Loading...
HomeMy WebLinkAbout06-22-06 Parking Commission Minutes Bozeman Parking Commission Meeting June 22, 2006 Parking Commissioners in Attendance: Chris Pope, Chairman Pam Bryan Larry Bowman Paul Burns City Staff in Attendance: Laurae Clark, Treasurer Guests in Attendance: Thomas Mosser Scott Bechtle Ron Slade Chris Pope called the meeting to order. Worksession: Regarding the role of the Parking Authority assets, including future Parking Facility, as it relates to future downtown development interests. Chris clarified that the intention of this meeting was to create a process to assist developers in downtown Bozeman. Pam explained the change from the Advisory Board to the Parking Authority to the newer members. It was suggested that they all review the statute regarding the Parking Authority so all had a good understanding. And, that they might ask Paul Luwe or Tim Cooper to clarify their authority and present it at the next meeting. Chris proposed a Parking Commission Checklist that the board can use to evaluate projects. He wanted everyone to understand this was just a draft. This can be revised as needed. But, thought it would help give some direction to begin their process. Thomas Mosser asked about the comment from last meeting about needing to replace public parking spaces if those that exist are utilized by a private developer. Does the Garage change this theory? Chris asked that he give the commissioners a chance to discuss the checklist and then they would respond to his questions. The commissioners reviewed and discussed the checklist. They all agreed they want a consistent, fair, timely, and predictable process. At the next meeting the parking commissioners will bring their changes and suggestions back to be discussed and to fine- tune the checklist. The Armory Lot has 28 spaces. Thomas Mosser has proposed an overnight perpetual lease of this lot to help fulfill the parking requirements for his new development, the City Hotel. Larry reiterated that the parking commission does not want to give up use of spaces without a replacement of those spaces identified. Pam commented that the overnight lease would extend up to 11 a.m. due to the fact that the clientele would be hotel guests. Larry asked the other commissioners, “Are we going to designate parking for one specific use?” He would not be in favor of this. We have an extensive waiting list for those same spaces. He does not feel that we can give one business use of a lot. Chris discussed perpetual leases in private lots. And asked the other commissioners if they would be in favor of allowing this in the Parking Garage? Larry stated that he feels the situation will change with Parking Garage. Paul agreed and acknowledged the garage could be built with that in mind as part of the planning and design process, but existing spaces are different. Larry suggested that future developers could add another floor to the Garage, and that could be designated for their use. He mentioned that it was feasible that the First Interstate Bank lot could possibly add a ramp in the future and add one level above. Paul asked if private developers who are providing their own parking come to us? The other commissioners responded that no, they do not. Chris summarized his understanding of their discussion so far. That until the Parking Garage is built and underway; the commissioners would not be in favor of designating public lots for private use by one business. Perpetual lease is a huge change of focus for the Commission. They would need something to work with before we can consider this type of request. Thomas asked for clarification of the code. Can off street parking be satisfied by public ownership? If no perpetual leases are available how do I satisfy the parking requirement with public spaces? Pam and Larry both responded that it does not mean we have to provide spaces for a private entity, but we can if it is available. Chris clarified again that the parking commission has decided not to provide perpetual leases at this time. Thomas replied with some final comments. He stated that you are implying that I’m taking parking spaces. The whole idea is that we want to bring people downtown. They are not just staying at my hotel. They are eating and shopping downtown. They provide business to other businesses as well. They become the downtown consumers. It’s a net gain for downtown, not just his business. Chris agreed with that completely, and restated that it’s just that we don’t have the parking capacity to do that at this time. Chris asked the other commissioners if we had the ability to, would we want to issue permits for day users and others for overnight users? The response was that we just are not prepared to go there yet, but this may change once the garage is built. Thomas suggested that it makes sense to be pro-active rather than wait if it facilitates development. Larry informed him that if he wanted to add a level to the Garage, the Commissioners would say great! Pam also reminded him that we have limited resources and only can build what we can afford. Thomas commented