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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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N O R T H
F O U R T H
S T R E E T
N O R T H
T H I R D
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T H I R D
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WEST ELM STREET
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U R E L S T R E
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Parcel Boundaries selection
Municipal Boundary
Parcel Boundaries
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General Site Location
601 Main Street North
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
333 Nor th Main St reet P h o n e 6 5 1 / 4 3 0 - 0 6 0 6
Suite 201 F a x 6 5 1 / 4 3 0 - 2 4 1 4
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
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 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
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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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Stillwate
rZephy
rTheatre
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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Stillwate
rZephy
rThea
tre
MARCH 18, 2016
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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ARCHNET Arch i tecture l Inter iors S t i b l D i
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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
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 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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Stillw
aterZephyrThe
atre
MARCH 18, 2016
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
Heritage Preservation Commission Submittal Page 2 of 5
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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aterZephyrThe
atr
MARCH 18, 2016
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.
Heritage Preservation Commission Submittal Page 2 of 1
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.
Heritage Preservation Commission Submittal Page 3 of 5
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
re
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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Stillw
aterZephyrThe
atr
MARCH 18, 2016
Heritage Preservation Commission Submittal Page 2 of 1
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.
Heritage Preservation Commission Submittal Page 4 of 5
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
EXISTINGNEW CONSTRUCTION
re
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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aterZephyrThe
atr
MARCH 18, 2016
Heritage Preservation Commission Submittal Page 2 of 1
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.
Heritage Preservation Commission Submittal Page 5 of 5
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.
EXISTINGNEW CONSTRUCTION
GLASS WALL BEYOND
re
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aterZephyrThe
atr
Southwest Perspective
Northwest Perspective
MARCH 18, 2016
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aterZephyrThe
atr
Previous SubmittalMARCH 18, 2016
re
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aterZephyrThe
atr
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
EXISTINGNEW CONSTRUCTION
tre
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Perspective from Browns Creek Trail looking north
StillwaterZephyrTheat
EXISTING NEW CONSTRUCTION
East Elevation
SCALE: 1/16” = 1’-0”
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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
StillwaterZephyrTheat
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
tre
EXISTING NEW CONSTRUCTION
MC
8/18/2019 Zephyr Theatre
55/61
StillwaterZephyrTheat
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
8/18/2019 Zephyr Theatre
56/61
StillwaterZephyrTheat
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
tre
EXISTINGNEW CONSTRUCTION
MC
MC
50'-0" (748.3)
Height at Fly Space
8/18/2019 Zephyr Theatre
57/61
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.
8/18/2019 Zephyr Theatre
58/61
©
2 0 1 6 - T .
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 RECLAIM EXISTING BIT. SURFACE.
REMOVE EXISTING BUILDING (SEE ARCHITECTURAL PLANS)2
REMOVE EXISTING CONCRETE CURB AND GUTTER.3
REMOVE EXISTING STORM SEWER.4
REMOVE EXISTING STORM SEWER MANHOLE5
1
3
3
3
33
33
3
4
4
5
5
CONNECT TO EXISTING VAULT SANITARY STRUCTURE6
6
6
REMOVE EXISTING SANITARY SEWER7
7
7
2
8
REMOVE EXISTING DECK (SEE ARCHITECTURAL PLANS)8
RELOCATE EXISTING CONDENSER UNIT AND TRANSFORMER9
9 3
3
BLOCK UP AND SEAL
8/18/2019 Zephyr Theatre
59/61
8/18/2019 Zephyr Theatre
60/61
8/18/2019 Zephyr Theatre
61/61
©
2 0 1 6 - T .
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
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