HomeMy WebLinkAboutComments PLANNER 8/13/2009
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LIMBIRD Andrew
From:
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L1MBIRD Andrew
Thursday, August 13, 2009 5:03 PM
'carol@schirmerassociates.com'
Re: Gateway Coffee cart site
Carol: Planning and Public Works Engineering staff have reviewed the proposed adjustments to the approved final site
plan for the Just Brew It coffee cart at 3636 Game Farm Road (Case DRC2008-00014). Staff visited the site on 8/12/2009
to determine the current status of the site relative to project completion and occupancy. The project appears to be'
partially completed, but is missing some improvements including curbing, landscaping, pedestrian walkways, bicycle
parking area and kiosk building. Based on the diagram provided with the request and the observed conditions of the
site, staff advise that:
. As a whole, the proposed changes would trigger a minor site plan modification because the approved
landscaping, site drainage, driving aisles, parking (vehicle and bicycle) and pedestrian/ADA access are being
altered. Additionally, the proposed changes require the concurrence and participation of an adjacent property
owner (Chase Bank).
. The proposed elimination of the curbing along the outer edges of both drive-up window aisles is not consistent
with the requirements of the City's Development Code and Engineering Design Standards and Procedures
Manual. Removal of the curbs will affect drainage from vehicle driving surfaces allowing it to flow onto
landscaping areas that are not designed or intended for managing stormwater runoff and pollutants.
Additionally, the curbing performs a structural support function for the edge of pavement along the driving
aisles; separates driving surfaces from landscaping and walking areas; and prevents gravel and sediment from
. sloughing onto the driving surface. Public Works Engineering advises that a ribbon curb could be acceptable if it
is designed to perform the same function as a standard vertical face curb.
. Staff do not support removal ofthe pedestrian connections within the site, as walk-up pedestrian traffic will
originate from adjacent commercial businesses and parking areas. Even without a walk-up window, pedestrians
typically cross over from adjacent areas and approach in the drive-up aisle along with vehicle traffic. Relocation
of the west pedestrian/ADA connection eQuid be contemplated with a plan detail showing how pedestrians can
cross safely to the kiosk and a concurrence for ADA parking space relocation from Chase Bank. If the pedestrian
walkway is being relocated as opposed to eliminated, the adjustment could be made with an updated plan sheet
and note to file.
. Proposed removal of landscaping, particularly one of the few parking lot trees within the site, would not be
supported by staff. However, removal or relocation ofthe picnic tables could be done without affecting the
status of the site plan.
At this point, the most straightforward option for the property owner would be to complete the site development as
originally approved. Relocation of pedestrian connections and ADA parking spaces could be considered with adequate
supporting information. Beyond that, the City would require plans, supporting information and a land use application
for the changes depicted on the site diagram.
Please let me know if you have any questions or require additional information. You can contact me directly, as the
original planner (Molly Markarian) has moved on to another position and is no longer involved with current planning
projects. Thanks
Andy Limbird
City of Springfield
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Date t'<eceived: fbY~""7
Planner: AL
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From: Carol [mailto:carol@schirmerassociates.com]
Sent: Sunday, August 09,200912:14 PM
To: MARKARIAN Molly
Subject: Gateway Coffee cart site
Molly,
Here are the items the client wants to change from the original application.
I tried to mark up a PDt to clearly indicate what is going on. The changes are minor, and of course my desire is:
. Get the client leasing their property to a new tenant as quickly as possible
. with the least amount of cost
. with least amount of paperwork and process.
These guys have really been through the learning curve with a less than savory tenant and now are paying the price, as it
were. So in an effort to get them out from under the burden of having a coffee cart in their possession that they really don't.
want, and get a new tenant in there (which they have waiting) I am hopeful that city of Springfield Planning and Public
Works can see these changes as inconsequential and we can move on from here.
1. Eliminate the shade tree, concrete walk and tables in the lawn area
I do not see a problem with this item. It was not required by code. It was simply a desire by the former owner of the
business (Just Brew It)
2. Proposed curbing on outer drive thru lanes change to yellow painted boarder line.
I am not sure about this one. I don't think it is required. There are curbs on the island in the middle where the coffee cart
sits. All the storm drainage slopes in to the middle island so none of it will be running into the areas without the curbs.
3. Use existing handicap parking spaces (WaMu now Chase Bank has two additional handicap spaces. located near their
front entrance.). Add concrete ramps and walkway over west gravel area from existing handicap parking spaces to the
west drive thru lane and include a concrete pad for one bicycle loop accessible from ramps (two bicycles can be locked to
either side of one loop). A walkway could be painted across the west drive thru lane to the kiosk entrance if required.
These ADA spaces are on the client's property. they wish to now use them and communicate to WaMu that the need to
mark 2 ADA spaces on their own property.(unless they already have sufficient number).
The relocation of the walk leading from the 2 ADA spaces makes more sense because that is where the door to the kiosk
is located.
Bike parking still meets the requirement. It is just in a different location.
We would add ADA accessible ramps, walks and stripes as required.
Let me know what you think and call if you have any questions.
Thanks,
carol
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Site Plan
8.9.09.pdf
Schirmer + Associates LlC
land Use Planning, Site Design, landscape Architecture
375 West 4th
Suite 201
Eugene, OR 97401
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Date Received: ,!tJj;",1
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Planner: AL
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www.schirmerassociates.com
PH: (541) 686-4540 x1
Fax: (541) 686-4577
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Date Received: diJ/~,
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Planner: AL