HomeMy WebLinkAboutPermit Miscellaneous 1998-5-18
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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
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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 Condition #9 was withdrawn.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.
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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
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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,
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:~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
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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
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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
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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
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