Agenda - Planning Commission - 10/04/2012

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Northgate Performing Arts Center: Site Plan Review September 28, 2012 Page 3 of 7 glass and accent metal. The minimum amount of windows on a street facing elevation is provided along with the required entryways. Staff is supportive of the proposed elevation plans. Building Height: The COR3 subdistrict requires a minimum of 2 stories and a maximum of 4 stories for all buildings within this district. The proposed performing arts facility meets this requirement. Waste Storage: A trash enclosure is proposed at the northeast corner of the building with a north facing access. This enclosure shall be constructed of the same building materials and design as the principle structure, shall include a roof and shall be connected to the building. Colored elevation plans of the proposed trash enclosure shall be submitted and approved prior to the issuance of a development permit. Loading Docks: There are no loading docks required for the facility. There is, however, loading access provided for internal to the site and along Peridot St NW. Off -Street Parking - Spaces Required: The COR Design Framework establishes perimeters for parking in all subdistricts and sets a minimum parking space standard of one space per five seats for places of assembly. Based on the total of 504 seats at 1 space per 5 seats, a minimum of 101 parking stalls are required with a maximum of 1 space per three seats or 168 stalls. The guidelines also support the use a wide range of parking options to fulfill required parking including use of on -street parking and encouraging shared parking solutions. The site plan proposes 43 on -site parking stalls, 40 proof of parking stalls (on -site) and 25 on street parking stalls (along Peridot Street NW and 145th Avenue NW) to fulfill its required parking. The Design Framework states that the City may approve joint parking for one or more businesses where the total number of parking stalls provided for joint use is less than the sum of the total required for each business should they be provide them separately. A written report, as detailed on Page 21 of the Design Framework, is required. Staff is generally supportive of the use of on - street parking for the proposed use, as no parking structures (vertical) are planned in this area. Staff is supportive of the use of on -street parking for the proposed use, as no parking structures (vertical) are planned in this area. For Phase 1 construction the site meets required parking provided the City supports the proposed proof of parking. It is understood that proof of parking is proposed as a method to save initial site development and construction costs. Northgate intends to share parking through cross -parking agreements with PACT, Allina and NAU. Again, the COR Design Framework encourages shared parking as a method to provide required off-street parking. However, any shared parking shall be approved only when it's in close proximity (300 foot radius), no conflict in hours and a legally binding instrument for joint use of off-street parking is approved by the City and recorded at the County. While the Northgate intends to share parking through "cross -parking agreements", and has an effective history of doing so, no recordable document has been provided to the City therefore the site is not meeting minimum requirements for off-street parking. This leaves the City in the position of needing to make a decision on whether to support the proposed proof of parking or require installation of the 40 stalls during Phase 1. Options to consider include: