HomeMy WebLinkAboutComments PWE 3/31/2009
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Memorandum
City o~ Springfield
Date:
To:
From:
Subject:
March 31, 2009
Linda Davis, Planner II
Jon Driscoll, E.LT., Transportation Engineer in Training
DRC2009-00008 R Repair-McDougal Site Plan
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The Transportation Division has reviewed the materials provided with the subject application.
The findings and required conditions outlined below are provided for y6ur implementation in the
land use decision.
General
Finding: The existing development site is a 0.56-acre parcel located on the west side of 39th
Street (Map 17-02-31-41, Tax Lot 2000). This automotive and boat rep~ir shop has been located
here for 12 years. The project is being initiated due to a complaint abo~t the site not meeting
Springfield Development Code standards, and that a site review process' was never completed for
the current use. There is an existing approximate 5,200 square foot strubture on the property.
TransDortation Facilities and Svstem ImDacts
Finding: The site-abutting 39th Street is a 28-foot wide, fully improved, two-lane local street
within 40 feet of right of way. It provides one motor vehicle lane in ea~h direction and room for
vehicle parking one side of the road. Traffic volume on 39th Street is e~timated to be less than
800 trips per day.
Finding: Based on lIE Land Use Code 942 (Automotive Car Center) the total trip generation
from this development upon completion of the proposed development Jould be as follows:
. PM Peak Hour = 3.38 trips/IOOOsfx 5200 sf= 18 trips
. AM Peak Hour = 2.94 trips/I OOOsf x 5200 sf = 16 trips
In addition, assumed development may generate pedestrian and bicycle trips. According to the
"Household" survey done by LCOG in 1994, 12.6 percent ofhouseholdjtrips are made by
bicycle or walking and 1.8 percent are by transit bus. These trips may have their origins or
destinations at a variety of land uses, including this site. Pedestrian andl bicycle trips create the
need for sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes.
Finding: Existing transportation facilities would be adequate to accoJodate additional trips
generated by the proposed development.
DeveloDment Access and Circulation
Finding: Installation of driveways on a street increases the number of traffic conflict points. The
greater number of conflict points increases the probability of traffic crashes. Effective ways to
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reduce the probability of traffic crashes include: reducing the number ot: driveways, increasing
distances between intersections and driveways, and establishing adequate vision clearan~ce whefe ,
driveways intersect streets. Each of these techniques permits a longer, ~JWt!~etflht 0~11 dl ,
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'DRC2009-00008 R Repai!cDOUgal Site Plan
May 13, 2008
Page 2 of 4
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distance for the motorist, reduces the number and difficulty of decisions drivers must make, and
contributes to increased traffic safety.
Finding: SDC 4.2-l20(A) (I) stipulates that each parcel is entitled to "an approved access to!!
public street." The applicant proposes to provide vehicular access to the'site from 39th Str~et via
two existing driveways, a 35-foot wide and a 26-foot wide driveway.
Finding: SDC 4.6-135 Loading Areas-Facility Design and Improvements specifies that:
A. All necessary loading areas for commercial and industrial developmbnt shall be located off-
street and provided in addition to the required parking spaces, and I
B. Vehicles in the loading area shall not protrude into a public right-of-1way or sidewalk.
ReQuired Condition: No loading or unloading to serve the site shall be conducted within
the street right of way or on street sidewalks. I
ReQuired Condition: In order to ensure adequate separation between the Loading Zone
and pedestrian traffic, a curb a minimum of 30 feet long shall be ctmstructed adjacent to
and west of the sidewalk along the Loading Zone. I
Finding: To provide for pedestrian and vehicle safety, street lighting is necessary to illuminate
street and sidewalk areas adjacent to the proposed development site tol an adequate level during
nighttime hours. Currently, low pressure sodium lighting has been installed on power poles
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along 39th Street. This type of street lighting does not meet current 8ity standards. Also, the
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sidewalk width is presently 3.5 feet wide and does not meet current City standards. However, it
is not practicable or justifiable to require the applicant to bring the strbet lighting and sidewalk
on 39th Street up to current standards at this time. It is appropriate td require an improvement
agreement so that the property owner pays a proportionate share of costs when the City upgrades
the street sidewalks and lighting system.
