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HomeMy WebLinkAboutApplication APPLICANT 4/12/2022MORRIS Shannon From: Mike Shields <mike@jbe.us.com> Sent: Tuesday, April 12, 2022 3:47 PM To: MORRIS Shannon Subject: Dave's Hot Chicken Site Review - 811-000032-TYP2 - Revised Submittal Shannon, We received a notice of incomplete submittal dated March 2, 2022 for the referenced site review application. The following Dropbox location https://www.dropbox.com/sh/73mobntvaw4woki/AAD4Y9YZNfPkiPtlQfrzxt4a?dl=0 contains the original and revised drawings and supporting documents for this project. We have addressed all incomplete items as follows; • Comment from the Eugene/Springfield Fire Marshal identified that the existing water supply is insufficient (SDC 5.17-725). Sheet C2.0 has been revised to show the replacement of the existing undersized fire hydrant and associated supply line at the northeast corner of the property. This water supply improvement was identified and coordinated with the Fire Marshal , SUB Water and myself. The project narrative has also been revised to describe this improvement under SDC 4.3-130. • Demonstrate that a Traffic Impact Study (TIS) is not required per SDC 4.2-105 B. Sheet G200 has been revised to add a Traffic Summary showing the calculations that demonstrate a TIS is not required. In addition the project narrative has been revised to add the calculations and references to SDC 4.2-105 B. to demonstrate a TIS is not required for this project. • The submitted lighting plan is unreadable. Please provide a lager and legible lighting plan showing that lighting levels at the property line does not exceed 0.7 FC. A larger version of the lighting plan is provided as Drawing Sheets ES100 and ES101 that includes a larger, easier to read, photometric plan showing that lighting levels at the adjacent residential zoned properties do not exceed 0.1 FC. • Discrepancies in the following two plans: The 24" wall adjacent to the drive through facility is not shown on the landscape plan. The stormwater plans and detail contradict each other. Landscape drawing Sheets LA -1 and LA -2 have been revised to show a 3' CMU wall adjacent to the drive through facility. Sheet C2.0 has been revised to show an overflow pipe symbol instead of a catchbasin at the stormwater treatment facilities consistent with the Rain Garden detail on that sheet. In addition, a new Title Report dated March 14, 2022 has been provided. Please let me know if there are any questions about the revised submittal documents. Mikael Shields, P.E. I Civil Engineer Johnson Broderick Engineering, LLC 325 West 13th Avenue, Eugene, Oregon 97401 Office: 541.338.9488, x1008 Due to the Covid-19 pandemic, the majority of the JBE team is working remotely, as are many of our colleagues and partners. JBE offices are closed to all visitors for the foreseeable future. We are available by phone during the business day. Given short notice we will arrange or participate on a video conference. Site services take a bit of planning, let us know what you need. CONFIDENTIALITY AND PROPRIETARY INFORMATION NOTICE: This email, including attachments, is covered by the Electronic Communications Privacy Act (18 U.S.C. 2510-2521) and contains confidential information belonging to the sender which maybe legally privileged. Nothing contained in this message or in any attachment shall constitute an Electronic Signature or be given legal effect under 44 U.S.C. 3504 Sec. 1]0]. The information is intended only for the use of the individual or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in reliance of the contents of this information is strictly prohibited and maybe unlawful. If you have received this electronic transmission in error, please immediately notify us by phone. Do not review or forward, and immediately delete and destroy all copies of this email and any attachments. CB ANDERSON ARCHITECT Date: 27 September 2021, Revised 20 January, 2022, Added 4.2-105 on March 8, 2022 To: City of Springfield, Oregon Re: TYPE II SITE PLAN NARRATIVE FOR: Site Address: 1570 Mohawk Blvd, Springfield OR PROJECT NARRATIVE Project Scope: The redevelopment of a site from a commercial structure with a drive through (bank) to a restaurant with a drive-through. The site is situated near and across the street from other buildings of its same type. The site directly abuts six other properties, four of which are zoned low density residential, one is community commercial, and the other is mixed use commercial. Site design has paid close attention to where the drive -up ordering posts are located, and we are mitigating that potential noise with a 6' high concrete masonry unit (cmu) fence. These cmus are well suited for blocking sound. We will also be texturing these blocks and varying their color in a visually pleasing manner. Site design has also paid close attention to the drive-through's direction at pay and pick up windows with respect to Mohawk Blvd. We are proposing a 3' high wall in this area along with landscaping. That 3' wall is intended to look and feel like the building. We have looked at numerous schemes, and in the prior DIM meeting, I believe we agreed that this orientation now further progressed was the most feasible. We understand that 1% of our building cost needs to go towards a public art statement. We are proposing a location and suggesting an artwork approach that would provide maximum visibility and opportunity for public enjoyment. It is on the corner of an intersection and near a bus stop. As suggested in G200, the artistic goal would be to weave together a variety of colored and textured ribbons of sidewalk, each representing different voices in the community. Some sidewalk strands might have rocks in them, or another embedded colored glass, or another slices of local rock set in like pavers, another tinted, another with embedded impressions, another with tiles fragments and mosaic pieces, and so forth. Peak staffing, during meal times, is expected to be between 8 to 10 persons. Between peak times, staffing is typically 6 or less persons. 