City explores tension between parking, affordable housing
In a bid to convince developers to build affordable housing, the city council is reviewing its parking regulations and some of its zoning. There was pushback from Laramie’s west side residents.
The Laramie City Council discussed affordable housing issues once again during its meeting Tuesday, also approving plans for aquifer protection and solar panel installation.
The council hosted public hearings on proposed zoning and city code changes that brought out a group of residents from Laramie’s west side — a neighborhood west of the tracks, and wrapped by Snowy Range Road.
The first proposal dealt with the number of parking spots required for residential and dwelling units, and passed its second reading. The second proposal would have rezoned two lots on the west side that could one day be home to apartment units — but had to be postponed when public discussion pushed the meeting too late.
Discussion of these two proposals dominated the meeting. Each received not only a public hearing, but extensive discussion by councilors later in the meeting.
The first proposal would change off-street parking regulations, reducing the number of spots required per unit. This could be a way to encourage more and more affordable housing development as it reduces barriers faced by developers and builders — and would only apply to new developments. But most residents from the west side said encouraging packed apartments in their neighborhood would cause problems. Wendi Chatman said, if anything, parking spot requirements for residential units are too small. “It seems like it should be increased instead of decreased,” she said.
City Planner Derek Teini said there is a “direct correlation” between parking demands and the amount of affordable housing — if the city requires more spots per unit, it reduces the number of units a developer can build on any given lot, which drives up the average unit size and cost, or scares off the developer from investing in the lot at all. Allowing fewer parking spots per unit allows more units to be built on that same lot. “We know we have housing concerns and housing issues in our community,” Teini said. “And one of the ways in which we wanted to address those — not only through the Economic Development Plan but also the Thrive housing plan — was to take a look at our code, see if there was anything we could do that’s within our power to help aid and move the needle in the right direction.”
The parking proposal passed second reading later in the meeting, but not without disagreement and discomfort on the part of councilors. Councilor Sharon Cumbie and Vice Mayor Jayne Pearce even voted against reducing the number of required parking spots. “We have to have a different approach to our parking situation,” Pearce said. “This could potentially make it worse than it already is.” But for others, it came down to Laramie’s desperate need for housing trumping all other concerns. “I would rather have people with places to live than places to park,” Councilor Brian Harrington said. “If that is the unfortunate decision that we as a body are asked to make.”
The second proposal would have reclassified two lots in the west side neighborhood from residential to commercial — specifically from R2 zoning (limited multi-family) to B1 zoning (limited business). Two members of Albany County’s Historic Preservation Board spoke against the zone change, talking about the need to preserve the historic neighborhood. It was a point echoed by neighborhood residents. “It’s important we don’t lose some of those things that make the west side the west side,” Gina Chavez said.
While most who spoke during the public hearings Tuesday stood against the changes, a few made arguments in favor. Landlord Mike Miller — who co-owns the Pine Street lot in question — said Laramie desperately needs more housing. When there’s a desperate need for housing, landlords like Miller charge more for the same apartments, as he recently did with a row house. “I thought it would be tough to rent because it was kind of past the big renting season for Laramie,” he said. “But I still had 17 inquiries in the first week. I rented it at a higher rate than normal because of the interest.”
The zone changes were met with even greater pushback than the parking changes. Councilor Cumbie said she had heard from even more people than spoke Tuesday. “We need to acknowledge the resistance to this,” she said. “And we also need to acknowledge the historic nature of this neighborhood and some of the unique structures and homes.” The councilors considered postponing the zone change discussion, allowing residents and city staff time to investigate what impact such a change could have on the historic neighborhood. But Mayor Paul Weaver and others then voted to not postpone, suggesting a clear vote on the matter was imminent. However, public comments pushed the meeting beyond its close time and the matter was de-facto postponed anyway.
The city did manage to pass a few other measures between the public hearings and readings, addressing the long-running issues of aquifer protection and renewable energy development.
City councilors signed a contract with Stantec Consulting to review protection measures for the Casper Aquifer and produce a technical update for the Casper Aquifer Protection Plan. The contract is actually a joint contract with the Albany County Commission, which is also involved in updating the aquifer protection plan. The Casper Aquifer is the main source of Laramie’s drinking water. Debates surrounding what can be developed on the land above the aquifer — and what should be allowed to persist there — have fueled discussions and electoral campaigns in Albany County for years.
The councilors also approved the installation of solar panels and electric vehicle charging stations at Laramie Fire Station No. 3. The installations are made possible by a Blue Sky Grant through Rocky Mountain Power — the same program which allowed the city to install solar panels at the Laramie Rec Center and the Laramie Ice and Events Center. The charging stations will work with most electric vehicles, so long as they’re not produced by Tesla. “(Tesla) decided they wanted to be different from everyone else,” Councilor Bryan Shuster said. “So if you have a Tesla, this will not work there unless you’ve bought an adapter.”
The council also scheduled four upcoming work sessions for November and December. Those sessions will allow for discussion on legislative redistricting (Nov. 1), electric vehicle car shares (Nov. 9), the U.S Census (Nov. 23), and the uncertain future of LCCC’s Albany County satellite campus (Dec. 14).