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HomeMy WebLinkAboutApplication APPLICANT 5/15/2023Oty of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Site Plan Review SPRINGFIELD Application Type (Applicant: check one) Site Plan Review Pre -Submittal: Q Ma'or Site Plan Modification Pre -Submittal: ❑ Site Plan Review Submittal: ❑ Maior Site Plan Modification Submittal: ❑ Required Project Information (Applicant: complete this section) Applicant Name: Cameron Fultz Phone: 206-782-2911 Company: CB Anderson Architect Email: cam@cba-arch.com Address: 7209 Greenwood Ave N, Seattle WA 98103 Applicant's Rep.: Mike Shields I Phone: 541-338-9488 Company: Johnson Broderick Engineering Email: mike@'be.us.com Address: 325 W 13th Ave, Eugene OR 97401-3402 Property Owner: JCK ENTERPRISES, LLC Phone: Company: Email: Address: 875 Country Club Road, Eugene, OR 97401 ASSESSOR'S MAP NO: 17-03-25-31 TAX LOT NO 5 : -02700,-02800,-03100 Property Address: 1570 Mohawk Blvd, Springfield, OR Size of Property: 32,507 Acres❑ Square Feet proposed No. of 0 Dwelling Un Is per increl Proposed Name of Project: Dave's Hot Chicken Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal: Reuse existing site and building for restaurant tenant imporvement, no drive-through Existing Use: Mixed use commercial (Bank with drive-through, commercial services) New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 21,306 sf Signatures: Please si n and grint your name and date in the aoDroDriate Required Project Information (City Intake Staff., Associated Applications: box on the next nAnp. complete this section) Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed b : Application Fee: $ Technical Fee: Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 KL 1 of 11 Owner Signatures This application form is used for both the required pre -submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Pre -Submittal The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legally responsible for all statutory timelines, information, requests and requirements conveyed to my representative. Date: Signatur Submittal I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre -Submittal Meeting, 1 affirm the information identified by the City as necessary for processing the application is provided herein or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application. Owner: Date: Signature Print Revised 1/7/14 KL 2 of 11 CB ANDERSON ARCHITECT Date: 27 April 2023 To: City of Springfield, Oregon Re: TYPE II SITE PLAN NARRATIVE FOR: Site Address: 1570 Mohawk Blvd, Springfield OR PROJECT NARRATIVE Project Scope: Reuse the existing site and building for a Dave's Hot Chicken tenant improvement, eliminate drive-thru and the loft by removing the stairs and any finishes in appropriate for being above kitchen areas We understand that 1% of our tenant improvement 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. The artistic goal is similar to the previously approved. It 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. Cutting Edge Landscape & Design from Eugene will do it Peak staffing, during meal times, is expected to be between 8 to 10 persons. Between peak times, staffing is typically 6 or less persons. 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 208782-2911 7209Gr nwe Ave N F: 208.782-%24 S WeWA98103 Project Narrative Dave's Hot Chicken Date: April 27, 2023 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 Deve% mentStandard muc This proiect Minimum Area 6,000 square feet 32,507 = OK Minimum Street Frontage(1) 40 feet 250+ feet on Mohawk 157+ feet on 17e 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 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 Existing Parking, driveway, and outdoor storage setback 5 feet Updating to 5 feet Interior Side Rear Yard Setbacks when Abutting Residential or CI Districts Building Setback 10 feet Existing 34+ feet = OK Parking, Driveway, Outdoor Stora a Setback 1 5 feet _____TExJsting is OK Page 2 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 Develoiloment5tandiard MDC 71yisproject ( Maximum Building Height(6 Maximum unless abutting residential districts (See 90 feet Existing is below) under 22 feet When abutting an LDR, MDR, or MUR District to the Defined by the Maximum Shade butting LDR, north Point Height requirement but existing of Section 3.2-225A. 1.1b., or up to building is only 50 feet south of a northern 22 feet tall and lot/parcel line a plane extending more than 22 south with an angle of 23 feet away from degrees and originating from the ill = OK 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 libutting LDR. east, west, or south the LDR or MDR Districts for a LDR max is 30 distance of 50 feet. iaelt. This reject is under 22 feet = OK 1 The Directorma waive the requirement that buildable Ci lots mels have frontage on a public street when all of the followin ) Y 9 tY �Pa 9 9 apply: (a) The lm has lbels have been approved as part of a Development Area plan, Site Ran, Subdivision or agreement s specifier, and (b) P¢ess has been guaranteed vu a private street or driveway by an irrevocable join[ use/a¢ess agreement as specifiel in Section 9.2-1200. (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 spaial 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 Mixed use zoning districts 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 Page 3 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 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 fagade 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 existing buildings fa5ade is complex with various planes of the fa5ade at various angles to the street. The requirement of "abutting any street" will be understood as the horizontal projection of the fa5ade as it appears in an architectural elevation facing the street This industry standard will be considered the standard for measuring 50 percent length. See elevation for how we propose to comply for elevations facing Mohawk and elevations facing 17th / Olympic. 