208782-2911 7209Gr nwe Ave N F: 208.782-%24 S WeWA98103 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 Following are additional items requested by the Tentative Site Plan Review Application Pre -Submittal Checklist. We will only address items marked "incomplete" Copy of the deed and a Preliminary title report (note 1): A more recent title report is provided. Brief narrative (note 2): Following is a brief summary the Mixed -Use Commercial Design and Development Standards, SDC 3.2-600 and SDC 5.17-125's criteria of approval explaining how each standard and criterion is met: SDC is in blue colored text for context and the convenience of the reader. How this project complies is in bold, black text as briefly as we are able to write CHAFFER 3 LAND USE DISTRICTS Section 3.2-600 Mixed -Use Zoning Districts. 3.2-605 Establishment of Mixed -Use Zoning Districts This project is: MUC A. Mixed -Use Commercial District (MUC). The MUC District is established where a mix of commercial with residential uses is compatible with existing nearby uses. Development within the MUC District shall have a commercial dominance, with residential and public uses also allowed. The primary development objectives of the MUC District are to expand housing opportunities; allow businesses to locate in a variety of settings; provide options for living, working, and shopping environments; facilitate more intensive use of land while minimizing potentially adverse impacts; and to provide options for pedestrian -oriented lifestyles. Development areas one acre or more in size in the MUC District shall have frontage on either an arterial or collector street. Access to any MUC development area may be from a local street, if there is no negative impact on adjacent residential uses. 3.2-610 Schedule of Use Categories This project is: Eating and Drinking Establishments. Delicatessens and sit down restaurants including espresso shops: P (permitted) Drive up restaurants and espresso shops (Section 4.7-180): S (SPECIAL DESIGN STANDARDS subject to special locational and siting standards to be met prior to being deemed a permitted use (Section 4.7-100).) 3.2-615 Base Zone Mixed Use Development Standards Oereio mentStandwd MUC This Project Minimum Area 6,000 square feet 32,507 = OK Minimum Street Frontage(1) 40 feet 250+ feet on Mohawk 157+ feet on 171^ Street = K Maximum Lot/Parcel Coverage Lot/parcel coverage standards in ee Site the MUC and MUE Districts shall be lans limited only by standards (including, but not limited to: required parking, landscaping) specified in Sections 4.4-105 and Page 2 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 Deveio rnentStandard MDC 71yisproject 4.6-100. Generally, there is no maximum lot/parcel coverage standard. Minimum Landscaping Minimum requirements defined by See standards in other Sections of this Landscape Code. Plans Landscaped Setbacks(2), (3),(4) and 5 Front Street Side Yard and Through Lot/parcel Rear Yard Building Setback None 18+/-f eat = OK Parking, driveway, and outdoor storage setback 5 feet 5 feet = OK Interior Side Rear Yard Setbacks when Abutting Residential or CI Districts Building Setback 10 feet 23+ feet = OK Parking, Driveway, Outdoor Stora a Setback 5 feet 5 feet = OK Maximum Building Height(6) Maximum unless abutting residential districts (See 90 feet 22 feet below When abutting an LDR, MDR, or MUR District to the Defined by the Maximum Shade lbutting LDR, north Point Height requirement nit building is of Section 3.2-225A.1.b., or up to my 22 feet tall 50 feet south of a northern ind more than lot/parcel line a plane extending 22 feet away south with an angle of 23 from all = OK degrees and originating from the top of a 16 foot hypothetical fence located on the northern lot/parcel line. When abutting an LDR, MDR, or MUR District to the No greater than that permitted in Abutting LDR. east, west, or south the LDR or MDR Districts for a LDR max is 30 distance of 50 feet. feet. This rojectis 22 feet =OK (1) The Directorrey waive the requirement that buildable City lots/parcels have frontage on a public street when all of the following apply: (a) The los/parcels have been approved as part of a Development Area Plan, Site Han, Subdivision or Partition application, and (b) Access has been guaranteed vu a private street or driveway by an irrevocable joint use/access agreement as specified in Section 4.2-120A (2) There are no setback requirements for buildings in the Downtown Exception Area. (3) Where an easement is larger than the required setback standard, no building or above grade structure, except a fence, shall be built on or over that easement. (4) Required setbacks are measured from the special street setback in Satan 4.2-305N, where applicable. (5) Architecturzl extensions may protrude into any 5 -foot or larger setback area by not more than 2 feet (6) Incidental equipment may exceed these height standards. In the NUE District, incidental equipment exceeding the height standards cannot occupy additional floor space. 