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HomeMy WebLinkAboutPermit Miscellaneous 1998-5-18 .I rq&1 , i{rLuL ~ . City of Springfield Development Services Division REVISED NOTICE OF DECISION Date Submitted: May 18, 1998 Journal Number: 98-05-0111 Request for Site Plan Review Applicant/Owner: Timothy Hovet, Vice President Sycan B Corp. 3405 Baldy View Lane Springfield, OR 97477 746-8444 726-2590 Fax Subiect ProperlY Map# 17-03-22-20 LotS# 907,908 Street Address: SE comer of the intersection of Hutton Ave. and Kruse Way Plan and Zone Desionation Metro Plan (Gateway Refinement Plan): Community Commercial Zone: Community Commercial I. Summary Consultant List: Thogerson Designs, Architects 9999 S.w. Wilshire Suite 208 Portland, OR 97225 503-29Hl763 Lot Sizel Site Data: Lot size: 71,984 sq. ft. (1.65 Acres) Total Bldg. Area (Footprint): 16,665sq. ft. (23%) Impervious Surface: approx. 56,998 sq. ft. (56.2%) Paving in parking area: 32,974 sq. ft. Landscape in parking area 2,578 sq. ft. (2.8%) Proposal To construct and operate a three-story, 77-unit Comfort Suites Hotel. The applicant proposes to build a 77 -unit Comfort Suites Hotel on a 1.65 acre site on the south side of the intersection of Hutton Ave, and Kruse Way. Issues of concern raised during the development review process include the anticipated traffic impacts on the intersection at Kruse Way and Gateway Street, the proposed method of on-site stormwater management, and the potential for noise and lighting impacts emanating from the hotel. A Notice of Decision was issued on August II, 1998 approving the proposal with several conditions. The applicant appealed conditions #1, #3, and #9. Subsequent to the appeal, condition #1 was revised by the Director, adding a requirement that the applicant sign an improvement agreement committing the hotel to share in future safety improvements to Revised Notice of Decision Sycan B Corp,--Comfort Suites Hotel Jo.No. 98-05-0111 September 14, 1998 ~ I . . \ Gateway Street. Condition #9 was withdrawn. The applicant has amended the site plan to comply with the revised condition #1, and condition #3, II. Director's Decision and Conditions Upon considering the Criteria for Approval and related Findings, the Director APPROVES the applicant's proposal to build a business hotel at the intersection of Hutton Avenue and Kruse Way with the following conditions: I. '. The applicant shall complete an amended Transportation Impact Study describing a plan for mitigating the traffic impact on PM-peak traffic at the intersection of Kruse and Gateway and any other intersection where the projected development of the hotel shall cause the LOS to fall below "0," The plan will analyze planned mitigation steps to be taken by the applicant for their effectiveness in eliminating the net negative impact on the intersection, The mitigation plan may include physical improvements to affected intersections and or implementation of transportation demand management (TOM) strategies, A registered Traffic Engineer shall complete the amended TIS and mitigation plan, Designs for physical improvements to intersections must be shown on the final site plan and completed before occupancy, TOM strategies must be clearly described and evidence of their initial implementation must be provided before occupancy. The applicant shall sign an improvement agreement committing the hotel to share in the cost of improvements to Gateway Street for the purpose of relieving congestion and increasing safety. (This language has been added to Condition #1 by the Director.) 2, The applicant shall submit a revised site drawing showing the proposed 4-foot masonry wall that is to shield neighboring residents from HV AC noise with the final site plan. In addition, a letter shall be required from a registered Acoustic Engineer or Architect affirming the masonry wall design meet in controlling noise impacts on neighboring residents as specified in OAR 340-35-035 (B) (i) and Table 8 for nightime sound levels (55 dBA). 3. The language of Sections 4.1 and 3,1 of the Gateway Refinement Plan is clear about the need to incorporate vegetated swales into development planning where practicable. No engineering analysis or rationale was submitted showing why a vegetated swale system was not incorporated into the site design, The applicant shall incv'l'v."te a vegetated swale stormwater treatment system for the hotel or provide an engineering report analyzing the comparative costs and effectiveness of the proposed piped system verses the required swale system, This report shall be submitted to the City Engineer (through the Planning Division) as part of final site plan review. If the applicant contends a vegetated swale system is not Revised Notice of Decision Sycan B Corp,--Comfort Suites Hotel Jo.No. 98-05-0111 September 14, 1998 2 ,) . .., . . practicable, a detailed alternative proposal shall be submitted that satisfies the conditions of the Gateway Refinement Plan. 4. Roof drains are connected to the stormwater system, but do not appear to be treated by the filtering system. The final site plan must include one or more dry wells for roof runoff to facilitate on-site recharge. Dry wells must include an overflow connection to the site storm drain system. 5. The applicant shall install a six-foot high decorative block wall the length of the south parking lot at the property line or submit an alternative sound attenuation design. Alternative sound measures shall be affirmed by a registered Acoustic Engineer or Architect to be equally effective in mitigating noise impacts on neighboring residences from the parking area as required by OAR 340-35-035 (B) (i) and Table 8 for nightime sound levels (55 dBA). 