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 fagade 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 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: Both elevations Facing Mohawk and 170 / Olympic are highly modulated. The existing building complies 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 the existing highly modulating building Page 4 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 elevations. The exterior can become mural artwork that could complement the public artwork, local tastes or be ambiguous painted elements. With city's permission, so that it is not considered signage, the team of professional spraypaint artists could render local scenery. For instance, in Portland, Spaltterhaus' professional team of artist and painters painted iconic elements of Portland on the building fagade. 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. 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 Page 5 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 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: There is an existing 4' 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. If 4' is not acceptable, additional width could be added to either side or both with pavers or concrete. 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: n/a Page 6 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 S. Awnings and canopies shall be suspended from the building and not supported by posts. This Project: n/a 6. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 5., above. This Project: n/a the building is existing and entrances are protected 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. 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 and landscaping already comply with Sections 4.4-100 & 4.4-110. New stormwater areas will be drawn and planted. With the requirements met, the owner may elect to add additional landscaping without detracting from existing. 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. It. All ground -mounted utility equipment not installed underground shall be placed to reduce visual impact or screened with walls or landscaping. Page 7 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 This Project: Existing to remain 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: Existing complies 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 existing and will be refurbished, if necessary, to like new per bidder design 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 existing full enclosed, hydraulically isolated storage shed will have a larger door added to accommodate the trash. A small grease interceptor will be installed. S. The proposal contains an equally good or superior way to achieve the intent of Subsections 1. through 4., above. This Project: It is with Dave's Hot Chicken's best interest to make a good presentation for enhancing already compliant landscaping as owner deems necessary. 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 -cuts to be combined entry exit. Vacated curb cut to become raingarden B. Page xof17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 2. South drive will be reworked as need to be ADA compliant per city standards 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. This Project: The curb cuts on to 171' 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. All long term bike racks can be located under the existing overhand. 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 existing, so 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: No parking lot lighting is being revised. 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 Page 9 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 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, the survey identifies these fences as location on our property. Some of the fences may be rebuilt. 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 new kitchen roof top equipment will be screen from LDR. There location will be over 40 feet away with a screen, so it shouldn't be a problem with the current quieter exhaust fans from Captive Aire. 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. 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. Page 10 of 17 Size of Structure or Number of Substantial Improvement 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. Page 10 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 e. Streetscape scale container planters. E Installation of 3 -inch caliper size or larger to fulfill the street tree requirement. 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. h. Pocket parks with a minimum usable area of 300 square feet. This Project: A 225 SIP 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. Cutting Edge Landscaping and Design of Eugene will do it. 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 Page 11 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 of a Master Plan that provides a mix of uses that includes commercial and other proposed uses. 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. The existing commercial structure will be reduced from 3,650 SF to 2,642 SF through removing use of the mezzanine. 