3.2-625 Mixed -Use District Development Standards—General Page 3 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 Mixed use zoning distracts require special attention to building design because of the intermixing of land uses and higher intensity of development that can occur in these areas. The standards below implement commonly accepted design principles with the goal to achieve more attractive, functional and pedestrian oriented design. Not every case and circumstance is anticipated by these standards, nor is it the goal of this Section to prescribe every design detail of development. It is expected that the Springfield development community will apply their own design creativity to build on these principles and create attractive, livable, and viable projects. The standards below provide an objective framework for achieving the desired goal of attractive, pedestrian oriented development. Developers may choose to meet these standards as prescribed, or they may propose other design ideas which are equal or superior to a particular standard in meeting the design objectives in Subsections A. -G., below. Where developers request an exemption from a stated standard, it is their responsibility to propose an alternative design and to demonstrate to the Director that it is equal or superior to the stated standard. The Director has the authority to authorize an exception to these standards and determine the acceptability of an alternative design the developer proposes. When developers propose alternative designs that are not acceptable to the Director, they may appeal the decision as specified in Section 5.3-115. A. 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 along 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. 1. Ground floor windows shall be required for all civic and commercial uses. Al elevations of buildings abutting any street shall provide at least 50 percent of their length (e.g., a 100 -foot wide building facade shall have a total of at least 50 linear feet of windows) and at least 25 percent of the ground floor wall area as windows and/or doors that allow views into lobbies, merchandise displays, or working areas. On corner lots/parcels this provision applies to both elevations. EXCEPTION: Elevations of buildings adjacent to alleys or vehicle accessways used primarily for service and delivery access is exempt from this requirement. This Project: The primary entrance facade faces NE. It fronts 17th Street and with access to much of the parking. It is 41.083 feet long. 31.75' of it is storefront, which is 77+%. All three other facades are limited access due to vehicle accessways for food delivery. Therefore, we believe these three other facades are exempt. However, that does not mean these three other facades are lacking interest or allowing visibility into dining areas. The SE facade of the dining room facing Mohawk is 23.67' long. The storefront windows along that side are 12 feet wide, which is 50+ % of the facade. The remaining facade is painted by a DHC art team. 2. Ground floor windows are required as part of the primary entrance elevation for all industrial uses. Windows are required for at least 30 percent of the primary entrance and ground level offices that are part of the entrance elevation. The windows shall be measured in linear fashion (e.g., a 100 -foot wide building entrance and office facade shall have a total of at least 30 linear feet of windows and/or doors on the ground floor that allow views into lobbies, merchandise displays, or working areas). This Project: n/a Page 4 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 3. Along the vertical face of a structure, offsets shall occur at a minimum of every 50 feet by providing at least one of the following: a. Recesses, including, but not limited to: entrances and Floor area with of minimum depth of 4 feet. b. 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. C. Offsets or breaks in roof elevation with a minimum of 3 feet or more in height. This Project: The main fa5ade length this applies to is 66.081 feet. We propose visual interest through a 7 -foot extension canopy at the drive-through pick up window. That canopy is approximately 13.5 feet wide and 4 feet tall. The building does also jog at one of the ends of the canopy, but it is 20 inches instead of 48 inches. We believe that the combination of the large extension canopy and jog in the building meet the spirit and intent of the development code. 4. In order to break up vast expanses of single element building elevations, building design shall include a combination of architectural elements and features, including, but not limited to: offsets, windows, entry treatments, wood siding, brick, stucco, textured concrete block. This Project: We feel that the Dave's mural art and the three -color approach address the "vast expanse' concern for building elevations. The building's primary fa5ade along Mohawk creates a central, red -colored box covered by a larger vehicle overhang that has a 54 SF face projected 7' out from the building. The dining segment of the structure that includes windows is recessed 20 inches and in a light gray color. The dark gray segment at the kitchen serves as a backdrop for the sign and Dave's mural art. S. 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 treatments for lower levels. Variation in building materials, trim, paint, ornamentation, windows, or other features including public art, may also be used. This Project: n/a for 1 -story 6. External modifications proposed for structures listed on the Springfield Historic Landmark Inventory shall comply with the applicable standards specified in Section 3.3-900. This Project: n/a for new construction 7. