Residents cite traffic, parking concerns at public hearing for proposed downtown Hood River hotel

Planning Director Dustin Nilsen said that, while he has the authority to approve the plan without a public hearing, he recommended that Line 29 Architecture, the applicant, follow a quasi-judicial review process and present their proposal before the planning commission, a more public setting, given the interest. He further said a hotel is permitted and does not require a zone change or conditional use approval. It is, however, subject to compliance with municipal code.

The case for approval

Line 29 Architecture, with SGA Engineering and site owner Eagle Pacific / Eagle Newspapers, Inc., spent a large portion of their time addressing the proposed hotel’s compatibility with other downtown structures, including its height.

With more than 60 feet of grade change from one part of the site to the other, Eric Hanson, principal architect and co-founder of Line 29, said the team has been working with the city to determine building height and how it’s measured.

The building has been divided into five segments “that terrace and step down the site in order to work with the steep slopes and comply with height restrictions throughout the site,” Hanson said, noting segments two and three have been revised to comply.

Jonathan Kland, also a principal architect and co-founder of Line 29, said the site “is one of the few larger downtown parcels,” similar in scale to Full Sail Brewing and the adjacent parking lot on Columbia Street.

“We are redeveloping a site that is currently incompatible with its surroundings and bringing it into alignment with the zoning code in the established downtown pattern,” Kland said. “While many nearby buildings cover their entire lots, our project uses only a portion of the parcel … which actually reduces the overall impact compared to what is allowed and typical in this zone.”

The team also emphasized potential benefits to the city in the form of tax revenue, jobs, and tourist revenue in every season by bringing more people downtown. Project partner and Sherman Avenue resident Robert Gilliam said the project is estimated to bring $100 million to the City of Hood River in the next 10 years, which could be used to address community needs such as affordable housing, parking or other projects.

“[Site owners] the Smith family is also committed to a project that will enhance our community and respect its historic esthetic and its livability,” he said.

Commissioners respond

While the applicants focused height and tourist revenue, commissioners questioned traffic flow and affordable housing.

Commissioner Mike Kitts expressed concerns about the low functionality neighboring intersections, particularly where Second and Sixth streets meet State Street. He was also troubled that a traffic impact analysis was done in the off-season months of February and March.

“The traffic studies were completed by a traffic engineer in conjunction with referring to previous studies for hotel parking demands and needs,” said Scott Taylor, land use planner for SGA Engineering. “There was a study that was done at 22 separate hotels and that was evaluated as well. There was also a previous traffic study that was done years ago in the summer months that was also referenced.”

Kitts noted that the traffic studies referenced were done in 1999 and amended in 2006.

Lytle asked how the development team settled on a hotel instead of housing, and if they’d considered a hybrid project that combined the two.

“We’ve looked at rental apartments versus condos; we haven’t looked at the blended option,” said Robert Gilliam. Condos are difficult to finance, and building apartments that were affordable would mean a high-density build, he said, adding that a market study identified a hotel as the best use for the site.

Public comment

Twenty-two people provided testimony, and most were related to traffic and parking. Several brought up State Street’s use by firefighters going to the port or Highway 35, as well as to divert traffic when I-84 closes and the hours-long backups that occur.

Many agreed with Kitt’s assessment of the hotel’s parking study; others echoed his concerns about already-failing intersections along State Street at Second and Sixth streets. Commenters also noted the hotel plan did not have enough designated parking spaces for all 135 of its proposed rooms, event spaces, restaurant and spa in an area already struggling with adequate spaces.

Several questioned the compatibility of the building to the surrounding area — both scale and height — while others felt that the proposal did not benefit the majority of people living in Hood River, city or county.

Two representatives of Riverside Community Church mentioned potential impacts to the property resulting from construction activities. While requested, no project team engineers have yet to address those concerns. Riverside Building and Maintenance Board Chair Gary Rains read a letter he’d submitted as part of the public record, saying in part, “Let me be clear: Riverside Church is not opposed to construction of a Marriott Hotel. But we are opposed to moving forward with this project when they have not followed through with any understanding that we can rely on regarding our adjacent property.”

Written testimony received by the city planning department is available to view online as part of the meeting packet.

Record open through Dec. 8

Commissioners unanimously passed a resolution to keep the record open for additional evidence, as recommended by Director Nilsen. All other parties concurred.

“We do have a recommendation that the commission hear the matter tonight, leave the record open for seven days, which would be Dec. 8, allow arguments for another seven days, which would be Dec. 15, then allow the applicant seven days for final rebuttal,” Nilsen said.

The first seven days are specifically for submission of additional evidence; the second seven to address that evidence; and the final seven for the applicant to provide additional evidence.

Line 29 Architecture, with SGA Engineering and site owner Eagle Pacific / Eagle Newspapers, Inc., will have the opportunity for final rebuttal at the Jan. 5 planning commission meeting.