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HomeMy WebLinkAboutNotice PLANNER 9/18/2007 , " ~/l'/~ !~ ..' I, AFFIDAVIT OF SERVICE: srATE OF OREGON l ) ss. County of Lane ) I. Karen LaFleur, being first duly sworn, do hereby depose and say as follows: 1. I state that I am a Program Technician for the Planning Division of the Development Services Department, City of Springfield,Oregon. 2. I state that in'my,capacity as, Program Technician, I prepared and caused to be' mailed copies of"))RC-2001- oa>41.. 1),~ dI;- ~ - MC,s ~ ~ (See attachment ,"A") on 'Q/J9 ,2007 addressed to (see ,Attachment B"), by causing said ,letters to be,placed in a U.S. mail box with postage fully prepaid the'reon. '~" ~~ KA~E~~\.~ ' STATE OF OREGON, County of Lane ~ ;{b ,2007. Personally appeared the above named Karen LaFleur, proVam Technician, who ackno~ledged the foregoing instrument to be their voluntary act. , Before me: . ~onMi , It //2/2 00(, ( I My Commission, Expires: l'... .........----------- , -.-., - - -. 'OFFlclALSEAL -; l " SANDRA MARX ,I :,' ~, ./ NOTARYPUBLIC.OREGON i I ,.. COMMISSION NO. 385725 i ~ MY COMMISSION ~l.<PIRES N.OV. 12,2008 i .~."----------~_c.\"~ .."bGd\v....~: Planner: LM ~ \ TYPE I TENTATIVE MINIMUM, DEVELOPMENT STANDARDS, STAFF REPORT & DECISION Project Name: Second Story Addition to the Office Restaurant (8 Unit Apartment) Nature of Application: Second story addition of 4, 162 square feet for 8 apartment units together with a first story lobbYTemodel. ' Case Number: DRC2007-00042 Project Location: 553 Main Street, Map and TaX Lot 17033531 11000 Current Site Conditions: This site is on the Southwest comer of Main and 6th Street in the downtown area and is developed with an existing 4,000 square foot building. The building covers the entire lot and currently contains The Office Restaurant. It is in the Downtown Exception Area. Zoning: Mixed Use Commercial (MUC) Metro Plan Designation: Downtown Nodal Development Area - Mixed Use Commercial Zoning of Surrounding Properties: North- Across Main Street - MUC, South- Across alley - MUC, Eash Across 6ili Street - MUC and West- - MUC " Application Submitted Date: June 22, 2007 Site Visit Conducted Date: July 26, 2007 Decision Issued Date: September 18, 2007 Recommendation: Approved, with Conditions. I CITY OF'SPRINGFIELD DEVELOPMENT REVIEW TEAM 1 POSITION' 1 REVIEW OF I Proiect Manager Planning I Transyortation Planning Engineer Transportation I Public Works,EIT Sanitary & Storm Sewer I Deputy Fire Marshal Fire and Life Safety I' Community Services Manager Building NAME Liz Miller Gary McKenney, Jesse Jones Gilbert Gordon John Pearson I PHONE I 726-23011" 726-4585' I 1 736-1036 1 1 726-2293 1 1 726-3669 1 Owners: Betty Trotter 2941 Edgewater Drive Eugene, OR 9740 I Applicant's Representative: Steve Keating Keating Engineering, LLC ]59 East 16th Avenue Eugene, OR 97401 MDS - DRC2007-00042 Date ReceivedEJ (, K I V r Planner: LM 1 Purpose: Minimum Development Standards (MDS) are intended to support economic development by minimizing City review for minor additions, expansions or changes in use. MDS shall ensure compliance with specific appearance; transportation safety and efficiency; and stormwater management standards specified in the Springfield Development Code (SDC) and otherwise protect public health, safety and welfare. Applicability: MDS applies to addition or expansions that are 50 percent or less of existing building gross floor area or 5,000 square feet or less of additional building gross floor area, whichever is less. An exception to this section was approved September 17,2007 (Ordinance 6206) and states the Director may determine that the gross floor area Site Plan Review triggers do not apply to vertical expansions of existing structures within the Downtown Refinement Plan boundary. In this case, Minimum Development Standards may be utilized as a substitute review process. The Director may also require compliance with any applicable building design standards, related to the expansion. This proposal qualifies for this exception. Criteria of Approval: In order to grant MDS approval, the Director shall determine compliance with all applicable standards specified below: ---- - ii ~ -- ...r (Main Street Frontage of Existing Building) Date ReceiVed:1-:~ Planner: LM MDS - DRCZ007-oo042 2 = '." ~ '. :II > .6'h Street Frontage of Existing Building) Applicable Special Use Standards: Mixed Use Commercial (Article 40) This proposal is an addition of a second story to an existing building. The MUC standards listed are those which apply, can be incorporated and are relevant to the new construction and or redevelopment. 