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HomeMy WebLinkAboutCorrespondence PLANNER 12/11/2007 Page I of2 " L1MBIRD Andrew From: L1MBIRD Andrew Sent: Tuesday, December 11, 2007 10:36 AM To: 'Larry Reed' Subject: RE: L TO Gateway Mall Transit Stop Station From: Larry Reed [mailto:LarryReed@jrhweb.com] Sent: Tuesday, December 11, 2007 10:05 AM To: UMBIRO Andrew Cc: Greg Brokaw; Mark Young Subject: RE: L TO Gateway Mall Transit Stop Station Hi Andy, Just a short follow up to the e-mail we sent to you last Thursday. Again if we need to meet let me know. This Friday, our target date, to submit is fast approaching. Larry E. Reed, Principal JRH, Land Use Planning Division PH (541) 687-0181 From: Larry Reed Sent: Thursday, December 06, 2007 7:34 PM To: 'alimbird@cLspringfield.or.us' Cc: 'Charlie Simmons'; 'Greg Brokaw'; 'Mark Young' Subject: L TO Gateway Mall Transit Stop Station Andy, The Springfield Code to me seems clear. However, in our meeting of last week you indicated L TO must provide a minimum of 10 bike space of which 3 must be long term bike parKing. We asked (On behalf of L TD) for you to review the code determination that what L TO is proposing to construct is required to meet bike parking standards. The design team believes such a determination is not the proper or the correct application of the Springfield Development Code. The following is being provided to explain why we came to a different understanding of the code. There are various types of L TO bus-transit facilities. 1. Bus-transit stops of varies sizes and types (Not defined by City Code -typically along public streets, but not limited to just street ROW; some with roof shelters most without) 2. Park and ride facilities (Not defined by City Code but by the common words defines it as a place where L TO transit users park their car or bike and takes a bus) . 3. Transit station (Not defined by City Code) . 4. Transportation facilities, bus terminals (This is the only transportation transit-bus related "principal" land use listed in the City's Schedule Of Uses- SC 3.2-310. '. . 12.' / 1-07 Date Received.. Planner. t1 ~ . . 12/1212007 . Page 2 of2 We don't believe it was intended by code ihat bus terminals and transit stations neither were to be one and the' same nor transit station defined as a principal land use under the Springfield Code? Commentary; A. In the City's Schedule of Uses (Page 69-mid) under category of Transportation Facilities lists the words 'bus terminal', Unde'r this category it also lists heliports and helistops, and by definition' distinguishes between the two. There is no listing for transit-stop or station nor are bus terminal and transit station defined in the' code. We maintain transit station is not listed as a principal land use in this list because they are accessory uses for the followi ng. B. We can understand L TO facilities on land specifically dedicated to providing parking for L TO bus users (Park & ride) as a principal use. We can also understand a true transit station, like the downtown station where there are enclosed buildings, with restrooms, waiting areas and where riders transfer and bus layover before beginning their route to be a principal use (However, City needs to rewrite the code) One must also look at why isn't an L TO use on private property that occupies only a small portion of a existing development site that has a lawful principal use(s) (Gateway Milll) considered an accessory use by City definition?'ln understanding this concept also look at the City's definition of "drop off space" for guidance. L TO's transit stop- station (Station is a marketing term having nothing to do with code application or provisions) is nothing more- nothing- less than a type of drop off area; a transit rider drop off area. No one would try to make case the drop off area at entrances to a hotel or for post office mail box drop & pick-up is now a principal use. (Facilities having no parking, no enclosed building, etc) C. Transit bus stops or stations are typically uses located within street ROW (Customary -9ood use of streets) and where located on private property as part of an existing principal use parking lot (Such as the Gateway Mall) is an incidental and accessory use to the site's principal use. Based on the Springfield's Code (See definition of accessory structure) the only way the proposed L TO facility is subject to the City's bike parking standards is for the City to determined it to be a Principal use (Same as a Bus Terminal) because under 4.6-145 A. it states bike parking is applicable only to principal uses. O. Then there is what we believe to be the "unintended consequence of a determination in the context of Special Use Provisions 4.7-240 entitled Transportation Facilities, Bus Terminals (Second of 2 places in code uses the words "transit station".) If they are the same then per City's Schedule of Uses transit stations-bus terminals are only allowed in the CC and MRC zoning districts went meeting the City's Special Development Standards. Our project would be subject to meeting the standards of 4.7-240. -eg 200 ft setback from residential districts, noise barriers, etc and is too close to residential zoned land to the east of Gateway Street for city to allow. E. Then there is the "troubling" issues when 4.6-150 (Number of Bike spaces required) lists both transportation facilities and transit station; if they are the same (Principal uses) why are they listed in 2 widely separated places; how can they be different, unless defined differently? And listing them both in 2 places does not make "new transit stations" a principal use again unless defined. (By common every day usage suc~ transit drop . off must be an accessory use) , We believe what L TO is seeking to get approval is to build a transit -bus stop not a bus terminal -transit station and it's clearly not a park & ride. Therefore, if the proposed L TO facility is accessory use to the mall (drop off) the bike parking standards do not apply. If City continues to determine that what L TO is proposing is a Bus Terminal and is therefore a principal use the proposed L TO facility can't be built at the proposed location because it can not met the City's Special Development Standards of 4.7-240. If we need to meet to discuss further please let me know as soon as possible. Thanks for your consideration. . Larry E Reed, Principal JRH, Land Use Planning Division PH (541) 687-1081 Date ReCeived:. Planner: aoL U-lj-Q7 . 12/12/2007 .