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HomeMy WebLinkAbout2021-06-29 DTPC MIN - Special Meeting DOWNTOWN PARKING COMMISSION MEETING June 29, 2021 Chair McAllister called the meeting to order at 7:00 p.m. Present: Chair McAllister, Commissioners Anderson, Hopfe, LePage, Council Liaison Junker Absent: Commissioner Glynn Staff present: City Planner Wittman, Zoning Administrator Tait, Community Development Director Gladhill APPROVAL OF MINUTES Possible approval of minutes of May 20, 2021 meeting Motion by Commissioner Anderson, seconded by Commissioner Hopfe, to approve the May 20, 2021 meeting minutes. All in favor. Possible approval of minutes of May 11, 2021 special meeting Motion by Commissioner Anderson, seconded by Chair McAllister, to approve the May 11, 2021 special meeting minutes. All in favor. OPEN FORUM There were no public comments. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS 107 3rd St N Proposed new residential apartment building project City Planner Wittman explained that Landucci Homes would like to construct a 42-unit apartment complex at 107 3rd Street North. The development will span the property line with 110 Myrtle Street East, retaining the existing single family residence on that site. The existing single family home will retain its attached two-car garage. So, for the purposes of Downtown Parking Commission consideration, that structure’s parking is not included in this parking mitigation discussion. The developer is proposing to construct 32 underground spaces and two uncovered spaces outside of the building. The reconfiguration of the site will result in a loss of six parking spaces in Municipal Parking Lot 13. These spaces, however, are not located wholly on public land. The reconfiguration will remove the southern-most access drive. A traffic study is being prepared. With the one-way in/out, it is anticipated three additional spaces could be added to the southerly parking stalls. When the City’s municipal parking ramp was constructed, the City entered a development agreement with Trinity Lutheran Church (then owner of 107 3rd Street North) and 102 Second LLC (the Lowell Inn). As part of that agreement, the City credited Trinity Lutheran Church with 40 parking spaces for future Downtown Parking Commission Meeting June 29, 2021 Page 2 of 6 development of the 107 3rd Street North property for commercial uses. In 2017 the City Council approved a transfer of these credits from Trinity Lutheran Church to the current property owner, Browns Creek West LLC, to construct no greater than 12 units on the site. That project was never constructed. The current developer is requesting re-assignment of the 40 stall parking ramp credit. They are requesting the Downtown Parking Commission’s recommendation regarding: 1) a Variance or mitigation of 45 required parking spaces; 2) a Variance of the 10 covered parking space requirement; and 3) Assignment of the 40-space credit currently assigned to Browns Creek West LLC. Staff would not recommend a variance to the City Code as there is no justification for granting one; the requirements could be met if the total number of units were reduced. Staff believes any ratio less than 1.5 parking spaces per unit provided on site is shortsighted. Nathan Landucci, applicant, reiterated that they can provide 32 parking spaces underground plus two outdoors. They figured the three parking spots in the current driveway to the house would be captured in the public space, so the 34 plus the 3 and then the 40 space credit equals 77. That was their math coming up with the unit count. Councilmember Junker asked if it was assumed that 40 spaces would be used in the parking garage. Mr. Landucci said yes, that was his assumption because every time he drives through the parking ramp it seems empty. When he learned 40 spots were grandfathered in, he thought that would count toward the parking requirement. After talking with City Planner Wittman today, he devised a new plan for a car stacking system called multi-parking which automatically shifts the cars like a vending machine. With this type of system, he can gain 7 more spaces, meaning essentially he would have 42 spaces on site. The cost for the automated system is about $25,000 per space plus some annual maintenance costs. It uses relatively low power and is very efficient. This system would be an amenity for residents. Councilmember Junker asked about the demographics and range of rent. Mr. Landucci responded that rents for the one bedroom and alcoves will be around $1,550- 1,600/month and the two bedroom units will rent for around $2,200. He added that even in Stillwater, not everyone has a car or wants a car. Renters generally have fewer cars than condo owners. Councilmember Junker commented that people who will pay $1,600-2,200 rent will have cars. Stillwater is definitely suburban, not urban. Mr. Landucci responded that more people are using Uber and other ride shares. In the next few years he may consider having a couple cars owned by the development that could be rented by the hour. Commissioner Anderson noted that the DTPC has been very firm that developers must take care of their parking needs. Those 40 cars will float around where? The City can only allow so many resident parking permits in the ramp and there are only so many on-street parking spaces. Councilmember Junker remarked, with the 200 Chestnut development 39 space deficit and the 40 spaces for this building, that will mean 80 cars within a block that have nowhere to go. In the Mills, Terra Springs, and Lofts condos downtown, there are 346 units. Those three condo developments have provided 761 on site spaces equating to 2.12, almost 2.2 spaces per unit that put absolutely no parking burden on downtown Stillwater. Now the City is looking at 100 new units between the two developments and being 80 spaces short - it’s a big deal. Commissioner Hopfe added that the location at the top of a hill means walking up and down hills, especially difficult in winter. Representatives from the senior housing building have often asked for more space in the ramp, which cannot be given because of the ramp construction agreement. Downtown Parking Commission Meeting June 29, 2021 Page 3 of 6 Mr. Landucci said he wants to make sure there is enough parking because otherwise he will not be able to rent the units. But he is seeing more and more rental units where one car per unit is enough. People are working at home more. He does not want to build in parking