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HomeMy WebLinkAbout1992-04-06 Planning Report 0 IN Northwest Associated Consultants, Inc. A C U R B A N P L A N N I N G D E S I G N M A R K E T R E S E A R C H PLANNING REPORT TO: Oak Park Heights Mayor and City Council FROM: Elizabeth Stockman /Scott Richards DATE: 6 April 1992 RE: Oak Park Heights - St. Croix Mall Theatre Expansion FILE NO: 798.02 - 92.04 EXECUTIVE SIRSIARY Background: Watson Centers Inc. has submitted plans for a 3,360 square foot expansion of the movie theatre which currently exists as part of the St. Croix Mall. The proposed expansion is to occur on the south side of the mall and theatre in an area that is presently occupied by parking. The plans show restructuring of the existing parking lot and elimination of 21 spaces in order to accommodate the building expansion, sidewalk and planter areas. Two additional viewing rooms are proposed for a total of five theatres and 906 seats. Attached for reference: Exhibit A - Site Location Exhibit B - Mall Plan Exhibit C - Theatre Expansion Plan Exhibit D - Theatre Floor Plan Exhibit E - Recommended Vehicular Drop -Off Zone Recommendation: Our office recommends approval of the movie theatre expansion based on review of Zoning Ordinance requirements and subject to the following conditions: 1. Consideration be given to including a pick up /drop off lane near the mall /theatre entrance. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 2. Consideration be given to revising the design of the planter proposed on the west side of the theatre addition due to the unnecessary hindrance of pedestrian traffic movement. 3. Signage regulations as outlined in Section 401.03.I and the Comprehensive Sign Plan for the St. Croix Mall be followed and satisfactorily met, should any form of Signage be desired in association with the theatre expansion. 4. The plans shall be submitted to the City Engineer for review and resolution of any drainage issues. 5. Any necessary amendments to the original PUD agreement be made as required by the City. ISSUES ANALYSIS Setbacks. The theatre expansion in association with the mall facility exceeds the required B -2, General Business District setback requirements. Circulation. The proposed theatre expansion is planned to replace a portion of the existing parking area, thus eliminating 21 spaces from the total allowed for the mall. The attached site plans show reconfiguration of the driving lanes and re- striping of several stalls. While the proposed design appears adequate in this regard, a concern exists relative to the vehicular circulation on site in that no drop off /pick up zone has been provided near the theatre entrance. Given the fact that the mall entrance to the west of the theatre expansion serves as the main entrance into the theatre and customers also exit on the west side through a secondary door, it is important that safety and accessibility for pedestrians be stressed in this location. Additionally, lack of a pull off lane near the theatre entrance would cause unnecessary traffic congestion within a main drive lane of the parking lot as motorists stop to pick up or drop off people. An alternative plan has been proposed (Exhibit E) which shows inclusion of a drop off /pick up lane and associated rearrangement of sidewalk and planter areas. The applicant should consider revising the submitted site plans to show a similar arrangement to service the adjacent mall entrance and theatre traffic. Parkinci. As mentioned previously, expansion of the theatre is to include reduction of the mall parking area by 21 stalls. Parking for the theatre expansion is to share the mall parking lot as does the currently theatre facility. As part of the original PUD approval, a ratio of one parking space per 200 square feet of floor area was used in calculating the required number of parking 2 stalls. Using this same ratio, parking for the theatre expansion has been computed as follows: Gross Floor Area of Mall 252,297 Gross Floor Area of Theatre Expansion 3,360 TOTAL 255,657 Ten Percent Allowable Reduction X .90 Net Floor Area of Mall Incl. Expansion 230,091 1 Space per 200 square foot of floor area yields 1,150 spaces required The total number of parking spaces which exist on the St. Croix Mall site is 1,193; 43 spaces in excess of what is required to accommodate the mall and theatre expansion. The parking arrangement, as outlined above, is viewed as appropriate and in compliance with the parking standards established at the time of PUD approval. Materials. The primary exterior building material proposed for the theatre expansion is rock face concrete block as close to that as was utilized for the original theatre facility. This is viewed as positive in the preservation of architectural character and overall aesthetic quality of the site. Landscanina. The submitted plans indicate the addition of two planter areas on either side of the proposed theatre expansion. While the easterly planter serves to effectively screen the adjacent trash receptacle, the westerly planter may impede the movement of pedestrian traffic unnecessarily, given the numbers of people that will be using the mall entrance at the same time, especially before and after movies. Consideration should be given to reducing the planter in size or changing its shape to more effectively cater to the movement of people. Additionally, the planter will most likely need to be removed should a pull off lane be planned in this location as is recommended. Drainacre. The site plans for the mall expansion should be reviewed by the City Engineer to determine if the construction will have any effect on mall drainage patterns. Sianaae. If signage of any type is to be provided on the exterior of the proposed theatre expansion, the regulations in Section 401.03.I of the City Zoning Ordinance and the Comprehensive Sign Plan for the St. Croix Mall must be followed and satisfactorily met. The signage will need to be approved by the City Council. 3 PUD Amendment. Amendment to the original planned unit development agreement may be necessary as determined by the City and should be completed prior to building permit approval. pc: LaVonne Wilson Mark Vierling Joe Anderlik Bradley Henning 4 1 r _ 1r :. f loom w • �. w L ot = • n 0-11001b. Amw I tO11r r• to • • IT • . I t , _ ..._ .. 1. sp000k ` I •I. IL R. •. n < < • •m•.•• tr w •r•.•r• - "• 3 T •..w w.• ,n. t • o � I V 1 • t • rt s •. 7 1 • - � •wa• Itr• n. •- - L • . 0r 1 , • iiiC � r I.r. 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