Oak Park Heights planning commission recommends denial of extra parking for Stage Coach condo

The Oak Park Heights Planning Commission on March 13 recommended that the City Council deny a conditional-use permit request to allow more than the six parking spaces required for a proposed six-unit condominium at 5845/5846 Stage Coach Trail.

Carissa Stimel, who said she lives at 5856 Stage Coach Trail North, told commissioners the revised plans "still do not address all findings of fact" from the earlier denial and argued the provided parking "is still insufficient for a building of this size and its occupants," saying added traffic and overflow parking at a nearby blind curve would endanger neighbors. Several other residents said the driveway, limited sight lines and winter parking restrictions increase safety risks and asked the commission to require a traffic study before approving additional parking.

Sher Erin, a civil engineer with Westwood who represented the applicant, said the project team seeks a variance to supply 13 stalls to serve residents and guests; she said the required number by right would be six stalls and that the applicant "wants to have adequate parking for the residents and guests, so that's why we're asking for the variance for 13 stalls."

City Planner Richards told the commission that, while the comprehensive-plan amendment for the site has been approved and the developers revised building height and unit layouts to meet density rules, the city staff report initially included an outdated set of plans and the corrected set would be forwarded to City Council. Staff emphasized that the commission's formal role is to make a recommendation on the parking variance to the council rather than to approve building design or colors.

Commission discussion centered on whether allowing more on-site parking would reduce street parking and safety problems or whether it would compound neighborhood impacts from a relatively large building on a constrained lot. At the close of debate, a motion to recommend denial of the conditional-use permit for the additional parking passed on a roll-call vote of 3–2; Commissioners Kramer, Nelson and Van Dijk voted to deny the permit, while Commissioner Husby and the chair opposed the recommendation. The commission instructed staff to forward the record and the public comments to the City Council, which is scheduled to consider the item at its meeting on the 25th at 6 p.m.

The hearing record includes three written letters distributed to commissioners and multiple public speakers who asked that any future approval address walkability, sight lines at the curve by 58th Street, winter parking bands, and construction staging to avoid creating additional hazards. The commission also directed staff to ensure the council receives the corrected plan set.

The Planning Commission then recessed briefly, handled appointments and bylaws housekeeping business, and adjourned after approving procedural updates.