on the armory building--it is now owned by a private developer. It was not used for public use as it was initially designated for. That is not consistent with what you are trying to do now. Pam reminded him that there are other options for him--he could use on-street parking for overnight guests, or look into using the bank or church lots. Chris asked Scott Bechtle and Ron Slade from Bechtle-Slade Architects to introduce themselves and explain why they were at the meeting. Scott explained that they are developing a mixed use building on the Armory site. He stated that they initially had asked about purchasing the armory lot and putting in an underground parking garage. The lot isn’t really efficient for use as a lot due to the size. He suggested that the Commission could use that money from the sale of the lot to purchase more land for a lot elsewhere. The building they are proposing would provide parking for their own use and not increase the demand too heavily in the area. It would be a 7 story building, or maybe go to 6 story and end up needing about 9 spaces in Cash- in-lieu. Another option if can’t buy the armory lot is to build only on the armory building site. They could still build on that and reduce the demand on parking to only about 4 spaces in Cash-in-lieu. Their building would have retail, offices and residential units. Because residential uses parking from approximately 6 pm - 8 am and offices use it from 8 am – 6 pm, it reduces the parking requirements. They estimate that 50% would leave cars in the parking structure. They need direction from the Parking Commission. Can they purchase the lot? If not they know which direction to go. They also asked if they could come to some agreement to eliminate Cash-in-lieu if they purchased the lot rather than do both. Ron showed them the building design and discussed it’s uses. Pam asked if the parking they were creating within the structure would be able to be used by the general public? They stated no, the money you receive for the purchase of the lot could be used to replace those spaces. The project is approximately 188,000 sq ft of parking, retail, office, and 3 residential floors. Scott stated that cash-in-lieu doesn’t work. Developers need parking for their businesses to flourish. Ron stated they had taken the Willson lot off the table. They thought it would be too cumbersome. He asked that if there is still a possibility of using that lot as well, please let us know ASAP! Larry stated that any spaces we lose need to be replaced. We would certainly entertain ideas on how that could be done. The commission thought it was important to have a lot available for shoppers’ downtown. They do not lease any spaces in the armory lot for that reason. Ron reminded him that the ownership of the parking in the structure on Willson would be condo’d and deeded back to the City. It would still be public spaces. Larry stated his concern is that the lot would appraise for a lot less than what the cost of building a parking structure would be. Only surface lots would be affordable and those are very limited downtown. Scott reminded everyone that the development would be an additional tax revenue resource for downtown. Chris said it might be worth taking a look at their project and cash flowing it a little. He asked what is your timeline for this project? Bechtle-Slade is ready to move ahead right now! They need a decision quickly. The concept is good it reduces sprawl and adds density to downtown. They are asking for assistance in helping this happen. Steve Kirchhoff was very supportive of them to purchase the lot. There is a tax benefit and an aesthetic benefit for downtown. They are willing to entertain whatever it takes to make this happen. Larry stated they need to replace those spaces. Pam acknowledged that cash is not a replacement for those spaces. Paul asked if this would be an opportunity to increase parking? Chris said yes, we want to increase parking, not just a net exchange of spaces, ideally we would like to see a few extra--1 space for 1.2 spaces for instance. Scott asked do we pay for the property or pay for the parking? Ron stated he heard that they need to pay for the property and replace parking at 120%. Larry said he thinks the commission needs to further discuss that. They should start with how to replace the spaces. The parking commission needs to have that discussion about where? Ron stated that structure parking is much more expensive than surface parking, but not the best long-term benefit for downtown. Pam said one of the biggest struggles is that there are two great developments looking at using the same lot. Larry mentioned the Baxter lot is very under-utilized. He was told that they believe security is an issue with the underground parking. David Losef now owns the Baxter, they should talk to him about that use. Ron confirmed that they need to come back with a plan to replace and add public spaces downtown. th Scott said they would have a proposal at the next meeting on July 13. The meeting adjourned at 9:15 a.m. Respectfully submitted, Laurae Clark, Treasurer