accents in the red tones. Existing entry and trim areas will

DESIGN CRITERIA

-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


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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.

-LIGHTING

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.

-SIGNS AND GRAPHICS

Theaters have historically utilized signage in a much more dramatic way than commercialretail 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

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.


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 openings of the existing structure will remain.

-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.


GLASS WALL BEYOND

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Southwest Perspective

Northwest Perspective

MARCH 18, 2016

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Stillw

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Previous SubmittalMARCH 18, 2016

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North Elevation

SCALE: 1/16” = 1’-0”

MARCH 18, 2016

Previous Submittal


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StillwaterZephyrTheat

North Elevation South Elevation

West Elevation

SCALE: 1/16” = 1’-0” SCALE: 1/16” = 1’-0”

SCALE: 1/16” = 1’-0”

MARCH 18, 2016


tre


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Perspective from Browns Creek Trail looking north


EXISTING NEW CONSTRUCTION

East Elevation

SCALE: 1/16” = 1’-0”

MARCH 18, 2016

tre


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Digital Color Board

Exterior Brick

Milwaukee Cream

Example of Exterior

Stage Doors

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

Example of Interior

Theatre trusses

Example of Similar

Structure & Roof

Construction

Example of Exterior Brick


O N L Y

A

D I M I

M A G E

P R O D U C T I O N S

P R E S E N T S

T H E

Metal Roofing

Terra Red

Window and Door

Aluminum

Storefront

2/25/2016

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EXISTING NEW CONSTRUCTION

MC


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East Elevation

SCALE: !” = 1’-0”

MARCH 18, 2016

MATERIAL LEGEND

STONE

BRICK

GLASS ENTRY SYSTEM

METAL ROOFING

METAL CORNICE

S

B

G

MR

MC

B B B

B

S

S

SS

G

MR

MC

tre

MC


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North Elevation

SCALE: !” = 1’-0”

MARCH 18, 2016

MATERIAL LEGEND

STONE

BRICK

GLASS ENTRY SYSTEM

METAL ROOFING

METAL CORNICE

S

B

G

MR

MC

MC

MR

MR

B

B B

S

S

S

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MC

MC

50'-0" (748.3)

Height at Fly Space


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StillwaterZe

phyrTheat

West Elevation

SCALE: !” = 1’-0”

MARCH 18, 2016

MATERIAL LEGEND

STONE

BRICK

GLASS ENTRY SYSTEM

METAL ROOFING

METAL CORNICE

S

B

G

MR

MC

MR

MR

G G G

B B

B

35’-6” (733.8)

Height of Ex’g. Bldg.

36’-6” (734.8)

Height of Addition

0’-0” (698.3)

Ex’g. Floor Elev.


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E r i c k s o n ,

L L C -

E r i c k s o n C i v i l - A l l R i g h t s R e s e r v e d

1

INSTALL NEW WATER MAIN AND RECONNECT TO EXISTING AS SHOWN3

INSTALL NEW MANHOLE OVER EXISTING STORM LINE2

CONNECT TO EXISTING SANITARY SEWER VAULT

PROPOSED WATER MAIN

PROPOSED STORM SEWER

PROPOSED SANITARY SEWER

100

1

2

32

CONNECT TO EXISTING SANITARY MANHOLE4

CONTRACTOR SHALL MAINTAIN FLOW OF SANITARY SEWER DURING

CONSTRUCTION5

4

5

101

100

102

103

1

1

2

Zephyr Theatre

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Transcript of Zephyr Theatre