Jasper Zoning tables apartment conversion decision over parking, traffic concerns
The Jasper Board of Zoning Appeals has tabled a request from Carpenter Rentals LLC to convert commercial space into residential units at 107 East 14th Street, following strong opposition from neighbors who cited parking shortages and traffic safety concerns.
The company was seeking two variances to convert the ground floor of the building from commercial use to residential apartments, creating a four-unit complex. The building currently houses two residential units on the upper floor, with vacant commercial space below.
Jocelyn Carr, representing Carpenter Rentals, told the board the company has struggled to find commercial tenants for the lower units despite advertising efforts.
“We are wanting to go ahead and make the bottom units into residential units to align with the current housing needs,” Carr said.
The proposal required a special exception to allow multifamily housing in the B1 business zone and a variance to operate with fewer parking spaces than required by city ordinance. All four units would rely entirely on street parking.
Jim Dalton, who lives at 1402 Main Street adjacent to the property, strongly opposed the request during public comment. Dalton, a 40-year resident of the area, presented photographs showing cars already crowding the narrow street.
“I do not feel like I have to walk a block or two blocks to park my vehicle on the road in my house,” Dalton said. “You took out two parking places in front on Main Street. Now you want to come back and put four apartments in this building.”
Dalton’s daughter, Roxanne Hoffman of 901 Clay Street, echoed safety concerns, noting existing traffic accidents at the intersection of 14th and Main streets.
Director of Community Development/Planning Josh Gunselman explained that the parking requirements create a complex situation. Under current zoning, the commercial space would require approximately six and a half parking spaces based on square footage. Converting to residential would reduce the requirement to three spaces total for the two new units, but the building has no off-street parking.
Board member Dennis Tedrow noted the dilemma facing the property regardless of use. He stated that though the parking requirement would be less for an apartment, if the apartments were leased, it would likely result in more parking congestion.
Carr suggested the company would consider reducing the proposal to just one additional residential unit instead of two to address the parking concern.
Tedrow expressed reluctance to make an immediate decision without more information about traffic patterns and parking availability at different times of day. He also indicated it would give Carpenter Rentals more time to address changes in their plans.
The board ultimately voted to table the request until the next meeting, scheduled for Sept. 3 at 6:30 p.m. Gunselman recommended that board members visit the area at different times to observe current conditions firsthand. He also advised Carpenter Rentals to provide additional supporting information before the next hearing, including documentation of parking and traffic observations at various times.
The 1946 building has operated as mixed-use for more than 30 years, with commercial space on the ground floor and residential units above. The property sits in a B1 business zone surrounded by residential areas.