100% of building footprint is used for commercial. There is no intention of changing structure or the building envelope, except for adding windows 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/parcel divided by the total lot/parcel 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. The previous proposal worked 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. This new proposal is even less severe with no drive-thru proposed. 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. Page 12 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 2. Average Daily Traffic Threshold. If a change inland 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. 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 Bow 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 Page 13 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 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) Comments from city at 811 -22 -000255 -PRE - Development Initiation Meetina for 1570 Mohawk Boulevard DIM Question 1. For this tenant improvement, can the existing driveway out on Mohawk at the south end remain since no changes are occurring 7 Answer: Clayton McEachern • The right turn out only onto mohawk at the end of the drive-thru access can remain as a right turn out only exit This project response: exit drive is maintained Answer: Jessica Shull Are there code triggers that can cause sitework to happen even when no site work is proposed? • Yes, significant redevelopment of a site and reuse of a site after extended vacancy will both require the site to be brought up to current standards. • Since the property has been vacant for more than 6 months and the change of use from a bank to a restaurant is significant enough to trigger this review. This site will need to be brought up to code as outline in the code sections below. Site Plan Review 5.17.110 (A) The Site Plan Review process is used for: (c) Additions, expansions, and changes of use, regardless of size or intervening use, that: (iv) Are located within 50 feet of property in a residential land use district or residentially designated land (as measured from the property line of the subject property);SDC 5.8.130 Abandonment (A) Any non -conforming use which is discontinued for 6 months or more, or any non -conforming building or structure which is not occupied or used for 6 months or more, shall be deemed abandoned and lose its status as a non -conforming use, building or structure on: (1) The date the building or structure is vacated; and/or (2) The date the use ceases. (B) Any subsequent use or development shall be in compliance with the provisions of this code. This project response is to update site as needed to meet current standards Page 14 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 DIM Question 2. For this tenant improvement, do we have to provide vegetative stormwater treatment even if we are not changing the parking lot? If no, can we update any landscaping? Alternatively, can we voluntarily provide areas vegetative storm water treatment without triggering any other site requirements? In other words, what can we volunteer to do with the current layout (not changing non-compliant setbacks) to help the city with their critical few items without triggering a landslide of other things? Answer: Clayton McEachern • a) Stormwater treatment of at least 50% of the parking lot/drive aisles with vegetation and 100% pretreatment is required for this redevelopment. Removing the parking stall along the drive-thru lane is also required to meet setback requirements. b) Additional items that will be required for this redevelopment are a trash enclosure with a sanitary drain, c) reconfiguring the access to 17th Street to a single driveway that is ADA compliant and also the existing exit onto Mohawk also for ADA and commercial driveway standards. This project response: a) The proposal is treating the stormwater at at least 50% b) The existing enclosed storage shed will house the trash and a grease interceptor will be added c) New and existing curb cuts will be revised to the current city ADA commercial driveway standards DIM Question 3. For this tenant improvement, do we still need to replace the existing fire hydrant at the northeast corner that is on an undersized main? Answer: To be answered by Fire Department This project response: Civil engineer will work with fire department for applicability of previous scope with current scope. DIM Question 4.For this tenant improvement, do we still need to add street trees or do the public art? A: Jessica Shull • Yes, street trees will be required • Public Art o SDC 3.2.625(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. Page 15 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 The number of pedestrian amenities provided shall comply with the following sliding scale. This project response: The project is neither a new structure or a substantial improvement. It is a tenant improvement. DIM Question 5. We want to reuse this building as -is without major modifications, structural upgrades, sprinkler adds, or building envelope upgrades. Our goal is to limit development to within the space's existing envelope. To what extent can we relocate existing windows and doors before they need to be preplaced with new meeting current energy standards? Are there any problems with adding windows the fagade facing Center Street? (We know that city design standards prefer this, and it doesn't hurt to have more visibility into the dining room, but it is not