40.100 (1) Building Design Standards Intent: New structures and improvements to facades requiring building permits shall provide architectural relief and interest, with emphasis at building entrances and long sidewalks, to promote and enhance a comfortable pedestrian scale and orientation. Blank walls shall be avoided to the maximum extent practicable by complying with the following minimum requirements. The following standards are intended to be specific and quantifiable while allowing for flexibility in design. Standard: SDC 40.100(1) (c) - Along the vertical face of a structure, offsets shall occur at a minimum of every 50 feet by providing a least on of the following: 1. Recesses including but not limited to entrances and floor area with a minimum depth of 4 feet. 2. Extensions including but not limited to entrances and floor area with a minimum clearance of 4 feet, a minimum depth of 4 feet, and a maximum length of an overhang shall be 25 feet. 3. Offsets or breaks in roof elevation with a minimum of 3 feet or more in height. MDS - DRCZ007-oo042 Date ReceiVed:1.11 Dr Planner: LM ' 3 Finding: Extensions occur approximately every 20 feet along the 100 foot frontage of 6th Street but are only 2 feet in depth for the proposed second story addition. Along the vertical face on Main Street, the 40 feet of frontage has extensions of both 4 feet and 6 feet in depth. Finding: Offsets in roof elevation occur approximately every 20 feet although they have only approximately 1 foot in height difference. ' o Complies as Shown on Plot Plan X Proposal Complies when the following Condition(s) is/ are met: Section (g) of the design standards shall apply to this criteria (see below). Standard: SDC40.100(1) (d) - In order to break up vast expanses of single element building elevations, building design shall include a combination of architechrral elements and features including but not limited to offsets, windows, entry treatments, wood siding"brick, stucco, textured concrete block, etc. Finding:. Offsets occur approximately every 20 feet on the second story addition to the building. 19 new windows are proposed for the addition. A combination of stucco finish with steel tube exposed guard rails and two areas of trellis construction are shown. X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) is/are met: Standard: SDC 4O.100(1)(e) - In order to provide differentiation between the ground floor and upper stories" building design shall include bays or balconies for upper levels, and awnings, canopies or other similar treatment for lower levels. Variation in building materials, trim, paint,. ornamentation, wind~ws, or other features such as public art, may also be used. Finding: Two balcony areas are shown at the top landings of stairways, another balcony area is shown at the corner of the building wrapping around from 6th Street to Main Street with an additional balcony on the western most side of ' the Main Street frontage. There are three existing awnings,on the first floor and two additional awnings are proposed. Finding: The existing mural on the 6th Street first floor area is proposed to remain. The existing dark green paint color is proposed to remain on the first floor Main Street side. Three paint colors on the wall area of the second floor are proposed with black accents for the guard rails and trellis, x Complies as Shown on Plot Plan ' Date Received:1 ~ Planner: LM MDS - DRC2007-00042 4 o Proposal Complies when the following C.ondition(s) isj are met: Standard: SDC 40.100(1) (f) - External m.odificati.ons proposed for structures listed 011 the' Springfield Historic Invent.ory shall camply with the applicable standards specified in Article 30, Hist.oric Overlay District. ' Finding: The site is'ilOt listed on the Springfield Historic Inventory. X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) isj are met: Standard: SDC40.1oo (1) (g) - The prop.osal contains an equally g.ood or superior way to achieve the intent of Secti.on 40.1oo(a)-(f). Finding: This proposal does not meet criteria 40.100(1)(c) regarding recesses or extensions occurring a minimum of every 50 feet with a minimum of 4 feet in depth and it does not meet the requirement for offsets or breaks in roof elevation with a minimum of 3 feet or more in height. . , . Finding: The recesses, extensi.ons and offsets in roof elevation occur at approximately every 20 feet al.ong the vertical face of the'building on 6th Street. The Main Street frontage does meet or exceed the 4 feet depth requirement. . X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) isj are met: Alth.ough the depth of the recesses and breaks in ioof elevation height are not met for all .offsets they do occur at two times the required intervals. This proposal also is being incorp.orated int.o an existing first floor structure and design and engineering requirements are a consideration. For these reasons together with variations in paint colors, materials and the mural remaining on the building; the proposal contains an equally good or superior way to achieve the intent of this section. " Standard: SDC 40.100(3) - Weather Protection - Intent: Awnings and can.opies are intended t.o protect pedestrians from the weather and add t.o the architectural interest .of buildings. New c.ommercial or mixed-use residential development shall provide a weath~. l'.v;ected area adjacent ta sidewalks and plazas. , '. .L1 1~IDr- Date Received. ' Planner: LM Standards: , MDS - DRC2007~00042 5 (a) Awnings or canopies shall be at least 6 feet wide, and shall follow building offsets to eliminate long expanses of awnings and/or canopies. . (b) Awnings and canopies should not obscure architectural features (e.g. transom area) of the buildings and should not extend into the second story of the building. (c) Awnings and canopies shall be in proportion to the overall buildings