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 6., above. This Project: As noted above, Dave's Hot Chicken artwork, inside and out, is unique to each structure and location following the style presented in our submittal. Using the exterior color scheme as a backdrop, Spaltterhaus' professional team of artist and painters fill the canvass with art, making the building more of a living structure in the built environment. Pa'C 5 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 B. Building Orientation and Maximum Setbacks. Intent: To the greatest extent practicable, all new buildings in a mixed-use development shall be oriented toward both exterior and internal streets in a manner that accommodates pedestrian comfort, convenience and safety. 1. In the Downtown Mixed Use Area, buildings shall be oriented towards fronting streets in a manner that frames and defines both streets and pedestrian areas along those streets. The maximum building setback in the Downtown Mixed Use Area is 10 feet. Buildings in this area shall not be separated from fronting streets by off-street parking, vehicle circulation aisles or drive-thru lanes. EXCEPTIONS: Street setbacks in the Downtown Mixed Use Area may be approved by the Director when: a. The building design incorporates public seating, plazas, or other usable public space as specified in Subsection G. below; b. The building design incorporates landscaped stormwater quality facilities within the setback area that also enhance the pedestrian scale, orientation and interest; C. Necessary to preserve existing healthy mature trees; or d. Necessary to accommodate handicapped access requirements. This Project: n/a — not downtown 2. Parking in the Downtown Mixed Use Area shall be located beside or behind buildings, internal to development on a site. For existing development sites, outparcel buildings between a large parking lot and the street shall be used to help define the streetscape, and lessen the visual impact of the parking lot from the street. This Project: n/a — not downtown 3. Public entrances to all new buildings in the Downtown Mixed Use Area shall be visible from the street and oriented so that pedestrians have a direct and convenient route from the street sidewalk to building entrances. This Project: n/a — not downtown 4. In MUC Districts outside of the Downtown Mixed Use Area, buildings may be set back from fronting public or private streets, but shall be connected to those by a continuous internal sidewalk (and as needed, sidewalk crossings). This internal sidewalk network shall connect customer entrances of buildings on a development site with one another and with fronting public sidewalks or rights-of-way. The internal sidewalks shall be at least 5 feet wide. The internal sidewalk network shall connect transit stops or station to buildings on the development site to form a direct and convenient pedestrian connection with these transit facilities. This Project: The connecting internal sidewalk is located to facilitate as short and a direct connection with the city sidewalk as possible to the corner and bus stop. The crosswalk at the drive-through lane is located to maximize safety with driver awareness of a coming turn in the lane. The 5' wide cross walk is also proposed to be raised to further reinforce the pedestrian nature of the connection. Pa,•c 6,fl 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 S. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 4., above. This Project: address 1-4 C. Weather Protection. Intent: Awnings and canopies are intended to protect pedestrians from the weather and add to the architectural interest of buildings. New commercial or mixed-use residential development shall provide a weather -protected area adjacent to sidewalks and plazas. 1. Awnings or canopies shall be at least 6 feet wide, and shall follow building offsets to eliminate long expanses of awnings and or canopies. This Project: complies 2. Awnings and canopies shall not obscure architectural features (e.g., transom area) of the building and shall not extend into the second story of the building. This Project: n/a 3. Awnings and canopies shall be in proportion to the overall building and shall match the width of the storefront or window opening. This Project: n/a — not that retail strip mall style 4. Backlit awnings and canopies are not permitted. This Project: the metal awning will not be back -lit, but it will have lights S. Awnings and canopies shall be suspended from the building and not supported by posts. This Project: complies 6. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 5., above. This Project: This section of the code seems to be addressing retail strip mall concerns. Nevertheless, the building's fagade angles out over the entrances to provide weather protection. And the large metal canopy serves as an artistic element in addition to providing weather protection at the food delivery window. D. Landscaping and Screening. 