HomeMy WebLinkAboutPacket, DIM PLANNER 4/28/2009
CITY OF SPRINGFIELD DEVELOPMENT ISSUES MEmNG
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RECEIVED
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DISTRIBUTION DATE: April 28, 2009
TO:
AfJR 2 8 2009
Current Planning Staff: G. Karp, J Donovan, L Pauly. T Jones, .J::h ,,"' . D 1\ JilL-
L Davis, M Metzger, L Miller, A. Umbird, D Reesor,IS HopkinsJ NI.IlIIparian (r'Vt rtLc.>>LAJ
Jeff Paschall, Supervising Civil Engineer, Public Works Department I f I L -
--/ Ken Vogeney, City Engineer, Public Works Department '() J '1~
1 Matt Stouder, AlC Engineering Supervising Civil Engineer, Public Works 'J)
Richard Perry, Public Works, Engineering . 1
Kristi Krueger, Civil Engineer, Public Works Department
Brian Barnett, Traffic Engineer
7. Jon Driscoll, Transportation Planning Engineer, Public Works
7 Gilbert Gordon, Deputy Fire Marshall, Fire & life Safety Department
Melissa Fechtel, Fire & Ufe Safety Department
Greg Ferschweiler, Maintenance, Public Works Department
Pat French, Planner, Willamalane Park and Recreation District
Thomas Jeffreys, Emerald Peoples Utility District (EPUD)
Tamara Johnson, Springfield Utility Board (Electric)
--/ Bart McKee, Springfield Utility Board (Water)
L Amy Chinitz, Springfield Utility Board
Dennis Santos, ODOT (copy of packets) 3-11-09
-./ Jeff lange, ODOT (point person who will attend all DIM meetings) 3-11-09
L Dave Puent, Building Official' '.'
Will Mueller, L TO
Norm Palmer, Quest Communications
Tom Boyatt, Public Works
Dennis Ernst, City Surveyor'
Celia Barry,(Shashi Bajracharya) lane County Transportation
Jim Henry, Centra; lane Communications 911
Dave Shore, Northwest Natural Gas
Tom Henerty, Comcast Cable
Jerry Smith, Police Chief .
Chuck Gottfried, Water Resource Coordinator, ESD
Susie Smith, Public Works Director
Len Goodwin, Public Works
John Saraceno, Springfield School District 19'
Joe Leahy, City Attorney
George Walker, Stormwater Facilities Planner, ESD
John Tamulonis, Economic Development Mgr.
Courtney Griesel, Planner 1 (EDM)
Bill Grile ,
Brenda Jones, Planning Secretary (DIM Annexations)
A Development Issues Meeting will take place on Thursday May 21, 2009 @ 1:30 -
2:30 p.m. in the DSD Conference Room 616 @ Springfield City Hall. Please review the
enclosed information, and come prepared to discuss this application with the Planner
and applicant. Should you have any questions, please contact Steve Hopkins @
(541) 726-3694.
Revised: 7-21-08
D,EVELOPMENT ISSUES
MEETING
DEVELOPMENT SERVICES DEPARTMENT
SPRINGFIELD CITY HALL
225 FIFTH STREET
. DSD Conference Room 616
Meeting Date: May 21, 2009@ 1:30 - 2:30 p.m.
1. DEVELOPMENT ISSUES MEETING #ZON2009-00012 SANDERS/BELLCO ENTI
Assessor's Map: 17-03-25-34 TL41 01 CUDDEBACK
Address: 1505 Mohawk Blvd
Existing Use: Taco Bell Restaurant
Applicant submitted plans to discuss replacing the existing Taco Bell with a new Taco Bell
restaurant at the same location.
Planner: Steve Hopkins
)
',1'
225 FIFTH STREET
SPRINGFIELD, OR 97477
(541!.J26-3753
FAX (541) 726-3689
wwwci.springfield.or.us
April 28, 2009
Mike and Robin (Merrell) Sanders
Bellco Enterprises
PO Box FF
Springfield, OR 97477
RE: ZON2009-00012 (17-03-25-34 TL 4101) Development Issues Meeting - Applicant
submitted plans to discuss replacing the existing Taco Bell with a new Taco Bell
restaurant at the same location.