necessary.) Similarly, there used to be a garage door at the northeast corner of the building. Is there a code problem if this were to become a sectional, glazed storefront open to dining? Answer: Michele Linbaraer • a) Accessible Parking: of the 4 spots one is required to be labeled Van Accessible per OSSC Table 1106.1 and Oregon Department of Transportation 2018 Standards for marking, signage and orientation. • b) The bike parking structure will need to have a Structural Permit. This project response: a) Existing parking lot can be restriped to show a Van Accessible stall per ODOT standards b) Existing overhangs of structure provide enough depth for long-term bike parking needs. A: Jessica Shull • The building will have to meet the following Mixed -Use District Development Standards 3.2.625 Mixed -Use District Development Standards • (A) Building Design Standards. Intent: New structures and improvements to fagades 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. Ground floor windows shall be required for all civic and commercial uses. All elevations of buildings abutting any street shall provide at least 50 percent of their length (e.g., a 100 -foot wide building fagade 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 lotstparcels this provision applies to both elevations. Page 16 of 17 Project Narrative Dave's Hot Chicken Date: April 27, 2023 This project response: This has been addressed in the previous Development Standards narrative. This concludes our response. Cameron Fultz Project Manager CB Anderson Architect Page 17 of 17 JBE JOHNSON BRODERICK ENGINEERING 325 West 13th Avenue, Eugene, OR 97401 Transmittal PROJECT: 1570 Mohawk Boulevard - JCK DATE 5/11/2023 Birdz LLC - Type II Site Plan Shannon Morris Review, #2 21016.03 SUBJECT: 21016.03-1570 Mohawk TRANSMITTAL ID: 00003 Boulevard, Issued for Site Review 541-744-3387 PURPOSE: For your review and comment VIA: Info Exchange FROM NAME COMPANY EMAILPHONE Shannon Morris Linda Sc, City of Springfield 325 West 13th Avenue Johnson Broderick smorris@springfield-or.gov 541-744-3387 Springfield OR 97477 Iinda@jbe.us.com 541-338-9488 Eugene OR 97401 Engineering, LLC United States TO NAME COMPANY EMAIL PHONE Shannon Morris City of Springfield Business & Development 225 Fifth Street smorris@springfield-or.gov 541-744-3387 Springfield OR 97477 United States REMARKS: Good Day, Please accept the associated ten files for Site Review at 1570 Mohawk Boulevard, in Springfield, OR. Ability to download the files will expire on May 26, 2023. Should you have any questions, do not hesitate to contact the office. 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. CONRI)ENTIALn`f AND PROPRIETARY INFORMATION NOTICE: This email, including attachments, is covered by the Electronic Communications Privacy AR (18 USC. 2510-2521) and contains confidential information belonging to the sender which may be legally privileged. Nothing contained in this message or in any Transmittal DATE: 5/11/2023 TRANSMITTAL ID'. 00003 attachment shall constitute an Electronic Signature or be given legal effect under 6611.SC. 3506 Sec. 1707. The information is intended only for the use of the individual or entity to which it is addressed. ff you are not the intended recipient; you are hereby notified that any disclosure, copying, distribution or the taking ofany action in reliance of the contents of this information is strictly prohibited and may be unlawful. ff you have received this electronic transmission in error, please immediately notify us by phone. Do not eview or forward, and immediately delete and destroy all copies of this email and any attachments. DESCRIPTION OF CONTENTS QTY DATED TITLE NOTES 1 5/2/2023 21016.03-2023.05.02.A-IFSR.pdf 1 5/1/2023 Current Title 2023-05-01.pdf 1 5/11/2023 DHC Pre -Submittal Sprtingfeld.pdf 1 4/27/2023 DHC Springfield Glazing Elevs.pdf 1 4/27/2023 DHC Springfid plan_A115.pdf 1 4/27/2023 DHC Springfid-G200.pdf 1 5/1/2023 DHC Springfid-G201.pdf 1 4/27/2023 DHC Springfid-G500.pdf 1 4/27/2023 DHC Springfid-G501.pdf 1 4/27/2023 narrative Springfield ver2.pdf COPIES: Mike Shields (Johnson Broderick Engineering, LLC) Page 2 of 2 JOHNSON JBE BRODERICK ENGINEERING 325 West 13th Avenue, Eugene, OR 97401 Transmittal PROJECT: 1570 Mohawk Boulevard - JCK DATE 5/1212023 Birdz LLC - Type II Site Plan PHONE Review, #2 21016.03 SUBJECT: 21016.03-1570 Mohawk TRANSMITTAL It: 00004 Boulevard, JCK Birdz LLC PURPOSE: For your review and comment VIA: Info Exchange FROM NAME COMPANY EMAILPHONE PHONE Linda Sc, 325 West 13th Avenue Johnson Broderick Business & Development Iinda@jbe.us.com 541-338-9488 Eugene OR 97401 Engineering, LLC smorris@springfield-or.gov 541-744-3387 United States TO NAME COMPANY EMAIL PHONE Shannon Morris City of Springfield Business & Development smorris@springfield-or.gov 541-744-3387 225 Fifth Street Springfield OR 97477 United States REMARKS: Good Morning Shannon, I have another file (attached) which needs to be added to the Site Review for 1570 Mohawk Boulevard - JCK Birdz LLC. It is the Survey / Existing Conditions drawing. Our apologies for any inconvenience with the tardiness / split submission. Please let us know if there is an adjustment to the fee. Thank you, Linda Schirle I Office Manager Johnson Broderick Engineering, LLC 325 West 13th Avenue, Eugene, Oregon 97401 Office: 541.338.9488, x1000 Page 1 of 2 Transmittal DATE: 5/12/2023 TRANSMITTAL ID: 00004 DESCRIPTION OF CONTENTS DTV DATED TITLE NOTES 1 5/12/2023 20210513-2100131-SB-OUTsign.pdf COPIES: Mike Shields (Johnson Broderick Engineering, LLC) Page 2 of 2