1. Intent: Landscaping is intended to compliment built forms within a development area, softening and providing visual relief and contrast to buildings, sidewalks and parking lots. Trees, as part of a landscaping plan, shall provide shade for pedestrian comfort as well. The installation of landscaping shall be accomplished in a manner that assures that planted stock receives adequate irrigation. Screening is intended to compliment a development area by shielding trash receptacles, storage areas and other unsightly facilities from public view within the development area. Page 7 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 a. Mixed-use developments shall provide landscaping and screening in accordance with Sections 4.4-100 and 4.4-110 and the following standards: This Project: The existing fence to remain provides landscape and screening in accordance with Sections 4.4-100 & 4.4-110. b. Street trees shall be required consistent with Section 4.2-140. Species shall be compatible with the design features specified in Subsection G., below and shall provide continuity with nearby landscaping. The Director may grant a 1 -for -1 reduction in the number of street trees required when a development preserves healthy, mature trees located within 10 feet of the sidewalk Required street trees shall be placed in planter strips between sidewalks and curbs as specified in Sections 4.2-135 and 4.2-140, or in individual tree pits. If individual tree pits are utilized, each pit shall be a minimum of 64 square feet per tree, with a minimum width of 4.5 feet. This Project: Street trees have been added within the existing planting strip. The trees have been selected from the City Street Tree List, are appropriately sized for the planting strip and are less than 30' o.c. Please note, no street tree has been added at the corner of 17th and Mohawk Ave due to an existing utility pole 2. Screening of parking areas, drives, mechanical equipment and trash receptacles shall be as specified in Section 4.4-110. In addition: a. No trash receptacles shall be allowed within the front setback areas abutting residential districts. This Project: There are no trash receptacles within the front setback areas abutting residential districts. b. All ground -mounted utility equipment not installed underground shall be placed to reduce visual impact or screened with walls or landscaping. This Project: Ground mounted utility equipment screened by landscaping. A placeholder location for a potential pad -mounted transformer is shown as a rectangle just south of stormwater planter 1. C. Notwithstanding the timelines specified in Section 4.4-105, plants shall be sized to attain 50 percent coverage in 2 years and 100 percent coverage in 4 years. This Project: Current planting plan LA -1 complies with coverage requirements. 3. Irrigation systems are required to support landscaping. Drought -resistant plants are encouraged. See Sections 5.17-120D.3. and 4.4-105. This Project: Irrigation is design build. Irrigation notes added to LA -2. Drought resistant plants are used where possible. 4. Parking areas, drives, and mechanical equipment shall be screened as specified in Section 4.4-110. Trash receptacles shall be screened from on and offsite view by placement of a solid fenced or walled enclosure, from 5 to 6 feet in height. No receptacles are allowed within front setback areas abutting residential districts. Al ground -mounted utilities equipment not placed underground shall be placed to reduce visual impact or screened with walls or landscaping. Plants shall be sized to attain 50 percent coverage in 2 years and 100 percent coverage in 4 years. This Project: the new trash enclosure is enclosed by a concrete masonry wall 5 to 6 feet in height. Page 8 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 S. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 4., above. This Project: The landscaping and screening will complement the build form and provide visual relief by using a combination of deciduous and evergreen shrubs. Where possible native plants are used, and irrigation will be provided to all plant beds. Trees have been appropriately placed throughout the site to provide a comfortable pedestrian environment, with additional street trees added along Mohawk Avenue. All mechanical equipment and trash receptacles have been enclosed to meet the screening requirements. E. Street Connectivity and Internal Circulation. Intent: To make mixed-use developments part of a connected street system that serves vehicles, pedestrians and bicycles. Public or private streets connect the development to adjacent neighborhoods and zoning districts. When street connections are not practicable, pedestrian connections are made to and through the development in lieu of planned street connections. Pedestrian connections shall equal what would be available if they were on a street. 1. Streets and accessways of any one development or site shall interconnect with those of adjacent developments or sites. Internal street or circulation patterns that isolate a development from all adjacent developments, and only allow access to fronting arterial or collector streets, shall be prohibited. EXCEPTION: The Director may determine that topography and/or existence of natural features of the development site would be better accommodated with an alternative circulation pattern. This Project will reuse existing curbcuts with the following changes at the request of the city: 1. North drive -cut to be entrance only; south drive -cut to be exit only 2. South drive -cut to be pulled back about 4 to 5 feet, so that the exist is at least 24 feet wide, for two exit lanes, one turning north to the light for access to northbound lanes on Mohawk and one turning south only, then on to Mohawk. 3. New directional signage and striping will be installed and maintained. 