Dear Sanders:
Thank you for, your Development Issues Meeting submittal The following meeting has
been scheduled:
TYPE:
DEVELOPMENT ISSUES MEETING
PLACE:
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
ROOM 616
225 FIFm STREET
SPRINGFIELD, OR 97477
DATEfTIME:
Thursday, May 21, 2009 at 1:30 - 2:30 p.m.
CONTACT PERSON:
Steve Hopkins
If you have any questions, please call me at 541-726-3649.
Sincerely,
Steve Hopkins
Planner
CC: Larry E Reed
JRH, Land Use Planning
4765 Village Plaza Loop
Eugene, OR 97401
Randy Cuddeback
Cuddeback Investments, Inc
PO Box 5769
Eugene, OR 97405
City of Springfield
Develqprnent Services Department
225 Fifth Street
Springfield, OR 97477
Development Issues Meeting (DIM)
. -.
. , ,
Prospective
Applicant Name: Mike and Robin (Merrell) Sanders
Phone: (541) 726-8628
P.O. Box FF -
OR 97477
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Company:
Address:
Belleo Enterprises
Fax:
(54!) 726-9065
I Prospective
Applicant's Rep.: Larry E. Reed
Phone: (541) 687-1081
Company:
JRH Transportation Engineering Land Use Division
Fax:
(54!) 345-6599
Address:
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Property Owner:
Icomoany:
IAddress:
4765
OR 97401
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Randy Cuddeback.
Phone: (54!) 345-0582
Fax:
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Cuddeback Investments, Inc
(541) 343-4656
PO. Box 5769 -
OR 97405
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IASSESSOR'S MAP NO: 17032534 ITAX LOT NOeS): 4101
I Property Address: 1505 Mohawk Boulevard - Springfield, OR 97477
ISize of 3.09 acres (site size 16,000 ft.)
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Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Replace existing Taco Bell with new Taco Bell restaurant
I Existing Use: 1,800 sq. ft. Taco Bell within existing shopping center
I # of lots/Parcels: none Lot/Parcel Size: N/A
sf
N/A
du/acre
li,:~;"f';:;:::::;:''''':;;'-cr';;i'i:',c-,'! ,
Prospective
Applicant:
Date: <-( //7 /0 q
BY ,b~~
Co~~~6~
Signature
Mike Sanders
Print
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Case No.: ~
()O
Application Fee: $ .-5:l-f"'"
Urf1- Q5\:l1 L Date: X;/I1'-/'Dq
ITechnical Fee: ~o
Reviewed bv:~
Postage Fee: $0
TOTAL FEES: $ SG( CS"V
NUMBER: P(ZYZ\"(ll - ~1;:)
Revised 1/1/08 Molly Markarian
APR i 7 2009
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CITY OF SPRINGFIELD
VICINITY MAP .
ZON2009-00012
1505 Mohawk Blvd
L
SITE
Map 17-03-25-34
Tax Lot 1502,
4101
North
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RECEIVED
APR 1 7 2009
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APR 1 7 2009
REQUEST FOR '..
DEVELOPMENT ISSUES MEETIN(;i9inal Submittal
INTRODUCTION
Belleo Enterprises of Springfield and the preceding Merrell family ownership built and
operated this Taco Bell for some forty years. It is located along the east side of Mohawk
Boulevard approximately three blocks south of Highway 126/ Highway 105. Robin Merrell
Sanders' father built this Taco Bell in 1968. The vicinity map is attached as Exhibit "A".
The site of this Taco Bell is at the northwest comer of tax lot 4101, as shown.on Lane
County's Assessor's map 1703 25 34. As copy of this County tax lot map is''attached and
labeled as Exhibit "B". This tax lot is 3.09 acres and contains a multi-use shopping center.