ReQuired Condition: Execute and record an Improvement Agreement for sidewalk and
street lighting on 39th Street. I
Finding; In the Springfield Development Code, Table 4.2-2 states that the driveway throat depth
shall be a minimum of 18 feet. The northeastern most parking stall prohibits the throat depth
from reaching this minimum.
Finding: This application was precipitated in part by complaints from neighbors of traffic
congestion along 39th Street. By requiring the placement of the site parking stalls to meet the
SDC minimum throat depth of 18 feet, congestion on 39th Street may bd reduced.
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ReQuired Condition: In order to meet the minimum driveway throat depth of 18 feet as per
SDC Table 4.2-2, the most northeastern parking stall shall be reloc!ated or removed.
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ReQuired Condition: Provide and maintain 10ft. clear vision triangles at the corners of
the site driveways per SDC Figure 4.2-A. I
Dat~RecejVed: 0\~l\~
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. .. 'DRC2009-00008 R Repa!cDOUgal Site Plan
May 13,2008
Page 3 of4
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Finding: There are no existing parking spaces clearly delineated on the site. The proposed site
plans includes four parking stalls. None of these meet the width standards found in SDC Table
4.2-2.
Finding: Four different aerial photos taken in the last five years show an average of 10 vehicles
parked and/or stored in front of the building. The Transportation staffv11isited the site on April 3,
2009, and as the parking lot was full-there were two vehicles partially parked on the sidewalk.
On April 7, 2009 the staff visited again before business hours and saw 8 parking stalls being
utilized.
Finding: Parking on the west side of the street would cause restrictions on transporting vehicles
with trailers into the site, while the east side of the street has room for greater number of parking
spaces.
Reauired Condition: If parking is restricted to one side of the street by another
Department in the City, the Parking shall be restricted on the west side of the street for
length of the frontage of the site, but allowed on the east side.
Finding: SDC 4.6-110 (C) states, "Required parking spaces shall be available for the parking of
passenger automobiles of residents, customers, patrons, and employees bnly, and shall not be
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used for storage of vehicles or materials. Parking for company motor vehicles that remain on the
premises overnight shall be provided in addition to the number of parkihg spaces required by this
Section. "
Finding: SDC 4.6-110 (F) states, "Parking spaces in a public right-of-way directly abutting the
development area may be counted as fulfilling a part of the parking reqJirements for a
development as follows: For each 18 feet of available on-street parking! there will be 1/2 space
credit toward the required amount of off-street parking spaces. The dev~loper is responsible for
marking anyon-street spaces."
Finding: There is room for two parking stalls on the street in front of the site. However, the
street is only 28 feet wide, so parking may be restricted by another Depktment in the city. If this
is the case, in order not to penalize the developer for this fact, the additibn of one space will be
counted towards fulfilling the parking requirements, but the space woula not need to be painted.
Finding: The SDC Table 4.6-2 lists one parking space for each 300 sqJare feet of gross floor
area for "retail sales, personal service, including small scale repair and inaintenance and offices."
Using 4842 square feet, which excludes the storage apart from the mairi structure, this comes to
17 spaces.
Finding: SDC 4.6-110 (A) (3) (b, c, & d) states, "The Director may authorize a reduction in the
number of required parking spaces without a Variance: I
b. When the location of a building on a site makes it impraytical to proviqe the
number. of requ~ed spaces without demolishing all ~r part of the building, and no~
alternatIve parking arrangements are reasonably aVailable; and I .... -3 ftV1
Date Recelvea: LM.
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DRC2009-00008 R Repair-McDougal Site Plan
May 13, 2008
Page 4 of 4
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c. Based on an affirmative fmding by the Director that the exception will have no
negative impacts on neighboring properties; and I
d. All installed parking shall conform to the design standards of this Section and
Sections 4.6-115 and 4.6-120."
Finding: Based on deductions from site visits and aerial photos, the Transportation Planner
believes that vehicle storage is causing on-site circulation problems as well as customer parking,
and that it is possible to reduce the parking requirements if customer and employee parking is
kept outside of the gates and storage behind them. This may be accomplished by minor
adjustments of the gates position to accommodate the required parking.
Reauired Condition: The final site plan shall provide for a minimum of five off-street
parking stalls that are both open and accessible for employees a~d customers that
comply with SDC 4.6-115.
Please provide a copy of the draft land-use decision for our review.
Date Received:
Pr8nner. LP
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