5 PCSR 08-24-1993 rk.l J ITEM 5
TO: PLANNING COMMISSION
Syof
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� FROM: STEVEN B. ACH, CITY PLANNER /DATE: AUGUST 18,
River1993
SUBJECT: CONDITIONAL USE PERMIT BY
LARRY LEITSCHUH (ELK RIVER
THEATER) /PUBLIC HEARING, CASE NO.
CU 93-25
REQUESTED ACTION
A conditional use permit to amend Elk River Plaza Development
Agreement expanding the theater from five to ten screens,
eliminating a portion of interior mall corridor, increase movie
theater signage and modify site plan.
LOCATION OF REQUEST
578 through 642 Freeport Avenue (Lot 1, Block 1, Elk River
Plaza) , Elk River, MN.
ZONING/LAND USE
PUD, Planned Unit Development/HB, Highway Business
• ATTACHMENTS
Location Map, Zoning Map, Site Plan, Attachment A, Floor Plan,
Building Elevation, Parking Expansion Plan, List of Property
Owners .
OVERVIEW
Elk River Theater currently occupies approximately 24,000 sq ft
of space in the Elk River Mall . The theater is proposing to
double the number of screens from five to ten. The five new
screens would include the space currently occupied by Pet
Appeal and Variety Merchandise Outlet. Pet Appeal is planning
on relocating its retail space directly north in a vacant
11,000 sq ft bay.
THE EXPANSION
When the Mall was originally planned and built, the concept of
an interior corridor was an intrical element for approval . In
fact, when the first amendment to the Development Agreement was
made in 1985, it was reaffirmed by the developers that an
enclosed link would be provided as requested by the City.
Since that time, designs of community shopping centers have
410 changed by moving away from interior corridors and providing
businesses with direct exposure and access to the outside. The
segment of corridor proposed to be removed will no longer serve
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
CUP, Larry Leitschuh Page 2
August 18, 1993
• any function by relocating the retail space and consuming the
corridor with theater.
EXTERIOR IMPROVEMENTS
Minor modification along the front of the theater will include
a new canopy, expanded sidewalk area and installation of
landscaped planters . Also, an architectural element will be
constructed that identifies the theater. The maximum height
allowed is 35 feet, which is 13 feet above the existing
building.
PARKING
The existing shopping center from County Market to Pamida,
excluding the existing and proposed theater space, is
approximately 85,000 sq ft of net usable space. Based on a
standard retail parking formula of one space per 200 sq ft of
floor area, 425 stalls are required. The shopping center
presently has 588 parking stalls available. However, by
including the ten screen theater ( 1, 700 seats) and applying a
conservative parking ratio of one space for every four seats,
425 stalls are required for the theater alone. Therefore,
there is a deficit of 262 parking stalls ( 850 required less 588
provided) that must be demonstrated on a plan that can be
installed if parking problems occur in the future. The
• applicant has submitted a plan which illustrates that the
required parking of 850 stalls can be accomplished, if
necessary.
Since the mall is made up of a variety of businesses that all
have different peak hours of operations, it is unlikely all 850
stalls will be required at one time. Therefore, staff is
recommending the additional parking stalls be installed based
on customer demand and as the shopping center foresees the
needed space. The only exception to this would be if parking
impacted public streets, which would authorize the City to
require parking be improved.
SIGNAGE
In 1987, the City Council approved a signage package for the
theater allowing a total of 525 sq ft of sign area (see
Attachment A) . The theater elected to place six 75 sq ft
panels on the east elevation ( facing Highway 169) and one panel
at the entrance facing Freeport. As part of the expansion,
additional signage is being requested.
Attached to this memo are building elevation drawings
illustrating proposed additional signage facing Highway 169 and
Freeport Avenue. Staff originally had concerns with the amount
• of signage facing Freeport Avenue and the residential area to
the west. Therefore, the applicant has agreed to reduce the
signage facing Freeport Avenue.
CUP, Larry Leitschuh Page 3
August 18, 1993
• The agreed upon sign package is as follows :
1 . Adding four 75 sq ft panels on the east elevation
( facing Highway 169 ) .
2 . Adding two 60 sq ft panels on the west elevation
( facing Freeport Avenue) .
