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HomeMy WebLinkAbout2022-08-18 DTPC MIN DOWNTOWN PARKING COMMISSION MEETING August 18, 2022 The meeting was called to order at 8:33 a.m. Present: Commissioners Bates (remotely), Lentz, Lepage, Councilmember Junker Absent: Chairman Glynn, Commissioner Rheinberger Staff present: Community Development Director Gladhill ACTING CHAIR Motion by Commissioner Lepage, seconded by Commissioner Lentz, to appoint Commissioner Lepage as Acting Chair. All in favor. APPROVAL OF MINUTES Possible approval of May 19, 2022 meeting minutes Motion by Acting Chair Lepage, seconded by Commissioner Lenz, to approve the minutes of the May 19, 2022 meeting. All in favor. RECORDING SECRETARY’S NOTE: The May 19, 2022 minutes were already approved on June 16, 2022. The May 19, 2022 minutes were erroneously placed on the agenda again. It should have been the June 16, 2022 meeting minutes. OPEN FORUM Rochelle Jacobs, owner of the Pole Barn, 120 and 122 Water Street, stated that the constant events, street closures and parking restraints have made business downtown a challenge. Arriving to her business last night was alarming as she was not notified the street would be closed and she could not provide adequate notice to students. A flyer she found on Facebook stated that businesses would have sidewalk access, which is not accurate. Anyone parked on the south side of Chestnut does not have access to the north side, where her business is located, and there is no nearby handicap parking. At a bare minimum, sidewalk access on both sides of Chestnut should be provided. She voiced concern about young students walking to classes, potential harm to women customers in the evening, wintertime snow removal, and deliveries, with access expected to be restricted for up to a year. She does not understand why access cannot be opened up nights and weekends. Councilmember Junker acknowledged the inconvenience, adding that the City Council has been discussing the Chestnut Plaza project for the past 2 years but was notified only Tuesday night that the signals were to be shut off at this intersection. Between MnDOT and the contractor, the City has few alternatives to fencing off the area to protect the public and the site during construction. Ms. Jacobs again said she does not understand why the sidewalk isn’t allowed to be open on Chestnut. Community Development Director Gladhill provided a construction status update. There is a flyer on the City website and anyone may sign up to receive updates. Right now, there is a lot of mobilization and staging to get the small utilities completed. The construction team will meet today to work through these issues. The intent was to leave the Chestnut Street sidewalk open as long as possible but right now the asphalt has to be ripped up to install water mains. Unfortunately, crews have to Downtown Parking Commission Meeting August 18, 2022 Page 2 of 5 close off the Water Street intersection due to trenches, construction, and safety issues. The contractor is using Lot 3 for construction staging. The situation yesterday wasn’t acceptable. Once everything is mobilized there should be less impact on Water Street north of Chestnut. Staff is talking about how to reserve Water Street either for loading or parking, and how to assist impacted businesses. Councilmember Junker added that the Water Street Inn is doing emergency rehab on the building due to falling brick, so their sidewalk has been closed for the last month or so. Mr. Gladhill acknowledged the potential liability of the falling brick at the Water Street Inn and agreed to consult with the project team to see if there are better options for providing access. Acting Chairman Lepage noted that online communication will be important because what business tell customers will vary from week to week. Ms. Jacobs also asked if there could be a loading zone designated on the north side of Chestnut for business deliveries as well as drop-offs of customers. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS Consider Parking Requirements for Myrtle Street Apartments at 107 3rd St S; Case of Landucci Homes Community Development Director Gladhill reviewed the proposal. The original proposal for a 39-unit multifamily housing development on this site, including the adjacent lot at 110 Myrtle St E, was denied for a variety of reasons including size, height, massing, design and parking. The developer has since revised the proposal to a 21-unit, 3-story building with rooftop patio. The proposal no longer includes the parcel at 110 Myrtle St E. Staff is still reviewing compliance with parking requirements with the City Attorney. Of importance in the analysis is a previous agreement (originally with Trinity Lutheran Church, subsequently assigned to Browns Creek West) that was developed as part of land purchase/swap for the City parking ramp. The agreement entitled the property owner to a 40-stall parking credit. While the intent may have been for a business use proposed on this site, the agreement did not specify any performance standards or other requirements. Without the parking credit, the site would have been limited to approximately 14 units without any additional parking mitigation approvals. This is based on a multiplier factor of 1.85 stalls/unit (1.5 stalls per unit + 0.33 stalls per unit for guest [1 stall per 3 units]). The developer is proposing 26 underground parking stalls. In addition to the 40-stall parking credit, it is the City Attorney’s legal opinion that the proposal is not deficient in parking requirements and that the parking credit agreement is legally