2. Streets and accessways shall align and connect to each other to create a direct and convenient pattern of circulation that is consistent with the City's existing street and block pattern in the area. The maximum block perimeter shall be 1,400 feet. This Project: n/a 3. A mixed use development's street network (both public and private on-site streets) shall connect directly to neighborhood streets in the surrounding area, providing multiple paths for pedestrian, bicycle, and vehicular movement to and through the development area. In this way, trips made from the surrounding residential neighborhood to the mixed use development will be possible without requiring travel along a major thoroughfare or arterial. Page 9 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 This Project: The existing curb cuts on to 171h Street, with an immediate connection to southbound on Mohawk, and Olympic Street's traffic light comply with this section of the code quite nicely. 4. Outparcel buildings shall be connected to and served from the internal streets of the primary development area of which they are a part. This Project: n/a S. Pedestrian paths and sidewalks shall connect all building entrances with each other and with public rights-of-way in a manner that is direct and convenient for the pedestrian. This Project: The pedestrian path enters the site from the R.O.W. just north of the bus stop. It becomes a raised crosswalk at the exit of the drive-thru, then on to a larger patio with multiple directions of walking to either entry. Short-term bike parking is alas conveniently located adjacent to the entrances. 6. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 5., above. This Project: See above. F. Neighborhood Compatibility. Intent: To achieve a compatible transition between mixed-use and other zones of differing height, bulk and scale requirements, consideration shall be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing single-family neighborhoods. Development in mixed-use districts shall be appropriate and related to the setting and established character of the surrounding area or neighborhood. Minimum standards adjacent to Low Density Residential Districts are: 1. Architectural compatibility between new development and adjacent LDR development, including, but not limited to: similar roof forms, windows, trim, and materials, shall be required to the maximum extent practicable. This Project: This building is 1 -story and so are the adjacent structures in LDR zones, all of which primarily front different streets. The proposed Dave's Hot Chicken structure is actually closer to the Taco Bell building on Mohawk than it is to most of the other structures in the immediately surrounding LDR zones facing 16" and 17th Street. Therefore, similar window, siding, trim, and shallow sloped hipped and gable roof forms would be n/a. 2. Lighting shall be arranged and constructed not to produce direct glare on adjacent LDR development as specified in Section 4.5-100. This Project: A photometric study of the proposed lighting show containment of glare and light trespass on adjacent LDR sites. 3. Site obscuring landscaping shall be required, including, but not limited to: the retention of existing vegetation; installation of a 6 -foot minimum height, site -obscuring fence with shade trees planted a maximum of 30 feet on center (2 -inch caliper at planting); and/or other landscaping to provide visual buffering. This Project: There are existing fences currently in place that maintain a visual buffer from our proposed development and the adjacent LDRs. For the most part, Page 10 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 the survey identifies these fences as location on our property. Some of the fences will likely be rebuilt to accommodate the new landscaping scheme. 4. Mechanical equipment shall be screened from view from adjacent LDR properties and the street as specified in Subsection D.4., above. Mechanical equipment shall be buffered so that noise does not typically exceed 50 decibels as measured at the LDR property line. The City may require a noise study certified by a licensed acoustical engineer. This Project: Understood. The roof top equipment will be behind an opaque parapet wall, which corner is over 23 feet from the property line, and then whatever additional space to the roof top units S. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 4., above. This Project: See above. G. Pedestrian Amenities. Intent: To provide appropriate pedestrian amenities in mixed-use developments, pedestrian amenities, including, but not limited to: benches, ornamental paving and public art shall be provided and durably designed and integrated into an overall design scheme or pattern. 1. All new structures and substantial improvements to existing buildings shall provide pedestrian amenities, as specified in this Subsection. The number of pedestrian amenities provided shall comply with the following sliding scale. Size of Structure or Substantial Improvement Number of Amenities <5,000 sq. ft. 1 5,000-10,000 s . ft. 2 10,000-50,000 sq. ft. 3 >50,000 sq. ft. 4 This Project: 1 amenity. The public art is proposed in a visible public space immediately adjacent to the bus stop and pedestrian entrance. 2. Acceptable pedestrian amenities include: a. Sidewalks incorporating ornamental paving treatments, including, but not limited to: concrete masonry unit pavers, brick, or stone, which are 50 percent wider than required by this Code. b. A public outdoor seating plaza adjacent to, or visible and accessible from, the street (minimum useable area of 300 square feet). C. Sidewalk planters between the sidewalk and building including stormwater swales. d. Street tree density more extensive than required by this Section. e. Streetscape scale container planters. E Installation of 3 -inch caliper size or larger to fulfill the street tree requirement. Page 11 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 g. Public art, including, but not limited to: sculptures, fountains, clocks, or murals with a value equal to or greater than 1 percent of construction value of the structure. It. Pocket parks with a minimum usable area of 300 square feet. This Project: A 450 SF area is proposed as a public art consisting of interweaving ribbons of pavement in various colors, textures, and embedded elements such as slices of local rocks. 