Downtown Apartments, Parking, and Planning

This isn't your father's Bob's Army Navy Store

The Planning and Zoning Commission considered two separate applications to convert downtown buildings into apartments. After an extensive discussion about the impact of these apartments on parking, the Commission approved one and appears poised to approve the other. 

David Marasow, of Upscale Construction, has proposed to develop 50 apartments in the Main Street building that formerly housed the Bob's Surplus, and is now vacant except for the La Boca restaurant. Marasow was joined in his presentation by the designer, Fernando Pastor, of SEEDnh. The zoning code requires 50 parking spaces for this size development; Marasow was before the Commission to request a reduction in that requirement. 

Marasow indicated that his plans were to charge market rate for the apartments, with a 650 square foot apartment renting for $1350. He said that it was very difficult to make the rehabilitation and restoration of a historic building financially viable, suggesting that this was why the building has been vacant and unused for so long. For this reason, there are no plans for an elevator in the building. The building occupies nearly the entire lot, and there is no space for on-site parking. 

Marasow presents

Marasow argued that many of the residents would not own automobiles, and it would be wasteful to pay for unused auto storage spaces. Members of the downtown business community disagreed. On behalf of the Chamber of Commerce, Larry McHugh urged the commission to deny the application unless there were dedicated off-street parking, "as you know, Middletown is blessed with a vibrant downtown….Main street parking stalls and municipal lots are full on most evenings." Sandra Russo-Driska, of the Downtown Business District, echoed his concerns.

The Commission seemed supportive of the application, but leery of the parking implications.  Director of Land Use Marek Kozikowski indicated that the applicant had a commitment from a parking garage for up to 45 spaces, and that the commission could reduce the requirement for parking. Commissioner Seb Giuliano said that if the application met all of the criteria for approval, and there was a guarantee that 50 spaces would be available if needed, it should be approved. He suggested that Marasow demonstrate that spaces would be available, but that he should only have to pay for the actual number of cars owned by the tenants. 

Commissioner Kellin Atherton said that he supported developments that have a mix of residential and commercial, and that the city should develop a coherent policy to fairly address parking issues. Marasow seemed to agree, expressing concern that if a parking garage had committed to having 50 spaces available and they weren't all used, a subsequent developer might then use those for their project, leading ultimately to a parking conflict. But on the other hand, he agreed with Giuliano that it made no sense to pay for vacant automobile storage spaces.

The Commission declined to reduce the parking requirements, instead continuing the discussion to its April 13th meeting and asking Marasow to produce written documentation that there would be 50 parking spaces available. The expectation is that with this documentation, the Commission will approve his plans. 

A second application also raised significant parking issues. Jed Sosnowitz proposed to convert the former Sicilian Garibaldi Society building on Washington Street between Main and DeKoven into 18 small apartments. 

For this downtown development, the city committed to lease 20 parking spaces in the arcade parking lot below the Police Station. This commitment was given by Joe Samolis, Director of Economic and Community Development, who also oversees public parking. Sosnowitz indicated that the parking was a five minute walk from his proposed apartment building. 

The Commission unanimously approved this application.