that is not needed. Commissioner Anderson said if 77 was the target number and Mr. Landucci was proposing numbers in the 60s, the DTPC could have that conversation. But he proposing fewer than one space per unit. Mr. Landucci said he can change the parking numbers on the fly. He added four stalls that gained a net seven spaces. That can be replicated in other parts of the lot. The total requirement is 63, plus the 14 guests equals 77. He would hope the guest parking wouldn’t have to be indoors. Councilmember Junker pointed out in his condo building, the rents vary from $2,000 to $3,500. Two parking spaces per unit are absolutely full. Even at $1,600 rent for one bedroom units there will probably be two people living there, with two cars. Chairwoman McAllister said downtown Stillwater has little experience with this type of housing, so it’s unknown how these high end rental units will be utilized. Stillwater is unique and walkable and it’s possible to live without a car, yet most people who live here work elsewhere. Guest parking may be able to be mitigated but she feels the DTPC should uphold the requirement that any new development needs to take care of all its parking on site. Mr. Landucci asked if the DTPC has any flexibility to reduce the 1.5 space ratio. Commissioner Anderson asked what each space costs. Mr. Landucci replied a normal parking space costs $17,000. The automated system costs $25,000 per space in addition to the $17,000. For 11 spaces the automated system is a $300,000 proposition. Councilmember Junker stated the Myrtle/Third Street intersection is the biggest artery coming into downtown Stillwater. He feels this is literally creating a monster on the corner of Third and Myrtle where cars are going to be parking anywhere they can. He added it is almost impossible to get an Uber in Stillwater. Commissioner Anderson added that with the potential expansion of Trinity Church, that corner will only get busier. Mr. Landucci again asked if the DTPC is willing to mitigate the 14 guest spaces. He also asked if they would consider the 40 grandfathered spaces to include the 14 guest spaces. Chair McAllister replied that allowing guest spaces to be mitigated would be consistent with previous decisions but until it is clear that the development can accommodate all resident parking on site, that is a moot point. Mr. Landucci asked if he would have to pay a parking mitigation fee. Commissioner Anderson replied $20,000 per space under current policy. Mr. Landucci asked if the 40 grandfathered spaces have any value to this use. Councilmember Junker said that is a good question. That 40 space credit doesn’t do anything from the standpoint of physically providing any parking. Ms. Wittman noted if the Commission sticks to the 1.5 per unit ratio, Mr. Landucci’s development does not meet that. There may have to be a reduction in units, which would mean a reduction in guest parking requirements. Mr. Landucci said under another scenario, he can get 63 spaces indoors by expanding the stacking system. This would meet the 1.5 total resident spaces required, but if he spends a million dollars on the stacking machines to accommodate 63 cars, he can’t also pay $20,000 each for 14 guest spots. The 14 guest spots will not be used all the time - maybe 3-4 on average will be used. He asked, if he can get Downtown Parking Commission Meeting June 29, 2021 Page 4 of 6 the 1.5 resident spaces underground, would the Commission consider absorbing the 14 guest spaces in the system via the grandfather agreement? There is a limit to the cost he can endure before the project is no longer viable. Ms. Wittman noted aerials show the top of the ramp is typically empty. The City cannot allow for additional resident parking in the ramp, but there may be capacity there for the guest parking. Chair McAllister pointed out they would not be able to park in the ramp overnight so it’s not a solution for guest parking. There are only 25 resident permits in the ramp. Commissioner Hopfe added that in the winter there would only be half as much on-street parking, due to odd/even parking. Mr. Landucci said he hopes that 40 spaces grandfathered in is worth something. Chair McAllister summarized the Commission has tried to convey that the development must meet all residential parking requirements on site. The Commission would be happy to discuss it again if Mr. Landucci does further planning related to mitigation and guest parking. Community Development Director Gladhill recognized that staff needs to work with the developer on potential options. Ms. Wittman added the proposal is within the 60 day timeframe, which also can be extended. Motion by Commissioner McAllister, seconded by Commissioner Anderson, to table the request for additional information. All in favor. 200 E Chestnut On-street parking closure during construction Zoning Administrator Tait explained that the developer of 200 Chestnut Street East requested an analysis of what it would cost to reserve 20 on-street parking stalls for the use and storage of construction equipment for an estimated duration of 13 months. The DTPC is being asked to provide a recommendation to the City Council regarding the fee. City staff calculated that it would cost $45,660.00 to use 20 on-street parking stalls surrounding the building site for 13 months. Councilmember Junker said the construction workers’ vehicles also should be considered. The City made the work force of the Laura and the Crosby buy passes for their vehicles. Also, keep in mind that people from several businesses park on that site right now - they will all be displaced by construction. Chair McAllister summarized that the Commission is not recommending a reduction in cost but that the Council consider requiring the purchase of parking permits for not only the project workers but also for people who they’re taking spots away from. Motion by Chair McAllister, seconded by Commissioner LePage, to recommend that the City charge the base fee and not offer a reduced fee, for a total of 13 months, $45,660 for 20 spaces. All in favor. DISCUSSION Survey Councilmember Junker shared that he received a parking survey with a QR code when he parked his car in Hudson last weekend. This may be a clever way to get input. FYI STAFF UPDATES There were no staff updates. ADJOURNMENT Chair McAllister adjourned the meeting at 8:09 p.m. Downtown Parking Commission Meeting June 29, 2021 Page 5 of 6 Heidi McAllister, Chair ATTEST: Graham Tait, Zoning Administrator