and should match the width of the st~.c::~..t or window opening. (d) Backlit awnings and canopies are not permitted. (e) Awnings and canopies shall be suspended from the building and not supported by posts. (f) The proposal contains an equally good or superior way to achieve the intent of Section 40.100(3) (a)-(e): Finding:' Three five foot wide awnings exist on the building over the' two front entrance doors to '. the restaurant and over the window at the corner of 6th Street. One five foot awning is proposed over the door and side light window to the new first floor lobby serving the apartment units a~d one four foot awning over a secondary staircase entrance. The awrungs are not supported by posts. .X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) is/ are met: Although theawrungs do not meet the requirement to be at least 6 feet wide, they are in proportion with the building and;the existing awrungs on the building. By keeping the awnings at the proposed width they will not obscure more area than what is needed (for weather protection) from the view of the mural. Per SDC 40.100(3) (f) the proposal contains an equally good or superior way to achieve the intent of this section. Standard: 40.100(4) (a) - Street trees shall be required consistent with Section 32.050 of this Code. Species shall be compatible with the d~sign features specified in Subsection (7) of this section and shall continuity with nearby landscaping. The Director may grant a One for one reduction in the number of street trees required whena development preserves healthy, mature trees located within 10 feet of the sidewalk. Required street trees shall be placed in pla'nter strips between sidewalks and curbs as specified in Section 32.040 and 32.050 of this Code, or in individual tree pits. If individual tree pits are utilized, each pit shall he a, minimum of 64 square feet 'per tree, with a minimum width of 4.5 feet. Finding: One mature tree existing on site is p-roposed to be preserved. Considering distances required for tree planting from corners and utility poles .tWo additional street trees would be required for this site. o Complies as Shown on Plot Plan X Proposal Complies when the following Condition(s) is/are met: Condition 1: Provide one additional street tree placement in a tree well pit a minimum of 4Sfeet wide either 30 feet south of the existing tree on 6th Street or at the furthest distance west on Main Street remaining at least 35 feet frol)1 the corner. Utility locates I and an encroachment permit will be required. . MDS - DRC2007c00042 Date Received:~ Planner: LM 6 Standard: SDC 40.100(7) (a) states that all new structures and improvements to existing buildings shall provide pedestrian amenities. With a substantial improvement of 5,000 square feet or less, one amenity is required. Finding: SDC 40.100(7) (a) 7. lists public art including but not limited to sc':'lptures, fountains, clocks, or murals with a value equal to or greater than one (1) percent of construction value of the structure. . Finding: The valuation of the building permit for the second story addition and lobby remodel is $353,770. A statement by the owner of the property lists the cost of the mural at $4,000. Which is greater than one percent of the construction value. X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) is/ are met: 1) A five-,foot wide landscaped planter strip, including street trees, with, approved irrigation or approved drought resistant plants as specifi~d in SDC Sections 31.130, 31.140 and 32.050 shall be installed between the sidewalk and parking areas or buildings. . [j Complies as Shown on Plot Plan X Proposal Complies when the following Condition(s) is/ are met: See Condition one above. 2) Trash receptacles and outdoor storage areas shall be screened by a structure or enclosure permanently affixed to the ground as specified in SDC Section 31.160. ' Finding: A trash area or receptacle is not shown on the submitted plans. o Complies as Shown on Plot Plan X Proposal Complies when the following Condition(s) is/ are met: Condition 2: Provide a statement with the Final Plan submittal stating where the trash receptacle will be kept. 3) Bicycle parking spaces shall be added to meet the numerical standards for the appropriate use or upgraded to meet the standards set in SDC Sections 31.210 and 31.220. MDS - DRC2007-00042 Date ReceiVed:1J.1.Dr Planner: LM . . 7 Finding: Although the Downtown Exception Area is exempt from the bicycle parking space requirement the applicant has shown bicycle parking in the lobby accessing the apartment units. X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) is/ are met 4) Parking and circulation areas shall be paved and striped and wheel stops installed as specified in SDC Sections 31.170 and 31.190.'Required paving and other impervious surfac,es on the site shall comply with on-site stormwater management standards as specified in SDC Section 32.110. Finding: The building covers the entire lot and there are no parking and circulation areas Included with this proposal. The Downtown Exception Area is exempt from the parking requirement. X Complies as Shown on piot Plan o Proposal Complies when the follOWing Condition(s) is/ are met: 5) Access onto the public