HomeMy WebLinkAboutMeeting Packet Planner 6/7/2023
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AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616 / MS Teams
Staff Review: Tuesday, June 20, 2023 9:00 – 9:30 a.m.
1. Site Plan Review 811-23-000122-TYP2 811-21-000041-PROJ Cameron Fultz
Assessor’s Map: 17-3-25-31 TL: 2700, 2800, 3100
Address: 1570 Mohawk
Existing Use: vacant bank building
Applicant submitted plans to reuse existing site and building for restaurant
Planner: Tom Sievers
Meeting: Tuesday, June 20, 2023 9:00 – 9:30 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: http://www.springfield-or.gov/weblink8/browse.aspx
SITE
VICINITY MAP
811-23-000122-TYP2 Site Plan Review
17-03-25-31 TL 2700, 2800 & 3100
1570 Mohawk Blvd
Cameron Fultz
206 782-2911
F: 206.782-5624
7209 Greenwood Ave N
Seattle WA 98103
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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 2 of 17
CHAPTER 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
Development Standard 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
17th Street =
OK
Maximum Lot/Parcel Coverage Lot/parcel coverage standards in
the MUC and MUE Districts shall be
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.
See Site
plans
Minimum Landscaping Minimum requirements defined by
standards in other Sections of this
Code.
See
Landscape
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 Storage Setback 5 feet Existing is OK
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 3 of 17
Development Standard MUC This project
Maximum Building Height(6)
Maximum unless abutting residential districts (See
below)
90 feet Existing is
under 22 feet
When abutting an LDR, MDR, or MUR District to the
north
Defined by the Maximum Shade
Point Height requirement
of Section 3.2-225A.1.b., or up to
50 feet south of a northern
lot/parcel line a plane extending
south with an angle of 23
degrees and originating from the
top of a 16 foot hypothetical
fence located on the northern
lot/parcel line.
Abutting LDR,
but existing
building is only
22 feet tall and
more than 22
feet away from
all = OK
When abutting an LDR, MDR, or MUR District to the
east, west, or south
No greater than that permitted in
the LDR or MDR Districts for a
distance of 50 feet.
Abutting LDR.
LDR max is 30
feet. This
project is under
22 feet = OK
(1) The Director may waive the requirement that buildable City lots/parcels have frontage on a public street when all of the following
apply:
(a) The lots/parcels have been approved as part of a Development Area Plan, Site Plan, Subdivision or Partition application, and
(b) Access has been guaranteed via 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 Section 4.2-105N, where applicable.
(5) Architectural 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 MUE 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 façades 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 4 of 17
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. All
elevations of buildings abutting any street shall provide at least 50 percent of their length
(e.g., a 100-foot wide building façade 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 building’s façade is complex with various planes of the
façade at various angles to the street. The requirement of “abutting any street”
will be understood as the horizontal projection of the façade 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 façade 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 a
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 17th / 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 5 of 17
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 façade.
5. 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 6 of 17
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.
5. 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 7 of 17
5. 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.
b. All ground-mounted utility equipment not installed underground shall be
placed to reduce visual impact or screened with walls or landscaping.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 8 of 17
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. All 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.
5. 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.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 9 of 17
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 17th 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
5. 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 10 of 17
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.
5. 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 Number of
Substantial Improvement Amenities
<5,000 sq. ft. 1
5,000—10,000 sq. 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.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 11 of 17
e. Streetscape scale container planters.
f. 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 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. 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 12 of 17
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 .40 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.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 13 of 17
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.
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 flow 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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 14 of 17
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 Meeting 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
?
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
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 15 of 17
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.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 16 of 17
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
façade 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 Linbarger
• 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 façades 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 façade 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.
Project Narrative
Dave’s Hot Chicken
Date: April 27, 2023
Page 17 of 17
This project response: This has been addressed in the previous Development
Standards narrative.
This concludes our response.
Cameron Fultz
Project Manager
CB Anderson Architect