binding. Any staff analysis or recommendation is not necessarily an indication of support of other aspects of the project (Design Permit, Zoning Code Compliance, etc.). Staff recommends that the Downtown Parking Commission recommend that the City Council approve the parking plan for Myrtle Street Apartments. Councilmember Junker asked for more clarification on the credit of 40 parking stalls and whether it means that residents may park in the ramp 24/7, 365 days a year. He pointed out that at the City’s standard of 1.5 resident parking stalls per unit, plus 1 visitor parking stall per 3 units, a 21 unit apartment building would need 39 stalls (not on-street spaces) for residents and guests. Mr. Gladhill responded that unfortunately the 2008 agreement did not specify whether the parking credits were for a particular type of use (commercial versus residential). The developer could be asked to do a study to prove that 1.5 resident parking stalls per unit is higher than necessary. Guests could use the public parking ramp as one option. Councilmember Junker added that an agreement involving 40 parking stalls equates to about $800,000 in parking stall value. Downtown Parking Commission Meeting August 18, 2022 Page 3 of 5 Mr. Gladhill pointed out that the parking arrangement being considered for approval is based on a legal agreement made in 2008, and the City will encourage future residents who complain about parking arrangements to see their landlord/manager as City does not feel parking is adequate. Acting Chair Lepage remarked that the need for clearly defining parking expectations for residential versus commercial development has been discussed many times. Approval will create problems for residents who think they will have a place to park and may have to park farther from the building. Councilmember Junker commented that prior to approvals for the 200 Chestnut building now in construction, the parking ratio was 2.2 stalls of parking on site for every unit in every housing development downtown, a ratio which puts no parking burden whatsoever on City streets. The currently accepted ratio happens to be 1.5 stalls per unit, with some on site guest parking as well. Nathan Landucci, Landucci Homes, applicant, assured the DTPC he is trying to build something that fits. There will be a mix of one and two bedrooms. They know their tenants better than anyone else, and not everyone will have a car. Their analysis based on this type of product is 1.24 stalls per unit but he is not sure if that includes guests. He calculates a deficiency of 13 stalls of guest parking. The 2008 agreement says this project can put 40 extra cars in the system. He has Google pictures every day of the year indicating the top of the City parking ramp is always open at night. Mr. Gladhill responded that guests may pay to park in the ramp but 24-hour overnight parking in that part of the ramp is not allowed. For a longer term, a resident may get a residential parking pass. There are none available left for the ramp so it would be based on availability in one of the surface lots. Acting Chair Lepage recognized that building size and parking demand is less with this revision. If the development is approved, he would want that 2008 agreement to be revisited with a view toward considering the agreement to have been fulfilled so it does not move forward in the future should there be another project or property owner. Mr. Gladhill replied that language could be worked in as part of the development agreement. Councilmember Junker commented after living in downtown Stillwater for 10 years and talking to condo owners in existing buildings, it is clear that living in Stillwater requires a car. Having 2.2 parking stalls per unit on site creates no burden, having 1.2 would create a burden on the downtown parking. Mr. Landucci answered that even if everyone has one car, that still leaves five open stalls for car-share types of cars. Studies have shown that people will not want to have cars in the future. Acting Chair Lepage pointed out that with the 40 stalls under the agreement, and those provided under the building, there is not a position to deny the proposal. Commissioner Bates agreed there are legal and legacy issues of the parking credits, but the pure physics of it are that it is a very busy intersection already and he wondered what it will it do to the intersection and to the quality of life of residents who live in the building. Mr. Landucci stated they will require right-in and right-out to enter and exit the underground parking garage to eliminate the need for crossing traffic on Myrtle. Mr. Gladhill added that a revised traffic study was done at the cost of the developer which found the intersection currently operates at acceptable levels of service and intersection safety is not greatly negatively impacted by this addition. Regarding right-in, right-out, the City would love to have that hard channeled and signed, but public safety vehicles must be allowed to come down the hill and turn left directly into the parking garage. Traffic flow is a Planning Commission issue. Motion by Acting Chair Lepage, seconded by Commissioner Bates, to approve the parking plan for Myrtle Street Apartments at 107 3rd St S as presented, with the points for further review that have been discussed. All in favor. Downtown Parking Commission Meeting August 18, 2022 Page 4 of 5 Consider Removal of Parking Stalls for Crosswalk Safety Improvements (MnDOT Request) Mr. Gladhill stated that the Minnesota Department of Transportation (MnDOT) has requested comment on a potential demonstration project for crosswalk improvements