3. Guidelines for the siting, construction and character of pedestrian amenities: a. Amenities shall be visible and accessible to the general public from a fully improved street. Access to pocket parks, plazas, and sidewalks shall be provided via a public right-of-way or a public access easement. b. The size or capacity of pedestrian amenities shall be roughly proportional to their expected use, including use by employees, customers, residents, and other visitors. The Director may alter minimum area standards for pocket parks and plazas based on this guideline. C. Amenities shall be consistent with the character and scale of surrounding developments. For example, similarity in awning height, bench style, planter materials, street trees, and pavers is recommended to foster continuity in the design of pedestrian areas. Materials shall be suitable for outdoor use, easily maintained, and have at least a 10 -year expected service life. d. Bus stops, as a pedestrian amenity, shall conform to standards of the Lane Transit District. This Project: The location of the public art is proposed in a location that would seem to maximize the potential for fostering community and continuity with pedestrian access nodes. 4. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 3., above. This Project: See above. 3.2-630 Mixed -Use Development Standards—Specific A. MUC Development Standards. 1. Preservation of the Commercial Land Supply a. One hundred percent of a new mixed use building footprint may be developed for commercial uses. b. A minimum of 60 percent of the ground floor area within a new building in the MUC District shall be dedicated to commercial uses to ensure that commercial land is preserved for primarily commercial purposes. Up to 100 percent of any building may be developed for residential uses so long as 60 percent of the total ground floor area within the development area is devoted to commercial uses. C. The commercial uses on an MUC site shall be developed prior to or concurrently with other proposed uses. Concurrency may be established by approval of a Master Plan that provides a mix of uses that includes commercial and other proposed uses. Page 12 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 Proposed commercial structure is 2,915 SF. 100% of building footprint is used for commercial. 2. Maximum Footprint for Retail Uses. The maximum building footprint for a grocery store shall be 70,000 square feet. The maximum building footprint for other single tenant wholesale or retail uses shall be 50,000 square feet. The maximum footprint for all other uses shall be based upon lot/parcel coverage and building setbacks. Proposed commercial structure is 2,915 SF. 100% of building footprint is used for commercial. 3. Minimum Floor Area Ratio. A minimum floor area ratio (FAR) of .90 shall be required for all new development or redevelopment in the MUC portion of the Downtown Mixed Use Area. A FAR of .30 is required for new development on lots/parcels greater than 1 acre in the MUC District outside of the Downtown Mixed Use Area. FAR is defined for this purpose as the amount of gross floor area of all buildings and structures on the building lot/paroel divided by the total lot/paroel area. This project is n/a. The lot is 32,507 SF, therefore under 1 acre. 4.2-105 Public Streets B. An applicant may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. A TIS is required if any of the following criteria are met: This project: ITE trip generation 11th edition has land use (934) Fast food drive restaurant with drive thru has a weekday rate of 467.48 trips/1000sq.ft and a PM peak hour rate of 50.94 trips/1000 sq. ft. ITE trip generation for land use (912) Drive-in Bank has a weekday trip rate of 100.35 trips/1000sq.ft. and a PM peak hour rate of 20.92trips/1000sq.ft. With an existing 3,650 sq. ft. Drive-in bank and a proposed 2,915 sq. ft. fast food restaurant the project remains under the trip threshold for requiring a TIA for the peak hour with 73 new peak hour trips and 996 new weekday trips. 1. Peak Hour Threshold. If a change in land use or intensification of an existing use generates 100 or more trips during any peak hour as determined by procedures contained in the most recent edition of the Institute of Transportation Engineers Trip Generation Manual, a TIS shall be performed by a registered professional engineer. A Traffic Impact Study (TIS) is not required, because the proposal does not exceed 100 peak hour trips. 2. Average Daily Traffic Threshold. If a change in land use or intensification of an existing use generates 1,000 or more trips per day as determined by procedures contained in the most recent edition of the Institute of Transportation Engineers Trip Generation Manual, a TIS shall be performed by a registered professional engineer. A Traffic Impact Study (TIS) is not required, because the proposal does not exceed 1,000 ADT. Page 13 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 4.3-130 Water Service and Fire Protection, B. Fire hydrants and mains shall be installed by the developer as required by the Fire Marshal and the utility provider. Developer will coordinate with SUB water for upgrade of existing public fire hydrant as shown on Site Utility Plan, Sheet C2.0 to meet required fire Dow per discussion with Fire Marshal. 