Agenda - Council - 10/23/2012 - Laserfiche WebLink

Home

PARKING MEMORANDUM TO: CITY COUNCILMEMBERS FROM: TIM GLADHILL, DEVELOPMENT SERVICES MANAGER SUBJECT: PARKING STANDARDS FOR THE COR DATE: OCTOBER 17, 2012 CC: NONE On your agenda this evening is a request for Site Plan Approval of Northgate Performing Arts Center. A key component of this review is the construction of adequate parking to serve the needs of the proposed development. A key goal of The COR Design Framework is to attempt to reduce the amount of surface parking to achieve the goal of shared parking and high density/floor area ratios. A reduction in off- street parking can be accomplished by two (2) broad approaches: 1) construction of vertical parking structures or 2) encouragement of use of on -street parking. As it relates to the current proposal, there are two (2) options to consider: 1) construct the required amount of spaces on -site or 2) secure shared parking easements with adjacent users. City Code allows users to reduce the amount of aggregate parking required for multiple users when said arrangement is secured through a recordable easement that is recorded with the Anoka County Recorder. This recordable document ensures that the user has the legal ability to use the parking consistent with the agreed terms. The recordable document becomes part of title that is disclosed at any sale of property. The recordable document survives transfer of ownership, default, foreclosure, etc. The recordable document prevents the owner of the adjacent parcel from terminating the agreement. As it relates to the current proposal, the Applicant has secured written approval from PACT Charter School; however, the agreement does not provide for an easement to be recorded. As the record from the Planning Commission Meeting reflects, Staff responded that none of the agreements with the adjacent users can be used to calculate the minimum number of parking spaces required unless the agreement is recorded as an easement. Staff then focused the analysis via on -site parking. The Applicant has proposed constructing approximately forty (40) spaces with the initial construction. An additional approximately forty (40) spaces as `proof -of -parking.' Proof -of -Parking is a concept that the Applicant demonstrates that a certain number of parking spaces could be constructed if parking demand necessitated said construction, but is not immediately constructed. Finally, the Applicant proposes counting adjacent on -street parking stalls to lead to another twenty-five (25) spaces. The Applicant understands that based on the current facts, Phase II is not feasible unless shared parking easements are recorded with adjacent users. In other areas of the community, the City has approved the use of Proof of Parking to satisfy the needs of required parking. This is true for both for -profit and non-profit entities. For example, assisted living uses have commonly requested to install a portion of the required parking, while showing the remainder as proof of parking. This approach has also been used in the employment districts, when the user has submitted a parking plan that includes an analysis of actual demand based on occupancy. As a Conditional Use Permit is required for this use, the City has the opportunity to attach reasonable conditions to mitigate concerns raised by the proposed use. In this instance, a potential reasonable