in two locations of Main Street (State Trunk Highway #95) near the Staples Mill building and near the Zephyr Theatre. While the project eliminates 14 public parking spaces, staff believes pedestrian safety is a broader priority because it would achieve improved sight lines for pedestrians, a center pedestrian refuge island, and traffic calming/reduced speeds. This project would be temporary, but if the demonstration is successful, more permanent concrete and curbing could be installed a later date. Staff recommends that the Commission recommend that the City Council approve MnDOT’s request. Councilmember Junker remarked that Terra Springs residents are pleased that pedestrian safety improvements are being considered. Commissioner Lentz asked how MnDOT will measure the project impact, and Mr. Gladhill replied there will probably be a qualitative/quantitative survey, and before and after metrics can be analyzed. Commissioner Bates voiced support for the project. He suggested moving the crossing to line up where many people come down the steps from Pioneer Park, which might lose fewer parking spaces. Mr. Gladhill said he will explore that possibility with MnDOT and the City’s Traffic Safety Committee. Motion by Acting Chairman Lepage, seconded by Commissioner Lentz, to recommend that the City Council approve the removal of parking stalls for crosswalk safety improvements as requested by MnDOT. All in favor. DISCUSSION Parking Lot North of Zephyr Theatre Mr. Gladhill informed the Commission that short term improvements are taking place in the City- owned parking lot north of the Zephyr Theatre, part of which is in the MnDOT right-of-way. Staff is also working on the 3-phased design for Lumberjack Landing and cleaning up property lines in this area. A future discussion will take place regarding whether that parking lot will become part of Lumberjack Landing or part of the downtown parking district. Parking South of St. Croix Boat and Packet Mr. Gladhill responded to a Commissioner request stating there is no record of a lease or formal approval for St. Croix Boat and Packet to use the area for overflow parking but he will confirm that further and offer to formalize the use if they want, noting there are archaeological ruins in the vicinity. Acting Chair Lepage commented it is not a parking area, so it’s interesting to bring it to the DTPC, but there is a need for a firm decision about what to do with that piece of land. Reserved Parking for Rivertown Commons in Parking Ramp Mr. Gladhill informed the Commission of enforcement issues with the parking ramp stalls that are allocated as a group to Rivertown Commons. Some of the residents are taking it on themselves to reserve specific stalls for their use, especially some of the ADA accessible stalls. The City expects Rivertown Commons to enforce their ADA stalls and handle this parking. Update on Peer Community Research and Financial Pro-Forma Mr. Gladhill reported that at the DTPC’s direction, staff discussed Passport Parking with the City of Hudson and they love Passport. The City of Stillwater just approved a contract with Passport and will be replacing the credit card kiosks and AirGarage in the ramp with Passport and the mobile phone payment option now. The City has not purchased the enforcement module as staff is exploring broader software for an integrated system for all actions in the City. Downtown Parking Commission Meeting August 18, 2022 Page 5 of 5 Acting Chair Lepage said one topic that keeps coming up is peak versus off peak parking fees. Stillwater is busy all year round and it doesn’t make sense to modify fee structure based on weather. Mr. Gladhill replied more data will be brought to the next meeting so the DTPC can make a recommendation. Acting Chair Lepage encouraged staff to start thinking about a single communication notice explaining changes to Stillwater’s parking program. Commissioner Bates asked if Passport will be used for on-street parking, and Mr. Gladhill replied if the City Council and DTPC approve extending pay parking, Passport may be used. The City is also purchasing a license plate reader to enforce the three hour on-street parking provision. Commissioner Bates said he would like data on what would be the difference in the revenue stream if it cost money to park on the street downtown. Mr. Gladhill said public perception is, “you’re covering the cost, why would you charge more?” But considering the need for a second parking ramp, inflation, and so on, the City is not covering its costs so yes, the expense side needs to be considered as well. Commissioner Lentz commented that turnover of on-street spaces is also a consideration. Update on Commission Vacancies Mr. Gladhill stated there are two vacancies and one application was received. The City Clerk will help schedule interviews and hopefully in September there will be a new Commissioner. FYI/STAFF UPDATES There were no staff updates. COMMISSION REQUESTS Councilmember Junker asked for an update on the dumpster at the Farm Store. Mr. Gladhill replied staff was not able to contact the property owner. He summarized that tenants of the building at 401 Main St S are asking for more convenient trash receptacles but have nowhere to put them. The Council OK’d the use of two parking stalls on Nelson Street for a temporary trash enclosure. In the future, a sidewalk will be added along the building so the configuration will change. There were no other Commission requests. ADJOURNMENT Acting Chair Lepage adjourned the meeting at 10:22 a.m. Chris Lepage, Acting Chair ATTEST: ________________ Tim Gladhill, Community Development Director