The anchor tenant is a BiMart store. The existing Taco Bell is the second building on this tax
lot and occupies approximately 15,000 square feet (or II percent) of this tax lot's land area.
The applicant (Taco Bell Enterprises) wishes to build a new Taco Bell on the, site of their
existing Taco Bell. Yum Brands is the Taco Bell franchise owner. This existing fast food
restaurant is outdated and does not meet Yum Brand's Taco Bell franchise standards (i.e., old
equipment, sizes too small), which has led to fewer/less in-store dining customers, which has
led to a decline in revenue that is expected for this location.. The Sanders believe a slightly
larger Taco Bell, meeting current franchise standards, will increase inside dining and,
thereby, increase revenue for this Taco Bell site. A series of colored photos of the building's
exterior and interior are attached and labeled as Exhibit "C". This new Taco Bell building
design has fully articulated exterior walls and windows around all four sides of the building
..
and ,offers a colorful Southwestern interior decor.
The Taco Bell site and larger shopping center site, like the greater surrounding area along the
east side of Mohawk Boulevard, has a Metro Plan land use designation of COIn mercia 1. This
tax lot and subject site was zoned as Major Retail Commercial (MRC), suitable for shopping
centers, up until recently, when it was rezoned to Mixed-Use Commercial (MUC). A new
Taco Bell is an allowed MUC use under Springfield Code 3.2-610 Table of Uses and
continues to fulfill the City's MUC purpose and intent as set forth in EC 3.2-605.
This meeting request is to focus on the construction of a new Taco Bell on this existing Taco
Bell site: application of the MUC Development Standards, improving existing or perceived
traffic impacts, etc. in order to properly advise the Taco Bell franchise owner and the design
team prior to final site and building designs. The following City staff! agencies are requested
to attend for this Development Issues Meeting:
1. Planning staff
2. Public Works Transportation staff
3. Public Works Stormwater staff
4. Building Code Inspection staff (issues of fire safety, ventilation, exhaust
standards, handicapped issues, etc.)
5. Lane County Public Health (sanitation standards)
Request for Development Issues Meeting I Taco Bell- Springfield I April 17, 2009 I Page I of 4
Also attached is an aerial photo of the site as it currently exists, labeled Exhibit "D", and a
conceptual site plan showing how the new Yum Brand's franchise Taco Bell can fit on the
site. This conceptual site plan is labeled Exhibit "E" and is the general concept to be used to
obtain City approval under City Site Plan Review procedures as set forth in SC 5.17-100.
ISSUE AREAS AND SPECIFIC QUESTIONS
1. Scope of Re-development:
The overall site plan had a Type I Minimum Development Standards staff report
and decision (see DRC 2007-00011), dated March 12,2007. The TacoBell
development site is anticipated to comply with all the current MUC development
standards (SC 3.2-615); however, what will the City consider the limits of the
development site? (Cannot correct all the ills of the larger site within the context
of redeveloping II percent of the site.)
. Are there any reasons or problems with separating and providing independent
wastewater lines and other utilities from the shopping center connections?
. Limits of stormwater management improvements (No increase in impervious
surfaces, parking, building areas, etc.).
. Limits of traffic improvements
. It is planned to use the existing trash enclosure. With upgrades, including
screening, to meet current standards, is this acceptable?
2. System DevelopmentCharges:
Based upon a reading of the Springfield system development charge methodology
and State statutes, the proposed new Taco Bell is not subject to any system
development charges (SDCs), or only minimal SDC charges. This is because the
Taco Bell's.approximately same size building (existing 1,800 square foot
building versus proposed 2,025 square foot building and having no additional
impervious areas, etc.) is already connected to the City's stormwater system, the
City's wastewater/ sanitary sewer collection system, and the City's street
transportation system.
. Is this a correct understanding?
. If not, where in the City Code is this authority established?