5.17-125 Criteria The Director shall approve or approve with conditions: a Type II Site Plan Review application upon determining that approval criteria in Subsections A. through E., below have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. This Project: n/a B. Capacity requirements of public and private facilities, including, but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. This Project is smaller than the current multiple tenant commercial structure with a drive- through C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. This Project: Understood, the project shall comply. D. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. This Project: As noted above in the response to SDC 3.2-625 E.1, we are following the city recommendations regarding the ingress -egress. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of Flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. This Project: n/a End of response to Brief narrative for (note 2) Page 14 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 Site Assessment of Existing Conditions: Vicinity Map: This is on G200 Existing Fence (note 3): The fence is shown on G200, Architectural Site Plan, as existing or to be replaced to comply with SDC 4.4-110. Proposed Site Plan (note 3): Fences: The fence is shown on G200, Architectural Site Plan, as existing or to be replaced to comply with SDC 4.4-110. Percentages of site proposed for buildings. structures, parking and vehicular areas, sidewalks, patios, and other impervious surfaces (note 4): Added to G200 Loading into the restaurant (note 5): This occurs from a truck parked by the trash enclosure to the delivery door further down by the drive-through ordering. Deliveries occur in the early morning before traffic starts. Bicycle facility design (note 6): Drawings have been added to show how it complies with SDC 4.6-145. Separate existing and proposed utility plans (note 7): See updated Civil sheets Show easements related to ultilites (note 8): See updated civil sheets Any easements related to grading, paving... (note 9): See updated civil sheets Area of landscaping (note 10): See updated landscape architect sheets Show 6' fence on landscpaing (note 111: See updated landscape architect sheets Relocate description of irrigation system to Landscape Plan. (note 12): See updated landscape architect sheets, specially LA2. We hired a landscape architect to address these notes and they were not able to physically fit the irrigation notes on LA1. Street trees (note 13): See updated landscape architect sheets Proposed tree caliper to be min 2" and shrubs to be 5 gallon (note 14): See updated landscape architect sheets This concludes the pre -Submittal Checklist addressing Planning Additional Materials or Permits Page 15 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on 8 March 2022 GeoTech report: Please see report from K& A Engineering, Inc., May 9, 2021 Overlay District of Drinking Water Protection IDWPI SDC 3.3-200: Please see civil drawings Overlay District of Nodal Development (/NDO) SDC 3.3-1000: A) The minimum FAR density required by for a MUC zone is 0.4. Our building's gross floor area is 2,915 SF. The site is 32507. Therefore, our FAR is 2915/32507 = 0.09. B) The maximum setback is 20 feet, we are proposing 18 feet. C) Due to the odd shape of the site, and proximity to LDRs, we feel that it is best to have the drive-through exist along the street buffered by landscaping and a 3' high wall. In the DIM meeting we discussed these variances for this site redevelopment, and that we should proceed to this Type II site review submittal phase because the proposal addressed the spirit of this part of the code for a human scale development given the odd shape of the lot. Additionally, we addressed the nodal purpose of the site by proposing the public art's location in the most likely location will it can be enjoyed by the largest number of people, also immediately adjacent to the bus stop and pedestrian access to the site. When it comes time to the public art area's actual design, the firm Dave's Hot Chicken uses to apply the artwork to the building inside and out can also give us proposal for the public art using one of their professional artists. Our goal would be to use as many local elements, textures, and so forth as possible in the public art area design to reflect the nature and character of the community at large. Tree Felling Permit: Please see Tree Felling permit This concludes Additional Materials or Permits for Planning Land and Drainage Alteration permit: PUBLIC WORKS Geotech Report (Note1): Please see report from K & A Engineering, Inc., May 9, 2021 Planting Plan (Addl. Comment for note 3): See updated landscape architect sheets. We hired a landscape architect to address this note and others. Landscape Architect says: 1. Stormwater facilities have been updated with additional species. 2. Kark F grass is Calamagrostis x acutiflore'Karl Foerster'. Unlike Reed canary grass, this plant spreads by rhizomes and can become wider over time, but it is not considered invasive and will not self -seed. Page 16 of 17 Project Narrative Dave's Hot Chicken Date: Sept 27, 2021, Revised 20 January 2022, Added 4.2-105 on H March 2022 Parking lot drainage patterns and area of each basin (Note 2): See civil drawings Additional details for catch basins and stormwater treatment areas (Note 3): See civil drawings Cut/ Fill Amount (Note 4): See civil drawings This concludes our response. Page 17 of 17