3 . Incorporating chaser lights on the architectural
feature on west elevation.
The total signage package for the theater is proposed to be
increased from 525 sq ft to 1,020 sq ft.
RECOMMENDATION
Staff has reviewed the application in accordance with Section
900 . 42, Conditional Use Permits, and find all conditions for
granting a permit have been met. Therefore, it is recommended
the Planning Commission recommend approval of the conditional
use permit request by Larry Leitschuh be approved with the
following conditions :
1 . A SITE PLAN ILLUSTRATING DEMONSTRATED PARKING THAT
MEETS CITY PARKING REQUIREMENTS BE SUBMITTED FOR
STAFF REVIEW AND APPROVAL.
• 2 . THE PROPOSED SITE PLAN MAINTAIN A MINIMUM 15 FOOT
LANDSCAPED AREA ALONG FREEPORT AVENUE TO BE USED AS A
BUFFER TO THE RESIDENTIAL AREA.
3 . THE THEATER BE ALLOWED NO MORE THAN A TOTAL OF 1, 020
SQUARE FEET OF SIGNAGE BE USED ON THE ENTIRE
BUILDING. NO MORE THAN TWO 60 SQ FT PANELS MAY BE
USED ON THE WEST BUILDING ELEVATION (FACING FREEPORT
AVENUE) AND NO MORE THAN TEN 75 SQ FT PANELS FACING
HIGHWAY 169 .
4 . THE PROPERTY OWNER BE RESPONSIBLE TO INSTALL
ADDITIONAL PARKING SPACES, AS ILLUSTRATED ON THE
APPROVED PLAN, IN THE EVENT THAT PARKING PROBLEMS
ARISE IN THE FUTURE.
5 . THE THEATER MUST TURN OFF SIGN LIGHTING AND CHASER
LIGHTS 15 MINUTES FOLLOWING THE START OF THE LAST
MOVIE OF THE DAY.
6 . LANDSCAPED PLANTERS BE INCORPORATED WITH THE NEW
SIDEWALK IN FRONT OF THE THEATER SITE .
7 . NO CHASER LIGHTS BE USED ON ANY BUILDING ELEVATION
• EXCEPT FOR THE ARCHITECTURAL SIGN, WHICH MAY
INCORPORATE CHASER LIGHTS .
•
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ATTACHMENT A
\/ COUNCIL ACTION
111 C.gyof TO: Barthel Construction
Elk River FROM: Steve Rohlf, Building and Zoning
Administrator
DATE: May 21, 1987
SUBJECT: Council Action on Signa.e
Request
On May 18, 1987 the Elk River City Council heard
your request for Siv,app for the property
legally described as:
T.nt 1 _ R1nrk 1 _ Flk River P1a7a 2nd Addition
The City Council approved your request for Signage
111 with the following conditions:
1. The proposed theatre may have a maximum of 525 Sa. Ft. of signage with changable
copy on both sides.
2. That the theatre must shut the lights for their signs off 15 to 30 minutes after
the last show of the day. other than their main Give over the main entrance.
3. That the other tenants in the expancion of rhe mall ahidP by the cign resolution
dated August 1, 1986 for the original mall tenants.
4. D. - . - . . 2 expansion.
If you have any questions regarding this action, please contact
• me at 441-7420.
720 Dodge Ave. N.W. Elk River, Minnesota 55330 (612) 441-7420
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1 WEST ELEVATION (FREEPORT)
PET , TORE i , RETAIL SPACE
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EAST ELEVATION (HWY 169)
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FREEPORT AVENUE
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PARKING DATA:
CITY PLANNING DEPARTMENT REQUIREMENT 848 PARKING STALLS
CURRENT PARKING 588 STALLS
ADDITIONAL REQUIRED 260 STALLS
NEW STALLS PROVIDED •• •
EXPANSION AREA 10' STREET SETBACK - 201 STALLS
15' STREET SETBACK - 184 STALLS
OPTION AREA A 29 STALLS
• OPTION AREA B 28 STALLS
OPTION AREA C 32 STALLS
OPTIONAL PARKING AREA C
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EXISTING O .. pati :L':
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ADDITIONA ' i R I G AREAS
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