6. In view of neighborhood concerns, SDC 31.190 (10) and the expressed goals of the Gateway Refinement Plan, the applicant shall install fixtures that restrict direct lighting to the subject property, The lighting pole height shall be reduced to 12 feet to minimize off-site lighting impacts on neighbors. 7. The applicant shall modify the design of the driveway curb to conform to the specifications of SDC 32.080, Diagram 32-0 for the design of a Curb Return Driveway Design, including the curb radii and wheelchair ramps. 8. Section 31.180(9) requires a minimum of 8 secure bicycle parking spaces for the 80 planned parking spaces shown on the site plan, The plan notes indicate that only 5 bicycle spaces will be provided, The applicant shall install bike racks with a combined capacity of 8 bicycles on the site, n :~e 813]31ismt skall iastall H'":e ..vellheaa flreteetiea sigHS iR the par1ciag let that IRest SUR ('~.'atc:- ~:-::::JR) sJ3eeif.i.eatizns. The laeatiea efthe SigHS shall Be eaanliaatec:l v,qili 8~E-:- Condition 9 is withdrawn by the Director. The applicant will install two wellhead protection signs as a courtesy. 10. The applicant shall provide SUB (Electrical Division) with a 7-foot street side public utility easement, and an easement including "all property north of a line formed by extending the south right-of-way of Kruse Way to the east property line..." shown on the site plan, II. The applicant's site plan does not accurately reflect the location of the existing property line between lots 907 and 908. The proposed hotel development overlaps two lots (TL 907, 908), with the building straddling an existing lot line. A deed restriction shall be prepared and recorded requiring the sale of both lots Revised Notice of Decision Sycan B Corp.--Comfort Suites Hotel Jo.No. 98-05-0111 September 14, 1998 3 . . \, 907 and 908 as one unit so long as the hotel facility overlaps both parcels, Sale of the lots separately in the future shall require a lot line adjustment. The deed restriction shall be recorded prior to issuance of building permits. The final site plan shall show both lots 907 and 908 together as the building site, 12. The applicant has applied for a Public Works Permit Project and will begin construction of the sewer extension soon, The sewer extension shall be completed and accepted by the City prior to occupancy of the hotel. \3, The easterly extension of the common access driveway along the northerly boundary of the site shall be revised to include a traffic barrier to prevent access to the vacant lands to the east until that site is developed, III. Appeal If you wish to appeal the decision in this matter, you must do so within 10 days of the date of this letter, Your appeal must be in accordance with the Springfield Development Code, Article 15, "Appeals," Note: Appeals must be made on a City form and a fee of $100,00 must be paid to the City at the time of submittal, The fee will be returned to the appellant if the Planning Commission approves the appeal application, IV. Questions If you have questions about this request, the decision, or your rights to appeal, please call the Development Services Department at 726-3759. V. Additional Information The application, all documents and evidence relied upon by the applicant, and the applicable criteria of approval, are available for a free inspection, Copies will be available at a cost of $,75 for the first page and $.25 for each additional page at the Development Services Department, 225 Fifth Street, Springfield, Oregon, Future development of the property may require the payment of Systems Development Charges (SDC's) to support citywide development of transportation, storm sewer and sanitary sewer facilities. For additional information on the calculation ofSDC's please call Don Branch at 726-3725. VI. Anticipated Permit Requirements and Development Fees Systems Development Charge: Pay a Systems Development Charge when the building permits are issued for developments within the City limits or within the Springfield Urban Growth Boundary, (The cost relates to the amount of increase in impervious surface area, transportation trip Revised Notice of Decision Sycan B Corp.--Comfort Suites Hotel Jo.No. 98-05-0111 September 14, 1998 4 / . . rate, and plumbing fixture units. Some exceptions apply to Springfield Urban Growth areas,) [Springfield Code Chapter II, Article 11] Systems Development Charges will apply to the proposed use. An estimated total of the SDC's is $78,000. The actualfees will be determined at the time of building permit issuance. Sanitary Sewer In-Lieu-Of-Assessment Charge: Pay a Sanitary Sewer In-Lieu-of-Assessment charge in addition to the regular connection fees if the property or portions of the property being developed have not previously been assessed or otherwise participated in the cost of a public sanitary sewer, Contact the Engineering Division to determine if an In-Lieu-of-Assessment charge is applicable. [Ordinance No, 5584] (The current rate is $0,28 per square foot ofland,) Does not apply since the applicant will be constructing the public sewer needed to serve this site. Other City Permits: Encroachment Permit or Sewer Hookup Permit (working within right-of-way or public easements) example: new tap to the public storm or sanitary sewer, or adjusting a manhole. [The current rate is $80 for processing plus applicable fees and deposits] A Sewer Hookup Permit is required to make the sewer connection for the new building. Wetlands, Erosion Control, Flood Plain, Land & Drainage Alteration Permits [Contact the Springfield Development Services Department] A Land & Drainage Alteration Permit is requiredfor this project since more than 50 cubic yards of material will be moved during construction. Prepared By Mark Metzger, Planner III Development Services Department City of Springfield Revised Notice of Decision Sycan B Corp.--Comfort Suites Hotel Jo.No. 98-05-0111 September 14. 1998 5