3. Street Width:
Mohawk Boulevard, as identified in the Metro Area TransPlan, is identified as a
Minor Arterial street. Mohawk Boulevard right-of-way (ROW) width along the
west side of tax lot 4101 frontage appears to be 80 to 90 feet in width. This right-
of-way width is consistent with the ROW width north to Highway 126/ Highway
Request for Development Issues Meeting I Taco Bell ~ Springfield I Aprill7, 20091 Page 2 of 4
105 and exceeds the minimum Minor Arterial ROW width ono feet, as
established in Springfield Code Table 4.2-1. However, this 'Mohawk Boulevard
width is less than the Mohawk ROW width to the south. Therefore,
. Will any additiona]right-of-way width dedication be required along tax lot
4101 frontage?
. If additional right-of-way is needed, what is Mohawk Boulevard's adopted
right-oi-way; plan width of Trans Plan?
4. Development Standards Compliance:
The proposed development site (as.shown in Exhibit "E") is subject to the
following MUC standards:
. 3.2-610, Permitted use - fast food with drive-through window, including
Springfield Code 3.2-610, 4.7-100, and 4.7-180
. 3.2-615, Base Development standards
. 3.2-620, Conflicts and Exemptions
. 3.2-630, Specific Standards
The proposed site plan is intended to comply with all the City's applicable Development
Standards. Based upon a review of these standards, several issues are apparent:
. Under Springfield Code (SC) 4.7180, we believe the proposed Taco Bell to be
in compliance with the drive-through window as an accessory! secondary
function to the inside sit-down dining. The old, outdated decor and the
facility, including the existing facility's having exterior restroom access, have
led to a decline in inside dining. It is anticipated the new Taco Bell will .
restore the primary interior dining function. Please verify that we are under
the correct understanding.
. The site and existing shopping center configuration, however, does not allow
the new building to be situated so that the drive-through window is away from
the public sidewalk and the street. (See Exhibit '~E".)
o There is not enough room east to west between the street and the principal
shopping center building to allow the new Taco Bell to have an entrance
oriented toward the street and to have proper drive-through window
turning radii.
o Moving the Taco Bell further south to allow for this turning radii not only
leaves an unusable space to the north, but also conflicts with the existing
drive iIlto the larger shopping center site; while also losing.a significant
number of shopping center parking spaces.
Request for Development Issues Meeting I Taco Bell- Springfield 1 April 17, 20091 Page 3 of 4
SC 4.7180 does not prohibit drive-through windows from not being located
between the building and the street, but only to the extent practical, based
upon the site configuration and conditions. The proposed site plan meets this
.exception threshold. In addition, if orienting the building toward the street,
and thereby placing the drive-through window in the rear of the building, were
practical, because the foot traffic along Mohawk Boulevard is currently
minimal and the customer parking continues to be at the rear of the Taco Bell,
this would actually create a worse pedestrian access, safety, and inconvenience
situation. City staffs thoughts and guidance on SC 4.7180 are critically
important prior to the final site layout.
. In regard to SC 4.7180, what does reference to Section 3.2-310 as an "s" use
imply - process or additional standards?
o It appears to relate to standards but, if so; what are they?
o It also makes reference to Section 4.7-100, which again appears to not
relate to the proposed Taco Bell.
5. Sign Standards:
. What sign standards apply to this MUC district? Commercial (Ce), Major
Retail Commercial (MRC)?
. What are the MUC district current sign standards?
. Does the MUC district allow new free-standing pole signs?
. What are the limits of refurbishing the existing pole sign; paiming, changing
plaster lettering copy?
SUMMARY
City staffs preliminary thoughts and comments would be helpful to the Taco Bell owner and
the design team prior to the creation of the final site plan, so as permit the replacement of this
existing Taco Bell.
ly,
C--~
La eed
Principat; Land Use Planner
Request for Development Issues Meeting I Taco Bel1- Springfield I Aprill7, 2009 I Page 4 of 4
Page I of I
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DATE: APRIL IV/O"/ REVISED
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