right-of-way shall comply withSDC Section 32.080. X Complies as Shown on Plot Plan D Proposal Complies when the following Condition(s) is/ are met: 6) Concrete side~alks shall be installed where the site abuts a curb and gutter ~treet as specified in SDC Section 32.040. ' ' X Complies as Shown on Plot Plan o Proposal Complies when the following Condition(s) is/ are met: MDS - DRC2007-00042 , {jat6 Receivect:.:iW ~ Planner: LM '\ 8 7) Streetlights shall be installed as specified in SDC Section 32.060. X Complies as Shown on Plot Plan D Proposal Complies when the following Condition(s) is/ are met: 8) The development shall connect to public utilities as specified-in Sections 32.100 through 32.120 of the SDC and comply with the Springfield Building Safety Codes, where applicable. Easements may be required as specified in Subsection 32.120(5) of this Code. X Complies as Shown on Plot Plan D Proposal Complies when the following Condition(s) is/ are met: Timelines and Conditions of Approval: The property owner and/or applicant has 30 days from the date of this decision to submit a Final Plot Plan demonstrating compliance with the following Conditions of Approval: Condition 1: Show one additional street tree placement in a tree well pit a minimum of 4.5 feet wide either 30 feet south of the existing tree on 6th Street or at the furthest distance west ~n Main Street remaining at least 35 feet from the corner. Utility locates and an encroachment permit will be required. Condition 2: Provide a statement with the Final Plan submittal stating where the trash receptacle will" be kept. In order to complete the review process, a Development Agreement is required within 45 days from the date of this decision to ensure the terms and conditions of this application are binding upon both the applicant and the City. This agreement will be prepared by Staff and upon approval of the Final Plot Plan, must be signed by the property owner prior to issuance of a building permit. THE APPLICANT MAY SUBMIT CONSTRUCTION OR BUILDING PLANS TO OTHER CITY DEPARTMENTS FOR REVIEW PRIOR TO FINAL SITE PLAN APPROVAL IN ACCORDANCE WITH SDC 31.080 AT THEIR OWN RISK. ALL CONCURRENT SUBMITTALS ARE SUBJECT TO REVISION FOR COMPLIANCE WITH THE FINAL PLOT PLAN. A DEVELOPMENT AGREEMENT IN ACCORDANCE WITH SDC 31.090 WILL NOT BE ISSUED UNTIL ALL PLANS SUBMITTED BY THE APPLICANT HAVE BEEN REVISED. CONFLICTING PLANS CAUSE DELAYS. The construction of the required improvements shall begin within 90 days of the date of this decision. If the established time line cannot be met, the applicant may submit a written request for a time line extension as specified in SDC Section 31.010(5)(b). . Date Received:Of { I ~ I 0 y Planner: LM MDS - DRC2007-00042 9 , . The Director may allow a one-time extension of the 90-day start of construction time line due to situations including but not limited to, required permits from" the City or other agencies, weather conditions and the unavailability of asphalt or the unavailability of street trees. [fthe time extension is allowed, security shall be provided as specified in SDC Section 31.110 of this Article. The time line extension shall not exceed 90 days. If the established time line is not met and the applicant has not requested an extension, the Director shall declare the application null and void if the propertY is occupied and the property owner shall be considered in violation of this Code. If the established time line is not met and the applicant has requested an extension and that time line has not been met, the Director may require the improvements be installed as specified in SDC Section 31.l [0(4). PERMITS THAT MAY BE REQUIRED: . All new sewer taps will require permits from the Public Works Department prior to connection. . Sidewalks and driveway curb cuts and closures require permits from the Public Works Department. . Building permits will be required for the construction of the building and the paving of the parking' ~ , . An LDAP permit will be required for all grading, filling and excavating being done. . Sign Permit-NOTE: Signs are regulated by the Springfield Municipal Code Article 9, Chapter7. The number and placement of signs must be coordinated with the Community Services Division. The location of signs on a Site Plan, does not constitute approval from the Community Services Division. Ad'ditionaI Information: ,The'application, all documents, and evidence relied upon by the applicant, and the applicable criteria of approval are available for free inspection and copies are available for a fee at the Development Services Department, 225 Fifth Street, Springfield, Oregon. Appeals: This Type I decision is exempt from the provisions ofORS 197.195, 197.763 and 227.173 and therefore cannot be subject to the appeal provisions of SDC Article 15, Appeals. Questions: Please call Liz Miller in the Planning Division of the Development Services Department at (541)726-2301 if you have any questions regarding this process. ' , . MDS - DRC2007-00042 , . 0 ,q{D1-- nate ReceIved. Planner: LM 10 -, ....~ . , . Steve Keating Keating Engineering, LLC 159 'East 16th Ave Eugene, _OR. 97401 Betty Trotter 2941 Edg~water Drive Eug~ne, OR 9740i h , ~d " ,"_ .,'. 101 ' ~"I~ HBCE;I\Jed, i ;,.1.-" ','ianner: LM '